B
ased on the above analysis, with implementation of PPP 4.15-1 and PPP 4.15-2, impacts related to fire protection are less than significant.
Police Protection
Plans, Policies, or Programs (PPP)
The following applies to the Project and would reduce impacts relating to police protection. This measure will be included in the Project’s Mitigation Monitoring and Reporting Program to ensure compliance.
PPP 4.15-3 As required by Municipal Code Chapter 3.75, the Project is required to pay a Development Impact Fee that the City can use to improve public facilities and/or, to
44 City of Jurupa Valley, Municipal Code Chapter 3.75, Development Impact Fee, June 10, 2020. Available at:
https://www.jurupavalley.org/168/Municipal-Code
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-74
offset the incremental increase in the demand for public services that would be created by the Project.
The Riverside County Sheriff’s Department provides community policing to the Project area via the Jurupa Valley Station located at 7477 Mission Boulevard, Jurupa Valley, California. The Project would increase the demand for police protection services. The Municipal Code requires payment of the Development Impact Fee to assist the City in providing for public services, including police protection services .
44 Payment of the Development Impact Fee would ensure that the Project provides its fair share of funds for additional police protection services, which may be applied to sheriff facilities and/or equipment, to offset the incremental increase in the demand that would be created by the Project.
In addition, as required by the City’s Inter-Agency Project Review Request process, the Project plans were routed to the Sheriff’s Department for review and comment on the impacts to providing police protection services. The Sheriff’s Department did not indicate that the Project would result in the need for new or physically altered sheriff facilities in order to maintain acceptable service ratios, response times or other performance objectives.
Based on the above analysis, with implementation of PPP 4.15-3 , impacts related to police protection are less than significant.
Schools
Plans, Policies, or Programs (PPP)
The following applies to the Project and would reduce impacts relating to schools. This measure will be included in the Project’s Mitigation Monitoring and Reporting Program to ensure compliance:
PPP 4.15-4 Prior to the issuance of building permits, the Project Applicant shall pay required development impact fees to the Jurupa Unified School District following protocol for impact fee collection.
T
he Project proposes 208 new apartment units that may directly create additional students to be served by the Jurupa Unified School District. However, the Project would be required to contribute fees to the Jurupa Unified School District in accordance with the Leroy F. Greene School Facilities Act of 1998 (Senate Bill 50). Pursuant to Senate Bill 50, payment of school impact fees constitutes complete mitigation under CEQA for Project
-re
lated impacts to school services.
Parks
Plans, Policies, or Programs (PPP)
The following applies to the Project and would reduce impacts relating to parks. This measure will be included in the Project’s Mitigation Monitoring and Reporting Program to ensure compliance:
PPP 4.15-5 Prior to the issuance of a building permit, the Project Applicant shall pay required park development impact fees to the Jurupa Area Recreation and Park District pursuant to District Ordinance No. 01-2007 and 02-2008.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-75
The Project proposes 208 new housing units that may increase the overall population of the City (assuming some residents will come from outside the city limits) and generate additional need for parkland. The Project proposes to develop onsite recreational facilities including walking paths, fitness areas, a pool, open/BBQ spaces, and a dog park. The payment of development impact fees will reduce any indirect Project impacts related to parks.
Other Public Facilities
Plans, Policies, or Programs (PPP)
The following apply to the Project and would reduce impacts relating to other public facilities. These measures will be included in the Project’s Mitigation Monitoring and Reporting Program to ensure compliance:
PPP 4.15-2 above is applicable to the Project.
As noted in the response to Thr eshold 4.14(a), Population and Housing, of this Initial Study, development of the Project would add approximately 780 persons to the population of the City assuming that all new residents come from outside the City limits. This low number of persons in relation to the current population of 107,083 would not significantly increase the demand for public services, including public health services and library services that would require the construction of new or expanded public facilities.
The Municipal Code requires payment of the Development Impact Fee to assist the City in providing for public services. Payment of the Development Impact Fee would ensure that the Project provides fair share of funds for additional public services. These funds may be applied to the acquisition and/or construction of public facilities.
45 Bas
ed on the above analysis, with implementation of PPP 4.15-2 above, impacts related to other public facilities are less than significant.
45 City of Jurupa Valley, Municipal Code Chapter 3.75, Development Impact Fee, June 10, 2020. Available at:
https://www.jurupavalley.org/168/Municipal-Code
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-76
4.16 Recreation
Threshold 4.16 (a).
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
a) Would the Project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Impact Analysis
Plans, Policies, or Programs (PPP)
The following applies to the Project and would reduce impacts relating to other public facilities.
These measures will be included in the Project’s Mitigation Monitoring and Reporting Program to ensure compliance:
PPP 4.16-1 Prior to the issuance of a building permit, the Project Applicant shall pay required park development impact fees to the Jurupa Area Recreation and Park District pursuant to District Ordinance No. 01-2007 and 02-2008.
As noted in the response to Threshold 4.14(a), Population and Housing, of this Initial Study, development of the Project would add approximately 780 persons to the population of the City assuming that all new residents come from outside the City limits. This low number of persons in relation to the City population of 107,083 would not cause a substantial physical deterioration of any recreational facilities and would not accelerate the physical deterioration of any recreational facilities. The payment of Development Impact Fees will reduce any indirect Project impacts related to recreational facilities.
Threshold 4.16 (b).
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the
environment?
Impact Analysis
As noted in the response to Threshold 4.14(a), Population and Housing, of this Initial Study, development of the Project would add approximately 780 persons to the population of the City assuming that all new residents come from outside the City limits. This low number of persons in relation to the City population of 107,083 would not require the construction or expansion of recreational facilities that might have an adverse effect on the environment. In addition, no offsite parks or recreational improvements are proposed or required as part of the Project.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-77
4.17 Transportation
The following analysis is based in part on the following technical reports.
Vernola Marketplace Apartment Phase B - (VMT) Analysis, Translutions, dated February 25, 2022 and is included as Technical Appendix K to this Initial Study .
Vernola Market Place Apartment Community Traffic Impact Analysis, Albert A. Webb Associates, dated September 2021 and is included as Technical Appendix L to this Initial Study.
Threshold 4.17 (a).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
a) Conflict with a program, plan, ordinance, or policy
addressing the circulation system, including transit,
roadway, bicycle, and pedestrian facilities?
Impact Analysis
Transit service at the Project site is provided by the Riverside Transit Agency (RTA). There is an existing RTA bus stop on Clay Street served by Route s #3 and #29 with service and transfer points on Limonite Avenue and to the Pedley Metrolink Station. The Project is not proposing any improvements that would interfere with current transit service. In addition, the Project will provide adequate pedestrian facilities, including upgrading the existing sidewalks along public streets abutting the site, as necessary.
Threshold 4.17 (b).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
b) Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)?
Impact Analysis
Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018, which require all lead agencies to adopt Vehicle Miles Traveled (VMT) as a replacement for automobile delay-based level of service (LOS) as the new measure for identifying transportation impacts for land use projects. This statewide mandate took effect July 1, 2020. Impacts related to LOS will be evaluated through the City’s development review process apart from CEQA.
The Jurupa Valley Traffic Impact Analysis Guidelines provide several screening thresholds for determining if a VMT analysis is required. A project VMT analysis would not be required if a project is located in a Transit Priority Area (TPA) or a low VMT area, or if the project is a local serving retail project or other neighborhood use, including projects that generate fewer than 250 daily trips.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-78
Based on the Vehicle Miles Traveled (VMT) Analysis Technical Memorandum, the proposed Project will not screen-out, requiring a full VMT analysis. The full VMT analysis and forecasting used the Riverside County Traffic Analysis Model (RivTAM) to determine if the Project would have a significant VMT impact. The analysis included “Project Generated VMT” and “Project Effect on VMT” estimates for the Project Traffic Analysis Zone (TAZ) using the following scenarios:
• Baseline Conditions
• Baseline Plus Project Conditions
• Cumulative No Project Conditions
• Cumulative Plus Project Conditions
Under the VMT methodology, a project would result in a significant project-generated VMT impact if, for residential projects, the Baseline Plus Project scenario the net VMT per capita exceeds the City’s average VMT per capita.
Vehicle Miles Traveled (VMT) Analysis
Summarized below are the ave rage VMT per capita for residential projects values utilizing RivTAM for the City of Jurupa Valley and for the Project. It should be noted that the Project is located in Traffic Analysis Zone (TAZ) 3222 and the Project development totals were converted int o Socio- Economic Data (SED). The project was coded into a Spare Zone (Sequence Number 4927) and the Project SED (200 households, 675 population) was included in TAZ 4927. and inputted into the RivTAM.
City Average VMT/Capita
• Year 2012 Average VMT/Capita = 13.30
• Year 2040 Average VMT/Capita = 12.18
• Year 2021 Average VMT/Capita = 12.87
Project Average VMT/ Capita
• Year 2012 Average VMT/Capita = 12.56 (5.5% Below City Average) • Year 2040 Average VMT/Capita = 13.30 (9.1% Above City Average) • Year 2021 Average VMT/Capita = 12.80 (0.6% Below City Average) Project Significant VMT Impact
As shown above, the proposed Project Average VMT/Capita is 0.6% below the City average VMT/Capita, and based on the criteria outlined in this report, the proposed Project does not exceed the existing City of Jurupa Valley VMT/Capita (i.e., VMT/Capita = 12.87) and thus does not have a significant transportation impact. However, the P roject involves a General Plan Amendment, and the future year project VMT is greater than the City VMT, resulting in a significant impact.
Cumulative Significant VMT Impact
According to the City of Jurupa Valley Traffic Impact Analysis Guidelines (dated August 2020), if a project is consistent with the Regional Transportation Plan/Sustainable Communities Strategy Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-79
(RTP/SCS), then the cumulative impacts shall be considered less than significant. Because the proposed Project is not consistent with the RTP/SCS, the cumulative impacts are considered to be significant and, hence, a cumulative analysis was required and conducted.
Project Trip Generation
Based on the proposed site plan and trip generation rates from the Institute of Transportation Engineers (ITE) 10th Edition, the project is expected to generate a total of 1,537 dai ly vehicle trips, with 97 AM peak hour trips (22 inbound trips and 75 outbound trips) and 118 PM peak hour trips (74 inbound trips and 44 outbound trips). Because the project consists of residential units, no vehicle trips are expected to be large trucks.
Traffic Impact Analysis Findings
All study intersections are expected to operate at or above the minimum acceptable LOS standard in all peak hour study scenarios, including the addition of cumulative project traffic and the proposed project.
Traffic Impact Mitigation Measures
All study intersections are expected to operate at or above the minimum acceptable LOS standard in all peak hour study scenarios. Therefore, no further intersection improvements are recommended.
VMT Impact Mitigation Measures
Based on the Guidelines, when project VMT exceeds the threshold of significance, the project will need to mitigate its CEQA transportation impact. Projects must propose measures to reduce project VMT. The following VMT -reducing strategies are recommended based on the Quantifying Greenhouse Gas Mitigation Measures, California Air Pollution Control Officers Association (CAPCOA), August 2010.
VMT-1 Increase Residential Density . This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of dwelling units (du) compared to the average residential density in the U.S. Increased densities affect the distance people travel and provide greater options for the mode of travel they choose. Increasing residential density results in shorter and fewer trips by single -occupancy vehicles and thus a reduction in GHG emissions. This measure is best quantified when applied to larger developments and developments where the density is somewhat similar to the surrounding area due to the underlying research being founded in data from the neighborhood level. To evaluate this measure, both the default base density (9.1 du/a cre) and the Model Density (2.6 du/a cre) were compared against the proposed density of 25 du/a cre for the project. Both comparisons resulted in a VMT reduction of greater than 30%, which is the maximum allowed reduction for this measure. Therefore, due to the high- density nature of the proposed project, the VMT impacts will be less than significant. Calculations based on the CAPCOA Handbook are shown in Attachment B of Appendix K ( Vernola Marketplace Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-80
Apartment Phase B - (VMT) Analysis, Translutions, February 25, 2022 ). It should be noted that while increased density is listed as a mitigation measure, it is a project design feature.
VMT-2 Construct or Improve Bike Facility . This measure will construct or improve a single bicycle lane facility (only Class I, II, or IV) that connects to a larger existing bikeway network.
Providing bicycle infrastructure helps to improve biking conditions within an area. This encourages a mode shift on the roadway parallel to the bicycle facility from vehicles to bicycles, displacing VMT and thus reducing GHG emissions. When constructing or improving a bicycle facility, a best practice is to cons ider local or state bike lane width standards. This measure reduces VMT on the roadway segment parallel to the bicycle facility (i.e., the corridor). An adjustment factor is included in the formula to scale the VMT reduction from the corridor level to the plan/community level. The bicycle lane facility must be either Class I, II, or IV. Class I bike paths are physically separated from motor vehicle traffic. Class IV bikeways are protected on -street bikeways, also called cycle tracks. Class II bike lanes are striped bicycle lanes that provide exclusive use to bicycles on a roadway. This will reduce VMT from the project as well as existing uses along Pats Ranch Road by 0.04%.
Impacts With Mitigation:
Table 4.17-1 shows the resulting reductions after application of MM T-1 and MM T-2.
As seen above, with implementation of the recommended mitigation measures, the project VMT is anticipated to decrease to 9.31 miles per capita, which is below the City’s threshold of 12.18.
Therefore, the project’s impacts under CEQA for traffic and transportation will be less than significant after mitigation.
Table 4.17-1 VMT Reduction from Increased Residential Density 2040 Improvement CAPCOA Reference VMT Reduction/VMT
Increased Residential Density T-1 30%
Unmitigated VMT 13.30
Mitigated VMT 9.31
Threshold 12.18
Source: Vernola Marketplace Apartment Phase B – VMT Analysis (Appendix K) Conclusion
With implementation of the recommended mitigation measures, the project VMT is anticipated to decrease to 9.31 miles per capita, which is below the City’s threshold of 12.18. Therefore, the project’s impacts under CEQA for traffic and transportation will be less than significant after mitigation.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-81
Threshold 4.17 (c).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Impact Analysis
Access to the site is already in place from the roadways abutting the Project site. The Project is proposing the following street improvements that will meet City standards.
In addition, the Project is a located in an area developed with commercial and residential uses. The Project would not be incompatible with existing development in the surrounding area to the extent that it would create a transportation hazard because of an incompatible use.
Threshold 4.17 (d).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
d) Result in inadequate emergency access?
Impact Analysis
The Project would take access from Pats Ranch Road. During the course of the preliminary review of the Project, the Project’s transportation design was reviewed by the City’s Engineering Department, County Fire Department, and County Sheriff’s Department to ensure that adequate access to and from the site would be provided for emergency vehicles.
4.18 Tribal Cultural Resources
The following analysis is based in part on the following technical report.
Cultural Resources Assessment , LSA Associates, Inc., dated July 2014 and is in cluded as Appendix D to this Initial Study.
Threshold 4.18 (a).
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code §21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native
American tribe, and that is:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section
5020.1(k)?
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-82
Impact Analysis
Historic Context
Research identified the current Project area as a general location associated with Native American occupation and/or use during prehistoric and protohistoric periods. It is also an area associated with historic Mexican period rancho activity, American period ranching and farming activity, and, more recently, recreational activity.
Research and Conclusions
A record search was conducted at the University of California, Riverside, Eastern Information Center, Riverside, for the Project site. This search included a review of all recorded historic and prehistoric archaeological sites within a 1- mile radius of the Project site. In addition, the California Points of Historical Interest (PHI), the listing of California Historical Landmarks (CHL), and the California Register of Historic Resources Inventory (HRI) were checked. Historic maps were reviewed.
Results of the record search indicated that the project area had been previously surveyed in its entirety (Drover 1989) and that no cultural resource sites are recorded within the project area. The records search also determined that no properties on the various registers and inventories that were searched are within the current project area.
The records search indicates that five areas adjacent to the project area have been surveyed. The area northeast of the current property was surveyed by Wilke and Hammond (1973); the area on the east side of the parcel was surveyed by Hoover and Blevins (2003); while the area south of the property was surveyed by White (1994), McKenna (2003), and Tang et al. (2006). Within 1.0 mile of the current project area, an additional 18 surveys have been conducted. These surveys are identified in the EIC record search results letter appended to Cultural Report.
Eight cultural resources are recorded within 1.0 mile of the project area. These resources include six houses, one farm/ranch, and one historic power line. The houses, all farther than 0.25 mile from the project area, are all wood -framed, ranch -style houses except P -33-014880, which is an adobe structure thought to date pre -1900 and recorded as possibly the oldest existing adobe in the Mira Loma area. The closest resource to the current project area is the power line, P -33-16681, which originally ran along the north side of 68th Street west and south of the project area, then turned north to run through the current project area. None of the other recorded resources will be impacted by the proposed Project. In addition, research failed to identify any N ational Register of Historic Places properties; no California State Landmarks; no California Register of Historical Resources; nor any California Points of Historical Interest in the immediate vicinity of the Project site.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-83
Threshold 4.18 (a).
Would the project cause a substantial adverse change
in the significance of a tribal cultural resource, defined in Public Resources Code §21074 as either a site,
feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a
California Native American tribe, and that is:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
b) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying
the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native
American tribe?
Impact Analysis
California Native American Cultural Places (SB18)
Senate Bill (SB) 18 created a process for consultation with California Native American Tribes in the CEQA process. Prior to the adoption or any amendment of a general plan or specific plan, a local government must notify the appropriate tribes (on the contact list maintained by the NA HC) of the opportunity to conduct consultations for the purpose of preserving, or mitigating impacts to, cultural places located on land within the local government's jurisdiction that is affected by the proposed plan adoption or amendment. Tribes have 90 days from the date on which they receive notification to request consultation, unless a shorter timeframe has been agreed to by the tribe (Government Code §65352.3).
Tribal Cultural Resources (AB52)
Tribal Cultural Resources consist of the following.
1. A tribal cultural resource listed in or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources.
2. Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following:
(A) Included or determined to be eligible for inclusion in the California Register of Historical Resources.
(B) Included in a local register of historical resources as defined in subdivision (k) of Section 5020.1.
3. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1. In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-84
The Pla nning Department notified the following California Native American Tribes per the requirements of AB52.
• Gabrieleño Band of Mission Indians – Kizh Nation.
• Soboba Band Luiseño Indians.
• San Manuel Band of Mission Indians.
As a result of the AB52 consultation process, the following mitigation measures are required:
Mitigation Measure(s)
TCR-1: Native American Monitoring Agreement . Prior to the issuance of a grading permit, the Permit Applicant shall enter into a Monitoring Agreement with the Consulting Tribe(s) for Native American Monitor(s) to be onsite during ground disturbing activities allowed by the grading permit. A Consulting Tribe is defined as a tribe that initiated the AB 52 tribal consultation process for the Project, has not opted out of the AB 52 consultation process, and has completed AB 52 consultation with the City as provided for in Public Resources Code §21080.3.1(b). Ground disturbing activities and include excavation of each portion of the project site including clearing, grubbing, tree removals, grading and trenching.
The Monitoring Agreement shall include, but is not limited to, the following provisions:
a) Provide a minimum of 30 days advance notice to the Consulting Tribe(s) of all ground disturbing activities.
b) In conjunction with the Archaeological Monitor(s) required by Mitigation Measure CR-1 under Section 4.5, Cultural Resources, of the Initial Study/Mitigated Negative Declaration for MA21347, the Native American Monitor(s) shall have the authority to temporarily divert, redirect, or halt the ground disturbance activities to allow identification, evaluation, and potential recovery of cultural resources. c) The onsite monitoring shall end when all ground-disturbing activities on the Project Site are completed, or when the Native American Tribal Monitor(s) have indicated that all upcoming ground disturbing activities at the Project Site have little to no potential for impacting Tribal Cultural Resources.
The Project Proponent shall submit a fully executed copy of the Monitoring Agreement to the City of Jurupa Valley Planning Department to ensure compliance with this mitigation measure. If there are multiple Consulting Tribes involved, a separate Monitoring Agreement is required for each. The Monitoring Agreement shall not modify any condition of approval or mitigation measure.
TCR-2: Unanticipated Discovery. The Permit Applicant or any successor in interest shall comply with the following for the life of the grading permit. If, during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed:
a) Ground disturbing activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. Ground disturbing activities are allowed on the remainder of the Project Site.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-85
b) The Consulting Tribe(s), the Project Archaeologist (retained by the Permit Applicant under Mitigation Measure CR -1, Section 4.5, Cultural Resources, of the Initial Study/Mitigated Negative Declaration fo r MA21347, and the City of Jurupa Valley Planning Department shall meet and confer, and discuss the find with respect to the following:
1) Determine if the resource is a Tribal Cultural Resource as defined by Public Resources Code §21074, if so:
2) Determine if the resource is listed or eligible for listing in the California Register on a “Local register of historical or resources” pursuant to Public Resources Code §5020.1 (k); or
3) Pursuant to Public Resources Code §5024.1 (c) as it pertains to the Consulting Tribe(s): (1) Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage, (2) Is associated with the lives of persons important in our past, (3) Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values, or (4) Has yielded, or may be likely to yield, information important in prehistory or history.
(c) If the resource(s) are Native American in origin [and not a historical resource as defined by Public Resources Code §5020.1 (k) or §5024.1 (c)], the Consulting Tribe will retain it/them in the form and/or manner the Consulting Tribe (s) deems appropriate, for educational, cultural and/or historic purposes. If multiple Consulting Tribes (s) are involved, and a mutual agreement cannot be reached as to the form and manner of disposition of the resource(s), the City shall request input from the Native American Heritage Commission and render a final decision. (d) If the resource(s) are both a tribal cultural resource and a historic resource, the Project Archaeologist, the Consulting Tribe(s) and the City of Jurupa Valley Planning Department shall meet and confer, and discuss the appropriate treatment (documentation, recovery, avoidance, etc.) for the cultural and historic resource.
Treatment, at a minimum, shall be consistent with Public Resources Code §21084.3(b). The appropriate treatment shall be prepared in conjunction with the treatment plan required by Mitigation Measure CR-2, of the Initial Study/Mitigated Negative Declaration for MA21347. Further ground disturbance shall not resume within the area of the discovery until the appropriate treatment has been accomplished.
TCR-3: Final Report. If a Tribal cultural resource is also a historic resource as defined above, the resource shall be included in the Final Report required by Mitigation Measure CR -2 of the Initial Study/Mitigated Negative Declaration for MA21347.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-86
4.19 Utilities and Service Systems
The following analysis is based in part on the Water and Sewer Will Serve Letter, Jurupa Community Services District, dated April 28, 2021 and is included as Appendix I to this Initial Study.
Threshold 4.19 (a).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant environmental effects?
Impact Analysis
Water Service
The Project will connect to the existing water service available from the 18 -inch waterline in Pats Ranch Road. To connect to the waterline approximately 290 linear feet of offsite will need be constructed through private property requiring an easement.
Sewer Service
The Project will connect to the existing sewer service available from the 18 -inch and 15 -inch diameter lines in Pats Ranch Road. The Project will be required to connect to the sewer line approximately 290 linear feet of offsite sewer through private property requiring an easement.
Storm Drainage Improvements
Storm drainage flows will be captured by a series of catch basins and drop inlets located at localized low points throughout the site. A network of underground storm drain pipes will convey these flows towards proposed Modular Wetlands System (MWS) located near the southwestern corner of the project site.
Electric Power Facilities
The Project will connect to the existing Southern California Edison electrical distribution facilities available in the vicinity of the Project site.
Natural Gas Facilities
The Project will connect to the existing Southern California Gas natural gas distribution facilities available in the vicinity of the Project site.
Telecommunication Facilities
Telecommunication facilities include a fixed, mobile, or transportable structure, including all installed electrical and electronic wiring, cabling, and equipment, all supporting structures, such as utility, ground network, and electrical supporting structures, and a transmission pathway and Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-87
associated equipment to provide cable TV, internet, telephone, and wireless telephone services to the Project site. Services that are not provided via satellite will connect to existing facilities maintained by the various service providers.
Conclusion
The installation of the facilities at the locations as described above are evaluated throughout this Initial Study. In instances where impacts have been identified, Plans, Policies, Programs (PPP) or Mitigation Measures (MM) are required to reduce impacts to less -tha
n
-s
ignificant levels.
Accordingly, additional measures beyond those identified throughout this Initial Study would not be required.
Threshold 4.19 (b).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development
during normal, dry, and multiple years?
Impact Analysis
Water service would be provided to the Project site by Jurupa Community Services District (JCSD).
CSD has estimated the Project’s water demand at 35.3 acre-feet per year. JCDS issued a Water and Sewer Will Serve Letter (Appendix I) stating that the District's current water supply has sufficient capacity to meet its long -term current customers' needs per the 2015 Urban Water Management Plan, and its short-term current customers' needs and that of the proposed development as shown in Figure 4.19.1, Jurupa Community Services District Supply vs Maximum Day Demand, 2019-2024.
