Norco City Council
September 16, 2026

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Final | July 2026 3-54 Errata
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JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Final | July 2026 4-1 Mitigation Monitoring and Reporting Program SECTION 4.0 MITIGATION MONITORING AND

REPORTING PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring program. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring program must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).

In compliance with Public Resources Code Section 21081.6, Table 11-1, Mitigation Monitoring and Reporting Checklist, has been prepared for the JD Ranch Residential Project (project). This Mitigation Monitoring and Reporting Checklist is intended to provide verification that all applicable mitigation measures relative to significant environmental impacts are monitored and reported. Monitoring will include: 1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the City of Norco JD Ranch Residential Project file.

This Mitigation Monitoring and Reporting Program (MMRP) delineates responsibilities for monitoring the project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure.

Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the Mitigation Monitoring and Reporting Checklist (Table 11-1). If an adopted mitigation measure is not being properly implemented, the designated monitoring personnel shall require corrective actions to ensure adequate implementation.

Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:
 The City distributes reporting forms to the appropriate entities for verification of compliance.  Departments/agencies with reporting responsibilities will review the EIR, which provides general background information on the reasons for including specified mitigation measures.  Problems or exceptions to compliance will be addressed to the City as appropriate.  Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
 Responsible parties provide the City with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented. Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review.
 The City prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Final | July 2026 4-2 Mitigation Monitoring and Reporting Program  Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals.

Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. No change will be permitted unless the MMRP continues to satisfy the requirements of Public Resources Code Section 21081.6.

The following subsections of the Draft EIR contain a detailed environmental analysis of the existing conditions, project impacts (including direct and indirect, short-term, long-term, and cumulative impacts), recommended mitigation measures, and significant unavoidable impacts, if any.

Based on the Draft EIR, no significant impacts would occur in regard to the following environmental issue areas, which are addressed in the Draft EIR:
 Aesthetics
 Agriculture and Forestry Resources
 Air Quality
 Energy
 Greenhouse Gas Emissions
 Hydrology and Water Quality
 Land Use and Planning
 Mineral Resources
 Noise
 Population and Housing
 Public Services
 Recreation
 Transportation
 Wildfire
In accordance with Appendix G of the CEQA Guidelines, the following environmental issue areas were determined in the Draft EIR to have a potentially significant impact:
 Biological Resources
 Cultural Resources
 Geology and Soils
 Hazards and Hazardous Materials
 Tribal Cultural Resources
 Utilities and Service Systems
For the purposes of the environmental analysis in the Draft EIR, impacts were analyzed in each environmental issue area for the proposed project. If a potentially significant impact remained after implementation of existing regulations, mitigation measures were recommended in order to reduce any significant impacts. Where mitigation measures were not required, it is noted in the following table.

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Environmental Impact Report
Final | July 2026 4-3 Mitigation Monitoring and Reporting Program Table 4-1
Mitigation Monitoring and Reporting Checklist
Mitigation
Number Mitigation Measures Implementation Responsibility Implementation Timing Monitoring Responsibility Monitoring Timing VERIFICATION OF COMPLIANCE Initials Date Remarks
AESTHETICSMitigation measures are not required. AGRICULTURE AND FORESTRY RESOURCESMitigation measures are not required. AIR QUALITYMitigation measures are not required. BIOLOGICAL RESOURCESBIO-1 Vegetation removal activities shall be conducted outside the nesting season (September 1 to February 14 for songbirds; September 1 to January 14 for raptors) to avoid potential impacts to nesting birds. Any construction activities that occur during the nesting season (February 15 to August 31 for songbirds; January 15 to August 31 for raptors) will require that all suitable habitats within 500 feet of the project site be thoroughly surveyed for the presence of nesting birds by a qualified biologist within three days before commencement of vegetationclearing/ground disturbance activities. If any active nests are detected, a buffer of 500 feet of an active listed species or raptor nest, 300 feet of other sensitive bird nests (non-listed), and 100 feet of most common songbird nests will be delineated, flagged, and avoided until the nesting cycle is complete. The buffer may be modifiedand/or other recommendations proposed as determined appropriate by the biological monitor to minimize impacts.

Public Works
Director/
Construction
Contractor/
Qualified
Biologist
Prior to and
During
Construction
Community
Development
Department
Planning Division
Prior to and
During
Construction

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BIO-2 A pre-construction/clearance burrowing
owl survey shall be performed not more than 30 days prior to initial ground disturbance activity to formally determine presence/absence of the species. A qualified biologist will survey the project site and a buffer zone, 500-feet outside the project limits for burrows that could beused by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160-foot diameter buffer will be established during non-breeding season or a 250-foot diameter bufferduring the breeding season. If burrowsonsite are unoccupied, construction may proceed. If the site survey determines the presence of burrowing owl, mitigation in accordance with the CDFW and the MSHCP shall be implemented as follows:
 If burrowing owls are identified as
being resident onsite outside the breeding season (September 1 to February 14) they may be relocated to other sites by a permitted biologist (permitted by CDFW), as allowed in the CDFW Staff Report on Burrowing Owl Mitigation (March 2012).  If an active burrow is found during the
breeding season, the burrow shall be treated as a nest site and temporary fencing shall be installed at a distance from the active burrow, to be determined by the biologist, to prevent disturbance during grading or construction. Installation and removal Public Works
Director/
Construction
Contractor/
Qualified
Biologist
Prior to and
During
Construction
Community
Development
Department
Planning Division
Prior to and
During
Construction

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of the fencing shall be done with a biological monitor present.  Active relocation and eviction/passive
relocation require the preservation and maintenance of suitable burrowing owl habitat determined through coordination with the Wildlife Agencies.

BIO-3 Trees, large shrubs, and structures shall be
surveyed for the presence of special status bat species by a qualified bat biologist no more than two weeks prior to the initiation of vegetation removal or ground disturbing activities if work will begin within the maternity season (March 1 to August 31). Surveys may entail direct inspection of the trees, large shrubs, and structures or nighttime surveys as determined by a qualified biologist. If active bat roosts are present, a qualified bat biologist shall determine the species of bats present and the type of roost (i.e., day roost, night roost, maternity roost). If special-status bat species are present, a qualified bat biologist shall determine appropriate avoidancemeasures, which may include implementation of a construction-free buffer around the active roost.

Public Works
Director/
Construction
Contractor/
Qualified Bat
Biologist
Prior to and
During
Construction
Community
Development
Department
Planning Division
Prior to and
During
Construction
BIO-4 MSHCP Mitigation Fee. The project
proponent shall be required to pay the City of Norco local development mitigation fees prior to issuance of a building permit. The most current rates are as follows (future developments may be subject to updated fees):

Applicant Prior to Issuance
of Building
Permit
Community
Development
Department
Planning Division
Prior to Issuance
of Building
Permit

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CULTURAL RESOURCESCR-1 Prior to the issuance of grading permits, the project Applicant/Developer shall retain a qualified Archaeologist to monitor all ground disturbing activities related to the development of the site, including but not limited to, demolition, pavement removal, potholing, auguring, clearing, grubbing, tree removal, boring, grading, excavation, drilling, and trenching for both onsite and offsite improvements.

Project
Applicant/
Developer,
Construction
Contractor
Prior to the
Issuance of
Grading Permits
Community
Development
Department
Planning Division
During Grading,
Excavation, and
GroundDisturbing
Activities
CR-2 Prior to the issuance of grading permits, the
Archaeologist, in consultation with the Tribe(s) and the City of Norco, shall develop a Cultural Resources Monitoring Plan (CRMP) to address the details, timing, and protocols of all cultural resources activities that occur on the project site. At the project pre-grading meeting, the Archaeologist, the Native American Tribal Representative(s), the Applicant/ Developer, and the excavation and grading Contractor shall discuss appropriate grading and ground disturbing methods within archaeologically and culturally sensitive areas on the project site pursuant to the CRMP.

Qualified
Archaeologist,
City of Norco,
Project
Applicant/
Construction
Contractor,
Native American
Tribal
Representative
Prior to the
Issuance of
Grading Permits
Community
Development
Department
Planning Division
Prior to Grading,
Excavation, and
GroundDisturbing
Activities

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CR-3 Pursuant to the Cultural Resources
Monitoring Plan, the Archaeologist shall actively monitor project-related grading and in the event that cultural resources are discovered, shall have the authority to temporarily divert, redirect, or halt grading activity to allow recovery of cultural resources.

Qualified
Archaeologist
During Grading,
Excavation, and
GroundDisturbing
Activities
Community
Development
Department
Planning Division
During Grading,
Excavation, and
GroundDisturbing
Activities
CR-4 The Archaeological monitor will complete
daily monitoring logs that describe daily ground-disturbing activities, the type ofconstruction activities performed, locations of ground- disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries. Monitor logs will identify and describe any discovered archaeological and/or tribal cultural resources, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCRs”), as well as any discovered Native American (ancestral) human remains andburial goods. Non-Tribal, historic-era cultural resources will also be documented. Copies of monitoring logs will be provided to the project applicant/developer/leadagency upon written request.

Qualified
Archaeologist
During Grading,
Excavation, and
GroundDisturbing
Activities
Community
Development
Department
Planning Division
During Grading,
Excavation, and
GroundDisturbing
Activities
CR-5 At the completion of onsite and offsite
ground-disturbing activities, a Phase IV Monitoring Report shall be prepared by the Archaeologist and submitted to the Citydocumenting all monitoring activities conducted by the project Archaeologist and Native American Tribal Representative(s). All reports produced will be submitted to the City of Norco, the South Coastal Qualified
Archaeologist
Completion of
Onsite and
Offsite GroundDisturbing
Activities
Community
Development
Department
Planning Division
Completion of
Onsite and
Offsite GroundDisturbing
Activities

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Information Center, San Diego State University, and the consulting Tribe(s).

CR-6 Section 7050.5 of the California Health and
Safety Code provides for the disposition of accidentally discovered human remains.Section 7050.5 states that, if human remains are found, no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the county coroner has determined, within two working days, the appropriate treatment and disposition of the human remains. Ifthe coroner recognizes those remains to be Native American or has reason to suspect so, the coroner shall contact the Native American Heritage Commission (NAHC)within 24 hours. Section 5097.98 of the PRC states that, when the NAHC receives notification of a discovery of Native American human remains from the county coroner pursuant to Section 7050.5 of the California Health and Safety Code, the NAHC shall immediately notify those persons it believes to be most likely descended from the deceased Native American. The Most Likely Descendants (MLD) shall complete their inspection within 48 hours of being granted access to the site. The designated MLD would then recommend, in consultation with the property owner, the means for treatment or disposition, with appropriate dignity, of the human remains and any associated grave goods.

Project
Applicant/
Construction
Contractor,
Qualified
Archaeologist
During Grading,
Excavation, and
GroundDisturbing
Activities
County Coroner During Grading,
Excavation, and
GroundDisturbing
Activities

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Final | July 2026 4-9 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measures Implementation Responsibility Implementation Timing Monitoring Responsibility Monitoring Timing VERIFICATION OF COMPLIANCE Initials Date Remarks
ENERGYMitigation measures are not required. GEOLOGY AND SOILSGEO-1 Prior to issuance of grading permits, the City of Norco shall confirm that grading and construction plans for the project to incorporate design recommendations provided in the Preliminary Geotechnical Evaluation prepared by LGC Geotechnical, Inc. dated January 21, 2022. The design recommendations shall address site earthwork and site preparation; organic rich soils, preliminary foundation, soil bearing, and lateral resistance, retaining wall recommendations, pile construction, slope creep, lot stretching, fences, freestanding walls, corrosivity, asphalt and concrete, non-structural concrete, subsurface water infiltration, surface water control, geotechnical plan review and geotechnical observation and testing.

Project
Applicant,
Public Works
Director
Prior to Issuance
of Grading
Permit
Public Works
Division
Prior to Issuance
of Grading
Permit
PALEO-1 Prior to the issuance of any grading permit,
the project Applicant shall provide written evidence to the City of Norco, that theApplicant has retained a qualified paleontologist to observe grading activities and salvage and catalogue fossils, as necessary. The paleontologist shall be present at the pre-grade conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the Applicant and City, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If deemed necessary, the paleontologist Project
Applicant,
Qualified
Paleontologist
Prior to Issuance
of Grading
Permit
Community
Development
Department
Planning Division
Prior to Issuance
of Grading
Permit

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shall collect sediment samples to recover any micro fossils that may be present. If the paleontological resources are found to be significant, the paleontologist shall determine appropriate actions, in cooperation with the Applicant, which ensure proper exploration and/or salvage.

PALEO-2 If paleontological resources are uncovered
and after completion of the project, the Applicant shall submit the paleontologist’s follow-up report for approval by the City of Norco. The report shall include the period of inspection, a catalogue and analysis of the fossils found, and the present repository of the fossils. The Applicant shall prepare excavated material to the point of identification. The Applicant shall offer excavated finds for curatorial purposes to the City of Norco or its designee, on a first refusal basis. These actions, as well as final mitigation and disposition of the resources, shall be subject to approval by the City of Norco. Applicant shall pay curatorial fees for the storage of these resources in perpetuity.

Qualified
Paleontologist
Completion of
Grading,
Excavation, and
GroundDisturbing
Activities
Community
Development
Department
Planning Division
Completion of
Grading,
Excavation, and
GroundDisturbing
Activities
GREENHOUSE GAS EMISSIONSMitigation measures are not required. HAZARDS AND HAZARDOUS MATERIALSHAZ-1 Prior to demolition of the buildings, the Applicant shall prepare an asbestos, lead paint and polychlorinated biphenyl caulk survey on the buildings and samplingaround the area of those buildings. In the event asbestos containing building materials, lead paint or polychlorinated biphenyl caulk are identified, it shall be Project
Applicant,
Construction
Contractor
Prior to
Demolition of
Buildings
Community
Development
Department
Planning
Division,
Building and
Safety Division
Prior to
Demolition of
Buildings

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removed and disposed of in accordance with local, state, and federal regulations under the guidance of a California Occupational Safety and Health Administration (Cal/OSHA) - Certified Asbestos Consultant (CAC) and/or LeadRelated Construction Inspector/Assessor.

HAZ-2 Additional sampling shall be conducted
following demolition and prior to construction to evaluate the extent, depth, and distribution of dichlorodiphenyldichloroethylene (DDE). Following additional sampling, recommendations will be made regarding remediation and/orother mitigation and/or sampling options.

Project
Applicant,
Construction
Contractor
After Demolition
of Buildings
City of Norco
Engineering
Division
After Demolition
of Buildings
HAZ-3 Undocumented fill is located on the
northern parcel. One of the following options must be completed to mitigate this REC prior to construction:
 The property owner can properly
dispose of the undocumented fill.
 The property owner can properly
evaluate the fill to document its suitability for use at the site and provide sampling rationale/standards with sampling location and laboratory data to Client for evaluation.  Client can properly evaluate the fill
using EPA SW-846 or other acceptable sampling guidance.

Project
Applicant,
Construction
Contractor
Prior to any
Grading or
Construction
Community
Development
Department
Planning Division
Prior to any
Grading or
Construction
HAZ-4 Prior to import and placement on the
project site, all imported soil and fill material shall be tested by a qualifiedenvironmental professional to ensure any contaminants of concern are within Project
Applicant,
Construction
Contractor
Prior to Import and Placement
of Fill Material
Community
Development
Department
Planning
Division,
Prior to Import and Placement
of Fill Material

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Department of Toxic Substances Control’s (DTSC) and U.S. Environmental Protection Agency Regional Screen Levels for theintended land use. The environmental professional shall collect and analyze representative samples from the source location of any soil or fill material proposed for import, prior to its removal from the source site. To minimize the possibility of introducing contaminated soil and fill material, there shall be documentation of the origins of the soil or fill material and, if applicable, sampling shall be conducted to ensure that the imported soil and fill material meets screening levels outlined in DTSC’s Preliminary Endangerment Assessment (PEA) Guidance Manual for the intended land use. The soil sampling shall include analysis based on the source of the fill and knowledge of the prior land use. If testing reveals contaminant concentrations that exceed applicable DTSC and EPA screening levels for the intended land use, the soil or fill material shall be rejected and shall not be imported to the project site. The project Applicant shall then either: 1) source alternative fill material and conduct the required testing, or 2) implement appropriate soil treatment measures at the source location to reduce contaminant concentrations below applicable screening levels, as demonstrated through additional testing. Documentation of all soil testing results and any required treatment measures shall be submitted to the City of Norco for review and approval prior to Engineering
Division

JD RANCH RESIDENTIAL PROJECT
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importing any soil or fill material to the project site.

HYDROLOGY AND WATER QUALITYMitigation measures are not required. LAND USE AND PLANNINGMitigation measures are not required. MINERAL RESOURCESMitigation measures are not required. NOISEPDF-NOI-1 Prior to the issuance of the grading permit, the project applicant shall submit a construction related noise mitigation plan to the City for review and approval. The plan shall depict the locations of where construction equipment will operate on the project site and how the noise from the construction equipment will be mitigated during construction of the project, through use of the following methods:

1. Construction activity, including
equipment start-up and use, and the loading, unloading and handling of materials, shall not commence before 6:30 AM, or continue beyond 7:00 PM, on weekdays. No construction activityfor residential development projects that consist of more than one unit ispermitted on Saturdays, Sundays, or national holidays unless otherwise permitted with conditions on entitlements. The restrictions from Saturdays, Sundays, and national holidays shall not apply to singlebuilding permits for expansion and upgrade to existing buildings; however, Project
Applicant,
Construction
Contractor
Prior to Issuance
of Grading
Permit
Community
Development
Department
Planning Division
Prior to Issuance
of Grading
Permit

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no such construction shall begin before 8:00 AM. Deviations from these hours may be approved if the Conditions ofApproval allow and if approved by the Community Development Director;

2. Placement of temporary noise
attenuation fences around stationary equipment (i.e., air compressors and generators) that are used in close proximity to sensitive receptors;

3. Placement of equipment storage and
staging areas as far away as practical from sensitive receptors;

4. Limitation of construction equipment
idling time to less than 5 minutes per occurrence; and,

5. Require the use of construction
equipment noise attenuation features that include mufflers and engine shrouds that are at least as effective as the original manufacturer equipment.

POPULATION AND HOUSINGMitigation measures are not required. PUBLIC SERVICESMitigation measures are not required. RECREATIONMitigation measures are not required. TRANSPORTATIONTRANS-1 A Traffic Management Plan shall be prepared for temporary constructionwithin the road right-of-way to ensure pedestrian, equestrian and vehicular safety and shall be approved prior to issuance of an encroachment permit.

Project
Applicant,
Construction
Contractor
Prior to the
Issuance of
Encroachment
Permit
City of Norco
Traffic Engineer
Community
Development
Department
Planning
Manager

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TRIBAL CULTURAL RESOURCESTCR-1 Prior to the issuance of grading permits, the project Applicant/Developer shall retain a representative from each of the Native American Tribes that requested to monitor all ground disturbing activities related to the development of the site under AB 52, including but not limited to, demolition,pavement removal, potholing, auguring, clearing, grubbing, tree removal, boring, grading, excavation, drilling, and trenching for both onsite and offsite improvements. Prior to the issuance of grading permits, the project applicant/developer shall enter into Monitoring Agreements with the following tribes:

1. Cahuilla Band of Indians 2. Gabrieleño Band of Mission Indians – Kizh Nation

3. Gabrieleño/Tongva San Gabriel Band
of Mission Indians

4. Gabrielino Tongva Indians of California
Tribal Council

5. Gabrielino-Tongva Tribe 6. Morongo Band of Mission Indians

7. Pechanga Band of Luiseno Indians

8. Rincon Band of Luiseno Indians
All tribes are invited to monitor the entire duration of grading; however, the Applicant will only be required to pay up to twomonitors per day pursuant to a rotating monitoring payment schedule. These Agreements shall be submitted tothe City of Norco prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit Project
Applicant/
Developer,
Construction
Contractor,
Native American
Tribal
Representative(s)
Prior to the
Issuance of
Grading Permits
Community
Development
Department
Planning Division
During Grading,
Excavation, and
GroundDisturbing
Activities

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necessary to commence a grounddisturbing activity.

TCR-2 Pursuant to the Cultural Resources
Monitoring Plan (CRMP), the Native American Tribal Representatives shall actively monitor project-related grading and in the event that a tribal cultural resource(s) (TCRs) is discovered, shall have the authority to temporarily divert, redirect, or halt grading activity to allow recovery of archaeological and/or cultural resources. All TCRs will be temporarily curated on the project site until finaldisposition is determined. The Applicant/ Developer shall relinquish ownership of all TCRs, including sacred items, burial goods, and all archaeological artifacts and nonhuman remains discovered to the consulting Tribes for final disposition. Leaving artifacts in place (in situ) or reburial of them onsite are the preferred methods of mitigation. Reburial shall not occur until all cataloguing and basic recordation has been completed and notice to proceed by the Archaeologist and Native American Tribal Representatives is given. If the eight Tribes cannot come to an agreement on the final disposition of the TCRs, the Native American Heritage Commission will be asked to mediate the dispute.

Native American
Tribal
Representative(s)
During Grading,
Excavation, and
GroundDisturbing
Activities
Community
Development
Department
Planning Division
During Grading,
Excavation, and
GroundDisturbing
Activities
TCR-3 Onsite Tribal monitoring shall conclude
upon either of the following occurrences (1) written confirmation to the Archaeologist and Native American Tribal Representative(s) from a designated point of contact for the project Applicant/ Developer/Lead Agency that all groundProject Applicant/ Construction Contractor, Qualified Archaeologist, Completion of Grading, Excavation, and Ground- Disturbing Activities Community Development Department Planning Division Completion of Grading, Excavation, and Ground- Disturbing Activities

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disturbing activities and phases in native soil at the project site or in connection with the project are complete; or (2) a determination and written notification by the Archaeologist and Native American Representative(s) to the Project Applicant/ Developer/Lead Agency that no future,planned construction activity and/or development/construction phase at the project site possesses the potential to further impact any tribal resources.

