Jurupa Valley City Council
November 17, 2022

MA21143 Madone Project
86 ConclusionThe 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 (MMs) are required to reduce impacts to less-than-significant levels. Accordingly, additional measures beyond those identified throughout this Initial Study would not be required.Threshold 4.19 (b). Would the Project: PotentiallySignificant or Significant ImpactLess than Significant with Mitigation IncorporatedLess Than Significant Impact No Impact Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple years? Impact AnalysisWater service would be provided to the Project site by Jurupa Community Services District (JCSD). JCSD has estimated the Project’s water demand at 23.3 ac.ft./year. JCDS issued a Water and Sewer Will Serve Letter (Appendix G) 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 Water and Sewer Will Serve Letter (Appendix G) states that water service is available from both the existing 18-inch waterline in Camino Real, an existing 8-inch waterline in Kirby Drive, or existing 12-inch and 24-inch waterlines north of Jurupa Road. Figure 4.19-1 Jurupa Community Services District Supply vs Maximum Day Demand, 2019-2024.

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87 Threshold 4.19 (c). Would the Project:Potentially Significant or Significant ImpactLess than Significant with Mitigation IncorporatedLess Than SignificantImpactNo ImpactResult 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 AnalysisWastewater treatment service would be provided to the Project site by Jurupa Community Services District (JCSD). JCSD has estimated the Project’s wastewater demand at 0.0076 MGD (millions of gallons per day). JCDS issued a Water and Sewer Will Serve Letter (Appendix G) states that existing sewer service is available from the existing 8-inch diameter line in Kirby Road. 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 ImpactLess than Significant with Mitigation IncorporatedLess Than Significant Impact No Impact 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 AnalysisPlans, 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 4.19-1Prior 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. Solid 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-term operation of the Project would MA21143 Madone Project
88 primarily be disposed at the Badlands Sanitary Landfill and/or El Sobrante Landfill. Table 4.19-2 describes the capacity and remaining capacity of these landfills. Table 4.19-1. Capacity of Landfills Serving Jurupa ValleyLandfillCapacity (cubic yards)Remaining Capacity (cubic yards)Closure DateBadlands Sanitary Landfill 34,400,000 7,800,000 1/1/2026El Sobrante Landfill 209,910,000 143,977,170 1/1/2051Source: CalRecycle, SWIS Facility/Site Activity Details website, August 2022. Construction Related ImpactsThe 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. 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 (Appendix A), the Project would generate approximately 17 tons of solid waste per year or 0.05 tons per day. Table 14.19-2 compares the Project’s waste generation against the remaining landfill capacity Table 4.19-2: Project Waste Generation Compared to Landfill Daily ThroughputLandfill Landfill Daily Throughput(tons per day) Project Waste (tons per day)Project Percentage of Daily ThroughputBadlands Sanitary Landfill 4,800 0.05 < 0.001%El Sobrante Landfill 16,054 0.05 < 0.0003%As shown on Table 4.19-2, 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 anticipated to cause these landfills to exceed their remaining capacities.

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89 Threshold 4.19 (e). Would the Project:Potentially Significantor Significant ImpactLess than Significant with Mitigation IncorporatedLess ThanSignificantImpact NoImpactComply with federal, state, and local management and reduction statutes and regulations related to solid waste?Impact AnalysisPlans, 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 residential 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 (a). Wildfire.Potentially Significant or Significant ImpactLess than Significant with Mitigation IncorporatedLess Than Significant Impact No Impact Is the project located in or near state responsibility areas or lands classified as very high fire hazard severity zones? Impact AnalysisA 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 MA21143 Madone Project
90 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 (b) Potentially Significant ImpactLess than Significant with Mitigation IncorporatedLess Than Significant ImpactNo ImpactSubstantially impair an adopted emergency response plan or emergency evacuation plan? N/A N/A N/A N/A Threshold 4.20 (c) Potentially Significant Impact Less than Significant with Mitigation Incorporated Less Than Significant Impact No Impact 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 Threshold 4.20 (d) Potentially Significant Impact Less than Significant with Mitigation Incorporated Less Than Significant Impact No Impact 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/AThreshold 4.20 (e) Potentially Significant Impact Less than Significant with Mitigation IncorporatedLess Than Significant Impact No Impact 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 MA21143 Madone Project
91 4.21 Mandatory Findings Of SignificanceThreshold 4.21(a) Does the Project: Potentially Significant or Significant ImpactLess than Significant with Mitigation IncorporatedLess Than Significant ImpactNo ImpactHave 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 AnalysisAs 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 / Burrowing Owl Protection BIO-2:Nesting Bird ProtectionBIO-3:Dedication of Open Space Lot and Tree Maintenance.BIO-4: Oak Tree Replacement CR-1: Archaeological Monitoring CR-2: Archeological Treatment Plan CR-3: Final Report GEO-1: Paleontological Monitoring GEO-2: Paleontological Treatment Plan NOI-1: Construction Noise Mitigation VMT-1: Electrical Vehicle Charging VMT-2: Sidewalk Connections VMT-3: High Destination Accessibility VMT-4: Traffic Calming and Safety Measures VMT-5: Improve Transit (Bus Shelter) TCR-1: Native American Monitoring Agreement TCR-2: Unanticipated Discovery TCR-3: Final Reporting MA21143 Madone Project
92 Threshold 4.21 (b) Does the Project:PotentiallySignificant or Significant Impact Less than Significant with Mitigation IncorporatedLess ThanSignificantImpact NoImpactHave 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 AnalysisThe 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 available 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 / Burrowing Owl Protection 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 site in the future. Therefore, Mitigation Measures BIO-1 and BIO-2,are required to ensure any impacts remain less than significant.

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93 Overall, the loss of about 6.92-acres of areas of disturbed unvegetated and areas dominated by non-native ruderal species is not expected to have a significant cumulative impact on the overallbiological resources in the region, given the presence of similar habitat throughout the surrounding desert region. A single coast live oak (Quercus agrifolia) tree onsite is a California native tree species endemic to Southern California, therefor Mitigation Measures BIO-3and BIO-4 are required to ensure impacts remain less than significant .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 the development of the earthmoving activities. If 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 in 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 Measures 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 and Strategies VMT-1 through VMT-5 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 SB-18 and AB5-2 consultation processes determined that the Project is unlikely to adversely affect tribal cultural resources by implementing Mitigation Measures TCR-1 through TCR-3. Based on the preceding analysis, the Project’s impacts would not be cumulatively considerable.

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94 Utilities and Service SystemsAs 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-1through 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 based 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 ImpactLess than Significant with Mitigation IncorporatedLess Than Significant Impact No Impact Have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? 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 construction noise levels are expected to range from 77.6 dBA Leq at Camino Real School approximately 100 feet to the nearest structure to the south and 75.1 dBA Leq to the closest residential uses approximately 140 feet to the west. The construction noise analysis shows that the nearest receiver locations will satisfy the daytime 80 dBA Leq significance threshold established by the Federal Transit Administration Transit Noise and Vibration Impact Assessment Manual. Although construction noise levels do not exceed the noise threshold, sensitive receptors adjacent to the Project site will be exposed to higher noise levels. To reduce construction impacts to the school and residential uses to the maximum extent feasible, MM-NOI-1is required.

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5.0 MITIGATION MONITORING REPORTING PROGRAMPROJECT NAME: MA 21143 Madone Collections Residential Project (Tentative Tract Map No. 38151) DATE: September 08, 2022 PROJECT MANAGER: Thomas Gorham, Principal Planner PROJECT DESCRIPTION: The Project proposes a General Plan Amendment to change the land use designation from LDR (Country Neighborhood) to MDR (Medium Density Residential), a change of zone (CZ) from A-1 (Light Agriculture) to R-4 (Planned Development) and a tentative tract map to subdivide 6.92 acres into 35 lots for single-family detached houses. The Project will include recreational area park, dog park, walking trails, exercise stations, tot lot, Gazebo and BBQ areas, and sitting areas. The R-4 zone allows for lot sizes of a minimum overall site area of 6,000 square-feet for each dwelling unit and a minimum lot area of 3,500 square-feet. PROJECT LOCATION: The Project is located on the south of Jurupa Road, east of Kirby Street, west of Camino Real and north Camino Real Elementary School. Assessor’s Parcel No. 183-030-014. 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.

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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:AESTHETICSPPP 4.1-1 As required by Jurupa Valley Municipal Code section 9.100.050, development plan (called R-4 Development Plan) 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. Planning Department Prior to the issuance of building permits PPP 4.1-2As required by Jurupa Valley Municipal Code section 7.50.010, all utilitiesserving and within the Project site shall be placed underground unless exempted by this section. Planning DepartmentPrior 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 QUALITYPPP 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 4.3-2The 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-Polluting Street Sweepers.” Adherence to Rules 1186 and 1186.1 reduces the release of criteria pollutant emissions into the atmosphere during construction. Building & Safety Department During constructionPPP 4.3-3 The Project is required to comply with the provisions of South Coast Air Quality Management District Rule 402 “Nuisance.” Adherence to Rule 402 reduces the release of odorous emissions into the atmosphere. Building & Safety Department Engineering Department Planning DepartmentDuring construction and on-going MA21143 Madone Project
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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:PPP 4.3-4The Project is required to comply with the provisions of South Coast Air Quality Management District Rule 402 “Nuisance.” Adherence to Rule 402 reduces the release of odorous emissions into the atmosphere.Planning Department On-goingBIOLOGICAL RESOURCES PPP 4.4-1The 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 DepartmentPrior 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, etc.) 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 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 owl have not colonized the site since it was last disturbed. If burrowing owls are found, the same coordination described in MM-BIO-1 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 three 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 MA21143 Madone Project
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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:COS 1.2 Protection of Significant Trees.Protect and preserve significant trees, as determined by the City Council upon the recommendation of the Planning Commission. Significant trees are those trees that make substantial contributions to natural habitat or to the urban landscape due to their species, size, or rarity. In particular, California native trees should be protected. mature native and non-native trees, and other features of ecological, aesthetic, and conservation value. Open Space Policy 9.3 - Maintain and conserve superior examples of native trees, natural vegetation, stands of established trees, and other features for ecosystem, aesthetic, and water conservation purposes. Open Space Policy 9.4 - Conserve the oak tree resources within in the County (i.e. City). These policies are meant to preserve the, continued viability of habitat communities within the City. The single coast live oak (Quercus agrifolia) tree onsite is a California native tree species endemic to Southern California. The County of Riverside has published Oak Tree Management Guidelines, March 2, 1993 which the City has adopted upon incorporation and apply to oak woodlands. Although the tree is not considered an oak woodland, the guidance provided in the Guidelines can be used as a basis for mitigating impacts to the tree even though it is not considered oak woodlands because impacts to individual trees are discussed in the Guidelines.

Planning Department Prior to the issuance of a tree removal or grading permit MM-BIO-3.Dedication of Open Space Lot and Tree Maintenance. If the tree is to be preserved, prior to the recordation of the Final Map, a lettered or numbered lot shall be provided for the tree to be preserved. This lot shall be dedicated to the City in order to allow for continued maintenance of the tree(s) the City or approved maintenance entity as follows: Construction of a wrought iron fence is necessary positioned just outside of the dripline around the tree to reduce the risk of injury in the event of failure. Planning Department Prior to the issuance of a tree removal or grading permit MA21143 Madone Project
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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:Landscape design must integrate the existing oak tree on site in a way that diverts excess water runoff or irrigation from accumulating and pooling within the tree's dripline. This final design must be reviewed by a certified landscape architect and approved by the Planning Manager. Strategic crown thinning to reduce loading on the stem. Heavier pruning of coast live oaks should occur during July-August and not more than 25% of the crown can be removed during any single year. All pruning should be performed or directed by an International Society of Arboriculture (ISA) Certified Arborist or Tree Worker in accordance with the Best Management Practices for Pruning by the International Society of Arboriculture, 2002 and adhere to the most recent editions of the American National Standards Institute (ANSI) for Tree Care Operations Z133.1 and Pruning A300. Any oak tree maintenance activity onsite should be done at the direction of an ISA Certified Arborist or American Society of Consulting Arborists (ASCA) Registered Consulting Arborist. Oak tree pruning must be kept to a minimum (except initially as described in Item 4 above); it typically involves removing dead or diseased wood, hazardous branches, or limb structures and providing clearance. Pruning should be done early during branch development to avoid cuts greater than 4 inches in diameter. The smaller wound size will reduce the chance of infection. Excessive and injurious pruning is defined as the removal of more than 25 percent of the functioning leaf, stem, or root system of a tree in any 24-month period. Disinfected pruning tools must be used at all times and in between trees to reduce MA21143 Madone Project
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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:the spread of sudden oak death and other contagious diseases. Annual surveys by a certified arborist are recommended once the development is completed. MM-BIO-4. Oak Tree Replacement:Prior to the issuance of any tree removal or the issuance of a grading permit, the oak tree shall be replaced as follows: Coast Live Oak Tree: Replacement by five, 15-gallon trees (5:1 ratio) of the same species at the discretion of the City's Planning Manager.Planning Department Prior to the issuance of a tree removal or grading permit 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 constructionMM- CR-1: Archaeological Monitoring.Prior to issuance of grading permits, the Permit Applicant shall provide evidence to the City of Jurupa Valley Community Development Department that a qualified professional archaeologist (Professional Archaeologist) that is listed on the City of Jurupa Valley Cultural Resources Consultant List or the Cultural Resource Consultant List maintained by the County of Riverside Planning Department, has been contracted to implement Archaeological Monitoring for the area of impact for the Project. Monitoring shall be conducted in coordination with the Consulting Tribe(s), defined as a Tribe that initiated the tribal consultation process for the Project as provided for in Public Resources Code §21080.3.1(b) (“AB52”) and has not opted out of the AB 52 consultation process, and has completed AB 52 consultation with the City. Monitoring shall address the details of all ground-disturbing activities and provides procedures that must be followed to avoid or reduce potential impacts on cultural, archaeological, and tribal cultural resources to a level that is less than significant. A fully executed copy of the Archaeological Monitoring Agreement shall be provided to the City of Jurupa Valley Planning Department to ensure Planning Department Prior to the issuance of a grading permit, the complete text of MM CR-1 shall be placed on the grading plan.

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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:compliance with this measure. If the resource is significant, Mitigation Measure CR-2 shall apply.MM- CR-2: Archaeological Inadvertent Discovery. The Project Archaeologist shall prepare and implement a treatment plan to protect the identified archaeological resource(s) from damage and destruction. The treatment plan shall be per CEQA Guidelines Section 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 implementing archaeological data recovery excavations to remove the resource and subsequent laboratory processing and analysis. If historic Native American tribal cultural resources are involved, the Treatment Plan shall be coordinated with the Consulting Native American Tribe(s) as described in Mitigation Measure TCR-1 through TCR-3 of the Initial Study/Mitigated Negative Declaration for MA21143. Public Works and Engineering Department Planning Department Prior to the issuance of a grading permit, the complete text of MM CR-2 shall be placed on the grading plan. MM- 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 Community Development 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-1 through 3 of the Initial Study/Mitigated Negative Declaration for MA21143. 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 SOILSPPP 4.7-1 As required by Municipal Code Section 8.05.010, the Project is required to comply with the most recent edition of the California Building Code 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 4.10-3 in Section 4.10, Hydrology and Water Quality shall apply. Engineering Department Prior to the issuance of a grading permit and during operation MA21143 Madone Project
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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:MM-GEO-1: Paleontological Monitoring. 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. MM-GEO-2: Paleontological Treatment PlanPrior 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 Building & Safety Department Prior to the issuance of building permits MA21143 Madone Project
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MITIGATION MEASURE (MM) PLANS, POLICIES, OR PROGRAMS (PPP)RESPONSIBILITY FOR IMPLEMENTATIONTIME FRAME/MILESTONEVERIFIED BY:Green Building Standards Code, 2019 Edition (Part 11 of Title 24 of the California Code of Regulations). 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 DepartmentPrior to the issuance of building permits HYDROLOGY AND WATER QUALITYPPP 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 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 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 4.10-3As 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. The City Engineer shall identify the BMPs that may be implemented to prevent such deterioration and shall identify the manner of implementation. Public Works and Engineering Department Prior to the issuance of grading permits and during operation MA21143 Madone Project
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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. The BMPs may include, but are not limited to, the following and may, among other things, require new developments or redevelopments to do any of the following: (1) Increase permeable areas by leaving highly porous soil and low-lying area undisturbed by: (a) Incorporating landscaping, green roofs and open space into the project design; (b) Using porous materials for or near driveways, drive aisles, parking stalls and low volume roads and walkways; and (c) Incorporating detention ponds and infiltration pits into the project design. (2) Direct runoff to permeable areas by orienting it away from impermeable areas to swales, berms, green strip filters, gravel beds, rain gardens, pervious pavement or other approved green infrastructure and French drains by: (a) Installing rain-gutters oriented towards permeable areas; (b) Modifying the grade of the property to divert flow to permeable areas and minimize the amount of storm water runoff leaving the property; and (c) Designing curbs, berms, or other structures such that they do not isolate permeable or landscaped areas. (3) Maximize storm water storage for reuse by using retention structures, subsurface areas, cisterns, or other structures to store storm water runoff for reuse or slow release. (4) Rain gardens may be proposed in-lieu of a water quality basin when applicable and approved by the City Engineer.NOISEMM - NOI-1-Construction Noise Mitigation.Prior to the issuance of a grading permit, the following notes be included on grading plans and building plans. Project contractors shall be required to ensure compliance with the notes and permit periodic inspection of the Planning Department Prior to the issuance of a grading permit MA21143 Madone Project
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construction site by City of Jurupa Valley staff or its designee to confirm compliance. These notes also shall be specified in bid documents issued to prospective construction contractors.a) Haul truck deliveries shall be limited to between the hours of 6:00am to 6:00pm during the months of June through September and 7:00am to 6:00pm during the months of October through May. b) Construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. c) All stationary construction equipment shall be placed in such a manner so that emitted noise is directed away from any sensitive receptors adjacent to the Project site. d) Construction equipment staging areas shall be located the greatest distance between the staging area and the nearest sensitive receptors.” PUBLIC SERVICES PPP 4.15-1The 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 DepartmentPPP 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 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 PPP45.15-3Prior to the issuance of any building permit, 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 4.15-4 & 4.16-1Prior to the issuance of any 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.

MA21143 Madone Project
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RECREATION PPP 4.16-1Prior to the issuance of any 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 DepartmentPrior to the issuance of building permitsTRANSPORTATION MM-VMT-1:Electrical Vehicle Charging: Prior to the issuance of a building permit, construction drawings/plans shallinclude Level 2 electric vehicle charging plugs in at least 50% of the proposed 35 units.Public Works and Engineering Department Prior to the issuance of grading permits and during operationMM-VMT-2:Sidewalk Connections: Prior to the issuance of a building permit, street improvement plans shall show sidewalks within the development that connect to the existing sidewalk to the south on Camino Real and to the existing crosswalks at Jurupa Road. Public Works and Engineering Department Prior to the issuance of grading permits and during operationVMT-3:High Destination Accessibility: Benefit to walking distance to area schools and Mission Boulevard transit corridor Public Works and Engineering Department Prior to the issuance of grading permits and during operationVMT-4:Traffic Calming and Safety Measures: Provide for the placement/refreshing of high-visibility crosswalks at 5 locations determined by the City.. Public Works and Engineering Department Prior to the issuance of grading permits and during operationVMT-5: Improve Transit (Bus Shelter): Provide one (1) bus shelter along Mission Boulevard. Location to be determined by City and RTA. Public Works and Engineering Department Prior to the issuance of grading permits and during operationTRIBAL CULTURAL RESOURCESMM- 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. Planning Department Prior to the issuance of a grading permit MA21143 Madone Project
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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. 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. Planning DepartmentEngineering Department Prior to the issuance of a grading permit MA21143 Madone Project
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b)The Consulting Tribe(s), the Project Archaeologist (retained by the Permit Applicant under Mitigation Measure CR-1, Retain Professional Archaeologist, of this Initial Study/Mitigated Negative Declaration document for MA21143), and the City of Jurupa Valley Community Development Department shall meet and confer, and discuss the find with respect to the following: 1. Determine if the resourceis 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) is both a tribal cultural resource and a historic resource, the Project Archaeologist, the Consulting Tribe (s), and MA21143 Madone Project
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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 Archaeological Treatment plan required by Mitigation Measure CR-2 of the Initial Study/Mitigated Negative Declaration for MA21143. 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 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 MA21143.Planning Department Prior to the issuance of a grading permit UTILITY AND SERVICE SYSTEMS PPP 4.19-1 The Project shall comply with Section 4.408 of the 2013 California Green Building Code Standards, which requires new development projects to submit and implement a construction waste management plan in order to reduce the amount of construction waste transported to landfills. Building & Safety Department Prior to the issuance of building permits Exhibit 1D:

Recommended Conditions of Approval
MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

EXHIBIT D

COMMUNITY DEVELOPMENT DEPARTMENT

1. PROJECT PERMITTED. MA21143 (GPA 210003, CZ 210004, TTM 38151, and SDP22089) is for an approval to subdivide approximately 6.92 acres into thirty-five (35) single-family lots, common areas, private streets, and a retention basin, collectively all on real property located at 7586 Jurupa Road (APN: 183-030-014).

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”), shall indemnify, defend, and hold harmless the City 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 person 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 project is being approved. The City shall notify the Indemnitor of any claim, lawsuit, or other judicial or administrative proceeding (herein, an “Action”) within the scope of this indemnity obligation and request that the Indemnitor defend such Action with legal 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. Notwithstanding 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 MA21143 (GPA 210003, CZ 210004, TTM 38151, and SDP22089) 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.

6. APPROVAL PERIOD -TENTATIVE TRACT MAP. Tentative Tract Map (TTM) No. 38151 shall expire 36 months after the final approval date, unless within that period of time a final map shall have been approved and filed with the County of Riverside Assessor-County Clerk- Recorder.

7. CONFORMANCE TO APPROVED EXHIBITS. The project shall be in conformance to the MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

approved plans approved by Resolution No. 2022-10-12-01 (listed below) with any changes in accordance to these conditions of approval:
i. Neighborhood Development Plan (dated: 9/16/2022);
ii. Project Plans (dated: 9/16/2022)

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-XX 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. GENERAL MAINTENANCE OF PROPERTY. The applicant shall maintain the property including the removal of debris, weeds, abandoned vehicles, code violations, and any other factor or condition that may contribute to potential blight or crime.

11. EV CHARGING STATIONS. Each home shall be provided with a minimum of one (1) 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 a residential unit of the development project.

The charging stations shall be fully constructed prior to the issuance of the first certificate of occupancy for the development project.

12. DRIVEWAY ENHANCEMENTS. All driveways shall have design enhancements such as decorative paving. Said enhancements 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.

13. 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.

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 trees shall be a minimum of 36” box in size.

16. 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.

17. OWNERSHIP AND MAINTENANCE OF COMMON AREA. Covenants, Conditions, and MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

Restrictions (CC&Rs) shall be approved by the Community Development Director and City Engineer prior to, or concurrently, the recordation of the final map, providing for maintenance of the property in perpetuity. The CC&Rs shall, at a minimum, include provisions such as the following items:
i. Formation of a Permanent Organization for the ownership and maintenance of all common areas including, but not limited to, landscaping, open space, common recreation, common parking areas, and circulation systems (areas) in perpetuity. ii. The CC&Rs shall identify the common areas for ownership and maintenance. The common areas shall include the following applicable items:
iii. Access and Circulation Areas
iv. Drainage Facilities
v. Landscaping and Irrigation
vi. On-site Lighting Fixtures
vii. Walls and Fences
viii. Community signage
ix. All on-site storm water and water quality management post-construction facilities and features (BMPs) shall require maintenance by the property owner(s).

Regulations for operations and maintenance shall be clearly stated in the CC&Rs. x. A cross-lot drainage easement/agreement shall be required among parcel(s). xi. Other items the Community Development Director and City Engineer deem appropriate.

18. ON-SITE LANDSCAPING. Prior to the issuance of the first building permit of a residential unit 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:
i. Final (construction set) on-site landscape plans;
ii. Completed City Agreement for Landscape improvements iii. 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.

Prior to the issuance of the first Certificate of Occupancy for MA21143 (GPA21003, CZ21004, TTM38151, and SDP22089), the following events shall be satisfied in the order it is listed:
a. 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. b. 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).

MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

19. TRASH COLLECTION.
i. Detailed plans for trash enclosure(s) shall be approved by the Community Development Director prior to the issuance of the first building permit for a residential unit of the development project . Walls of the enclosure and any solid gates shall have graffiti protection coating.
ii. An approval or clearance letter from the waste collection agency shall be submitted to the Planning Division prior to the issuance of the first building permit for a residential unit of the development project.

20. OUTDOOR LIGHTING. All outdoor lighting fixtures shall be maintained in good condition.

Light fixtures 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 the first building permit for a residential unit of the development project.

21. 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.

22. ROOFTOP EQUIPMENT. All rooftop equipment, including HVAC units, shall be screened from public view.

23. MAILBOXES. The design of all mailboxes shall be approved by the Community Development Director prior to the issuance of the first building permit for a residential unit of the development project.

24. UTILITY METERS. Utility meters affixed to the exterior walls of buildings shall not be visible from the internal private streets. Where possible, exceptions can be made, subject to the approval of the Community Development Director.

25. 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.

26. 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.

27. IMPACT FEES. The applicant shall the pay the following impact fees (unless exempt) in accordance to Title 3 of the Municipal Code:
i. 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.
ii. 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.
iii. 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.