JCDS issued a Water and Sewer Will Serve Letter (Appendix I), which states that water service is available from the existing water service 18 -inch waterline in Pats Ranch Road. To connect to the waterline approximately 290 linear feet of offsite will need to be constructed through private property requiring an easement.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-88
Figure 4.19-1 Jurupa Community Services District Supply vs Maximum Day Demand, 2019-2024
Threshold 4.19 (c).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
Impact Analysis
Wastewater treatment service would be provided to the Project site by Jurupa Community Services District (JCSD). JCSD has estimated the Project’s wastewater demand at 0.15 MGD (millions of gallons per day). JCDS issued a Water and Sewer Will Serve Letter ( Appendix I), which states that sewer service is available from the existing sewer service 18-inch and 15-inch diameter lines in Pats Ranch Road. The Project will be required to connect to the sewer line approximately 290 linear feet
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-89
of offsite sewer through private property requiring an easement. In addition, JCSD maintains 4 MGD capacity rights in the City of Riverside Regional Wastewater Treatment Plant facilities, which will expand to 5 MGD in the year 2030.
Threshold 4.19 (d).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
d) Generate solid waste more than State or local standards, or more than the capacity of local infrastructure, or
otherwise impair the attainment of solid waste reduction goals?
Impact Analysis
Plans, Policies, or Programs (PPP)
The following apply to the Project and would reduce impacts relating to landfill capacity. These measures will be included in the Project’s Mitigation Monitoring and Reporting Program to ensure compliance:
PPP 4.19-1 Prior to the issuance of building permits, the Project applicant shall submit a construction waste management plan in compliance with Section 4.408 of the 2013 California Green Building Code Standards.
S
olid waste from Jurupa Valley is transported to the Robert A. Nelson Transfer Station and Material Recovery Facility at 1830 Agua Mansa Road. From there, recyclable materials are transferred to third-party providers, and waste materials are transported to various landfills in Riverside County.
Solid waste generated during long-te
rm operation of the Project would primarily be disposed at the Badlands Sanitary Landfill and/or El Sobrante Landfill. Table 4.19 -1 describes the capacity and remaining capacity of these landfills.
T
able 4.19-1 Capacity of Landfills Serving Jurupa Valley Landfill
Capacity
(cubic yards)
Remaining Capacity
(cubic yards) Closure Date
Badlands Sanitary Landfill 34,400,000 7,800,000 1/1/2026 El Sobrante Landfill 209,910,000 143,977,170 1/1/2051
Source: CalRecycle, SWIS Facility/Site Activity Details website, March 2022.
Construction Related Impacts
The California Green Building Standards Code (CAL Green) requires all newly constructed buildings to prepare a Waste Management Plan and divert construction waste through recycling and source reduction methods. The City of Jurupa Valley Building and Safety Department reviews and approves all new construction projects required to submit a Waste Management Plan. Mandatory compliance with CAL Green solid waste requirements as required by PPP 4.19-1 will ensure that construction waste impacts are less than significant.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-90
In addition, as shown in Table 4.19-1 above, the landfills serving the Project site receive well below their maximum permitted daily disposal volume and demolition, and construction waste generated by the Project is not anticipated to cause these landfills to exceed their maximum permitted daily disposal volume. Furthermore, none of these regional landfill facilities are expected to reach their total maximum permitted disposal capacities during the Project’s construction period. As such, these regional landfill facilities would have sufficient daily capacity to accept construction solid waste generated by the Project.
Operational Related Impacts
Based on solid waste generation usage obtained from the Project’s Summary of CalEEMod Model Runs and Output,46 the Project would generate approximately 95.68 tons of solid waste per year or
0.26 tons per day. Table 14.19 -2 compares the Projec t’s waste generation against the remaining landfill capacity.
T
able 4.19-2 Project Waste Generation Compared to Landfill Daily Throughput Landfill
Landfill Daily Throughput
(tons per day)
Project Waste
(tons per day)
Project Percentage of
Daily Throughput
Badlands Sanitary Landfill 4,800 0.26 0.005%
El Sobrante Landfill 16,054 0.26 0.002%
Source: CalRecycle SWIS Facility/Site Search: https://www2.calrecycle.ca.gov/SolidWaste/Site/Search
As shown on Table 4.19-2 above, the Project’s solid waste generation will add a minimal amount of additional solid waste of the remaining capacity of the Badlands Sanitary Landfill or the El Sobrante Sanitary Landfill. As such, the Project is not anticipat ed to cause these landfills to exceed their remaining capacities.
Threshold 4.19 (e).
Would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Impact Analysis
Plans, Policies, or Programs (PPP)
The following applies to the Project and would reduce impacts relating to solid waste. This measure will be included in the Project’s Mitigation Monitoring and Reporting Program:
PPP 4.19-1 shall apply.
The City compels its waste hauler to comply with Assembly Bill 341 (Chapter 476, Statutes of 2011), as amended by Senate Bill 1018, which became effective July 1, 2012 by providing the necessary education, outreach and monitoring programs and by processing the solid waste from the City’s
46 Air Quality/Greenhouse Gas (GHG)/Energy Analysis, (Appendix A) Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-91
industrial customers through its waste hauler’s material recovery facility. The Project would be required to coordinate with the waste hauler to develop collection of recyclable materials for the Project on a common schedule as set forth in applicable local, regional, and state programs.
4.20 Wildfire
Threshold 4.20 (e).
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
e) Is the project located in or near state responsibility areas or lands classified as very high fire hazard severity
zones?
Impact Analysis
A wildfire is a nonstructural fire that occurs in vegetative fuels, excluding prescribed fire. Wildfires can occur in undeveloped areas and spread to urban areas where the landscape and structures are not designed and maintained to be ignition resistant. As stated in the State of California’s General Plan Guidelines: “ California’s increasing population and expansion of development into previously undeveloped areas is creating more ‘wildland-urban interface’ issues with a corresponding increased risk of loss to human life, natural resources, and economic assets associated with wildland fires.” To address this issue , the state passed Senate Bill 1241 to require that General Plan Safety Elements address the fire severity risks in State Responsibility Areas (SRAs) and Local Responsibility Areas (LRAs).
According to General Plan Figure 8 -11, Wildfire Severity Zones in Jurupa Valley, the Project site is not located in or near state responsibility areas or lands classified as very high fire hazard severity zones. As such, Thresholds 4.20 (a) through 4.20 (d) below require no response.
Threshold 4.20 (a).
If located in or near state responsibility areas of
lands classified as very high fire hazard severity
zones, would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
a) Substantially impair an adopted emergency response
plan or emergency evacuation plan?
N/A N/A N/A N/A
Threshold 4.20 (b).
If located in or near state responsibility areas of
lands classified as very high fire hazard severity
zones, would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
N/A N/A N/A N/A
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-92
Threshold 4.20 (c).
If located in or near state responsibility areas of
lands classified as very high fire hazard severity
zones, would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
N/A N/A N/A N/A
Threshold 4.20 (d).
If located in or near state responsibility areas of
lands classified as very high fire hazard severity
zones, would the Project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides,
because of runoff, post-fire slope instability, or drainage changes?
N/A N/A N/A N/A
4.21 Mandatory Findings Of Significance
Threshold 4.21 (a).
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of the
major periods of California history or prehistory?
Impact Analysis
As indicated in this Initial Study, biological resources, cultural resources, paleontological resources, transportation, and tribal cultural resources may be adversely impacted by Project development.
The following mitigation measures are required to reduce impacts to less than significant levels. • BIO-1: Pre-Construction Burrowing Owl Survey
• BIO-2: Nesting Bird Protection
• CR-1: Archaeological Inadvertent Discovery
• CR-2: Archeological Treatment Plan
• CR-3: Final Report
• GEO-1: Paleontological Inadvertent Discovery
• GEO-2: Paleontological Treatment Plan
• VMT-1: Increase Residential Density
• VMT-2: Construct or Improve Bicycle Facilities
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-93
• TCR-1: Native American Monitoring Agreement
• TCR-2: Unanticipated Discovery
• TCR-3: Final Reporting
Threshold 4.21 (b).
Does the project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
b) Have impacts that are individually limited, but
cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a Project are
considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)?
Impact Analysis
The cumulative impacts analysis provided here is consistent with §15130(a) of the CEQA Guidelines, in which the study of cumulative effects of a project is based on two determinations:
• Are the combined impact of this project and other projects significant? • If so, is the project’s incremental effect cumulatively considerable, causing the combined impact of the projects evaluated to become significant? The cumulative impact must be analyzed only if the combined effects are significant, and the Project’s incremental effect is found to be cumulatively considerable (CEQA Guidelines 15130(a)(2) and (3)).
The analysis of potential environmental impacts in Section 4.0, Environmental Analysis, of this Initial Study concluded that the Project would have no impact or a less than significant impact for all environmental topics, except Biological Resources, Cultural Resources, Geology and Soils (Paleontological Resources), Transportation, Tribal Cultural Resources, and Utilities and Service Systems (installation of facilities that involves disturbance of previously undisturbed land). For these resources, Mitigation Measures are required to reduce impacts to less than significant levels as discussed below.
Biological Resources
As discussed in Section 4.4, Biological Resources, of this Initial Study, future development will impact the av ailable biological resources present on the site. All the vegetation will be removed during future construction activities. However, because construction may not occur immediately, the potential exists for colonization of burrowing owls in the days or weeks preceding ground disturbing activities. Therefore, Mitigation Measure BIO-1: Preconstruction Burrowing Owl Survey is required.
Development activities will also impact wildlife, and those with limited mobility (i.e., small mammals and reptiles) will experience increases in mortality during the construction phase. More mobile species (i.e., birds, large mammals) will be displaced into adjacent areas and will likely experience minimal impacts. However, the Burrowing Owl and Nesting Birds are known to be located within the regional area potentially. Due to their transient nature, they have the potential to inhabit the Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-94
site in the futur e. Therefore, Mitigation Measures BIO -1 and BIO-2, are required to ensure any impacts remain less than significant.
Overall, the loss of about 8.33-acres of areas of disturbed unvegetated and areas dominated by non- native ruderal species is not expected t o have a significant cumulative impact on the overall biological resources in the region, given the presence of similar habitat throughout the surrounding desert region. Based on the preceding analysis, the Project’s impacts would not be cumulatively considerable.
Cultural Resources
As discussed in Section 4.5, Cultural Resources, of this Initial Study, the records search, and field survey did not identify any cultural resources, including historic and prehistoric sites or historic - period buildings within the project site boundaries. Research results, combined with surface conditions, have failed to indicate sensitivity for buried cultural resources. No additional cultural resources work or monitoring is necessary during proposed activities associated with t he development of the earthmoving activities. Suppose previously undocumented cultural resources are identified during earthmoving activities. In that case, a qualified archaeologist should be contacted to assess the nature and significance of the find, diverting construction excavation, if necessary, as required by Mitigation Measures CR-1 through CR-3. Based on the preceding analysis, the Project’s impacts would not be cumulatively considerable.
Geology and Soils (Paleontological Resources)
As discussed i n Section 4.7, Geology and Soils, of this Initial Study, the property is situated in the Peninsular Ranges geomorphic province. The Peninsular Ranges province is one of the largest geomorphic units in western North America. It extends from the point of contact with the Transverse Ranges geomorphic province, southerly to the tip of Baja California. Based on field exploration, the area of anticipated improvements is underlain by older alluvium. Alluvium has the potential to contain paleontological resources. Therefore, Mitigation Measure s GEO-1 and GEO-2 are required. Based on the preceding analysis, the Project’s impacts would not be cumulatively considerable.
Transportation (VMT)
As discussed in Section 4. 17, Transportation, the project VMT is greater than the City VMT and is inconsistent with the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS).
Therefore, Mitigation Measures VMT -1 and VMT-2 are required. Based on the preceding analysis, the Project’s impacts would not be cumulatively considerable.
Tribal Cultural Resources
As discussed in Section 4.18, Tribal Cultural Resources, of this Initial Study, construction and operation of the Project would include activities limited to the confines of the Project site. The tribal consultation conducted through the AB52 consultation process determined that the Project is unlikely to adversely affect tribal cultural resources by implementing Mitigation Measures TCR -1 Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-95
through TCR-3. Based on the preceding analysis, the Project’s impacts would not be cumulatively considerable.
Utilities and Service Systems
As discussed in Section 4.19, Utilities and Service Systems, of this Initial Study, the installation and construction of the sewer, water, storm drainage facilities described below will result in earth moving that may impact Biological Resources, Cultural Resources, Geology, and Soils (Paleontological Resources), and Tribal Cultural Resources. Potential impacts to these resources are mitigated by Mitigation Measures BIO-1, BIO-2, CR-1, CR-2, CR-3, GEO-1, GEO-2, and TCR-1 through TCR-3. Based on the preceding analysis, the Project’s impacts would not be cumulatively considerable.
In instances where impacts have been identified, the Plans, Policies, or Programs were applied to the Project base d on federal, state, or local law currently in place that effectively reduces environmental impacts, or Mitigation Measures are required to reduce impacts to less than significant levels. Therefore, potential adverse environmental impacts of the Project, in combination with the impacts of other past, present, and future projects, would not contribute to cumulatively significant effects.
Threshold 4.21 (c).
Does the project:
Potentially
Significant or
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Less Than
Significant
Impact No Impact
c) Have environmental effects, which will cause substantial adverse effects on human beings, either directly or
indirectly?
Impact Analysis
Under this threshold, the types of impacts analyzed consist of those that affect human health and well-being. As indicated by this Initial Study, the Project may cause or result in certain potentially significant environmental impacts that directly affect human beings for construction noise. The closest residences to the Project property line ranges from 353 to 481 feet from the property line.
Therefore, the Project is compliant with General Plan Policy NE 3.5. The construction noise levels at these receiver locations are expected to range from 63.9 to 66.7 dBA. The construction noise analysis shows that the nearest receiver locations will satisfy the reasonable daytime 80 dBA Leq significance threshold established by the Federal Transit Administration Transit Noise and Vibration Impact Assessment Manual and no mitigation is required.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-96
5.0 Mitigation Monitoring Reporting Program
Project Name: MA 21347 Vernola Marketplace Apartments – Phase B Project
Date: June 10, 2022
Project Manager: Thomas Gorham, Principal Planner
Project Description: The proposed Vernola Marketplace Apartment Community (VMAC) will be located on approximately 8.33 acres, and includes 208 apartment units (25 du/ac), in 18 separate apartment buildings with maximum heights of 43’5” and a mixture of one -, two -, and three -bedroom units. The project will include 4,544 square foot (SF) Leasing Office/Fitness/Mail Room/Club House, along with a Fitness/ Cabana, with a pool and spa. Additional amenities include a dog park, BBQ/picnic areas, playground equipment, and/or a paracourse (fitness trail). The Project proposes a general plan amendment (GPA) of 8.33 acres of land from Light Industrial (LI) to Highest Density Residential (HHDR) and a change of zone (CZ) from I -P (Industrial Park) to R-3 (General Residential).
Project Location: The Project site is located on approximately 8.33 acres on the east side of Interstate 15 (I-15) and west side of Pats Ranch Road at the intersection of 65 th Street. The Project site is identified by th e following Assessor Parcel Numbers (APN): 152-640-005 and 152-640-006
Throughout this Mitigation Monitoring and Reporting Program, reference is made to the following. • Plans, Policies, or Programs (PPP) − These include existing regulatory requirements such as plans, policies, or programs applied to the Project based on the basis of federal, state, or local law currently in place which effectively reduce environmental impacts. • Mitigation Measures (MM) − These measures include requirements that are imposed where the impact analysis determines that implementation of the proposed Project would result in significant impacts; mitigation measures are proposed in accordance with the requirements of CEQA.
Any applicable Plans, Policies, or Programs (PPP) were assumed and accounted for in the assessment of impacts for each issue area. Mitigation Measures were formulated only for those issue areas where the results of the impact analysis identified significant impacts. All three types of measures described above will be required to be implemented as part of the Project.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-97
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
Aesthetics
PPP 4.1-1 As required by Jurupa Valley Municipal Code Section 9.80.010 and Section 9.240.545, a development plan (R-3 Development Standards – Multiple family dwellings) that includes, but is not limited to, development standards for structures, pedestrian walks, recreation and other open areas, walls, landscaping, and plans and elevations of typical structures to indicate architectural type and construction standards applies to the Project.
Planning Department Prior to the issuance of
building permits
PPP 4.1-2 As required by Jurupa Valley Municipal Code Section 7.50.010, all utilities serving and within the Project site shall be placed underground unless exempted by this section.
Planning Department Prior to the issuance of
occupancy permits
PPP 4.1-3 All outdoor lighting shall be designed and installed to comply with California Green Building Standard Code Section 5.106 or with a local ordinance lawfully enacted pursuant to California Green Building Standard Code Section 101.7, whichever is more stringent.
Planning Department Prior to the issuance of
building permits
Air Quality
PPP 4.3-1 The Project is required to comply with the provisions of South Coast Air Quality Management District Rule 403, “Fugitive Dust.” Rule 403 requires implementation of best available dust control measures during construction activities that generate fugitive dust, such as earth moving and stockpiling activities, grading, and equipment travel on unpaved roads.
Public Works and Engineering
Department
During grading
PPP 4.3-2 The Project is required to comply with the provisions of South Coast Air Quality Management District Rule 431.2, “Sulphur Content and Liquid Fuels.” The purpose of this rule is to limit the sulfur content in diesel and other liquid fuels for the purpose of both reducing the formation of sulfur oxides and particulates during combustion and enabling the use of add-on control devices for diesel fueled internal combustion engines.
Building & Safety Department During construction
PPP 4.3-3 The Project is required to comply with the provisions of South Coast Air Quality Management District Rule 1113, “Architectural Coatings.” Rule 1113 limits the release of volatile organic compounds (VOCs) into the atmosphere during painting and application of other surface coatings.
Building & Safety Department
Engineering Department
Planning Department
During construction and on-
going
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-98
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
PPP 4.3-4 The Project is required to comply with the provisions of South Coast Air Quality Management District Rule 1186 “PM10 Emissions from Paved and Unpaved Roads and Livestock Operations” and Rule 1186.1, “Less-P olluting Street Sweepers.”
Adherence to Rule 1186 and Rule 1186.1 reduces the release of criteria pollutant emissions into the atmosphere during construction.
Planning Department On-going
Biological Resources
PPP 4.4-1 The Project is required to pay mitigation fees pursuant to the Western Riverside County Multiple Species Habitat Conservation Plan (MHSCP) as required by Municipal Code Chapter 3.80.
Planning Department Prior to the issuance of a
grading permit
MM- BIO-1: Pre-Construction Burrowing Owl Survey / Burrowing Owl Protection.
A 30-day pre-construction survey for burrowing owls is required prior to future ground-disturbing activities (e.g., vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging) to ensure that no owls have colonized the site in the days or weeks preceding the ground-disturbing activities. If burrowing owls have colonized the project site prior to the initiation of ground- disturbing activities, the Project proponent will immediately inform the Western Riverside County Regional Conservation Authority (RCA) and the Wildlife Agencies and will need to coordinate in the future with the RCA and the Wildlife Agencies, including the possibility of preparing a Burrowing Owl Protection and Relocation Plan, prior to initiating ground disturbance. If ground-disturbing activities occur, but the site is left undisturbed for more than 30 days, a pre-construction survey will again be necessary to ensure that burrowing owls have not colonized the site since it was last disturbed. If burrowing owls are found, the same coordination described above will be necessary.
Planning Department Prior to the issuance of a
grading permit
MM- BIO-2: Nesting Bird Protection. As feasible, vegetation clearing should be conducted outside of the nesting season, which is generally identified as February 1 through August 31. If avoidance of the nesting season is not feasible, then a qualified biologist shall conduct a nesting bird survey within 3 days prior to any disturbance of the site, including disking, vegetation grubbing, and grading. If active nests are identified, the biologist shall establish suitable buffers around the nests, and the buffer areas shall be avoided until the nests are no longer occupied and the juvenile birds can survive independently from the nests.
Planning Department Prior to the issuance of a
grading permit
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-99
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
Cultural Resources
PPP 4.5-1 The Project is required to comply with the applicable provisions of California Health and Safety Code §7050.5 as well as Public Resources Code §5097 et seq.
Public Works and Engineering
Department
Prior to the issuance of
grading permits and during
construction
MM CR-1: Archaeological Monitoring Program. Prior to issuance of grading permits the Permit Applicant shall provide evidence to the City of Jurupa Valley Planning Department that a qualified professional archaeologist (Professional Archaeologist) that is listed on the City of Jurupa Valley Cultural Resources Consultant List or the Cultural Resources Consultant List maintained by the County of Riverside Planning Department, has been contracted to implement a Cultural Resources Monitoring Program (CRMP). A Cultural Resource Monitoring Program shall be developed in coordination with the Consulting Tribe(s) [defined as a tribe that initiated the AB 52 tribal consultation process for the Project, has not opted out of the AB 52 consultation process, and has completed AB 52 consultation with the City as provided for in Public Resources Code §21080.3.2(b)(1)] that addresses the details of all ground disturbing activities and provides procedures that must be followed to avoid or reduce potential impacts to cultural, archaeological, and tribal cultural resources to a level that is less than significant. A fully executed copy of the CRMP shall be provided to the City of Jurupa Valley Planning Department to ensure compliance with this measure. The Professional Archaeologist may submit a detailed letter to the City of Jurupa Valley during grading requesting a modification to the CRMP. If the resource is significant, Mitigation Measure CR-2 shall apply.
Planning Department Prior to the issuance of a
grading permit, the
complete text of MM CR-1
shall be placed on the
grading plan.
CR-2: Archeological Treatment Plan. A treatment plan shall be prepared and implemented by the Project Archaeologist to protect the identified archaeological resource(s) from damage and destruction. The treatment plan shall be in accordance with CEQA Guidelines §15064.5(f) for historical resources and Public Resources Code §21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. If historic Native American tribal cultural resources are involved, the Treatment Plan shall be coordinated with the Consulting Native Public Works and Engineering
Department
Planning Department
Prior to the issuance of a
grading permit, the
complete text of MM CR-3
shall be placed on the
grading plan.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-100
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
American Tribe(s) as described in Mitigation Measure TCR-s of the Initial Study/Mitigated Negative Declaration for MA21347.
CR-3: Final Report. A final report containing the significance and treatment findings shall be prepared by the Project Archaeologist and submitted to the City of Jurupa Valley Planning Department and the Eastern Information Center, University of California, Riverside. If a historic tribal cultural resource is involved, a copy shall be provided to the Consulting Native American Tribe(s) as described in Mitigation Measure TCR-s of the Initial Study/Mitigated Negative Declaration for MA21347.
Public Works and Engineering
Department
Planning Department
Prior to the issuance of a
grading permit, the
complete text of MM CR-3
shall be placed on the
grading plan.
Geology and Soils
PPP 4.7-1 As required by Municipal Code Section 8.05.010, the Project shall comply with the most recent edition of the California Building Code, which requires the Project to comply with the approved recommended seismic design requirements contained in the Geotechnical and Infiltration Evaluation, GEO Tek, Inc. (2021), and be incorporated in the construction of each structure, to preclude significant adverse effects associated with seismic hazards.
Building & Safety Department Prior to the issuance of
building permits
PPP’s 4.10-1 through PPP 4.10-4 in Section 4.10, Hydrology and Water Quality shall apply.
Engineering Department Prior to the issuance of a
grading permit and during
operation
MM- GEO-1: Paleontological Inadvertent Discovery. Prior to the issuance of grading permits, a qualified Paleontologist shall be retained to conduct monitoring as necessary during ground-disturbing activities such as vegetation removal, grading, and other excavations related to the project. The Paleontologist shall be present at the pre-grade conference and shall establish a schedule for paleontological resource surveillance based on the nature of planned activities. The Paleontologist shall establish, in cooperation with the lead agency, procedures for temporarily halting or redirecting work, if any is ongoing, to permit the sampling, identification, and evaluation of cultural resources as appropriate. If the paleontological resources are found to be significant, the Paleontologist/Monitor shall determine appropriate actions, in cooperation with the lead agency, for exploration and/or salvage. Significant sites that cannot be avoided will require data recovery measures and shall be completed upon approval of a Data Recovery Plan.
Panning Department Prior to the issuance of a
grading permit, the
complete text of MM GEO-1
shall be placed on the
grading plan.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-101
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
MM- GEO-2: Paleontological Treatment Plan. Prior to the issuance of grading permits, a qualified paleontologist shall be retained to observe ground-disturbing activities and recover fossil resources as necessary when construction activities will impact the older Quaternary Alluvium. The Paleontologist will attend the pre-grade conference and establish procedures and protocols for paleontological monitoring and to temporarily halt ground-disturbing activities to permit sampling, evaluation, and recovery of any discovery. Substantial excavations below the uppermost layers (more than 3 feet below surface) should be monitored. Sediment samples should be recovered to determine the small-fossil potential of the site. If a discovery is determined to be significant, additional excavations and salvage of the fossil may be necessary to ensure that any impacts to it are mitigated to a less than significant level.