Native American
Tribal
Representative
TCR-4 Unanticipated Discovery of Tribal Cultural
Resource Objects (Non-Funerary/NonCeremonial): Upon discovery of any cultural resources/TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than a radius of 50 feet) and shall not resume until thediscovered resource has been fully assessed by onsite Archaeologist and Native American Tribal Representative(s). The Native American Tribal Representative(s) shall retain all discovered TCRs in the form and/or manner theTribe(s) deem appropriate, by the Tribe(s) sole discretion, and for any purpose the Tribe(s) deems appropriate, including for educational, cultural and/or historicpurposes.

Native American
Tribal
Representative(s)
During Grading,
Excavation, and
GroundDisturbing
Activities
Community
Development
Department
Planning Division
During Grading,
Excavation, and
GroundDisturbing
Activities
TCR-5 Unanticipated Discovery of Human Remains
and Associated Funerary or Ceremonial Objects: Native American human remains are defined in Public Resources Code (PRC) 5097.98 (d)(1) as an inhumation or cremation, and in any state ofdecomposition or skeletal completeness. Funerary objects, called associated grave Project
Applicant/
Construction
Contractor,
Qualified
Archaeologist,
During Grading,
Excavation, and
GroundDisturbing
Activities
County Coroner During Grading,
Excavation, and
GroundDisturbing
Activities

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Final | July 2026 4-18 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measures Implementation Responsibility Implementation Timing Monitoring Responsibility Monitoring Timing VERIFICATION OF COMPLIANCE Initials Date Remarks
goods in PRC Section 5097.98, are also to be treated according to this statute. If Native American human remains and/or grave goods are discovered or recognized on the project site, then PRC 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. Human remains andgrave/burial goods shall be treated alike per California Public Resources Code section5097.98(d)(1) and (2). Section 5097.98 of the PRC states that, when the NativeAmerican Heritage Commission (NAHC)receives notification of a discovery of Native American human remains from the county coroner pursuant to Section 7050.5 of the California Health and Safety Code, the NAHC shall immediately notify those persons it believes to be most likely descended from the deceased Native American. The Most Likely Descendants (MLD) shall complete their inspection within 48 hours of being granted access to the site. The designated MLD would then recommend, in consultation with the property owner, the means for treatment or disposition, with appropriate dignity, of the human remains and any associated grave goods. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

Native American
Tribal
Representative(s)
UTILITIES AND SERVICE SYSTEMSTRANS-1 Mitigation Measure TRANS-1 is required.

See Transportation Section.

Project
Applicant,
Construction
Contractor
Prior to any
Grading or
Construction
City of Norco
Traffic Engineer
Community
Development
Department
Planning
Manager

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WILDFIREMitigation measures are not required.

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ATTACHMENT A

PROJECT DESCRIPTION

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Revised Public Review Draft | July 2026 3-1 Project Description SECTION 3.0 PROJECT DESCRIPTION

3.1 PROPOSED PROJECT
The proposed project has been designed with the intent to be mutually beneficial to both the City and TACRD Investments, L.P. (TACRD), the Applicant. The City has agreed to an exchange of land to the Applicant that would allow the provision of additional housing, trail connectivity, and infrastructure improvements. A portion of the existing TACRD parcel would be deeded to the City; however, the land exchange is not equal in size to each party. TACRD would be responsible for the purchase of the additional acreage to complete the development and provide site amenities such as the construction of critically missing links to the Norco Equestrian Trail System along Bluff Street and River Road.

Additionally, it facilitates completion of the full width of the River Road frontage up to the Bluff Street intersection.

The Memorandum of Understanding would be approved by the City Council; the parties would execute the document where the terms of the land exchange would be memorialized.

MEMORANDUM OF UNDERSTANDING
The project site consists of 37.84 acres and is comprised of two (2) parcels, identified as Assessor’s Parcel Numbers (APNs) 121-110-001 (City of Norco) and 121-110-003 (TACRD).

The City of Norco is the owner of the 11.69-acre parcel identified as APN 121-110-001. This parcel has an existing General Plan land use designation of Public Lands (PL) and a zoning designation of Open Space (OS).

TACRD is the owner of the 26.15-acre parcel identified as APN 121-110-003. consists of 26.15 acres and is owned by TACRD Investment with a This parcel has an existing General Plan land use designation of Residential Agricultural (RA) and a zoning designation of A-1-20 (Agricultural Low Density 21,780 square feet). APN 121-110-001 is owned by the City of Norco and consists of 11.69 acres with a General Plan designation of Public Lands (PL) and a Zoning designation of Open Space (OS).

As part of tThe Memorandum of Understanding (MOU) betweenwith the City of Norco and TACRD proposes towould memorialize the agreement for the City to grant 8.24 acres of public land to TACRD in exchange fordeed 6.783.29 acres and monetary compensation would be required to equalize the deficiency of acreage exchanged;of their property to the City of Norco as open space. In exchange, the City of Norco would deed 8.20 acres of the City of Norco owned parcel to TACRD Investment to be incorporated into the proposed project; refer to Table 3-1, Land Exchange Acreage. Figure 3-1, Parcel Configuration, delineatesdepicts the land exchangeswap between the City and TACRD. This land exchange allows for the construction of critically missing links to the Norco Equestrian Trail System along Bluff Street and River Road. It also facilitates completion of the full width of the River Road frontage up to the Bluff Street intersection.

Table 3-1
Land Exchange Acreage
APN Owner Total
Acreage Land Swap Acreage Difference Total Acreage After Land Swap APN 121-110-001 City of Norco 11.69 acres 8.20 acres to TARCD

8.24 acres to TARCD

3.49 acres

3.45 acres

3.49 + 6.78 = 10.27 acres

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Revised Public Review Draft | July 2026 3-2 Project Description

3.433.45 + 3.29 = 6.72

6.74 acres
APN 121-110-003 TARCD Investment 26.15 acres 6.78 acres to City

3.29 acres to City

19.37 acres

22.86 acres

19.37 + 8.20 = 27.57 acres

22.86 + 8.24 = 31.10 acres
With the Memorandum of Understanding in place, tThe total gross acreage shown on Tentative Tract Map No. 38330 (TTM 38330) is 37.84 acres. TTM 38330 withholdsremaining 3.459 acres of the original City parcel (APN 121-110-001). This area is not a part of the development and is (City-owned reservoir site) located in the northeast corner of the City parcel. is shown on Tentative Tract Map No. 38330; however, tThe improvements across this portion of the parcel would be the extension of the Bluff Street equestrian trail. This parcel is depicted on Figure 3-9, Tentative Tract Map, as “Not A Part”. The proposed project also includes the construction of the Bluff Street equestrian trail on the south side of Bluff Streetin the City right-of-way between APN 121-110-001connecting to the existing equestrian trail at the northeast corner of the proposed project. This EIR analyzes impacts of development improvements to the resulting TACRD acreages as shown in Table 3-1, above as also considered as the limits of 27.57 acres, which will be referred to as the proposed project.

PROPOSED PROJECT
The proposed project proposes approvalrequests entitlements offor a General Plan Amendment, a zone change, and Tentative Tract Map, to allow for the development of a 6863-unitlot single-family detached housingresidential development. The development would construct 63 new homes; Lot 64 would retain the existing single-family home reserved on an approximately 1.01-acre lot carved from the original dairy property.

The 63 lots are designed to meet both the R-1-10 zoning designation and the existing A-1-20 zoning designation; 50 lots would be in conformance with R-1-10 (10,000 square feet) and 13 lots would be in conformance with the existing A-1-20 (21,780 square feet) development requirements in accordance with Norco Municipal Code, Title 18, Chapters 18.13, A-1 Zone Agricultural Low Density and 18.15 R-1 Zone Residential Single-Family regulations. project on a minimum of 10,000 square foot lots in accordance with the City’s R-1 Zoning regulations. The proposed project would also retain the existing single-family detached home “in place” (Lot 69) and the City’s The TTM 38330 also provides a Water Quality Infiltration Basin and Storm Detention Basin (Lot GA), a

0.11-acre 20-foot trail access (Lot I) connecting Street “A” to Sundance Park, an easement for trail access between Lots 9 and 10, and a two-foot wide drainage ditch lying within the 0.73-acre open space located on the boundaries along Bluff Street (Lot K) and River Road (Lot L), respectively; refer to Figure 3-9, Tentative Tract Map. The remaining 3.459 acres of APN 121-110-001 shown on Figure 3-9 is depicted as “Not A Part” of the proposed project but is part of the Tentative Tract Map more fully described above, under subheading Memorandum of Understandingand would remain as a City of Norco public facility.

Table 3-2, Existing and Proposed Land Use Designations, provides a summary of the General Plan Amendments and Zone Changes.

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Revised Public Review Draft | July 2026 3-3 Project Description Table 3-2
Existing and Proposed Land Use Designations
Entity Acreage
General Plan Amendment Zone Change
From To From To
TACRD

8.24 PL RL OS R-1-10

4.01 RA No Change A-1-20 No Change

15.08 RA RL A-1-20 R-1-10

3.29 RA P A-1-20 OS
Total Acreage 30.62
City of Norco

3.45 PL No Change OS No Change

3.29 RA P A-1-20 OS
Total Acreage 6.74
General Plan Designations: RA: Residential Agriculture Zoning: OS: Open Space RL: Residential Low A-1-20: Agriculture Low Density 21,780 sq. ft.

PL: Public Land R-1-10: Residential Single Family 10,000 sq. ft.

P: Park
In addition, the proposed project would demolish the existing dairy facilities and remove three power poles along River Road, one pole within Lot 6469 and two poles within APN 121-110-001. It has yet to be determined if five poles along Bluff Street would be undergrounded.

Primary Animal Keeping Area
All lots would include a recorded primary animal keeping area (PAKA) and a 15-foot-wide minimum access to the PAKA. The keeping of large animals would be allowed on each residential lot in accordance with the provisions of the General Plan A-1 Zone of Agricultural Low Density and the minimum 10,000 square foot lots in accordance with the City’s R-1 Zoning regulations. According to the Norco Municipal Code, Title 18 (Zoning), Chapter 18.16 (Animal-Keeping Overlay Zone), Section

18.16.50 (Animal-Keeping Standards):
“At a minimum, parcels must have 500 square feet of flat usable area for each adult animal unit.”
The standard states a minimum of 500 square feet for one animal but the City is requesting 576 square feet which the project has complied with; refer to Figure 3-9, Tentative Tract Map.

3.2 LOCATION
The project site is located within the western portion of the City of Norco, Riverside County, along River Road between Bluff Street and Sundance Lane; refer to Figure 3-2, Regional Location. Regionally, the project can be accessed from Interstate 15 (I-15) from the Second Street exit. Locally, the project can be accessed from River Road. The project site is surrounded by residential land uses; refer to Figure 3-3, Local Vicinity. Bluff Street and the Santa Ana River area are northwest of the project site.

Source: MDS Consul ng and VCS Environmental; July 2026.

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Figure 3-1
Parcel Confi gura on
Exis ng Parcel Confi gura on
Proposed Parcel Confi gura on

Source: ESRI and USGS; February 2022.
- approximate Project Loca on

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Figure 3-2
Regional Loca on

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Figure 3-3
Local Vicinity
Source: Esri, HERE, Garmin, (c) OpenStreetMap contributors; July 2026.

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Revised Public Review Draft | July 2026 3-7 Project Description

3.3 PHYSICAL SETTING
As shown in Figure 3-4, USGS Topographic Map, the project site is situated within an urbanized environment and is located on the United States Geological Survey (USGS) Corona, North, California,

7.5 Minute Quadrangle Map (USGS, 2015).

The map indicates the elevation of the subject property ranges between approximately 563-579 feet above mean sea level (amsl), sloping north to south, with low topographic relief. Based on topography, surface runoff generated on the property appears to flow from the higher elevations to River Road.

The Santa Ana River area is located northeast of the project site and Bluff Street.

The subject site is located south of the San Gabriel Mountains within the broad alluvial plain of the Santa Ana River Basin, within the Peninsular Ranges Geomorphic Province. The site is located within the northern portion of the Perris Block, a geologic zone consisting of granitic overlain by sedimentary deposits that are bounded by active faults including the northwest-trending Whittier-Elsinore Fault Zone at the southwest and the northwest-trending San Jacinto Fault Zone at the northeast (LGC 2022).

Based on regional mapping (USGS, 2002 & 2003), the subject site is underlain by Pleistocene-age, very old alluvial channel deposits (Qvoa). These materials are locally overlain by thin areas of undocumented artificial fill.

According to the Santa Ana Regional Water Quality Control Board – Region 8 (SARWQCB, 1995), the subject property is located within the Temescal Hydrologic Subarea (801.25), of the Middle Santa Ana River Hydrologic Area (801.20), of the Santa Ana River Hydrologic Unit (801.00).

Subsurface evaluation encountered groundwater levels at approximately 43 feet below existing grade, at an approximate elevation of 523 feet msl. Groundwater levels recorded by the California Department of Water Resources approximately 0.5 miles to the north adjacent the Santa Ana River, indicate historical groundwater elevations ranging from 536 to 539 feet msl (CDWR, 2022), or approximately 31 to 34 feet below existing site grades.

Based on the Flood Rate Insurance Map FIRM 06065C0687G dated August 20, 2008, the project site is within Zone X Flood Area. Per the Federal Emergency Management Agency (FEMA), Flood Zone X is an area with low-to-moderate flood risk.

The California Department of Forestry and Fire Protection identifies the project site is not within a Very High Fire Hazard Severity Zone.

3.4 LAND USE SETTING

ONSITE LAND USES
The property consists of two parcels. The north parcel (APN 121-110-001), owned by the City of Norco, contains existing City water well facilities including several wells and related piping and utilities and two above ground water storage reservoirs. Additionally, portions of the site have been used by the City as a spoils/staging yard.

The balance of the site is the Dallape Dairy property (2877 River Road/APN 121-110-003), consisting of a single-family home, former milking barn, retail outlet, barns/sheds, and dairy related features (pastures, impoundment, pole barns, fencing). The site is improved with existing infrastructure. An

JD RANCH RESIDENTIAL PROJECT
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Revised Public Review Draft | July 2026 3-8 Project Description existing 60 foot-wide Southern California Edison (SCE) easement with above ground power poles extends along the northeast portion of the parcel.

SURROUNDING LAND USES
The project site is situated within an urbanized area and is generally surrounded by developed land uses. Surrounding land uses to the project site are shown in Figure 3-5a, Site Photograph Locations, and Figures 3-5b and 3-5c, Existing Site Photographs.

To the north and northwest are Bluff Street, Stonebridge Christian Academy and the Santa Ana River area, open space, and existing single-family homes. The Santa Ana River Corridor is to the north of Bluff Street.

To the south is an existing single-family residential neighborhood. The homes consist of a combination of one-story and two-story structures. An existing park, Sundance Park, is in the residential neighborhood. An existing concrete block wall is located between the existing single-family land uses and the project site.

To the east are existing single-family residential neighborhoods. Most homes are single-story structures. An existing park, Ted Brooks Park, is in the neighborhood. Presently, chain link fencing is located between the neighborhood and the project site.

To the west is River Road and single-family homes. The homes are mostly one-story. An existing block wall is located between the existing homes and River Road.

PLANNING PROGRAMS
The City of Norco General Plan designates the project site Residential Agricultural and Public Lands.

The current zoning on the property is A-1-20 Agriculture Low Density, minimum 21,780 square foot lot size and Open Space. Table 3-32, Surrounding Land Uses, lists existing surrounding land uses and surrounding General Plan land use designations.

Table 3-32
Surrounding Land Uses
Direction Existing Land Use General Plan Zoning
North
Single-Family Residential, Bluff Street,
Stonebridge Christian Academy and
Santa Ana River Corridor
Residential Agricultural,
Water Related
A-1-20 Agriculture Low
Density 21,780, Open Space
South Single-Family Residential, Sundance
Park
Residential Agricultural,
Parks
A-1-20 Agriculture Low
Density 21,780, Open Space
East Single-Family Residential, Ted Brooks
Park
Residential Agricultural,
Parks
A-1-20 Agriculture Low
Density 21,780, Open Space
West Single-Family Residential Residential Agricultural A-1-20 Agriculture Low Density 21,780

Approxiate Project Boundary
Source: USGS Quadrangle: Sec ons 11 & 10, Township & Range: T3S R7W County: Riverside, Meridian: San Bernardino State: California; February 2022.

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Figure 3-4
USGS Topographic Map

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Figure 3-5a
Site Photograph Loca ons
Source: Google Earth Pro; June 2021.
- approximate Project Site Boundary

1. View from River Road looking southeast along the project site.

2. View from River Road looking northeast towards TACRD owned parcel.

3. View from TACRD owned parcel looking southeast of the project site.

4. View from TACRD owned parcel looking south of the project site.

5. View from TACRD owned parcel looking southwest towards River Road.

6. View from TACRD owned parcel looking south of the project site.

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Figure 3-5b
Exis ng Site Photographs

7. View from TACRD owned parcel looking southeast of the project site.

8. View from City owned parcel looking northwest towards Bluff Street.

9. View from City owned parcel looking northeast towards the above ground water storage reservoirs.

10. View from TACRD owned parcel looking northeast of the project site.

11. View from TACRD owned parcel looking northwest towards the above ground water storage reservoirs.

12. View from TACRD owned parcel looking south of the
project site.

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Figure 3-5c
Exis ng Site Photographs

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Revised Public Review Draft | July 2026 3-13 Project Description

3.5 PROJECT CHARACTERISTICS
As described above, TARCD and the City have enteredwould enter into a MOU to exchange lands; refer to Figure 3-6, Proposed Site Plan. This land exchange is mutually beneficialcritical for the following reasons:
 Facilitates the completion of critical equestrian trail links that would not otherwise be constructed along Bluff Street and River Road;
 Allows for the completion of the full-width improvements of River Road along the property to the Bluff Street intersection; and
 Allows for landscaping along River Road and Bluff Street with a combination of groundcover and trees.

Additionally, the project zoning would be modified to allow 10,000 square foot lots with PAKAs, which helps the City to achieve its regional housing needs while continuing to maintain its equestrian lifestyle; refer to Figure 3-7, Existing and Proposed General Plan Land Uses, and Figure 3-8, Existing and Proposed Zoning.

Table 3-3, Proposed Land Use and Zone Changes, provides a summary of the General Plan Amendments and Zone Changes.

Table 3-3
Proposed Land Use and Zone Changes
General Plan Amendment Zone Change

8.20 acres of Public Lands to
Residential Low

8.21 acres Open Space (OS) to Residential Single-Family (R-1-10), minimum 10,000 square foot lot size.

19.37 acres Residential
Agricultural to Residential Low

19.44 acres Agriculture Low Density (A-1), minimum 21,780 square foot lot to Residential Single-Family (R-1-10), minimum 10,000 square foot lot size.

6.78 acres Residential
Agricultural to Open Space

6.72 acres Agriculture Low Density (A-1), minimum 21,780 square foot lot to Open Space (OS).

568.0
567.0
566.0

BLUFF STREET
RIVER
'E' STREET
'D' STREET
'C' STREET
'B' STREET
'F' STREET

LOT 'K'

OPEN SPACE

0.67 AC.

LOT 'H'

SEWER LIFT

STATION

0.13 AC.

LOT 'L'

OPEN SPACE

0.06 AC.

LOT 'G'

INFILTRATION/

WATER QUALITY
BASIN

1.01 AC.

LOT 'J'

OPEN SAPCE

3.29 AC.
(TO BE DEEDED TO

THE CITY OF NORCO)
64 EXISTING CITY

WELL FACILITY
ROAD

TRAIL STREET

LOT 'I' TRAIL

0.12 AC.

STREET 'A'
36 35
34 33
32 27
28 29
30 31
54 63 62 61 60 59 58 57 56 55
53 52
51 50
38 49
39 48
40 47
46 41
45 42
44 43
37 26
12 11
10 9
8 7 6 5 4 3 2 1
13 14
15 16
17 18
19 25
24 23
22 21
20 SCALE: 1" = 150'
LEGEND

SEWER LIFT STATION (PROPOSED)

SINGLE-FAMILY RESIDENTIAL (EXISTING)

SINGLE-FAMILY RESIDENTIAL (PROPOSED)

OPEN SPACE

LANDSCAPE OPEN SPACE

PUBLIC STREETS (PROPOSED)

DETENTION/WATER QUALITY BASIN (PROPOSED)
N.A.P.

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Figure 3-6
Proposed Site Plan
Source: MDS Consul ng; July 9, 2026.

Source: MDS Consul ng, VCS Environmental and City of Norco General Plan Land Use Map (May 25, 2012); July 9, 2026.

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Figure 3-7
Exis ng and Proposed General Plan Land Uses
Exis ng General Plan Land Uses
Proposed General Plan Land Uses

Source: MDS Consul ng, VCS Environmental and City of Norco Zoning Map (May 21, 2012); July 9, 2026.