28. INCLUSIONARY HOUSING. The Project is subject to Ordinance No. 2022-14, Inclusionary MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

Housing Requirement and Affordable Housing In-Lieu Fee. Within thirty (30) days after the project's approval , the applicant shall notify the Community Development Director, in writing, the method by which the applicant proposes to satisfy the inclusionary housing unit requirement and/or the inclusionary housing in-lieu fee requirement.

29. ARCHITECTURAL DETAILS. Architectural features and fenestration shall be continuous on all sides of the dwelling units. The building elevations, colors, and materials, shall be approved by the Community Development Director prior to the issuance of the building permit.

30. 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 accordance with the City’s subdivision regulations such that the structure is located on a separate legally divided parcel.

ENGINEERING DEPARTMENT

1. GENERAL REQUIREMENTS (ENGINEERING)

1.1. The use hereby conditioned is for a Schedule “A” subdivision, Tentative Tract No. 38151(TTM38151); being a subdivision of a portion of Lot 4 as shown by map of subdivisions of a portion of Jurupa Rancho, in Book 9, Page 26, of Maps, Records of San Bernardino County, California; more particularly Assessor’s Parcel Number 183- 030-014; containing 6.88 acres gross. The following exhibit is hereby referenced:

Tentative Tract Map No.38151, prepared by Encompass Associates, Inc., dated August 17, 2022.

1.2. The Tract Map preparation shall comply with the State of California Subdivision Map Act, the City of Jurupa Valley Municipal Code, and Riverside County Ordinance No. 460; as it pertains to Schedule “A” subdivision, unless otherwise modified by the conditions listed herein.

1.3. It is assumed that the tentative map and site plan exhibits are all inclusive of a parcel or parcels of land legally subdivided in compliance with the Subdivision Map Act, and local ordinance.

1.4. 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.

1.5. Improvements such as landscaping, streetlights, and other street infrastructure within the dedicated private right-of-way as shown on the referenced exhibit shall be maintained by a Home Owner’s Association (HOA) unless otherwise maintained by a public agency.

1.6. The Applicant provided a Trip Generation and Vehicle Miles Traveled (VMT) Analysis Memorandum for TTM38151, prepared by LSA Associates, Inc., dated August 28, 2022. To offset the VMT impacts, Applicant shall be responsible for the implementation of the following mitigation measures:

MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

1.6.1. Install Level 2 electric vehicle charging plugs in at least 50% of the proposed 35 units.

1.6.2. Incorporate traffic calming and area safety measures. An in-lieu fee payment towards the refreshing of high-visibility crosswalks at 5 locations as determined by the City Engineer shall be paid to the City. Fee shall be $5,000 per location or equate to a total of $25,000.

1.6.3. An in-lieu fee payment towards the provision of one (1) bus shelter along Mission Boulevard shall be required. Location shall be determined by the City Engineer and the Riverside Transit Agency (RTA). Applicant shall pay an in- lieu fee contribution of $20,000 to the City.

2. PRIOR TO GRADING PERMIT (ENGINEERING)

2.1. In compliance with Jurupa Valley Municipal Code, Chapter 8.70, no grading permit shall be issued until the Tentative Tract Map (TTM) and all other pertinent Planning permits are approved and are in effect.

2.2. All grading shall conform to the California Building Code, as adopted by the City of Jurupa Valley, the City’s Municipal Code Title 8, and all other relevant laws, rules, and regulations governing grading in the City of Jurupa Valley and state of California.

Grading shall be performed in accordance with the recommendations of the approved project specific geotechnical report. Grading plans shall be approved by the City Engineer and financial securities for grading, if applicable, shall be in place prior to permit issuance.

2.2.1. Prior to approval of the precise grading plan, the Applicant shall prepare a project specific geotechnical report for review and approval of the City Engineer for TTM38151.

2.2.2. A preliminary geotechnical investigation and water infiltration test report was previously prepared by Converse Consultants, dated July 7, 2021. Applicant shall address outstanding comments on the Interoffice Memorandum dated September 2, 2022, pertaining to the above-mentioned technical document.

2.3. The Applicant shall prepare a “rough” grading plan or a combined “rough and precise” grading plan for the project site.

2.3.1. The grading plan shall be prepared under the supervision of a civil engineer licensed in the state of California (Project Civil Engineer) and he/she must sign the plan. The printed name and contact information of the Project Civil Engineer shall be included on the face of the grading plan. The grading plan shall be approved by the City Engineer.

2.3.2. The grading plan shall provide for acceptance and proper disposal of all off- site drainage flowing onto or through the site. Should the quantities of flow exceed the capacity of the conveyance facility, the Applicant shall provide adequate drainage facilities and/or appropriate easement(s), if necessary, as approved by the City Engineer.

2.3.3. The grading plan shall provide for protection of downstream properties from damages caused by alteration of the drainage patterns, i.e., concentration or diversion of flow. Protection shall be provided by constructing adequate MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

drainage facilities including enlarging existing facilities and/or by securing a drainage easement(s), if necessary, as approved by the City Engineer.

2.3.4. Temporary erosion control measures shall be implemented immediately following rough grading to prevent transport and deposition of earthen materials onto downstream/downwind properties, public rights-of-way, or other drainage facilities. Erosion Control Plans showing these measures shall be submitted along with the grading plan for approval by the City Engineer.

2.3.5. Applicant shall provide written proof and authorization from easement holders (if any) for work proposed over easements.

2.4. If grading is required offsite, the Applicant shall obtain a written notarized letter of authorization from the property owner(s) to grade as necessary and provide a copy to the Engineering Department. It shall be the sole responsibility of the Applicant to obtain any and all proposed or required easements and/or authorizations necessary to perform the grading shown on the site plan and grading exhibits.

2.5. A hauling permit shall be required for the import/export of material using City streets; the import/export location and the haul route shall be reviewed and approved by the Engineering Department. If the import/export location is outside of City limits, the Applicant shall provide evidence that the jurisdictional agency has provided all necessary approvals for import/export to/from the site.

2.6. Prior to approval of the precise grading plan, the Applicant shall prepare a final hydrology and hydraulics report corresponding with the detailed plans for grading, site development, storm drain improvements, and street improvements, including analysis of offsite drainage tributary to the site, for approval of the City Engineer. The City has reviewed the preliminary Hydrology Report for TTM38151 prepared by Encompass Associates, Inc., dated September 28, 2021.

2.6.1. The project proposes to connect the overflow of the proposed Best Management Practice (BMP) to an existing 57-inch storm drain facility owned and maintained by the Riverside County Flood Control and Water Conservation District (RCFC&WCD). It shall be the sole responsibility of the Applicant to obtain any and all permits/authorizations for the design and construction of the proposed lateral connection to the existing RCFC&WCD facility.

2.6.2. The final hydrology report shall include a flood impact analysis for post development conditions to identify any special considerations for drainage and grading for the proposed units near the RCFC&WCD facility south of the site.

2.6.3. The final hydrology report shall include runoff mitigation for Kirby Drive. Runoff for Kirby Drive shall be directed easterly towards curb/gutter and away from property to the west.

2.7. Prior to the approval of the precise grading plan, the Applicant shall prepare, or cause to be prepared, a Final Water Quality Management Plan (F-WQMP) for TTM38151 in conformance with the requirements of RCFC&WCD for the Santa Ana River Watershed for approval of the City Engineer.

2.7.1. The F-WQMP shall provide any changes in pervious/impervious areas and BMPs.

MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

2.7.2. The F-WQMP shall be in accordance with the recommendations of the Final Geotechnical Report.

2.7.3. Any onsite and offsite BMPs shall be designed and sized per the findings of the F-WQMP. Any changes to the proposed BMP sizing, design, and type; and impacts to the referenced exhibit(s), may require additional approvals.

2.8. Post-construction water quality surface features and facilities shall be designed and installed per approved project-specific WQMP and approved by the Engineering Inspector.

2.9. For disturbance of one or more acres, the Applicant shall provide evidence that it has prepared and submitted to the State Water Resources Control Board (SWRCB) a Storm Water Pollution Prevention Plan (SWPPP). The SWRCB issued WDID number shall be included on the face of the grading plan.

3. PRIOR TO TRACT MAP RECORDATION (ENGINEERING)

3.1. No Final Tract Map shall be recorded until all other related Planning cases are approved, unless otherwise approved by the City Engineer.

3.2. After approval of the tentative map and prior to the expiration of said map, the Applicant shall cause the real property included within the tentative map exhibit, or any part thereof, to be surveyed; and a Final Tract Map thereof shall be prepared in accordance to the City Engineer’s requirements, conditions of tentative map approval, and in accordance with the provisions of the City of Jurupa Valley Municipal Code Chapter

7.20. All processing shall be through the City of Jurupa Valley.

3.3. All common areas shown on the referenced exhibit shall be designated as numbered lots including lots designated for water quality purposes. Lettered lots shall be reserved for public and private roads.

3.4. The project frontage that runs parallel to the public roadway identified as Jurupa Road abuts the Union Pacific Railroad (UPRR) right-of-way. Street improvements along Jurupa Road shall not be required, but Applicant shall be responsible for the following:

3.4.1. Any transitions needed on Jurupa Road to accommodate required improvements along Camino Real.

3.4.2. Any permits/authorization from UPRR to accommodate required improvements set forth in these conditions of approval.

3.5. Lot access shall be restricted along the northerly property line abutting the UPRR right- of-way. The Applicant shall dedicate on the Final Tract Map abutter’s rights of access.

3.6. Camino Real along the project frontage is a paved City-maintained Street and is classified as a Major Roadway in the General Plan Circulation Element. The ultimate right-of-way width of Camino Real varies from 100-ft to 133-ft. Applicant shall dedicate the required right-of-way for public street and utility purposes on the Final Tract Map as shown on the referenced exhibit.

3.7. Kirby Drive is a private road and shall be improved as shown in the referenced exhibit.

Applicant shall dedicate public use easements for public utilities and drainage purposes together with the right of ingress and egress for emergency vehicles.

3.8. Internal private streets “A”, “B”, and “C” to the subdivision shall be designed and improved to full width within the 56-ft private dedicated right-of-way in accordance with MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

County Standard No. 105 and as shown on the referenced exhibit. Applicant shall dedicate public use easements for public utilities and drainage purpose together with the right of ingress and egress for emergency vehicles.

Improvement Plans

3.9. The Applicant shall provide improvement plans for all onsite and offsite improvements including, but not limited to, street improvements, striping and pavement markings, streetlights, landscape and irrigation system, water system, and sanitary sewer system.

All plans shall be prepared in accordance with the Riverside County Transportation Department “Improvement Plan Check Policies and Guidelines” as adopted by the City Engineer. All improvements plans shall be processed through the City for approval of the City Engineer.

3.9.1. The Applicant shall be responsible for the design and construction of the applicable VMT Mitigation Measures referenced in these conditions of approval.

3.10. Kirby Drive (Private Road)

3.10.1. Kirby Drive shall be restricted to emergency vehicles only. Signage prohibiting all other traffic shall be provided to the satisfaction of the City Engineer.

3.10.2. 24-ft pavement section.

3.10.3. 4-ft easterly parkway to include curb adjacent landscaping and curb & gutter.

3.10.4. Applicant shall coordinate with the Fire Department for the gated 20-ft emergency vehicle access connection from Kirby Drive to “C” Street as shown on the referenced exhibit. Proposed connection shall be ADA complaint. All requirements set forth by the Fire Department shall be the sole responsibility of the Applicant. Proof of acceptance from the Fire Department shall be provided to the Engineering Department.

3.11. Camino Real

3.11.1. 77-ft pavement section measured from curb face to existing AC Dike. Full width pavement improvements and striping design shall be required to the satisfaction of the City Engineer.

3.11.2. 18-ft westerly parkway to include curb adjacent landscaping, 5-ft sidewalk, and curb & gutter.

3.11.3. Improvements shall provide appropriate transition to adjacent existing and future infrastructure; design of transition shall be reviewed and approved by the City Engineer.

3.12. Intersection of Camino Real (NS) and “C” Street (EW) shall be full access

3.12.1. Modify geometries to provide:

Northbound: One through lane and one left-turn lane.

Southbound: One through lane and one right-turn lane.

Eastbound: One shared right-turn and left-turn lane.

Westbound: N/A.

MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

3.12.2. Property line corner cut-back and curb return radius shall be per Riverside County Standard No. 805.

3.13. Internal Private Streets

3.13.1. Streets “A” through “C” inclusive are internal to the subdivision and shall be designated on the Final Tract Map as lettered lots. Improvements for the internal private streets shall consist of, but not limited to, pavement, curb & gutter, cross gutters, spandrels, 5-ft sidewalks, and streetlights. Road cross- sections, intersection design, and other applicable improvements shall be as approved by the City Engineer.

3.13.2. Residential driveway approaches connecting to the internal private streets shall be per Riverside County Standard No. 207 and have a minimum driveway width of 12-ft.

3.14. The construction of ADA compliant depressed curbs and access ramps shall be required as shown on the referenced exhibit.

L&LMD, CFD, and Special Districts

3.15. Prior to final map recordation, Applicant shall form or annex to if one already exists, a Community Facilities District (CFD) for operation and maintenance purposes of various improvements in the public right-of-way, as approved by the City Engineer. The formation or annexation to a CFD shall be in a manner to be approved by the City Engineer and City Attorney. CFD shall include, but not be limited to, the following:

3.15.1. Landscaping and irrigation as applicable;

3.15.2. Graffiti abatement;

3.15.3. Streetlights;

3.15.4. Water quality management features and facilities (BMPs) as applicable;

3.15.5. All landscaping, irrigation and maintenance systems shall comply with the “Comprehensive Landscaping Guidelines & Standards” and Riverside County Ordinance No. 859.

3.16. Applicant shall form, or annex to if one already exists, a Community Facilities District (CFD) in order to provide funding for City Public Safety Services. The agreement to form or annex to a CFD for Public Safety Services shall be in a manner to be approved by the City Engineer and City Attorney. Participation in a CFD is intended to fully mitigate the incremental impact of new development on City public safety costs and maintain Should this project be within any assessment/benefit district, the Applicant shall make application for and pay any reapportionment of the assessments or pay the unit fees in the assessment/benefit district.

Utilities

3.17. Separate sanitary sewer and domestic water system improvement plans shall be prepared for required improvements for approval of the Jurupa Community Services District (JCSD) and concurrence of the City Engineer. Water system improvement plans showing the locations of fire hydrants (see County Standard 400) off-site and on-site must also be approved by Riverside County Fire Department. Necessary easements for sewer and water systems on-site, as determined by JCSD, shall be shown on the Final Tract Map “to be dedicated by separate instrument”.

MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

3.18. Electrical power, telephone, communication, street lighting, and cable television lines shall be designed to be placed underground in accordance with City of Jurupa Valley Municipal Code Title 7. The Developer is responsible for coordinating the work with the serving utility company. A disposition note describing the above shall be reflected on design improvement plans whenever those plans are required. Written proof confirming initiation of the design and/or application or the relocation, issued by the utility company, shall be submitted to the Engineering Department for verification purposes.

4. PRIOR TO ISSUANCE OF BUILDING PERMIT (ENGINEERING)

4.1. All grading and construction of infrastructure improvements within the public and private right-of-way in accordance with the approved plans, the City of Jurupa Valley Municipal Code Chapter 8.70, and all other applicable requirements, shall be completed to the satisfaction of the City Engineer.

4.2. The Project geotechnical/soils engineer shall provide a Final Grading Certification, certifying to the completion of the grading in conformance with the approved grading plans, the recommendation of the Geotechnical/Soils report approved for this project and the California Building Code.

4.3. A licensed land surveyor or civil engineer shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans.

4.4. The Project Civil Engineer shall provide Record ("As-built") Drawings of grading and all infrastructure improvements.

4.5. Improvement plans shall be approved by the City Engineer, a site specific improvement agreement shall be signed by the City, and financial securities shall be in place prior to permit issuance.

4.6. The Applicant shall submit cost estimates for the in-lieu fee improvements referenced in these conditions of approval for review and approval of the City Engineer.

4.7. The Applicant is responsible for completing construction of all post-construction water quality Best Management Practices (BMPs) facilities and features. These facilities and features shall be operated and maintained under the City’s CFD.

4.8. All utility extensions within the site shall be placed underground unless otherwise specified or allowed by these conditions of approval.

4.8.1. Utility extensions from the mainline or other points of connection within the public right-of-way require that the Applicant obtain an Encroachment Permit from the Engineering Department. The City shall make a final inspection of work to verify that any impacts that the work might have had to other City owned infrastructure is restored or repaired to the satisfaction of the City Engineer.

5. PRIOR TO BUILDING PERMIT FINAL INSPECTION/ CERTIFICATE OF OCCUPANCY (ENGINEERING)

5.1. The Applicant is responsible for the completion of all grading within the corresponding parcel for which occupancy is requested.

5.2. Prior to the first certificate of occupancy, all improvements within the public and private right-of-way shall be completed and accepted by the City.

5.3. Prior to completion and acceptance of improvements or prior to the final building MADONE COLLECTION (MA21143)

CONDITIONS OF APPROVAL

inspection, whichever occurs first and as determined by the City Engineer, assurance of maintenance is required by the completion of annexation into the City’s CFD for all applicable improvements specified in these conditions of approval.

5.4. Prior to the first certificate of occupancy, Applicant shall complete the annexation into the City’s CFD for public safety.

5.5. All in-lieu share payments for improvements specified in these conditions of approval shall be paid to the City.

5.6. Prior to the first certificate of occupancy, Applicant shall ensure that all streetlights within the public right of way, required from this project, are energized.

5.7. Prior to the first certificate of occupancy, Applicant shall obtain acceptance of applicable improvements by JCSD. Written proof shall be provided to the Engineering Department.

5.8. The Applicant shall comply with the provisions of Riverside County Ordinance No. 659 (Development Impact Fees, DIF), as adopted by the City, or later ordinance adopted by the City, which requires the payment of the appropriate fee set forth in the Ordinance in accordance with the fee schedule in effect at the time of the final inspection.

The Applicant hereby agrees that these Conditions of Approval are valid, 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:

ATTACHMENT NO. 2
Change of Zone Ordinance No. 2022-21
ATTACHMENT NO. 2
Change of Zone Ordinance No. 2022-21
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12774-0007\2740881v1.doc
ORDINANCE NO. 2022-21

AN ORDINANCE OF THE CITY OF JURUPA VALLE Y,

CALIFORNIA, AMENDING THE CITY OF JURUPA

VALLEY OFFICIAL ZONI NG MAP CHANGING THE
ZONE OF APPROXIMATEL Y 6.92 -ACRES OF REAL
PROPERTY LOCATED AT 7586 JURUPA ROAD (APN: 183-
030-014) FROM A -1 (LIGHT AGR ICULTURE) TO R -4
(PLANNED DEVELOPMENT ), AND M AKING FINDINGS

PURSUANT TO CEQA

THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY DOES ORDAIN AS FOLLOWS:

Section 1. Project Procedural Findings . The City Council of the City of Jurupa Valley does hereby find, determine and declare that:
(a) TK Management Services, LLC (the “Applicant”) has applied for General Plan Amendment No. 21003, Waiver of Minimum Nine -Acre Area Development Standard, Change of Zone No. 21004, Site Development Permit No. 22089, and Tentati ve Tract Map No. 38151 (collectively, Master Application No. 21143 or MA No. 21143) to permit a Schedule “A” subdivision of approximately 6.92 acres into thirty -five (35) single -family lots, common areas, private streets, and a retention basin, collectively all on real property located at 7586 Jurupa Road (APN: 183-030-014) (the “Project”).
(b) On October 12, 2022, the Planning Commission of the City of Jurupa Valley held a public hearing on the proposed Zoning Code Amendment set forth in this Ordinance, at which time all persons interested in the proposed Zoning Code Amendment had the opportunity and did address the Planning Commission on these matters . F ollowing t he receipt of public testimony the Planning Commission closed the public hearing. At the conclusion of the Planning Commission hearings and after due consideration of the testimon y, the Planning Commission adopted Resolution No. 2022-10-12-01 recommending that the City Council approve MA No. 21143 which includes the proposed Zoning Code Amendment. (c) On November 17, 2022, the City Council of the City of Jurupa Valley held a duly noticed public hearing on the proposed Zoning Code Amendment, at which time all persons interested in the Project had the opportunity and did address the City Council on these ma tters.

Following the receipt of public testimony the City Council closed the public hearing and duly considered the written and oral testimony received.
(d) All legal preconditions to the adoption of this Ordinance have occurred.

Section 2. California Environmental Qual ity Act Findings . The City Council of the City of Jurupa Valley makes the following environmental findings and determinations in connection with the approval of the Project:
(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. § -2-
12774-0007\2740881v1.doc
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 a Mitigated Negative Declaration (“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 September 9, 2022, and expir ed on September 28, 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) The City Co uncil has reviewed the MND and the Mitigation Monitoring and Reporting Program (“MMRP”), attached as Exhibit “B” to Resolution No. 2022-109, and all comments received regarding the MND and, based on the whole record before it, finds that:
1) The MND was prepared in compliance with CEQA;
2) With the incorporation of mitigation measures, there is no substantial evidence that the Project will have a significant effect on the environment; and 3) The MND reflects the independent judgment and analysis of the City Council.
(d) In connection with the adoption of Resolution No. 2022-109, the City Council adopted the MND and MMRP for this Project.

Section 3. Project Findings. The City Council hereby finds, as required by the Jurupa Valley Ordinances and applicable state law , that the proposed Zoning Code Amendment should be adopted because the proposed Zoning Code Amendment is consistent with the City of Jurupa Valley 2017 General Plan in that:
(a) The proposed Change of Zone No. 21004 will be consistent with the City of Jurupa Valley General Plan with the approval of General Plan Amendment No. 21003 and the waiver of the Planned Residential (R-4) Zone minimum nine-acre area development standard. The proposed Planned Residential (R -4) Zone is consistent with the proposed Medium High Density Residential (MHDR) General Plan land use designation. Additionally, the proposed Change of Zone No. 21004 is consistent with the Housing Element of the 2017 Jurupa Valley General Plan because it promotes the City's Regional Housing Needs Allocation (RHNA) inventory.

Section 4. Amendment to Zoning Map . The City Council of the City of Jurupa Valley hereby declares that the City’s Official Zoning Map is hereby amended to change the zone of approximately 6.92 acres of real property located at 7586 Jurupa Road (APN: 183-030-014) from A-1 ( Light Agriculture ) to R-4 ( Planned Development ) as depicted on the map attached hereto as Exhibit “A”.
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12774-0007\2740881v1.doc
Section 5. 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 Ordinance. 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.

Section 6. Effect of Ordinance . This Ordinance is intended to supersede any ordinance or resolution of the County of Riverside adopted by reference by the City of Jurupa Valley in conflict with the terms of this Ordinance.

Section 7. 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 8. Effective Date. This Ordinance shall take effect on the date provided in Government Code Section 36937.

PASSED, APPROVED, AND ADOPTED by the City Counc il of the City of Jurupa Valley on this 1st day of December, 2022.

______________________________
Chris Barajas
Mayor
ATTEST:

______________________________
Victoria Wasko, CMC
City Clerk

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12774-0007\2740881v1.doc

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF JURUPA VALLEY )

I, Victoria Wasko, City Clerk of the City of Jurupa Valley, do hereby certify that the foregoing Ordinance No. 2022-21 was duly introduced at a meeting of the City Council of the City of Jurupa Valley on the 17th day of November, 2022, and thereafter at a regular meeting held on the 1st day of December, 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 1st day of December, 2022. ________________________________
Victoria Wasko, City Clerk
City of Jurupa Valley
ATTACHMENT NO. 3
Planning Commission Resolution No.
2022-10-12-01

ATTACHMENT NO. 4
October 12, 2022 Planning Commission
Staff Report
Page | 1

STAFF REPORTXXX

DATE: OCTOBER 12, 2022
TO: CHAIR JACKSON AND MEMBERS OF THE PLANNING COMMISSION FROM: JOE PEREZ, COMMUNITY DEVELOPMENT DIRECTOR
BY: THOMAS GORHAM, PRINCIPAL PLANNER
SUBJECT: MASTER APPLICATION (MA) NO. 21 143: GENERAL PLAN AMENDMENT (GPA) NO. 210 03; CHANGE OF ZONE (CZ) NO. 210 04; WAIVER OF MINIMUM NINE-ACRE AREA DEVELOPMENT STANDARD;
TENTATIVE TRACT MAP (TTM) NO. 38151 AND SITE DEVELOPMENT PERMIT (SDP) NO. 22089
PROJECT: MADONE COLLECTION PLANNED RESIDENTIAL
DEVELOPMENT - SUBDIVIDE 6.92 ACRES OF LAND INTO 35 LOTS

FOR SINGLE-FAMILY DETACHED HOMES
LOCATION: 7586 JURUPA ROAD (APN: 183-030-014)
APPLICANT: TK MANAGEMENT SERVICES, LLC

RECOMMENDATION
By motion, adopt Planning Commission Resolution No. 2022- 10-12-01, recommending that the City Council (1) approve waiver of nine- acre area development standard; (2) adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; (3) approve General Plan Amendment No. 21003; (4) approve Change of Zone No. 21004; (5) approve Tentative Tract Map No. 38151 and (6) approve Site Development Permit No. 22089 to allow the subdivision and development of the Madone Collection Planned Residential Development of 35 single family detached homes on a 6.92-acre site located at 7586 Jurupa Road. (APN: 183-030-014).