Public Works and Engineering
Department
Planning Department
Prior to the issuance of a
grading permit, the
complete text of MM GEO-2
shall be placed on the
grading plan.
Greenhouse Gas Emissions
PPP 4.8-1 Prior to issuance of a building permit, the Project Applicant shall submit plans showing that the Project will be constructed in compliance with the most recently adopted edition of the applicable California Energy Code, (Part 6 of Title 24 of the California Code of Regulations) and the California Green Building Standards Code, 2019 Edition (Part 11 of Title 24 of the California Code of Regulations).
Building & Safety Department Prior to the issuance of
building permits
PPP 4.8-2 As required by Municipal Code Section 9.283.010, Water Efficient Landscape Design Requirements, prior to the approval of landscaping plans, the Project proponent shall prepare and submit landscape plans that demonstrate compliance with this section.
Building & Safety Department Prior to the issuance of
building permits
Hydrology and Water Quality
PPP 4.10-1 As required by Municipal Code Chapter 6.05.050, Storm Water/Urban Runoff Management and Discharge Controls, Section B (1), any person performing construction work in the city shall comply with the provisions of this chapter, and shall control storm water runoff so as to prevent any likelihood of adversely affecting human health or the environment. The City Engineer shall identify the best management practices (BMPs) that may be implemented to prevent such deterioration and shall identify the manner of implementation. Documentation on the effectiveness of BMPs implemented to reduce the discharge of pollutants to the MS4 shall be required when requested by the City Engineer.
Public Works and Engineering
Department
Prior to the issuance of
grading permits
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-102
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
PPP 4.10-2 As required by Municipal Code Chapter 6.05.050, Storm Water/Urban Runoff Management and Discharge Controls, Section B (2), any person performing construction work in the city shall be regulated by the State Water Resources Control Board in a manner pursuant to and consistent with applicable requirements contained in the General Permit No. CAS000002, State Water Resources Control Board Order Number 2009-0009-DWQ. The city may notify the State Board of any person performing construction work that has a non-compliant construction site per the General Permit.
Public Works and Engineering
Department
Prior to the issuance of
grading permits and during
construction
PPP 4.10-3 As required by Municipal Code Chapter 6.05.050, Storm Water/Urban Runoff Management and Discharge Controls, Section C, new development, or redevelopment projects shall control storm water runoff so as to prevent any deterioration of water quality that would impair subsequent or competing uses of the water.
Public Works and Engineering
Department
Prior to the issuance of
grading permits and during
operation
PPP 4.10-4 As required by Municipal Code Chapter 6.05.050, Storm Water/Urban Runoff Management and Discharge Controls, Section E, any person, or entity that owns or operates a commercial and/or industrial facility(s) shall comply with the provisions of this chapter. All such facilities shall be subject to a regular program of inspection as required by this chapter, any NPDES permit issued by the State Water Resource Control Board, Santa Ana Regional Water Quality Control Board, Porter- Cologne Water Quality Control Act (Water Code §13000 et seq.), Title 33 U.S.C.
Section 1251 et seq. (Clean Water Act), any applicable state or federal regulations promulgated thereto, and any related administrative orders or permits issued in connection therewith.
Public Works and Engineering
Department
During operation
Public Services
PPP 4.15-1 The Project applicant shall comply with all applicable Riverside County Fire Department codes, ordinances, and standard conditions regarding fire prevention and suppression measures relating to water improvement plans, fire hydrants, automatic fire extinguishing systems, fire access, access gates, combustible construction, water availability, and fire sprinkler systems.
Fire Department Prior to issuance of a
building permit or
occupancy permit as
determined by the Fire
Department
PPP 4.15-2 As required by Municipal Code Chapter 3.75, the Project is required to pay a Development Impact Fee that the City can use to improve public facilities Building & Safety Department Per Municipal Code Chapter
3.75 Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-103
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
and/or, to offset the incremental increase in the demand for public services that would be created by the Project.
PPP 4.15-3 As required by Municipal Code Chapter 3.75, the Project is required to pay a Development Impact Fee that the City can use to improve public facilities and/or, to offset the incremental increase in the demand for public services that would be created by the Project.
Building & Safety Department Per Municipal Code Chapter
3.75 PPP 4.15-4 Prior to the issuance of building permits, the Project Applicant shall pay required development impact fees to the Jurupa Unified School District following protocol for impact fee collection.
Building & Safety Department Prior to the issuance of
building permits
PPP 4.15-5 & 4.16-1 Prior to the issuance of a building permit, the Project Applicant shall pay required park development impact fees to the Jurupa Area Recreation and Park District pursuant to District Ordinance No. 01-2007 and 02-2008.
Building & Safety Department Prior to the issuance of
building permits
Transportation
MM- VMT-1 Increase Residential Density: This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of dwelling units (du) compared to the average residential density in the U.S. Increased densities affect the distance people travel and provide greater options for the mode of travel they choose. Increasing residential density results in shorter and fewer trips by single-occupancy vehicles and thus a reduction in GHG emissions.
This measure is best quantified when applied to larger developments and developments where the density is somewhat similar to the surrounding area due to the underlying research being founded in data from the neighborhood level. To evaluate this measure, both the default base density (9.1 du/acre) and the Model Density (2.6 du/acre) were compared against the proposed density of 25 du/acre for the project. Both comparisons resulted in a VMT reduction of greater than 30%, which is the maximum allowed reduction for this measure. Therefore, due to the high-density nature of the proposed project, the VMT impacts will be less than significant. Calculations based on the CAPCOA Handbook are shown in Attachment B of Appendix K (Vernola Marketplace Apartment Phase B - (VMT) Analysis, Translutions, February 25, 2022). It should be noted that while increased density is listed as a mitigation measure, it is a project design feature.
Planning Department Prior to the issuance of
building permits.
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-104
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
MM-VMT-2 Construct or Improve Bike Facility: This measure will construct or improve a single bicycle lane facility (only Class I, II, or IV) that connects to a larger existing bikeway network. Providing bicycle infrastructure helps to improve biking conditions within an area. This encourages a mode shift on the roadway parallel to the bicycle facility from vehicles to bicycles, displacing VMT and thus reducing GHG emissions. When constructing or improving a bicycle facility, a best practice is to consider local or state bike lane width standards. This measure reduces VMT on the roadway segment parallel to the bicycle facility (i.e., the corridor). An adjustment factor is included in the formula to scale the VMT reduction from the corridor level to the plan/community level. The bicycle lane facility must be either Class I, II, or IV.
Class I bike paths are physically separated from motor vehicle traffic. Class IV bikeways are protected on-street bikeways, also called cycle tracks. Class II bike lanes are striped bicycle lanes that provide exclusive use to bicycles on a roadway.
This will reduce VMT from the project as well as existing uses along Pats Ranch Road by 0.04%.
Planning Department Prior to the issuance of
building permits
Tribal Cultural Resources
MM-TCR-1: Native American Monitoring Agreement. Prior to the issuance of a grading permit, the Permit Applicant shall enter into a Monitoring Agreement with the Consulting Tribe(s) for Native American Monitor(s) to be onsite during ground disturbing activities allowed by the grading permit. A Consulting Tribe is defined as a tribe that initiated the AB 52 tribal consultation process for the Project, has not opted out of the AB 52 consultation process, and has completed AB 52 consultation with the City as provided for in Public Resources Code §21080.3.1(b). Ground disturbing activities and include excavation of each portion of the project site including clearing, grubbing, tree removals, grading and trenching.
The Monitoring Agreement shall include, but is not limited to, the following provisions:
a) Provide a minimum of 30 days advance notice to the Consulting Tribe (s) of all ground disturbing activities.
b) In conjunction with the Archaeological Monitor(s) required by Mitigation Measure CR-1 under Section 4.5, Cultural Resources, of the Initial Study/Mitigated Negative Declaration for MA21347, the Native American Monitor(s) shall have the authority to temporarily divert, redirect, or halt the Planning Department
Prior to the issuance of a
grading permit
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-105
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
ground disturbance activities to allow identification, evaluation, and potential recovery of cultural resources.
c) The onsite monitoring shall end when all ground-disturbing activities on the Project Site are completed, or when the Native American Tribal Monitor(s) have indicated that all upcoming ground disturbing activities at the Project Site have little to no potential for impacting Tribal Cultural Resources.
The Project Proponent shall submit a fully executed copy of the Monitoring Agreement to the City of Jurupa Valley Planning Department to ensure compliance with this mitigation measure. If there are multiple Consulting Tribes involved, a separate Monitoring Agreement is required for each. The Monitoring Agreement shall not modify any condition of approval or mitigation measure.
MM-TCR-2: Unanticipated Discovery: The Permit Applicant or any successor in interest shall comply with the following for the life of the grading permit. If, during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed:
a) Ground disturbing activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. Ground disturbing activities are allowed on the remainder of the Project Site. b) The Consulting Tribe(s), the Project Archaeologist (retained by the Permit Applicant under Mitigation Measure CR-1, Section 4.5, Cultural Resources, of the Initial Study/Mitigated Negative Declaration for MA21347 ), and the City of Jurupa Valley Planning Department shall meet and confer, and discuss the find with respect to the following:
1) Determine if the resource is a Tribal Cultural Resource as defined by Public Resources Code §21074, if so:
2) Determine if the resource is listed or eligible for listing in the California Register on a “Local register of historical or resources” pursuant to Public Resources Code §5020.1 (k); or
3) Pursuant to Public Resources Code §5024.1(c) as it pertains to the Consulting Tribe(s): (1) Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage, (2) Is associated with the lives of persons important in our past, (3) Embodies the distinctive characteristics of a type, period, Planning Department
Engineering Department
Prior to the issuance of a
grading permit
Initial Study/Mitigated Negative Declaration Vernola Marketplace Project Page M-106
Mitigation Measure (MM)
Plans, Policies, or Programs (PPP)
Responsibility
For Implementation Time Frame/Milestone Verified By
region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values, or (4) Has yielded, or may be likely to yield, information important in prehistory or history. (c) If the resource(s) are Native American in origin [and not a historical resource as defined by Public Resources Code §5020.1(k) or §5024.1(c)], the Consulting Tribe will retain it/them in the form and/or manner the Consulting Tribe(s) deems appropriate, for educational, cultural and/or historic purposes. If multiple Consulting Tribes (s) are involved, and a mutual agreement cannot be reached as to the form and manner of disposition of the resource(s), the City shall request input from the Native American Heritage Commission and render a final decision.
(d) If the resource(s) are both a tribal cultural resource and a historic resource, the Project Archaeologist, the Consulting Tribe(s) and the City of Jurupa Valley Planning Department shall meet and confer, and discuss the appropriate treatment (documentation, recovery, avoidance, etc.) for the cultural and historic resource. Treatment, at a minimum, shall be consistent with Public Resources Code §21084.3 (b). The appropriate treatment shall be prepared in conjunction with the treatment plan required by Mitigation Measure CR-2, of the Initial Study/Mitigated Negative Declaration for MA21347. Further ground disturbance shall not resume within the area of the discovery until the appropriate treatment has been accomplished.
MM-TCR-3: Final Report: If a Tribal cultural resource is also a historic resource as defined above, the resource shall be included in the Final Report required by Mitigation Measure CR-2 of the Initial Study/Mitigated Negative Declaration for MA21347.
Planning Department Prior to the issuance of a
grading permit
Utility and Service Systems
PPP 4.19-1 Prior to the issuance of building permits, the Project applicant shall submit a construction waste management plan in compliance with Section 4.408 of the 2013 California Green Building Code Standards.
Building & Safety Department Prior to the issuance of
building permits
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
EXHIBIT D
PLANNING DIVISION
1. PROJECT PERMITTED. MA21347 (GPA21013, CZ21015, SPA266, SDP21115, SBA21003) is an approval for a 208-Unit Apartment Community (Vernola Marketplace Apartment Community Phase B on an 8.34-acre site located at on the east side of Interstate 15 (I -15) and the west side of Pats Ranch Road at the intersection of 65th Street. (APN: 152 -640-005 and 006)
2. INDEMNIFY CITY. The applicant, the property owner or other holder of the right to the development entitlement(s) or permit(s) approved by the City for the project, if different from the applicant (herein, collectively, the “Indemnitor”), sha ll indemnify, defend, and hold harmless the Ci ty of Jurupa Valley and its elected city council, its appointed boards, commissions, and committees, and its officials, employees, and agents (herein, collectively, the “Indemnitees”) from and against any and all claims, liabilities, losses, fines, penalties, and expenses, including without limitation litigation expenses and attorney’s fees, arising out of either (i) the City’s approval of the project, including without limitation any judicial or administrative proceeding initiated or maintained by any pers on or entity challenging the validity or enforceability of any City permit or approval relating to the project, any condition of approval imposed by City on such permit or approval, and any finding or determination made and any other action taken by any of the Indemnitees in conjunction with such permit or approval, including without limitation any action taken pursuant to the California Environmental Quality Act (“CEQA”), or (ii) the acts, omissions, or operations of the Indemnitor and the directors, officers, members, partners, employees, agents, contractors, and subcontractors of each person or entity comprising the Indemnitor with respect to the ownership, planning, design, construction, and maintenance of the project and the property for which the proje ct is being approved. The City shall notify the Indemnitor of any claim, lawsuit, or other judicial or administrative proceeding (herein, an “Action”) withi n the scope of this indemnity obligation and request that the Indemnitor defend such Action with le gal counsel reasonably satisfactory to the City. If the Indemnitor fails to so defend the Action, the City shall have the right but not the obligation to do so and, if it does, the Indemnitor shall promptly pay the City’s full cost thereof. Notwithstandi ng the foregoing, the indemnity obligation under clause (ii) of the first sentence of this condition shall not apply to the extent the claim arises out of the willful misconduct or the sole active negligence of the City.
3. CONSENT TO CONDITIONS. Within thirty (30) days after project approval, the owner or designee shall submit written consent to the required conditions of approval to the Community Development Director or designee.
4. FEES. The approval of MA21347 (GPA21013, CZ21015, SPA266, SDP21115, SBA21003) shall not become effective until all planning fees have been paid in full.
5. INCORPORATE CONDITIONS. Prior to the issuance of any building permit, the owner or designee shall include within the first four pages of the working drawings a list of all conditions of approval imposed by the project’s final approval.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
6. APPROVAL PERIOD. This approval shall be used within two (2) years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By use is meant the beginning of substantial construction contemplated by this approval within two (2) year period which is thereafter diligently pursued to completion or to the actual occupancy of existing buildings or land under the terms of the authorized use. Prior to the expiration of the two (2) year period, the permittee may request up to three (3) years of extension of time in which to begin substantial construction or use of this permit. Should the extension be obtained and no substantial construction or use of this permit be i nitiated within five (5) years of the approval date this permit, it shall become null and void. The term “use” is defined in Jurupa Valley Municipal Code Section
9.240.330.(7)(a), as may be amended.
7. CONFORMANCE TO APPROVED EXHIBITS. The project shall be in conformance to the approved plans (listed below):
a. Architectural Plan Set (cover sheet dated: March 3, 2022) b. Site Development Permit Civil Plan Set (dated: June 2, 2022) c. Conceptual Landscape Plan Set (Dated March 28, 2022)
8. MITIGATION MEASURES. This project shall be subject to, and comply with, all of the mitigation measures set forth in the Mitigation Monitoring and Reporting Program adopted by the Resolution No. 2022-07-13-01 in connection with the adoption of a Mitigated Negative Declaration prepared for the project.
9. LANDSCAPE MAINTENANCE. All landscaped areas shall be maintained as approved on the final landscape plans in an orderly, attractive and healthy condition. This shall include proper pruning, mowing of turf areas, weeding, removal of litter, fertilization, replacement of plants when necessary, and the regular application of appropriate quantities of water to all landscaped areas. Irrigation systems shall be maintained as approved on the final landscape plans in proper operating condition. Waterline breaks, head/emitter ruptures, overspray or runoff conditions and other irrigation system failures shall be repaired immediately. The canopy trees shall be maintained in a manner that they provide the required shade coverage and encourages the canopy to grow to provide shade. Avoid topping trees or pruning the trees in a manner that the trees do not achieve mature height and form.
10. EV CHARGING STATIONS. The site shall provide and install infrastructure for Nine (9) Electrical Vehicle (EV) Charging stations. EV charging station plans shall be approved by the Community Development Director prior to the issuance of the first Building permit for the residential units of the development project.
The charging station(s) shall be fully constructed prior to the issuance of the first Certificate of Occupancy for the development project.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
11. DRIVEWAY ENHANCEMENTS . All driveways shall have design enhancements such as decorative paving. Said enhancements shall be approved by the C ommunity Development Director prior to the issuance of the first building permit for the residential units of the development project.
12. UNDERGROUNDING OF DRAINAGE. Driveway and parking areas shall not incorporate center swales, ribbon gutters, concrete valleys, etc. All drainage in common and private use areas shall be underground and shall not incorporate open gutters or swales.
13. DOWNSPOUTS. All building drainage shall be interior with no exterior downspouts or gutters.
14. BACKFLOW DEVICES. The location of all backflow devices shall be approved by the City prior to installation. Backflow devices shall be located the greatest extent possible from the front property line.
15. STREET TREES. All street trees or internal drive aisle tress shall be a minimum of 36” box in size.
16. EXTERIOR BUILDING ALTERATIONS. No exterior structural alteration or building color change, other than the colors or building treatments originally approved, shall be permitted without the approval of the Director of Community Development.
17. ALL - PLANNING REVIEW OF GRADING PLANS. Prior to the issuance of any grading permit , the aesthetic impact of slopes and grade differences where the project adjoins streets or other properties shall be approved by the Community Development Director.
18. ON-SITE LANDSCAPING. Prior to the issuance of the first building permit of the development project, a “Professional Services” (PROS) application shall be approved by the Community Development Director. The PROS application shall include the following items:
a. Final (construction set) on-site landscape plans;
b. Completed City Agreement for Landscape improvements
c. City Faithful Performance Bond for Landscape improvements; performance bond shall be posted at 110% of the total cost approved estimate of landscaping, irrigation, labor, and one -year maintenance. The Community Development Director may consider a cash bond if appropriate. d. The final on-site landscape plans shall include the installation of tall, fast growing trees along the eastern landscape setback area abutting the commercial parking lot.
Prior to the issuance of the first Certificate of Occupancy for MA21347 (GPA21013, CZ21015, SPA266, SDP21115, SBA21003) the following events shall be satisfied in the order it is listed:
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
1. Substantial Conformance Letter: The Landscape Architect of Record shall conduct an inspection and submit a letter to the City of Jurupa Valley Planning Division after the landscape architect has deemed the installation is in conformance to the approved plans.
2. City Inspection: The City landscape architect shall conduct an inspection of the installation to confirm the landscape and irrigation plan was constructed in accordance to the approved plans. Applicant shall pay any fees associate with the City inspection(s).
19. ON-SITE PARKING. Prior to the issuance of the first building permit of the development project, a parking management plan shall be submitted to the Community Development Director, or his or her designee, for review and approval, approval with modifications, or denial. If applicable, the Community Development Director, or his or her designee, may require that lease agreements, and any related documents, must include the parking management plan or other parking regulations or programs.
The parking management plan shall:
a. Identify the assigned resident and guest parking space(s) to each unit; b. Provide a minimum of one garage or carport space per residential unit; c. Include provisions to prohibit resident and guest parking in the abutting commercial parking lot; d. Include methods of parking enforcement and provisions for penalties and/or violations; e. Include a provision that provides authority to the Community Development Director to approve or deny a modification to the parking management plan.
20. TRASH COLLECTION.
a. Detailed pla ns for trash enclosure(s) shall be approved by the Community Development Director prior to the issuance of any building permit. Walls of the enclosure and any solid gates shall have graffiti protection coating. b. An approval or clearance letter from the waste collection agency shall be submitted to the Planning Division prior to the issuance of any building permit.
21. OUTDOOR LIGHTING. All outdoor lighting fixtures shall be maintained in good condition. Light fixture s shall be shielded to prevent any light to flood onto adjacent properties. A photometric plan and exhibits of lighting fixtures shall be approved by the Community Development Director prior to the issuance of any building permit.
22. WALL AND FENCE PLAN . A Wall & Fence plan, including elevations, colors, and materials, shall be approved by the Community Development Director prior to the issuance of the building permit.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
23. GRAFFITI PROTECTION FOR WALLS. Plans that include anti -graffiti coating or protection for the exterior side of all perimeter walls and exterior of building walls to half the height of the structure, but is not required to be greater than 12 feet, shall be approved by the Community Development Director prior to the issuance of the first buildin g permit of the development project. Graffiti shall be removed from the property within 24 hours.
24. ROOFTOP EQUIPMENT. All rooftop equipment shall be screened from public view.
25. SECURITY DOORS AND WINDOW COVERINGS. The installation of exterior security doors, gates, and window coverings, including but not limited to bars, grills, and overhead roll down doors, or any exterior mounted covering of any type, shall be prohibited.
26. JURUPA AREA RECREATION AND PARK DISTRICT (JARPD). Prior to the issuance of any building permit , the applicant shall submit proof of satisfying any fees, dedications, or requirements by the Jurupa Area Recreation and Park District to the Building Official.
27. JARPD CFD. Prior to the issuance of any building permit, the applicant shall annex into the existing Jurupa Area Recreation and Park District (JARPD) District-Wide Community Facilities District (CFD) or form a new Community Facilities District (CFD) to contribute to the cost of park maintenance.
28. IMPACT FEES. The applicant shall the pay the following impact fees (unless exempt) in accordance to Title 3 of the Municipal Code:
a. Development Impact Fee (DIF) Program. The applicant shall pay any owed DIFs by the required deadline pursuant to Chapter 3.75 of the Jurupa Valley Municipal Code.
b. Multiple Species Habitat Conservation Plan Mitigation (MSHCP) Fee. The applicant shall pay any owed MSHCP fees by the required deadline pursuant to Chapter 3.80 of the Municipal Code. c. Transportation Uniform Mitigation Fee (TUMF) Program. Prior to final occupancy. The applicant shall show proof of payment of TUMF fees by the required deadline pursuant to Chapter 3.70 of the Municipal Code. d. Road, Bridge Benefit District Fee (RBBD) Program. Prior to final occupancy. The applicant shall show proof of payment of RBBD fees.
29. SALE OF INDIVIDUAL BUILDINGS. No structure constructed on Project site may be sold until the subject Project on which the structure is located is divided and a final map recorded in accorda nce with the City’s subdivision regulations such that the structure is located on a separate legally divided parcel.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
30. GENERAL MAINTENANCE OF PROPERTY. The applicant shall maintain the approved project site, including structures, landscaping, walls, fences , and signage, in good condition. The site shall be kept free of debris, weeds, abandoned vehicles, code violations, and any other factor or condition that may contribute to potential blight or crime.
31. INCLUSIONARY HOUSING. The Project shall be subject to and the applicant has agreed to comply with any ordinance which may be adopted by the City Council related to an inclusionary housing unit requirement and/or an inclusionary housing in-lieu fee. Within thirty (30) days after the adoption of any ordinance by the City Council related to an inclusionary housing unit requirement and/or an inclusionary housing in-lieu fee, the applicant shall notify the Community Development Director in writing the method by which the applicant proposes to satisfy any inclusionary housing unit requirement and/or an inclusionary housing in-lieu fee requirement.
ENGINEERING DEPARTMENT
1. GENERAL REQUIREMENTS (ENGINEERING)
1.1. The use hereby conditioned is for Site Development Permit (SDP21115 ). The project proposes constructing 208 apartment units on approximately 8.3 4 acres. The project is located off Pats Ranch Road and 65th Street. The exhibits titled Site Development Permit with Conceptual Grading, prepared by Albert A. Webb Associates and dated June 2, 2022, and Vernola Marketplace Apartment Community, Phase B Proposed Pedestrian Connection to Existing Public Right-of-Way; prepared by Albert A. Webb Associates and dated September 9, 2021 is hereby referenced.
1.2. Vernola Apartments Phase B is the second phase to the Vernola Marketplace Apartments Community. The first phase (Phase A) is located south of this site and was constructed in one phase. This project will be constructed in one phase. Conditions of approval may be modified or added if a phasing plan is submitted for this project.
1.3. It is assumed that any easements shown on the referenced exhibits are shown correctly and include all the easements that encumber the subject property. The applicant shall secure approval from all (if any) easement holders for all grading and improvements which are proposed over the respective easement or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no affect. Should such approvals or alternate action regarding the easements not be provided, the applicant may be required to amend or revise the permit.
2. PRIOR TO GRADING PERMIT (ENGINEERING)
2.1. All grading shall conform to the California Building Code, as adopted by the City of Jurupa Valley, Municipal Code Title 8 and all other relevant laws, rules, and regulations governing grading in the City of Jurupa Valley. Grading shall be performed in accordance with the recommendations of the geotechnical report. Plans shall be approved by the City Engineer.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
2.1.1. A project-related preliminary soils evaluation report, prepared by Albert A. Webb Associates, dated December 20, 2021, was reviewed and found sufficient for entitlement purposes. Prior to approval of the grading plan, the applicant shall submit a final project-specific geotechnical report for review and approval of the Engineering Department. Final geotechnical report shall address comments on Engineering memo dated March 17, 2022.