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Figure 3-8
Exis ng and Proposed Zoning
Exis ng Zoning
Proposed Zoning

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Revised Public Review Draft | July 2026 3-17 Project Description

TENTATIVE TRACT MAP
The project would require approval of a Tentative Tract Map (TTM) to allow for the development of 6368 single-family homes and retain the existing single-family detached home “in place” (Lot 6469); refer to Figure 3-9, Tentative Tract Map. The TTM for the project proposes 50 lots would be in conformance with R-1-10 (10,000 square feet) and 13 lots would be in conformance with the existing A-1-20 (21,780 square feet) development requirements in accordance with Norco Municipal Code, Title 18, Chapters 18.13, A-1 Zone Agricultural Low Density and 18.15 R-1 Zone Residential SingleFamily regulations.The TTM for the project proposes a minimum lot size of 10,000 square feet, in accordance with R-1-10 Zoning. The minimum lot width would be 85 feet and the minimum lot depth would be 100 feet. The anticipated house sizes would be a combination of one- and two-story dwelling units (DUS) that would range from approximately 2,700 square feet to 3,500 square feet. All lots would include a recorded primary animal keeping area (PAKA)and a 15-foot-wide access to the PAKA. The keeping of large animals would be allowed on each and every lot in accordance with the provisions of the A-1 Zone Agricultural Low Density (Norco Municipal Code, Title 18, Chapter 18.13). The minimum PAKA size is approximately 1,152578 square feet and would increase in size according to the individual lot square footage. Refer to Figure 3-9, Tentative Tract Map, “Lot Area Summary Table” for the actual PAKA size per lot.

TACRD proposes to deed to the City of Norco, Lot JB (3.296.78 acres) as Open Space. Lot GA, a Water Quality Infiltration Basin and Storm Detention Basin (1.010.90 acres), and Lot H, a Sewer Lift Station (0.13 acres), would be deeded to the City. Lots K-L, Landscape Open Space (0.73 acres total), and Lot I, Trail (0.12 acres), would be maintained by a Community Facilities District (CFD). Streets A-F (6.03 acres).Lot C (0.13 acres), Lot E (0.66 acres) and Lot F (0.04 acres) Landscape Open Space, and Lot G (0.04 acres) a 15-foot pedestrian access to Sundance Park. Lots A, B, C, E, F as well as the sewer lift station, Lot D (0.06 acres), would be maintained by a Community Maintenance District (CMD).

CIRCULATION PLAN
The project would have two points of access, one from River Road and one from Bluff Street. The project proposes to widen River Road to full half width street improvements, based on the City of Norco’s Standard Modified Plan of 110 feet. The roadway travel lanes would be widened an additional 21 feet with a proposed 6-foot parkway and 12-foot equestrian trail for a total half width of 61 feet.

The project proposes to signalize the intersection of Trail Street and River Road.

The project also proposes the widening of Bluff Street to full half width street improvements, based on the City of Norco Standard Plans of 60 feet. The roadway travel lanes would be widened an additional 2 feet, with a proposed 6-foot parkway, a 12-foot equestrian trail, and curb and gutters for a total half width of 36 feet. The existing traffic signal at Bluff Street and River Road would be relocated as part of the roadway widening.

The project’s internal circulation system would be a looped roadway with two points of egress and ingress.

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EQUESTRIAN TRAIL IMPROVEMENTS
As shown in Figure 3-10, Equestrian Trail Plan, the project proposes 12-foot equestrian trails on the easterly side of River Road and on the southerly side of Bluff Street. Both equestrian trails would allow critical missing connections to the existing City equestrian trail. Additionally, within the project site, a 12-foot equestrian trail is proposed along the residential streets that would connect to the proposed equestrian trails along River Road and Bluff Street.

LANDSCAPE PLAN
The overall intent of the project is to create an equestrian community that is unified by tree lined equestrian trails that circulate through the community connecting residents to the City’s equestrian heritage. The landscape treatment for the project is influenced by the native environs of the Santa Ana River and the City of Norco equestrian heritage. The conceptual landscape plan for the project is shown on Figure 3-11, Conceptual Landscape Plan. A total of 51 percent of the project site would consist of landscaping. Landscape treatments are proposed along the perimeter of the community as well as within the interior. Along River Road and Bluff Street, a combination of groundcover and trees would be provided including Coast Live oak, California Sycamore, Afghan Pine, and Golden Rain Tree. Within the interior of the community combination of groundcover and street trees would be provided including Saint Mary Magnolia, African Sumac, Western Redbud, Yew Pine, and Holly Cherry.

Landscaping would include drought tolerant planting and trees lining the streets.

Expanded landscape areas would be provided at the project entrances at River Road and Bluff Street to create a project gateway accented with landscape shrubs and trees. Within the expanded landscape area there would be trees, groundcover, column plaster, themed fence, and entry monumentation.

Typical entry landscape treatment is shown in Figure 3-12a, Entry Landscape Treatment, and typical entry monument and signage treatment is shown in Figure 3-12b, Entry Monument and Signage.

The project proposes to extend the equestrian trails along River Road and Bluff Street. The trails would be situated between the project perimeter landscaping and street parkway which would create an open space buffer for trail users. A typical cross section view of the community equestrian trails along River Road and Bluff Street and the equestrian project trail are shown in Figure 3-13, Conceptual Street Sections.

WALL AND FENCE PLAN
A community-wide wall and fence plan has been proposed for the residential community; refer to Figure 3-14, Conceptual Wall and Fence Plan. A 42-inch split-rail fence is proposed along the equestrian trails on Bluff Street and River Road and along equestrian trails within the community. Residential lots within the proposed project community would be separated by a 6-foot-tall privacy fencing.

8" FM
8" FM
8" FM
8" SS
SD
8" SS 8" SS
568.0
567.0
566.0
8" FM
8" FM
8" FM
8" SS
SD
8" SS 8" SS
24'
48'48'
24'
TRAIL
STREET
ROAD

LOT 'K'

OPEN SPACE

0.67 AC.

LOT 'H'

SEWER LIFT

STATION

0.13 AC.

LOT 'L'

OPEN SPACE

0.06 AC.

EXISTING CHAIN LINK

FENCE TO BE REMOVED
PROPOSED 8" WATER LINE

TO CONNECT TO EXISTING
10" WATER LINE
PROPOSED 8" F.M. TO

CONNECT TO EXISTING

SEWER MANHOLE

LOT 'K'

OPEN SPACE

0.67 AC.
(564.7 M.H.)
(560.5 INV.)
TOP: 565.0
WSE 100: 564.0
BOTTOM: 559.0

PROPOSED SEWER LIFT

STATION FACILITY
66'36'18'
30'30' 18'
12' 43'
55'

EXTENSION OF

12.0' EQUESTRIAN
TRAIL

EXISTING

PUMPHOUSE

EXISTING
R.O.W.

EXISTING FIRE

HYDRANT TO

PROTECT IN
PLACE

EXISTING
R.O.W.
66'
30'22'
8'
CL

EXISTING STREET

SIGNAL LIGHTS TO

BE RELOCATED

EXISTING STORM

DRAIN CATCH

BASIN TO BE

RELOCATED

EXISTING FIRE

HYDRANT TO

BE RELOCATED
PROPOSED 8" WATER

LINE TO CONNECT TO
EXISTING 8" WATER LINE
61'

LOT 'G'

WATER QUALITY

INFILTRATION BASIN

AND STORM

DETENTION BASIN

1.01 AC.

LOT 'J'

OPEN SPACE

3.29 AC.
(TO BE DEEDED TO

THE CITY OF NORCO)
55'
12' 43'
55'
43' 12'
110'
43' 18'
PROPOSED 2.0'

DRAINAGE DITCH

PROPOSED PARKWAY
DRAIN
PROPOSED 2.0'

DRAINAGE DITCH

BLUFF STREET
RIVER

PROPOSED DRIVE ACCESS

TO SEWER LIFT FACILITY
116'

PROPOSED

TRAFFIC SIGNAL

AND STREET LIGHT

AT INTERSECTION

PROPOSED PARKWAY
DRAIN
PROPOSED 2.0'

DRAINAGE DITCH

PROPOSED DRAIN PIPE
END OF 12.0'

EQUESTRIAN
TRAIL

IMPROVEMENTS

EXISTING PAVEMENT

AND ROLLED CURB TO

PROTECT IN PLACE

PROPOSED

PARKWAY DRAIN
PROPOSED 2.0'

DRAINAGE DITCH

PROPOSED VARIABLE

WIDTH SEWER

EASEMENT
PROPOSED 15"

MAINTENANCE

ACCESS ROAD
EXISTING 20' STORM

DRAIN EASEMENT
EXISTING 48'

STORM DRAIN LINE
18' 6'
36'
26'

PROPOSED

ROLLED CURB

TO JOIN

EXISTING

ROLLED CURB
EXISTING S.C.E POLE TO REMAIN IN
PLACE. GUY STUBPOLE WITH SPAN

GUY AND DOWN GUY WILL BE

NEEDED TO REINFORCE THE

OVERHEAD LINE THAT CONTINUES

SOUTH/WEST ACROSS RIVER ROAD

LOT 'I'
TRAIL

0.12 AC.
16 15
17 6
17 6

EXISTING
DRAIN
OUTLET

EXISTING

PAVEMENT

TO REMAIN

QUEEN'S POST TO

REPLACE EXISTING

GUY WIRE
30'
18'12'
18'
"NOT-A-PART" 3.45 AC.
12'
30'
R=35'
R=35'
R=150' R=150'
R=25'
R=25'
R=25'
R=32
R
'
=25'
R=25'
R=25'
R=25
R=
'
25 R
'
=25
R=
'
25 R=
'
32'
R=66'
R=66'
R=66'
R=32'
R=25
R=
'
25'
CL

STREET 'D'
36' 24'
18' 18' 6'
CL
18'

STREET 'F'

STREET 'A'
BSL
25'
25'
BSL
20'
BSL
20'
BSL
20'
BSL
20'
BSL
20'
BSL
20'
BSL
20'
BSL
24' 36'
6' 18' 18' 18'
CL
24' 36'
6' 18' 18' 18'
CL
24' 36'
18' 18'
6'
18'
CL
24' 36'18' 18' 6'
CL
18'
24' 36'18' 18' 6'
CL
18'
24' 36'18' 18' 6' 18'
CL
24' 36'18' 18' 6' 18'
CL
25'
BSL
24'
36'
18' 18' 6' 18'
CL
6' 18' 18' 18'
24' 36'
60'
60'
60'
60' 60'
60'
60'
60'
60'

STREET 'E'
BSL
20'
20'
BSL
20'
BSL
565.0
565.5
566.0
PI
HP
565.5
PI
LP
566.0
566.5
567.0
567.5568.0
568.5569.0
569.5
PI
570.5
PI
570.9
571.3
571.7
571.8
HP
568.8
569.2
569.6
570.0
570.4
PI
567.2
567.6
568.0
568.4
568.8
PI
566.5
566.9
567.3
567.7
568.1
568.3
PI
PI PI
568.8
569.3
PI
569.5569.9570.3570.7
571.1
571.5571.9
572.3
573.3
HP
PI
571.4
60'
R=150'
STREET
STREET
'B'
'C'

LOT 'E'

LOT 'B'

LOT 'C'

LOT 'D'

LOT 'F'

LOT 'A'

0.4% 1.1%

0.4% 1.1%

0.4% 1.1%

1.0% 0.4%

1.4% 0.4%

0.4%

0.4% 0.4%

1.0%

0.4%

1.9%

2.3' 572.8 TW
570.5 TF

2.3' 573.5 TW
571.2 TF

2.2' 573.3 TW
571.1 TF

1.7' 573.1 TW
571.4 TF

3.0' 573.5 TW
570.5 TF

4.0' 574.0 TW
570.0 TF

2.0' 573.0 TW
571.0 TF

1.0' 572.5 TW
571.5 TF

0.5% 0.5% 0.5% 1.0%

0.4% 0.4%

1.0%

0.5%

3.0' 564.0 TW
561.0 TF 3.0' 564.0 TW
561.0 TF

3.0' 564.0 TW
561.0 TF

3.0' 564.0 TW 561.0 TF

3.0' 564.0 TW 561.0 TF
4:1
4:1
4:1
4:1
559.5
561.5
563.5
565.5
10%
559.0

2.5% 15'
BSL
25'

PROPOSED WELL

MAINTENANCE
ACCESS

PROPOSED VARIABLE WIDTH ACCESS EASEMENT

FOR EXISTING CITY OWNED WELL OPERATIONS

PROPOSED
20' ACCESS

EASEMENT
16 24'
48'
24'
48'
48'
24'
48'
24'
48'
24'
48'
24'
72'
40'
72'
40'
48'
24'
48'
24'
48'
24'
48'
24'
48'
24'
48'
24'
48'
48' 24'
24'
40'
72'
40'
72'
72'
72'
16'
48'
24'
48'
24'
48'
24'
48'
24'
48'
24'
48'
24'
48'
24'
48'
24'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'
72'
40'

86.5'
40'

86.5'
40'

86.5'
40'

86.5'
40'
40'
40'

86.5'86.5'
40'
72'
40'
72'
40'

86.5'
40'

86.5'
40'

86.5'86.5'
40'
24'
72'
24'
72'
24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48'
24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48'
24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48' 24'
48'
24'
48'
24'
48'48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'
48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'
48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'
48'
24'
24'
48'48'
24'
24'
48'48'
24'
24'
48'48'
24'
64'
36'
64'
36'
40'
87'
40'
87'
16'
15' 15' 15' 15' 15' 15' 15'
15' 15'
15' 15' 15' 15' 15' 15' 15' 15'
15'
15' 15'
15'
15'
15'
15' 15' 15'
15'
15'
15' 15' 15' 15' 15'
15' 15' 15' 15' 15'
15'
15' 15' 15' 15' 15'
15'
15'
15' 15' 15' 15' 15'
15' 15' 15' 15' 15' 15'
APN 121-110-001
APN 121-110-003
15'
15'
15'
15'
15'
15'
P.P. 1205408 E
P.P. 4647574 E
P.P. 4796490 E
P.P. 1790931 E
P.P. 1615110 E
P.P. 1137259 E
P.P. 569606 E
P.P. 1205408 E
2 2 2
7 7
8 3
11 11 6 11
24 25
13 13 13
12 26 23 26 21
22 25 24 25
14 27
14 14
6 27
14 6 13
18 16
16 19
6 16
16 4
12 14
16 12
4 11
11 15
3 17
12 5
2 9
1 15
10 6
11 11
3 3
8 8
8 24 25
3 9
8 1
568.6
2 568.9
3 569.5
4 570.0
5 570.5
6 571.0
7 571.6 8
572.2
9 572.8
10 573.4
11 573.8
12 574.3
13 574.5
15 574.5
16 574.2
17 573.9
18 573.6
19 573.3
20 571.3
21 571.6
22 571.9
23 572.3
24 572.7
25 573.1
14 575.0 26
572.9
27 572.5
28 572.1
29 571.7
30 571.4
31 571.1
32 569.7
33 570.1
34 570.4
35 570.8
36 571.1
37 571.7
38 571.5
39 570.9
40 570.6
41 570.2
42 569.9
43 569.5
44 569.0
45 569.4
46 569.7
47 570.1
48 570.4
49 570.7
51 567.8
50 568.0
52 569.7
53 570.5
54 571.2
55 571.7
56 572.3
57 572.6
58 572.9 59
573.2
60 573.6
61 573.9
62 574.2
63 574.4
200'
260'
131'
33'
5'
88' 91'
66'
200'
109'
109'
200'
109'
109'
109'
109'
200'
109'
109'
200'
109'
109'
200'
200'
109'
109'
109'
109'
200'
207'
165'
92' 10'5'
74'
17'
85'
152'
22'
216'
88'
236'
48' 28'
210'
4'
10' 97'
110'
208'
130'
56'
46'
94'
165'
79' 20'
116'
93'
130'
85'
85'
130'
85'
85'
130'
85'
85'
130'
130'
85'
85'
123' 10' 85'
92'
130'
111' 20' 86'
130'
85'
130'
85'
130'
85'
130'
85'
111'
85' 20'
86' 10'
123'
93'
130'
85'85'
130'
85'
85'
130'
85'
85'
130'
85'
85'
130'
123' 10' 85'
92'
130'
111' 20' 86'
130'
85' 85'
130'
130'
85'
130'
85'
111'
85' 20'
86' 10'
97' 26'
95'
130'
85'85'
130'
85'
130'
85' 85'
85'
130'
85'
85'
130'
123' 10' 85'
92'
130'
17' 1' 50' 41' 40'
100'
45'
78'
132'
7'
64'
130'
15' 70'
130'
85'
130'
85'
110'
78' 24'
85'
152'
58' 27'
18' 47' 32'
90'
115'
203'
88'
197'
88' 50' 10' 27'
160'
229'
64'
25'
77'
22' 38'
173'
115'
125'
10' 55' 25'
90'
85'
86'
135'
135'
85'
85'
85'
85'
135'
140'
85'
85'
85'
85'
140'140'
85'
85'
140'
85'
85'
26'
68'
21'
68' 28' 10' 83'
135'
155'
30'
24'
6'
124' 10'28'
220' 15'
10'
222'
212'
223'
185'
38'
252'
25'
56' 245' 22'
977' 20'20'
28'
323' 170'
282'
204'
124'
136'
30'
51'
107' 71'
50' 10' 44' 10' 6'
417' 57'
311'
472'
64 49'
26'
201'
28'
294'
668'
172'
LOT
#
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16

LOT AREA
(SQ. FT.)
21,801
21,801
21,801
21,802
21,802
21,803
21,803
27,064
29,150
30,198
23,092
26,393
29,511
14,092
14,345
11,061

PAD AREA
(SQ. FT.)

LOT WIDTH
@ R.O.W.
109'
109'
109'
109'
109'
109'
109'
107'
102'
102'
111'
125'
110'
109'
78'
85'
LOT
DEPTH
200'
200'
200'
200'
200'
200'
200'
200'
207'
200'
210'
222'
200'
130'
132'
130'
P.A.K.A.

AREA
(SQ. FT.)
LOT
#
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32

LOT AREA
(SQ. FT.)
11,050
11,050
11,820
11,936
11,050
11,050
11,050
11,050
12,081
12,024
11,050
11,050
11,050
11,050
11,893
11,936

PAD AREA
(SQ. FT.)

LOT WIDTH
@ R.O.W.
85'
85'
78'
85'
85'
85'
85'
85'
86'
86'
85'
85'
85'
85'
85'
85'
LOT
DEPTH
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
P.A.K.A.

AREA
(SQ. FT.)
LOT
#
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48

LOT AREA
(SQ. FT.)
11,050
11,050
11,050
11,050
12,066
12,024
11,050
11,050
11,050
11,050
11,894
11,936
11,050
11,050
11,050
11,050

PAD AREA
(SQ. FT.)

LOT WIDTH
@ R.O.W.
85'
85'
85'
85'
86'
86'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
LOT
DEPTH
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
130'
P.A.K.A.

AREA
(SQ. FT.)
LOT
#
49 50
51 52
53 54
55 56
57 58
59 60
61 62
63 64

LOT AREA
(SQ. FT.)
11,992
12,004
13,170
17,540
25,075
19,554
10,976
11,050
11,475
11,475
11,687
11,900
11,900
11,900
12,743
44,261

PAD AREA
(SQ. FT.)

LOT WIDTH
@ R.O.W.
79'
97'
85'
88'
151'
102'
90'
85'
85'
85'
85'
85'
85'
85'
89'
222'
LOT
DEPTH
123'
134'
154'
200'
119'
105'
120'
130'
135'
135'
138'
140'
140'
140'
112'
199'
P.A.K.A.

AREA
(SQ. FT.)
2,880
2,880
3,456
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
2,880 1,152
2,880
2,880
2,880
2,880
3,456
3,456
3,456
2,880
3,456
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152 1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
2,880
21,801
21,801
21,801
21,802
21,802
21,803
21,803
27,064
27,498
28,545
23,092
26,393
29,511
13,637
14,345
11,061
11,050
11,050
10,772
10,803
10,540
10,540
10,557
10,574
11,534
11,387
11,050
11,050
11,050
11,050
10,784
10,875
10,659
10,659
10,659
10,642
11,656
12,024
11,050
11,050
11,050
11,050
10,960
11,057
11,050
11,050
11,050
11,050
11,992
10,946
12,677
17,060
24,912
19,554
10,976
11,050
11,475
11,475
11,687
11,900
11,900
11,900
12,432
37,363
1,728
3,456
2,304
1,152

P L A N N E R S E N G I N E E R S S U R V E Y O R S
(949) 251-8821
5 PETERS CANYON ROAD
SUITE 305
IRVINE, CA 92606
WWW.MDSCONSULTING.NET

ENGINEER

CITY OF NORCO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

TENTATIVE TRACT MAP
TENTATIVE TRACT NO. 38330
1 inch = ft.
( IN FEET )
60 J.D. RANCH GRAPHIC SCALE
60 0 30 60 120 240

MDS CONSULTING
5 PETERS CANYON DRIVE
IRVINE, CA. 92606
PHONE: (949) 251-8821
ATTN: BOB ZOLLER
THOMAS G. DALLAPE & DIANE L. DALLAPE,
DATED NOVEMBER 18,1993
TACRD INVESTMENT, L.P.

C/O. TOM DALLAPE
18881 VON KARMAN AVENUE
SUITE 150
IRVINE, CA. 92612
(949) 553-2020
TACRD INVESTMENT L.P.

THE HOFFMAN COMPANY
18881 VON KARMAN AVENUE
SUITE 150
IRVINE, CA. 92612
(949) 553-2020
ATTN: TOM DALLAPE
(CITY OF CORONA BENCHMARKER C-102)
A 2 1 2 " BRASS DISK STAMPED "C-102" SET IN THE TOP OF THE CURB LOCATED 5 FOOT NORTH OF THE E.C.R.