PROJECT DESCRIPTION
The proposed project , Madone Collection Planned Residential Development , consists of the subdivision of 6.92 acres of land into 35 lots for single- family detached homes. The average lot size would be 5,420 square feet and the proposed single family home would include a combination of one- and two- story floor plans ranging in size from 1,215 to 1,800 square feet in floor area (“The Project”). The proposed development would also include the following site improvements:
residential amenities including open play areas, walking trails, exercise stations, tot lot, gazebo, BBQ area, picnic benches and seating areas; private street improvements, individual lot and streetscape landscaping, retention basin, and walls and fencing.

The Project will require the following entitlement and waiver applications:
• General Plan Amendment (GPA) No. 21003: Change the land use designation from LDR (Country Neighborhood) to M HDR (Medium High Density Residential) to allow for the proposed small lot single-family detached dwellings at a density of 5.1 dwelling units per acre. LDR allows for a maximum of 2 dwelling units per acre and MHDR allows for a maximum of 8 dwelling units per acre.

Page | 2

• Change of Zone (CZ) No. 21004: Change the underlying zoning classification from A-1 (Light Agriculture) to R-4 (Planned Development) to accommodate the proposed small lot single-family detached dwellings. The R-4 Zone shall not be applied to any area containing less than nine (9) acres unless the City Council grants a waiver to the minimum area requirement for an R-4 Zone. The subject property is 6.92 acres in area. As part of the change of zone request the Planning Commission shall review the waiver request and make a recommendation to the City Council.
• Waiver of minimum nine-acre area requirement for the R -4 Zone: Approve a waiver to allow a 6.92 acre area in lieu of the R-4 Zone minimum nine-acre requirement. • Site Development Permit (SDP) No.22089 : Proposed development of 35 single-family homes subject to the Traditional Neighborhood Design Standards. • Tentative Tract Map (TTM) No. 38151: Subdivide the 6.92 acres site into 35 lots for single-family detached homes and common areas and private streets.

EXHIBIT 1: PROJECT SITE

PROJECT LOCATION AND SURROUNDING LAND USES
The Project site is located at 7586 Jurupa Road. The site is located on the south side of Jurupa Road, with Camino Real to the east, Camino Real Elementary School to the south, residential uses to the west and northeast, and Patriot High School to the northwest. Table 1 outlines the surrounding specific land uses and General Plan and Zoning designations. Exhibit 1 shows the project location.

Page | 3

Table 1: Project Information and Surrounding Land Uses
Location Current
Land Use
General Plan
Land Use Designation Zoning
Project Site Vacant land LDR (Country Neighborhood) A-1 (Light Agriculture) North
Union Pacific Railroad
Jurupa Road
Patriot High School
Single Family Residential
• LDR (Country
Neighborhood)
• PF (Public
Facilities/Institutional)

• MDR (Medium Density
Residential)
• R-A-20000 (Residential
Agriculture – min.
20,000 sq. ft.)
• R-1 (Single Family
Detached)
• A-1 (Light Agriculture)

South Camino Real Elementary
School LDR (Country Neighborhood) A-1 (Light Agriculture) East Camino Real
Centennial Park LDR (Country Neighborhood) A-1 (Light Agriculture) West Single Family Residential LDR (Country Neighborhood) • A-1 (Light Agriculture)
• R-A (Residential
Agriculture)

BACKGROUND
Planning Commission Study Session
On January 27, 2021, the Planning Commission conducted a Study Session to review, discuss and provide feedback on the Applicant's initial submittal. An excerpt of the January 27, 2021 Planning Commission minutes is provided as Attachment 4. At the meeting, the following items were discussed and responses to the Commission are provided in Attachment 5:
• Equestrian trail designation / right -of-way concerns • Traffic concerns on Camino Real with additional housing • Home prices high for first -time home buyers
• HOA to maintain project site
• Concern about it being a gated community
• Prefer more single-story homes
• Planned road improvements on Camino Real
• Proposed parking
• New housing overlay consideration for this project
Traditional Neighborhood Development Standards
On November 5, 2020, the City Council initiated a code amendment to add design and development standards into the Municipal Code requiring new single- family residential subdivisions that have a density greater than two dwelling units per acre to create traditional neighborhoods that preserve the small town character of the community. The Traditional Neighborhood Design O rdinance was adopted by the City Council on February 3 , 2022. The subject application was in process during the rev iew and adoption process of the Traditional Neighborhood Design Ordinance. The ordinance applies to all proposed development projects including those that were in the review process at the time of adoption . As such , the proposed Project is subject to the ordinance.

At the time of adoption of the ordinance, t he Project did not meet some of the development standards contained in the ordinance, specifically standards related to setbacks, ratio of single- Page | 4

story to two-story homes, and Floor Area Ratio ( FAR). Subsequently, the Applicant redesigned the project to comply with the adopted Traditional Neighborhood Development Standards, and to address initial comments from the Planning Commission. Initially the proposed Project had 42 units when presented to the Planning Commission at the Study Session. In response to comments from the Planning Commission, the project was reduced to 36 units and was further reduced to the proposed 35 units to comply with the Traditional Neighborhood Development Standards. The analysis section below outlines the proposed Project’s compliance with the standards.

PROJECT DETAILS
A. Overall Plan. The proposed Project consists of a 35 -unit planned residential development of one- and two - story single family detached homes with lot sizes ranging from 4,635 to 5,929 square feet in area, with an average lot size of 5,420 square feet. Approximately 75% of the homes would be one-story homes. The development proposes varying front yard setbacks, architecturally enhanced designs, and single-story elements to break up long stretches of linear massing, and when combined with private outdoor spaces, such as fr ont porches and generous front yards, promotes an interactive street scene that encourages pedestrian activity.

Pursuant to the Traditional Neighborhood Design Standards, landscaped front yards and parkways, and front porches are the main streetscape desi gn elements rather than garages. The single-story home plans would have either rear side loaded garages or front-loaded garages. The front loaded garages will be set back 12' from the front living area of the home. The rear side loaded garages will be tucked in behind the home and not be visible from the street frontage. Each lot will have private fenced back yards. A 10- foot parkway is provided throughout the interior of the development. The interior parkways will be landscape adjacent to the curb and gutter with shade trees and drought tolerant landscaping. There will be 5- foot pedestrian sidewalk on both sides on the interior str eets with connections to the common recreation areas . All interior streets and common areas would be maintained by a Home Owners Association (HOA). Table 2 depicts applicable development standards . Exhibit 2 shows the proposed site plan for the Project, and Exhibit 3 is a 3-D perspective of the south side of the end of “C” Street.

TABLE 2: PROJECT DEVELOPMENT STANDARDS
Minimum Lot Requirements Per R4 Standards
Lot Size 3,500 square feet
Overall Area Per Lot Plus Open Space 6,000 square feet Lot Depth 80 feet
Lot Width 40 feet
Lot Frontage (Knuckles or Cul -de-Sacs) 35 feet
**Setbacks (Minimum)
Front: Living Area (to R.O.W.) 20 feet / 25 foot average Front: Garage (to R.O .W.) 32 feet
Front: Porch/ Balcony (to R.O.W.) 15 feet
Interior Side yard 6 feet
Street I Corner 10 feet
Rear yard 10 feet
**Building Height (Maximum) 35 feet (2 stories maximum) **Ratio of two story homes 25%
**Floor Area Ratio (FAR) 1 story home .40
2 story home .25 ground floor; .15 second floor
**Roadway Width
**Parkway Width
36 feet
10 feet with 5 foot landscape parkway and 5 foot
sidewalk
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**Open Space 50% of lot area with 90% landscaped
** Traditional Neighborhood Design Standard
EXHIBIT 2 SITE PLAN

EXHIBIT 3 3-D PERSPECTIVE

B. Access, Circulation, and Parking. The development would have one access point from Camino Real connecting to “A” street and the two interior cul -de-sacs (“B” and “C” Street). The main entry would include decorative paving, decorative block walls, and monument entry signage. All interior streets would be private but publicly accessible. There would be no entry gates to the development. Access to and from Kirby Street to the west would be gated and used for emergency purposes only. The interior private streets would be 36-feet in width with a 10 -foot parkway with 5-foot sidewalks and 5- foot landscape parkway on both sides of the street and decorative street lights. All lots would have a two-car attached garage and parking for two cars in the driveway. On -street parking would be permitted on both sides of the streets

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providing parking for guest and deliveries. Pedestrian circulation elements include the 5-foot sidewalks connecting to the 5 -foot decomposed granite (DG) pedestrian trails to access all common open space areas. Sidewalk access would also connect to a new offsite public sidewalk with a landscaped parkway along Camino Real to connect residents to nearby schools, parks and other community amenities.

C. Landscaping. Generous landscaping would be included throughout the proposed Project designed to reflect traditional neighborhoods with tree -lined streets and large landscape front yards. The plan includes one canopy tree in the 5-foot wide parkway as well as one canopy tree in the front yard setback area. The canopy trees would be 36-inch box size at planting. Some of the driveways are designed as “Hollywood” driveways or also called ribbon driveways. There would be two 18 -inch parallel concrete strips with turf grass in between. The total amount of landscaped areas throughout the proposed development , including yard, streetscape, and recreation/open space landscaping totals 130,350 square feet (approximately 3 acres). All plants would 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 would be required to comply with the water efficiency landscape design requirements of the zoning code. Exhibit 3 below shows the proposed landscape site plan.

EXHIBIT 3 LANDSCAPE PLAN

D. Open Space and Recreational Amenities. The proposed Project would include 25,789 square feet of common recreation and open space area. Common recreation areas are provided on the north and south side of the development . Decomposed granite (DG) walking trails would connect to all amenities within the community from the sidewalks. The trails would meander throughout the open spaces connecting all exercise stations and other amenities. The amenities would include walking trails,

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exercise stations, a tot lot, seating areas, a gazebo, and a BBQ area. The common open space area would include the following:
• Open play areas will accommodate passive play opportunities and small-scale activities.
• Barbecue area with a picnic table, freestanding barbecue, hot coal container, and trash container.
• Tot Lot Play area including structures and equipment for various age groups. • Gazebo/Shade Structure with picnic benches and trash containers. • Exercise Stations with diverse equipment throughout the community connected by DG walking trails.

Exhibit 4 below shows the proposed recreational amenities.

EXHIBIT 4: RECREATIONAL AMENITIES

E. Architecture and Building D esign. The architectural character of the Project is intended to reflect traditional neighborhood design elements with a range of architectural styles including Craftsman, Traditional and Farmhouse with the following architectural standards:
• Detailing and coloring true to the style of home with traditional materials including: stucco, shake, shingle, vertical board, and batten wood siding; brick, stone and wood columns; and light earth tone colors
• Five different floor plans each with 3 different architectural styles to create variety and interest in the neighborhood
• Varied roof pitches with large roof overhangs to reflect the architectural style and reduce massing.

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• Flat tile, low profile “S” tile, and metal roof styles to match the architectural style • Single story homes make up 75% of the lots
• Single story homes on corner lots to reduce massing
• Varied garage placement including rear attached garages. • Garage doors with a minimum 6” recess and garage door windows that relate to the architectural style of the home
• Varied lot setbacks to create individuality and reduce monotonous streetscape • Front porches on all homes
• Varied building plane setbacks to promote variety and articulation within building planes
• Exterior lighting to match the architectural style of the home with wall or ceiling hung ornamental coach lights with translucent glass
Home Plans: The proposed Project would have five different floor plans, four single story plans and one two-story plan ranging from 1,215 to 1,800 square feet in area with a 434 square foot two-car garage. Each of the five floor plans would be available in any of the three architectural styles; Craftsman, Traditional, or Farmhouse providing for a diverse architectural mixture in the Project. Table 3 below is a summary of each of the proposed home plans and Exhibit 5 illustrates examples of each of the various architectural styles. Details on the proposed building material and colors, and floor plans are contained in the R -4 Neighborhood Development Plan (Attachment 2 ). A recommended condition of approval requires architectural features and fenestration to be continuous on all sides of the dwelling units.

Table 3: Home Plan Summary
Plan No. Stories Floor Area Bed/Bath Height Garage Lots Total 120 1 1,215 SF 3 Bed/2 Bath 24 ft Rear 13,16,21,29 4
140 1 1,429 SF 4 Bed/2 Bath 24 ft Rear 15,17,21,32 4
160 1 1,601 SF 3 Bed/2 ½ Bath 24 ft Front 5,12,18,24,27,35 6 170 1 1,751 SF 4 Bed/2 ½ Bath 24 ft Front 1,3,7,8,10,14,19,20, 23,25,30,34
12 180 2 1,800 SF 4 Bed/2 ½ Bath 32 ft Rear 2,4,6,9,11,26,28,31, 33 9

EXHIBIT 5: PROPOSED ELEVATIONS

Plan 120 with Craftsman Elevation

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Plan 140 with Farmhouse Elevation

Plan 160 with Farmhouse Elevation

Plan 170 with Traditional Elevation

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Plan 180 with Craftsman Elevation
F. Walls and Fences. The wall and fences for the development would be made of decorative materials to be compatible with the overall architectural character of the development and surrounding neighborhoods. The proposed fences and walls include the following:
• North Property Line abutting the railroad right-of-way - 6-feet tall tan split face masonry wall with tan precision cap.
• South Property Line - 3-feet tall tan split face masonry retaining wall with a 3- foot tan tubular steel fence on top of retaining wall.
• West Property Line - 6-feet tall split face masonry wall with tan precision cap. • East Property Line - 6-feet tall tan split face masonry wall with tan precision cap and with tan split face pilaster with precision cap every 40 feet. The wall will sit on 3-5- foot varied tan masonry retaining wall. • Monument sign at the entrance - Tan split face masonry wall varying from 3 - 6-feet wall with tan split face pilaster at each end of monument wall. 18- inch ornate light fixtures on top of each pilaster.
• Yard Fencing – 6-feet tall tan vinyl fence with access gate.

Details on the walls are contained in the R -4 Neighborhood Development Plan (Attachment 2).

ANALYSIS
I. GENERAL PLAN/ZONING DESIGNATION
A. Residential Land Use & Density. The Project will require amendments to the General Plan land use designation and zoning classification to allow the proposed Project at the subject site.
• General Plan Land Use Designation . The project site has a General Plan land use designation of LDR (Country Neighborhood). The proposed General Plan land use designation is MHDR (Medium High Density Residential) to allow for the proposed small lot single-family detached dwellings at a density of 5.1 dwelling units per acre. LDR allows for a maximum of 2 dwelling units per acre and MHDR allows for a maximum of 8 dwelling units per acre. Please see Attachment 6 - General Plan Change Exhibit.
• Zoning Designation. The project site has a zoning classification of A-1 (Light Agriculture). The proposed zoning designation is R-4 (Planned Development) to accommodate the proposed small lot single -family detached dwellings.

Please see Attachment 7 - Change of Zone Exhibit. The R-4 Zone shall not be applied to any area containing less than nine (9) acres unless the City Council

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grants a waiver to the minimum area requirement for an R-4 Zone. The subject property is 6.92 ac res in area. As part of the change of zone request the Planning Commission shall review the waiver request and make a recommendation to the City Council. The proposed Project site offers a unique opportunity to develop an entry level traditional single family neighborhood with various architectural styles, tree lined streets, generous front yard landscaping, open space, and recreational amenities that are not often found in a typical tract home development. The proposed project meets all of the applicable development standards of the R4 zone and the Traditional Neighborhood Design Standards within in the 6.92 acre site. Due to the unique qualities of the proposed Project, Staff supports the waiver request for the minimum site area and recommends approval of the waiver to the City Council.

II. ZONING DEVELOPMENT STANDARDS. The project is subject to the R-4 and Traditional Neighborhood Development Standards of the Zoning Ordinance. The proposed project complies with all applicable development standards and no adjustments or variances are required. Table 4 below outlines the project’s compliance with the applicable Zoning Code development standards.

TABLE 4. ZONING CODE DEVELOPMENT STANDARDS
and

TRADITIONAL NEIGHBORHOOD DEVELOPMENT STANDARDS
Development Standard Does the Project Comply?
Lot Size Minimum Size: 3,500 square-feet
Minimum Width: 40 feet
Minimum Depth: 80 feet
Yes, minimum lot is 4,635 sf and average lot size
is 5,420 sf. Minimum lot width is 42 feet and
minimum lot depth is 109 feet.

Building Height 35 feet (2 stories maximum) Yes, single-story homes are 24 feet in height and two-story homes are 32 feet in height.

Floor Area Ratio
(FAR)
1 story home 40%
2 story home 25% ground floor;
15% second floor
Yes. Single-story ranges from 34%-40%;
Two-story ranges from 23%-25% first floor and
13%-15% second floor
Open Space 50% of lot area with 90%
landscaped
Yes, open space areas range from 50%-54% with
90% of open space area landscaped
Ratio of two story
homes
25% Yes. According to the 25% ratio (25% of 35
homes is 9), 9 two-story homes are permitted.

Nine two-story homes are included.

Setbacks
Front: 20 feet
Front: Garage 30 feet
Front: Porch/ Balcony 15 feet
Interior Side yard: 6 feet
Street I Corner Side yard:10 feet
Rear yard: 10 feet
Yes
Front: 20-30 feet
Front: Garage 32 feet minimum
Front: Porch/ Balcony 15 feet
Interior Side yard: 6- 11 feet
Street I Corner Side yard:10-12 feet
Rear yard: 10 -31 feet
Parking 2 covered garage spaces Yes, 2 car garages p lus tw o uncovered spaces provided for each home
Streets 56 feet minimum right of way
36 foot roadway
5 foot landscape parkway
5 foot sidewalk
Yes, streets meet minimum requirements
Walls and Fences Maximum 6 feet high Yes, 6 foot high maximum fences/walls proposed **The project meets all other applicable zoning code development standards Page | 12

III. INCLUSIONARY HOUSING. In response to the Planning Commission inquiry during the study session, the applicant voluntarily agreed to include three (3) affordable units at the moderate income level within the proposed Project. The City has since adopted an Inclusionary Housing Ordinance that requires new residential developments to either include 7% of the proposed units as affordable housing or pay an affordable housing in lieu fee. Ordinance No. 2022-14 was adopted by the City Council on August 18, 2022 with an effective date of September 18, 2022. As such, the applicant is formally required to provide affordable housing or pay an in lieu fee pursuant to the ordinance. The three proposed affordable units that would be constructed on- site complies with the 7% inclusionary requirement.

IV. TENTATIVE TRACT MAP. Subdivisions are regulated by Title 7 (Subdivisions) of the Jurupa Valley Municipal Code. The proposed subdivision is consistent with the Subdivision Code and with the approval of General Plan Amendment No. 21003 and Change of Zone No. 21004.

Right-Of-Way Improvements
Kirby Drive shall be restricted to emergency vehicles only and existing residents to the south and west. It would be improved with a 24- ft pavement section and a 4- ft easterly parkway to include curb adjacent landscaping and curb & gutter.

Camino Real would be improved with a 77 -ft pavement section and an 18-ft westerly parkway to include curb adjacent landscaping, 5-ft sidewalk, and curb & gutter.

The intersection of Camino Real (NS) and proposed “C” Street (EW) shall be full access into and out of the project site. Northbound Camino Real will include one through lane and one left-turn lane into “C” Street. Southbound Camino Real will include one through lane and one right-turn lane into “C” Street; and “C” street will include one shared right- turn and left-turn lane.

Water and Sewer Improvements
Water and sewer service to the project site will be provided by the Jurupa Community Services District (JCSD). The County Department of Environmental Health (DEH) has prepared the required SANS 53 clearance letter which states that JCSD will provide water and sewer service to the proposed subdivision.

V. FINDINGS FOR TENTATIVE LAND DIVISION MAPS (SECTION 7.15.180) The project is in conformance with the General Plan, Zoning Code, and Subdivision Code with the approval of the General Plan Amendment No. 21003 and Change of Zone No. 21004. The land division is physically suitable for the type of development and density proposed . The design of the project will not cause substantial environmental damage, harm any wildlife, nor cause serious public health problems.

See Attachment No. 1 (Resolution) for detailed findings for the approval of TTM No. 38151.

VI. 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:

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.”
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The Project is consistent with the General Plan, zoning ordinance, and applicable State law. The proposed General Plan land use designation is MHDR (Medium High Density Residential) to allow for the proposed small lot single- family detached dwellings at a density of 5.1 dwelling units per acre. MHDR allows for a maximum of 8 dwelling units per acre. The proposed zoning classification is Planned Development (R-4). The approval of the General Plan Amendment and the Change of Zone will accommodate the proposed 35 single-family detached homes residential project.

B. “The overall development of th e 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 proposed Project site offers a unique opportunity to develop an entry level traditional single-family neighborhood with various architectural styles, tree lined streets, generous front yard landscaping, open space, and recreational amenities that are not often found in a typical tract home development. The proposed project meets all of the applicable development standards of the R-4 zone and the Traditional Neighborhood Design Standards.

The proposed Project considers 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 Camino Real, and sufficient on-site pedestrian and vehicular access, and vehicular parking.

The proposed Project takes 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.

ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) has been prepared for the Project. The proposed Mitigated Negative Declaration is supported by an Initial Study that evaluated potential environmental effects of the Project. 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 as contained in the Mitigation Monitoring and Reporting Program (MMRP) have been required or revisions in the Project have been made or agreed to by the Applicant.

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Public Review Period
The public review period for the environmental document began on September 9, 2022 and ended on September 28 , 2022. To date, the City has not received any comments. The IS/MND with MMRP and Appendices are available on the City's website at:
https://www.jurupavalley.org/DocumentCenter/View/2393/MA21143-PUBLIC-REVIEW-MND-9-9- 22-v2

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 October 2, 2022. To date, no comments have been received.

CONCLUSION
The proposed Project would provide much needed market rate housing at a lower price point for middle income families in a predominantly residential area. The project meets the General Plan policy goals of increasing residential density while proposing high quality unit design and innovative design solutions. The proposed project was included in the City’s approved 6th cycle housing element as a potential housing site. The higher density of this project would provide more affordable home prices than many other planned residential co mmunities, enhancing access to much needed housing for the city’s growing population. Further, the Project complies with the Traditional Neighborhood Development Standards requirement for single- family residential subdivisions to be consistent with the affordable housing requirements of the General Plan Housing Element. The project would provide three affordable housing units on -site. The residential community would be compatible with the neighboring school and adjacent residential communities.