2.1.2. The Geotechnical Engineer must sign the precise gra ding plan for conformance with the recommendations of the approved geotechnical report.
2.1.3. The applicant shall protect downstream properties from damages caused by alteration of the drainage patterns.
Protection shall be provided by constructing adequate drai nage facilities including enlarging existing facilities and/or by securing a drainage easement.
2.1.4. The applicant shall accept and properly dispose of all off-site drainage flowing onto or through the site and shall provide adequate drainage facilities and/or appropriate easements as approved by the City Engineer. Walls must be constructed in a manner that will not increase the risk of off-site stormwater flows on the adjacent properties.
2.1.5. Prior to grading permit, financial securities shall be submitted as a gua rantee of the completion of the grading operations and the implementation and maintenance of erosion control measures for the project.
2.2. Prior to approval of the precise grading plan, a final detailed drainage study shall be submitted for review and approved by the Engineering Department. The study shall include existing and proposed hydrologic conditions as well as hydraulic calculations for all drainage control devices and storm drain lines.
2.2.1. A project-related preliminary drainage study, prepared by Albert A . Webb Associates, dated December 2021, was reviewed and found sufficient for entitlement purposes. Prior to approval of the grading plan, the applicant shall submit a final project -drainage study for review and approval of the Engineering Department. Fina l drainage study shall address comments on Engineering memo dated May 17, 2022.
2.3. Prior to approval of the precise grading plan, the applicant shall prepare a final WQMP in conformance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFCD) for the Santa Ana Watershed.
2.4. The Developer shall obtain written permission from the property owner(s) to grade as proposed and provide copy to the Engineering Department.
2.5. Any proposed retaining walls shall require separate permit s. Permits shall be obtained prior to the issuance of any grading permit unless otherwise approved by the City Engineering and the Building Official.
2.6. It shall be the sole responsibility of the applicant to obtain any proposed or required easements and/or permissions necessary to perform the site grading, including any permission from adjacent property owner(s).
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
2.7. Temporary erosion control measures shall be implemented following site grading to prevent depositions of debris onto downstream properties, public right-of-way, or drainage facilities. Erosion Control Plans showing these measures shall be submitted along with the grading plan for approval of the City Engineer.
2.8. A hauling permit will be required for this project for the import/export of material using City streets, the review and approval of the haul route by the Engineering Department will be required. Where grading involves import or export the applicant shall obtain approval for the import/export location, from the Engineering Department if located i n the City. All materials for import/export shall be approved in accordance with Title 8 of the City of Jurupa Valley Code of Ordinances. If import/export location is outside of the City, the applicant shall provide evidence that the jurisdictional agency has provided all necessary approvals for import/export to/from the site.
2.9. All utility extensions and/or connections within the site shall be placed underground unless otherwise specified or allowed by these conditions of approval. An encroachment permit is required for all utility extensions and/or connections within the public right-of-way.
2.10. Phase 2 of the Vernola Marketplace Apartments Community includes vehicular and pedestrian access to the public right-of-way through the adjacent properties (APNs 152 -630-026 and 152 -630-025) within an existing 50 -ft easement, recorded as Instrument No. 05 -197005 and as shown in Parcel Map No. 32545. A 5 -ft sidewalk, including curb and gutter, and curb ramps shall be constructed per current ADA (Americans with Disabilities Act) requirements. Prior to precise grading permit, the Developer shall provide proof to the Engineering Department that legal access to the right -of-way is provided through easements, to the satisfaction of City Engineer.
2.11. The Developer shall provide p roof to the Engineering Department that access for emergency vehicles is provided through easements, as proposed, through adjacent properties (APNs: 152-630-027, 152-630-028, and 152-630-031).
2.12. An ADA-compliant path of travel shall be provided from the project’s emergency access, located at the northeast corner of property and as proposed, to the existing commercial/retail center, to the satisfaction of the City Engineer. Proof of access through easements shall be provided to the Engineering Department.
3. PRIOR TO ISSUANCE OF IMPROVEMENT PLAN APPROVAL/CONSTRUCTION PERMIT (ENGINEERING)
3.1. The applicant shall submit street improvement plans for all public improvements on Pats Ranch Road for review and approval of the City Engineer. Improvements generally include the following:
3.1.1. Intersection improvements to the northwest corner of Pats Ranch Road and 65th Street intersection are required. The scope of required improvements shall be determined during the technical review and shall provide for the improvements identified in the Vernola Marketplace Apartment Community, Phase B Proposed Pedestrian Connection to Existing Public Right-of-Way exhibit. Improvements may include, but not limited to, installation of pedestrian push button, signal head readjustment, curb ramp modifications, cu rb and gutter realignment, replacement of damaged detection loops, video detection installation, controller upgrades, and signing and striping.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
3.1.2. Pavement work at the intersection of Pats Ranch Road and 65th Street. Limits of work shall be determined by the City engineer and timing of construction work.
3.1.3. Signing and striping shall accommodate a Class II bike lane to provide connectivity between 68th street and Limonite Avenue along Wineville Avenue. Limits of work and timing of construction shall be determined by the City Engineer.
3.1.4. Two bus shelters shall be constructed at the two existing bus stops located south of the Pats Ranch Road and 65 th Street intersection per Riverside Transit Agency Bus Stop Design Guidelines and as determined by the City Engineer.
3.2. The applicant shall enter into an agreement with the City for the construction of the public improvements and provide financial securities
4. PRIOR TO ISSUANCE OF BUILDING PERMIT (ENGINEERING)
4.1 The applicant shall complete the rough grading as shown on the approved grading plans.
4.1.1 Certification to the line, grade, flow test and system invert elevations for the water quality BMPs shall be submitted or review and approved by the City Engineer.
4.1.2 An engineered-fill certification, rough grade certification and compaction report shall be submitted for review and approval of the Engineering Department.
4.1.3 A licensed land surveyor shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans.
4.2 The site's BMP facilities and features shall be constructed as shown on the project's site grading plans or separate post - construction BMP Improvement Plans approved of the City Engineer.
4.3 All utility extensions within the site shall be placed underground unless otherwise specified or allowed by these conditions of approval.
4.4 The applicant shall pay fees in accordance with Zone E of the Mira Loma Road and Bridge Benefit District. Should the Developer choose to defer the time of pay ment, a written request shall be submitted to the City Engineer, deferring said payment to the time of issuance of a building permit. Fees which are deferred shall be based upon the fee schedule in effect at the time of issuance of the permit.
4.5 If this proj ect lies within an assessment/benefit district(s), the applicant shall make application for and pay for their reapportionment of the assessments or pay the unit fees in the(those) benefit district(s).
4.6 The applicant shall form, or annex to if one already exists, a community facilities district (CFD) for public safety purposes as approved by the city in conformance with the City Engineer’s requirements. All cost of formation or annexation shall be paid by the applicant.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
4.7 The applicant shall process Parcel Merger (PM) for review and approval of the City Surveyor and Planning Department. Proof of recordation shall be submitted to the Planning Department prior to issuance of any building permit. The applicant shall process PM application with the Planning Department per the Jurupa Valley Municipal Code Title 7, the Subdivision Map Act, and any other applicable local code.
4.8 The applicant shall pay the Development Impact Fee (DIF) Fee in accordance with the fee schedule in effect at the time of issuance, if applicable.
5. PRIOR TO FINAL BUILDING INSPECTION/CERTIFICATE OF OCCUPANCY
5.1. The applicant shall complete all grading as shown on the approved grading plans.
5.1.1. The Geotechnical Engineer shall certify to the completion of grading in conformance with the approved grading plans and the recommendations of the approved geotechnical report.
5.2. The improvements required under COA 3.1 shall be completed and operational prior to issuance of the first certificate of occupancy.
5.3. The applicant is responsible for completing construction of all post -construction water quality Best Management Practices (BMP) facilities and features.
5.4. The required water system improvements, including fire hydrants, shall be installed and accepted by Jurupa Community Services District (JCSD).
5.4.1. Necessary easements for sewer and water systems on-site, as determined by JCSD, shall be shown on grading plans and dedicated to JCSD, as applicable.
5.4.2. Written proof of improvement’s acceptance shall be provided to the City.
5.5. Any Riverside County Flood Control and Water Conservation District storm drain facilities shall be constructed in conformance with the District’s requirements. Written confirmation of improvements’ acceptance by the District is required.
5.6. Sewer system shall be installed and operational, according to the improvement plans and as noted elsewhere in these conditions. All sewer manholes shall be raised to pavement finished grade. Written confirmation of acceptance from sewer purveyor is required.
5.7. Prior to occupancy, as -built improvement plans, storm drain plans, water and sewer plans, precise grading plans shall be submitted for review and approved.
5.8. Prior to building permit final sign -off the Applicant shall provide proof of recorded reciprocal ve hicular, pedestrian, and emergency vehicles access rights for the following: between the project site and the property generally known as APNs 152- VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
630-025 and 152-630-026; and between the project site and the residential property generally known as APNs 152-640-006, 152-640-005, and 152-630-027.
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
FIRE DEPARTMENT
1. Prior to issuance of Certificate of Occupancy or Building Final, the applicant shall install a fire sprinkler system based on the information provided. Fire sprinkler plans shall be submitted and approved by the Office of the Fire Marshal prior to installation. (CFC Section 903)
2. Prior to issuance of Certificate of Occupancy or Building Final, the applicant shall install a monitored manual/automatic fir e alarm system in accordance with CFC Section 907. Plans shall be submitted and approved by the Office of the Fire Marshal prior to installation. (CFC Section 907)
3. Minimum fire flow for the construction of all buildings is required per CFC Appendix B and Table B105.1. Prior to building permit issuance, the applicant shall provide documentation to show there exists a water system capable of delivering 2,750 gpm at 20psi for 2 hours. Subsequent design changes may increase or decrease the required fire flow.
4. Prior to building construction, fire appara tus access roads extending beyond 150 feet which have not been completed shall have a turnaround capable of accommodating fire apparatus. (CFC 503.2.5)
5. The Fire Apparatus Access Road shall be (all weather surface) capable of sustaining an imposed load of 75,000 lbs. GVW.
The fire apparatus access road or temporary access road shall be reviewed and approved by the Office of the Fire Marshal and in place during the time of construction. (CFC 501.4)
6. Fire apparatus access roads shall have an unobstructed width of not less than twenty–four (24) feet as approved by the Office of the Fire Marshal and an unobstructed vertical clearance of not less the thirteen (13) feet six (6) inches.
7. Prior to issuance of a Certificate of Occupancy or Building Final, a “Knox Box Rapid Entry System” shall be provided. The Knox-Box shall be installed in an accessible location approved by the Fire Code Official. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access by emergency personnel. (CFC 506.1)
8. The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the C.F.C. and NFPA 24. Fire hydrants shall be located no closer than 40 feet from a building. A fire hydr ant shall be located within 200 feet of the fire department connection for buildings protected with a fire sprinkler syste m. The size and number of outlets required for the approved fire hydrants are (6” x 4” x 2 ½” x 2 ½”) (CFC 507.5.1, 507.5.7, Appendix C, NFPA 24-7.2.3)
9. Prior to issuance of Certificate of Occupancy or Building Final, “Blue Reflective Markers” shall be installed to identify fir e hydrant locations in accordance with City specifications. (CFC 509.1)
VERNOLA MARKETPLACE APARTMENTS PHASE B (MA21347) Updated: 7/28/2022
CONDITIONS OF APPROVAL
10. Prior to issuance of Building Permits, the applicant shall furnish one copy of the water system plans to the Office of the Fire Marshal for review and approval.
11. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Office of the Fire Marshal prior to beginning construction. They shall be maintained accessible.
12. Existing fire hydrants on public streets are allowed to be considered available. Existing fire hydrants on adjacent properti es shall not be considered available unless fire app aratus access roads extend between properties and easements are established to prevent obstruction of such roads. (CFC 507, 501.3)
13. Prior to issuance of Certificate of Occupancy or Building Final, all commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required to facilitate emergency response. The numerals shall be a minimum of twelve inches in height. (CFC 505.1)
14. Fire safety during construction shall comply with the requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)
15. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal.
The Applicant hereby agrees that these Conditions of Approval are valid and lawful and binding on the Applicant, and its successors and assigns, and agrees to the Conditions of Approval.
Applicant’s name (Print Form): __________________________________________
Applicant’s name (Signature): ___________________________________________
Date: ________________
-1-
ORDINANCE NO. 2022-15
AN ORDINANCE OF THE CITY OF JURUPA VALLE Y,
CALIFORNIA, APPROVING AN AMENDMENT TO THE
CITY OF JURUPA VALLE Y OFFICIAL ZONING MAP
CHANGING THE ZONES OF APPROXIMATELY 8.34
ACRES OF REAL PROPER TY LOCATED SOUTH OF
VERNOLA MARKETPLACE SHOPPING CENTER, EAS T
OF INTERSTATE 15 (I -15), AND WEST OF PATS RANCH
ROAD AT THE INTERSECTION OF 65TH STREET (APNS:
152-640-005, -006) F ROM INDUSTRIAL PARK (I -P) ZONE
TO GENERAL RESIDENTI AL (R-3) ZONE, AND MAKING
FINDINGS PURSUANT TO CEQA
THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY DOES ORDAIN AS FOLLOWS:
Section 1. Project. Anthony P. Vernola Trust U/T/D (the “Applicant”) has applied for General Plan Amendment No. 21013, Specific Plan Amendment No. 266, Change of Zone No. 21015, , Setback Adjustment No. 21 003, and Site Development Permit No. 21115 (collectively, Master Application No. 21347 or MA No. 21347) to permit the construction of a two hundred eight (208) unit apartment community consisting of eighteen (18) multiple -family residential buildings and including eighty-two thousand five hundred three (82,503) square feet of common open space and a three thousand five hundred fifty- seven (3,557) square foot clubhouse building on approximately 8.34 acres of real property located south of Vernola Marketplace Shopping Center, east of Interstate 15 (I-15), and west of Pats Ranch Road at the intersection of 65th Street (APNs: 152-640-005, -006) in the Industrial Park (I -P) Zone and the I -5 Corridor Specific Plan area and designated Industrial Park (I-P) with a Specific Plan overlay (the “Vernola Marketplace Apartment Community Phase B Project” or “Project”). Change of Zone No. 21015 is the subject of this Ordinance.
Section 2. Change of Zone.
(a) The Applicant is seeking approval of Change of Zone No. 21015 to rezone approximately 8.34 acres of real property located south of Vernola Marketplace Shopping Center, east of Interstate 15 (I-15), and west of Pats Ranch Road at the intersection of 65th Street (APNs:
152-640-005, -006) from Industrial Park (I-P) Zone to General Residential (R-3) Zone, as depicted in Exhibit “A.”
(b) Section 9.285.010. of the Jurupa Valley Municipal Code provides that amendments to Title 9 of the Jurupa Valley Municipal Code must be made in accordance with the procedures set forth in Government Code Section 65800 et seq. , as now enacted or hereafter amended, and with the requirements of Title 9. Government Code Section 65853 provides that an amendment to a zoning ordinance, which amendment changes any property from one zone to another, shall be adopted in the manner set forth in Sections 65854 to 65857, inclusive. -2-
(c) Government Code Section 65854 provides that the planning commission must hold a public hearing on the proposed amendment to a zoning ordinance , with notice of the hearing given pursuant to Government Code Section 65090 and, if the proposed amendment to a zoning ordinance affects the permitted uses of real property, also given pursuant to Government Code Section 65091. Additionally, Sections 9.285.040.(1) and (2) of the Jurupa Valley Municipal Code provide that the Planning Commission shall hold a noticed public hearing on a proposed amendment to Title 9 of the Jurupa Valley Municipal Code that proposes to change property from one zone to another.
(d) Government Code Section 65855 provides that after the hearing, the planning commission must render its decision in the form of a written recommendation to the legislative body, which must include the reasons for the recommendation, the relationship of the proposed amendment to applicable general and specific plans, and must transmit the recommendation to the legislative body in such form and manner as may be specified by the legislative body. Additiona lly, Section 9.285.040.(3) of the Jurupa Valley Municipal Code provides that, after closing the public hearing, the Planning Commission must render its decision within a reasonable time and transmit it to the City Council in the form of a written recommendation, which shall contain the reasons for the recommendation and the relationship of the proposed amendment to 2017 General Plan. A copy of the recommendation shall be mailed to the applicant and proof thereof shall be shown on the original transmitted to the City Council. (e) Government Code Section 65856(a) provides that upon receipt of the recommendation of the planning commission, the legislative body must hold a public hearing.
Additionally, Section 9.285.040.(4)(a) of the Jurupa Valley Municipal Code provides that upon receipt of a recommendation for approval by the Planning Commission, the City Clerk shall set the matter for public hearing before the City Council at the earliest convenient day, and give notice of the time and place of the hearing in the same manner as notice was given of the hearing before the Planning Commission.
(f) Government Code Section 65857 provides that the legislative body may approve, modify, or disapprove the recommendation of the planning commission; provided that any modification of the proposed ordinance or amendment by the legislative body not previously considered by the planning commission during its hearing, must first be referred to the planning commission for report and recommendation, but the planning commission shall not be required to hold a public hearing thereon. Additionally, Section 9.285.040.(5) of the Jurupa Valley Municipal Code provides that after closing the public hearing the City Council must render its decision within a reasonable time and may approve, modify, or disapprove the recommendation of the Planning Commission; provided, however, that any proposed modification of the Planning Commission’ s recommendation not previously considered by the Planning Commission must first be referred back to the Planning Commission for a report and recommendation.
Section 3. Procedural Findings. The City Council of the City of Jurupa Valley does hereby find, determine, and declare that:
(a) The application for MA No. 21347 was processed including, but not limited to, a public notice, in the time and manner prescribed by State law and Jurupa Valley Ordinances. -3-
(b) On July 13, 2022, the Planning Commission of the City of Jurupa Valley held a public hearing on MA No. 21347, at which time all persons interested in the Project had the opportunity and did address the Planning Commission on these matters. Following the receipt of public testimony the Planning Commission closed the public hearing. Following a discussion of the Project the Planning Commission voted 4- 1-0 to recommend approval of MA No. 21347 by adopting Planning Commission Resolution No. 2022- 07-13-01, a Resolution of the Planning Commission of the City of Jurupa Valley Recommending that the City Council of the City of Jurupa Valley Adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and Approve General Plan Amendment No. 21013, Specific Plan Amendment No. 266, Change of Zone No. 21015, Setback Adjustment No. 21003, and Site Development Permit No. 21115 to Permit the Construction of 208- Unit Apartment Community on Approximately 8.34 Acres of Real Property Located South of Vernola Marketplace Shopping Center, East of I -15 Freeway and West of Pats Ranch Road at the Intersection of 65th Street (APNS: 152 -640-005, - 006), subject to recommended conditions of approval.
(c) On August 4, 2022, the City Council held a public hearing on MA No. 21347, at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. Following the receipt of public testimony the City Council closed the public hearing.
(d) All legal preconditions to the adoption of this Ordinance have occurred.
Section 4. California Environmental Quality Act Findings . The City Council hereby makes the following environmental findings and determinations in connection with the approval of proposed Change of Zone No. 21015:
(a) Pursuant to the California Environmental Quality Act (“CEQA”) (Cal. Pub.
Res. Code, § 21000 et seq.) and the State Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.), City staff prepared an Initial Study of the potential environmental effects of the approval of the Project as described in the Initial Study. Based upon the findings contained in that Study, City staff determined that, with the incorporation of mitigation measures, there was no substantial evidence that the Project could have a significant effect on the environment and an MND was prepared by the City in full compliance with CEQA. (b) Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the MND as required by law. The public comment period commenced on June 13, 2022, and expired on July 5, 2022. Copies of the documents have been available for public review and inspection at City Hall, 8930 Limonite Avenue, Jurupa Valley, California 92509. The City did not receive any comments during the public review period. (c) On July 13, 2022, the Planning Commission conducted duly noticed public hearings to consider the Project and the MND, reviewed the staff report, accepted and considered public testimony. After due consideration, the Planning Commission found that agencies and interested members of the public were afforded ample notice and opportunity to comment on the MND and the Project and adopted Resolution No. 2022-07-13-01 recommending that City Council adopt the MND and a Mitigation Monitoring and Reporting Program for the Project. -4-
(d) On August 4, 2022, the City Council, at a duly noticed public hearing, considered the proposed Project and the MND, at which time the City staff presented its report and interested persons had an opportunity to be heard and to present evidence regarding the proposed Project and the MND. Based upon the evidence presented at the hearings, including the staff report and oral testimony, the City Council, by separate Resolution No. 2022- 95 adopted on August 4, 2022, adopted the MND and a Mitigation Monitoring and Reporting Program for the Project as set forth in Exhibit “C” to City Council Resolution No. 2022-95. (e) All actions taken by City have been duly taken in accordance with all applicable legal requirements, including CEQA, and all other requirements for notice, public hearings, findings, votes and other procedural matters. (f) The custodian of records for the MND, Mitigation M onitoring and Reporting Program, and all other materials that constitute the record of proceedings upon which the City Council’s decision was based, including, without limitation, the staff reports for Master Application No. 21347, all of the material s that comprise and support the MND and all of the materials that support the staff reports for Master Application No. 21347, is the City Clerk of the City of Jurupa Valley . Those documents are available for public examination during normal business hours at the Office of the City Clerk, City of Jurupa Valley, 8930 Limonite Avenue, Jurupa Valley, California, 92509.
Section 5. Findings for Approval of Change of Zone. The City Council of the City of Jurupa Valley hereby finds and determines that Change of Zone No. 21015 should be adopted because:
(a) The proposed Project will comply with the development standards applicable to multiple family dwellings on premises in the R-3 Zone with the approval of Setback Adjustment No. 21003.
(b) The 2017 Jurupa Valley General Plan provides that additional housing to help meet the City’s Regional Housing Needs Allocation (RHNA) may come from residential uses within the I-15 Corridor Specific Plan area.
Section 6. Approval of Change of Zone. Based on the foregoing, t he City Council of the City of Jurupa Valley hereby adopts Change of Zone No. 21015, and rezones approximately
8.34 acres of real property located south of Vernola Marketplace Shoppi ng Center, east of Interstate 15 (I-15), and west of Pats Ranch Road at the intersection of 65th Street (APNs: 152- 640-005, -006) from Industrial Park (I-P) Zone to General Residential (R-3) Zone as depicted in Exhibit “A” attached hereto , and directs the City Manager to revise the official City of Jurupa Valley Zoning Map to designate the properties as being in these new zones.
Section 7. Severability. If any sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining provisions of this O rdinance. The City Council hereby declares that it would have passed this Ordinance and each sentence, clause or phrase thereof irrespective of the fact that any one or more sentences, clauses or phrases be declared unconstitutional or otherwise invalid. -5-
Section 8. Effect of Ordinance . This Ordinance is intended to supersede any ordinance or resolution of the County of Riverside incorporated by the City of Jurupa V alley that may in conflict with the terms of this Ordinance.
Section 9. Certification. The City Clerk of the City of Jurupa Valley shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted in the manner required by law.
Section 10. Effective Date. This Ordinance shall take effect on the date provided in Government Code Section 36937.
PASSED, APPROVED , AND ADOPTED by the City Council of the City of Jurupa Valley on this 18th day of August, 2022.
______________________________
Chris Barajas
Mayor
ATTEST:
______________________________
Victoria Wasko, CMC
City Clerk
-6-
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF JURUPA VALLEY )
I, Victoria Wasko, CMC, City Clerk of the City of Jurupa Valley, do hereby certify that the foregoing Ordinance No. 2022-15 was duly introduced at a meeting of the City Council of the City of Jurupa Valley on the 4 th day of August, 2022, and thereafter at a regular meeting held on the 18th day of August , 2022, it was duly passed and adopted by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Jurupa Valley, California, this 18th day of August, 2022.