OF THE NORTHEASTERLY CURB RETURN OF THE INTERSECTION OF CORYDON STREET AND KINGFORD DRIVE.

ELEVATION: 569.419' (DATED 4/88)

TRUSTEES OF THE DALLAPE FAMILY TRUST,
SUITE 305
LOT
'J'

ACREAGE

3.29 AC

ACREAGE
13 - 15, 24 - 27, 36 - 39, 8.24 AC CITY OF NORCO
J.D. RANCH
48 - 49, 53 - 63 PL PL
6'
SCALE: 1"=10'
CL
6' 12'
36'
18' 18'

2.0%

EQUESTRIAN
TRAIL
24'

CENTERLINE OF SUNDANCE LANE
N 43° 09' 18" E AS SHOWN ON TRACT 28765
BK 274, PG 95-98
PARCEL 1: (APN: 121-110-001)
BLOCKS 67,68,69 AND LOTS 2 TO 23, INCLUSIVE OF BLOCK 70, TOGETHER WITH THOSE PORTIONS OF PINE STREET, 60 FEET WIDE, SPRUCE STREET, 60 FEET WIDE, SYCAMORE STREET, 60 FEET

WIDE AND ALL ALLEYS AND PUBLIC WAYS APPURTENANT THERETO BETWEEN BLUFF STREET AND GILBERT STREET AS SHOWN ON THE MAP OF AUBURNDALE COLONY AND TOWNSITE ON BOOK 6 PAGES 20 AND 21 OF MAPS, SAN BERNARDINO COUNTY, CALIFORNIA.

EXCEPTING THEREFROM THAT PORTION CONVEYED TO TOMMY DALLAPE, ET UX., BY DEED RECORDED APRIL 6, 1964 AS INSTRUMENT NO. 42079 OF OFFICIAL RECORDS.

ALSO EXCEPTING THEREFROM ANY OIL, GAS, OTHER HYDROCARBON SUBSTANCES AND ALL

OTHER MINERALS IN, ON OR UNDER THE ABOVE-IDENTIFIED LAND, TOGETHER WITH THE RIGHTS

TO TAKE AND RECOVER POSSESSION OF SAID MINERALS AND TO ENTER UPON SAID LAND FOR

THE PURPOSE OF EXPLORING FOR, MINING, DRILLING FOR, EXTRACTING, PRODUCING,

TRANSPORTING OR MARKETING THE SAME OF ANY PORTION THEREOF IN ANY MANNER NOT

INCONSISTENT WITH THE PUBLIC HEALTH USE FOR WHICH SAID PROPERTY IS HEREBY CONVEYED, AS RESERVED IN DOCUMENT RECORDED OCTOBER 8, 2009 AS INSTRUMENT NO 2009-0523643 OF OFFICIAL RECORDS OF SAID COUNTY.

PARCEL 2: (APN: 121-110-003)
BLOCKS 47, 48, 49 AND 50, THOSE PORTIONS OF BLOCKS 43, 44, 45 AND 46, THOSE PORTIONS OF

ALL STREETS AND ALLEYS, AND THAT PORTION OF THAT CERTAIN PARCEL OF LAND MARKED "PROPOSED POMONA AND ELSINORE RAILROAD DEPOT GROUNDS", AS SHOWN ON THE MAP OF AUBURNDALE COLONY AND TOWNSITE ON FILE IN BOOK 6 PAGES 20 AND 21 OF MAPS, SAN

BERNARDINO COUNTY RECORDS, LYING WITHIN THE BOUNDARIES OF THE PARCEL OF LAND DESCRIBED.
121-110-003, 121-110-001 (PORTION)
LOT (121-110-01 PORTION)
1 CONSTRUCT STANDARD ROLLED CURB PER CITY STANDARD PLAN 205. 2 CONSTRUCT 4" AC OVER 6" CAB OR AS APPROVED BY CITY ENGINEER 3 CONSTRUCT TYPE 'C' INTEGRAL CURB AND GUTTER PER CITY
4 5
CONSTRUCT 12.0' EQUESTRIAN TRAIL PER CITY STANDARD PLAN 700.

CONSTRUCT 3'-6" PVC EQUESTRIAN TRAIL FENCING PER
PER CITY STANDARD PLAN 830.

STANDARD PLAN 200.

CITY STANDARD PLAN 705.

ESTIMATED EARTHWORK QUANTITIES:

THE PRELIMINARY GEOTECHNICAL/SOILS REPORT WAS PREPARED BY LGC GEOTECHNICAL, INC., JANUARY 21, 2022.

MULTIPLE FINAL MAPS MAY BE FILED PURSUANT TO SECTION 66456.1 OF THE CALIFORNIA GOVERNMENT CODE.

HIGH SCHOOL: NORCO HIGH SCHOOL
SCHOOL DISTRICTS: (CORONA-NORCO UNIFIED SCHOOL DIST.)
PROPOSED LAND USE: SINGLE-FAMILY RESIDENTIAL, WATER QUALITY BASIN, SEWER LIFT EXISTING ZONING: 0S (OPEN SPACE)

1. EXISTING LAND USE: UNDEVELOPED, PREVIOUS DAIRY FACILITIES, SINGLE FAMILY RESIDENCE.

PROPOSED ZONING: R-1-10 (RESIDENTIAL - SINGLE FAMILY 10,000 SF) PROPOSED TENTATIVE TRACT 38330 IS NOT WITHIN AN APPROVED SPECIFIC PLAN BOUNDARY.

EXISTING GENERAL PLAN: RA (RESIDENTIAL AGRICULTURAL)
THE DEVELOPER RESERVES THE RIGHT TO MERGE LOTS ON THE FINAL MAP.

ADJUSTED FILL:

ADJUSTED CUT:
249,200 C.Y.
191,460 C.Y.

PARK REQUIREMENTS TO BE MET BY IN LIEU FEES PER CITY OF NORCO MUNICIPAL CODE SECTION 17.14.08.

MIDDLE SCHOOL: AUBURNDALE INTERMEDIATE
PAD ELEVATIONS SHOWN ON THE TENTATIVE TRACT MAP MAY BE ADJUSTED PLUS OR MINUS 3.0 FEET.

A-1-20 (AGRICULTURAL - LOW DENSITY (20,000 SF)

PL (PUBLIC LAND)
PROPOSED GENERAL PLAN: RL
ADJACENT LAND USES:

WEST: SINGLE-FAMILY RESIDENTIAL
SOUTH: SINGLE-FAMILY RESIDENTIAL, PARK
EAST: SINGLE-FAMILY RESIDENTIAL, PARK
ELEMENTARY: WASHINGTON ELEMENTARY
ALL PROPOSED STREETS WITHIN TENTATIVE TRACT 38330 SHALL BE PUBLIC AND SHALL BE OWNED AND MAINTAINED BY THE CITY OF NORCO.

THERE IS ONE EXISTING HABITABLE STRUCTURE THAT IS WITHIN THE BOUNDARIES OF THE PROPOSED TENTATIVE TRACT MAP THAT SHALL ALL PROPOSED MANUFACTURED SLOPES SHALL BE CONSTRUCTED AT A MAXIMUM OF 2:1, UNLESS OTHERWISE NOTED ON THE PLAN.

THE PROPOSED LANDSCAPE PARKWAYS AND EQUESTRIAN TRAILS WITHIN THE PROPOSED PUBLIC STREETS 'A'-'F' SHALL BE OWNED BY THE CITY OF NORCO AND MAINTAINED BY AN APPROVED CFD. EACH INDIVIDUAL HOMEOWNER SHALL MAINTAIN THEIR TRAIL FRONTAGE

THERE IS ONE ACTIVE WELL, OWNED AND MAINTAINED BY THE CITY OF NORCO, WITHIN THE BOUNDARIES OF THE TENTATIVE TRACT MAP PROPOSED TENTATIVE TRACT MAP 38330 IS WITHIN ZONE "X" (AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE OF FLOODING) PER F.I.R.M. MAP NO 06065C0687G, DATED AUGUST 28, 2008
PROPOSED TENTATIVE TRACT MAP 38330 CONTAINS PARCELS OWNED BY THE CITY OF NORCO AND BY THOMAS Q. DALLAPE AND DIANE L. DALLAPE, TRUSTEES OF THE DALLAPE FAMILY TRUST AND TACRD INSTRUMENTS. PROPOSED TENTATIVE TRACT MAP 38330 DOES NOT CONTAIN A CONTIGUOUS OWNERSHIP OF LAND BEING SUBDIVIDED.

THOMAS BROTHERS MAP PAGE 38, GRIDS B-4, C-4, B-5 AND B-6, RIVERSIDE COUNTY.

PROPOSED TENTATIVE TRACT MAP 38330 IS NOT WITHIN A COMMUNITY SERVICE DISTRICT.

PROPOSED TENTATIVE TRACT MAP 38330 IS WITHIN THE RIVERSIDE COUNTY FLOOD CONTROL DISTRICT (RCFCD) PROPOSED TENTATIVE TRACT MAP 38330 IS NOT SUBJECT TO LIQUEFACTION OR OTHER GEOLOGICAL HAZARD AND IS NOT WITHIN A TOPOGRAPHIC SURVEY WAS FLOWN AND COMPILED BY DON READ AERIAL CORPORATION ON JUNE 16, 2021.

THERE ARE NO PROPOSED OPEN STORM DRAIN CHANNEL WITHIN THE BOUNDARIES OF THE TENTATIVE TRACT MAP.

PROPOSED TENTATIVE TRACT MAP 38330 IS NOT A GATED COMMUNITY.

PROPOSED VEHICULAR ACCESS SHALL BE RESTRICTED ON RIVER ROAD AND BLUFF STREET.

FINAL DESIGN OF THE TENTATIVE TRACT MAP 38330 SHALL COMPLY WITH N.P.D.E.S. REQUIREMENTS AS OUTLINED BY N.P.D.E.S., PROPOSED TENTATIVE TRACT MAP 38330 IS NOT WITHIN A HIGH FIRE HAZARD AREA.

THE PROPOSED TENTATIVE TRACT MAP 38330 IS WITHIN THE COUNTY'S 2ND SUPERVISORY DISTRICT.

THE CURRENT PROPERTY ADDRESS IS 2877 RIVER ROAD, NORCO, CA.

ALL PROPOSED RESIDENTIAL LOTS SHALL MAINTAIN A 2.0% MINIMUM GRADE FROM THE REAR YARD TO THE FRONTING PUBLIC STREET.

THERE ARE NO EXISTING SEWER SYSTEM PIPES WITHIN THE TENTATIVE TRACT MAP BOUNDARIES. THE EXISTING SINGLE FAMILY RESIDENCE IS CURRENTLY SEWERED BY A SEPTIC SYSTEM BUT WILL BE CONNECTED TO THE PROPOSED SEWER LINE.

ALL EXISTING ON-SITE CONCRETE PADS SHALL BE REMOVED, AND WHERE POSSIBLE, CRUSHED AND PLACED IN PROPOSED FILL AREAS AND THE EXISTING 60.0' WIDE CALIFORNIA ELECTRIC POWER COMPANY EASEMENT SHALL BE PROTECTED IN PLACE.

PROPOSED KNUCKLES (PUBLIC) SHALL BE DESIGNED PER CITY STANDARD PLAN NO. 145A.

PROPOSED CUL-DE-SACS (PUBLIC) SHALL BE DESIGNED PER CITY STANDARD PLAN NO. 140C.

PROPOSED STREETS 'A'-'F', (LOTS 'A-'F') WITHIN TENTATIVE TRACT MAP 38330 SHALL BE DESIGNED PER CITY STANDARD PLAN NO. 100.

PROPOSED TENTATIVE TRACT MAP 38330 IS NOT SUBJECT TO FLOOD WATERS, OVERFLOW OR INUNDATION. ALL PROPOSED RESIDENTIAL PAD AREAS ARE A MINIMUM OF 2.0' FEET ABOVE THE 566 SANTA ANA FLOOD ELEVATION.

THERE ARE NO REGULATED TREES OR PLANTS IDENTIFIED WITHIN THE TENTATIVE TRACT MAP BOUNDARIES.

PROPOSED STREET TREES SHALL BE PROVIDED ALONG ALL PROPOSED PUBLIC STREETS WITHIN THE TENTATIVE TRACT MAP BOUNDARIES (SEE CONCEPTUAL LANDSCAPE PLANS) AND MAINTAINED BY A CFD.

PROPOSED OPEN SPACE LOT 'J' SHALL BE DEEDED IN FEE TO THE CITY FOR OWNERSHIP AND MAINTENANCE.

PROPOSED LOT 64, EXISTING SINGLE FAMILY RESIDENCE, SHALL REMAIN IN PLACE.

PROPOSED STANDARD ROLLED CURB FOR LOCAL PUBLIC STREETS 'A'-'F', (LOTS 'A'-'F') SHALL BE CONSTRUCTED PER CITY STANDARD PROPOSED CROSS GUTTERS FOR PUBLIC LOCAL STREET 'A' SHALL BE CONSTRUCTED PER CITY STANDARD PLAN NO. 225.

PROPOSED HANDICAP RAMP AT THE INTERSECTION OF PROPOSED STREET 'A' AT RIVER ROAD SHALL BE CONSTRUCTED PER CITY RIVER ROAD IMPROVEMENTS PER A MODIFIED CITY STANDARD PLAN NO. 120A.

BLUFF STREET IMPROVEMENTS PER CITY STANDARD NO. 100.

NORTH: CITY RESERVOIR FACILITY, VACANT

2. 3.

4. 5.

6. 7.

8. 9.

10. 11.

12. 13.

14. 15.

16. 17.

18. 19.

20. 21.

22. 23.

24. 25.

26. 27.

28. 29.

30. 31.

33. 34.

35. 36.

37. 38.

40. 41.

42. 43.

44. 45.

46. 47.

55. 54.

53. 52.

51. 50.

49. THAT WILL REMAIN IN PLACE.

IMPORT: 57,740 C.Y.

AS IT RELATES TO GENERAL WEED AND MANURE ABATEMENT.

LANDSCAPE PARKWAYS FOR LOCAL PUBLIC STREETS 'A'-'F' SHALL BE OWNED BY THE CITY AND MAINTAINED BY A CFD.

32. PROPOSED LANDSCAPE OPEN SPACE LOTS 'K'-'L' ARE PRIVATE AND SHALL BE OWNED BY AN APPROVED H.O.A. AND MAINTAINED BY A CFD.

IF AVAILABLE, OPEN SPACE LOTS 'K'-'L' TO BE IRRIGATED BY RECLAIMED WATER PROVIDED BY THE CITY OF NORCO.

39. PROPOSED LOT 'G' WATER QUALITY INFILTRATION AND DETENTION BASIN, WILL BE OWNED BY AN HOA AND MAINTAINED BY AN APPROVED

48. PROPOSED LOT 'H', SEWAGE LIFT STATION, SHALL BE DEEDED IN FEE TO THE CITY FOR OWNERSHIP AND MAINTENANCE. 1 2 1 5 4

PROPOSED SEWER LINE

PROPOSED SEWER MANHOLE

PROPOSED STREET CENTERLINE

PROPOSED CENTERLINE RADIUS

PROPOSED LOT NUMBER

PROPOSED TENTATIVE TRACT

EXISTING GAS LINE

EXISTING WATER LINE

EXISTING UTILITY EASEMENT

PROPOSED STORM DRAIN

EXISTING STORM DRAIN

BOUNDARY
R=150'

PROPOSED UTILITY EASEMENT

PROPOSED BUILDING SETBACK LINE BSL

PROPOSED WATER LINE

LIMITS OF GRADING (DAYLIGHT LINE)

PROPOSED FORCE MAIN

PROPOSED HIGHEST LOT NUMBER

PROPOSED PAD ELEVATION

PROPOSED STREET ELEVATION
PROPOSED 2:1 SLOPE

PROPOSED RETAINING WALL
750.5
772.0 TF
775.0 TRW 3.0'
PROPOSED 4:1 SLOPE

PROPOSED RETAINING WALL HEIGHT

PROPOSED STREET LIGHT

PROPOSED FIRE HYDRANT
4:1

PROPOSED LIMITED USE AREA
PROPOSED P.A.K.A.

PROPOSED DG EQUESTRIAN TRAIL
(BASED ON LOT AREA)

PROPOSED STOP SIGN

PROPOSED TRAFFIC SIGNAL
CL
55'
12' 43' 43' 12'
55'
22' 21'
(VARIES)
77' (VARIES) (PROPOSED IMPROVEMENTS)
(EXISTING IMPROVEMENTS)

EXISTING
R.O.W. EXISTINGR.O.W.
(SOUTH OF STREET 'A' TO TRACT BOUNDARY)
EXISTING RESIDENCE TO REMAIN.
2 EXISTING 6.0' HIGH BLOCK WALL TO REMAIN.
3 EXISTING 5.0 HIGH WROUGHT IRON FENCE TO BE REMOVED.
4 EXISTING 5.0' HIGH WOOD FENCE TO BE REMOVED.
5 EXISTING OVERHANG TO REMAIN.

EXISTING 6.0' HIGH CHAIN LINK FENCE W/ BARBED WIRE TO BE 7 EXISTING 6.0' HIGH CHAIN LINK FENCE TO REMAIN.
8 EXISTING 5.0' HIGH BARBED WIRE FENCE TO BE REMOVED.
9 EXISTING PCC DRIVEWAY TO BE PROTECTED IN PLACE.
10 EXISTING TANK TO BE REMOVED.
6 11 EXISTING BUILDING/CANOPY TO BE REMOVED.
12 EXISTING TREE/PALM TO BE REMOVED.
13 EXISTING SCE OVERHEAD/WIRE POWER POLE TO REMAIN IN PLACE.

EXISTING SCE OVERHEAD/WIRE POWER POLE TO BE UNDERGROUND UNDER SEPARATE PERMIT.
15 EXISTING A.C. PAVEMENT TO BE REMOVED.
16 EXISTING IDLE OVERHEAD POLES/WIRES TO BE REMOVED.
17 EXISTING SCE IDLE OVERHEAD POLE/WIRES TO BE REMOVED. 18 EXISTING 8.0' HIGH CHAIN LINK FENCE TO BE REMOVED
19 EXISTING CITY WELL FACILITY TO REMAIN IN PLACE.
20 EXISTING CATCH BASIN TO REMAIN.
14 21 EXISTING A.C. PAVEMENT TO BE PROTECTED IN PLACE.
22 EXISTING LIGHT TO BE PROTECTED IN PLACE.
23 EXISTING WATER VALVE TO BE RELOCATED.
24 EXISTING STREET SIGNAGE TO BE RELOCATED.
25 EXISTING ELECTRICAL EQUIPMENT TO BE RELOCATED.
26 EXISTING 6.0' CHAIN LINK FENCE WITH BARBED WIRE TO BE RELOCATED. 27 EXISTING ELECTRICAL FACILITY TO BE RELOCATED.
1 ELECTRIC:

GAS:

WATER & SEWER:

TELEPHONE:

SOLID WASTE:

CABLE:

CITY OF NORCO
2870 CLARK AVE
NORCO, CA. 92860
(951) 270-5678

CHARTER COMMUNICATIONS
7337 CENTRAL AVE
RIVERSIDE, CA. 92504
(951) 343-4100 EXT. 4156

SOUTHERN CALIFORNIA GAS COMPANY
1981 WEST LUGONIA AVENUE
RANCHO CUCAMONGA, CA. 91730
(909) 335-7715
A.T.&T.
1265 NORTH VAN BUREN STREET
RM. 180
ANAHEIM, CA. 92807
(714) 666-5503

SOUTHERN CALIFORNIA EDISON
1351 EAST FRANCIS STREET
ONTARIO, CA. 91761
(909) 930-8431

WASTE MANAGEMENT
800 SOUTH TEMESCAL STREET
JURUPA VALLEY, CA. 92509
(951) 786-0639
PROPOSED 6.0'

TUBULAR STEEL
FENCE
60'
36'
12' 18' 6'
24'
6' 18'

ROLLED CURB
12' EQUESTRIAN TRAIL
(11,000 SF LOTS)
30'

DRIVEWAY

APPROACH

20.0'
MIN.

15.0'
MIN.

15.0'
MIN.

5.0'
MIN.
30'

DRIVEWAY

APPROACH
STREET

2.0% 2.0% T.G.

INV.

T.G.

INV.

BUILDING

ENVELOPE

DRAIN PIPE

CURB DRAIN
FLOW
SCALE: 1"=40'

GRATE INLET

GRATE INLET

CURB DRAIN
SUPPLEMENT NO. 'A'.

SPECIAL STUDIES ZONE.

REMAIN IN PLACE.

REMOVED.

LANDSCAPE

PARKWAY LANDSCAPEPARKWAY

LANDSCAPED

PARKWAY

PARKWAY
SCALE: 1"=5'

LANDSCAPE OPEN SPACE
PROPOSED 6.0'

PERIMETER

BLOCK WALL

2.0'
2:1 SLOPE

2.0'
PROPOSED 2.0'

CONCRETE

DRAINAGE DITCH

LOT 'K' (VARIES)
PL
LOT 53

RESIDENTIAL

EQUESTRIAN TRAIL

12.0'

PARKWAY

6.0'

RIVER ROAD
SCALE: 1"=5'

BLUFF STREET

LANDSCAPE OPEN SPACE

2.0'
2:1 SLOPE

2.0'
PL
LOT 55

RESIDENTIAL

EQUESTRIAN TRAIL

12.0'

PARKWAY

6.0'
SCALE: 1"=10' SCALE: 1"=5'
PROPOSED 6.0'

TUBULAR STEEL
FENCE
4:1
PROPOSED 3.0'

RETAINING WALL

PROPOSED FORCE MAIN

EASEMENT

AND STORM DRAIN BASIN)
(WATER QUALITY INFILTRATION BASIN

LOT 'G'

LANDSCAPED
12'
RIVER ROAD R.O.W.