Prepared by: Submitted by:

____________________________ ___________________________ Thomas Gorham Joe Perez
Principal Planner

Community Development Director

Reviewed by:

//s// Maricela Marroquin
_________________________
Maricela Marroquin
Deputy City Attorney

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ATTACHMENTS:

1. Resolution No. 2022-10-12-01
a. Exhibit A: General Plan Amendment Exhibit
b. Exhibit B: Change of Zone Exhibit
c. Exhibit C: Mitigated Negative Declaration with Mitigation Monitoring and Reporting Program (MMRP) - (Available on the City's website page under Development Services/Planning/Environmental Reports at
https://www.jurupavalley.org/DocumentCenter/View/2393/MA21143-PUBLIC- REVIEW-MND-9-9-22-v2
d. Exhibit D: Recommended Conditions of Approval

2. R-4 Neighborhood Development Plan

3. Project Plan Set (Architectural, Civil, and Landscape Plans)

4. Minutes of the January 21, 2021 Planning Commission meeting

5. Response to Planning Commission Comments

6. 1,000 Foot Radius Map with Extended Areas

ATTACHMENT NO. 4
Minutes of the January 21, 2021
Planning Commission Meeting

ATTACHMENT NO. 5
Response to Planning Commission Comments

RESPONSE TO PLANNING COMMISSION STUDY SESSION COMMENTS Equestrian trail designation / right-of-way concerns -Jurupa Road is a designated Primary Equestrian Route along the project frontage.Based on staff review of the project, the right-of-way requirements and the Union Pacific Railroad cannot accommodate for the construction of the Primary Equestrian Route on Jurupa Road. Traffic concerns on Camino Real with additional housing-The applicant has worked with Planning and Public Works staff on Camino Real roadway improvements including eliminating the second access road into the project to address turning movement conflicts. In addition, Camino Real roadway alignments have been proposed in the project plans to allow a left turn lane into the project site from north bound Camino Real into the project; a right turn lane on south bound Camino Real into the project site at “C” Street. Home prices high for first-time home buyers-The project has volunteered to include 3 units as affordable. In addition, the project will comply with the recently adopted Inclusionary Housing Ordinance. The proposed Project will provide much needed market rate housing at a lower price point for middle income families in a predominantly residential area. The project meets General Plan policy goals of increasing residential density while proposing high quality unit design and innovative design solutions. The higher density of this project also provides more affordable home prices than many other planned residential communities, enhancing access to much needed housing for the city’s growing population.HOA to maintain project site -The private streets and all open space and recreational area will be maintained by the Home Owners AssociationConcern about it being a gated community-The community will not be gated and will be accessible to the public Prefer more single-story homes- 75% of the home will be single storyPlanned road improvements on Camino Real- See aboveProposed parking- Each lot will have a two car garage and space for a minimum of two driveway parking spaces. Up to 70 street parking spaces will be available. New housing overlay consideration for this project- The project will comply with the new Traditional Neighborhood Design Standards

ATTACHMENT NO. 6
1,000 Foot Radius Map with Extended Areas
MA21143 Madone Collection1000 Foot Radius Map

ATTACHMENT NO. 5
Excerpt of the Planning Commission
Minutes from October 12, 2022
October 12, 2022 Planning
Commission Meeting Minutes
Excerpt

ATTACHMENT NO. 6
R-4 Neighborhood Development Plan
1 Madone Collection Tentative Tract Map 38151 Master Application MA21143 Development Plan City of Jurupa Valley 8930 Limonite Avenue Jurupa Valley, CA. 92509 Developed by: All-Era Properties, LLC PO Box 11503 Carson, CA 90749 Prepared by: TK Management Services, LLC 449 W. Foothill Blvd. Glendora, CA 91741 2 MADONE COLLECTION TTM 38151 MA21143 Table of Contents INTRODUCTION 1.1 Community Vision…………………………………………………………………………………….. Page 4 1.2 Project Location………………………………………………………………………………………… Page 4 1.3 Required Project Approvals………………………………………………………………………. Page 4 1.4 Project Description…………………………………………………………………………………… Page 4 1.5 Residential………………………………………………………………………………………………. Page 5 1.6 Park…………………………………………………………………………………………………………. Page 5 1.7 Walking Trails………………………………………………………………………………………….. Page 5 1.8 Parkways…………………………………………………………………………………………………. Page 5 1.9 Purpose of Development Plan…………………………………………………………………. Page 5 COMMUNITY DESIGN 2.1 Community Design…………………………………………………………………………………… Page 6 2.2 Streetscape……………………………………………………………………………………………… Page 6 2.3 Landscaping……………………………………………………………………………………………… Page 6 2.4 Wall and Fence Plan………………………………………………………………………………… Page 7 2.5 Circulation and Parking…………………………………………………………………………… Page 7 ARCHITECTURE STANDARDS 3.1 Architecture Design………………………………………………………………………………… Page 8 3.2 Garages…………………………………………………………………………………………………… Page 8 3.3 Setbacks ………………………………………………………………………………………………… Page 9 3.4 Architecture Massing …………………………………………………………………………………. Page 9 3.5 Architectural Styles …………………………………………………………………………………… Page 9 DESIGN GUIDELINES STREET/LANDSCAPE 4.1 Camino Real Streetscape Design………………………………………………………………. Page 11 4.2 Union Pacific Rail Road……………………………………………………………………………… Page 11 4.3 Kirby Drive……………………………………………………………………………………………… Page 11 4.4 Interior Streets………………………………………………………………………………………… Page 12 3 4.5 Monumentation……………………………………………………………………………………… Page 12 4.6 Recreation areas and Open Spaces…………………………………………………………. Page 12 4.7 Walking Trails…………………………………………………………………………………………. Page 12 DEVELOPMENT STANDARDS5.1 DEVELOPMENT STANDARDS…………………………………………………………………………. Page 13 ARCHITECTURE DESIGN GUIDLINES 6.1 Architecture Design Guidelines…………………………………………………………………….. Page 14 6.2 Floor Plans……………………………………………………………………………………………………. Page 14 6.3 Building Heights……………………………………………………………………………………………. Page 14 6.4 Building Mass……………………………………………………………………………………………….. Page 14 6.5 Bulk Plane Setbacks………………………………………………………………………………………. Page 14 6.6 Garages…………………………………………………………………………………………………………. Page 14 6.7 Roof Design…………………………………………………………………………………………………… Page 14 6.8 Roof Materials………………………………………………………………………………………………. Page 15 6.9 Exterior Building Surfaces……………………………………………………………………………… Page 15 6.10 Windows and Doors……………………………………………………………………………………… Page 15 6.11 Columns and Doors………………………………………………………………………………………. Page 15 6.12 Mailboxes…………………………………………………………………………………………………….. Page 15 6.13 Fences………………………………………………………………………………………………………….. Page 16 6.14 Utility Equipment…………………………………………………………………………………………. Page 16 6.15 Exterior Light Fixtures…………………………………………………………………………………… Page 16 FLOOR PLANS DESIGN 7.1 Plan 120………………………………………………………………………………………………………… Page 16 7.2 Plan 140………………………………………………………………………………………………………… Page 16 7.3 Plan 160………………………………………………………………………………………………………… Page 17 7.4 Plan 170………………………………………………………………………………………………………… Page 17 7.5 Plan 180………………………………………………………………………………………………………… Page 17 EXHIBIT A: Project Plans 4 MADONE COLLECTION Section 1. INTRODUCTIONTTM 38151 MA 21143 1.1 Community Vision Madone Collection development plan located in the City of Jurupa Valley, is designed as a planned residential development of 35 single family Lots with recreational areas, open space, and private streets. The vision for Madone Collection is to create interaction, socializing, exercise and health, lush landscaping, family, community, with walking distances to parks and schools. The vision for Madone Collection is to implement traditional neighborhood design elements by including: Lush Landscape parkways Recreational areas to create interaction and socializing Pedestrian and bicycling safety Neighborhood connectivity Diverse floor plans 4 single- story and 1 two-story plans with traditional front porches Exceptional architectural and landscape design Review Exhibits 1.2 Project Location Madone Collection is 6.92 acres of land located at the southwest corner of Camino Real and Jurupa Road. The surrounding properties: North: Union Pacific Railroad and Jurupa Road South: Riverside County Flood Control Property and Camino Real Elementary School East: Camino Real and Centennial Park West: Kirby Drive, private dirt road to be improved with paving and curb, gutter and landscaping Review Exhibits 1.3 Required Project Approvals Madone Collection will need approvals from the City of Jurupa Valley. The approvals needed for this project are General Plan Amendment, Zone Change, and Tentative Tract Map approval. The General Plan Amendment will change the land use designation from Country Neighborhood (LDR up to 2 du/acre) to Medium Density High Residential (MHDR, up to 8 du/acre). Zone Change from Light Agriculture (A-1) to Planned Residential (R-4) Tentative Tract Map 38151 subdivide property into 35 Lots, private streets, private onsite utilities, private recreational amenities, private open space areas, private WQMP Basin, offsite streets, public utilities, public landscaping, and walls/fences Review Exhibits 1.4 Project Description Madone Collection is a planned residential development of 35 single family Lots. Madone Collection will have recreational areas, walking trails, exercise stations, a tot lot, Gazebo and BBQ areas, private fencing, private streets, and private utilities. 5 MADONE COLLECTION Section 1. INTRODUCTION TTM 38151MA 21143The private areas will be maintained and governed by Homeowners Association (HOA), all amenities will be accessible to the public. Madone Collection will have 1 point of access to the project from Camino Real for entrance and exits. Kirby Street will be emergency access only. Review Exhibits 1.5 Residential Residential land use of 6.92 acres offering variety of home styles and floor plans. Madone Collection will provide detached single family homes on an average lot size 5,424 square feet Combined lot areas and common open space will average 6,160 square feet per lot. Home sizes will range from 1,215 to 1,800 square feet in floor area with attached 434 square foot 2 car garages. Madone Collection will have 4 single story floor plans and 1 two- story floor plan. Review Exhibits 1.6 Park Madone Collection includes recreational areas, open spaces, and WQMP Basin. Madone Collection Park will have open play areas, walking trails, exercise stations, tot lot, Gazebo, BBQ area picnic benches and seating areas. Review Exhibits 1.7 Walking Trails Madone Collection DG walking trails will create pedestrian connectivity to the recreational amenities throughout the community. There will be lighting along the trails for safety Review Exhibits 1.8 Parkways Madone Collection will provide 10- foot parkways throughout the interior of the community. The interior parkways will be landscape adjacent to curb and gutter with shade trees and drought tolerant landscaping. There will be 5-foot pedestrian sidewalk on both sides on the interior streets. Review Exhibits 1.9 Purpose of Development Plan The development plan provides guidelines, standards, and design criteria for the Madone Collection. Development of Madone Collection shall conform to the guidelines, standards, and design set forth in this development plan. The City of Jurupa Valley has the right to determine if the information provided for the plan is conforming to the development plan. If any portion of the development doesn’t conform, a formal modification to this plan may be required as provided in the City of Jurupa Valley zoning ordinance. 6 MADONE COLLECTION Section 2 Community Design TTM 38151 MA 21143 2.1 Community Design Madone Collection will have a high level of architectural and site plan design quality with well-designed recreational amenities, common space areas, parkways, streetscape, circulation, parking, walls, and fencing. Madone Collection will be an attractive, safe, functional, and distinct community. 2.2 Streetscape Madone Collection will provide and design new and existing streets to improve walkability, bicycling, and transit integration, strengthen connectivity, safety and enhance community identity through improvements to the public right of way, curbs, streets, bicycle lane, parkways, sidewalks, lush landscaping with shade trees, decorative block walls, monument signage, decorative enhanced entrances, and street lighting. Private open space is designed to enhance Madone Collection. This gives the new and existing neighborhood a park like setting fronting Camino Real, Jurupa Road, Kirby Drive and Camino Real Elementary. The recreational amenities will be lush landscaping integrating shade trees and drought tolerant landscaping throughout the community. The recreational areas will be maintained and governed by the (HOA). The public will have access to Madone Collection private areas. Madone Collection will be designed for safety in new and existing conditions. To ensure the maximum safe travel and visibility on streets, sidewalks, bicycle lane, walking trails, and open space areas by avoiding physical and visual isolated spaces through visibility, accessibility, and lighting. Review Exhibits 2.3 Landscaping The conceptual landscape plan shall specify all landscaping and hardscape elements of the development plan. The landscape plan/civil plan shall show the locations of all ground mounted utility structure such as transformers, back flow prevention devices areas propose screening. All utility structures and equipment shall be screened Water Conservation shall be provided through low water using plant materials, water efficient irrigation and weathered-based controllers. Landscape area basin for storm water infiltration through vegetation swales, and underground system. Shade trees shall be strategically placed throughout the community open space, parkways, and park areas. Review Exhibits 7 MADONE COLLECTION Section 2. COMMUNITY DESIGN TTM 38151 MA 21143 2.4 Wall and Fence Plan The wall and fence plan provides privacy, screening, and security. The wall and fences for the development plan shall be made of decorative materials, which are compatible with the overall architectural character of the development and surrounding neighborhoods. North Property Line - 6-feet tall tan split face 1 side wall with tan precision cap. South Property Line - 3-feet tall tan split face 1 side wall with tan precision cap retaining wall with a 3-foot tan tubular steel fence on top of retaining wall West Property Line - 6-feet tall split face 1 side wall with tan precision cap. East Property Line – 6-feet tall tan split face 1 side wall with tan precision cap with tan split face pilaster with precision cap every 40 feet. The wall will sit on 3-5- foot varied tan precision both sides of retaining wall. Monument sign at the entrance Madone Collection tan split face both side wall varying from 3-6- foot wall tan precision cap with tan split face pilaster at each end of Monument wall. Light fixture 18- inch ornate fixtures on top of each pilaster Yard Fencing - 5’-6” Tan Vinyl Fence with a 3- foot access gate. Review Exhibits 2.5 Circulation and Parking Madone Collection will provide one point of entry and exit to the community to and from Camino Real. Entrance and exit will be for emergency accessibility only off Kirby Drive. Madone Collection interior private street will be 36- feet with 10- foot parkway with 5-foot sidewalks and 5- foot landscape parkway on both sides of the street. Parking is permitted on both sides of the streets. Onsite streets will have adequate guest parking for the community Pedestrian circulation key elements of Madone Collection. The onsite 5- foot sidewalks will connect to the 5-foot DG Trails to access all onsite amenities. This will also connect to offsite public sidewalk to connect pedestrians to schools, parks, and other community amenities. Review Exhibits 8 MADONE COLLECTIOM Section 3. ARCHITECTURE STANDARDS TTM 38151MA 211433.1 Architecture Standards The architecture criteria have been created to meet the City’s Traditional Neighborhood Design Standards and enhance Madone Collection and the surrounding Communities by: Diverse Architectural Styles A degree of individuality in the neighborhood Detailing will be true to the style of home Color will meet the architecture styles Roof pitches will define architecture style and reduce massing Varied garage placement Variable lot Setbacks Plotting Landscaping Street Trees/Shade Trees Pedestrian Connections and Safety Recreational Areas Color Schemes Enhanced Streetscapes Home Plan Summary PlanStoriesFloor AreaBed/BathHeightGarageLotsTotal120 1 1,215 SF 3 Bed/2 Bath 24 ft Rear 13,16,21,29 4140 1 1,429 SF 4 Bed/2 Bath 24 ft Rear 15,17,21,32 4160 1 1,601 SF 3 Bed/2 ½ Bath 24 ft Front 5,12,18,24,27,35 6170 1 1,751 SF 4 Bed/2 ½ Bath 24 ft Front1,3,7,8,10,14,19,20,23,25,30,3412180 2 1,800 SF 4 Bed/2 ½ Bath 32 ft Rear2,4,6,9,11,26,28,31,339Review Exhibits 3.2 Garages Madone Collection homes, front yards and front porches are the emphasis rather than the garages. Madone Collection minimum set back to the garage from back of sidewalk is 32-feet. The single-story home plans will offer porches and varying 2 car garages either rear side loaded garages or front-loaded garages. The two-story home plans will have front porches and rear side loaded 2 car garages. The garage will be attached to the homes. The rear garages will be tucked in behind the single and two- story homes not allowing the garage to be seen from the street frontage. The front-loaded garages will be set back 12 feet from the front living of the home to not dominate the street frontage elevation. Review Exhibits 9 MADONE COLLECTION Section 3 Architecture StandardsTTM 38151MA 211433.3 SetbacksTo create street scene for Madone Collection, variable front-yard setbacks and side yard setbacks will enhance the street scene Setbacks along streetReverse plottingDiverse style per plan Plotting of single- story homes on corner lots Side yard setback 5- foot and 10- foot Rear attached side load garages Parkway and front yard Landscaping 3.4 Architecture Massing Madone Collection has strategically plotted single- story homes on corner lots to reduce massing within the community. There will also be other techniques to reduce massing by house plotting, roof styles, roof colors, and roof pitches will soften massing. Review Exhibits 3.5 Architectural Styles Madone Collection has three architectural styles Craftsman, Traditional, and Farmhouse. There will be five floor plans offering 4 single- story plans and 1 two- story floor plan. The style of each elevation has distinct characteristics. Review Exhibits Craftsman Common features of Craftsman style Home Covered Porch Tapered Columns to support roof Stone Columns 5/12 Gable roof pitch with Flat tile roofing material Blended shake & shingle siding/Stucco Walls Mullioned Windows Earthly Colors Wood railing and post between porch columns Traditional Common features of Spanish Revival style home 5/12 Low pitched Hip roof Flat tile roof material Siding and Stucco Finish Entry Wood window and door trim Front Porches brick columns and post Window Shutters 10 Wood railing and post between porch column Farmhouse Common features of Farmhouse style home6/12 and 8/12 High pitched gable roofs Vertical Board and Batten Front Porch Metal Roof over front porch Stucco Finish Brick Columns/with Wood Vertical Windows 11 MADONE COLLECTION Section 4. Design Guidelines Landscaping TTM 38151MA 21143DESIGN GUIDELINES STREET/LANDSCAPE 4.1 Camino Real Streetscape Design Landscape development surrounding the community will connect Madone Collection to the existing neighborhoods, schools, and parks through site safety, pedestrian pathways, bicycle path, street widening, curb and gutters, decorative block walls and lush landscape parkways. 32-foot street from centerline of street 18-foot parkway 5- foot sidewalk Lush Landscaping Handicap Ramps Decorative Block Walls and Pilasters Monument Entry Sign Streetlights Review Exhibits 4.2 Union Pacific Railroad Madone Collection will have a decorative block wall along the railroad tracks Review Exhibits 4.3 Kirby Drive Madone Collection will develop Kirby Drive, which is currently a dirt road. The Kirby Drive access for Madone Collection will be for emergency access only. These improvements will produce site safety, street paving, curb and gutters, decorative block walls and lush landscape parkway. 18- foot street 10- foot parkway 5- lush landscape parkway Decorative Block Walls Wrought Iron fence and Gates Streetlights Review Exhibits 4.4 Interior Streets Madone Collection streetscape design will be consistent with the exterior landscape materials in the parkways including connectivity for pedestrians through the neighborhood, recreational areas, opens spaces, schools, parks, and the community. 36- foot street 10- foot parkway on both sides of streets 5- foot sidewalks 5- lush landscape parkways 12 MADONE COLLECTION Section 4. Design Guidelines Landscaping TTM 38151MA 21143Handicap Ramps Connection to recreational areas Decorative stamped concrete area at entrance Streetlights Review Exhibits 4.5 Monumentation Entry Monumentation for Madone Collection will enhance the entry to give the community identity and a welcome feeling to existing neighborhoods. The entry will have decorative stamp concrete entrances and lush landscaping. Review Exhibit 4.6 Recreation areas, open spaces The following amenities allow for community interaction, socializing, and health. Open play areas will accommodate passive play opportunities and small-scale activities. No sport lighting will be permitted. Barbecue Picnic Facilities in designated areas per conceptual landscape plan. Each barbecue picnic facility shall provide a picnic table, freestanding barbecue, hot coal container, and trash container. Tot Lot Play area including structures and equipment will be staged to provide for separate age group but will retain the possibility for interaction. Gazebo/Shade Structure will be implemented into the park area. This group facility will have picnic benches and trash containers. Exercise Stations will have diverse equipment throughout the community connected by DG walking trails. This will allow for interaction and health amongst the community. Review Exhibit 4.7 Walking Trails Madone Collection proposes Decompose granite (DG) walking trails that will connect to all amenities within the community. The trails will meander throughout the open spaces connecting all exercise stations and other amenities. 5-foot DG Walking Trails Meandering Trails Lush Landscaping Seating Areas Exercise Stations Tot Lot Gazebo /Shade Structure 13 MADONE COLLECTION Section 5. Development Standards TTM 38151MA211435.1 Development Standards Madone collection is a residential development that will follow the R4 zone and Traditional Neighborhood Development Standards. Residential Development Standards PROJECT DEVELOPMENT STANDARDSMinimum Lot Requirements Per R4 Standards Lot Size 3,500 square feet Overall Area Per Lot Plus Open Space 6,000 square feet Lot Depth 80 feet Lot Width40 feet Lot Frontage (Knuckles or Cul-de-Sacs) 35 feet **Setbacks (Minimum)Front: Living Area (to R.O.W.) 20 feet / 25 foot average Front: Garage (to R.O.W.) 32 feet Front: Porch/ Balcony (to R.O.W.) 15 feet Interior Side yard 6 feet Street I Corner10 feetRear yard 10 feet **Building Height (Maximum) 35 feet (2 stories maximum)**Ratio of two story homes 25% Floor Area Ratio (FAR)1 story home .40 2 story home .25 ground floor; .15 second floor **Roadway Width **Parkway Width 36 feet 10 feet with 5 foot landscape parkway and 5 foot sidewalk **Open Space 50% of lot area with 90% landscaped **Traditional Neighborhood Design Standard 14 MADONE COLLECTION Architecture Design GuidelinesTTM 38151MA 211436.1 Architecture Design GuidelinesThe architectural character of Madone Collection will reflect a feeling of traditional neigbor hood design with quality and elegance, individuality and be comparable to the surrounding neighborhoods. The range of architectural styles is compatible with vision for Madone Collection.6.2 Floor PlansMadone Collection floor plans will have 4 single- story plans and 1 two- story plans ranging from 1215-1800 square foot floor plans with 2 car 434 square foot attached garages. There will be 3 different style elevations Craftsman, Traditional and Farmhouse.Review Exhibit 6.3 Building HeightsResidence shall be limited to single- and two-story buildings. The single-story max height will 24 feet and the two story will be 32 feet.Reference Exhibit 6.4 Building MassThe exterior elevations shall incorporate elements of design such as balance, depth, and contrast to create distinct building masses. The Roof lines will create visual interest with varying roof pitches. Review Exhibits6.5 Bulk Plane SetbackBulk plane setback is used to promote variety in the street scene by increasing articulation within building planes.Review Exhibit 6.6 GaragesEvery effort will be made to minimize the impact of the garage and garage doors on the streetscape of the community. All garage doors shall have a minimum 6”recess. Garage doors shall have windows that relate to the aesthetic of the style of home. Front garage door will have a minimum 32’setback from back of sidewalk.Review Exhibit 6.7 Roof DesignRoofs will be pitched 4/12 to 8/12 to correlate with the style of home. All roof overhangs shallapproximate the architectural style. The roof design will offer flat tile, low profile S tile, and metal roof to approximate the style of home.Review Exhibi 15 MADONE COLLECTION Architecture Design Guidelines TTM 38151MA 211436. 8 Roof MaterialsMaterials for pitched roofs shall be tile and metal roof. The finish material of a roof will be a color like the exterior of the home. Flat tile and low-profile S tile are acceptable. Tile blendsare accepted as well. Review Exhibit 6.9 Exterior Building SurfacesMaterials for exterior walls shall consist of the followingStucco Finish with Light lace finish colors earth tonesIron railingsWood Surround on Window and DoorsBoard and BattenShingle/Shake SidingBrick ColumnsStone ColumnsWood ColumnsReview Exhibit 6.10 Windows and DoorsWindows will be dual paned vinyl with mullions. Window frames and mullions will complement the style of home. Window and door shapes will be appropriate for the architectural style of the home. Wood treatments will enhance the style of the home.Review Exhibit 6.11 Columns and ArchwaysColumns will be appropriate to the architectural style of the home. Columns will provide a feeling of depth and interest at entries.Review Exhibit 6.12 MailboxesShared gang box mailboxes will be strategically placed throughout the community. Review Exhibit 16 MADONE COLLECTION Architecture Design GuidelinesTTM 38151MA 211436.13 FencingYard Fencing will be 5’-6’Tan Vinyl Fencing on the perimeter of the home with a 3’access gate to the yard. Review Exhibit 6.14 Utility EquipmentHVAC Units, Swimming Pool equipment, etc. shall be screened by vinyl fencing or planting material. Review Exhibit 6.17 Exterior Light FixturesExterior Light Fixtures will relate to the architectural style of the home. The scale of the fixtures will be considered in relation to the wall or architectural feature on which it is mounted or adjacent to. These will include Wall-hung or ceiling –hung ornamental coach lights withtranslucent glass.Review Exhibits Floor Plan Design7.1 Plan 120Plan 120 single-story housing 3-bedroom 2 bath 2 car attached rear loaded garage 1215square feet. Three architectural style homes Craftsman, Traditional, and Farmhouse. Each style has 3 different color schemes per architecture style Review Exhibits 7.2 Plan 140 Plan 140 single-story 4-bedroom 2 bath 2 car attached rear loaded garage 1429 square feet. Three architectural style homes Craftsman, Traditional, and Farmhouse. Each style of homehas three different color schemes per architecture style.Review Exhibits 17 MADONE COLLECTION Architecture DesignTTM 38151 MA 211437.3 Plan 160 Plan 160 single-story 3- bedroom 2 ½bath 2 car attached single- story front loaded garage 1601 square feet. Three architectural style homes Craftsman, Traditional, and Farmhouse. Each style of home has three different color schemes per architecture style. Review Exhibits 7.4 Plan 170Plan 170 single-story 4-bedroom 2 ½bath 2 car attached front loaded garage 1751 square feet. Three architectural style homes Craftsman, Traditional, and Farmhouse. Each style of home has three different color schemes per architecture style.Review Exhibits 7.5 Plan 180Plan 180 Two-story 4-bedroom 2 3/4 bath 2 car attached rear side loaded garage 1800 square feet. Three architectural style homes Craftsman, Traditional, and Farmhouse. Each style of home has three different color schemes per architecture style.Review Exhibits ATTACHMENT NO. 7
Project Plan Set (Architectural, Civil, and
Landscape Plans)

MADONE COLLECTION
TTM 38151
MA21143

PROJECT PLANS
PLAN INDEX 1. COLORED SITE PLAN 2. TENTATIVE TRACT MAP 38151 3. CONCEPTUAL GRADING PLAN’ 4. SITE PLAN 5. WALL AND FENCING PLAN 6. RETAINING/GARDEN WALL 7. WALL & VINYL FENCING 8. CAMINO REAL STREET SECTION 9. INTERIOR STREET SECTION 10. KIRBY DRIVE STREET SECTION 11. PRELIMINARY LANDSCAPE PLAN (P1) 12. PRELIMINARY LANDSCAPE PLAN (P2) 13. HOME PLAN 120 – FLOOR PLAN 14. HOME PLAN 120 ELEVATION –STYLE A CRAFSTMAN 15. HOME PLAN 120 ELEVATION – STYLE B TRADITIONAL 16. HOME PLAN 120 ELEVATION – STYLE C FARMHOUSE 17. HOME PLAN 140 – FLOOR PLAN 18. HOME PLAN 140 ELEVATION –STYLE A CRAFSTMAN 19. HOME PLAN 140 ELEVATION –STYLE A TRADITIONAL 20. HOME PLAN 140 ELEVATION –STYLE A FARMHOUSE 21. HOME PLAN 160 -FLOOR PLAN 22. HOME PLAN 160 ELEVATION –STYLE A CRAFSTMAN 23. HOME PLAN 160 ELEVATION –STYLE A TRADITIONAL 24. HOME PLAN 160 ELEVATION –STYLE A FARMHOUSE 25. HOME PLAN 170 -FLOOR PLAN 26. HOME PLAN 170 ELEVATION –STYLE A CRAFSTMAN 27. HOME PLAN 170 ELEVATION –STYLE A TRADITIONAL 28. HOME PLAN 170 ELEVATION –STYLE A FRAMHOUSE 29. HOME PLAN 180 -FLOOR PLAN 30. HOME PLAN 180 ELEVATION –STYLE A CRAFSTMAN 31. HOME PLAN 180 ELEVATION –STYLE A TRADITIONAL 32. HOME PLAN 180 ELEVATION –STYLE A FARMHOUSE 33. EXTERIOR COLOR PALETTE – SCHEME 1 CRAFTSMAN 34. EXTERIOR COLOR PALETTE – SCHEME 2 CRAFTSMAN 35. EXTERIOR COLOR PALETTE – SCHEME 3 CRAFTSMAN 36. EXTERIOR COLOR PALETTE – SCHEME 4 FARMHOUSE 37. EXTERIOR COLOR PALETTE – SCHEME 5 FARMHOUSE 38. EXTERIOR COLOR PALETTE – SCHEME 6 FARMHOUSE 39. EXTERIOR COLOR PALETTE – SCHEME 7 TRADITIONAL 40. EXTERIOR COLOR PALETTE – SCHEME 8 TRADITIONAL 41. EXTERIOR COLOR PALETTE – SCHEME 9 TRADITIONAL

ATTACHMENT NO. 8
1,000 Foot Radius Map with Extended Areas
MA21143 Madone Collection1000 Foot Radius Map

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STAFF REPORT
DAT
E: NOVEMBER 17, 2022
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: ROD BUTLER, CITY MANAGER
BY: JOE PEREZ, COMMUNITY DEVELOPMENT DIRECTOR
SUBJ
ECT: AGENDA ITEM NO. 13.D
PUBL
IC HEARING TO CONSIDER MASTER APPLICATION (MA) NO.
21334: REVISED TENTATIVE PARCEL MAP, REVISED SITE

DEVELOPMENT PERMIT, CONDITIONAL USE PERMIT,

DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY,

VARIANCE, ADDENDUM TO THE PREVIOUSLY APROVED

ENVIRONMENTAL IMPACT REPORT, AND CO OPERATIVE
AGREEMENT TO MODIFY A PREVIOUSLY APPROVED 231,000

SQUARE-FOOT SHOPPING CENTER, ADD ALCOHOL SALES FOR ON-
& OFF -SITE CONSUMPTION, AND DESIGN AND CONSTRUCT

CERTAIN PUBLIC IMPROVEMENTS ON MISSION BOULEVARD AND
PYRITE STREET (APNS: 171- 020-001, -002, -025); (APPLICANT:

PYRITE INVESTMENTS, LLC)

RECOMMENDATION
1) That the City Council conduct a public hearing, receive public testimony, and adopt Resolution No. 2022-110, entitled:

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY, CALIFORNIA, APPROVING MASTER APPLICATION NO. 21334 CONSISTING OF TENTATIVE PARCEL MAP NO. 37890, REVISED PERMIT NO. 1 TO SITE DEVELOPMENT PERMIT NO. 20018, CONDITIONAL USE PERMIT NO. 22002, DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO . 22003, AND VARIANCE NO. 22003, TO PERMIT THE CONSTRUCTION OF AN APPROXIMATE 147,000 SQUARE FOOT DEPARTMENT STORE WITH

ALCOHOL SALES FOR OF F-SITE CONSUMPTION, AND ALCOHOL SALES

FOR ON -PREMISES CONSUMPTION AT A FUTURE RESTAURANT, AND OTHER SITE MODIFICATIONS ON APPROXIMATELY 31.7 ACRES OF REAL

PROPERTY LOCATED ON THE NORTHEAST CORNER OF MISSION

BOULEVARD AND PYRITE STREET, APPROVING AN ADDENDUM TO THE

CERTIFIED ENVIRONMENTAL IMPACT REPORT AND APPROVING A

RETURN TO AGENDA

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COOPERATIVE AGREEMENT WITH THE DEVELOPER REGARDING THE
DESIGN AND CONSTRUCTION OF OFF -SITE IMPROVEMENTS (APNS: 171 - 020-001, -002, -025)

BACKGROUND
In July 2021, the City Council adopted Resolution No. 2021- 56 certifying an Environmental Impact Report (EIR) and Statement of Overriding Conditions , and approving Master Application (MA) No. 20035 for Tentative Parcel Map (TPM) No. 37890, Variance (VAR) No. 21001, Conditional Use Permit (CUP) No. 20001, and Site Development Permit (SDP) No. 20018 to permit the construction of an approximate 231,100 square foot com mercial shopping center (the “Shops at Jurupa Valley”) on approximately 32 acres at the northeast corner of Mission Boulevard and Pyrite Street.