________________________________
Victoria Wasko, City Clerk
City of Jurupa Valley
A-1
Exhibit A
Change of Zone
ZONING EXHIBIT
LEGEND
WEBBNWES
Page | 1
STAF
F REPORT
DATE
: July 13, 2022
TO: CHAIR JACKSON AND MEMBERS OF THE PLANNING COMMISSION FROM: JOE PEREZ, COMMUNITY DEVELOPMENT DIRECTOR
BY: THOMAS GORHAM, ASSOCIATE PLANNER
SUBJECT: MASTER APPLICATION (MA) NO. 2 1347: GENERAL PLAN AMENDMENT (GPA) NO. 21013; CHANGE OF ZONE (CZ) NO. 2 1015, AMENDMENT NO. 4 TO SPECIFIC PLAN NO. 266; SITE
DEVELOPMENT PERMIT ( SDP) NO. 21115; AND SETBACK
ADJUSTMENT (SBA) NO. 21003
PROJ ECT: “VERNOLA MARKETPLACE APARTMENT COMMUNITY ”
(PHASE B) - DEVELOP 8.34 ACRES OF VACANT LAND INTO 208-UNIT
APARTMENT COMMUNITY
LOCATION: SOUTH OF VERNOLA MARKETPLACE SHOPPING
CENTER, EAST OF I-15 FREEWAY AND WEST OF PATS RANCH ROAD AT THE INTERSECTION OF 65TH STREET (APN: 152-640-005 and 006) APPLICANT: ANTHONY P. VERNOLA TRUST U/T/D
RECOM
MENDATION
By motion, adopt Planning Commission Resolution No. 2022- 07-13-01, recommending that the City Council (1) adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; (2) approve General Plan Amendment No. 21013; (3) approve Change of Zone No. 21015; (4) approve Amendment No. 4 to Specific Plan No. 266; (5) approve Site Development Permit No. 21115; and ( 6) approve Setback Adjustment No. 21003 i n order to allow the development of Vernola Marketplace Apartment Community (Phase B) on a 8.34-acre site located at on the east side of Interstate 15 (I-15) and the west side of Pats Ranch Road at the intersection of 65th Street. (APN: 152-640-005 and 006).
PROJECT DESCRIPTION
The proposed project, Vernola Marketplace Apartment Community (VMAC) Phase B consists of a 208-unit market rate apartment community of 18 three-story buildings, with a mixture of one- , two-, and three-bedroom units on 8.34 acres of vacant land (“The Project”). See Exhibit 1 “Project Site” for the location of the project. The multi-family development will also include the following site improvements: community amenities, parking areas, street improvements, and landscaping.
The Project will require the following entitlement applications:
• General Plan Amendment (GPA) No. 21013:
o Change the land use designation from Light Industrial (LI) to High est Density Residential (HHDR) to accommodate the 208 apartments and proposed density of ITEM NO. 6
Page | 2
25 dwelling units per acre. HHDR allows for a maximum of 25 dwelling units per acre.
o Remove project site from Specific Plan Overlay.
• Amendment No. 4 to Specific Plan No. 266: Remove the 8.34-acre project site from the I-15 Corridor Specific Plan No. 266 to accommodate the residential use. The Specific Plan currently designates this site as Industrial Park (I-P). • Change of Zone (CZ) No. 21015: Change the underlying zoning classification from Industrial Park (I-P) to General Residential (R -3) to accommodate the multi -family housing. The R-3 zone allows for multiple-family dwellings and apartment houses, subject to the development standards set forth in Section 9.240.545 of the City’s Municipal Code. • Site Development Permit (SDP) No. 21115: Proposed construction of multi-family units in the R-3 zoning classification.
• Setback Adjustment (SBA) No. 21003: A request to reduce the minimum 50-foot setback requirement from any commercially zoned property to 20 feet.
PROJECT LOCATION AND SURROUNDING LAND USES
The project site consists of 8.34 acres of vacant land located east of the I-15 Freeway, south of Vernola Marketplace retail center (Lowe’s), west of Pats Ranch Road, and north of VMAC Phase A. Table 1 presents general information on the project site and surrounding land uses. Exhibit 1 shows the project location.
Table 1: Project Information and Surrounding Land Uses
Location
Current
Land Use
General Plan
Land Use Designation Zoning
Subject Site Vacant land LI (Light Industrial) I-P (Industrial Park) North Commercial and retail
(Vernola Marketplace)
CR - (Commercial Retail) C-P-S (Scenic Highway
Commercial)
South Vacant Land and Apartment
Construction Project (VMAC
Phase A).
HHDR (Highest Density
Residential)
R-3 (Planned General
Residential)
East Immediately adjacent to
commercial and vacant land
followed by Pats Ranch
Road, Limonite Meadows
Park and residential uses.
OS-R (Open Space,
Recreation)
PF (Public
Facilities/Institutional)
MDR- (Medium Density
Residential)
Industrial Park
A-2-10 (Heavy
Agriculture)
R-1 (One Family
Dwellings)
West Interstate 15 (I-15)
Residential beyond I-15
(City of Eastvale)
Freeway
MDR (Medium Density
Residential)
Freeway
R-4 (Residential)
Page | 3
EXHIBIT 1: PROJECT SITE
BACKGROUND
Phase A of the Vernola Marketplace Apartment Community, located just south of the proposed Phase B project site, was approved in 2015, and is under construction and partially occupied.
Phase A includes 397 multi -family dwelling units in 25 three- story buildings on 17.4 acres (22 dwelling units per acre).
Planning Commission Study Session
On April 7, 2021, the Planning Commission conducted a Study Session to review, discuss and provide feedback on the Applicant's initial submittal. An excerpt of the April 7, 2021 Planning Commission minutes is provided as Attachment 3. At the meeting, the following items were discussed and responses to the Commission are provided in Attachment 4:
• Residential land use and density
• Required setback for multiple family residential project • Emergency vehicle accessibility
• Clarification of setback distance from freeway
• Proposed setback variance at north property line
• Pedestrian access/visitor parking
• Clarification of market rate rentals and affordable housing • Clarification of 3-story building height
Page | 4
• Proposed site and building improvements to address impacts from freeway traffic • Parking of residents' vehicles at adjacent retail shopping center
PROJECT DETAILS
A. Site Plan. The site plan proposes 208 apartment units in 18 three-story apartment buildings, with a mixture of one-, two-, and three-bedroom units. The proposed density would be 25 dwelling units per acre (25 du/ac) . There is a 4,544 SF clubhouse/fitness/leasing building and a fitness/cabana area to accompany a pool and spa. A dditional site amenities include a dog park, picnic area, play structure and walking paths.
The Project meets the development standards of the proposed R -3 zone as well as the Multiple Family Dwelling Development Standards with t he exception of the requested Setback Adjustment to reduce the minimum setback requirement adjacent to commercially zoned property from 50 feet to 20 feet . The Setback Adjustment is discussed in detail in the analysis section below. Exhibit 2 shows the conceptual site plan for the Project.
EXHIBIT 2: CONCEPTUAL SITE PLAN
B. Buffers and Walls. The site is designed to be graded lower than the I -15 freeway where possible, which will provide a natural graded sound barrier along the west property line, similar to the first phase of Vernola Marketplace Apartments to the south (Phase A). The residential buildings are setback 72 feet from the property line abutting the freeway. A 12-foot-high decorative masonry sound wall will be constructed along the freeway and every apartment unit will have an air filtration system and sound minimizing walls/windows to mitigate impacts from the freeway. Thirty-six inch box size screen trees are proposed to buffer the site from the freeway. The combination of extensive setbacks and building design, together with trees, decorative masonry walls, and existing berms along the freeway , significantly isolate the living areas from the noise and air quality impacts of the freeway and serve to mitigate these impacts to a level of non-significance.
As required by the Zoning Code Section 9.240.545 - Multi-Family Family Development Standards, a six -foot-high decorative masonry wall will be located along the south property line abutting the VMAC Phase A site; and six to eight feet high decorative
Page | 5
masonry walls will be located along the north and east property lines abutting the commercial shopping center property.
C. Access and Circulation. Primary access to the site will be taken from the signalized intersection at Pats Ranch Road and 65th Street. The access is through an existing easement over the Vernola Marketplace Shopping Center drive aisle, south of Fitness
19. See Exhibit 3 Project’s Access Points. The existing easement is 50 feet wide and it covers both travel lanes and a new pedestrian path. The proposed pedestrian path will connect the subject property to Pats Ranch Road. Proposed street improvements to the intersection of Pats Ranch Road and 65 th Street may include installation of pedestrian push buttons, signal head readjustment, curb ramp modifications, curb and gutter realignment, replacement of damaged detection loops, and signing and striping to be determined by the Engineering Department.
EXHIBIT 3: PROJECT ACCESS POINTS
An enhanced entry with decorative paving and landscaped median is located at the project’s main entrance. There are two proposed emergency vehicle access (EVA) points equipped with a Knox Box for Fire Department access . One EVA would be located in the southwest corner of the property, through the existing Vernola Marketplace Apartment Community – Phase A. Another EVA would be located at the northeast corner of the site that connects to an existing secondary access easement crossing the shopping center and connecting to Pats Ranch Road. Wrought iron vehicular access gates will be located at the primary entrance and the EVAs.
Page | 6
Internal circulation will be provided f rom the primary entrance of the project, where residents and visitors can enter and exit through two interior entry gates and traverse the site by the internal drive aisles that circulate throughout the site. Various concrete paver pedestrian access paths are provided throughout the site connecting the residential buildings and the various site amenities.
D. Areas, Open Space and Recreational Amenities. The Project would provide 82,503 square feet of common open space including a 3,557 square foot clubhouse building.
The common open space area will include the following:
• Pool/spa area with barbeques, trellis, and pool furniture • Various enhanced paving areas with seating and shade trees • Two large common courtyards with decorative paving, benches and trees • A tree alley with decorative paving and benches
• A picnic area with decorative paving, a trellis and seating tables • A terraced dog parking with multi-level areas, concrete seat walls and dog play elements
Each of the 208 apartment units will have private open space consisting of a minimum 75 square foot balcony or patio. The Project meets the code required common and private open space area requirements.
Exhibit 4 below illustrates the pool/spa area, the terraced dog park, and the common courtyard.
EXHIBIT 4: RECREATIONAL AMENTITIES
Pool and Spa Area Terraced Dog Park
Common Courtyard
Page | 7
E. Parking. A total of 394 parking spaces are provided on- site including: 145 garage spaces; 168 open spaces; 65 carport spaces; 9 electric vehicle spaces ; and 7 apron spaces. Each residential unit will have either one garage or carport parking space.
Additional residential parking spaces will be located in the open spaces. Seventy guest parking spaces are distributed throughout the open parking areas. The onsite parking averages 1.90 spaces per unit. A conceptual parking plan is included in the architectural set of plans. A detailed parking management plan will be required to be submitted for review and approval by the Community Development Director prior to building permit issuance that outlines the following:
1. Identify the assigned resident and guest parking space(s) to each unit;
2. Provide a minimum of one garage or carport space per residential unit;
3. Include provisions to prohibit resident and guest parking from the abutting commercial parking lot; and
4. Include methods of parking enforcement and provisions for penalties and/or violations
.
The Project meets the code parking requirements as outlined in Table 2 below:
Table 2 - Parking Requirements
Unit Type Unit Count *Required
Parking
Total
1 Bedroom Units 90 1.25 per Unit 112.5
2 Bedroom Units 89 2.25 per Unit 200.2
3 Bedroom Units 29 2.75 per Units 79.7
TOTAL 208 393
Parking Provided
Parking Type Count %
Garage 145 36.7%
Open Stall 167
including 70
guest
spaces
42.0%
Carports 65 16.5%
Apron 7 1.8%
EV Stalls 9 2.3%
Postal Service 1 0.3%
TOTAL 394 1.90 spaces/du
Page | 8
F. Architecture and Building D esign. The Project includes eighteen three-story buildings with a height of 40 feet. Tower elements on some of the buildings extend to a height of 46 feet and 10 inches. The Project meets the code required height requirements. The proposed architectural style is Spanish Colonial Revival similar and compatible with VMAC Phase A. Exhibit 5 shows the proposed building elevations .
Exhibit 6 shows elevations that were approved for VMAC Phase A. Features of the proposed architectural style include red tile roofs, archways, white, beige, and brown colored stucco, decorative wrought iron railings and grills, faux wood shutters and corbels, decorative ceramic tile, and stone veneer elements. The clubhouse building will have a similar architectural style as the residential buildings.
EXHIBIT 5: PROPOSED ELEVATIONS FOR PHASE B
Page | 9
EXHIBIT 6: APPROVED ELEVATIONS FOR PHASE A
Unit Plans/Floor Area: The proposed 208 residential units will consist one-, two-, and three-bedroom units as outlined in Table 3 below:
Table 3 Unit Count
Unit Type Unit Count Unit Floor Area
A1 1bed/1bath 36 809 sf
A2 1bed/1bath 54 719 sf
Total 90 43%
B1 2bed/2bath 44 1,139 sf
B2 2bed/2bath 45 1,144 sf
Total 89 43%
C1 3bed/3bath 21 1,409 sf
B4 3bed/3bath 8 1,617 sf
Total 29 14%
208
G. Landscaping. Landscaping would include the following: a 20- to 22-foot landscape setback along the east property line abutting the adjacent commercial parking lot; a 20- to 24- foot landscape setback along the southern property line abutting the Phase A project; an 18- foot landscape setback along the north property line abutting the Lowes parking area; and a 10- to 50- foot landscaped setback along the west property line abutting the freeway, which will include large screen trees and shrubs along the inside of the freeway screening wall. The landscape setback areas will include a variety of columnar, screen and accent trees ranging in size fr om 24-inch to 36-inch box (minimum code required size is 15- inch box); shrubs; and groundcovers. The courtyard, recreation areas, and pool area will include shade trees, accent trees, and shrubs and groundcover. The open parking areas will have shade trees and river rock cobble. All plants will be compliant with California Green Building requirements for water conservation and the California Invasive Plant Council requirements for non- invasive plants. In addition, the final landscape plan will be required to comply with the water efficiency landscape design requirements of the zoning code.
Page | 10
H. Transit Facilities (Bus/Bicycles).
The new pedestrian access from the apartment complex along the existing easement through the adjacent shopping center site to Pats Ranch Road and 65 th Street will provide access to existing bus stops on Pats Ranch Road. In addition, as outlined in the Mitigation Monitoring and Reporting Program (MMRP ), mitigation measure MM - VMT-2 will require the applicant to construct bicycle lanes on Pats Ranch Road connecting to the larger existing bicycle network in the City. Detail s of the design of the bicycle lanes and connections will be determined by the Public Works Department during the plan check stage and prior to issuance of building permits.
ANALYSIS
I. GENERAL PLAN/ZONING DESIGNATION
A. Residential Land Use & Density. The Project will require amendments to the General Plan and I-15 Corridor Specific Plan to allow multi-family housing at this location.
• General Plan Land Use Designation . The project site has a General Plan land use designation of Light Industrial (LI). The proposed land use designation is Highest Density Residential (HHDR). Light Industrial is undesirable and incompatible with the surrounding residential communities. Highest Density Residential allows for a maximum of 25 dwelling units per acre. The proposed density is 25 dwelling units per acre. Please see Attachment 5 - General Plan Change Exhibit.
• I-15 Corridor Specific Plan No. 266. Consistent with the General Plan, the I- 15 Corridor Specific Plan designates this project site for industrial use. The site is in Planning Area 5 and it is planned for an Industrial Park within the Specific Plan. The Specific Plan Amendment proposed, as part of the project application, requests to remove the 8.34- acre project site from the Specific Plan to accommodate the proposed residential use. The boundary of Planning Area 5 has been revised to remove a portion of this planning area, resulting in a reduction to industrial park and overall specific plan total acreage. Table IV- 1, I-15 Corridor Specific Plan – Land Use Summary, Exhibit IV -1, Land Use Plan, and Section IV.B.5 – Planning Area 5, have been revised accordingly to reflect this adjustment. These exhibits are provided as Attachment No. 6.
• Zoning Designation. The project site has a zoning designation of Industrial Park (I-P). The proposed zoning designation is General Residential (R-3) to accommodate the proposed multi-family housing and consistent with the proposed Highest Density Residential (HHDR) General Plan land use designation. Please see Attachment 7 - Change of Zone Exhibit.
The proposal to change the General Plan land use designation and zoning from Industrial to Residential and removal of the site from the I -15 Corridor Specific Plan are consistent with City Council’s approval of Vernola Marketplace Apartment Community Phase A. For Phase A, the current land use designation is Highest Density Residential, the zoning is R -3, and the site has been excluded from I -15 Corridor Specific Plan.
This project will further transform this area, between the I-15 Freeway and Pats Ranch Road, from future light industrial uses to a residential community that is proximate to Page | 11
commercial uses, schools, and parks ; it will reduce regional vehicle miles traveled (VMT) and be more compatible with the existing residential uses along the east side of Pats Ranch Road. The City’s General Plan also indicates that additional housing to help meet the City’s Regional Housing Needs Allocation (RHNA) may come from residential uses within the I-15 Corridor Specific Plan. The proposed project was also included in the City’s approved 6th cycle Housing Element as a potential housing site.
II. ZONING DEVELOPMENT STANDARDS . The project is subject to the R -3 and Multi - Family Dwelling Development Standards of the zoning ordinance. Table 3 below outlines the project’s compliance with the zoning code development standards.
TABLE 3. ZONING CODE DEVELOPMENT STANDARDS
Development Standard Does the Project Comply?
Lot Size Minimum Size: 7,200 square-feet
Minimum Width: 60 feet
Minimum Depth: 100 feet
Yes, 8.24-acre lot size. Lot depth is 380 feet and
lot width is 604 feet.
Setback Front: 50 Feet adjacent to
Commercial uses per the Multi-
Family Residential development
standards
Rear: 10 Feet plus 2 feet for each
foot of height above 35 feet
Side: 10 Feet plus 2 feet for each
foot of height above 35 feet
Yes, with an approved Setback Adjustment. 20
feet proposed adjacent to the commercial parking
lot to the east and north instead of 50 feet. Please
see below for further analysis.
Yes. Rear and side setbacks
Lot Coverage 50% maximum Yes. 30%
Floor Area Ratio 2:1 Maximum Yes. 0.87:1
Height Maximum height: 50 feet. Yes, the buildings are 40 feet in height with some tower elements extending to 46 feet – 10 inches.
On-site
Landscaping
Minimum 20-foot wide street facing
property line landscaped setbacks.
Yes. The project has no street frontage but
provides a minimum 20- foot landscape setback at
the front (east) property line. In addition, 20- to 24- foot landscape setback along the southern property
line; an 18-foot landscape setback along the north
property line; and a 10- to 50- foot landscaped
setback along the west property line
Parking 1-bedroom units 1.25 spaces
2-bedroom units 2.25 spaces
3-bedroom units 2.75 units
393 total spaces required
Yes. 394 spaces provided
.
Open Space Common Area: 150 sf per unit =
31,200 sf
Private Area: 75 sf per unit = 15,698
sf
Yes. 82,503 sf common open space provided and
75 sf per unit private open space provided
Laundry and
Storage
In-unit laundry facilities required
35 cubic feet indoor and 60 cubic
feet outdoor storage required
Yes. Project meets required laundry and storage
requirements
**The project meets all other applicable zoning code development standards
FINDINGS FOR APPROVAL OF A SITE DEVELOPMENT PERMIT (SDP) Per Zoning Code Section 9.240.330(3) -Requirements for Approval, no Site Development Permit shall be approved unless it complies with the following standards:
Page | 12
A. “The proposed use must conform to all the requirements of the City of Jurupa Valley General Plan and with all applicable requirements of State law and the ordinance of the City of Jurupa Valley.”
The Project is consistent with the General Plan, zoning ordinance, and applicable State law. The proposed General Plan land use designation is Highest Density Residential (HHDR), and the proposed zoning classification is General Residential (R -3). The approval of the General Plan Amendment and the Change of Zone will accommodate the proposed 208-unit, 25 unit per acre multi-family residential project. The Project complies with all applicable development standards with the approval of a Setback Adjustment, and the imposition of conditions of approval.
B. “The overall development of the land shall be designed for the protection of the public health, safety, and general welfare; to conform to the logical development of the land and to be compatible with the present and logical development of the surrounding property. The plan shall consider the location and need for dedication and improvement of necessary streets and sidewalks, including the avoidance of traffic congestion; and shall take into account topographical and drainage conditions, including the need for dedication and improvements of necessary structures as a part thereof.” The combination of the site design, building design, compliance with all applicable development standards, mitigation measures , and conditions of approval will ensure that the project as designed for the protection of the public health, safety, and general welfare. The Project is consistent with the logical development of the land use and with the surrounding land uses. The proposal of changing the General Plan land use designation and zoning from Industrial to Residential and removal of the site from the I -15 Corridor Specific Plan is consistent with City Council’s approval of Vernola Marketplace Apartment Community Phase A to the south. Further, the change to residential designations will further transform this area, between the I-15 Freeway and Pats Ranch Road, from future light industrial uses to a residential community that is proximate to commercial uses, schools, and parks, and will be more compatible with the existing residential uses along the east side of Pats Ranch Road.
The proposed site development pl ans consider the location and need for dedication and improvement of necessary streets and sidewalks, including the avoidance of traffic congestion in that it includes public right -of-way improvements along Pats Ranch Road, and sufficient on -site pedestrian and vehicular access, and vehicular parking.
The proposed site development plans take into account topographical and drainage conditions, including the need for dedication and improvements of necessary structures as a part thereof in that topographical and drainage conditions have been addressed through an approved Preliminary Water Quality Management Plan and proposed Conditions of Approval recommended the City’s Engineering Department
FINDINGS FOR APPROVAL OF SETBACK ADJUSTMENT
Required Setback for Multiple Family Residential Projects. Multi-family dwelling development standards in the zoning ordinance (Section 9.240.545) require buffers from adjacent commercial, industrial, or institutional uses. Specifically, residential structures shall be set back a minimum of 50 feet from any property line abutting property zoned for, or used for, commercial, industrial, or institutional activities or structures. As proposed, the re are residential structures located approximately 20 feet from the adjacent commercially zoned site of Vernola Marketplace Shopping Center, east of the site. In accordance with Section 9.240.360 (Setback A djustments and Temporary Use of L and), a Setback Adjustment can be approved if there ar e special circumstances applicable to the property, including such factors as size, shape, topography, location or surroundings that justify the approval of the adjustment of the setback requirement, and that the adjustment will not be detrimental to the health, safety and general welfare of the Page | 13
community or be detrimental to property in the vicinity of the parcel for whi ch the adjustment is requested.
The above findings can be made to support a recommendation for granting a setback adjustment as follows:
A. There are special circumstances applicable to the subject property:
• The subject property has approximately 850 linear feet of property line abutting the adjacent commercial property. The required 50-foot setback would render approximately 63,000 square feet of the site undevelopable for residential structures. The residential buildings along the north property line are adhering to the 50-foot setback. However, the Buildings 4-7, along the east property line, are setback 20 feet from the property line.
• The abutting commercial property is developed with the Vernola Marketplace Shopping Center. Buildings 4-7 are located approximately 230-270 feet from the nearest commercial building (Fitness 19). The only commercial use within 50 feet of the residential buildings is a customer parking lot.
The approval of the Setback Adjustment will not be detrimental to the health, safety, and general welfare of the community or be detrimental to property in the vicinity of the subject site. The proposed Setback Adjustment will be mitigated by the proposed 20 -foot landscape setback and walls between the residential and commercial uses.
ENVIRONMENTAL REVIEW
The City of Jurupa Valley has prepared and intends to adopt a Mitigated Negative Declaration (MND) for the Project. The proposed Mitigated Negative Declaration is supported by an Initial Study that evaluated potential effects. The proposed MND determines that although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures have been required or revisions in the Project have been made or agreed to by the Applicant. The City's decision to prepare an MND should not be construed as a recommendation of either approval or denial of this Project. Additionally, Planning Condition No. 8 requires all the mitigation measures of the Mitigation Monitoring and Reporting Program (MMRP) to be included as conditions of approval.
NOTICING REQUIREMENTS
The Community Development Department mailed notices to property owners within 1,000 feet of the boundaries of the project site. The radius map of the notified area is provided as Attachment
8. Additionally, legal advertisements were published in the Press Enterprise on July 4, 2022. To date, no comments have been received.
Prepared by: Submitted by:
_____________________________ ___________________________ Thomas Gorham Joe Perez
Principal Planner
Community Development Director
Page | 14
Reviewed by:
//s// Maricela Marroquin
_________________________
Maricela Marroquin
Deputy City Attorney
ATTACHMENTS:
1. Resolution No. 2022-07-13-01
a. Exhibit A: General Plan Amendment
b. Exhibit B: I-15 Corridor Specific Plan Change Exhibit c. Exhibit C: Change of Zone Exhibit
d. Exhibit D: Mitigated Negative Declaration with Mitigation Monitoring and Reporting Program (MMRP) - (Available on the City's website page under Development Services/Planning/Environmental Reports at MA21347--Vernola- Marketplace-IS-MND_6-10-22_ (jurupavalley.org)
e. Exhibit E: Recommended Conditions of Approval
2. Project Plan Set (Architectural, Civil, and Landscape Plans)
3. Excerpt of the April 7, 2021 Planning Commission meeting
4. Response to Planning Commission Comments
5. General Plan Amendment Exhibit
6. I-15 Corridor Specific Plan Change Exhibit
7. Change of Zone Exhibit
8. 1,000 Foot Radius Map with Extended Areas
Absent: None
6. Public Hearings - NONE
7. Commission Business
7.1 STUDY SESSION: MASTER APPLICATION (MA) 20146 (PAR21002) VERNOLA MAREKETPLACE
APARTMENT COMMUNITY - SOUTH OF VERNOLA MARKETPLACE SHOPPING CENTER, WEST OF PATS RANCH ROAD, AND EAST OF 1-15 FREEWAY (APN:152-640-003) Ms. Andrea Hoff, Associate Planner, provided a PowerPoint presentation on Phase B of the Vernola Marketplace Apartment Community, a 200 unit 8.3-acre apartment complex. Items discussed:
• Residential land use and density
• Required setback for multiple family residential project • Emergency vehicle accessibility
• Clarification of setback distance from freeway
• Proposed setback variance at north property line
• Pedestrian access/visitor parking
• Clarification of market rate rentals and affordable housing • Clarification of 3 Story building height
• Proposed site and building improvements to address impacts from freeway traffic • Parking of residents' vehicles at adjacent retail shopping center Mr. Rick Bandar, applicant, provided a summary of the project and discussed the amenities and economic benefits the project would bring to the community.