SCALE: 1"=10'
A.P.N.
568.0
GROUND:

PROPOSED 3.0'

RETAINING WALL
BOTTOM
EL: 559.0
4:1
2:1
EL.
561.0
EL.
564.0
2:1 SLOPE 4:1 SLOPE

LOT 'G'
TTM 38330

5.0' 7.0' 8.0'
EL.
568.0
FLOW
EXISTING 6.0'

BLOCK WALL
PL

EXISTING
A.P.N. 121-541-001
SCALE: 1"=5'
(568.9)
GROUND:

PL

EXISTING
121-541-007
FLOW 2.0%
(PAD EL: 569.3) LOT 4
TTM 38330
VARIES
EXISTING 6.0'

BLOCK WALL
BOTTOM
EL: 559.0
(LANDSCAPED)
PROPOSED 3.5' PVC

EQUESTRIAN TRAIL
FENCE

2.0%
PROPOSED 3.5' PVC

EQUESTRIAN TRAIL
FENCE
(LANDSCAPED)

LOT 'K' (VARIES)

2.0%

PARKWAY
12'

EQUESTRIAN
TRAIL
ROLLED
CURB

PARKWAY

EXISTING RECLAIM WATER LINE

EXISTING SEWER FORCEMAIN

A RIGHT OF WAY RESERVED TO THE SOUTH RIVERSIDE LAND AND WATER COMPANY AND ITS ASSIGNS FOR CONSTRUCTION

AND MAINTENANCE OF ALL NECESSARY WATER PIPES AND DITCHES, FLUMES AND CONDUITS, FOR ALL PURPOSES OF IRRIGATION AND DOMESTIC USE, BY DEED RECORDED AUGUST 12, 1985 IN BOOK 17, PAGE 223, OF DEEDS. EASEMENT CANNOT BE PLOTTED BASED ON RECORD INFORMATION. EASEMENT IS AN INDENTURE, CONVEYING LANDS TO INDIVIDUALS AN EASEMENT FOR ROAD AND INCIDENTAL PURPOSES, RECORDED OCTOBER 14, 1963 AS INSTRUMENT NO. 108259 OF OFFICIAL RECORDS. EASEMENT TO BE ABANDONED.

AN UNITED STATES OF AMERICA EASEMENT FOR ACCESS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 8, 2009 AS INSTRUMENT NO. 2009-0523643 OF OFFICIAL RECORDS, EASEMENT CANNOT BE PLOTTED BASED ON RECORDED INFORMATION. EASEMENT TO BE PROTECTED IN PLACE.

A SOUTH RIVERSIDE LAND AND WATER COMPANY EASEMENT FOR WATER PIPES AND DITCHES, FLUMES AND CONDUITS FOR PURPOSE OF IRRIGATION AND DOMESTIC USE AND INCIDENTAL PURPOSE, RECORDED AUGUST 08, 1895 IN BOOK 17 OF DEEDS, PAGE 223 AND RECORDED DECEMBER 31, 1906 IN BOOK 173, PAGE 336 OF DEEDS. EASEMENT CANNOT BE PLOTTED BASED ON RECORD INFORMATION. EASEMENT IS AN INDENTURE, CONVEYING LANDS TO INDIVIDUALS BUT A CALIFORNIA ELECTRIC POWER COMPANY EASEMENT FOR UTILITIES, 60 FEET WIDE, OVER THAT PORTION OF THE POMONA AND ELSINORE RAILROAD RIGHT OF WAY LYING EAST OF BLOCKS 47 AD 45, ALL OF BLOCK 24, AND THE NORTHWESTERLY HALF OF BLOCK 22 OF THE HEREIN DESCRIBED PROPERTY AND INCIDENTAL PURPOSES, RECORDED JANUARY 28, 1954 AS INSTRUMENT NO. 4649 OF OFFICIAL RECORDS. EASEMENT TO BE PROTECTED IN PLACE. 6 CONSTRUCT TYPE 'A' CURB ONLY, PER CITY STANDARD PLAN 200. 2:1 4:1
4:1
19'
15'
SCALE: 1"=10'

2.0%
SCALE: 1"=10'
6 APPROVED BY THE SOILS ENGINEER.

STANDARD NO. 235.
2' 2'

SINGLE-FAMILY RESIDENTIAL
NUMBER OF LOTS: TOTAL
64 77
1 SEWER LIFT STATION
OPEN SPACE 1
LANDSCAPE OPEN SPACE 2
1 WATER QUALITY INFILTRATION BASIN

AND STORM DETENTION BASIN
TRAIL 1
15 14
9 5
6 A SOUTHERN CALIFORNIA EDISON EASEMENT FOR UTILITIES AND INCIDENTAL PURPOSES, RECORDED APRIL 23, 1959 AS INSTRUMENT NO. 34510 OF OFFICIAL RECORDS. EASEMENT TO BE PROTECTED IN PLACE. 16 A COUNTY OF RIVERSIDE EASEMENT FOR EXCAVATION SLOPES AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 23, 1963 AS INSTRUMENT NO. 99907 OF OFFICIAL RECORDS. EASEMENT TO BE ABANDONED. 17 LOTS
1 - 63

LAND USE

SINGLE-FAMILY RESIDENTIAL

ACREAGE

21.23 AC
PERCENT (%)

56.1%
64 'H' SEWER LIFT STATION 0.13 AC
GROSS ACREAGE 37.84 AC 100%
EXISTING SINGLE-FAMILY RES. 1.01 AC
'K' - 'L' LANDSCAPE OPEN SPACE

BLUFF STREET

RIVER ROAD

0.16 AC

0.68 AC

0.73 AC

2.7%

0.3%

1.9%

0.4%

1.8%
WATER QUALITY INFILTRATION BASIN 1.01 AC
OPEN SPACE 3.29 AC
'G'
'J'

2.7%

8.7%

AND STORM DETENTION BASIN

NAVAL SEA
SYSTEM

COMMAND

FIFTH STREET

NORCO DRIVE

CORYDON AVENUE

RIVER ROAD BLUFF
ST.

SECOND STREET
N. LINCOLN AVE

HAMMER AVENUE
15 McKINLEY
STREET
RIVER
ROAD
RETAINING WATER RIGHTS, INCLUDING DITCHES, IRRIGATION PIPES, ETC.. THERE IS NO DESCRIPTION OTHER THAN THE LANDS BEING SOLD AND IS A BLANKET EASEMENT.

BUT RETAINING WATER RIGHTS, INCLUDING DITCHES, IRRIGATION PIPES, ETC.. THERE IS NO DESCRIPTION OTHER THAN THE LANDS BEING SOLD AND IS A BLANKET EASEMENT.

APPROXIMATE QUANTITY OF ORGANICS EXPORTED
CUT: 24,300 C.Y.

NOT TO SCALE
AVERAGE PAD AREA: 14,750 SF
SINGLE-FAMILY RESIDENTIAL 64
AVERAGE LOT AREA: 15,140 SF
MINIMUM LOT WIDTH: 85 FT
MINIMUM PAD AREA:

GROSS ACREAGE:

NET ACREAGE
GROSS DENSITY:

34.39 AC

33.55 AC
10,540 SF

1.86 DU/AC
MINIMUM LOT DEPTH: 115 FT (10,000 SF LOT)
MAXIMUM LOT AREA: 44,261 SF
MINIMUM LOT AREA:

NET DENSITY: 1.90 DU/AC
10,976 SF
"NOT-A-PART" 3.45 AC 9.1%
N.A.P. 1

56. LANDSCAPE PARKWAYS FOR RIVER ROAD AND BLUFF STREET SHALL BE OWNED BY THE CITY AND MAINTAIN BY A CFD.

58. PROPOSED PARKWAY DRAIN FROM 2-0' DRAINAGE DITCHES ALONG "TOE-OF-SLOPE" OF OPEN SPACE LOTS 'K' AND 'L' ALONG RIVER ROAD

59. PROPOSED PRIVATE PARKWAY DRAINS THROUGH CURB OUTLET FOR RESIDENTIAL ROLLED CURB SHALL BE CONSTRUCTED PER CITY

60. EXISTING WATERLINE FROM THE EXISTING CITY OWNED WELL FACILITY, CURRENTLY LOCATED WITHIN LOTS 54-63, TO BE RELOCATED WITHIN PROPOSED STREET 'F' TO RECONNECT TO THE CITY RESERVOIR LOT.

AND BLUFF STREET PER CITY STANDARD 300B.

61. PROPOSED STREET LIGHTS FOR LOCAL STREETS 'A'-'F', (LOTS 'A'-'F') SHALL BE OWNED BY THE CITY AND MAINTAINED BY AN APPROVED CFD.

62. PROPOSED EQUESTRIAN TRAIL FOR RIVER ROAD AND BLUFF STREET SHALL BE OWNED BY THE CITY AND MAINTAINED BY AN APPROVED CFD.

STANDARD 301.

63. PROPOSED LOT 'I' TO BE OWNED BY AN APPROVED H.O.A. AND MAINTAINED BY A CFD. LOT 'I' WILL NOT BE GATED.

64. "NOT-A-PART" TO REMAIN AS CITY OWNED AND MAINTAINED PUMP STATION AND RESERVOIRS 8 AND 9.

57. PROPOSED ROLLED CURB AT THE INTERSECTION OF STREET 'A' AT RIVER ROAD AND STREET 'F' AT BLUFF STREET SHALL TRANSITION TO A STANDARD CURB PER CITY STANDARD 215.
2 3

LOT 'G'
(BASIN)
*
EXCEPT ON A KNUCKLE OR CUL-DE-SAC NOT LESS THAN 50' * DOES NOT INCLUDE 3.45 AC OF "NOT-A-PART"

RESIDENTIAL
LOT

RESIDENTIAL
VARIES
LOT

RESIDENTIAL

LOT 'G'
(BASIN)
MIN.
20'
85'
130'
15'
MIN.
15'
MIN.
5'
MIN.

P.A.K.A.

SCALE: 1"=40'
'I' TRAIL 0.12 AC
'A' - 'F' STREETS (PUBLIC) 6.03 AC 16.0%
PUBLIC STREETS 6
17'
16'
LOT 54
(EASEMENT)
LOT 53
(EASEMENT)

2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
60'
110'
130'
INV.

T.G.

H.P.
85'
SCALE: 1"=10'
6'
20'
12'
24'
2'
4'
12'
30' 36'
2'

EXISTING

CROWN LINE
EXISTING 6.0'

CHAIN LINK
FENCE 2:1
(NORTH OF STREET 'A')
6' 12'
18'
21'

EQUESTRIAN
TRAIL
29'
43'
2'
2:1
PROPOSED R.O.W.
39'

EXISTING R/W
32'
61'
22'
EXISTING AC.

BERM
116'
55'

EXISTING
R.O.W.
12' 43'
77'

EXISTING

CROWN LINE
PROPOSED R.O.W. 30' 30'
60'
PROPOSED 2.0'

DRAINAGE
DITCH
CL
(EXISTING IMPROVEMENTS) (PROP. IMPROVEMENTS)

EXISTING
GROUND
SCALE: 1"=10'
5 4 3 5 4 2 3

LANDSCAPE PARKWAY LANDSCAPE

PARKWAY

EXISTING
R.O.W.

PROPOSED 2.0'

DRAINAGE
DITCH
TTM 38330
(LOTS 54-63)
66'
(EXISTING IMPROVEMENTS) (PROP. IMPROVEMENTS)

EQUESTRIAN
TRAIL 2.0% 2.0% 2.0%

2.0% 2.0% 2.0% 2.0%
12'

EXISTING
R.O.W.

CL

2.0% 2.0% 2.0% 2.0%

2.0% 2.0%

2.0% 2.0%

2.0% 2.0%

2.0%

0.3%
PLAN NO. 205.

PROPOSED 2.0'

CONCRETE

DRAINAGE DITCH
PROPOSED 6.0'

PERIMETER

BLOCK WALL
CFD.
*
****
GROSS ACREAGE MINUS BLUFF STREET AND RIVER ROAD * ***
*
MINIMUM LOT DEPTH: 200 FT (20,000 SF LOT)
NET ACREAGE 34.39 AC 90.9%
GROSS ACREAGE: 37.84 AC
CONTOUR INTERVAL: 1 FOOT
SCALE: 1"=60'
DATE: APRIL 26, 2022
REVISED: AUGUST 18, 2022
REVISED: MARCH 13, 2023
REVISED: JUNE 28, 2023
REVISED: JANUARY 25, 2024
REVISED: SEPTEMBER 23, 2025
REVISED: NOVEMBER 5, 2025
REVISED: MAY 20, 2026
REVISED: JULY 10, 2026
48'
24'
48'
24'

65. PRELIMINARY P.A.K.A. 15' ACCESS SHOWN ON PLAN, SUBJECT TO FINAL SITE PLAN APPROVAL FOR FINAL EASEMENT LOCATION AND LENGTH. *
PROPOSED 15.0' ACCESS EASEMENT TO P.A.K.A. AREA. FINAL LOCATION AND LENGTH OF EASEMENT TO BE DETERMINED DURING FINAL SITE PLAN APPROVAL. *

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-9
Tenta ve Tract Map
Source: MDS Consul ng; July 10, 2026.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Revised Public Review Draft | July 2026 3-20 Project Description This page intentionally left blank.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-10
Equestrian Trail Plan
Source: MDS Consul ng; November 10, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-11
Conceptual Landscape Plan
Source: Architerra Design Group; November 8, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-12a
Entry Landscape Treatment
Source: Architerra Design Group; November 8, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-12b
Entry Monument and Signage
Source: Architerra Design Group; November 8, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-13
Conceptual Street Sec ons
Source: Architerra Design Group; November 8, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-14
Conceptual Wall and Fence Plan
Source: Architerra Design Group; November 8, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Revised Public Review Draft | July 2026 3-27 Project Description

INFRASTRUCTURE PLAN
Drainage
In accordance with the City of Norco Municipal Code, the project would implement a Water Quality Management Plan that would retain and infiltrate the stormwater project runoff. As shown in Figure 3-15, Proposed Storm Drain Plan, surface flows would be directed to onsite catch basins that would convey stormwater flows to a 0.901.01-acre water quality detention basin (Lot G), which would then discharge into an existing 54-inch storm drain line. The proposed project would be graded to allow the lots to drain to the public street with no cross-lot drainage. The existing storm drain catch basin at the intersection of Bluff Street and River Road would be relocated and replaced as part of the widening of River Road.

Water Service
Water service for the project would be provided by the City of Norco. The project would construct an 8-inch water-line system that would connect to an existing 8-inch water transmission line along Bluff Street and River Road; refer to Figure 3-16, Proposed Water Plan.

Sewer Service
Sewer service for the project would be provided by the City of Norco. The project proposes to connect an 8-inch sewer force main that would connect to an existing 30-inch sewer main within River Road; refer to Figure 3-17, Proposed Sewer Plan. The force main would be constructed in-lieu of a gravity system, which would reduce the amount of import fill and eliminate the need for perimeter retaining walls along the eastern property line.

Dry Utilities
Dry Utility providers for the project are shown in Table 3-4, Utility Providers.

Table 3-4
Utility Providers
Provider Utility
Electrical Service Southern California Edison
Gas Service Southern California Gas Company
Trash Service Waste Management
Telephone Service AT&T

PUBLIC SERVICES
Fire Protection
The City of Norco contracts with the County of Riverside Fire Department for Fire Protection Services.

As shown in Table 3-5, Project Area Fire Stations, there are three fire stations in the City of Norco. The nearest fire station would be Station 57 located approximately 0.75 miles from the project site.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Revised Public Review Draft | July 2026 3-28 Project Description Table 3-5
Project Area Fire Stations
Station Number Address Distance
Station 14 1511 Hammer Avenue, Norco 1.95 miles
Station 47 3902 Hillside Avenue, Norco 3.13 miles
Station 57 3367 Corydon Avenue, Norco 0.75 miles
Police Services
The City of Norco contracts with the County of Riverside for Sheriff protection services. The Sheriff’s Department operates from the Norco Substation located at 2870 Clark Avenue, Norco, approximately three miles from the project site. The Sherriff’s Department responds to emergency situations and patrols neighborhoods and commercial areas within the City to promote a safe environment. The staff maintains official criminal records, investigates crime, and, in an emergency, assesses situations and quickly dispatches appropriate emergency responses. The Sheriff’s Department also directsconducts proactive crime prevention programs, including educating the public about personal safety, business and neighborhood watch programs, and residential and business security.

School Services
The project site is served by the Corona-Norco Unified School District (CNUSD), which is the largest school district in Riverside County and the ninth largest school district in California. Based on the Corona-Norco School Finder, the schools assigned to the project site are Highland Elementary School, Norco Intermediate School and Norco High School; refer to Table 3-6, Project Area School Sites.

Table 3-6
Project Area School Sites
School Address Distance to
School Site
2021/2022
Enrollment
Available
Seating
Capacity
Elementary Schools
Highland Elementary 2301 Alhambra Street 1.8 miles 539 675 Middle School
Norco Intermediate 2711 Temescal Avenue 2.6 miles 720 900 High Schools
Norco High School 2065 Temescal Avenue 2.4 miles 2,063 2,600 Specialty School
Victress Bower School 1250 W. Parkridge Avenue 1.2 miles 66 70 Source: Corona-Norco Unified School District, Correspondence with Nicole Lavallee, Facilities Analyst. May 16, 2022.

Solid Waste Disposal
The City of Norco contracts with Waste Management for solid waste collection and disposal. Waste Management collects both solid and green waste (grass clippings, tree, and shrub clippings), and items

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Revised Public Review Draft | July 2026 3-29 Project Description for recycling. Waste is taken to one of three regional landfills: Lamb Canyon, Badlands or El Sobrante.

Norco residents are responsible for disposing of hazardous household materials. Multiple collection centers are periodically provided throughout the year.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-15
Proposed Storm Drain Plan
Source: MDS Consul ng; November 10, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-16
Proposed Water Plan
Source: MDS Consul ng; November 10, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-17
Proposed Sewer Plan
Source: MDS Consul ng; November 10, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Revised Public Review Draft | July 2026 3-33 Project Description

3.6 PROJECT PHASING AND CONSTRUCTION
The sequence of construction phases that would typically occur would be clearing, grading, horizontal building foundation, vertical construction, paving and concrete and landscape installation. As shown in Figure 3-18, Preliminary Cut/Fill, the entire project site would be graded except for the existing residence (Lot 6469) and Open Space Lot JB. The site would be graded in one phase. The project would import approximately 57,74048,400 cubic yards of material and would require approximately 4,12413,457 truck trips. The anticipated mix of construction equipment and duration of construction activities is shown in Table 3-7, Construction Equipment Noise Emissions and Usage Factors.

Table 3-7*
Construction Equipment Noise Emissions and Usage Factors Equipment Description Number of
Equipment Horsepower Operating Hours Per Day
Total
Operational Hours
Demolition
Concrete/Industrial Saw 1 81 8 180
Excavators 3 158 8 480
Rubber Tired Dozers 2 247 8 240
Trucks Trips (Round Trip) 60
Site Preparation
Rubber Tired Dozers 3 247 8 360
Crawler Tractors 4 212 8 540
Truck Trips (Round Trip) 0
Grading
Excavator 2 158 8 560
Grader 1 187 8 320
Rubber Tired Dozer 1 247 8 320
Crawler Tractors 2 212 8 480
Truck Trips (Round Trip) 2,700
Building Construction
Crane 1 231 7 1,040
Forklift (Gradall) 3 89 8 3120
Generator 1 84 8 1,200
Tractor/Loaders/Backhoe 1 97 7 2,400
Welder 1 46 8 1250
Truck Trips (Round Trip)
Paving
Paver 2 130 8 480
Paving Equipment 2 132 8 480
Rollers 2 80 8 480
Truck Trips (Round Trip)
Architectural Coating
Air Compressor 1 78 6 240
Source: Vista Environmental, Noise Impact Analysis; July 5, 2023. *The variance in the quantities shown from the text to the table prepared by Vista Environmental may differ due to the revised calculations made by the Engineer for grading import and export quantities. 1 Based on the increased import volume (57,740 C.Y. vs. 48,400 C.Y.), the truck trips would also increase proportionally:

Ratio: 57,740 ÷ 48,400 = 1.193
Old truck trips: 3,457
New truck trips: 3,457 × 1.193 = approximately 4,124 truck trips

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Figure 3-18
Preliminary Cut/Fill
Source: MDS Consul ng; November 13, 2025.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Revised Public Review Draft | July 2026 3-35 Project Description

3.7 PROJECT OBJECTIVES
Objectives are defined to aid decision-makers in their review of the proposed project and its associated environmental impacts. The project objectives are summarized as follows:
 Create a high-quality, single-family equestrian community with horse and pedestrian trails.  Include Primary Animal Keeping Areas (PAKA) on each lot to promote the equestrian lifestyle.  Exchange acreage with the City in order to build critically missing links to the Norco Equestrian Trail System along Bluff Street and River Road.
 Widen River Road to its full width and complete the interchange improvements at River Road and Bluff Street and install landscaping along the River Road and Bluff Street frontages.