See Exhibit A for Site Location.

In December 2021, the Applicant formally submitted MA No. 21334 to allow for the construction of a 147,000 square-foot national big box department store with alcohol sales for off-premises consumption, alcohol sales for on-premises consumption for Building 9, and other site modifications to the approved project.

In April 2022, the City of Jurupa Valley Community Development Director approved MA No. 22010 for minor modifications to building square- footages, architecture, drive-thru lanes, locations of trash enclosures, and truck docking doors.

On October 26, 2022, the Planning Commission recommended approval of MA No. 21334 (this project) to the City Council by a vote of 3-0-1.

EXHIBIT A – SITE LOCATION

PROJECT DESCRIPTION
The applicant proposes to construct an approximate 147,000 square- foot department store with alcoholic beverage sales for off -premises consumption, and a 2,800 square-

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foot drive-thru restaurant, in lieu of the previously approved 26,000 square -foot office building, and four (4) smaller retail buildings totaling approximately 26,000 squa re feet.

Additionally, this project includes proposed alcoholic beverage sales for on -premises consumption at Building 9 (Restaurant), and a Variance to allow signs affixed to rear walls of buildings to exceed five (5) percent of the surface area, and a reduced interior setback for Building 16 (department store) from 30 feet to nine (9) feet. See Exhibit B for proposed site plan, and Table 1 for detailed square-footage information.

The shopping center would increase in size from approximately 231,000 sq uare feet to 318,000 square feet, and the number of buildings would be reduced from 20 to 17 .

Buildings 13 (Grocery Store), and 14 (Retail) would be re-oriented and reduced in size to allow for the proposed site plan changes. The remaining areas of the sh opping center would remain unchanged.

The shopping center would continue to include improvements and amenities as well as an outdoor dining area, extensive landscaping for beautification, lighting, and decoratively paved entrances and intersections. The remaining buildings would consist of anchor retail tenants (big box, grocery store, and gym), restaurants, small retail, a car wash, and gas station with convenience store.

Per recommended Condition of Approval No. 29, the Applicant would be required to phase the development. B uilding construction would be required to be underway for a combined five (5) anchor retail, small retail, or restaurant buildi ngs before the certificate of occupancies could be issued for both the car wash, and the gas station with convenience store.

The City would also be entering into a co -operative agreement with the applicant for the construction of infrastructure improvements along Mission Boulevard and Pyrite Street.

EXHIBIT B – PROPOSED SITE PLAN

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EXHIBIT C – CHANGED AREAS FROM APPROVED SITE PLAN

TABLE 1: PROPOSED SHOPPING CENTER INFORMATION

ORIGINALLY ENTITLED PROPOSED
Building 1 (Anchor Retail) – 24,000 ft2 Building 1 (Anchor Retail) – 24,146 ft2 Building 2 (Anchor Retail) - 22,000 ft2 Building 2 (Anchor Retail) - 22,098 ft2 Building 3 (Anchor Retail) – 8,345 ft2 Building 3 (Anchor Retail) – 8,346 ft2 Building 4 (Drive-Thru) – 4,000 ft2 Building 4 (Drive-Thru) – 2,539 ft2 Building 5 (Drive-Thru) - 4,000 ft2 Building 5 (Drive-Thru) - 4,000 ft2 Building 6 (Gas Station) – 4,625 ft2 Building 6 (Gas Station) – 4,625 ft2 Building 7 (Drive-Thru) – 3,500 ft2 Building 7 (Drive-Thru) – 2,350 ft2 Building 8 (Drive-Thru w Retail) – 6,930
ft2
Building 8 (Drive-Thru w Retail) – 8,654
ft2
Building 9 (Restaurant) – 2,304 ft2 Building 9 (Drive-Thru) – 2,325 ft2 Building 10 (Retail) - 9,800 ft2 Building 10 (Retail/Restaurant) - 9,795 ft2 Building 11 (Retail) – 8,500 ft2 Building 11 (Retail/Restaurant) – 8,499 ft2 Building 12 (Car Wash) – 3,382 ft2 Building 12 (Car Wash) – 3,382 ft2

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Building 13 (Grocery Store) – 23,000 ft2 Building 13 (Retail) – 7,381 ft2 Building 14 (Retail) – 9,000 ft2 Building 14 (Grocery Store) – 20,000 ft2 TABLE 1: PROPOSED SHOPPING CENTER INFORMATION

ORIGINALLY ENTITLED PROPOSED
Building 15 (Anchor Retail) - 14,864 ft2 Building 15 (Drive-Thru) – 2,815 ft2 Building 16 (Restaurant/Retail) – 6,840 ft2 Building 16 (Department Store) – 146,985 ft2
Building 17 (Restaurant/Retail) – 5,000 ft2 Building 17 (Gym) – 40,000 ft2 Building 18 (Restaurant/Retail) – 5,000 ft2
Building 19 (Office) – 26,000 ft2
Building 20 (Gym) – 40,000 ft2
~231,100 SQUARE FEET ~318,000 SQUARE FEET
The proposed project would require the following entitlements and approval:

1. Revised Tentative Parcel Map: Revise approved tentative parcel map lot lines to align with proposed revised site plan;

2. Revised Permit No.1 to Site Development Permit : Modify site plan to include the c onstruction an additional approximate 87,000 square feet of retail space consisting of a department store, and drive-thru restaurant in lieu of previously entitled office and retail buildings; modify requirements for infrastructure improvements;

3. Conditional Use Permit: Sale of alcoholic beverages for on-site consumption for Building 9 (restaurant);

4. Determination of Public Convenience or Necessity: Allow for an additional off- sale alcohol license in a census tract that has currently exceeded the maximum allowed California Department of Alcoholic Beverage Control (ABC) licenses for Building 16 (department store); and

5. Variance: Allow for signs affixed to the rear walls of buildings to exceed five (5) percent, up to 10 percent, of the surface area of the rear face of the building, and allow for the department store’s monument tower to have a reduced setback of nine (9) feet from the interior property line, within the shopping center.

PROJECT LOCATION AND SURROUNDING AREA
The project site is located at the northeast corner of Mission Boulevard and Pyrite Street in the northern area of the City. In the general neighborhood, there are residential, commercial, and open space uses. The immediate surrounding land uses include a gas

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station, mobile home par ks, and single- family homes to the south, a truck storage operation, and vacant land to the east, State Route 60 (SR-60) to the north, and single- family homes to the west. See Exhibit B for site location.

TABLE 2: GENERAL PROJECT INFORMATION
ACCESSOR’S PARCEL NUMBER(S) 171-020-001, -002, and -025 TOTAL ACREAGE OF PROJECT SITE 31.7 acres
GENERAL PLAN DESIGNATION Commercial Retail (CR)
ZONING CLASSIFICATION General Commercial (C-1/C-P)

PROJECT DESIGN AND SITE LAYOUT
Proposed Additions to Shopping Center
The proposed project includes two (2) major additions to the approved shopping center.

The applicant proposed to add: (1) a 147,000 square-foot department store (Building 16), and (2) an additional 2,815 square-foot drive-thru restaurant (Building 15).

The department store , see Exhibit D, would serve as the anchor attraction for the shopping center, being over three (3) times as large as the next largest building at approximately 147,000 square feet, and would have approximately 325 employees. The department store would include an expansive retail sales floor, fitting rooms, employee areas, stockrooms, a pharmacy, medical office suites, a coffee shop, and outdoor green space. The store would have a dedicated parking lot di rectly in front of the building with a shaded canopy area for c urbside rapid pick -up. See Exhibit C for renderings of the proposed department store.

EXHIBIT D – PROPOSED DEPARTMENT STORE

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The additional drive-thru restaurant would be 2,815 square feet in size, and would have three (3) drive-thru lanes. Two (2) of the drive-thru lanes would be traditional order lanes, and the third lane would be for pickup of pre-ordered items only. When necessary, employees would be stationed in the drive-thru area of the restaurant to expedite service, and manage any traffic.

Proposed Alcohol Sales
The proposed project includes a request for: (1) a Conditional Use Permit (CUP) for alcoholic beverage sales (beer & wine) for on- premises consumption for Building 9 (restaurant), and (2) a Determination of Public Convenience or Necessity to allow for one (1) additional off -sale alcohol license in a census tract that has currently exceeded the maximum recommended number of California Department of Alcoholic Beverage Control (ABC) licenses for Building 16 (Department Store).

Reduced Parking
The proposed project requires a total of 1,749 parking spaces (5.5 spaces per 1,000 square feet), and the project proposes a total of 1,290 parking spaces (4.1 spaces per 1,000 square feet) . The parking demand analysis has determined the total number of proposed parking spaces as adequate. Further information is provided in the Analysis section.

Access and Maintenance
The project site would have a total of five (5) access points. There would be two (2) entrances/exits off of Pyrite Street, one (1) of which would be signalized. There would be three (3) entrances/exits off of Mission Boulevard, one (1) of which would be signalized.

The eastern driveway off Mission Boulevard would be a separate truck entrance for the department store. The number and location of the access points remain unchanged from the original approved site plan.

All common area, including internal drive-aisles, parking areas, walkways, amenities, and landscaping within the shopping center would be privately maintained. Mission Boulevard and Pyrite Street would be publicly owned and maintained through a community facilities district (CFD).

ANALYSIS
I. ENVIRONMENTAL REVIEW. California Environmental Quality Act (CEQA) Guidelines §15162 Subsequent EIRs and Negative Declarations, allows an addendum to a previously certified Environmental Impact Report (EIR) to make minor technical changes or additions based on proposed changes to a project.

On July 15, 2021, the City of Jurupa Valley adopted Resolution No. 2021-56 certifying an Environmental Impact Report (EIR) and Statement of Overriding Conditions for Master Application (MA) No. 20035 – “The Shops at Jurupa Valley.”
Based upon the analysis of potential environmental consequences anticipated to occur as a result of Project implementation, the City has determined that the Project would not result in new significant environmental effects or a substantial

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increase in the severity of significant effects previously identified in the original EIR for The Shops at Jurupa Valley. For these reasons, the Project would not satisfy any of the conditions described in CEQA Guidelines §15162 that warrant preparation of a Supplemental or Subsequent EIR. Therefore, an Addendum to the original EIR (Included in Attachment 1 – Resolution) has been prepared for the project per CEQA Guidelines §15164.

II. GENERAL PLAN.

Land Use Designation.

The General Plan land use designation for the project site is Commercial Retail (CR) that allows for the development of a broad range of retail commercial and services, including professional office and visitor-serving commercial uses. The project demonstrates consistency with the General Plan including the following policie(s):
• LUE 3.1 Commercial Development. Accommodate the development of commercial uses in areas designated by the General Plan, specific plans, and community and town center plans.

The proposed project is for a previously approved commercial development that has a General Plan Land Use Designation of Commercial Retail (CR).
• LUE 3.4 Transit and Housing. Locate commercial uses near transit facilities and residential areas, and require the incorporation of facilities such as bus turnout lanes and bus shelters to promote the use of public transit.

The proposed project is located along a Riverside Transit bus line, and the nearest bus stops are directly east and west of the project site. The proposed project site would also be supported by the nearby residential neighborhoods.
• LUE 3.8 Architectural C ompatibility. Require commercial development to be designed to enhance and be architecturally compatible with its surroundings and with designated scenic highways or public view corridors by providing high quality architecture, landscaping, and site improvements. Architectural styles that reflect the City’s small town rural, agricultural history shall be utilized in the design of new commercial developments in or near the Town Centers, consistent with the applicable design guidelines.

The proposed project i ncludes high quality architecture that is compatible with the surrounding area, and would provide for excellent views from Mission Boulevard, Pyrite Street, and State Route 60. • LUE 3.8 Architectural Compatibility. Require commercial development to be designed to enhance and be architecturally

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compatible with its surroundings and with designated scenic highways or public view corridors by providing high quality architecture, landscaping, and site improvements. Architectural styles that reflect the City’s small town rural, agricultural history shall be utilized in the design of new commercial developments in or near the Town Centers, consistent with the applicable design guidelines.

The proposed project includes high quality architecture that is compatible with the surrounding area, and would provide for excellent views from Mission Boulevard, Pyrite Street, and State Route 60. • ES 3.2 New Business Attraction. Attract new commercial enterprises that balance and diversify the commercial base and provide needed goods and services. These could include the introduction of new commercial and institutional sectors such as medical, educational, and visitor-serving uses.

The proposed project includes the development of a new 147,000 square-foot department store that wo uld provide needed goods and services to the community. Furthermore, the proposed project would increase the amount of retail space in the shopping center by over 85,000 square feet.
• ES 3.8 Nodal Development. Promote the development of focused commercial development at key nodes along commercial corridors.

The proposed project would provide for a featured shopping center at the key nodal intersection of Mission Boulevard and Pyrite Street, directly south of California State Route 60.

Community Development Overlay (CDO) – Mission Boulevard The Commercial Development Overlay (CDO) is applied to properties designated Commercial Retail (CR) along both sides of Mission Boulevard between Bain Street and Jurupa Road, except for the Glen Avon Town Center.

The Mission Commercial Corridor overlay is intended to provide the opportunity for the City Council to change the zoning of parcels of at least 5 acres to low - or medium-density residential for interior lots, or for other properties within this overlay area, where consistent with the General Plan. This option creates the opportunity to generate an economic stimulus for existing and future retail along the corridor and encourage high-quality infill development.

The proposed changes to the project would remain consistent with the intent of the CDO in that the project would provide for a high quality shopping center, avoids strip commercial, with more retail space than originally proposed, along the Mission Boulevard Commercial Corridor.

III. TITLE 7 – SUBDIVISIONS. Revised Tentative Parcel Map (TPMR) No. 37890 complies with all applicable provisi ons of Title 7 and the Subdivision Map Act for the proposed 17 parcels. The Engineering Department has reviewed the Project for required travel lanes, access, circulation, grading, and drainage. The

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recommended conditions address areas such as subdivision, circulation, access, grading, drainage, and water quality.

IV. TITLE 9 – ZONING ORDINANCE.

General Commercial (C-1/C-P) Zone (Chapter 9.115.)
The project site has a zoning classification of General Commercial (C -1/C-P).

The proposed project meets the intent, and permitted uses of the C-1/C-P zone.

The proposed project complies with all development standards of the C -1/C-P zone except for Building 16 (department store) setbacks for which a Variance is requested, and parking requirements for which a special review of parking is requested. See Table 3 for the project’s compliance with the C -1/C-P zone’s development standards.

TABLE 3: GENERAL COMMERCIAL (C-1/C-P)

APPLICABLE DEVELOPMENT STANDARDS

DEVELOPMENT

STANDARD

REQUIRED

MINIMUM

PROJECT COMPLIANCE
Setbacks
2’ from property
line for each foot
by which building
height exceeds
35’
Yes with an approved
Variance for Building 16’s
(department store)
monument tower.

Height Requirement 50’ max Yes. No building would
exceed 50’ in height.

Off Street Parking
Requirement 1,749 spaces
Yes. A parking demand
analysis justifies the project
for a total of 1,290 spaces.

Roof Mounted
Equipment
All roof mounted
mechanical
equipment shall
be screened
from the ground
elevation view to
a minimum sight
distance of one
thousand, three
hundred and
twenty (1,320)
feet.

Yes. All roof mounted
mechanical equipment would
be screened from the ground
elevation view to a minimum
sight distance of one
thousand, three hundred and
twenty (1,320) feet.

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Off-street Vehicle Parking (Section 9.240.120)
Per Section 9.240.120.B(5 ), the City may reduce the off-street parking requirement of a project if the Applicant submits sufficient evidence and documentation highlighting that the parking area serves uses having peak parking demands at different times. The Applicant submitted a parking study indicating that the anticipated peak parking demand for the shopping center is 1,287 parking spaces, which is satisfied by the proposed 1,290 parking spaces.

The City’s Engineering Department has deemed the parking study adequate.

Alcoholic Beverage Sales (Section 9.240.490) – Building 9 (Restaurant) A Conditional Use Permit (CUP) is requested to serve beer & wine for on -site consumption at Building 9 (Restaurant), a 2,350 square -foot standalone building with a 400 square-foot outdoor patio. The restaurant would include 38 interior seats, and 20 patio seats. Proposed hours of operation would be from 9 AM to 11 PM daily. The restaurant would offer beer & wine for on -site consumption, and the Applicant would apply to ABC for a Type 41 License – On-Sale Beer & Wine. Beer & wine consumption would be available within the interior of the restaurant, and the patio area. The patio area would be enclosed by metal railing to delineate the beer & wine consumption area. The restaurant would also include a pick -up window via drive -thru lane which would allow patrons and food delivery services to pick up pre -ordered items. No beer and wine sales would be permitted with the pick-up window operation. All restaurant employees would be trained in the responsible sale of beer & wine. The training would include details on how to avoid making sales to underage patrons, the proper procedure to review a patron’s identification to verify they are of legal drinking age, and how to avoid over-service of a patron by identifying a patron that has likely reached t heir legal limit. Restaurant staff would also be responsible for ensuring that beer & wine do not leave the established consumption areas.

Exempt from Separation Requirement. Per Section 9.240.490(C)(4), no new on-sale or off-sale alcoholic beverage establishment shall be located within one thousand (1,000) feet of residentially zoned properties, public or private schools, day care facilities, home day care facilities, health care facilities, religious facilities, parks or playgrounds, and other off-sale alcoholic beverage establishments except when an alcoholic beverage sale establishment is proposed as part of a commercial project consisting of four (4) or more buildings. The proposed alcohol sales use would be within a restaurant that would be part of a shopping center consisting of 17 buildings. As such, the project is exempt from the separation requirements. See Attachment 4 for the Applicant’s request letter for a CUP.

Alcoholic Beverage Sales (Section 9.240.490) – Building 16 (Department Store)
Exempt from Separation Requirement. Per Section 9.240.490(C)(4), no new on-sale or off-sale alcoholic beverage establishment shall be located within one

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thousand (1,000) feet of residentially zoned properties, public or private schools, day care facilities, home day care facilities, health care facilities, religious facilities, parks or playgrounds, and other off-sale alcoholic beverage establishments except when an alcoholic beverage sale establishment is proposed as part of a commercial project consisting of four (4) or more buildings. The proposed alcohol sales use would be within a department store that would be part of a shopping center consisting of 17 buildings. As such, the project is exempt from the separation requirements.

Determination of Public Conveni ence or Necessity (PCN).

Per Section

9.240.490(E), a Determination of Public Convenience or Necessity (PCN) is required when the issuance of a California Department of Alcohol Beverage Control (ABC) license would result in or add to an undue concentration of licenses. The applicant is proposing the sale of alcoholic beverages for off - premise consumption in a census tract (CT) that currently has the maximum recommended ABC licenses resulting in the creation of an undue concentration as defined by the Professional Business Code.

The project site is located within CT 403.03. Per ABC, CT 403.03 has a recommended maximum allowance of two (2) off -sale alcohol licenses. There are currently four (4) existing off-sale ABC licenses within the CT (Table 4), and one (1) expected (i.e. Aldi’s Grocery Store). The proposed Type 21 (off -sale general) would result in six (6) off-sale licenses within the CT. See Attachment 5 for the Applicant’s letter of justification.

TABLE 4: ACTIVE/EXPECTED OFF-SALE ALCOHOL LICENSES
IN CENSUS TRACT 403.03
License Owner Address Use Expiration
Date
Joe & Sams Inc. 7384 Mission
Boulevard
(Lowrs Market)
Liquor Market 9/30/2023
Johara Inc. 6824 Valley Way Exxon Gas
Station 7/31/2023
Circle K Stores Inc. 8190 Mission
Boulevard
Circle K Gas
Station 6/30/2023
Excaliber Fuels 6750 Mission
Boulevard Gas Station 5/31/2023
Aldi (Expected)
“Shops at Jurupa
Valley” – Address not
yet assigned
Grocery Store N/A

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EXHIBIT E: OFF-SALE SATURATION OF ADJACENT CENSUS TRACTS

The Applicant would apply to ABC for a Type 21 License – Off-Sale General in Census Tract (CT) No. 403.03. The proposed alcohol sales would be incidental to the overall operation as the sales area would not exceed 2,500 square feet, or less than 2% of the gross floor area. Proposed hours of operation would be from 8 AM to 11 PM daily, with varying hours for holidays. The department store would include security features such as cameras throughout the store to monitor customer activity and deter theft, in addition to uniformed and undercover security personnel to who walk the store, and are positioned at entrances/exits during business hours. All employees would be required to complete a training program before they are permitted to sell alcohol, which would include methods for verifying identification, preventing underage sales, and handling situations in which there are intoxicated guests. The department store’s point of sale system would also include age verification technology to further assist employees in preventing sales to minors, and no alcohol sales would be permitted via self-checkout.

Of the six (6) adjacent CTs, two (2) are oversaturated for off -sale alcohol licenses. See Exhibit D for off-sale alcohol saturation of adjacent CTs.

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V. FINDINGS FOR APPROVAL OF A TENTATIVE LAND DIVISION MAP Per Section 7.15.200 of the Jurupa Valley Municipal Code, “Any revised tentative map shall comply with all of the provisions of the Subdivision Map Act, and this title in effect at the time the revised map is approved. ” Per Section

7.15.180 of the Jurupa Valley Municipal Code, “A tentative map shall be denied if it does not meet all requirements of this ordinance, or if any of the following findings are made:”
1) That the proposed land division is not consistent with appli cable general and specific plans;
2) That the design or improvement of the proposed land division is not consistent with applicable general and specific plans;
3) That the site of the proposed land division is not physically suitable for the type of development;
4) That the site of the proposed land division is not physically suitable for the proposed density of the development;
5) That the design of the proposed land division or proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
6) That the design of the proposed land division or the type of improvements are likely to cause serious public health problems;
7) That the design of the proposed land division or the type of improvem ents will conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed land division. A land division may be approved if it is found that alternative easements for access or for use will be provided and that they will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction; and
8) Notwithstanding subsection ( 5) of this section, a tentative map may be approved if an environmental impact report was prepared with respect to the project and a finding was made, pursuant to the California Environmental Quality Act (Pub. Resources Code Section 21000 et seq. ), that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report.