8. Public Appearance/ Comments - NONE
9. Planning Commissioners' Reports and Comments
Chair Newman announced she attended the League of California Cities Workshop and will provide information from the workshop to the Commissioners. Chair Pro Tern Pruitt requested clarification on if the calls for services from the Sheriff's Department contained in the City Managers Update were from the City of Jurupa Valley or the entire county. Director Perez confirmed that the statistics were for the City of Jurupa Valley. Commissioner Shultz requested a copy of the map highlighting the Equestrian Overlay.
10. Community Development Director's Report
Director Perez, provided updates regarding: (1) City Council actions at April 1, 2021 City Council meeting and; (2) Virtual community meetings held on April 5 th
and 6
th
regarding the Housing
Element Update.
Respectfully submitted,
Joe Perez, Community Development Director
Secretary of the Planning Commission
Planning Commission Minutes -3- April 7, 2021
MA21347 Vernola Marketplace Apartments Phase B
Staff Response to Planning Commission Study Session Comments • Residential Land Use and Density -The project proposes a density of 25 dwelling units per acre
• Required setback for multiple family residential project – All required setbacks are provided with the exception of the required 50- foot setback from commercial property which the applicant is requesting a setback adjustment. • Emergency vehicle accessibility -The project has been designed to meet emergency vehicle access requirement. An emergency vehicle access plan is included in the project plan set
• Clarification of setback distance from freeway – The residential buildings are setback a minimum of 72 feet from the freeway
• Proposed setback variance at north property line – Project adjusted to only require setback adjustment to east property
• Pedestrian access/visitor parking – Pedestrian access is provided from project entrance to Pats Ranch Road and 65 th Street via paved pedestrian path within existing easement. Required visitor parking is provided on-site • Clarification of market rate rentals and affordable housing - The applicant will be required to comply with the City’s Inclusionary Housing In- lieu Ordinance currently scheduled for City Council adoption.
• Clarification of 3 Story building height – The residential buildings will be 3 stories with a maximum roof height of 40 feet.
• Proposed site and building improvements to address impacts from freeway traffic - The site is designed to be graded lower than the I-15 freeway where possible, which will provide a natural graded sound barrier along the west property line, similar to the first phase of Vernola Marketplace Apartments to the south (Phase A). The residential buildings are setback 72 feet from the property line abutting the freeway. A sound wall will be constructed along the freeway and every apartment unit will have an air filtration system and sound minimizing walls/windows to mitigate impacts from the freeway. Masses screen trees are proposed to buffer the site from the freeway. The combination of extensive setbacks and building design, together with trees, walls and berms, significantly isolate the living areas from the noise and air quality impacts of the freeway and serve to mitigate these impacts to a level of non-significance.
• Parking of residents' vehicles at adjacent retail shopping center – Adequate guest parking is provided on site. A condition of approval will be included to prohibit guest or resident parking in the adjacent shopping center property.
GENERAL PLAN AMENDMENT
LEGEND
WEBBNWES
I-15 Corridor Specific Plan Amendment No. 3
5 Xx AC IP
ZONING EXHIBIT
LEGEND
WEBBNWES
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY -Phase B JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTG1.0COVER SHEET Vernola Phase B ApartmentsJURUPA VALLEY , CALIFORNIA
Project Team
Contact: Contact:APPLICANT / OWNERVERNOLA TRUSTP.O. BOX 217UPLAND,CA 91784TEL: (951) 381-0600RICK BONDARContact: Contact:RESIDENTIAL ARCHITECTARCHITECTS ORANGE 144 N. Orange StreetOrange, CA 92866(714) 639-9860 SERAFIN MARANANDAVE GILMOURContact: Contact:LANDSCAPE ARCHITECTALBERT A. WEBB ASSOCIATES3788 McCRAY STREETRIVERSIDE,CA 92506951 686-1070JEFF HUTCHINSContact: Contact:CIVIL ENGINEERALBERT A. WEBB ASSOCIATES3788 McCRAY STREETRIVERSIDE,CA 92506951 686-1070JASON ARDERYContact: Contact:AERIAL TOPOGRAPHY SOURCEAEROTECH MAPPING2580 MONTESSOURI ST., SUITE 104LAS VEGAS, NV 89117702 228-6277Contact: Contact:ELECTRICAL ENGINEERSALAS O'BRIEN8825 RESEARCH DRIVEIRVINE,CA 92618(949) 753-1553VICTOR BECERRAJIMMY TORRES SHEETDESCRIPTIONG1.0COVER SHEETA1.0COLORED SITE PLANA1.1SITE PLAN AND PROJECT INFORMATIONA1.2ENLARGED SITE PLANA1.3OPEN SPACE PLANA1.4FIRE PLANA1.5PARKING ALLOCATION PLANA2.0BUILDING TYPE I-B & TYPE II COMPOSITE PLANSA2.1BUILDING TYPE I-B & TYPE II ELEVATIONSA2.2BUILDING TYPE I-B & TYPE II PERSPECTIVESA2.3BUILDING TYPE III COMPOSITE PLANSA2.4BUILDING TYPE III & TYPE II ELEVATIONS, SECTIONA2.5BUILDING TYPE III & TYPE II PERSPECTIVESA2.6BUILDING TYPE III-B & TYPE IV COMPOSITE PLANSA2.7BUILDING TYPE III-B & TYPE IV ELEVATIONSA4.0CLUBHOUSE / LEASING, MAINTENANCE PLANS &ELEVATIONSA4.1ANCILLARY STRUCTURESA5.0MATERIAL COLOR BOARDA5.1MATERIAL COLOR BOARDE5.0SITE LIGHTING COVER SHEETE5.1SITE LIGHTING LAYOUTE5.2SITE LIGHTING PHOTOMETRICSE5.3SITE LIGHTING FIXTURE CUT SHEETSE5.4SITE LIGHTING FIXTURE CUT SHEETS SHEET INDEXAGENCY SUBMITTALJURUPA VALLEY, CAMARCH 29, 2022
VICINITY MAP
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VERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CA PRELIMINARY SITE PLAN SCALE: 1" = 40'
DATE: 03-28-22
JOB NO.: 2020-530
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
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7'-5"
20'-5"
72' dimension of nearest bldg.to FWY prop. line (Phase I) TYPE I-BBLDG. #4 72' dimension of nearest bldg.to FWY prop. line (Phase I) 72' dimension of nearest bldg.to FWY prop. line (Phase I) 22'-11"
TYPE I-BBLDG. #7
9'-6"
24'-0"24'-1"
24'-0"
24'-0"24'-0"
20'-5"
22'-8"
20'-2"
7'-0"24'-0"
24'-0"
144' dimension of poolto FWY prop.line (Phase I)
24'-0"
24'-0"
24'-0"
24'-0"
12'-8"24'-0"
T
106'-3"
106'-11"
121'-3"
103'-0"
153'-1"
T
100'-9"
10'-0"
7'-9"
39'-11"
6'-11"
20'-2"
21'-2"
T
20'-0"
11'-3" 13'-1"
34'-1"
TYPE IVBLDG. #15
TYPE IVBLDG. #17
TYPE IVBLDG. #18
TYPE IVBLDG. #16
24'-0"
24'-0"
TYPE IIBLDG. #1
9'-10"
24'-0"
19'-0"
6'-0"
GATE 310'-0"
LEASING / CLUB+/-4,500 SFFITNESS / MAIL RM.
10'-0"
ACCESSPRIMARY
MAINT.
29'-7"
4'-1"
TYPE III-BBLDG. #3
10'-6"
9'-6"
9'-6"
12'-10"
15'-3"
20'-0"
T
TYPE I-BBLDG. #6
TYPE I-BBLDG. #8
TYPE I-BBLDG. #9
TYPE I-BBLDG. #10
EVEV
EVEVEVEV
EV
EV
GATES 1 & 2
CALLBOX
POSSIBLE FUTURECONNECTION
GATE 4
58'-11"
ROADTO PAT'S RANCH
GARAGEPARKING
CLUBHOUSEPARKING
Pat's Ranch RoadPedestrian acces to
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144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA1.1PRELIMINARY SITE PLAN Vernola Neighborhood - Phase B Jurupa Valley, CA
NORTHSCALE: 1" = 40'
SITE GROSS AREA 8.34 acresProject Description SITE ADDRESS TOTAL UNITS 208 units DENSITY ON GROSS AREA 24.94 du/acre unit typeTotal Unit Mix A1 A2 B1 B2 C1 B4 unitcount
1bed / 1bath 1bed / 1bath 2 bed / 2 bath 2 bed / 2 bath 3 bed / 2 bath 3 bed / 2 bath 36 54 44 45 21 8unit area 809 s.f. 719 s.f. 1,139 s.f. 1,144 s.f. 1,409 s.f. 1,617 s.f. 90 89 29 43% 43% 14% total
TOTAL
208 1,003 AVG. NRSF 208,585 NRSF total total
bldg. type Type IB
numberplotted
bldgs. 4,5,6,7,8,9,10
71st floorsq. ft. 4,711 s.f. 8,913 s.f. 8,575 s.f. 1,741 s.f.
Type II Type III Type IIIB Type IV bldgs. 1,11,14 bldgs. 12,13 bldgs. 2,3 bldgs. 15,16,17,18 3 2 2 4
2nd floorsq. ft.3rd floorsq. ft.
10,315 s.f.
TOTAL
3rd floorsq. ft.totalssq. ft.
4,588 s.f. 4,613 s.f.Building Square FootagesParking Requirements 8,737 s.f. 8,758 s.f. 10,195 s.f. 10,220 s.f. 8,491 s.f. 8,503 s.f. 1,676 s.f. 1,619 s.f.
Leasing / Clubhouse Maintenance
1 1 4,544 s.f. 400 s.f.
97,384 s.f. 79,224 s.f. 61,460 s.f. 51,139 s.f. 20,144 s.f. 4,544 s.f. 400 s.f. 314,295 s.f. unittypes
ratioqty.
1 bedroom units 2 bedroom units 3 bedroom units
unitcount 90 89 29 1.25 2.25 2.75 112.5 200.2 79.7 393 TOTALParking Provided carports
145 167 7 36.7% 1.8% 394
TOTAL total garage open stall (5 hc) apron parking 65parkingcount% 42.0% 16.5% 1.90 spaces/du
parkingtype
20 EV Stalls
9 2.3%
USPS
1 0.3%
COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT
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MNGR.BREAK / KIT.10'-0" x 15'-0"
20'-0" x 30'-8"
19'-0" x 32'-8"
CLUB
LEASING10'-0" x 13'-0"
ASSTS.11'-0" x 19'-0"MNGR.
ENTRY 21'-9" x 27'-0"FITNESS
MAILROOMPACKAGE
WOMEN'S
MEN'SMEN'S
WOMEN'S
POOL EQ.MPOE12'-0" x 18'-8"9'-0" x 18'-8"ELECT. RM.10'-0" x 9'-0"
JANITOR
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20'-0"
NEIGHBORHOOD A
20'-0"20'-1"
USPS
POOLSPA
SLOPED AREA
LOWES
FITNESS 19
PF 24
I - 1 5 F R E E W A Y
EVA ONLY
SIGNALIZED
ACCESSSECONDARY
INTERSECTION
EVA
22'-8"
30'-0"
TYPE IIIBLDG. #12
TYPE IIBLDG. #14
24'-2"
20'-7"
26'-5"
TYPE IIIBLDG. #13
TYPE IIBLDG. #11
TYPE III-BBLDG. #2
TYPE I-BBLDG. #5
11'-1"
10'-0"
7'-5"
20'-5"
72' dimension of nearest bldg.to FWY prop. line (Phase I) TYPE I-BBLDG. #4 72' dimension of nearest bldg.to FWY prop. line (Phase I) 72' dimension of nearest bldg.to FWY prop. line (Phase I) 22'-11"
TYPE I-BBLDG. #7
9'-6"
24'-0"24'-1"
24'-0"
24'-0"24'-0"
20'-5"
22'-8"
20'-2"
7'-0"24'-0"
24'-0"
144' dimension of poolto FWY prop.line (Phase I)
24'-0"
24'-0"
24'-0"
24'-0"
12'-8"24'-0"
T
106'-3"
106'-11"
121'-3"
103'-0"
153'-1"
T
100'-9"
10'-0"
7'-9"
39'-11"
6'-11"
20'-2"
21'-2"
T
20'-0"
11'-3" 13'-1"
34'-1"
TYPE IVBLDG. #15
TYPE IVBLDG. #17
TYPE IVBLDG. #18
TYPE IVBLDG. #16
24'-0"
24'-0"
TYPE IIBLDG. #1
9'-10"
24'-0"
19'-0"
6'-0"
GATE 310'-0"
LEASING / CLUB+/-4,500 SFFITNESS / MAIL RM.
10'-0"
ACCESSPRIMARY
MAINT.
29'-7"
4'-1"
TYPE III-BBLDG. #3
10'-6"
9'-6"
9'-6"
12'-10"
15'-3"
20'-0"
T
TYPE I-BBLDG. #6
TYPE I-BBLDG. #8
TYPE I-BBLDG. #9
TYPE I-BBLDG. #10
EVEV
EVEVEVEV
EV
EVGATES 1 & 2
CALLBOX
POSSIBLE FUTURECONNECTION
GATE 4
58'-11"
ROADTO PAT'S RANCH
GARAGEPARKING
CLUBHOUSEPARKING
P a t ' sR a n c hR o a d
Pat's Ranch RoadPedestrian acces to
Pat's Ranch RoadPedestrian acces to
Maintenance
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA1.2EXPANDED SITE PLAN NORTHSCALE: 1" = 40'
AREA 1
AREA 3
AREA 5
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL
4'-0"7'-0"7'-0"18'-0"
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL9'-0"9'-0"18'-0"9" 9" 3"EQ.EQ.
3"EQ.EQ.
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POOLSPA
TYPE IIIBLDG. #12
TYPE IIBLDG. #14
TYPE IIIBLDG. #13
TYPE IIBLDG. #11
TYPE III-BBLDG. #2
TYPE I-BBLDG. #5
10'-0"
TYPE I-BBLDG. #4
TYPE I-BBLDG. #7
144' dimension of poolto FWY prop.line (Phase I)
24'-0"
T
106'-3"
106'-11"
T
10'-0"
20'-2"
21'-2"
T
11'-3" 13'-1"
TYPE IVBLDG. #15
TYPE IVBLDG. #17
TYPE IVBLDG. #18
TYPE IVBLDG. #16
TYPE IIBLDG. #1
9'-10"
LEASING / CLUB
MAINT.
TYPE III-BBLDG. #3
T
TYPE I-BBLDG. #6
TYPE I-BBLDG. #8
TYPE I-BBLDG. #9
TYPE I-BBLDG. #10
EVEV
EVEVEVEV
EV
EV
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL
4'-0"7'-0"7'-0"18'-0"
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL9'-0"9'-0"18'-0"9" 9" 3"EQ.EQ.
3"EQ.EQ.
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL
4'-0"7'-0"7'-0"18'-0"
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL9'-0"9'-0"18'-0"9" 9" 3"EQ.EQ.
3"EQ.EQ.
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL
4'-0"7'-0"
7'-0"18'-0"
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL
9'-0"
9'-0"18'-0"
9"
9"
3"EQ.EQ.
3"EQ.EQ.
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL
4'-0"7'-0"7'-0"18'-0"
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL9'-0"9'-0"18'-0"9" 9" 3"EQ.EQ.
3"EQ.EQ.
GARAGEPARKINGMaintenance
EVEV
EVEVEVEV
EVEV
USPS
EV
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AREA 2
AREA 1
AREA 3
AREA 8
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA1.3PRELIMINARY OPEN SPACE PLAN NORTHSCALE: 1" = 40'
Vernola Neighborhood - Phase B Jurupa Valley, CA
OUTDOOR OPEN SPACELEGEND
UNIT
Square footage
A 1 A 2 B 1
75 s.f. 75 s.f. 75 s.f.
TOTAL PRIVATEOPEN SPACE
15,698 s.f.
TOTAL PRIVATEOPEN SPACE
B 2 B 4 C 1
Number Dims. 8' x 8' 8' x 8' 8' x 8'
77 s.f.
9'-2" x 8'
76 s.f.
9'-8" x 5'
75 s.f.
8' x 8'-7"
Total
36 54 44 45 21 8
2,700 s.f. 4,050 s.f. 3,300 s.f. 3,465 s.f. 608 s.f. 1,575 s.f.
CITY REQUIREMENT = 150 sq. ft. per dwelling unit, minimum dimension of 10'.208 dwelling units x 150 =31,200 sq. ft.
TOTAL COMMONOPEN SPACE REQUIREMENTS
* Note--the total number of private open spacedoes not take into account the extensions on thepatio levels and balcony levels that occur randomlyon the elevations.
TOTAL COMMONOPEN SPACE PROVIDED
AREAS 1, 2, 3, & 8CLUBHOUSE
78,946 sq. ft.3,557 sq. ft.82,503 sq. ft.TOTAL.
* Note--the common open space provided includes natural and/or manufactured slopedareas in Area 1.* Note--the leasing office area square footage has been deducted to get the 3,557 sq. ft.
COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT
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106'-3"
106'-11"
T
20'-2"
21'-2"
T
29'-7"
T
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EVEVEVEV
EVEV
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150'
150'
150'
150'
150'150'
150'
150'
150'
150'
150'
150'
150'
150'
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA1.4PRELIMINARY FIRE ACCESS PLAN Vernola Neighborhood - Phase B Jurupa Valley, CA
NORTHSCALE: 1" = 40'
LEGENDTURN RADIUS:INSIDE RADIUS: 28'OUTSIDE RADIUS: 48'24' WIDE FIRE LANESERVING 3 STORY &2 STORY BLDGS150' HOSE PULLFIRE APPARATUS 4 VERNOLA TRUST
PARKING ALLOCATION PLAN
5 P. L.
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STOR.P.UTILITYSTOR.P.UTILITY STOR.P.UTILITY
UP 9RDN 9R
UP 9R
UP 9RDN 9R
UP 9R
L.
P. L.
L.L.
STOR.P.UTILITY
UP 9R
UP 9R
24'-6"10'-3"36'-0"70'-9"
1'-1"26'-9"32'-7"3'-6"
24'-6"10'-3"36'-0"70'-9"
26'-9"32'-11"3'-6"63'-2"
2'-0"
24'-6"10'-3"48'-2"134'-8"10'-3"41'-6"
2'-0"26'-11"29'-10 1/2"6'-7 1/2"65'-5"
1'-5 1/2"
23'-6"12'-3"46'-2"134'-8"12'-3"40'-6"
26'-9"30'-0 1/2"6'-7 1/2"63'-5"
1'-5 1/2"
2'-0"
2'-0"
2'-0"
A2A1B1
A2
A2A2A2C1 A1A1A1B1
A2A2A2C1
10'-6"
23'-11"10'-6"
23'-11"
B2
B2
Outside unit storagespace (60 cubic ft.each)
Outside unitstorage space(60 cubic ft.each)Outside unitstorage space(60 cubic ft.each)Outside unitstorage space (60cubic ft. each) STOR.P.UTILITY
UP 9R
UP 9R
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STOR.P.UTILITY STOR.P.UTILITYSTOR.P.UTILITY
UP 9RDN 9R
UP 9R
UP 9RDN 9R
UP 9R
L. A2B2A1B1A2A2A2C1 A1A1A1B1
L.
STOR.P.UTILITYSTOR.P.UTILITY
UP 9RDN 9R
UP 9R
L.
65'-5"
Roof well to be drained12" slope
Roof well to be drained12" slope
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UP 9RDN 9R
UP 9R
Roof well to be drained12" slope
Roof well to be drained12" slope
Tower element
Tower element
R:\2020\2020-530 VERNOLA MARKETPLACE NEIGHBORHOOD B JURUPA VALLEY\03 DESIGN\SCHEM\AUTOCAD\20-530 A2.0 - COMPOSITE FLOOR PLANS.DWGMonday, March 28, 2022 11:43:04 AM A2.0CONCEPTUAL BUILDING FLOOR PLANS3/32"=1'-0"24' 08'4'16' 144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUST BUILDING TYPE II FLOOR PLANS - 3 STORIESBUILDING TYPE I-B FLOOR PLANS - 3 STORIES 3rd FLOOR PLAN w/ ROOF PLAN
1st FLOOR PLAN
2nd FLOOR PLAN
3/32"=1'-0" 3/32"=1'-0"
A1 A2 B1 B2
1 BDRM 2 BDRM
TOTAL UNITS
2 3 2 3 10
C1 3 BDRM
TOTAL UNITS
3 20
A1 A2 B1 B2
1 BDRM 2 BDRM
6 9 2 0
3rd FLOOR PLAN w/ ROOF PLAN
1st FLOOR PLAN
2nd FLOOR PLAN
PARTIAL ROOF PLAN w/ TOWER (Bldg. 1)
PARTIAL ROOF PLAN w/ TOWER (Bldg. 14)
46'-10"
9'-1"9'-1"9'-1"
Bldg. height40'-0"
1 3Tower height
2 10
13 11
4 5
F.F.
F.F.
F.F. F.G.
40'-"
9'-1"9'-1"9'-1"
Truss heel height
Tower height46'-10"2'-1"
12 6
7 15
F.F.
F.F.
F.F. F.F.
Bldg. height
40'-0"
9'-1"9'-1"9'-1"
Bldg. height
3 1
9 2
F.F.
F.F.
F.F.F.G.
40'-0"
9'-1"9'-1"9'-1"
Truss heel height36'-10"2'-1"
5 2
4 16
6 12
11 F.F.
F.F.
F.F.
bldg. height
F.G.
42'-7"
9'-1"9'-1"9'-1"40'-0" F.F.
F.F.
F.F.
3 1
2 9
12 11
Bldg. height
F.G.
40'-0"
9'-1"9'-1"9'-1"
Truss heel height2'-1"
F.F.
F.F.
11 7
5 F.F.
Bldg. height
F.G.
40'-0"
9'-1"9'-1"9'-1"
Truss heel height2'-1"
F.F.
F.F.
F.F.
6 5
10 16
40'-0"
9'-1"9'-1"9'-1"
Truss heel height2'-1"
F.F.
F.F.
13 1
3 F.F.
Bldg. height
F.G.
BALCONY
BALCONY
PATIO
UNIT A 2UNIT A 1
GARAGE
9'-1"9'-1"9'-1" F.F.
F.F.
F.F.
UNIT A 2
UNIT A 2
UNIT A 1
R:\2020\2020-530 VERNOLA MARKETPLACE NEIGHBORHOOD B JURUPA VALLEY\03 DESIGN\SCHEM\AUTOCAD\20-530 A2.1 - BUILDING ELEVATIONS.DWGMonday, March 28, 2022 11:46:54 AM A2.1CONCEPTUAL BUILDING ELEVATIONS3/32"=1'-0"24' 08'4'16' 144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUST BUILDING TYPE II ELEVATIONS - BLDG.# 1 COLOR ABUILDING TYPE I-B ELEVATIONS - BLDG.# 7 COLOR B
FRONT ELEVATION
3/32"=1'-0"3/32"=1'-0"
RIGHT ELEVATION
REAR ELEVATION
LEFT ELEVATION
FRONT ELEVATION
RIGHT ELEVATION
REAR ELEVATION
LEFT ELEVATION
MATERIAL / COLOR LEGENDEXTERIOR PLASTERDECORATIVE GABLE VENTSPANISH BARREL "S" TILEMETAL RAILINGDECORATIVE FOAM TRIMFOAM SHUTTER
FABRIC AWNINGDECORATIVE CHIMNEYDECORATIVE CORBELSTUCCO RECESSCERAMIC TILE
ALUMINUM STOREFRONT GLAZING SYSTEM
1 2
3 4
5 6
8 9
10 11
12 14
FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO SHEET A4.0FOR THE COLOR AND MATERIAL BOARD
STONE VENEER
15 DECORATIVE METAL POTSHELF
7 SECTIONAL GARAGE DOOR
16 VINYL WINDOWS
13 SECTION - A
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA2.2PERSPECTIVE RENDERINGS BUILDING TYPE II - BLDG. # 1 PERSPECTIVEBUILDING TYPE I-B - BLDG. # 7 PERSPECTIVE
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UP 9R
UP 9RDN 9R
UP 9R
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41'-6"10'-3"24'-9 1/2"158'-8"22'-7"24'-9 1/2"
2'-0"26'-9"32'-9"3'-6"65'-0"
1'-6"10'-3"24'-6"
1'-6"
1'-6"
40'-6"12'-3"23'-9 1/2"158'-8"22'-7"23'-9 1/2"
26'-9"32'-9"3'-6"63'-0"
12'-3"23'-6"
C1B2B2A2 B1B1B1A1
C1B2B2A2
10'-8"
23'-11"Outside unitstorage space(60 cubic ft.each)Outside unitstorage space(60 cubic ft.each) P.