3.8 PROJECT ALTERNATIVES
The CEQA Guidelines (Section 15126.6[a]) state that an EIR must address “a range of reasonable alternatives to the project, or to the location of the project, which could feasibly attain the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project and evaluate the comparative merits of the alternatives.” The following alternatives have been prepared and would aid decision-makers in their review of the project, and the associated environmental impacts.
 Alternative 1: No Project
 Alternative 2: Existing Zoning with No Land Use Exchange

3.9 REQUIRED PROJECT PERMITS AND APPROVALS
The following are the required project permits and approvals for the project:
 General Plan Amendment
 Zone Change
 Tentative Tract Map
 Grading Permit
 Building Permit
 Landscape Planting Plan Approval
 Plumbing, Electrical, Structure Permits
 Fire Master Plan
Additional discretionary and/or ministerial approvals may be identified by the City as necessary to implement development and construction of the project.

3.10 REFERENCES
California Water Boards, Water Quality Control Plan for the Santa Ana Basin Plan. Updated June 2019.

Corona-Norco Unified School District, Correspondence with Nicole Lavallee, Facilities Analyst. May 16, 2022.

City of Norco Municipal Code, Title 18 – Zoning. Updated November 17, 2021.

Federal Emergency Management Agency (FEMA), National Flood Hazard Layer FIRMette. September 28, 2021.

JD RANCH RESIDENTIAL PROJECT
Environmental Impact Report
Revised Public Review Draft | July 2026 3-36 Project Description LGC Geotechnical, Inc. (LGS), Preliminary Geotechnical Evaluation for the Proposed Residential Development. January 21, 2022.

MDS Consulting, Tentative Tract Map 38330. July 10, 2026November 14, 2025.

Vista Environmental, Noise Impact Analysis JD Ranch Residential. April 4, 2024.

ATTACHMENT B

REVISED VEHICLE MILES TRAVELED
(VMT) ANALYSIS

TECHNICAL MEMORANDUM
To: Ms. Julie Beeman
All4
Date: June 24, 2026
From: Keil Maberry, P.E., Principal
Linscott, Law and Greenspan, Engineers
LLG Ref: 2.21.4488.1
Subject:

Revised Vehicle Miles Traveled (VMT) Analysis for the
Proposed JD Ranch Residential Project, Norco
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Revised Vehicle Miles Traveled (VMT) Analysis Technical Memorandum for the proposed JD Ranch Residential project (herein after referred to as “Project”) in the City of Norco, Riverside County, California. This Technical Memorandum presents the VMT screening criteria, analysis methodology, significance thresholds and VMT analysis. It should be noted that the approach and methodology outlined in this Technical Memorandum is consistent with the City of Norco Resolution No.2020-62 – Vehicle Miles Travelled Impact (dated September 2, 2020), which provides additional detail on the language and analysis procedures described in this Technical Memorandum.

The following sections of this Technical Memorandum summarize the Project description, present City of Norco’s VMT screening criteria, analysis methodology, thresholds, and VMT analysis based on the City of Norco’s request to reduce the number of residential units, which necessitated a review of the Vehicle Miles Traveled analysis. The updated analysis demonstrates that the current Project is now below the City thresholds based on the current WRCOG VMT Tool, which was updated in conjunction with the update of the RIVCOM Traffic Model. The prior version of the WRCOG VMT Tool showed that the VMT/Service Population and VMT/Resident for the Project site was greater than the jurisdictional average whereas the current version of the WRCOG VMT Tool shows that the VMT/Service Population and VMT/Resident for the Project site is less than the jurisdictional average as detailed below.

PROJECT DESCRIPTION
The proposed Project will consist of sixty-three (63) single family dwelling units with one (1) existing single family dwelling unit to remain, which was revised at the City’s direction to reduce the total number of residential dwelling units by five (5) single-family units, from 68 single-family dwelling units to 63 single-family dwelling units plus one (1) existing single-family dwelling unit to remain, for a total of 64 units. The Project site is located on the southeast quadrant of River Road and Bluff Street. Based on our understanding, the property appears to be developed as a former dairy with a residence and outbuildings on its southern border (River Road access site). The balance of the property holds pole barns, pasture, and vacant land. Access

Ms. Julie Beeman
June 24, 2026

N:\4400\2214488 - JD Ranch Residential, Norco\14 - VMT\2026\4488 - JD Ranch Residential, Norco VMT Memorandum (06-24-26).docx 4488 - JD Ranch Residential, Norco VMT Memo (12-02-21).docx for the proposed Project will be provided via one (1) full-movement driveway along River Road aligned with Trail Street and one (1) full-movement driveway along Bluff Street.

Figure 1, attached, presents a vicinity map for the Project site and Figure 2 presents an existing aerial of the Project site. Figure 3 presents the conceptual site plan for the proposed Project, prepared by MDS Consulting.

PROJECT SCREENING CRITERIA
Project screening is used to determine if a project will be required to conduct a detailed VMT analysis. The following section discusses the screening methods outlined in the City of Norco Resolution No.2020-62 – Vehicle Miles Travelled Impact (dated September 2, 2020) for land use projects and outlines whether the Project will screen-out, either in its entirely, or partially based on individual land uses. The City of Norco Resolution No.2020-62 – Vehicle Miles Travelled Impact (dated September 2, 2020) states:
“The City of Norco hereby adopts the VMT Project Screening Criteria consistent with OPR guidelines and screen out projects which fall into the following categories:
o Retail projects up to 50,000 SF in floor area.
o Projects generating less than 110 daily trips.
o Projects within a Transit Priority Area (TPA). A TPA is defined as locations within ½ mile of a major transit stop or within ½ mile of a high-quality transit corridor with 15-minute or less headways during peak commute hours.
o Affordable housing developments or affordable housing units within mixed-use developments.
o Transportation projects that promote non-auto travel, improve safety, or improve traffic operations at current bottlenecks, such as transit, bicycle and pedestrian facilities, intersection traffic control (e.g., traffic signals or roundabouts), or widening at intersections to provide new turn lanes.

Based on the above, the proposed Project will not screen-out based on this criteria since it is not listed in the above land use categories.

VEHICLE MILES TRAVELED (VMT) SIGNIFICANCE THRESHOLDS
The VMT significance criteria as stated in the City of Norco Resolution No.2020-62 – Vehicle Miles Traveled Impact (dated September 2, 2020) is detailed below:

Ms. Julie Beeman
June 24, 2026

N:\4400\2214488 - JD Ranch Residential, Norco\14 - VMT\2026\4488 - JD Ranch Residential, Norco VMT Memorandum (06-24-26).docx 4488 - JD Ranch Residential, Norco VMT Memo (12-02-21).docx City of Norco VMT Baselines and Thresholds of Significance Project Type Thresholds
Land Use Plan 1) Project Impact: A significant impact would occur if the VMT rate for the plan would exceed the applicable baseline VMT rate per service population.
2) Cumulative Project Effect: A significant impact would occur if the Project increases total regional VMT compared to cumulative no project conditions.

Land Use Project
(Residential)
1) Project Impact: A significant impact would occur if the VMT rate for the Project would exceed the daily total VMT per service population; OR
2) Project Impact: A significant impact would occur if the VMT rate for the project would exceed daily residential home-based VMT per capita.
3) Cumulative Project Effect: A significant impact would occur if the project would exceed the total regional VMT compared to cumulative no project conditions, under either condition above.

Office, Commercial, or
Retail Land Use Project
1) Project Impact: A significant impact would occur if the VMT rate for the project would exceed the applicable baseline VMT rate per service population; OR
2) Project Impact: A significant impact would occur if the VMT rate for the Project would exceed daily home-based work VMT per worker.
3) Cumulative Project Effect: A significant impact would occur if the Project increases the VMT rate in the study area above the baseline conditions for that area.

Transportation Project A significant impact would occur if the Project causes a net increase in total regional VMT compared to baseline conditions, opening year no project conditions, or cumulative no project conditions.

All Land Use and
Transportation Projects
A significant impact would occur if the Project is inconsistent with the RIVTAM/RIVCOM.

Please note that the Baseline VMT rate is defined as the City’s jurisdictional average VMT per appropriate development category.

VEHICLE MILES TRAVELED (VMT) ANALYSIS
Based on the VMT Significance Thresholds identified above, the Western Riverside Council of Governments (WRCOG) VMT Tool was utilized for the proposed Project site to determine the daily total VMT per service population and daily residential home-based VMT per capita. As shown in Attachment No. 1 and Attachment No. 2 of the WRCOG VMT Tool, the baseline VMT per service population (VMT/SP) of

Ms. Julie Beeman
June 24, 2026

N:\4400\2214488 - JD Ranch Residential, Norco\14 - VMT\2026\4488 - JD Ranch Residential, Norco VMT Memorandum (06-24-26).docx 4488 - JD Ranch Residential, Norco VMT Memo (12-02-21).docx the Project site is 35.0 VMT/SP, which is 26.12% below the City’s VMT threshold of

47.4 VMT/SP. In addition, As shown in Attachment No. 3 and Attachment No. 4 of the WRCOG VMT Tool, the baseline VMT per resident (VMT/capita) of the Project site is 14.3 VMT/Resident, which is 6.8% below the City’s VMT threshold of 15.3 VMT/Resident. Therefore, based on the City’s VMT Thresholds of Significance above, which states that “A significant impact would occur if the VMT rate for the Project would exceed the daily total VMT per service population OR daily residential home-based VMT per capita”, the proposed Project VMT per service population and VMT per resident (capita) are both well below the City’s VMT impact threshold, such that the proposed Project can be presumed to have a less than significant impact.

It should be noted that current version of the WRCOG VMT Tool is based on the current RIVCOM Traffic Model whereas the prior VMT analysis utilized the prior RIVTAM Traffic Model, which included different TAZ numbering as well as different SCAG socioeconomic data for the region such that the VMT data would be different between Traffic Models. Furthermore, because the Project land use is residential, which matches the existing residential land use in the TAZ, the Project VMT would essentially match the TAZ VMT per resident (capita) and TAZ VMT per service population.

CONCLUSION
Consistent with the City of Norco Resolution No.2020-62 – Vehicle Miles Travelled Impact (dated September 2, 2020) and based on the VMT methodology, criteria, guidelines, thresholds, and results outlined in this Technical Memorandum, the proposed Project will not have a significant Project VMT impact. * * * * * * * * * * *
We appreciate the opportunity to provide this Technical Memorandum. Should you have any questions regarding the memorandum, please contact us at (949) 825-6175.

Attachments
cc:file

Esri Community Maps Contributors, City of Corona, County of River 660000fftt
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Find address or place 
-117.592 33.925 Degrees
+
–
WRCOG VMT Tool Powered by Fehr & Peers UUsseUsersr'Ue'sr's Gre'ss Guuiid Giuideue Gdede Complete #1-4, Then Click "Run"
Input Output
#1. Zoom in on the map to your project location so
parcels appear on map. Next, select 'Parcels' from the
drop-down. Then click the black square next to the dropdown so you can select the parcel(s) for your project by drawing a simple rectangle over the parcel(s) you need.** #2. Select the VMT Metric. Note each jurisdiction may
have adopted a different metric by which they measure
VMT. Please consult with the jurisdiction to verify which metric to use for your analysis.**
OD VMT Per Service Population
#3. Select the Baseline Year. The year available for
analysis are from 2018 to 2045.**
2018
Parcels (Zoom in to view)  
(1 of 3)
OBJECTID 1
Completely
within a TPA?
No (Fail)
Within a low
VMT
generating
TAZ?
Yes (Pass)
Note Screening results are based
on location of parcel
centroids. If results are
desired considering the full
parcel, please refer to the
associated map layers to
visually review parcel and
TAZ boundary relationship.

Community
Regions have
different
thresholds
(1=Yes, 0=No)
0 Zoom to
12/19/25, 2:27 PM WRCOG VMT Tool
https://fehrandpeers.maps.arcgis.com/apps/webappviewer/index.html?id=4e34ad3196464c8086c881189237b25c 1/1 Page 371 of 457 Esri Community Maps Contributors, City of Corona, County of River 660000fftt
fftt
Find address or place 
-117.581 33.926 Degrees
+
–
WRCOG VMT Tool Powered by Fehr & Peers UUsseUsersr'Ue'sr's Gre'ss Guuiid Giuideue Gdede Complete #1-4, Then Click "Run"
Input Output
#1. Zoom in on the map to your project location so
parcels appear on map. Next, select 'Parcels' from the
drop-down. Then click the black square next to the dropdown so you can select the parcel(s) for your project by drawing a simple rectangle over the parcel(s) you need.** #2. Select the VMT Metric. Note each jurisdiction may
have adopted a different metric by which they measure
VMT. Please consult with the jurisdiction to verify which metric to use for your analysis.**
OD VMT Per Service Population
#3. Select the Baseline Year. The year available for
analysis are from 2018 to 2045.**
2018
Parcels (Zoom in to view)  
(2 of 3)
OBJECTID 2
Assessor Parcel
Number (APN)
121110003
Traffic Analysis
Zone (TAZ)
1559
Community
Region
NORCO
Inside a Transit
Priority Area
(TPA)
No
TAZ VMT 35
Jurisdiction
VMT

47.4 % Difference -26.12%
VMT Metric OD VMT Per Service
Population
Threshold 47.4
Zoom to
12/19/25, 2:27 PM WRCOG VMT Tool
https://fehrandpeers.maps.arcgis.com/apps/webappviewer/index.html?id=4e34ad3196464c8086c881189237b25c 1/1 Page 372 of 457 Esri Community Maps Contributors, County of Riverside, County of 660000fftt
fftt
Find address or place 
-117.607 33.926 Degrees
+
–
WRCOG VMT Tool Powered by Fehr & Peers UUsseUsersr'Ue'sr's Gre'ss Guuiid Giuideue Gdede Complete #1-4, Then Click "Run"
Input Output
#1. Zoom in on the map to your project location so
parcels appear on map. Next, select 'Parcels' from the
drop-down. Then click the black square next to the dropdown so you can select the parcel(s) for your project by drawing a simple rectangle over the parcel(s) you need.** #2. Select the VMT Metric. Note each jurisdiction may
have adopted a different metric by which they measure
VMT. Please consult with the jurisdiction to verify which metric to use for your analysis.**
PA VMT Per Resident
#3. Select the Baseline Year. The year available for
analysis are from 2018 to 2045.**
2018
Parcels (Zoom in to view)  
(1 of 3)
OBJECTID 2
Assessor Parcel
Number (APN)
121110003
Traffic Analysis
Zone (TAZ)
1559
Community
Region
NORCO
Inside a Transit
Priority Area
(TPA)
No
TAZ VMT 14.3
Jurisdiction
VMT

15.3 % Difference -6.8%
VMT Metric PA VMT Per Resident
Threshold 15.3
Community
R i h
0 Zoom to
12/19/25, 2:24 PM WRCOG VMT Tool
https://fehrandpeers.maps.arcgis.com/apps/webappviewer/index.html?id=4e34ad3196464c8086c881189237b25c 1/1 Page 373 of 457 Esri Community Maps Contributors, County of Riverside, County of 660000fftt
fftt
Find address or place 
-117.582 33.925 Degrees
+
–
WRCOG VMT Tool Powered by Fehr & Peers UUsseUsersr'Ue'sr's Gre'ss Guuiid Giuideue Gdede Complete #1-4, Then Click "Run"
Input Output
#1. Zoom in on the map to your project location so
parcels appear on map. Next, select 'Parcels' from the
drop-down. Then click the black square next to the dropdown so you can select the parcel(s) for your project by drawing a simple rectangle over the parcel(s) you need.** #2. Select the VMT Metric. Note each jurisdiction may
have adopted a different metric by which they measure
VMT. Please consult with the jurisdiction to verify which metric to use for your analysis.**
PA VMT Per Resident
#3. Select the Baseline Year. The year available for
analysis are from 2018 to 2045.**
2018
Parcels (Zoom in to view)  
(3 of 3)
OBJECTID 1
Completely
within a TPA?
No (Fail)
Within a low
VMT
generating
TAZ?
Yes (Pass)
Note Screening results are based
on location of parcel
centroids. If results are
desired considering the full
parcel, please refer to the
associated map layers to
visually review parcel and
TAZ boundary relationship.

Community
Regions have
different
thresholds
(1=Yes, 0=No)
0 Zoom to
12/19/25, 2:25 PM WRCOG VMT Tool
https://fehrandpeers.maps.arcgis.com/apps/webappviewer/index.html?id=4e34ad3196464c8086c881189237b25c 1/1 Page 374 of 457 RESOLUTION NO. 2026-79

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

NORCO, CALIFORNIA, ADOPTING GENERAL PLAN
AMENDMENT 2022-02 AS PART OF THE JD RANCH SINGLEFAMILY RESIDENTIAL SUBDIVISION PROJECT.

WHEREAS, TACRD Investment, L.P., has submitted an application to the City of Norco to initiate a General Plan Amendment (GPA) 2022-02 on approximately 34.39 acres consisting of Assessor Parcel Numbers 121-110-001 (City of Norco) and 121-110- 003 (TACRD Investment, L.P.), as part of the entitlement application for Tentative Tract Map (TTM) 38330; and,
WHEREAS, GPA 2022-02 consists of: 1) Amend General Plan Policy 2.2.1a to allow a change in the General Plan land use designation of a portion of the existing Residential Agricultural (RA) property to a higher density residential use under specific circumstances resulting in a change of zoning to accommodate an increased density to meet General Plan policies; and, 2) Amend the General Plan land use designation of approximately 8.24-acres from Public Land (PL) to Residential Low (RL) (Portion of APN 121-110-001); 15.08-acres from Residential Agricultural (RA) to Residential Low (RL) (Portion APN 121-110-003); and 3.29-acres from Residential Agricultural (RA) to Parks (P) (Portion APN 121-110-003) leaving the remainder of said parcel APN 121-110-003 consisting of 7.78-acres with a land use designation of Residential Agricultural (RA); and, WHEREAS, said application has been duly submitted to the City Council for decision at a public hearing for which proper notice was given; and, WHEREAS, notice of public hearing on said petition has been given in the manner and for times required by law; and,
WHEREAS, at the time set at 7 p.m. on September 16, 2026, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said petition was advertised for hearing before the City Council for the City of Norco; and, WHEREAS, at said time and place, said City Council heard and considered both oral and written evidence; and,
WHEREAS, a Final Environmental Impact Report (FEIR) has been certified by the City Council of the City of Norco by Resolution No. 2026-78 determining that it addresses all environmental effects of the Proposed Project and fully complies with the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines and reflects the City’s independent judgment and analysis.

NOW, THEREFORE, the City Council of the City of Norco does hereby make the following FINDINGS AND DETERMINATION:

Resolution No. 2026-79 – Adoption of General Plan Amendment 2022-02

September 16, 2026
I. FINDINGS FOR GENERAL PLAN AMENDMENT 2022-02:

A. The proposal is consistent with the General Plan in that the proposed land use designations and amendment to General Plan Policy 2.2.1a is consistent with protecting the small plot agricultural/animal-keeping/equestrian lifestyle through the recordation of a deed-restricted Primary Animal-Keeping Area (PAKA) on each residential lot, regardless of lot size. The proposed General Plan Amendment also proposes a land use designation for Parks (P), which is consistent with the characteristics of neighborhoods with both the Residential Agricultural (RA), Residential Low (RL), and Parks (P) land use designations as defined in Section

3.4.2 of the General Plan, with zoning changes reflective of these uses in accordance with Ordinance No. 1146.

B. The proposal is reasonably compatible with the area immediately surrounding the project site in that the proposed land use designations are complementary to the designations of nearby single-family homes with animal-keeping provisions. The proposed amendment to General Plan Policy 2.2.1a will facilitate the creation of lots under 21,780 square feet (A-1-20 zoning designation per Ordinance No. 977), but in a manner that promotes the intent of the minimum 21,780 square-foot lot requirement, which is to protect City's small plot agricultural/animalkeeping/equestrian lifestyle.

C. The proposal is not detrimental to the public convenience or general welfare of the persons residing or working in the surrounding neighborhood in that the proposed land use designations will facilitate uses that are identical to the uses allowed in the land use designations of nearby residential-agricultural properties and are appropriate for the properties and neighborhood.

D. The proposal is not injurious to surrounding properties, nor does it adversely impact the use of adjoining parcels in that the proposed land use designations will facilitate uses that are identical to the uses allowed in the land use designations of nearby residential-agricultural properties and are appropriate for the properties and neighborhood.

II. DETERMINATION:

NOW, THEREFORE, the City Council of the City of Norco, California, does hereby RESOLVE that General Plan Amendment 2022-02 be approved so that the Land Use Map is amended as noted in Attachment A and so that General Plan Policy 2.2.1a is amended as follows (additions are in bold and red):

Policy 2.2.1a. Existing A-1 zones and similar agricultural-residential specific plan districts with similar densities shall not be rezoned for higher intensity residential uses, unless compliance with General Plan Policies 2.2.1d and 2.2.1e is achieved.

Resolution No. 2026-79 – Adoption of General Plan Amendment 2022-02

September 16, 2026
PASSED AND ADOPTED by the City Council of the City of Norco, California, at a regular meeting held on September 16, 2026.
___________________________
Robin Grundmeyer, Mayor
City of Norco, California
ATTEST:
__________________________
City Clerk
City of Norco, California

Resolution No. 2026-79 – Adoption of General Plan Amendment 2022-02

September 16, 2026
I, Norma I. Alley, MMC, City Clerk of the City of Norco, California, do hereby certify that the foregoing Resolution was introduced and adopted by the City Council of the City of Norco, California, at a regular meeting thereof held on September 16, 2026, 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 Norco, California, on September 16, 2026. ________________________
City Clerk
City of Norco, California
Attachments:

Attachment A – Existing and Proposed General Plan Land Uses

Resolution No. 2026-79 – Adoption of General Plan Amendment 2022-02

September 16, 2026
Attachment A - Existing and Proposed General Plan Land Uses

ORDINANCE NO. 1146

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NORCO, CALIFORNIA, ADOPTING ZONE CHANGE 2022-01

RELATED AS PART OF THE JD RANCH SINGLE-FAMILY
RESIDENTIAL SUBDIVISION PROJECT.