Revised Tentative Parcel Map (TPMR) No. 37890 is consistent with all applicable provisions of Title 7 and the Subdivision Map Act for standards and process. Furthermore, the City’s Engineering Department has reviewed the project for access, circulation, grading, and drainage and has recommended conditions that would require the project to comply wi th mandated regulations.

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The land is suitable for the proposed commercial shopping center. The project will not cause any substantial environmental damage or impacts to wildlife and their habitats with recommended conditions and mitigation measures. The pr oject will not be a danger to the welfare of the general public. The project will not cause serious public health problems. An Addendum to the original certified and adopted Environmental Impact Report has been drafted, and findings have been made pursuant to California Environmental Quality Act. None of the findings for the denial of the Tentative Parcel Map have been made. It is recommended for approval.

VI. FINDINGS FOR APPROVAL OF A SITE DEVELOPMENT PERMIT
(REVISED PERMIT).

Per Section 9.240.330(3) of the Jurupa Valley Municipal Code, no site development permit shall be approved unless it complies with the following standards:
1) The proposed use must conform to all the requirements of the City’s General Plan and with all applicable requirements of State law and the ordinances of the City of Jurupa Valley.

The project is consistent with the General Plan, applicable requirements of State law, and ordinances of the City as the project proposes a commercial use. Pursuant to the Commercial Retail (CR) policies of the General Plan, and General Commercial (C -1/C-P) Zoning Classification, visitor -based commercial uses including department stores, and restaurants are encouraged and permitted.
2) 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 future 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 proposed development has been designed to protect the health, safety, and general welfare by incorporating street and traffic improvements, and a landscape buffer and screening. Topographical and drainage conditions have been addressed through an appr oved Preliminary Water Quality Management Plan.

VII. FINDINGS FOR APPROVAL OF A CONDITIONAL USE PERMIT
(BUILDING 9 RESTAURANT – ON-SALE ALCOHOL USE).
1) Per Section 9.240.280. (4), a Conditional Use Permit (CUP) shall not be granted unless the Applicant demonstrates that the proposed use will be detrimental to the health, safety, or general welfare of the community.

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The proposed alcohol sales use would not be detrimental to the health, safety, and general welfare of the community , in that , as alcohol sales would be limited for on- site consumption only, in a restaurant setting.

Minors would be strictly prohibited from purchasing alcohol, and dining areas would be clearly delineated.

Per Section 9.240.490. C. (7), the following findings shall be made in approving a CUP for the operation of an on - or off -premises alcoholic beverage sale establishment:
1) The proposed alcoholic beverage sales activity will not exacerbate existing problems in the neighborhood created by the sale of alcohol such as loitering, public drunkenness, sale of alcoholic beverages to minors, noise and littering.

The proposed alcoholic beverage sales activity would not exacerbate existing problems in the neighborhood created by the sale of alcohol, as alcohol sales would be limited for on-site consumption only, in a restaurant setting. Minors would be strictly prohibited from purchasing alcohol, and dining areas would be clearly delineated.
2) The proposed alcoholic beverage sales establishment will not detrimentally affect near by neighborhoods considering the distance of the alcohol establishment to residential buildings, schools, parks, playgrounds or recreational areas, nonprofit youth facilities, places of worship, hospitals, alcohol or other drug abuse recovery or treatment facilities, county social service offices, or other alcoholic beverage sales activity establishments.

The proposed alcoholic beverage sales establishment would not detrimentally affect nearby sensitive uses, as alcohol sales would be limited for on-site consumption only , in a restaurant setting . Minors would be strictly prohibited from purchasing alcohol, and dining areas would be clearly delineated.
3) The proposed establishment meets the locational requirements of subsection 9.240.490.C. (4).

The proposed establishment is exempt from the locational requirements as it is proposed in a commercial shopping center consisting of four (4) or more buildings.
4) The location of the proposed establishment is not within a high crime area, which is determined by the Coun ty Sheriff's Department.

The location of the proposed establishment is not within a high crime area, as determined by the Riverside County Sheriff’s Department. 5) The proposed establishment is located in a census tract with capacity for additional licenses unless a determination of public convenience or necessity will be issued with the conditional use permit.

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As the proposed alcohol use is for a restaurant, a determination of public convenience or necessity is not required to be made by the City.

VIII. FINDINGS FOR APPROVAL OF A DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY (BUILDING 16 DEPARTMENT STORE – OFF-SALE ALCOHOL USE).

Per Section 9.240.490.G.(5), the following findings shall be made in making a determination of public convenience or necessity and approving or conditionally approving an application for issuance of a letter of determination of public convenience or necessity:
1) That the proposed use will not be detrimental to the health, safety and welfare of the community.

The proposed use will not be detrimental to the community in that the department store would include security features such as cameras throughout the store to monitor customer activity and deter theft, in addition to uniformed and undercover security personnel to who walk the store, and are positioned at entrances/exits during business hours. All employees would be required to complete a training program before they are permitted to sell alcohol, which would include methods for verifying identification, preventing underage sales, and handling situations in which there are intoxicated guests. The department store’s point of sale system would also include age verification technology to further assist employees in preventing sales to minors, and no alcohol sales would be permitted via self-checkout. 2) That the proposed use would enhance the economic viability of the area in which it is proposed to be located.

The proposed alcohol use would be for a 147,000 square- foot department store, which would serve as the anchor attraction within the “Shops at Jurupa Valley” commercial shopping center. The department store would provide for over 300 local jobs, and would stimulate the local economy. 3) That the proposed use is compatible with the surrounding area.

The proposed use is compatible with the area in that it is providing for retail space in an area that is primarily residential and is severely lacking in terms of local shopping and dining opportunities.
4) That the background of the proposed licensee and the history of the premises or any premises the applicant has operated in the past were not detrimental to the health, safety and welfare of the community.

The proposed licensee has a clean history with the California Department of Alcoholic B everage Control (ABC) with no incidence of license suspension or revocation for locations in nearby cities. 5) That the applicant will agree, in writing, to the conditions placed upon the application.

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The applicant would agree to comply with all operational standards of the alcoholic beverage sales ordinance per Condition of Approval No. 29 .

IX. BASIS FOR GRANTING OF A VARIANCE.

Per Section 9.245.050, Variances may be granted when, because of special circumstances applicable to a parcel of property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other property in the vicinity that is under the same zoning classification.

The above -listed findings can be made t o support a recommendation for granting a Variance to allow signs affixed to rear walls of buildings to exceed five (5) percent of the surface area, and a reduced setback for Building 16 ’s (department store) monument tower of nine (9) feet from 30 feet from an interior property line.

Signage
. Regarding the increased sign sizes, unique circumstances exist for this lot that do not exist for other properties in the same zone, in that, the project site is a commercial shopping center containing buildings whose rear elevations face Mission Boulevard, Pyrite Street, California State Route 60, and internal drive aisles. Due to the speed of travel of vehicles on California State Route 60, Mission Boulevard, and Pyrite Street, the signs on the rear elevations need to be larger than the ordinance permits in order to be readable while driving.

Setback. Regarding the reduced setback of nine (9) feet for Building 16 ’s (department store) monument tower, unique circumstances exist for this lot that do not exist for other properties in the same zone in that the 50- foot high monument tower, requiring a setback of 30 feet from all property lines, would be located in the interior of the development, and the reduced setback would be from an interior property line of another tenant’s lot within the same shopping center. The reduced setback would not be from a property line abutting any public right -of-ways, or adjacent properties. See Exhibit F for the reduced setback.

EXHIBIT F – REDUCED SETBACK

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X. COOPERATIVE AGREEMENT
A proposed cooperative agreement between the Applicant and the City is included with this project to coordinate the design and construction of the City’s CIP public improvements along Mission Boulevard and Pyrite Street , which would provide substantial economic benefits to the City. See Exhibit C of Attachment 1 for the proposed agreement.

The original approval for this shopping center requires the Applicant to provide for all right-of-way improvements. As part of the proposed agreement, the City would be responsible for the right -of-way improv ements along Mission Boulevard and Pyrite Street . Some of the specific improvements include the construction of the Mission Boulevard median, sidewalk, and parkway, and the Pyrite Street median, and sidewalk. The City would also be responsible for the design and construction of a traffic signal for the State Route (SR) 60- Pyrite Street interchange on the off -ramp, funding for which would be secured by future development on the north side of SR-60. It is anticipated that all right-of- way improvements, including the future signalization of the SR 60-Pyrite Street interchange, will not exceed $6,000,000.

The Applicant would be responsible for the design and undergrounding of all of the overhead utilities and telecommunication facilities along Mission Boulevard and Pyrite Street.

The performance of the City’s obligations under this proposed Agreement, in order to assist in the development of the public improvements for the Project, would promote the public health, safety, and welfare of the people in the City and would be of substantial economic benefit to the City based on the following:
1) The Project will generate new short term and long-term quality employment opportunities within the City. The Project is expected to employ approximately 1,300 persons in the construction of the Project. It is expected that the Project will generate long- term employment for approximately 1,200 people within the Project within five (5) years from the date of this Agreement as the Project is built out and fully leased. 2) The Project will expand and enhance the City’s tax base through increased property values and consumer purchasing. It is estimated that the Project will generate new property tax and sales tax revenues in the annual amount of approximately $1,250,000 within five (5) years that will assist the City in funding public services for the residents and businesses within the City. 3) The Project preserves and enhances the job/housing balance described in the City’s General Plan and various regional plans.
4) The Project will develop new and expanded commercial and business opportunities within the City. The Project is ready to begin construction due to strong leasing commitments for the Project, which will serve as a catalyst for other commercial, and hotel proj ects within the City. Developers are generally reluctant to invest in a community until they see that another project has been successful and so a successful commercial project will

ATTACHMENT 1:

RESOLUTION NO. 2022-110

-1-

RESOLUTION NO. 2022-110

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

JURUPA VALLEY , CALIFORNIA, APPROVING MASTER
APPLICATION NO. 2133 4 CONSISTING OF TENTATIVE
PARCEL MAP NO. 37890, REVISED PERMIT NO. 1 TO SITE
DEVELOPMENT PERMIT N O. 20018 , CONDITIONAL USE
PERMIT NO. 2 2002, DETERMINATION OF P UBLIC
CONVENIENCE OR NECES SITY NO. 22003, AND VARIANCE
NO. 22003, TO PERMIT THE CONSTR UCTION OF A N
APPROXIMATE 147,000 SQUARE FOOT DEPARTMENT STORE

WITH ALCOHOL SALES FOR OFF-SITE CONSUMPTION, AND

ALCOHOL SALES FOR ON -PREMISES CONSUMPTION A T A

FUTURE RESTAURANT, AND OTHER SITE MODIF ICATIONS
ON APPROXIMATELY 31.7 ACRES OF REAL PROPE RTY

LOCATED ON THE NORTHEAST CORNER OF MISSION

BOULEVARD AND PYRITE STREET , APPROVING AN

ADDENDUM TO THE CERTIFIED ENVIRONMENTAL IMPACT

REPORT AND APPROVING A COO PERATIVE AGREEMENT

WITH THE DEVELOPER REGARDING THE DESIG N AND
CONSTRUCTION OF OFF -SITE IMPROVEMENTS (APNS: 171-
020-001, -002, -025)

THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY DOES RESOLVE AS FOLLOWS:

Section 1. Background. Panorama Development (the “ Developer”) applied for Change of Zone No. 20001, Tentative Parcel Map No. 37890, Variance No. 21001, Conditional Use Permit No. 20001, Site Development Permit No. 20018, and Determinations of Public Convenience or Necessity Nos. 21001 and 21002 (collectively, Master Application No. 20035 or MA No. 20035) to permit the subdivision of approximately 32 acres into twenty (20) commercial parcels and two right-of-way (ROW) parcels on real property located on the northeast corner of Mission Boulevard and Pyrite Street (APNs: 171-020-001, -002, -025) to allow the construction of a proposed 231,100 square foot commercial shopping center, including commercial, retail, and restaurant (sit down and drive -thru) uses, an office use, a fitness center use, a car wash use, a gasoline service station, a gasoline service station with concurrent sale of beer and wine for off - site consumption, a convenience store, including the sale of motor vehicle fuel, and a grocery store with concurrent sale of beer and wine for off -site consumption . The City Council adopted Resolution No. 2021-56 approving the above -referenced land use entitlements for the “Shops at Jurupa Valley”. The above-referenced land use entitlements, as amended by this resolution, shall be referred to collectively as (“Land Use Entitlements”).

Section 2. Project. The Developer has applied for a Revised Tentative Parcel Map (TPM) No. 37890, Revised Permit No. 1 to Site Development Permit No. 20018, Conditional Use Permit (CUP) No. 22002, Determination of Public Convenience or Necessity (PCN) No. 22003, and Variance (VAR) No. 22003 to allow the construction of an approximately 147,00 0 square foot department store with alcoholic beverage sales for off -premises consumption, and a -2-

2,800 square-foot drive-thru restaurant, in lieu of an office building, and four (4) smaller retail buildings at the previously en titled “Shops at Jurupa Valley” (“Project”). The Developer is also proposing additional alcoholic beverage sales for on -premises consumption at Building 9, and a Variance to allow signs affixed to rear walls of buildings to exceed five (5) percent of the surface area, and a reduced interior setback for Building 16 (department store) from 30 feet to nine (9) feet. The shopping center would increase in size from approximately 231,000 square feet to 318,000 square feet, and the number of buildings would be reduced from 20 to 17 . Furthermore, the Developer seeks to enter into a cooperative agreement with the City with respect to the construction of public improvements on Mission Boulevard and Pyrite Street.

Section 3. Tentative Parcel Map.
(a) The Developer is seeking approval of a Revised Tentative Parcel Map (TPM) No. 37890, a Schedule “E” subdivision to revise the approved tentative parcel map lot lines to align with the new site plan.
(b) Section 7.05.020.A. of the Jurupa Valley Municipal Code provides that the Jurupa Valley Planning Commission is designated as the “Advisory Agency” charged with the duty of making investigations and reports on the design and improvement of all proposed tentative Schedule “E” maps. Further, Section 7.05.020.A. of the Jurupa Valley Municipal Code provides that the Planning Commission is authorized to approve, conditionall y approve, or disapprove all such tentative map land divisions and report the action directly to the City Council and the land divider.
(c) Section 7.15.150 of the Jurupa Valley Municipal Code provides that the Planning Commission is the advisory agency author ized to directly approve, conditionally approve, or disapprove all such tentative maps.
(d) Section 7.15.130.A. of the Jurupa Valley Municipal Code provides that within fifty (50) days after the date of filing of a commercial parcel map, a public hearing on th e map must be held before the Planning Commission. Section 7.15.130.B. of the Jurupa Valley Municipal Code provides that after the close of the hearing, the Planning Commission must approve, conditionally approve, or disapprove the proposed tentative map, file notice of the decision with the City Clerk, and mail notice of the decision to the land divider, or his or her authorized agent, and any interested party requesting a copy. The City Council was the approving body on Tentative Parcel Map No. 37890 and, therefore, will be the approving body on the Revised Tentative Parcel Map No. 37890.
(e) Section 7.15.200 of the Jurupa Valley Municipal Code requires denial of a revised tentative parcel map if it does not meet all of the requirements of the Subdivision Map Act or of Title 7 of the Jurupa Valley Municipal Code, or if any of the following findings are made:
1) That the proposed land division is not consistent with applicable general and specific plans.
2) That the design or improvement of the proposed land division is not consistent with applicable general and specific plans.
-3-

3) That the site of the proposed land division is not physically suitable for the type of development.
4) That the site of the proposed land division is not physically suitable for the proposed density of the development.
5) That the design of the proposed land division or proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
6) That the design of the proposed lan d division or the type of improvements are likely to cause serious public health problems. 7) That the design of the proposed land division or the type of improvements will conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed land division. A land division may be approved if it is found that alternate easements for access or for use will be provided and that they will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction. 8) Notwithstanding subsection 5) above, a tentative map may be approved if an environmental impact report was prepared with respect to the project and a finding was made, pursuant to the California Environmental Quality Ac t (Pub. Resources Code Sect ion 21000 et seq. ), that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report.

Section 4. Site Development Permit (Revised Permit).
(a) The Developer is seeking approval of Revised Permit No. 1 to Site Development Permit No. 20018 to construct an additional approximate 87,000 square feet of retail space consisting of a department store, and drive thru restaurant in lieu of office and retail buildings at the Project site.
(b) Sections 9.115.020.A. and 9.115.020.B. of the Jurup a Valley Municipal Code provide that various commercial, retail, office, and restaurant uses are permitted in the C- 1/C-P Zone provided a site development permit has been approved pursuant to Section 9.240.330 of the Jurupa Valley Municipal Code.
(c) Section 9.240.330.(3) of the Jurupa Valley Municipal Code provides that no site development permit shall be approved unless it complies with the following standards:
1) The proposed use must conform to all the requirements of the City of Jurupa General Plan and with all applicable requirements of State law and the ordinances of the City of Jurupa Valley.
2) 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 future logical development of the surrounding -4-

property. The plan shall consider the location and need for dedication and im provement 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. 3) All site development plans which permit the construction of more than one structure on a single legally divided parcel shall, in addition to all other requirements, be subject to a condition wh ich prohibits the sale of any existing or subsequently constructe d structures on the parcel until the parcel is divided and a final map recorded in accordance with Title 7 of the Jurupa Valley Municipal Code in such a manner that each building is located on a separate legally divided parcel.
(d) Section 9.240.330.(4)(c) of the Jurupa Valley Municipal Code provides that a site development permit application that is for a commercial center that is larger than 30 acres in size shall be heard by the Planning Commission . The City Council was the approving bo dy on Site Development Permit No . 20018 and, therefore, will be the approving body on the Revised Site Development Permit No. 1.

Section 5. Conditional Use Permit.
(a) The Developer is seeking approval of Conditional Use Permit No. 22002 to permit the sale of alcoholic beverages for on-site consumption for a future restaurant that will be located in Building 9 on the Project site.
(b) Section 9.115.020.C.(19) of the Jurup a Valley Municipal Code provide s that alcoholic beverage sales for on -premises or off -premises consumption in conju nction with restaurants may be located in the C-1/C-P Zone provided a conditional use permit has been granted pursuant to Section 9.240.280 of the Jurupa Valley Municipal Code. (c) Section 9.240.490.B.(1) of the Jurupa Valley Municipal Code provides that the sale of alcoholic beverages for off-premises consumption shall be allowed in the C-1/C-P Zone pursuant to the provisions of Section 9.240.490 of the Jurupa Valley Municipal Code provided a conditional use permit has been approved pursuant to Section 9.240.280 of the Jurupa Valley Municipal Code.
(d) Section 9.240.280.(3) of the Jurupa Valley Municipal Code provides that a public hearing shall be held on the application for a conditional use permit in accordance with the provisions of Section 9.240.250, all of the procedural requirements and rights of appeal as set forth therein shall govern the hearing, and the hearing body in Section 9.240.250 shall be defined as the Planning Commission of the City of Jurupa Valley. The City Council was the approving body on Master Application No. 20035 and, therefore, will be the approving body for Master Application No. 21334.
(e) Section 9.240.250(5) of the Jurupa Valley Municipal Code provides that the hearing body shall hear relevant testimony from interested persons and make its decision within a reasonable time after the close of the public hearing. Notice of the decision shall be filed by the Community Development Director with the City Clerk, together with a report of the proceedings, not more than ten (10) days after the decision. A copy of the notice of decision shall be mailed to -5-

the applicant and to any person who has made a written request for a copy of the decision. If the hearing body is unable to make a decision, that fact shall be filed with the City Clerk in th e same manner for reporting decisions and shall be considered as a notice of denial of the application by the hearing body.
(f) Section 9.240.490.C(7) of the Jurupa Valley Municipal Code provides that the Planning Commission shall make the following findings in approving a conditional use permit for the operation of an on- or off-premises alcoholic beverage sale establishment:
1) The proposed alcoholic beverage sales activity will not exacerbate existing problems in the neighborhood created by the sale of alcohol such as loitering, public drunkenness, sale of alcoholic beverages to minors, noise and littering. 2) The proposed alcoholic beverage sales establishment will not detrimentally affect nearby neighborhoods considering the distance of the alcohol establishment to residential buildings, schools, parks, playgrounds or recreational areas, nonprofit youth facilities, places of worship, hospitals, alcohol or other drug abuse recovery or treatment facilities, county social service offices, or other alcoholic beverage sales activity establishments. 3) The proposed establishment meets the locational requirements of subsection 9.240.490.C.(4).
4) The location of the proposed establishment is not within a high crime area, which is determined by the County Sheriff's Department. 5) The proposed establishment is located in a census tract with capacity for additional licenses unless a determination of public convenience or necessity will be issued with the conditional use permit.
(g) Section 9.240.280.(4) of the Jurupa Valley Municipal Code provides that a conditional use permit shall not be granted unless the applicant demonstrates that the proposed use will not be detrimental to the health, safety, or general welfare of the community. Any permit that is granted shall be subject to such conditions as shall be necessary to protect the health, safety, or general welfare of the community.

Section 6. Determination of Public Convenience or Necessity. (a) Sections 23958 and 23958.4 of the California Business and Professions Code provide that the California Department of Alcoholic Beverage Control (“ABC”) must deny an application for a license if issuance of that license would tend to create a law enforcement problem, or if issuance would result in or add to an undue concentration of licenses, except that ABC may issue the license if the local governing body of the area in which the applicant’s premises are located, or its designated subordinate officer or body, determines within ninety (90) days of notification of a completed application that public convenien ce or necessity would be served by the issuance. The 90 -day period commences upon receipt by the local governing body of (i) notification by ABC of an application for licensure, or (ii) a completed application according to local requirements, if any, whichever is later.
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(b) The Developer is proposing the sale of alcoholic beverages for off-premise consumption with respect to a department store in a census tract (CT) that currently has the maximum allowed ABC licenses resulting in the creation of an undue concentration as defined by the Professional Business Code. The Project site is located within CT 403.03. Per ABC, CT 403.03 has a maximum allowance of two (2) off-sale alcohol licenses. There are currently four (4) existing off-sale ABC licenses within the CT , and one (1) expected . The proposed Type 21 (off -sale general) would result in six (6) off-sale licenses within the CT. (c) Section 9.240.490.E.(3) of the Jurupa Valley Municipal Code provides that the City Council has established procedures for the determination of public convenience or necessity and has delegated the responsibility for making such determinations to the City of Jurupa Valley Planning Commission. The Planning Commission will consider a request from an applicant to make a determination whether or not a case for public convenience or necessity exists. (d) Section 9.240.490.E.(4) of the Jurupa Valley Municipal Code provides that a public hearing shall be held on the application in accordance w ith the provisions of Section

9.240.250 of the Jurupa Valley Municipal Code and all the procedural requirements and rights of appeal as set forth therein shall govern the hearing.
(e) Section 9.240.490.E.(4)(a) of the Jurupa Valley Municipal Code provides that the Planning Commission shall serve as the approving body subject to a public hearing, as required by Section 9.240.250 of the Jurupa Valley Municipal Code. The City Council was the approving body on Master Application No. 20035 and, therefore, will be t he approving body for Master Application No. 21334.
(f) Section 9.240.490.E.(5) of the Jurupa Valley Municipal Code provides that the Planning Commission must make the following findings in making a determination of public convenience or necessity and approving or conditionally approving an application for Issuance of a Letter of Determination of Public Convenience or Necessity:
1) That the proposed use will not be detrimental to the health, safety and welfare of the community;
2) That the proposed use will enhance the economic viability of the area in which it is proposed to be located;
3) That the proposed use is compatible with the surrounding area; 4) That the background of the proposed licensee and the history of the premises or any premises the applicant has operated in the past were not detrimental to the health, safety and welfare of the community; and
5) That the applicant will agree, in writing, to the conditions placed upon the license and application.
(g) Section 9.240.490.E.(6) of the Jurupa Valley Municipal Code provides that the Planning Commission may impose such conditions as are necessary to protect the health, safety -7-

and welfare of the community and fulfill the findings required for the determination of public convenience or necessity.

Section 7. Variance.
(a) The Developer is seeking approval of Variance No. 22003 to:
1) Allow a deviation from Section 9.115.040(2) of the Jurupa Valley Municipal Code for the department store’s monument tower to have a reduced setback from the interior property line, within the shopping center; and 2) Allow a deviation from Section 9.245.040(2)(b)(iii) of the Jurupa Valley Municipal Code for signs affixed to the rear walls of buildings to exceed five (5) percent, up to 10 percent, of the surface area of the rear face of the building. (b) Section 9.240.270.A. of the Jurupa Valley Municipal Code provides that variances from the terms of Title 9 (Planning and Zoning) of the Jurupa Valley Municipal Code, may be granted when, because of special circumstances applicable to a parcel of property, including size, s hape, topography, location or surroundings, the strict application of Title 9 deprives such property of privileges enjoyed by other property in the vicinity that is under the same zoning classification. A variance may not be granted for a parcel of property that authorizes a use or activity that is not otherwise expressly authorized by the zone regulation governing the parcel of property, but must be limited to modifications of property development standards, such as lot size, lot coverage, yards, and parking and landscape requirements. (c) Section 9.240.270.D. of the Jurupa Valley Municipal Code provides that any variance granted shall be subject to such conditions as are necessary so that the adjustment does not constitute a grant of special privileges that is inconsistent with the limitations upon other properties in the vicinity and zone in which the property is situated, and which are necessary to protect the health, safety and general welfare of the community. (d) Section 9.240.270.C. of the Jurupa Valley Municipal Code provides that all public hearings on variances that require approval of a land division shall be heard by the hearing body that has jurisdiction of the principal application. (e) Section 9.240.270.C. of the Jurupa Valley Municipal Code further provides that a public hearing shall be held on all variance applications in accordance with the provisions of Section 9.240.250, and all the procedural requirements and rights of appeal as set forth therein shall govern the hearing.