L.
L.
P. L.
L.L.
STOR.P.UTILITY
UP 9RDN 9R
UP 9R
UP 9RDN 9R
UP 9R
P. L.
L.
C1B2B2A2 B1B1B1A1
R:\2020\2020-530 VERNOLA MARKETPLACE NEIGHBORHOOD B JURUPA VALLEY\03 DESIGN\SCHEM\AUTOCAD\20-530 A2.0 - COMPOSITE FLOOR PLANS.DWGMonday, March 28, 2022 11:50:24 AM A2.3CONCEPTUAL BUILDING FLOOR PLANS3/32"=1'-0" BUILDING TYPE III FLOOR PLANS - 3 STORIES 144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUST 3/32"=1'-0"
3rd FLOOR PLAN w/ ROOF PLAN
2nd FLOOR PLAN
24' 08'4'16'
1st FLOOR PLAN
C1 3 BDRM
TOTAL UNITS
3 18
A1 A2 B1 B2
1 BDRM 2 BDRM
0 3 6 6
40'-0"
9'-1"9'-1"9'-1"
Truss heel height
Bldg. height46'-10"2'-1"
1 3
Tower height
2 10
6 9
4 5
F.F.
F.F.
F.F. F.G.
11 46'-10"
9'-1"9'-1"9'-1"
Building height
3 13
15 2
F.F.
F.F.
F.F.
11Tower height
F.G.
9'-1"9'-1"9'-1"
Bldg. height40'-0" F.F.
F.F.
F.F.
2 3
6 16
5 10
12 11
9'-1"9'-1"9'-1"
Bldg. height40'-0" F.F.
F.F.
F.F.
11 5
3 9'-1"9'-1"9'-1"
Bldg. height40'-0" F.F.
F.F.
F.F.
6 1
7 9'-1"9'-1"9'-1"
Bldg. height40'-0"
7 3
2 13
9 4
5 F.F.
F.F.
F.F.
12 11
BALCONY
BALCONY
PATIO
UNIT C 1
UNIT C 1
UNIT C 1
UNIT B 1
UNIT B 1
GARAGE
roof well
9'-1"9'-1" F.F.
F.F.9'-1" F.F.
R:\2020\2020-530 VERNOLA MARKETPLACE NEIGHBORHOOD B JURUPA VALLEY\03 DESIGN\SCHEM\AUTOCAD\20-530 A2.1 - BUILDING ELEVATIONS.DWGMonday, March 28, 2022 1:02:25 PM A2.4CONCEPTUAL BUILDING ELEVATIONS3/32"=1'-0"24' 08'4'16' 144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUST 3/32"=1'-0" BUILDING TYPE II ELEVATIONS - BLDG.# 14 COLOR A
FRONT ELEVATION
LEFT ELEVATIONBUILDING TYPE III ELEVATIONS - BLDG.# 12 COLOR B3/32"=1'-0"
FRONT ELEVATION
RIGHT ELEVATIONLEFT ELEVATION
REAR ELEVATION
MATERIAL / COLOR LEGENDEXTERIOR PLASTERDECORATIVE GABLE VENTSPANISH BARREL "S" TILEMETAL RAILINGDECORATIVE FOAM TRIMFOAM SHUTTER
FABRIC AWNINGDECORATIVE CHIMNEYDECORATIVE CORBELSTUCCO RECESSCERAMIC TILE
ALUMINUM STOREFRONT GLAZING SYSTEM
1 2
3 4
5 6
8 9
10 11
12 14
FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO SHEET A4.0FOR THE COLOR AND MATERIAL BOARD
STONE VENEER
15 DECORATIVE METAL POTSHELF
7 SECTIONAL GARAGE DOOR
16 VINYL WINDOWS
13 SECTION - B
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA 2.5PERSPECTIVE RENDERINGS BUILDING TYPE III- BLDG. # 12 PERSPECTIVE
BUILDING TYPE II - BLDG. # 14 PERSPECTIVE
P.
L.
L.
P. L.
L.
P. L.
L.
P.
L.
L.
P. L.
L.
UP 9RDN 9R
UP 9R
UP 9RDN 9R
UP 9R
P. L.
L.
41'-6"10'-3"24'-9 1/2"135'-2"22'-7"24'-9 1/2"
28'-3 1/2"34'-10"63'-2"
1'-6"11'-3"
41'-6"10'-3"24'-9 1/2"135'-2"22'-7"24'-9 1/2"
27'-4"36'-10"65'-2"
2'-0"11'-3"
2'-0"
2'-0"
C1B2B2 B1B1B1
C1B2B2
10'-8"
23'-11"Outside unit storagespace (60 cubic ft. each)Outside unit storagespace (60 cubic ft. each)
ENTRY UP
STORAGEUTILITY
ENTRY UP
STORAGEUTILITY
43'-10" 43'-10" 4'-1 1/2"
39'-4"
39'-4"
B4B4
10'-6"23'-6"
20'-5 1/2"
P.
L.
L.
P. L.
L.
UP 9RDN 9R
UP 9R
UP 9RDN 9R
UP 9R
P. L.
L.
C1B2B2 B1B1B1
7'-5 1/2"28'-11"7'-5 1/2"43'-10"
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA2.6CONCEPTUAL BUILDING FLOOR PLANS3/32"=1'-0" BUILDING TYPE IV FLOOR PLANS - 3 STORIES3/32"=1'-0" TOTAL UNITS B4 3 BDRM 2
2 C1 3 BDRM
TOTAL UNITS
3 15
A1 A2 B1 B2
1 BDRM 2 BDRM
0 0 6 6
BUILDING TYPE III-B FLOOR PLANS - 3 STORIES3/32"=1'-0"24' 08'4'16' 3rd FLOOR PLAN w/ ROOF PLAN
2nd FLOOR PLAN
1st FLOOR PLAN
3rd FLOOR PLAN w/ ROOF PLAN
2nd FLOOR PLAN
1st FLOOR PLAN
9'-1"9'-1"9'-1"
Bldg. height40'-0"
7 3
2 5
13 12
5 F.F.
F.F.
F.F.
11 4
9'-1"9'-1"9'-1"
Bldg. height40'-0" F.F.
F.F.
F.F.
4 5
7 9'-1"9'-1"9'-1"
Bldg. height40'-0" F.F.
F.F.
F.F.
11 5
3 9'-1"9'-1"9'-1"
Bldg. height40'-0" F.F.
F.F.
F.F.
2 3
10 5
12 11
1 9'-1"9'-1"9'-1"
Truss heel heightBldg. height37'-10"2'-1"
9 12
8 F.F.
F.F.
F.F.
9'-1"9'-1"9'-1"
Truss heel heightBldg. height37'-10"2'-1"
F.F.
F.F.
F.F.
3 12
16 11
9'-1"9'-1"9'-1"
Truss heel heightBldg. height37'-10"2'-1"
F.F.
F.F.
F.F.
6 10
1 9'-1"9'-1"9'-1"
Truss heel heightBldg. height37'-10"2'-1"
F.F.
F.F.
F.F.
2 12
5 144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA2.7CONCEPTUAL BUILDING ELEVATIONS3/32"=1'-0" BUILDING TYPE IV ELEVATIONS - BLDG.# 17 COLOR A3/32"=1'-0" FRONT
BUILDING TYPE III-B ELEVATIONS - BLDG.# 2 COLOR A3/32"=1'-0"24' 08'4'16' RIGHT
REAR
LEFT
FRONT
RIGHTLEFT
REAR
MATERIAL / COLOR LEGENDEXTERIOR PLASTERDECORATIVE GABLE VENTSPANISH BARREL "S" TILEMETAL RAILINGDECORATIVE FOAM TRIMFOAM SHUTTER
FABRIC AWNINGDECORATIVE CHIMNEYDECORATIVE CORBELSTUCCO RECESSCERAMIC TILE
ALUMINUM STOREFRONT GLAZING SYSTEM
1 2
3 4
5 6
8 9
10 11
12 14
FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO SHEET A4.0FOR THE COLOR AND MATERIAL BOARD
STONE VENEER
15 DECORATIVE METAL POTSHELF
7 SECTIONAL GARAGE DOOR
16 VINYL WINDOWS
13 MNGR.BREAK / KIT.10'-0" x 15'-0"
20'-0" x 30'-8"
19'-0" x 32'-8"
CLUB
LEASING10'-0" x 13'-0"
ASSTS.11'-0" x 19'-0"MNGR.
ENTRY 21'-9" x 27'-0"FITNESS
MAILROOMPACKAGE
WOMEN'S
MEN'SMEN'S
WOMEN'S
POOL EQ.MPOE12'-0" x 18'-8"9'-0" x 18'-8"ELECT. RM.10'-0" x 9'-0"
JANITOR
19'-6"11'-8" 44'-3"31'-2"75'-5"
2'-0"2'-2"
13'-11"2'13'-8"38'-2"29'-7"67'-9"
73'-8"
2'-0"
1'-8"
29'-0"
14'-1"
Bldg. height23'-0"
11 3
F.F.
PL. HT.
5 5
2 12
14 Maintenance
20'-0"
3 16
10 13 RIDGEHIPHIPHIPHIP
14'-1"
Bldg. height23'-0" F.F.
PL. HT.
10 15
22'-5"
14'-1"
Bldg. height23'-0" F.F.
PL. HT.
9 11
14 23'-0"
14'-1"
Bldg. height29'-0"
F.F.
PL. HT.
5 13
1 9
RIDGE
HIP
RIDGE
HIP
VALLEY
HIP
HIP
HIPHIPHIPHIP
R.
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set)VERNOLA TRUSTA4.0 CONCEPTUAL CLUBHOUSE / LEASING & MAINTENANCE BUILDING FLOOR PLANS & ELEVATIONSCLUBHOUSE / LEASING ELEVATIONS3/32"=1'-0" MAINTENANCE PLANS & ELEVATIONS1/8"=1'-0" CLUBHOUSE / LEASING FLOOR PLAN1/8"=1'-0"
FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATION
LEFT ELEVATION1/8"=1'-0"CLUBHOUSE / LEAS'NG ELEVS.
FRONT ELEVATIONSIDE ELEVATIONSINGLE STORY PLAN TOTAL SQUARE FOOTAGE 418 SQ. FT.
MATERIAL / COLOR LEGENDEXTERIOR PLASTERDECORATIVE GABLE VENTSPANISH BARREL "S" TILEMETAL RAILINGDECORATIVE FOAM TRIMFOAM SHUTTER
FABRIC AWNINGDECORATIVE CHIMNEYDECORATIVE CORBELSTUCCO RECESSCERAMIC TILE
ALUMINUM STOREFRONT GLAZING SYSTEM
1 2
3 4
5 6
8 9
10 11
12 14
FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO SHEET A4.0FOR THE COLOR AND MATERIAL BOARD
STONE VENEER
15 DECORATIVE METAL POTSHELF
7 SECTIONAL GARAGE DOOR
16 VINYL WINDOWS
13 ROOF PLANFLOOR PLAN
TOTAL SQUARE FOOTAGE 4,544 SQ. FT.CLUBHOUSE ROOF PLAN1/8"=1'-0" 0 I
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TRASH ENCLOSURE ELEVATIONS 3/16"= 1 '-0"
(Second submittal set)
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SHERWIN WILLIAMS
SHIIT AKE SW9 l 73
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SHERWIN WILLIAMS
WELL-BRED BROWN SW7027
CARPORT ELEVATIONS
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SHERWIN WILLIAMS
TRICORN BLACK SW6258
.
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1/4"=1 '-0"
1/4"=1 '-0"
CONCEPTUAL ANCILLARY STRUCTURES, GARAGES, PARKING, CARPORT FLOOR PLANS AND ELEVATIONS A4.1 D 2' 4' 8' 12'
VERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B)
1/4"=1'-0"
JURUPA VALLEY, CA --· DATE: 03-28-22
JOB NO.: 2020-530
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
Architecture.
Design.
Relationships.
VERNOLA TRUST
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL
4'-0"7'-0"7'-0"18'-0"
19'-0"8' CONCRETE APRONVERIFY LENGTH WITH CIVIL9'-0"9'-0"18'-0"9"9" 3"EQ.EQ.
3"EQ.EQ.
6'-0"7'-6" 6'-0"7'-6"
6'-0"7'-6" 6'-0"7'-6"
1/4"=1'-0"8' 2'12' 04'
FRONT
REAR
LEFT/RIGHT
TRASH ENCLOSURE ELEVATIONS3/16"=1'-0"
1/4"=1'-0"
CARPORT ELEVATIONS1/4"=1'-0"
TRASH ENCLOSURE PLANS
A4.1 CONCEPTUAL ANCILLARY STRUCTURES, GARAGES, PARKING, CARPORT FLOOR PLANS AND ELEVATIONS144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-28-22JOB NO.: 2020-530 (Second submittal set) 1/4"=1'-0" GARAGES, PARKING & CARPORT PLANS4-BIN PLAN2-BIN PLAN FRONT
REAR
LEFT/RIGHT
5 13
117 20/30 EXTERIOR PLASTER
L.!..J WALL W/ SCORED LINES
TO MATCH PAINT SPECS
f--;;l FAUX WOOD SHUTTERS
~ TO MATCH PAINT SPECS C
(Second submittal set)
l
A
4 l
r-;::;l IRON RAILINGS & GATES
~ TO MATCH PAINT SPEC D
[""--;::;l EAGLE ROOFING
L2J CAPISTRANO
EL MORADO BLEND SHC8709
8 2 6
9 l l 10
r--::;-i DECORATIVE POT SHELF
~ TO MATCH PAINT SPEC D
M MET AL GARAGE DOORS
4 A
~ TO MATCH PAINT SPECS B & C
OR SIMILAR
12 3
7 10
~ FAUX WOOD CORBELS
~ TO MATCH PAINT SPECS A & C
VERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B}
0 [I]
SHERWIN WILLIAMS
AESTHETIC WHITE SW7035
SHERWIN WILLIAMS
SHIITAKE SW9173
SHERWIN WILLIAMS
WELL-BRED BROWN SW7027
SHERWIN WILLIAMS
TRICORN BLACK SW6258
~ DECORATIVE TRIM
~ SIZES AND SHAPES WILL VARY
TO MATCH PAINT SPEC C
iLl VINYL WINDOW & DOORS
~ TAN
r--:;-i FAUX CLAY GABLE PIPES
L!.J TO MATCH PAINT SPEC C
i,"-:;-7 DECORATIVE GABLE GRILLS
~ TO MATCH PAINT SPEC C
JURUPA VALLEY, CA
~ DECORATIVE CERAMIC TILE f,;l CREATIVE MINES VENEER STONE ~ TALAVERA MEXICAN TILE-10373 ~ CRAFT ORCHARD LIMESTONE
TIMBERWOLF
COLOR AND MATERIALS BOARD
DATE: 03-11-22
JOB NO. : 2020-530
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AS.O
Architecture.
Design.
Relationships.
VERNOLA TRUST
4 D
5 l l
DD
II
117 20/30 EXTERIOR PLASTER
L.!..J WALL W/ SCORED LINES
TO MATCH PAINT SPECS
f--;;l FAUX WOOD SHUTTERS
~ TO MATCH PAINT SPECS D
(Second submittal set)
l
A
•
•
l
B
4 C
l==l==lDJ
r-;::;l IRON RAILINGS & GATES
~ TO MATCH PAINT SPEC F
[""--;::;l EAGLE ROOFING
L2J CAPISTRANO
EL MORADO BLEND SHC8709
8 2 6 l
A
[I] [IJ DJ
9 10
~[I]
r--::;-i DECORATIVE POT SHELF
~ TO MATCH PAINT SPEC F
M MET AL GARAGE DOORS
~ TO MATCH PAINT SPECS B & D
OR SIMILAR
3 [g] l
C
7 10
[I]~
~ FAUX WOOD CORBELS
~ TO MATCH PAINT SPECS B & D
VERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B}
0 [I]
IT]
~ DECORATIVE TRIM
~ SIZES AND SHAPES WILL VARY
TO MATCH PAINT SPEC D
i,"-:;-7 DECORATIVE GABLE GRILLS
~ TO MATCH PAINT SPEC D
JURUPA VALLEY, CA
SHERWIN WILLIAMS
WOOL SKEIN SW6 l 48
SHERWIN WILLIAMS
MEGA GREIGE SW703 l
SHERWIN WILLIAMS
WARM STONE SW7032
SHERWIN WILLIAMS
WELL-BRED BROWN SW7027
SHERWIN WILLIAMS
TRICORN BLACK SW6258
iLl VINYL WINDOW & DOORS
~ WHITE
r--:;-i FAUX CLAY GABLE PIPES
L!.J TO MATCH PAINT SPEC D
~ DECORATIVE CERAMIC TILE
~ TALAVERA MEXICAN Tl LE -1 0373
COLOR AND MATERIALS BOARD
DATE: 03-11-22
JOB NO. : 2020-530
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AS.O
Architecture.
Design.
Relationships.
1 VERNOLA TRUST
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-11-22JOB NO.: 2020-530(Second submittal set)E5.0SITE LIGHTING COVER SHEET SITE GROSS AREA 8.33 acres StatisticsDescriptionSymbolAvgMaxMinMax/MinAvg/MinCalc Zone #1 Site Parking/Drive Isles2.9 fc12.4 fc1.0 fc12.4:12.9:1Calc Zone #2 Courtyard #1 Ped. Pathway2.4 fc5.9 fc0.5 fc11.8:14.8:1Calc Zone #3 Courtyard #2 Ped. Pathway2.1 fc6.0 fc0.6 fc10.0:13.5:1Calc Zone #4 Courtyard #3 Ped. Pathway2.5 fc8.8 fc0.4 fc22.0:16.3:1Calc Zone #5 Site Ped. Pathway3.9 fc6.0 fc0.4 fc15.0:19.8:1Calc Zone #6 Site Ped. Pathway2.5 fc7.9 fc0.7 fc11.3:13.6:1Calc Zone #7 Pool Area2.9 fc8.3 fc0.9 fc9.2:13.2:1Calc Zone #8 Adjacent residential property light spillage0.1 fc0.3 fc0.0 fcN/AN/A 25W LED SURFACE MOUNTED LED FIXTURE SUITABLE FOR WETLOCATION ROUTED THRU PHOTOCELL.120250-10V DIMMINGLUMINAIRE LED LIGHTING#VPF44-25-3000K-120-OP-*-WET-DIM-TX/SD OR EQUAL12094(1) 94W LED0-10V DIMMING208POLE MOUNTED LED AREA LIGHT FIXTURE WITH TYPE 4DISTRIBUTION, WITH INTEGRAL MOTION SENSOR AND ULLISTED FOR WET LOCATIONS. MOUNTED ON 20' POLE.LITHONIA LIGHTING#KAD-LED-40C-700-40K-R4-MVOLT-PIR-BL50 OR EQUALW/2 @180° ARM74120WALL MOUNTED LED AREA LIGHT FIXTURE WITH FULLCUTOFF REFLECTOR, INTEGRAL MOTION SENSOR AND ULLISTED FOR WET LOCATIONS.(1) 74W LEDLITHONIA LIGHTING#DSXW1-LED-20C-1000-40K-TFTM-MVOLT-DMGPRI-DDBXD OR EQUAL0-10V PHILIPS GARDCO#SFRP-T3-4-70LA-6435-NW-UNV-AR-BRP OR EQUUAL70W LEDLED 70120LED POST TOP FIXTURE MOUNTED ON 15' POLE WITHINTEGRAL MOTION SENSOR.S3S2AS1 S5ARCHITECTURAL AREA LIGHTING#KB6-Y2-1030-120-277VAC-DB14W LEDLED 14120LED 42" BOLLARDS6 94(2) 94W LED0-10V DIMMING208POLE MOUNTED LED AREA LIGHT FIXTURE WITH TYPE 4DISTRIBUTION, WITH INTEGRAL MOTION SENSOR AND ULLISTED FOR WET LOCATIONS. MOUNTED ON 20' POLE.LITHONIA LIGHTING#KAD-LED-40C-700-40K-R4-MVOLT-PIR-BL50 OR EQUALS2B 10'-0" A.F.F. TO BOTTOM OF FIXTURE ( AT GENERAL BLDG FACADES)20'-0" A.F.F. TO TOP OF FIXTURE20'-0" A.F.F. TO TOP OF FIXTURESURFACE MOUNTED UNDER CARPORT CEILING15'-0" A.F.F. TO TOP OF FIXTUREGROUND MOUNTED2775 LUMENS9266 LUMENS1204 LUMENS 11,013 LUMENS11,013 LUMENS7,712 LUMENS4,000K °4,000K °4,000K °3,000K °4,000K °3,000K ° 8825 RESEARCH DRIVETEL: (949) 753-1553IRVINE, CA 92618| expect a difference |www.salasobrien.com 03-28-22E-Mail [email protected]#2022-01397JT E-5.0SITE LIGHTING COVER SHEETE-5.1SITE LIGHTING LAYOUTE-5.2SITE LIGHTING PHOTOMETRICSE5.3SITE LIGHTING FIXTURE CUT SHEETSE5.4SITE LIGHTING FIXTURE CUT SHEETS
SITE LIGHTING FIXTURE SCHEDULE
SITE PHOTOMETRICS STATISTICS SUMMARY
SITE LIGHTING PROJECTG SUMMARY
UNIT C12 BR / 2 BA
T
T
T
TMaintenance
UNIT C12 BR / 2 BA
TYPE IIIBLDG. #12TYPE IIBLDG. #14TYPE IIIBLDG. #13TYPE IIBLDG. #11 TYPE III-BBLDG. #2 TYPE I-BBLDG. #5TYPE I-BBLDG. #8TYPE I-BBLDG. #9TYPE I-BBLDG. #10 TYPE I-BBLDG. #4TYPE I-BBLDG. #7TYPE I-BBLDG. #6 TYPE IVBLDG. #15
TYPE IVBLDG. #17
TYPE IVBLDG. #18TYPE IVBLDG. #16TYPE IIBLDG. #1TYPE III-BBLDG. #3 T
+/-3,700 SFPOOLSPALEASING / CLUB / FITNESS / MAIL RM.
642 FS
649.00 FS644.00 FS648.00 FS
EVEV
EVEV EVEV
EVEV
USPS
EV
MHMHMH MH
S3TYP.
S5S6TYP.
S2ATYP. S1TYP.S2BTYP.
TYP.
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-11-22JOB NO.: 2020-530(Second submittal set)E5.1SITE LIGHTING LAYOUT Vernola Neighborhood - Phase B Jurupa Valley, CANORTHSCALE: 1" = 30' 8825 RESEARCH DRIVETEL: (949) 753-1553IRVINE, CA 92618| expect a difference |www.salasobrien.com 03-28-22E-Mail [email protected]#2022-01397 UNIT C12 BR / 2 BA
T
T
T
TMaintenance
UNIT C12 BR / 2 BA
TYPE IIIBLDG. #12TYPE IIBLDG. #14TYPE IIIBLDG. #13TYPE IIBLDG. #11 TYPE III-BBLDG. #2 TYPE I-BBLDG. #5TYPE I-BBLDG. #8TYPE I-BBLDG. #9TYPE I-BBLDG. #10 TYPE I-BBLDG. #4TYPE I-BBLDG. #7TYPE I-BBLDG. #6 TYPE IVBLDG. #15
TYPE IVBLDG. #17
TYPE IVBLDG. #18TYPE IVBLDG. #16TYPE IIBLDG. #1TYPE III-BBLDG. #3 T
+/-3,700 SFPOOLSPALEASING / CLUB / FITNESS / MAIL RM.