WHEREAS, TACRD Investment, L.P., has submitted an application to the City of Norco to initiate a Zone Change (ZC) 2022-01 on approximately 34.39-acres consisting of Assessor Parcel Numbers 121-110-001 (City of Norco) and 121-110-003 (TACRD Investment, L.P.), as part of the entitlement application for Tentative Tract Map (TTM) 38330; and,
WHEREAS, ZC 2022-01 consists of: 1) Change the Zoning Designation of a portion of the existing Residential Agricultural (RA) property to a higher density residential use under specific circumstances resulting in a change of zoning to accommodate an increased density to meet General Plan policies; and, 2) Amend the Zoning designation of approximately 8.24-acres from Open Space (OS) to Residential Single-Family (R-1) (Portion of APN 121-110-001); 15.08-acres from Agriculture-LowDensity 20,000 square foot lot (21,780 square feet per Ordinance No. 977 (2014) (A-1- 20)) to Residential Single-Family (R-1) (Portion APN 121-110-003); and 3.29-acres from Agriculture-Low-Density 20,000 square foot lot (A-1-20) to Open Space (OS) (Portion APN 121-110-003) leaving the remainder of said parcel APN 121-110-003 consisting of

7.78-acres with a zoning designation of Agriculture-Low-Density 20,000 square foot lot (21,780 square feet per Ord. 977 (2014) (A-1-20)); and, WHEREAS, a Final Environmental Impact Report (FEIR) has been certified by the City Council of the City of Norco by Resolution No. 2026-78 determining that it addresses all environmental effects of the Proposed Project and fully complies with the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines and reflects the City’s independent judgment and analysis; and,
WHEREAS, the City Council heard and considered both oral and written evidence related to Resolution No. 2026-79, General Plan Amendment 2022-02 amending the text of General Plan Policy 2.2.1a, and the amendment of General Plan land use designations appropriate to the proposed project resulting in the need to consider a change in zoning to meet land use consistency; and,
WHEREAS, said application has been duly submitted to the City Council for decision at a public hearing for which proper notice was given; and, WHEREAS, notice of public hearing on said petition has been given in the manner and for times required by law; and,
WHEREAS, at the time set at 7 p.m. on September 16, 2026, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said petition was advertised for hearing before the City Council for the City of Norco; and,

Ordinance No. 1146 – Adoption of Zone Change 2022-01

September 16, 2026
WHEREAS, at said time and place, said City Council heard and considered both oral and written evidence.

NOW, THEREFORE, the City Council of the City of Norco does hereby make the following FINDINGS AND DETERMINATION:
l. FINDINGS FOR ZONE CHANGE 2022-01
A. The requested change of zone is necessary and desirable for the development of the community in harmony with the objective of the General Plan in that the proposed zone change supports General Plan Goal 2.2, “Residential – Small Plot Agricultural/Animal-Keeping Goal”, and General Plan Policy 2.2.1a:

General Plan Goal 2.0 Residential – Small Plot Agricultural/Animal-Keeping Goal:
“This goal promotes the health, safety, and well-being of the citizens of Norco by adopting standards for the proper balance, relationship, and distribution of residential land uses in accordance with the City's small plot agricultural/animalkeeping/equestrian lifestyle.” Policy 2.2.1a. Existing A-1 zones and similar agricultural-residential specific plan districts with similar densities shall not be rezoned for higher intensity residential uses, unless compliance with General Plan Policies

2.2.1d and 2.2.1e is achieved (Resolution No. 2026-79).

Furthermore, the proposed zone change will comply with General Plan Policies

2.21d and 2.21e, as it will facilitate open areas to encourage the small-plot agricultural/animal-keeping lifestyle, and to provide the necessary area and terrain to effectively maintain the health and safety of animals. The proposed zone change also proposes a zone change from Agriculture-Low-Density 20,000 square foot lot (A-1-20) to Open Space (OS), which is consistent with the characteristics of surrounding neighborhoods and the community.

B. The requested change of zone will be compatible and complementary to existing conditions in the surrounding area in that the proposed zoning designations will facilitate uses that are identical to those allowed in the existing zoning designations of surrounding single-family residential, agricultural low density, and open space land uses.

C. The site is adequate in size to accommodate the uses permitted in the existing and proposed zones requested, and all applicable property development standards can be complied with in accordance with Title 18, Zoning, of the City of Norco Municipal Code.

Ordinance No. 1146 – Adoption of Zone Change 2022-01

September 16, 2026
D. The site properly relates to streets and highways designed and fully improved to carry the type and quantity of traffic that is expected to be generated in this area and that utilities exist or are planned, which will adequately serve the property as rezoned in that streets, street improvements, and water and sewer mains are needed and will be provided to serve the properties that are part of the proposed zone change.

Il. DETERMINATION
NOW, THEREFORE, the City Council of the City of Norco does hereby ORDAIN:

SECTION 1. APPLICATION: Zone Change 2022-01 is hereby approved as shown on Attachment A.

SECTION 2. EFFECTIVE DATE: This Ordinance shall become effective 30 days after final passage thereof.

SECTION 3. SEVERABILITY: If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the Ordinance, and each section, subsection, sentence, clause, sentences, clauses, or phrases here of irrespective of the fact that any one or more of the sections, subsections, sentences, clauses, or phrases hereof be declared invalid or unconstitutional.

SECTION 4. POSTING: The Mayor shall sign this Ordinance and the City Clerk shall attest hereto and shall cause the same within 15 days of its passage to be posted at no less than five public places within the City of Norco. ___________________________
Robin Grundmeyer, Mayor
City of Norco, California
ATTEST:
__________________________
City Clerk
City of Norco, California

Ordinance No. 1146 – Adoption of Zone Change 2022-01

September 16, 2026
I, Norma I. Alley, MMC, City Clerk of the City of Norco, California, do hereby certify that the foregoing Ordinance was INTRODUCED by the City Council of the City of Norco, California, at a regular meeting thereof held on September 16, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

I, Norma I. Alley, MMC, City Clerk of the City of Norco, California, do hereby certify that the foregoing Ordinance was ADOPTED by the City Council of the City of Norco, California, at a regular meeting thereof held on October 7, 2026, 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 Norco, California, on October 7, 2026. ________________________
City Clerk
City of Norco, California
Attachments:

Attachment A – Existing and Proposed Zoning

Ordinance No. 1146 – Adoption of Zone Change 2022-01

September 16, 2026
Attachment A - Existing and Proposed Zoning

RESOLUTION NO. 2026-80

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

NORCO, CALIFORNIA, APPROVING TENTATIVE TRACT MAP
38330 AND CONDITIONS OF APPROVAL AS PART OF THE JD

RANCH SINGLE-FAMILY RESIDENTIAL SUBDIVISION
PROJECT.

WHEREAS, Thomas Dallape, TACRD Investment, L.P., submitted an application to the City of Norco, California, Community Development Department for Tentative Tract Map No. 38330 (TTM 38330) under the provisions of Title 17 of the Norco Municipal Code, on property generally described as:

Parcel 1 (APN 121-110-001): Blocks 67, 68, 69 and Lots 2 to 23, inclusive of Block 70, together with those portions of Pine Street, Spruce Street, Sycamore Street and all alleys and public ways appurtenant thereto between Bluff Street and Gilbert Street as shown on the map of Auburndale Colony on Book 6, Pages 20 and 21 of Maps, Records of San Bernardino County, State of California; and Parcel 2 (APN 121-110-003): Blocks 47, 48, 49 and 50, those portions of Blocks 43, 44, 45 and 46, those portions of all streets and alleys, and that portion of that certain parcel of land marked “Proposed Pomona and Elsinore Railroad Depot Grounds”, as shown on the maps of Auburndale Colony and Townsite on file in Book 6, Pages 20 and 21 of Maps, San Bernardino County Records, lying within the boundaries of the Parcel of Land described.

Together, Parcels 1 and 2 comprise an irregular-shaped area of approximately

37.84 acres, with frontage on the northeast side of River Road and east of Bluff Street, and are identified as Assessor’s Parcel Numbers 121-110-001 (11.69 acres) and 121-110-003 (26.15 acres); and,
WHEREAS, said subdivision application has been duly submitted to the City of Norco, considered by the Planning Commission on December 10, 2025, and forwarded to the City Council for decision at a public hearing for which proper notice was given; and, WHEREAS, the City of Norco, acting as the Lead Agency, prepared an Environmental Impact Report for the JD Ranch Single-Family Residential Subdivision Project, in which the Proposed Project included a General Plan Amendment (Resolution No. 2026-79) and rezoning of lands (Ordinance No. 1146) determining the Proposed Project impacts can be mitigated to a less than significant level, and certified by the City Council of the City of Norco by Resolution No. 2026-78 in accordance with the California Environmental Quality Act (CEQA); and,
WHEREAS, the Tentative Tract Map 38330 is consistent with the City’s General Plan in accordance with Resolution No. 2026-79, which amended the General Plan land use designations, and Ordinance No. 1146, which rezoned portions of the property included within the JD Ranch Single-Family Residential Subdivision Project, and meets

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
all of the requirements under Title 7, Division 2, Subdivisions, and the general provisions of Government Code Section 66410, Subdivision Map Act; and, WHEREAS, a Notice of Public Hearing for the City Council to consider the JD Ranch Single-Family Residential Subdivision Project has been given in the manner and for times required by Government Code Sections 65856(b) and 65090; and, WHEREAS, at the time set at 7:00 p.m. on September 16, 2026, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said TTM 38330 was heard and considered by the City Council for the City of Norco at which time the City Council received both oral and written evidence.

NOW, THEREFORE, the City Council of the City of Norco, California, does hereby make the following FINDINGS AND DETERMINATION:

I. FINDINGS FOR TENTATIVE TRACT MAP 38330:

A. Tentative Tract Map (TTM) 38330 is consistent with the Norco General Plan in accordance with Resolution No. 2026-79 designating the Proposed Project as Residential Agricultural (RA), Residential Low (RL), Parks (P), and Public Lands (PL). The Proposed Project is consistent with the rezone in accordance with Ordinance No. 1146, which rezoned approximately 34.39-acres as: A-1-20 (Agricultural-Low Density Residential – minimum 21,780), R-1-10 (Residential – Single Family – 10,000), and OS (Open Space). The proposed lots are designed and conditioned to meet all zoning requirements related to lot area and dimension standards, including animal-keeping areas.

B. None of the conditions for mandatory denial as set forth in Subsections (a) through (g) of Section 66474, Article 1, Chapter 4, Division 2, Title 7, of the California Government Code exist with respect to said subdivision.

C. The proposed subdivision, together with provisions for its design and improvements, is consistent with applicable General Plans of the City pursuant to Section 66473.5, Article 1, Chapter 4, Division 2, Title 7, of the California Government Code.

D. The City of Norco, acting as the Lead Agency, prepared an Environmental Impact Report for the Proposed Project TTM 38330. The Final Environmental Impact Report (FEIR) determined environmental impacts can be mitigated to a less than significant level. The City Council of the City of Norco certified the FEIR by Resolution No. 2026-78 in accordance with the California Environmental Quality Act (CEQA), and adopted a Mitigation Monitoring and Reporting Program in accordance with Public Resources Code Section 21081.6 and CEQA Guidelines Section 15097.

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
II. DETERMINATION:

NOW, THEREFORE, the City Council of the City of Norco, California, does hereby RESOLVE that Tentative Tract Map 38330 be approved for a period of 24 months, subject to the following conditions:

1. Approval is based on Attachment A (Tentative Tract Map dated July 10, 2026) and incorporated herein by reference and on file with the Community Development Department. Development shall occur as shown unless otherwise noted in these conditions.

2. The recorded owner of the property shall submit to the Community Development Department, for record purposes, written evidence of agreement with all conditions of this approval before said permit shall become effective.

3. The project shall be in compliance with all City of Norco Municipal Codes, Ordinances and Resolutions, except for the requirement of a 200-foot lot length between Lots 9 and 10 having the A-1-20 zoning designation. Non-compliance with any provisions of the Norco Municipal Code (NMC) not specifically waived in compliance with City procedures shall constitute cause for revocation and/or termination of the approvals granted under authority of permit.

4. The applicant shall pay all applicable fees associated with this proposal and the subdivision of land. Furthermore, the applicant shall pay all development fees in accordance with the NMC prior to recordation of the Final Map.

5. All provisions of Chapters 17 and 18 of the NMC shall be met as it relates to the division of land.

6. Prior to the issuance of any permits, the submittal, approval, and recordation of the Final Map in accordance with the State Subdivision Map Act and the City Subdivision Ordinance are required.

7. Approval of the Tentative Tract Map shall expire if the subject map has not been recorded within a two-year period from the date of City Council approval. No permits for development shall be issued prior to recordation of the map.

8. Extension of the Tentative Tract Map approval shall only be considered if the applicant filing said map submits a written request for extension to the Community Development Department stating the response for the request, at least 30 days before the map approval is due to expire, pursuant to and in compliance with Section 17.16.170 of the City Subdivision Ordinance.

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026

9. The applicant shall have a licensed civil engineer/licensed surveyor to prepare the Final Map, consistent with the approved tentative map, in compliance with Chapter 17 of the NMC and the Subdivision Map Act. All provisions of Chapters 17 and 18 of the NMC shall be met as it relates to the division of land.

10.The project shall have a dedicated "primary animal-keeping area" (PAKA) on each lot created within the Tentative Tract Map. The size of the PAKA shall be as set forth and shown on the Tentative Tract Map and in compliance with all requirements in the NMC. Enclosed animal-related structures located within the PAKA shall not exceed 40% of the PAKA.

11.The project shall provide a dedicated, flat, and unobstructed vehicular access area to the PAKA, with a minimum width of 15 feet, recorded on each lot created and for each future home plotted within the Tentative Tract Map. The access area shall be measured from the eave line of the future residential home and shall remain free and clear of all obstructions.

12.All lots on the Final Map must meet the minimum lot depth, width, and frontage of the zone, exclusive of right-of-way dedication, open space easements and equestrian trails. The lot depth for Lots 1 through 13 shall meet the minimum lot depth requirement of 200 feet for the A-1-20 zone, except for the common lot line between Lots 9 and 10.

13.A Site Plan application shall be submitted for review and approval of the proposed architecture, plotting of the locations of the proposed single-family homes, and project site improvements.

14.The applicant shall pay any outstanding special assessments on the property prior to recordation of the Final Map, unless such special assessments are lawfully segregated and apportioned among the lots created by the Final Map pursuant to applicable law and to the satisfaction of the City.

15.The applicant must obtain written authorization granting permission for any work to be completed on property in which the applicant is not the sole owner. A copy of his written authorization must be submitted to the City Engineer’s office prior to commencing work.

16.All lots within this subdivision shall be served by underground utilities. All utility locations shall be incorporated into the public improvements plans and shall be prepared on standard-size sheets by a registered civil engineer for approval by the City Engineer. A plan check fee in an amount consistent with the currently adopted fee schedule shall be posted prior to plan check and development-related fees paid prior to permit issuance.

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026

17.Prior to recordation of the Final Map, the project developer shall remove and underground the existing utility poles along the project frontage on River Road and Bluff Street to accommodate the widening of the street, as instructed by the City Engineer. Future utility access to the existing residence (Lot 64) is to be provided by proposed “in tract” improvements.

18.Separate water and sewer connections are required for each numbered lot.

19.The project shall be connected to the City’s sewer system, and the applicant shall pay all associated connection fees to the City of Norco prior to the issuance of any building permits.

20.The project shall be connected to the City’s water system, and the applicant shall pay all associated connection fees to the City of Norco prior to issuance of any building permits.

21.The existing water meter servicing Lot 64 shall be upgraded to current City standards.

22.Reduced pressure backflow preventors are required for irrigation improvements and are to be installed to City Standards.

23.The project shall install a new 8” sewer main on Bluff Street for future connections to those residential properties that currently do not have a public sewer along the frontage as determined by the City Engineer.

24.The project shall install reclaimed water infrastructure for future reclaimed water irrigation usage in the parkways and open space areas to the satisfaction of the City Engineer.

25.Prior to the recordation of the Final Map, the project shall install a sewer lift station and appurtenances to the satisfaction of the City Engineer.

26.The applicant shall submit separate on-site utility plans for the installation of on-site sewer, water, and any necessary storm drain improvements to City standards and to the satisfaction of the City Engineer.

27.Prior to the recordation of the Final Map, the applicant shall complete/construct the following improvements:
a. Bluff Street: 1) Half street-width pavement improvements from River Road to the end of the City’s Treatment Facility frontage; 2) Half street-width improvements along the project frontage and the City’s Treatment Facility frontage, including new asphalt, curb, gutter, horse trail, trail fencing, and any utility relocations necessary to construct the improvements; and 3) Street trees

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
and parkway landscaping along the project frontage, as required by the City Engineer.
b. River Road: Half street-width improvements along the project frontage, including new asphalt, curb, gutter, street trees, horse trail, trail fencing, and parkway landscaping, as required by the City Engineer.

28.The new streets proposed with this subdivision shall be constructed to City standards, which includes new asphalt roadway, rolled curbs, driveways, street trees, parkway landscaping, irrigation, streetlights, horse trails, and fencing to the satisfaction of the City Engineer. All streets shall be dedicated to the City in fee. A registered civil engineer shall prepare street improvement plans on 24” x 36” mylar for approval by the City Engineer. Striping and signing shall be included as part of these plans, when required. Striping and legends shall be thermoplastic paint. A plan check fee in an amount consistent with the currently adopted fee schedule shall be posted prior to plan check.

29.Landscaping in the parkway along River Road shall be designed to match the plant palette and design with the adjoining residential tract to the southeast (Remington Estates) and shall be compliant with State water conservation requirements.

Landscaping shall include trees with a minimum 36-inch box size along the frontage/perimeter of River Road and Bluff Street. Other plant material shall be provided with a minimum 5-gallon container size at the time of installation.

30.Dedication of the necessary public right-of-way as shown by the Tentative Tract Map shall be offered to the City of Norco in accordance with City standards, and on City standard forms prepared by a registered civil engineer or licensed land surveyor for approval by the City Engineer.

31.A traffic signal designed to City standards shall be installed at the intersection of River Road and Trail Street and the timing shall be coordinated with other existing signals at Bluff Street and River Road, Sundance Lane and River Road, and Corydon Avenue and River Road; and shall include traffic signal interconnects and improvements to enable inclusion in the City of Corona Advanced Traffic Management System as feasible. Crosswalks at Bluff Street and River Road and Trail Street and River Road shall incorporate anti-slip material (e.g., stamped asphalt), comparable to adjacent crosswalks on River Road.

32.Fire hydrants are required every 300 feet on a public street or as approved by the Fire Department.

33.A water system (hydrants - residential with one 4" outlet and one 2-1/2" outlets) capable of delivering the required fire flow shall be provided in accordance with Appendix B and C of the California Fire Code. On-site water supply must be available

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
before any combustible material is placed on the construction site. "Blue dot" hydrant locators shall be provided in accordance with Riverside County Fire Department Standard No. 06-11.

34.The applicant must provide a fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Submit plans to the water district for review and approval prior to building permit issuance.

35.Prior to building plan approval and construction, applicant/developer shall submit a copy of the Water Improvement Plans (civil drawings) to the Fire Department for review of public hydrant placement only. Water Improvement Plans are not approved for installation of private hydrant mains or fire sprinkler supply. The installation contractor shall submit a separate set of working plans designed in accordance with NFPA 13 and NFPA 24 to the Fire Department for a permit to install private water mains.

36.Parking is not permitted on fire apparatus access roads that are less than 28 feet in width. Parking on one side is permitted on a road that is at least 28 feet but less than 36 feet in width. Parking on two sides is permitted on a road that is 36 feet or more in width.

37.Fire apparatus access roads shall be constructed with a surface to provide all-weather driving capabilities during construction.

38.Dead-end fire apparatus access roads more than 150 feet in length shall be provided with an approved area for turning around fire apparatus.

39.Driveway loops, fire apparatus access lanes, and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall include in the building plans the required fire lanes and include the appropriate lane printing and/or signs.

40.All homes shall be equipped with a residential fire sprinkler system designed and installed in accordance with NFPA 13D, as adopted and amended by the California Fire Code and other applicable laws.

41.The location of address numbers shall be indicated on the building plans. Street numbers shall be displayed in a prominent location on the street or fire apparatus access side of buildings.

42.Specific Fire Department conditions on plans shall be provided for building permit submittal.

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026

43.Due to recent changes to the statewide Fire Hazard Severity Zone maps, certain lots in this project are now in a Local Responsibility Area, Moderate Fire Hazard Severity Zone. The following requirements apply to these lots:
a. Hazardous Vegetation and Fuel Management Plan: Projects in Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department. A preliminary plan shall be provided to and approved by the Fire Department prior to any new parcel map recordation. A final plan shall be provided prior to grading permit clearances. (Reference: California Fire Code as amended)
b. Materials and Construction Methods for Exterior Wildfire Exposure: Projects in Fire Hazard Severity Zones shall comply with California Building and Fire Code requirements for construction and defensible space. (Reference CBC and CFC as amended)

44.Fire Department review of the subject Tentative Tract Map does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to field inspection.