Section 8. Cooperative Agreement.
(a) The Land Use Entitlements require the Developer to construct certain off - site public improvements adjacent to the Project. The City has an existing Capital Improvement Program (“CIP”) that provides for certain improvements on Mission Boulevard and Pyrite Street adjacent to the Project. The Developer seeks to enter into a Cooperative Agreement with the City regarding the design and construction of certain public improvements along Mission Boulevard and Pyrite Street. The City’s obligations under the Cooperative Agre ement would provide -8-

economic development assistance with public improvements subsidy and would require compliance with Government Code Section 53083.
(b) Pursuant to Government Code Section 53803(b), b efore granting an economic development subsidy, a local agency shall provide public notice and a hearing regarding the economic development subsidy.
(c) Pursuant to Government Code section 53803(a) before approving any economic development subsidy, a local agency shall provide all of the following information in written form available to the public, and through its Internet Web site, if applicable:
(1) The name and address of all corporations or any other business entities, except for sole proprietorships, that are the beneficiary of the economic development subsidy, if applicable;
(2) The start and end dates and schedule, if applicable, for the economic development subsidy;
(3) A description of the economic development subsidy, including the estimated total amount of the expenditure of public funds by, or of revenue lost to, the local agency as a result of the economic development subsidy; (4) A statement of the public purposes for the economic development subsidy; (5) Projected tax revenue to the local agency as a result of the economic development subsidy; and
(6) E stimated number of jobs created by the economic development subsidy, broken down by full-time, part-time, and temporary positions.

Section 9. Procedural Findings. The City Council of the City of Jurupa Valley does hereby finds, determines and declares that:
(a) The application for MA No. 21334 was processed including, but not limited to, a public notice, in the time and manner prescribed by State law and Jurupa Valley Ordinances. (b) On October 26, 2022, the Planning Commission of the City of Jurupa Valley held a public hearing on MA No. 21334, 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 and adopted Resolution No. 2022-10-26-01 recommending that the City Council approve the Project . The Cooperative Agreement was not considered by the Planning Commission. (c) All legal preconditions to the adoption of this Resolution have occurred.

Section 10. California Environmental Quality Act Findings . The City Council of the City of Jurupa Valley makes the following environmental findings and determinations in connection with the approval of the Project:
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(a) Pursuant California Environmental Quality Act (“CEQA”) (Cal. Pub. Res.

Code § 21000 et seq.) and Section 15162 of the State Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.), the City Council has considered the potential environmental impacts of the Project. The City Council reviewed the Final Environmental Impact Report (EIR) and Statement of Overriding Conditions for Master Application (MA) No. 20035 - “The Shops at Jurupa Valley” that was certified by the City Council on July 15, 2021, including the impacts and mitigation measures identified therein. Based on that review, the City Council has determined that the Project and the circumstances under which the Project is undertaken do not involve substantial changes which will result in new significant environmental effects, and that t he Project does not involve new information of substantial importance which shows that the Project will have significant effects not discussed in the prior FEIR. All potential environmental impacts associated with the Project are adequately addressed by the prior FEIR, and the mitigation measures contained in the prior FEIR will reduce those impacts to a level that is less than significant. (b) Based upon the analysis of potential environmental consequences anticipated to occur as a result of Project implementation, the City has determined that the Project would not result in new significant environmental effects or a substantial increase in the severity of significant effects previously identified in the original EIR for The Shops at Jurupa Valley. For these reasons, the Project would not satisfy any of the conditions described in CEQA Guidelines §15162 that warrant preparation of a Supplemental or Subsequent EIR. California Environmental Quality Act (CEQA) Guidelines §15162 Subsequent EIRs and Negat ive Declarations, allows an addendum to a previously certified Environmental Impact Report (EIR) to make minor technical changes or additions based on proposed changes to a project. Therefore, an Addendum to the original EIR (Exhibit “A” hereto) has been prepared for the Project per CEQA Guidelines §15164. (c) The custodian of records of the certified FEIR, and the Addendum, and all other materials that constitute the record of proceedings upon which the City Council determination is based, is the Community Development Department of the City of Jurupa Valley.

Those documents are available for public review in the Community Development Department located at 8930 Limonite Avenue, Jurupa Valley, California 92509.

Section 11. Findings for Recommendation of Approval of Tentative Parcel Map.

The City Council of the Cit y of Jurupa Valley hereby finds, determine s and declare s that the Revised Tentative Parcel Map No. 37890 is granted for the following reasons:
(a) The Revised Tentative Parcel Map No. 37890 meets all requirements of Title 7 (Subdivisions) of the Jurupa Valley Municipal Code. (b) The proposed land division is consistent with the City’s General Plan. The proposed land division is consistent with the requirements of the existing Commercial Retail (CR) General Plan land use designation, which permits a maximum FAR of 0.35. The Project proposes an FAR of 0.23. The proposed land division will facilitate the future construction of a 318,000 square foot commercial center with seventeen (17) buildings and seventeen (17) parcels. (c) The design or improvement of the proposed land division is consistent with the City’s General Plan in that all proposed parcels meet the standards of the Commercial Retail (CR) General Plan land use designation.
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(d) The site of the proposed land division is physically suitable for the type of development as it consists of relatively flat, undeveloped, vacant parcels adjacent to other commercial, retail, and residential land uses. The site is physically suitable to accommodate the subdivision and future development of the commercial buildings as there are adequate water an d sewer connections and public services are available to the Project site. (e) The site of the proposed land division is physically suitable for the proposed density of the development in that the Project proposes commercial development with an FAR of

0.23 whereas the maximum allowable FAR per the General Plan is 0.35 for the Commercial Retail (CR) land use designation.
(f) The design of the proposed land division or proposed improvements is not likely to cause substantial environmental damage nor substantially a nd avoidably injure fi sh or wildlife or their habitat . The Project is vacant and has been mapped as disturbed/developed per the Riverside County Multiple Species Habitat Conservation Plan (“MSHCP”) as the Project site is composed of barren areas and ruder al (weedy) plant communities. A General Biological Assessment (December 2020) and a Delineation of Wetlands and Other Waters (December 2020) was prepared for the Project site. No wetlands were detected onsite. However, the Biological Assessment requires mitigation measures that are part of the MMRP. When the original project was approved, the City imposed a Condition of Approval requiring the Developer to comply with all mitigation measures in the MMRP. An Addendum has been prepared for the Project and the Project will be required to comply with all previously imposed mitigation measures. (g) The design of the proposed land division or the type of improvements is not likely to cause serious public health problems. An EIR was prepared for the Project , which evaluated potential effects with respect to Aesthetics, Air Quality, Biological Resources, Cultural Resources, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Land Use and Planning, Transportation, Tribal Cultural Resources, and Utilities and Se rvice Systems. The Final EIR determined that the proposed Project would result in significant impacts related to air quality, greenhouse gas emissions, land use (vehicle miles traveled) and transportation. All feasible mitigation measures or regulatory requirements have been incorporated into the Project to reduce impacts to less than significant levels. However, with the implementation of feasible mitigation measures or regulatory requirements, impacts related to air quality, greenhouse gas emissions, land use (vehicle miles traveled), and transportation remain significant and unavoidable. All mitigation measures of the MMRP w ere incorporated into the proposed C onditions of Approval for the original Project. T he Project will be required to comply with al l previously imposed mitigation measures.
(h) The design of the proposed land division or the type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed land division . There are no easements on Project site that the development would be in conflict with. Furthermore, the City’s Engineering Department has reviewed the Project for required street improvements, access, circulation, grading, and drainage and has conditioned the Project to comply with mandated regulations. -11-

Section 12. Findings for Recommendation of Approval of Site Development Permit. In approving the Revised Site Development Permit No. 1, the City Council hereby finds, determines and declares:
(a) The proposed commercial center will conform to all the requirements of the City of Jurupa General Plan and with all applicable requirements of state law and the ordinances of the city. The Project site has a General Plan land use designation of Commercial Retail (CR).

The project is consistent with the General Plan, applicable requirements of State law, and ordinances of the City as the project proposes a commercial use. Pursuant to the Commercial Retail (CR) policies of the General Plan, and General Commercial (C -1/C-P) Zoning Cl assification, visitor-based commercial uses including department stores, and restaurants are encouraged and permitted. The proposed commercial center will conform to all applicable requirements of State law. The proposed development demonstrates compliance with Title 9 (Planning and Zoning) of the Jurupa Valley Municipal Code in that is complies with the development standards of Section

9.115.040 of the Jurupa Valley Municipal Co de in terms of permitted uses, lot coverage, landscaping, and circulation. The Project does propose a reduction in the total number of parking spaces from 1,749 parking spaces to 1,290. Pursuant to Section 9.240.120B(5), the City may reduce the parking requirement of a project if the Applicant submits sufficient evidence and documentation highlighting that the parking area serves uses having peak parking demands at different times. The Developer submitted a parking study (included as Attachment 3 to the Staff Report) indicating that the anticipated peak parking demand for the shopping center is 1,287 parking spaces. The parking study was reviewed and verified for accuracy by the City’s independent traffic consultant, STC Traffic. The Project also complies with all se tbacks except for Building 16, the department store, which seeks a variance for a reduced interior setback. (b) The proposed 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 future logical development of the surrounding property. The proposed development has been designed to protect the health, safety, and general welfare by incorporating street and t raffic improvements, and a landscape buffer and screening.

Topographical and drainage conditions have been addressed through an approved Preliminary Water Quality Management Plan. The proposed development of the land will enhance the community with its high-quality architecture and will improve the overall aesthetics of the area. (c) Together with the proposed Tentative Parcel Map No. 37890 and the recommended Conditions of Approval , the proposed Revised Permit No. 1 to Site Development Permit No. 20018 does not permit the construction of more than one structure on a single legally divided parcel.

Section 13. Findings for Recommendation of Approval of Conditional Use Permit. In approving Conditional Use Permit No. 22002 for onsite sales of alcoholic beverages at a future restaurant, the City Council of Jurupa Valley hereby finds, determines and declares:
(a) The proposed alcoholic beverage sales activity will not be detrimental to the health, safety, and general welfare of the community in that as alcohol sales would be limited for on-site consumption only, in a restaurant setting. Minors would be strictly prohibited from purchasing alcohol, and dining areas would be clearly delineated. -12-

(b) The proposed alcoholic beverage sales activity will not exacerbate existing problems in the neighborhood created by the sale of alcohol such as loitering, public drunkenness, sale of alcoholic beverages to minors, noise and littering because the alcohol sales would be limited for on-site consumption only, in a restaurant format. Minors wo uld be strictly prohibited from purchasing alcohol, and dining areas would be clearly delineated. (c) The proposed alcoholic beverage sales establishment will not detrimentally affect nearby neighborhoods considering the distance of the alcohol establishment t o residential buildings, schools, parks, playgrounds or recreational areas, nonprofit youth facilities, places of worship, hospitals, alcohol or other drug abuse recovery or treatment facilities, county social service offices, or other alcoholic beverage sales activity establishments. The alcohol sales would be limited for on-site consumption only, in a restaurant format. Minors would be strictly prohibited from purchasing alcohol, and dining areas would be clearly delineated. (d) The proposed establishment is exempt from the locational requirements of subsection 9.240.490.C.(4) as it is proposed in a commercial shopping center consisting of four (4) or more buildings.
(e) The location of the proposed establishment is not within a high crime area, which is determined by the Riverside County Sheriff's Department. (f) The proposed establishment is located in a census tract with capacity for additional licenses unless a determination of public convenience or necessity will be issued with the conditional use permit. As the proposed alcohol use is for a restaurant, a determination of public convenience or necessity is not required to be made by the City.

Section 14. Findings for Determination of Public Convenience or Necessity Approval Findings. The City Council of the City of Jurupa Valley finds, determines, and declares that the public convenience and necessity is served by allowing off -site alcoholic beverage sales at a department store (Building 16) because:
(a) The proposed use will not be detrim ental to the community in that t he department store would include security features such as cameras throughout the store to monitor customer activity and deter theft, in addition to uniformed and undercover security personnel who walk the store, and are positioned at entrances/exits during busi ness hours. All employees would be required to complete a training program before they are permitted to sell alcohol, which would include methods for verifying identification, preventing underage sales, and handling situations in which there are intoxicated guests. The department store’s point of sale system would also include age verification technology to further assist employees in preventing sales to minors, and no alcohol sales would be permitted via self-checkout.
(b) That the proposed use would enhance the economic viability of the area in which it is proposed to be located. The proposed alcohol use would be for a 147,000 square-foot department store, which would serve as the anchor attraction within the “Shops at Jurupa Valley” commercial shopping center. The department store would provide for over 300 local jobs, and would stimulate the local economy.
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(c) That the proposed use is compatible with the surrounding area. The proposed use is compatible with the area in that it is providing for retail space in an area that is primarily residential and is severely lacking in terms of local shopping and dining opportunities. (d) That the background of the proposed licensee and the history of the premises or any premises the applicant has operated in the past were not detrimental to the health, safety and welfare of the community. The proposed licensee has a clean history with the California Department of Alcoholic Beverage Control (ABC) with no incidence of license suspension or revocation for locations in nearby cities.
(e) That the Developer will agree, in writing, to the conditions placed upon the application.

Section 15. Findings for Recommendation of Approval of Variance . In approving Variance No. 21001, the City Council of the City of Jurupa Valley hereby finds, determines, and declares that:
(a) The following special circumstances apply to the subject parcel of property and the strict application of the set-back requirements set forth in Sections 9. 115.040(2) of the Jurupa Valley Municipal Code and the sign requirements set forth in Section 9.245.040(2)(b)(iii) of the Jurupa Valley Municipal Code, will deprive the subject parcel of property of privileges enjoyed by other properties in the vicinity under the same C-1/C-P zoning classification:
1) Section 9.115.040.(2) of the Jurupa Valley Municipal Code provides that any portion of a building which exceeds thirty -five (35) feet in height shall be set back from the front, rear and side lot lines not less than two (2) feet for each foot by which the height exceeds thirty-five (35) feet. The monument tower for the department store (Building 16) is 50 feet tall.

Therefore, the setback should be 30 feet. A reduction of the interior set back of Building 16 from 30 feet to nine feet is necessary because unique circumstances exist for this lot that do not exist for other properties in the same zone. Building 16 has a 50-foot high monument tower, which, under the Code requires a setback of 30 feet from all property lines. The reduced setback would be from an interior property line of a nother tenant’s lot within the same shopping center. The reduced setback would not be from a property line abutting any public right-of-ways, or adjacent properties. 2) Section 9.245.040.(2)(b)(iii) of the Jurupa Valley Municipal Code provides that for a rear wall of a b uilding, the surface area of the signs shall not exceed five (5) percent of the surface area of the rear face of the building. The applicant seeks to increase the area of the signs to ten percent of the rear wall of the building. Unique circumstances exist for this lot that do not exist for other properties in the same zone in that the project site is a commercial shopping center containing buildings whose rear elevations face Mission Boulevard, Pyrite Street, California State Route 60, and internal dr ive aisles. Due to the speed of travel of vehicles on California State Route 60, Mission Boulevard, and Pyrite Street, the signs on the rear elevations need to be larger than the ordinance permits in order to be readable. (b) The adjustment does not constitute a grant of special privileges that is inconsistent with the limitations upon other properties in the vicinity and the C-1/C-P Zone, and will not be detrimental to the health, safety, and general welfare of the community because the -14-

proposed Project meets the intent of the City of Jurupa Valley Municipal Code and is consistent with the 2017 Jurupa Valley General Plan.

Section 16. Approval of Master Application No. 21334 with Conditions. (a) The City Council of Jurupa Valley approves the Addendum to the certified Environmental Impact Report attached hereto as Exhibit “A”. (b) The City Council of the City of Jurupa Valley approves Master Application No. 21334 comprised of Revised Tentative Parcel Map (TPM) No. 37890, Permit No. 1 to to Revised Site Development Permit (SDP ) No. 20018, Conditional Use Permit (CUP) No. 22002, Determination of Public Convenience or Necessity (PCN) No. 22003, and Variance (VAR) No. 22003) to allow the construction of an approximately 147,000 square foot department store with alcoholic beverage sales for off-premises consumption, a 2,800 square-foot drive-thru restaurant, in lieu of an office building, and four (4) smaller retail buildings at the previously entitled “Shops at Jurupa Valley” on real property located on the northeast corner of Mission Boulevard and Pyrite Street (APNs: 171-020-001, -002, -025), all subject to the recommended conditions of approv al attached hereto as Exhibit “B”.

Section 17. Approval of Cooperative Agreement.
(a) As further discussed in the Cooperative Agreement, the Land Use Entitlements require the Developer to construct certain off -site public improvements adjacent to the Project. Additionally, the City has an existing Capital Improvement Program (“CIP”) that provides for certain improvements on Mission Boulevard and Pyrite Street adjacent to the Project. (b) Developer and the City desire to coordinate the design and construction of the City’s CIP public improvements along with Developer’s obligations to construct certain off - site public improvements around the Project in order to encourage the completion and successful operation of the Project that will provide substantial economic benefits to the City. The Agreement does not require the City to pay any funds to Developer as an economic development subsidy but only for the City to pay for certain public improvements for the Project. (c) The City Council finds and determines that performance of the City’s obligations under the Cooperative Agreement, in order to assist in the development of the public improvements for the Project, will promote the public health, safety, and welfare of the people in the City and will be of substantial economic benefit to the City based on the following:
(d) The Project will generate new short term and long-term quality employment opportunities within the City. The Project is expected to employ approximately one thousand three hundred 1,300 persons in the construction of the Project. Developer expects the Project will generate long-term employment for approximately one thousand two hundred (1,200) people within the Project within five (5) years from the date of this Agreement as the Project is built out and fully leased.
(e) The Project will expand and enhance the City’s tax base through increased property values and consumer purchasing. The Project will gene rate new property tax and sales -15-

tax revenues in the annual amount of approximately $1,250,000.00 within five (5) years that will assist the City in funding public services for the residents and businesses within the City. (f) The Project preserves and enhanc es the job/housing balance described in the City’s General Plan and various regional plans
(g) The Project will develop new and expanded commercial and business opportunities within the City. The Project is ready to begin construction due to strong leasing commitments for the Project, which will serve as a catalyst for other commercial, and hotel projects within the City. Developers are generally reluctant to invest in a community until they see that another project has been successful and so a successful com mercial project will develop confidence among retail and hotel developers that the City is a viable community for successful development.
(h) The Project will promote the stability and diversification of the City’s economy.
(i) On November 17, 2022, the City Council held a duly noticed public hearing on the proposed terms of this Agreement and the economic development subsidy in accordance with the requirements of Government Code Section 53083. The information described in Government Code Section 53083(a) was posted on the City’s website at least ten days prior to the public hearing.
(j) The Cooperative Agreement is a contract within the meaning of Section 53511(a) of the California Government Code and therefore subject to a validation action pursuant to Section 860 of the California Code of Civil Procedure. (k) The Mayor is hereby authorized to execute the Cooperative Agreement.

The City Manager is authorized to take action to effectuate the purposes of the Cooperative Agreement.

Section 18. Certification. The City Clerk shall certify to the adoption of this Resolution.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Jurupa Valley on this 17th day of November, 2022.

______________________________
Chris Barajas
Mayor

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ATTEST:

_______________________________
Victoria Wasko, CMC
City Clerk

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF JURUPA VALLEY )

I, Victoria Wasko , City Clerk of the City of Jurupa Valley, do hereby cert ify that the foregoing Resolution No. 2022-110 was duly passed and adopted at a meeting of the City Council of the City of Jurupa Valley on the 17th day of November, 2022, by the following votes, to wit:

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 17th day of November, 2022.

___________________________
Victoria Wasko, City Clerk
City of Jurupa Valley
Exhibit “A”

Addendum to Environmental Impact Report (EIR)
ADDENDUM No. 1
to the

CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT
(SCH NO. 2020100167)
The Shops at Jurupa Valley Project

City of Jurupa Valley Master Application MA21334 – SDP200018R1

Lead Agency

City of Jurupa Valley
8930 Limonite Avenue
Jurupa Valley, CA 92509
Contact: Kumail Raza, Associate Planner
(951) 332-6464 ext. 252
[email protected]

Project Proponent:

Panorama Properties, LLC
2005 Winston Court
Upland, CA 91784

October 14 , 2022

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1.0 Determination

Based on the evaluation in this document, I find that no substantial changes are proposed in the Project and there are no substantial changes in the circumstances under which the P roject will be undertaken that will require major revisions to the previous EIR due to the involvement of significant new environmental effects or a substantial increase in t he severity of previously identified significant effects. Also, there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3).

Therefore, the previously certified EIR is adequate upon completion of an ADDENDUM

City of Jurupa Valley
Signature Agency

Joe Perez, Community Development Director October 14, 2022 Printed Name/Title Date:

2.0 Introduction
This document is an Addendum to the Final Environmental Impact Report, The Shops at Jurupa Valley Project, (“FEIR") certified by the City Council on July 15, 2021, by Resolution No. 2021-56. Its purpose is to substantiate the City of Jurupa Valley 's determination that no supplemental or subsequent environmental review is required prior to considering the approval of MA21334 – SDP200018R1.

3.0 Project Description

3.1 Project Location and Setting

The Project site consists of 32.94 gross acres in the City of Jurupa Valley, Riverside County. California.

From a regional perspective, the Project site is located in the northwest portion of the City of Jurupa Valley. State Route (SR) 60 is located immedi ately adjacent to the north of the Project site and Interstate 15 (I -15) is located approximately 5 miles west of the Project site. At the local scale, the Project site is located on the northeast corner of Mission Boulevard and Pyrite Street. The site is also identified by Riverside County Assessor’s Parcel Numbers 171-020-001, 171-020-002, 171-020-025. (See Exhibit 3.1-1, Regional Vicinity Map and Exhibit 3.1-2, Local Vicinity Map).

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Exhibit 3.1-1, Regional Vicinity Map

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Exhibit 3.1-2 Local Vicinity Map

3.2 Approved Project Description:

In 2021, the City Council approved Tentative Tract Maps (TTM) No. 37890 and Site Development Permit (SDP) No. 20018, with other entitlements (CUP, CZ, VAR, and FEIR) on approximately 33 acres of land.

The Project was called The Shops at Jurupa Valley.

The approved project for a pproximately 250,000- square foot -commercial shopping on 32.94 gross acres consisting of the following uses:
• 12 pump gas station with 3,500 square feet convenience store. • 4,
800 square feet single-tunnel
car automated car wash.
• 1
51,300 square feet general retail.
• 15,781 square feet fast food with drive thru. 1
• 46,000 square feet general office.
• 26,000 square feet hotel with 60 rooms.

See Exhibit 3.3-1- Site Plan for Approved Project below.

1 Square footage of fast food with drive thru reduced with changes in substantial conformance request.

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3.3 Proposed Modified Project Description

The Proposed Modified Project does not propose to amend boundaries or change the number of lots; however, the project is proposing minor changes to remove the general office and hotel components.

The modified project consists of the following uses:
• 12 pump gas station with 3,500 square feet convenience store. • 3,
382 square feet single-tunnel
car automated car wash.
• 287,
359 square feet general retail.
• 20,386 square feet fast food with drive thru. 2

See Exhibit 3.3-2- Site Plan for Proposed Project below.

Exhibit 3.3-1 Site Plan for Approved Project Site Plan

2 Square footage of fast food with drive thru reduced with changes in substantial conformance request.

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Exhibit 3.3-2 Site Plan for Proposed Modified Project

4.0 Analysis of Potential Environmental Effects

Table 4.0-1, Summary of Project Impacts Addressed in the EIR , 3 contained in the FEIR describes the environmental impacts, any required mitigation measures, and the level of significance for each environmental topic analyzed for the Approved Project.

CEQA Guidelines §15164 provides for the use of an Addendum to document the basis of a lead agency's decision not to require a Subsequent or Supplemental EIR for a change to a project that has been analyzed in a certified EIR. The lead agency 's decision to use an A ddendum must be supported by substantial evidence that the conditions that would trigger the preparation of a Subsequent EIR, as provided in CEQA Guidelines § 15162, are not present. The following discussion provides the basis for this conclusion.

3 Table 1.1 Summary of Environmental Impacts Addressed in the EIR from pp. 3 and 4.

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Table 4.0-1 Summary of Environmental Impacts Addressed in the EIR Environmental Topic Section Threshold Description of Impact

4.1 Aesthetics Conflict with applicable zoning
and other regulations
governing scenic quality?
Site design and the height, size,
and number of pylon signs.

4.2 Air Quality Conflict with or obstruct
implementation of the applicable
air quality plan; Violate any air
quality standard or contribute
substantially to an existing or
projected air quality violation;
Result in a cumulatively
considerable net increase of any
criteria?
Construction and operational air
emissions on a regional and local
basis, including impacts to
sensitive receptors. Operational
NOX emissions

4.3 Biological Resources Impact riparian habitat, wetlands, and consistency with habitat
conservation plan.

Impacts to riparian habitat,
wetlands, and consistency with
the Western Riverside County
Multiple Habitat Conservation
plan (MSHCP).