642 FS
649.00 FS644.00 FS648.00 FS
EVEV
EVEV EVEV
EVEV
USPS
EV
MHMHMH MH1.21.41.2
1.81.42.43.83.71.8 10.73.23.15.69.112.2
4.12.64.06.16.84.9 3.73.75.15.13.61.9
12.38.46.44.63.710.4
5.94.22.95.5 3.93.22.11.7
2.0 2.22.31.9
3.96.36.34.02.32.74.86.74.82.41.41.11.11.11.21.21.21.11.01.11.21.41.41.41.51.61.61.81.92.02.12.21.9 3.45.05.13.93.03.04.14.33.92.51.51.31.61.71.71.81.61.41.31.31.51.81.92.02.12.12.02.22.42.42.52.62.52.22.5
2.02.42.82.92.22.02.11.91.81.51.31.31.51.82.01.81.51.41.41.51.51.72.02.32.22.02.12.12.42.72.62.52.42.32.6 1.52.3
2.41.71.31.11.11.11.11.31.82.62.72.31.71.51.31.41.62.02.83.02.72.22.12.22.83.52.82.42.32.12.1 1.72.6
3.02.01.61.31.31.31.51.92.64.04.53.52.42.11.92.02.22.94.24.84.03.13.03.03.9 3.52.82.62.11.7
1.61.92.72.11.71.51.31.21.11.11.31.72.42.72.21.71.51.31.41.61.92.62.92.52.12.12.12.43.02.42.22.11.81.5 2.83.23.63.02.62.62.92.82.61.81.41.31.51.81.91.81.51.41.41.41.51.72.02.22.22.02.02.12.22.32.42.11.92.12.72.2
4.56.25.63.72.83.75.45.84.12.41.41.41.51.61.71.71.61.41.21.31.51.71.91.92.02.01.92.02.12.12.12.32.12.38.15.8 3.87.65.22.61.92.85.77.33.8
1.01.01.11.11.11.01.01.01.11.21.21.31.41.41.41.41.41.41.62.22.72.94.03.1 1.2
2.84.54.32.41.5 2.95.99.011.43.1
1.13.05.36.55.92.1 1.82.72.53.02.71.0
4.59.52.92.22.21.6 2.13.23.73.34.610.0
3.54.96.65.13.53.8 9.97.56.44.93.11.8
2.53.44.34.08.55.3 1.21.92.22.63.12.2
1.21.41.61.91.1 1.51.82.31.0
2.02.22.6 1.01.93.03.32.71.0
1.21.0 4.55.64.12.0
1.0 1.21.2
2.25.17.89.08.0 1.53.66.65.93.01.92.75.47.34.42.83.35.96.43.62.43.76.54.51.91.12.14.86.23.31.92.65.36.23.63.14.45.24.63.6
2.03.65.35.23.32.63.25.25.84.63.84.05.45.33.73.23.54.53.92.11.52.34.24.43.12.42.74.44.63.42.92.93.12.91.9 1.62.32.52.62.32.02.32.82.93.22.92.82.62.63.12.62.11.51.51.11.01.92.41.71.51.21.51.71.81.92.01.82.59.64.6
1.81.6 1.72.02.82.01.71.93.9
3.02.6 1.61.61.51.93.52.3
2.11.6 2.02.94.12.91.9
5.8 5.44.0
2.01.51.51.3 1.91.5
1.62.3 2.41.7
5.4 5.44.0
5.52.61.61.41.1 1.41.4
1.51.7 1.91.8
3.7 3.32.7
5.72.81.71.41.1 1.11.21.31.41.31.31.41.61.81.92.12.32.73.53.83.92.92.82.32.52.23.13.12.61.61.62.54.34.93.42.41.51.41.1
1.11.51.61.61.51.51.82.02.12.02.12.23.35.16.05.34.34.85.04.43.54.35.24.42.42.13.95.85.43.21.81.71.51.0 1.73.03.63.62.42.12.74.04.03.22.51.92.84.58.45.03.64.37.73.92.93.77.64.11.91.73.37.44.82.31.41.82.1
1.74.25.75.12.71.73.05.35.94.11.61.61.51.51.71.51.91.51.81.51.51.51.41.61.41.71.51.71.71.8 1.41.71.61.71.71.4
2.12.31.81.81.71.2 3.03.12.21.91.61.2
4.95.94.12.4 3.42.41.81.61.3
4.83.42.0 2.52.51.81.71.61.4
1.32.12.62.01.61.41.71.71.61.71.71.51.51.61.4 1.01.62.11.81.61.72.32.62.11.71.61.51.41.41.3
2.03.64.73.52.72.94.25.23.72.41.81.41.31.21.4 2.34.55.54.33.13.35.05.94.32.41.91.41.2
1.91.71.31.11.11.11.11.21.21.11.41.31.71.41.81.4 1.61.21.1
1.51.54.58.34.11.81.32.76.36.43.01.51.32.86.17.12.12.33.1 1.2
1.41.62.84.95.54.72.31.73.45.55.63.82.12.03.86.06.24.32.33.55.56.11.6 2.32.42.32.11.92.96.07.13.82.22.01.51.62.23.23.33.32.01.72.43.23.42.92.42.63.44.34.13.22.43.76.07.83.5
3.94.85.14.13.03.35.87.26.75.13.11.91.2 2.42.2
1.82.12.52.32.01.93.14.45.612.4
3.55.47.44.62.41.92.74.67.05.63.41.51.0 3.34.2
1.82.62.92.51.9 2.12.43.13.8
1.6 1.21.01.0
3.96.3 2.53.94.53.72.5
1.81.71.61.4 1.1
1.01.11.0 3.74.6
1.82.42.82.41.81.41.51.61.51.5 1.21.31.51.52.82.7
2.12.42.52.41.81.51.41.51.61.62.1 1.41.72.53.53.63.62.82.63.43.53.13.03.54.54.53.72.61.51.31.41.61.62.2
1.71.82.94.95.84.62.73.05.05.64.22.73.85.86.04.32.11.31.21.41.61.51.6 1.91.6
1.92.15.37.03.21.82.65.96.83.2 1.11.21.51.41.3
1.61.4 1.41.51.71.8
1.41.3 2.02.73.89.3
1.11.41.82.42.92.31.81.51.2 1.31.2
3.15.05.67.1 1.31.62.02.12.32.22.01.61.31.01.31.21.1
1.13.36.19.23.3 1.41.82.32.52.52.52.21.81.41.11.31.11.0
1.13.35.56.58.6 1.31.72.12.32.42.32.11.71.31.01.31.11.0
1.12.23.24.18.1 1.11.51.92.32.52.21.91.51.1
1.11.2 1.81.92.02.0
1.01.31.72.42.72.31.71.41.1 1.21.31.41.7
1.51.71.61.9 1.21.3
1.61.81.82.4 1.41.4
1.41.61.91.92.2 1.71.4
1.31.72.12.32.6 1.81.4
1.41.72.13.711.2
1.61.4 1.72.13.26.0
1.21.2 1.82.12.42.3
1.01.01.0 2.02.13.59.7
1.31.21.01.12.24.97.13.32.11.01.11.11.96.75.82.31.11.63.77.14.02.42.85.96.84.33.42.32.74.98.1 2.23.33.22.71.42.74.86.04.62.71.22.12.42.94.66.76.23.01.52.24.15.14.93.94.15.25.44.24.24.25.37.96.0
2.14.75.77.04.52.02.53.25.05.23.31.73.84.43.44.46.05.82.91.81.82.83.04.14.94.73.03.03.35.36.46.05.84.9 2.74.47.67.74.37.93.26.95.53.2
2.83.35.69.59.12.91.87.53.73.35.67.04.08.04.08.96.54.2 1.73.9
4.42.95.22.45.75.02.9 2.73.04.75.55.82.21.45.02.83.05.15.93.15.32.44.84.92.9
1.31.2 1.21.21.32.22.21.42.83.9
0.7 4.7
0.7 5.6
0.9 6.0
1.3 5.7
1.9 4.8
2.6 3.8
1.2 2.7
1.2 2.0
1.1 1.6
1.3 0.50.6
1.41.01.0 1.4
1.71.21.1 1.41.1
1.8 0.81.1
4.14.03.12.41.7 1.31.1
4.13.92.9 4.14.03.12.4
2.4 1.01.3
4.55.55.9 1.51.10.9
1.31.21.0 5.75.95.64.63.52.51.9
5.75.85.73.72.72.11.6 2.8
0.91.11.52.02.93.9 0.90.91.01.11.11.21.31.41.30.90.70.70.81.01.21.72.23.24.14.9
2.11.61.31.11.01.01.01.11.31.72.23.14.14.9 1.81.51.31.21.21.52.4
0.71.0 3.54.34.6
1.10.90.8 1.51.61.40.9
2.93.84.44.33.62.82.0 2.93.74.4
3.83.02.2 1.31.8
0.70.9 4.13.52.11.5
2.0 4.14.44.0
4.14.44.13.4 1.1
0.60.8 2.52.01.6
2.6 3.32.9
3.33.0 1.0
3.6 1.0
4.7 0.9
5.6 0.8
5.9 0.7
4.55.15.7 0.7
3.84.45.0 0.8
3.03.53.7 0.60.8
2.32.52.8 0.6
1.71.92.1 0.7
1.31.51.6 0.70.81.01.52.35.1
1.81.41.41.31.21.11.01.00.90.90.80.90.91.1 0.90.8
0.7 1.31.41.61.82.33.24.14.3
2.92.0 0.80.70.60.60.70.91.21.72.63.9
3.31.71.51.51.5 2.1
6.15.74.53.52.31.61.20.9 4.95.65.85.44.23.22.4
1.8 4.75.14.63.82.71.91.41.10.90.80.70.8
2.23.44.45.2 1.41.41.51.72.23.03.8
0.70.81.01.42.0 1.41.51.41.41.31.31.31.31.31.21.1
4.61.71.00.50.40.30.50.60.60.7 1.5
0.5 1.5
0.7 1.5
1.5 1.4
2.8 1.4
5.2 1.4
7.8 1.4
4.6 1.5
3.2 1.5
1.7 1.5
0.8 1.6
0.7 1.7
2.7 1.0
1.71.82.02.22.63.24.15.36.06.05.95.14.03.32.92.62.21.81.91.01.01.21.52.02.73.74.85.45.55.34.63.42.51.81.3 1.81.82.02.12.5
1.3 2.22.73.44.24.84.94.74.13.63.43.53.63.93.63.21.51.21.21.31.62.2
1.0 2.22.73.34.14.75.04.74.03.63.74.04.44.94.44.22.21.51.41.21.62.22.93.74.44.6
1.0 2.1
0.9 1.7
0.8 1.3
0.7 1.1
0.8 1.0
1.4 1.0
2.6 1.2
5.1 1.2
6.1 1.3
4.4 1.3
3.8 3.5
1.4 5.0
1.9 1.5
7.4 1.1
1.5 4.9
1.0 1.4
3.6 1.4
1.41.51.72.02.42.83.33.63.22.72.11.61.31.11.62.11.80.7 2.3
1.41.72.02.53.13.84.54.64.13.32.61.91.51.31.41.31.10.7 3.4
1.4 2.8
0.60.60.7 2.33.14.04.85.04.64.1
1.6 2.8
4.3 1.21.31.51.72.02.43.24.25.25.96.05.54.43.6
4.9 1.21.21.41.61.92.33.13.84.74.94.84.74.23.22.31.71.20.90.70.60.50.60.70.91.21.62.23.24.25.46.16.36.15.34.63.93.8
1.1 2.8
0.5 1.00.9
3.1 1.00.9
2.4 1.00.9
1.2 1.00.9
0.60.6 1.0
0.9 1.1
1.6 1.2
3.1 1.3
1.2 1.3
2.2 1.3
1.3 1.3
1.83.71.50.70.50.50.4 1.31.41.5
0.50.42.72.11.64.03.12.2 5.66.16.05.34.23.12.1
5.1 2.82.0
4.04.6 2.92.1
3.84.45.05.55.5 2.8
4.45.05.45.7 2.4
4.75.25.75.8 3.94.45.15.65.6
3.64.44.95.2 2.1
3.74.65.65.9 1.9
5.35.75.24.03.02.03.22.61.91.2 0.91.31.72.42.52.82.22.72.31.71.62.03.23.65.03.13.62.21.51.10.90.90.91.01.01.00.80.91.32.33.93.13.44.02.71.61.00.81.01.62.83.93.93.23.82.31.51.11.21.93.13.55.03.13.62.31.71.72.33.73.25.43.73.42.3
1.5 1.7
1.2 1.50.90.70.91.62.74.54.56.13.72.31.41.01.11.83.04.8
2.7 2.2
0.8 1.5
2.2 3.6
2.0 2.3
3.1 2.6
2.3 5.0
3.7 1.8
3.6 4.4
1.4 3.2
5.1 1.3
2.1 5.4
1.7 1.6
5.3 2.3
1.8 4.7
2.6 2.6
4.0 2.5
4.2 3.1
2.0 3.5
2.4 1.5
3.8 2.02.11.8
1.2 4.6
1.5 1.1
3.7 1.4
1.1 3.1
1.2 1.1
3.8 1.1
1.2 4.8
1.1 1.4
2.43.03.74.44.74.23.63.44.04.65.25.04.9 2.02.32.73.13.33.02.62.73.5
6.47.3 1.41.51.61.71.81.71.62.02.9
6.58.0 1.11.11.01.11.11.11.21.72.84.15.15.25.6
1.0 3.93.6
1.01.0 2.92.6
1.21.2 2.42.4
1.31.4 2.32.3
1.31.5 1.82.1
1.41.61.92.43.44.25.05.14.43.52.51.81.7 1.61.82.33.04.15.36.16.15.44.13.02.22.3
1.61.82.22.93.74.74.74.64.53.62.82.02.0 1.41.51.72.01.92.52.82.62.01.51.41.21.4
0.10.00.00.10.10.00.10.10.10.20.20.20.10.00.10.10.00.10.10.10.00.10.10.10.10.10.10.10.10.30.30.20.10.10.10.00.00.0 144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-11-22JOB NO.: 2020-530(Second submittal set)E5.2SITE LIGHTING PHOTOMETRICS Vernola Neighborhood - Phase B Jurupa Valley, CANORTHSCALE: 1" = 30' 8825 RESEARCH DRIVETEL: (949) 753-1553IRVINE, CA 92618| expect a difference |www.salasobrien.com 03-28-22E-Mail [email protected]#2022-01397 144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-11-22JOB NO.: 2020-530(Second submittal set)E5.3 8825 RESEARCH DRIVETEL: (949) 753-1553IRVINE, CA 92618| expect a difference |www.salasobrien.com 03-28-22E-Mail [email protected]#2022-01397JT TYPES1
TYPES2A
S2B
SITE LIGHTING FIXTURE CUT SHEETS
144 NORTH ORANGE ST., ORANGE, CA 92866(714) 639-9860AO ARCHITECTSVERNOLA MARKETPLACE APARTMENT COMMUNITY (Phase B) JURUPA VALLEY, CADATE: 03-11-22JOB NO.: 2020-530(Second submittal set)E5.4SITE LIGHTING FIXTURE CUT SHEETS 8825 RESEARCH DRIVETEL: (949) 753-1553IRVINE, CA 92618| expect a difference |www.salasobrien.com 03-28-22E-Mail [email protected]#2022-01397JT TYPES5
TYPES6
E.P.
E.P.
E.P.
E.P. COMPACTCOMPACT
UNIT C12 BR / 2 BA
T
T
T
TMaintenance
UNIT C12 BR / 2 BA
T
X
XXXXXXXXXXXXXX
X
XXXXX
XXXXXXXXXXXX
FIRE
W
))))))))))))))))))))))))))))))))))))))))))))))))
WWWW SSSS)))))))))))))))) W
)))))))))))))))))))))))))))))))))))))))))))))
W)))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))
WEBBNWES
℄
““”“”
UNIT C12 BR / 2 BA
T
T
T
TMaintenance
UNIT C12 BR / 2 BA
T
MH
MH
MH
MHMHMH MH
X
XXXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXX
FIREFIRE
WWWSS W)))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))) SS
WEBBNWES
SECTIONA2SECTIONB2SECTIONC2
SECTIOND2SECTIONE2SECTIONF2
SECTIONG2SECTIONH2SECTIONI2
XXXXXXXXXXXXXXXXXX
X
XXXXXXXXXXXXXXXXXXXXX
USPST
T
T
TMaintenance
T
FIREFIRE
))))))))))))))))))))))))))))))))))))
))))))))))))))))))))))))))
))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))) FIRE
WEBBNWES
Parcels Within 1,000 ft. of Project
Source: Riverside Co. GIS, Jan. 2020.
I 15
68TH ST
PATS RANCH RD
LIMONITE AVE
W
INEVILLE AVE
W
ELLS SPRINGS ST
64TH ST
HARROW
ST
KAYAK ST
LEANNE
ST
65TH ST
RIVERBOAT DR
MO
O
NRIVER
ST CARNELIAN
ST
THERESA ST
MEAND ER WAY
TURQUOISE WAY
RIVERRUN CT
CHRISTALESDR
CACHEWAY
MEADOWVALE ST
BLACK
HORSE
ST
TANZANITE
ST
RIVERTRAILSDR
CONFLUENCE DR
RUBY
CREST
W
AY
GOLDEN
CLUB
DR
ORINOCO
D
R
EBRO CT
GOLDSTONE ST
JETTY
CT
GEODE ST
RIPPLE CT
RAPIDS DR
LAKE
SPRINGS
ST
CITRINE CT
PLANETARY RD
DELAW
ARE RIVER DR
LINDSEY CT
SELENITE ST
TIGERS
EYE
CT
SILVER LOOP
LYRA RD
LAGOON CT
AMETHYST CT
BERLYN DOVE CT
OXBOW WAY
ALEXANDRITE CT
BOOTS CT
NORMA CT
KUNZITE CT
ALEXIS CIR
65TH ST
I 15
LEGEND
Project Site
1,000 ft. Buffer of Project Site
Parcels Within 1,000 ft. of Project
Remaining Parcels
H:\2020\20-0251\GIS\Parcels_1000ft.mxd; Map created 08 Nov 2021 Vernola Marketplace
I
0 500 1,000 1,500
Feet
Page | 1
120
STAFF REPORT
DATE: AUGUST 4, 2022
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: ROD BUTLER, CITY MANAGER
SUBJECT: AGENDA ITEM NO. 14.A
REVIEW AND AWARD OF 2022 -23 COMMUNITY SERVICE GRANT S
(CSG)
RECOMMENDATION
That the City Counci l review the Community Service Grant (CSG) Committee funding recommendation for the 2022 -2023 CSG program, award funding to the 11 highest ranking proposals and appropriate an additional $15,000 toward the program from the General Fund undesignated fund balance.
BACKGROUND
During the September 19, 2019 City Council m eeting, the City Council adopted Resolution No. 2019 -88 formalizing the CSG program, policies and procedures. The Resolution establishes the City’s purpose, guideline s, accountability measures and funding mechanism for the CSG program. It is the intent of the process to equitably distribute City resources to nonprofit organizations that provide programs and/or services to Jurupa Valley residents in a manner that ensures accountability, transparency, efficiency and self-sufficiency. Resolution 2019-88 “Community Service Grants Policy” is attached.
ANALYSIS
As part of the Fiscal Year 2022-2023 City Council budget adoption process, $40,000 was appropriated for the CSG program. Staff received 17 applications, all of whom meet the funding eligibility requirements, totaling $85,000 in requests. As stated in the adopted CSG Policy, “it is not the City’s intention to fund each request received” and “due to limited resources, not all requests can be funded.”
While it is the determination of the CSG Committee that all 17 of the 501(c)(3) organizations who submitted applications have met the city policy criteria and are eligible for funding, the committee recommends funding the 11 highest ranked proposals. With the intent of formulating a staff recommendation for the City Council that meets that CSG
RETURN TO AGENDA
Page | 2
policy guideline requirements and the policy mandate to fund “those organizations which most effectively serve the needs and improve the well -being of the residents of Jurupa Valley”, the City Manager convened a CSG Committee.
The CSG Committee, consisting of the City Manager, Assistant City Manager, Assistant to the City Manager and the City’s Community Development Block Grant consultant, met to review each of the CSG applications, ensured that all criteria outlined in the application met the policy and guideli nes, and reviewed all necessary back -up data , including documentation of current non-profit status and IRS standing.
In that all of the applicants meet the CSG criteria for funding, all represent valuable programs and reputable organizations , and collectively serve an extremely diverse clientele, the CSG Committee was confronted with the unenviable task of attempting to quantifiably compare and contrast, rank and recommend for funding these well deserving programs. In short, how do you equitably d etermine the value of funding a recreation program that serves children with mental health challenges above/below a program that restores and protects a natural habitat and water resource?
To assist in the recommendation determination process, the CSG Committee relied upon additional values that are rooted in the adopted CSG policy and applications. More specifically, during the deliberation process, the CSG Committee discussed at length each applicant’s position with regard to:
The uniqueness of the services they are providing – are there other options in the community for residents to receive similar services?
Need for the service – is there a demonstrated unmet need for the service? Quantity of recipients – how many people will benefit directly and indirectly from the funding?
Quality/Depth of service – is the service provider benefiting fewer people in total but those that are served receive a much greater impact from the service? Leveraging of funding – what other sources of funding are being “matched”? Duplicate funding – does the applicant currently receive funding from the City in the form of General Fund appropriation, CDBG, CSG, etc.? Durability of award – is the funding purchasing something that will provide value over time or is it perishable?
Applicant experience – what is the institutional “collateral” of the organization?
The 17 CSG applicants this year include 12 new requests, 3 returning CSG projects, and 2 requests from agencies who are currently receiving other means of funding from the City. It is the recommendation of CSG Committee, that the following 11 applicants receive funding as outlined in the chart below.
Page | 3
City of Jurupa Valley
2022-2023 Community Service Grants
Non-Profit/Program Name
Non-Profit
Requested
Budget
Special Olympics Southern California
1 Sports Programs for the disabled - Grant
funding will be used to launch Jurupa Valley's
first adaptive recreational sports program.
Funds will be utilized for sports equipment and
uniforms for the athletes for each activity. $5,000
2 Rivers & Land Conservancy Connecting the
Community with the Santa Ana River - Program
to support up to 6 beautification projects along
the SA River within the City of Jurupa Valley.
Funding requested for supplies for volunteers,
education materials and/or on the ground
amenities such as interpretive signage.
$5,000
Jurupa Steelers Football and Cheer - Athletic
sports and dance program for all children
ranging in age from 4-14 years. Funding to
support much needed equipment for field and
students, shade for players, materials and
supplies.
3 $5,000
Queen of Hearts Therapeutic Riding Center, Inc.
Equine Therapy Program - Equine therapy for
individuals with various disabilities through
riding and sensory stimulation provides for
cognitive, behavioral, and physical/mental
growth and those suffering from PTSD. Funding
to support horse care and support, supplies and
enhancement of client activities.
4 $5,000
Page | 4
5 Rotary Club of Jurupa Valley Fresh and Healthy
Program - Program will host events aimed at
improving access to health strategies, nutrition
education, in a fun atmosphere including
physical activities and food for the whole family.
Funds will be used for materials, supplies,
incentives, marketing and education, and
entertainment for events. $5,000
Friends of Jurupa Libraries Louis Robidoux
Chapter Stem Lab Program - Interactive weekly
program for children to supplement their
educational exposure to the sciences in a fun
learning environment. Funds will allow for the
purchase of high-quality STEMS multi use tools
and materials to remain at the LR Library
6 $5,000
Corona - Norco Family YMCA
7 Cultural Awareness Program - Funds to be used
to support the purchase of specific ethnic foods,
decorations, materials, supplies, entertainment,
equipment and marketing for a large event
(expecting 4,000 attendees) celebrating the
cultures and diversity of Jurupa Valley. $5,000
Tom Wathen Center Red Barn Aircraft
Education Project - interactive learning program
providing education and training for students to
learn about building, repair and restoration of
aircraft. Funds will be used to purchase much
needed welding equipment and materials for
expansion of hands on learning opportunities.
8 $5,000
Page | 5
9 Huerta de Valle Community Garden Program -
Will support future development of the Jurupa
Community Garden and Urban Farm program
for all Jurupa Valley residents. Funding to be
used for an array of gardening equipment,
plants, materials and supplies along with
marketing and education materials. $5,000
10 Jurupa Valley Boxing Club Youth Boxing
Program - Youth program focusing on
mentoring, education, training, support and
guidance in a fun safe atmosphere. Funds will be
used to outfit the boxing gym with safe
equipment for training and conditioning to
enhance youth physically, emotionally, and
mentally. $5,000
Smiles 4 Miles - Program to provide mobile
dental care services to the very vulnerable with
developmental disabilities with minimal or
without insurance. Grant funding will pay for
much needed equipment, logistics, supplies and
materials.
11 $5,000
Jurupa Valley Coalition – ($5,000) 0
12 Community tax preparation program
3 P's Christian Ministries – ($5,000) 0
13 Backpacks with supplies for students
Jurupa Mountains Cultural Center – ($5,000) 0
14 Funding for new reptile/critter center
VFW Post – ($5,000) 0
15 Property improvements
Path of Life Ministries – ($5,000) 0
16 Homeless Outreach Housing and Shelter
Services