4.4 Cultural Resources Cause a substantial adverse
change in the significance of a
historical resource or
archaeological resource.

Impacts to historic and
archaeological
resources.

4.5 Greenhouse Gas Emissions Generate greenhouse gas
emissions, either directly or
indirectly, that may have a
significant impact on the
environment; Conflict with an
applicable plan, policy or
regulation adopted for the purpose
of reducing the emissions of
greenhouse gases?
Exceedance of City’s
greenhouse gas emission
thresholds and consistency with
CARB Scoping Plan and SCAG
Connect SoCal Plan.

4.6 Hazards and Hazardous
Materials
Reasonably foreseeable upset
and accident conditions involving
the release of hazardous
materials into the environment.

Construction impacts to the on-
site well monitoring probes for
the Stringfellow Hazardous
Waste Site, exposure to
contaminated groundwater,
exposure to hazardous materials
related to the operation of the
gas station.

4.7 Land Use and Planning Conflict with any land use plan, policy, or regulation adopted for
the purpose of avoiding or
mitigating an environmental effect.

Conflict with SCAQMD 2016 Air
Quality Management Plan;
Western Riverside County
MSHCP; and SCAG Connect So
Cal.

4.8 Transportation Conflict or be inconsistent with
CEQA Guidelines Section
15064.3, subdivision (b).

Net increase in the City’s
average
VMT.

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Environmental Topic Section Threshold Description of Impact

4.9 Tribal Cultural Resources Listed or eligible for listing in the California Register of Historical
Resources, or in a local register of
historical resources; and/or a
resource determined to be
significant to a California Native
American tribe.

Based on responses received
from the Gabrielño Band of
Mission Indians – Kizh Nation
and the Soboba Band Luiseño
Indians, it has been determined
that the Project site may contain
tribal cultural resources as
defined by Public Resources
Code § 21074 that may be of
importance to these Tribes.

4.10 Utilities and Service
Systems
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.

The installation of the utilities
and service systems have the
potential to result in significant
impacts to the environmental
topics evaluated in the EIR.

FINAL EIR CONCLUSIONS REGARDING “NO IMPACT” or “ LESS THAN SIGNIFICANT IMPACT” REQUIRING NO MITIGATION

The FEIR concluded that impacts to the resources described below would have “No Impact” or a “Less Than Significant Impact” with implementation of the following:

 Plans, Policies, or Programs (PPP s) − These include existing regulatory requirements such as plans, policies, or programs applied to the Project based on federal, state, or local law currently in place which effectively reduce environmental impacts.

 Project Design Features (PDFs) – These are measures proposed by the Project that are already incorporated into project design and are specifically intended to reduce or avoid impacts.

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4.1 Aesthetics
Except as provided in Public Resources Code Section
21099, would the project
New Potentially
Significant
Impact
New Mitigation
Required Reduced Impact No New Impact
a) Have a substantial adverse effect on a scenic vista? ☐ ☐ ☐ ☒ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway
☐ ☐ ☐ ☒
c) Substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
☐ ☐ ☐ ☒
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? ☐ ☐ ☐ ☒

4.1.1 Summary of EIR Conclusions

4.1.A The FEIR found that the Project may partially block some views of the Jurupa Hills from motorists, pedestrians, and bicyclists traveling eastbound on Mission Boulevard and northbound on Pyrite Street; however, blocked views would be limited to the lower portions of the hills, because given the distances between buildings and the configuration of the parking lots, unobstructed view corridors of the hills will still be available.

Based on the analysis , no public views of a scenic vista would be significantly or permanently blocked with implementation of PPP 4.1.1 and 4.1.2.

4.1.B According to the California Department of Transportation, State Route 60 adjacent to the Project site is not designated as a State Scenic Highway.2 As such, there is no impact.

In addition, according to the General Plan, the Project site is not located within or adjacent to a scenic corridor or roadway.

4.1.C Impacts The Project is proposing a freeway pylon sign 75 feet in height and 262.5 square feet in surface area. According to the Municipal Code, freeway signs located within 660 feet of the nearest edge of a freeway right-of-way line are limited to a maximum height of 45 feet and a maximum surface area of 150 square feet5. As such, the proposed sign is inconsistent with the Municipal Code in the absence of approval of a variance. Impact will be less than significant with approval of a Variance.

4.1.D Impacts due to light and glare will be less than significant with implementation of existing zoning standards and PPP 4.1-3. The primary exterior of the proposed buildings will consist of stucco, tile roofs, wood eaves, wood trellises, and wood lattices. Windows will consist of typical storefront window with glazing that is non-reflection.

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4.1.2 Unavoidable Adverse Impacts

There are no unavoidable adverse impacts identified in the FEIR.

4.1.3 Applicable General Plan Policies

PPP 4.1.1 As required by Municipal Code section 9.115.040 (3, no building or structure shall exceed fifty (50) feet in height, unless a greater height is approved pursuant to Section

9.240.370. In no event, however, shall a building or structure exceed seventy -five (75) feet in height, unless a variance is approved pursuant to Section 9.240.270.

PPP 4.1-2 As required by the General Plan Land Use Element Table 2.4, the Floor Area Ratio (FAR) shall not exceed 0.20 - 0.35.

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.

COS-9.3 R equires that urban development implement the aesthetics principles for design context, utilities and signs, streetscapes, and major roadways;

LUE-11 R equires new developments to be located and designed to visually enhance and not degrade the character of the surrounding community

4.1.4 Applicable Final EIR Mitigation Measures

As described in the FEIR, impacts related to aesthetics were determined to be less than significant and no mitigation measures were identified.

No substantial changes in the environment related to aesthetics will occur with the Project modifications that would lead to more significant impacts, and no new mitigation measures are required.

4.1.5 Proposed Project Impact Analysis

Development of the Proposed Project has the potential to impact visual and scenic resources. Based on an examination of the analysis, findings, and conclusions of the FEIR, implementation of the proposed modifications would not substantially increase the s everity of significant impacts previously identified, nor would new significant impacts related to Scenic Vistas, Scenic Resources, Visual Character, and Light and Glare that were not identified in the FEIR.

The FEIR and related implementing actions established goals and policies for development of the Project. Development of the Proposed Project will be constructed in light of the policies of the General

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Plan, Municipal Code, and the approved Conditions, and the Project Mitigation Monitoring and Reporting Program.

4.2 Agriculture and Forestry Resources

New Potentially
Significant
Impact
New Mitigation
Required Reduced Impact No New Impact
Would the project
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non‐
agricultural use?
☐ ☐ ☐ ☒
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? ☐ ☐ ☐ ☒
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
☐ ☐ ☐ ☒
d) Result in the loss of forest land or conversion of forest land to non‐forest use? ☐ ☐ ☐ ☒
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non‐agricultural use or conversion of forest? ☐ ☐ ☐ ☒

4.2.1 Summary of EIR Conclusions

The Approved Project’s Initial Study / Mitigated Negative Declaration (IS/MND) found impacts related to Agriculture and Forestry to be less than significant and screened out and not discussed in the FEIR. The conclusions included are from the IS/MND.

4.2.A The Project site is designated as “Other Land” by the State Department of Conservation.6 As such, the Project site does not contain any lands designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as mapped by the State Department of Conservation Farmland Mapping and Monitoring Program.

4.2.B The current zoning classification for the site is A -1 (Light Agriculture). The City is in the process of updating its zoning regulations to redesignate the A-1 zone classification to a zone more consistent with the General Plan Land Use designation of Country Neighborhood (LDR) – 2 dwellings per acre to reflect that light agriculture uses in Jurupa Valley are ancillary to rural residential development as opposed to major agriculture production.

The Project site is proposing a change of zone of 28.4 acres of land zoned as A -1 (Light Agriculture) to C1-CP (General Commercial), which allows a variety of retail and service

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commercial uses. The C1-CP Zone is not considered a primary agricultural zone. As such, the Project would not conflict with existing zoning for agricultural use if the zoning is changed to C1-CP.

Williamson Act

A Williamson Act Contract enables private landowners to voluntarily enter contracts with local governments for the purpose of establishing agricultural preserves. According to the County of Riverside, the site is not within an agricultural preserve

4.2.C There is no land in the City designated or containing forest resources.

4.2.D The Project site is located in an area largely characterized by a mix of residential and commercial development. There is no land being used primarily for agricultural purposes in the vicinity of the site
.

4.2.2 Unavoidable Adverse Impacts

There are no unavoidable adverse impacts identified in the FEIR.

4.2.3 Applicable General Plan Policies

There were no GP Policies identified in the Approved Project FEIR.

4.2.4 Applicable Final EIR Mitigation Measures

As described in the FEIR, impacts related to agricultural and forestry resources were determined to be less than significant and no mitigation measures were identified.

No substantial changes in the environment related to agricultural and forestry resources will occur with the Project modifications that would lead to more significant impacts, and no new mitigation measures are required.

4.2.5 Proposed Project Impact Analysis

Development of the Proposed Project will have no impact agricultural and forestry resources . Based on an examination of the analysis, findings, and conclusions of the FEIR, implementation of the proposed modifications would not substantially increase the severity of significant impacts previously identified, nor would new significant impacts related to agricultural and forestry resources that were not identified in the FEIR.

The FEIR and related implementing actions established goals and policies for development of the Project .

Development of the Proposed Project will be constructed in light of the policies of the General Plan, Municipal Code, and the approved Project Mitigation Monitoring and Reporting Program.

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4.3 Energy

New Potentially
Significant
Impact
New Mitigation
Required Reduced Impact No New Impact
Would the project
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
☐ ☐ ☐ ☒
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? ☐ ☐ ☐ ☒

4.3.1 Summary of EIR Conclusions

The Approved Project’s Initial Study / Mitigated Negative Declaration (IS/MND) found impacts related to energy to be less than significant and screened out and not discussed in the FEIR. The conclusions included are from the IS/MND.

4.3.A & B The IS/MND determined that neither construction nor operation of the Project would result in wasteful, inefficient, or unnecessary consumption of energy, or wasteful use of energy resources. Therefore, impacts related to wasteful energy use would be less than significant. Further, the energy demands of the Project can be accommodated within the context of available resources and energy delivery systems. The Project would therefore not cause or result in the need for additional energy producing or transmission facilities. The Project would not engage in wasteful or inefficient uses of energy and aims to achieve energy conservations goals within the State of California.

4.3.2 Unavoidable Adverse Impacts

There are no unavoidable adverse impacts identified in the FEIR.

4.3.3 Applicable General Plan Policies

The following General Plan Policies are found in the FEIR Greenhouse Gas Emissions Section; however, they are applicable to reducing energy impacts of the Project.

PPP 4.5-1 Prior to building permit issuance, the City shall verify that the following note is included on building plans. Project contractors shall be required to ensure compliance with the note and permit inspection by City of Jurupa Valley staff or their designee to ensure compliance. The note also shall be specified in bid documents issued to prospective construction contractors.

“All installed appliances shall comply with California Code of Regulations Title 20 (Appliance Energy Efficiency Standards), which est ablishes energy efficiency requirements for appliances.”

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PPP 4.5-2 Prior to the approval of landscaping plans, the City shall verify that all landscaping will comply with City Ordinance No. 2015-17, “Water Efficient Landscape Requirements.” Project contractors shall be required to ensure compliance with approved landscaping plans.

PPP 4.5-3 Prior to issuance of a building permit, the Project Applicant shall submit energy usage calculations in the form of a Title 24 Compliance Report to the City of Jurupa Valley Planning Department showing that the Project will meet the current California Building Code Title 24 requirements. The City shall review and approve the Report and ensure that building and site plan designs meet the current California Title 24 Energy Efficiency Standards.

PPP 4.5-4 Prior to the issuance of a building permit, building plans shall be reviewed by the City Building Department to ensure that measures to reduce water consumption and the associated energy-usage are designed to comply with the mandatory 20% reduction in indoor water usage contained in the current CALGreen Code and the 30% reduction in outdoor water usage contained in the City’s water efficient landscape requirements.

Additionally, the Project shall implement the following:

• Landscaping palette emphasizing drought tolerant plants; • Use of water-efficient irrigation techniques;
• U.S. EPA Certified WaterSense labeled or equivalent faucets, high- efficiency toilets (HETs), and water-conserving fixtures, e.g., sink faucets, showerheads.

PPP 4.5-5 Prior The Project shall participate in established City -wide programs for commercial development projects to reduce solid waste generation, in accordance with the provisions of the Riverside Countywide Integrated Waste Management Plan.

PPP 4.5-6 The Project is required to comply with the CALGreen Code, as required by the City’s Municipal Code Section 8.05.010. In addition, the Project will implement the following design features:

• Utilize low-flow fixtures that would reduce indoor water demand by 20% per CalGreen Standards.
• Utilize water-efficient irrigation systems.
• Implement recycling programs that reduces waste to landfills by a minimum of 75 percent (per AB 341).
• Architectural coatings will be limited to 50 grams per liter VOC content for buildings and 100 grams per liter VOC content for parking lot striping per SCAQMD Rule 1113. • EnergyStar appliances to be utilized on-site.
• Compliance with 2019 Title 24 standards; and incorporation of the CAPCOA-based land use and site enhancement reduction measures: LUT-1 Increased Density, LUT- 4 Improved Destination Accessibility, LUT-5 Increase Transit Accessibility, and SDT- 1 Improve Pedestrian Network.

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4.3.4 Applicable Final EIR Mitigation Measures

As described in the FEIR, impacts related to energy were determined to be less than significant and no mitigation measures were identified.

No substantial changes in the environment related to energy will occur with the Project modifications that would lead to more significant impacts, and no new mitigation measures are required.

4.3.5 Proposed Project Impact Analysis

Using data from the CalEEMod Program the approved Project estimated electrical use was calculated at 4,432,277 kWh/yr. the proposed Project electrical use is calculated at 4,664,274 kWh/yr. a difference of 231,997 kWh.yr. or a 5.23% increase.

The Modified Project is required by law to comply with the California Building Standards Code (CALGreen), which would minimize the Project’s demand for energy including energy produced from non-renewable sources.

As required by PPP 4.5 -3 of the FEIR, prior to issuance of a building permit, the Modified Project Applicant shall submit energy usage calculations in the form of a Title 24 Compliance Report to the City of Jurupa Valley Planning Department showing that the Project will meet the current California Building Code Title 24 requirements. The City shall review and approve the Report. and ensure that building and site plan designs the meet current California Title 24 Energy Efficiency Standards.

The Modified Project will have less than significant impact on due to wasteful, inefficient or unnecessary consumption of energy resource, during construction or operation. Additionally, the Modified Project will not obstruct a state or local plan for renewable or energy efficiency .

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4.4 Geology and Soils

New Potentially
Significant
Impact
New Mitigation
Required Reduced Impact No New Impact
Would the project
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist‐Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
☐ ☐ ☐ ☒
ii) Strong seismic ground shaking? ☐ ☐ ☐ ☒
iii) Seismic‐related ground failure, including liquefaction? ☐ ☐ ☐ ☒ iv) Landslides? ☐ ☐ ☐ ☒
b) Result in substantial soil erosion or the loss of topsoil? ☐ ☐ ☐ ☒ c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and
potentially result in on‐ or off‐site landslide, lateral spreading, subsidence, liquefaction or collapse?
☐ ☐ ☐ ☒
d) Be located on expansive soil, as defined in Table 18‐1‐B of the Uniform Building Code (1994), creating direct or indirect substantial risks to life or property?
☐ ☐ ☐ ☒
e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?
☐ ☐ ☐ ☒
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ☐ ☐ ☐ ☒

4.4.1 Summary of EIR Conclusions

The Approved Project’s Initial Study / Mitigated Negative Declaration (IS/MND) found impacts related to Geology and Soils to be less than significant and screened out and not discussed in the FEIR. The conclusions included are from the IS/MND.

4.4.A The Project site is in a seismically active area of Southern California and is expected to experience moderate to severe groun d shaking during the lifetime of the Project. This risk is not considered substantially different than that of other similar properties in the Southern California area. As a mandatory condition of Project approval, the Project would be required to construct the proposed structures in accordance with the approved recommendations included in Geotechnical Investigation prepared for the Project.

According to the General Plan,17 the Project site has a moderate potential for liquefaction. However, based on the dense nature of the underlying alluvium and the

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depth to groundwater in excess of 64 feet, risks associated with liquefaction are considered negligible. In any event, the Project would still be required to construct the proposed structures in accordance with the approved recommendations included in Geotechnical Investigation prepared for the Project

The site is relatively flat and is not adjacent to any slopes or hillsides that could be potentially susceptible to landslides
.

Through compliance with the Municipal Code, construction impacts related to erosion and loss of topsoil would be less than significant.

The proposed Project includes installation of landscaping throughout the Project site and areas of loose topsoil that could erode by wind or water would not exist upon operation of the Project. the Municipal Code requires a Water Quality Management Plan be approved to ensure that appropriate measures are implemented to minimize or eliminate the potential for soil erosion or loss of topsoil to occur during operation of the Project.

4.4.B The proposed Project includes installation of landscaping throughout the Project site and areas of loose topsoil that could erode by wind or water would not exist upon operation of the Project. the Municipal Code requires a Water Quality Management Plan be approved to ensure that appropriate measures are implemented to minimize or eliminate the potential for soil erosion or loss of topsoil to occur during operation of the Project.

4.4.C As noted in the response to Issue 4 .4.A above, the site is relatively flat and contains no slopes that may be subject to landslides or lateral spreading.

According to the General Plan, the Project site has a moderate potential for liquefaction, subsidence, or collapse to occur. However, based on the dense nature of the underlying alluvium and the depth to groundwater in excess of 64 feet, risks associated with these issues are considered negligible. In any event, the Project would be required to construct the proposed structures in accordance with the approved recommendations included in Geotechnical Investigation prepared for the Project.

4.4.D Subsurface soils on the Project site consist of alluvial deposits of silty sand, sandy silty, gravelly sand, and sandy gravel. Based on testing, the materials present near the ground surface have an Expansion Index of 16, which is less than an Expansion Index of greater than 20 used to determine if soils are expansive. Risks from expansive soils are considered to be very low. In any event, the Project would be required to construct the proposed structures in accordance with the approved recommendations included in Geotechnical Investigation prepared for the Project.

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4.4.2 Unavoidable Adverse Impacts

There are no unavoidable adverse impacts identified in the FEIR.

4.4.3 Applicable General Plan Policies

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 approved Geotechnical Investigation, Proposed Commercial Development, The Shops at Jurupa Valley, Sladden Engineering and be incorporated into the construction of each structure, to preclude significant adverse effects associated with seismic hazards.

PPP 4.10-1 through 4.10.4
As contained in the Hydrology and Water Quality Section 4.5 shall apply.

4.4.4 Applicable Final EIR Mitigation Measures

MM-GEO-1: Paleontological Monitoring. A qualified paleontologist (the “Project Paleontologist”) shall be retained by the developer prior to the issuance of a grading permit. The Project Paleontologist will be on-call to monitor ground-disturbing activities and excavations on the Project site following identification of potential paleontological resources by project personnel. If paleontological resources are encountered during implementation of the Project, ground-disturbing activities will be temporarily redirected from the vicinity of the find. The Project Paleontologist will be allowed to temporarily divert or redirect grading or excavation activities in the vicinity to make an evaluation of the find. If the resource is significant, Mitigation Measure GEO-2 s hall apply.

MM-GEO-2: Paleontological Treatment Plan. If a significant paleontological resource(s) is discovered on the property, in consultation with the Project proponent and the City, the qualified paleontologist shall develop a plan of mitigation which shall include salvage excavation and removal of the find, removal of sediment from around the specimen (in the laboratory), research to identify and categorize the find, curation in the find a local qualified repository, and preparation of a report summarizing the find.

4.4.5 Proposed Project Impact Analysis

Development of the Proposed Project will have no impact geology and soils. Based on an examination of the analysis, findings, and conclusions of the FEIR, implementation of the proposed modifications would not substantially increase the severity of significant impacts previously identified, nor would new significant impacts related to geology and soils that were not identified in the FEIR.

The FEIR and related implementing actions established goals and policies for development of the Project. Development of the Proposed Project will be constructed in light of the policies of the General Plan, Municipal Code, and the approved Project Mitigation Monitoring and Reporting Program.

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4.5 Hydrology and Water Quality

New Potentially
Significant
Impact
New Mitigation
Required Reduced Impact No New Impact
Would the project
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater?
☐ ☐ ☐ ☒
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the
basin?
☐ ☐ ☐ ☒
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on‐ or off‐site?
☐ ☐ ☐ ☒
i) result in substantial erosion or siltation on‐ or off‐site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on‐ or offsite; iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff; or
iv) impede or redirect flood flows?

d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? ☐ ☐ ☐ ☒
e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? ☐ ☐ ☐ ☒

4.5.1 Summary of EIR Conclusions

The Approved Project’s Initial Study / Mitigated Negative Declaration (IS/MND) found impacts related to Hydrology and Water Quality to be less than significant and screened out and not discussed in the FEIR. The conclusions included are from the IS/MND.

4.5.A & E Development of the Project will not violate any water quality standards, waste discharge requirements, or otherwise degrade water quality
.

4.5.B Impacts related to lowering of groundwater levels will be less than significant based on existing standards and regulations.

4.5.C Flooding and sedimentation impacts caused by on- or off-site flooding will be less than significant with implementation of existing City standards.

Impacts related to polluted urban runoff and storm drain capacity will be less than significant with implementation of existing standards and regulations.

Impacts due to the placement of housing within 100 -year flood zones will be less than significant.

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Impacts related to the diversion of floodwaters will be less than significant with implementation of existing City regulations.

Impacts related to inundation due to dam or levee failure will be less than significant with implementation of existing regulations.

4.5.D Impacts associated with mudflows, tsunami, and seiche will be less than significant with implementation of existing City regulations

4.5.2 Unavoidable Adverse Impacts

There are no unavoidable adverse impacts identified in the FEIR.

4.5.3 Applicable General Plan Policies

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 via a Stormwater Pollution Prevention Plan so as to prevent any likelihood of adversely affecting human health or the environment. The City Engineer shall identify the 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.

PPP 4.10-1 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.

PPP 4.10-1 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.

PPP 4.10-1 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 Resources Control Board, the Santa Ana Regional Water Quality Control Board, the Porter- Cologne Water Quality Control Act (California Water Code §13000, et seq.), Title 33 U.S.C. §1251, et

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seq. (Clean Water Act), any applicable state or federal regulations promulgated thereto, and any related administrative orders or permits issued in connection therewith.

4.5.4 Applicable Final EIR Mitigation Measures

As described in the FEIR, impacts related to hydrology and water quality were determined to be less than significant and no mitigation measures were identified.

No substantial changes in the environment related to hydrology and water quality will occur with the Project modifications that would lead to more significant impacts, and no new mitigation measures are required.

4.5.5 Proposed Project Impact Analysis

Development of the Proposed Project will have no new impact on hydrology and water quality. Based on an examination of the analysis, findings, and conclusions of the FEIR, implementation of the proposed modifications would not substantially increase the severity of significant impacts previously identified, nor would new significant impacts related to hydrology and water quality that were not identified in the FEIR.

The FEIR and related implementing actions established goals and policies for development of the Project. Development of the Proposed Project will be constructed in light of the policies of the General Plan, Municipal Code, BMPs and the approved Project Mitigation Monitoring and Reporting Program.

4.6 Mineral Resources

New Potentially
Significant
Impact
New Mitigation
Required Reduced Impact No New Impact
Would the project
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
☐ ☐ ☐ ☒
b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
☐ ☐ ☐ ☒

4.6.1 Summary of EIR Conclusions

The Approved Project’s Initial Study / Mitigated Negative Declaration (IS/MND) found impacts related to Mineral Resources to be less than significant and screened out and not discussed in the FEIR. The conclusions included are from the IS/MND.

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4.6.A According to the General Plan32 the Project site is located within Mineral Resource Zone (MRZ) 3, which is defined as “Areas containing known or inferred mineral occurrences of undetermined mineral resources significance.” However, no mineral resource extraction activity is known to have ever occurred on the Project site. Accordingly, implementation of the Project would not result in the loss of availability of a known mineral resource that would be of value to the region or the residents of the State of California.

4.6.B The General Plan Open Space, Mineral Resources (OS- MIN) land use designation is intended for mineral extraction and processing and Includes areas held in reserve for future mineral extraction and processing. The Project site is delineated as General Commercial (CR). Therefore, the Project is not delineated on the General Plan, a specific plan, or other land use plan as a locally important mineral resource recovery site .

4.6.2 Unavoidable Adverse Impacts

There are no unavoidable adverse impacts identified in the FEIR.

4.6.3 Applicable General Plan Policies

There were no GP Policies identified in the Approved Project FEIR.

4.6.4 Applicable Final EIR Mitigation Measures

As described in the FEIR , impacts related to mineral resources were determined to be less than significant and no mitigation measures were identified.

No substantial changes in the environment related to mineral resources will occur with the Project modifications that would lead to more significant impacts, and no new mitigation measures are required.

4.6.5 Proposed Project Impact Analysis

Development of the Proposed Project will have no new impact mineral resources. The area impacted by the Project does not contain known or locally essential mineral resources and is not designated by the General Plan as a mineral resource recovery site. Based on an examination of the analysis, findings, and conclusions of the FEIR, implementation of the proposed modifications would not substantially increase the severity of significant impacts previously identified, nor would new significant impacts related to mineral resources that were not identified in the FEIR.

The FEIR and related implementing actions established goals and policies for development of the Project. Development of the Proposed Project will be constructed in light of the policies of the General Plan, Municipal Code, and the approved Project Mitigation Monitoring and Reporting Program.

MA 21334
EIR Addendum #1
October 14, 2022