45.A bond or surety device shall be posted and a subdivision improvement agreement executed to the satisfaction of the City Engineer and City Attorney, guaranteeing completion of all public improvements. NOTE: Upon acceptance by the City Council of the public improvements, the City will release the Labor and Materials bond within 180 days and reduce the Faithful Performance Bond to 10 percent of the original amount and release it after a period of one year if no liens have been filed and the work remains in satisfactory condition. The Monumentation Bond will be released immediately upon receipt of certification and inspection that all monuments have been set.

46.A bond or surety device shall be posted and an agreement executed to the satisfaction of the Community Development Director and City Attorney, guaranteeing completion of any building prior to the issuance of a building permit for said building. NOTE: Upon the issuance of a Certificate of Occupancy on said structure, the City will release the Labor and Materials bond within 180 days and reduce the Faithful Performance Bond to 10 percent of the original amount and release it after a period of one year if no liens have been filed and the work remains in satisfactory condition.

47.Street tree planting, parkway landscaping, and irrigation plans shall be prepared on standard size sheets by a State of California licensed landscape architect for approval by the City Engineer and Community Development Director and shall be submitted at the time of initial submission of all improvement plans. All street tree installations shall conform to the City’s Urban Forest Specifications and Standards as approved by the Streets, Trails and Utilities Commission and the City Council. Landscaping shall

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
include trees with a minimum 24-inch box size and other plant material with a minimum 5-gallon container size at the time of installation for the internal streets and other open space areas within the subdivision. Tree planting shall comply with Condition No. 29, above, for the trees on perimeter to be 36-inch box specimens.

48.All drainage facilities for this project shall conform to the requirements and standards of the City of Norco and Riverside County Flood Control District.

49.Cross lot drainage shall not be permitted.

50.Prior to development on each lot within the Tentative Tract Map, an on-site grading and drainage plan shall be prepared for this project by a registered civil engineer for approval by the City Engineer. Plans shall be on 24”x36” mylar sheets with mass grading and drainage shown at a maximum scale of 1” = 40’. Precise grading information, such as house plots, drainage swales, and hardscape, may be included if the plan is prepared at 1”= 30’ or larger. The applicant’s engineer shall submit a rough grade certification and final soil compaction report stipulating completion of all grading operations in conformance with the approved plan prior to the issuance of building permits.

51.Prior to the issuance of a grading permit, the applicant’s engineer shall prepare and submit an erosion control plan covering all construction. Maintenance of the necessary erosion control devices shall be the responsibility of the applicant until project completion. Any emergency repair to these devices performed by City crews shall be billed to the applicant and paid for prior to the release of certificate of occupancy until the project is completed.

52.Prior to issuance of a grading permit, a complete hydrology and hydraulic study shall be prepared by a registered civil engineer for approval by the City Engineer. Those recommendations of the report, as approved by the City Engineer, shall be incorporated into the public improvement plans and site development plans prior to issuance of building permits.

53.The applicant shall submit a preliminary soils and geotechnical report, prepared by a licensed Soils Engineer, prior to issuance of a grading permit.

54.The applicant shall submit a current title report (no more than 30 days old) for the project site showing all existing property ownership, easements, and rights of title.

55.An encroachment permit shall be obtained for all work in the public right-of-way prior to the start of work. All work shall be done in accordance with City Standards, and/or otherwise specified to the satisfaction of the City Engineer and completed prior to certificate of occupancy.

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026

56.Work within the public right-of-way shall be confined between the hours of 7 a.m. and 4 p.m., Monday through Friday, (excluding holidays) unless written approval is provided by the Director of Public Works.

57.A Final Map shall be recorded prior to the issuance of a building permit and within 24 months from the date of Tentative Tract Map approval. The Final Map shall be prepared on 18” x 24” sheets and approved by the City Engineer prior to recordation.

A plan check fee in an amount consistent with the currently adopted fee schedule shall be posted prior to plan check.

58.Prior to the issuance of a grading permit, the applicant shall apply for a National Pollutant Discharge Elimination System (NPDES). Proof of compliance (a copy of the Notice of Intent and application fee) shall be submitted to the Engineering Department prior to start of work. No completed work shall cause a violation of the City-wide NPDES Permit.

59.A preliminary Water Quality Management Plan (WQMP) shall be submitted prior to site grading plan submittal. A Final WQMP shall be submitted and approved by the City Engineer. Prior to issuance of a grading permit, the property owner shall record a Covenant and Agreement, or other approved instrument, with the County-Clerk Recorder to inform future property owners of the requirement to implement and maintain the approved WQMP.

60.A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared for the project and submitted for approval to the Regional Board. An approved copy shall be kept on site at all times, and one copy shall be delivered to the City.

61.The applicant shall meet all standards and conditions of the Planning, Fire, Engineering, and Building and Safety Departments, and all other applicable departments and agencies.

62.The proposed project lies within an area subject to an area-wide Transportation Uniform Mitigation Fee (TUMF). The City has adopted the TUMF program, and this project shall be subject to the payment of these fees prior to the issuance of any building permits unless exempted by ordinance.

63.The proposed project lies within the Western Riverside Council of Governments (WRCOG) area-wide Multi-Species Habitat Conservation Plan (MSHCP). The City has adopted the MSHCP program and, if applicable, this project shall be subject to the payment of these fees prior to the issuance of building permits.

64.This subdivision of property shall satisfy all conditions of the Subdivision Map Act relating to the “Quimby Act” prior to the recordation of the Final Map. The applicant shall contact the Community Development Department for payment of required fees.

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
Proof of compliance/payment of required fees shall be required and provided for final recordation of the subject map.

65.The applicant shall construct decorative block walls at the top of slope on all lots along River Road and Bluff Street and along those portions of Lots 13, 14, 15 and Lot F that abut the City’s Treatment Plant property. Wall height, wall finish cap, material, and color are to be determined by the Community Development Director. Wall height for CMU walls shall be a minimum of 6 feet, measured from finished grade.

66.Prior to the recordation of the Final Map, a Community Facilities District (CFD) shall be formed to finance and provide for the ongoing operation, repair, and maintenance of the following facilities and improvements: 1) all horse trails and corresponding trail fencing within the tract map; 2) any public parkway and other public landscape areas within the tract map; 3) land designated “Park” and zoned “Open Space” within the tract map together with all improvements thereon, including equestrian amenities; 4) the drainage ribbon gutter adjacent to the Southern California Edison (SCE) easement through Lots 9 and 10, and the drainage ribbon gutter through Lots 51, 52, 53, and 64 adjacent to River Road; 5) lettered lots A, B, and G and other drainage and detention facilities required to serve the subdivision; 6) perimeter block walls exposed to vacant and/or open space areas, including graffiti removal on such walls; 7) all light standards and associated appurtenances located in the public right-of-way serving the subdivision; 8) the proposed lift station operation, maintenance, and replacement costs; 9) construction and maintenance of the proposed well facility access roadway; 10) construction and maintenance of the ribbon gutter at the toe of slope on River Road and Bluff Street; 11) costs to offset the new development’s impact of providing public safety services; and 12) any other project-related facilities or improvements required to be maintained that are inadvertently omitted from the foregoing list.

67.In the event that the CFD is not formed, is dissolved, or for any reason ceases to levy special taxes sufficient to fund the maintenance obligations described in this condition, the City may establish an alternative lawful financing mechanism or directly bill the owner of each numbered lot for its proportionate share of such costs. Any unpaid amounts will constitute a lien on the applicable lot to the fullest extent permitted by law and may be collected on the equalized tax bill or through any other lawful collection method.

68.Street lights shall be installed at the end of cul-de-sacs, and road intersections, and all locations deemed necessary for public safety by the City Engineer.

69.Prior to the recordation of the Final Map, the applicant shall install a drain inlet and drainpipe at the low point within Lot J to the satisfaction of the City Engineer.

70.The applicant shall provide an option agreement and a land exchange agreement to be presented to City Council for approval.

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026

71.The project shall provide equestrian amenities, including a round pen and public riding arena, on the 3.29-acre park/open space parcel to be conveyed to the City pursuant to the Option and Real Property Exchange Agreement.

72.For lots in the R-1 zone, the front yard setback shall be 20 feet for lots with side-loading garages and 25 feet for lots with front-loading garages, as measured from property line.

73.The project shall include the following single-family home design features:
a. 50% of A-1 lots shall be developed with single-story homes. b. A minimum of 33 percent of the combined number of R-1 and A-1 lots shall be developed with single-story homes.
c. A minimum of 33 percent of the total number of lots shall include side-loading garages.
d. For lots with front-loading garages, the garage shall be offset a minimum 10 feet from the front plane of the home.
e. A minimum of 33 percent of the total number of lots shall include front porches. f. The maximum height of any home shall be two and one-half stories or 35 feet, whichever is less.

74.The applicant shall defend, indemnify, and hold harmless the City of Norco, its officers, employees, agents, and representatives from any claim, action, or proceeding brought to attack, set aside, void, or annul the City’s approval of this project or any related environmental determination, subject to applicable law.

75.The approval of Tentative Tract Map 38330 and these Conditions of Approval shall run with the land and shall be binding upon the applicant, the property owner, and their successors and assigns to the maximum extent permitted by law.

76.The applicant shall repair or replace any existing or newly constructed public improvements damaged as a result of project construction, including pavement, curb, gutter, sidewalks, drive approaches, landscaping, utilities, and other public improvements, to the satisfaction of the City Engineer.

77.Any delinquent property taxes on the property shall be paid prior to recordation of the Final Map.
##

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
PASSED AND APPROVED by the City Council of the City of Norco, California, at a regular meeting held on September 16, 2026.
___________________________
Robin Grundmeyer, Mayor
City of Norco, California
ATTEST:
__________________________
City Clerk
City of Norco, California

Resolution No. 2026-80 – Approval of Tentative Tract Map 38330 and Conditions of Approval

September 16, 2026
I, Norma I. Alley, MMC, City Clerk of the City of Norco, California, do hereby certify that the foregoing Resolution was introduced and adopted by the City Council of the City of Norco, California, at a regular meeting thereof held on September 16, 2026, 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 Norco, California, on September 16, 2026. ________________________
City Clerk
City of Norco, California
Attachments:

Attachment A – Tentative Tract Map 38330 dated July 10, 2026

8" FM
8" FM
8" FM
8" SS
SD 8" SS 8" SS
568.0
567.0
566.0
8" FM
8" FM
8" FM
8" SS
SD 8" SS 8" SS 24'
48'
48' 24' TRAIL STREET
ROAD LOT 'K' OPEN SPACE 0.67 AC. LOT 'H' SEWER LIFT STATION 0.13 AC. LOT 'L' OPEN SPACE 0.06 AC. EXISTING CHAIN LINK FENCE TO BE REMOVED PROPOSED 8" WATER LINE TO CONNECT TO EXISTING 10" WATER LINE PROPOSED 8" F.M. TO CONNECT TO EXISTING SEWER MANHOLE LOT 'K' OPEN SPACE 0.67 AC. (564.7 M.H.)
(560.5 INV.) TOP: 565.0 WSE 100: 564.0 BOTTOM: 559.0 PROPOSED SEWER LIFT STATION FACILITY 66'
36'
18'
30'
30' 18'
12'
43' 55' EXTENSION OF 12.0' EQUESTRIAN TRAIL EXISTING PUMPHOUSE EXISTING R.O.W. EXISTING FIRE HYDRANT TO PROTECT IN PLACE EXISTING R.O.W. 66'
30'
22'
8'
CL EXISTING STREET SIGNAL LIGHTS TO BE RELOCATED EXISTING STORM DRAIN CATCH BASIN TO BE RELOCATED EXISTING FIRE HYDRANT TO BE RELOCATED PROPOSED 8" WATER LINE TO CONNECT TO EXISTING 8" WATER LINE 61' LOT 'G' WATER QUALITY INFILTRATION BASIN AND STORM DETENTION BASIN 1.01 AC. LOT 'J' OPEN SPACE 3.29 AC. (TO BE DEEDED TO THE CITY OF NORCO) 55' 12' 43' 55' 43' 12' 110' 43'
18' PROPOSED 2.0' DRAINAGE DITCH PROPOSED PARKWAY DRAIN PROPOSED 2.0' DRAINAGE DITCH BLUFF STREET

RIVER PROPOSED DRIVE ACCESS TO SEWER LIFT FACILITY
116' PROPOSED TRAFFIC SIGNAL AND STREET LIGHT AT INTERSECTION PROPOSED PARKWAY DRAINPROPOSED 2.0' DRAINAGE DITCH PROPOSED DRAIN PIPE END OF 12.0' EQUESTRIAN TRAIL IMPROVEMENTS EXISTING PAVEMENT AND ROLLED CURB TO PROTECT IN PLACE PROPOSED PARKWAY DRAIN PROPOSED 2.0' DRAINAGE DITCH PROPOSED VARIABLE WIDTH SEWER EASEMENT PROPOSED 15" MAINTENANCE ACCESS ROAD EXISTING 20' STORM DRAIN EASEMENT EXISTING 48' STORM DRAIN LINE 18' 6'
36'
26' PROPOSED ROLLED CURB TO JOIN EXISTING ROLLED CURB EXISTING S.C.E POLE TO REMAIN IN PLACE. GUY STUBPOLE WITH SPAN GUY AND DOWN GUY WILL BE NEEDED TO REINFORCE THE OVERHEAD LINE THAT CONTINUES SOUTH/WEST ACROSS RIVER ROAD LOT 'I' TRAIL 0.12 AC. 16 15 17 6 17
6 EXISTING DRAIN OUTLET EXISTING PAVEMENT TO REMAIN QUEEN'S POST TO REPLACE EXISTING GUY WIRE 30'
18'
12'
18' "NOT-A-PART" 3.45 AC.
12' 30'
R=35' R=35'
R=150' R=150' R=25'
R=25'
R=25'
R=32
R
'
=25'
R=25'
R=25'
R=25
R=
' 25
R
'
=25
R=
' 25
R=
'
32' R=6 '
R=6 '
R=66' R=32' R=25
R=
' 25'
CL
STREET 'D' 36' 24' 18' 18' 6' CL 18' STREET 'F' STREET 'A' BSL 25' 25'
BSL 20' BSL 20' BSL 20' BSL 20' BSL 20' BSL
20'
BSL
20'
BSL 24' 36' 6' 18' 18' 18'
CL 24' 36' 6' 18' 18' 18'
CL 24' 36' 18' 18' 6' 18'
CL
24' 36'
18' 18' 6' CL 18'
24' 36'
18' 18' 6' CL 18'
24' 36'
18' 18' 6' 18' CL 24' 36'
18' 18' 6' 18' CL 25'
BSL
24'
36'
18' 18' 6' 18' CL 6' 18' 18' 18' 24' 36'
60'
60' 60' 60' 60' 60'
60'
60'
60'

STREET 'E'
BSL
20'
20'
BSL 20' BSL
565.0
565.5
566.0
PI
HP
565.5
PI
LP
566.0
566.5
567.0
567.5
568.0
568.5
569.0
569.5
PI
570.5 PI 570.9 571.3 571.7571.8 HP 568.8 569.2 569.6 570.0 570.4 PI 567.2 567.6 568.0 568.4 568.8 PI 566.5 566.9 567.3 567.7 568.1 568.3 PI PI PI 568.8
569.3
PI
569.5
569.9
570.3
570.7
571.1
571.5
571.9
572.3 573.3 HPPI 571.460'
R=150'
STREET
STREET
'B'
'C'

LOT 'E'

LOT 'B'

LOT 'C'

LOT 'D' LOT 'F' LOT 'A'

0.4% 1.1%

0.4% 1.1%

0.4% 1.1%

1.0% 0.4%

1.4% 0.4%

0.4% 0.4% 0.4%

1.0% 0.4%

1.9% 2.3' 572.8 TW 570.5 TF

2.3'
573.5 TW
571.2 TF 2.2' 573.3 TW 571.1 TF 1.7' 573.1 TW 571.4 TF 3.0' 573.5 TW 570.5 TF 4.0' 574.0 TW 570.0 TF 2.0' 573.0 TW 571.0 TF 1.0' 572.5 TW 571.5 TF 0.5% 0.5% 0.5% 1.0%

0.4% 0.4%

1.0% 0.5% 3.0' 564.0 TW 561.0 TF 3.0' 564.0 TW 561.0 TF 3.0' 564.0 TW 561.0 TF 3.0' 564.0 TW 561.0 TF 3.0' 564.0 TW
561.0 TF 4:1
4:1 4:1
4:1
559.5
561.5
563.5
565.5
10%
559.0

2.5%
15' BSL 25' PROPOSED WELL MAINTENANCE ACCESS PROPOSED VARIABLE WIDTH ACCESS EASEMENT FOR EXISTING CITY OWNED WELL OPERATIONS PROPOSED 20' ACCESS EASEMENT 16 24' 48' 24'
48' 48'
24' 48'
24' 48'
24' 48'
24' 72'
40' 72'
40' 48'
24' 48'
24' 48'
24' 48'
24' 48'
24' 48'
24'
48' 48'
24'
24'
40'
72'
40'
72' 72' 72'
16'48'
24' 48'
24' 48'
24' 48'
24' 48'
24' 48'
24' 48'
24' 48'
24' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 72'
40' 86.5'
40' 86.5'
40'

86.5'
40'

86.5'
40' 40' 40'

86.5'

86.5' 40'
72' 40'
72'
40'

86.5'
40'

86.5' 40'

86.5'

86.5' 40' 24'
72' 24'
72' 24'
48' 24'
48' 24'
48' 24'
48' 24'
48' 24'
48' 24'
48' 24'
48' 24'
48' 24'
48' 24'
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48' 24'
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48' 24'
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48' 24'
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48' 24'
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48' 24'
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48' 24'
48' 24'
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48' 24'
48' 24'
48' 24'
48' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 24'
48'
48' 24' 64'
36' 64'
36'
40'
87'
40'
87'
16' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' 15'
15'
15' 15'
15'
15'
15'
15' 15' 15'
15'
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15' 15' 15' 15' 15'
15' 15' 15' 15' 15'
15'
15' 15' 15' 15' 15'
15'
15'
15' 15' 15' 15' 15'
15' 15' 15' 15' 15' 15' APN 121-110-001 APN 121-110-003 15' 15' 15'
15'
15'
15'
P.P. 1205408 E
P.P. 4647574 E
P.P. 4796490 E
P.P. 1790931 E
P.P. 1615110 E
P.P. 1137259 E
P.P. 569606 E P.P. 1205408 E
2 2
2 7
7 8
3 11 11
6 11 24 25 13 13 13 12 26 23 26 2122 25 24 25 14 27 14 14 6 27 14
6 13 1816 16 19
6 16 16
4 12 1416 12
4 11 11 15
3 17 12
5 2
9 1 1510
611 11
3 3
8 8
8 24 25
3 9
8 1568.6
2568.9
3569.5
4570.0
5570.5
6571.0
7571.6
8572.2
9572.8 10573.4 11573.812574.313574.5 15574.5 16574.2 17573.9 18573.6 19573.3 20571.3 21571.6 22571.9 23572.3 24572.7 25573.1 14575.0 26572.927572.5 28572.1 29571.7 30571.4 31571.1 32569.7 33570.1 34570.4 35570.8 36571.1 37571.7 38571.5 39570.9 40570.6 41570.2 42569.9 43569.5 44569.045569.4 46569.7 47570.1 48570.4 49570.7 51567.8 50568.0 52569.753570.5 54571.2 55571.7 56572.3 57572.6 58572.9 59573.2 60573.6 61573.9 62574.2 63574.4 200' 260'
131'
33'
5' 88'
91' 6 '
200' 109' 109'
200' 109' 109' 109' 109'
200' 109' 109'
200' 109' 109'
200'
200' 109' 109' 109' 109'
200'
207' 165' 92' 10'5' 74'
17'
85'
152'
22' 216'
88' 236'
48' 28' 210'
4' 10' 97'
110' 208'
130'
56' 46'
94'
165'
79' 20' 116'
93' 130'
85'
85' 130'
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85' 130'
85'
85' 130' 130'
85'
85' 123'
10' 85'
92' 130' 111'
20' 86' 130'
85' 130'85' 130'85' 130'
85' 111'85' 20'
86' 10' 123'
93' 130'
85'
85' 130'
85'
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85'
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85'
85' 130' 123'
10' 85'
92' 130' 111'
20' 86' 130'
85' 85' 130' 130'85' 130'
85' 111'85' 20'
86' 10' 97' 26' 95' 130'85'
85' 130'85' 130'
85' 85'
85' 130'
85'
85' 130' 123'
10' 85'
92' 130'
17' 1' 50'
41' 40'
100'
45'
78' 132'
7' 64' 130'
15' 70' 130'
85' 130'
85' 110'78' 24' 85'
152' 58' 27' 18'
47' 32' 90'
115' 203'
88' 197'
88' 50' 10' 27' 160'
229'
64'
25'
7 '
22'
38' 173'
115'
125'
10' 55'
25' 90' 85'
86'
135'
135' 85' 85' 85' 85'
135'
140' 85' 85' 85' 85'
140'
140' 85' 85'
140' 85' 85'
26'
68' 21' 68'
28' 10' 83'
135'
155' 30'
24' 6' 124' 10'28'
220' 15' 10'
222' 212'
223' 185'
38'
252' 25' 56' 245'
22' 977'
20'20'
28' 323' 170'
282'
204'
124'
136'
30' 51'
107'
71' 50' 10' 44' 10' 6' 417' 57'
311' 472' 64
49' 26'
201'
28' 294'
668' 172' LOT #
1 2
3 45
6 7
8910111213141516 LOT AREA (SQ. FT.) 21,801 21,801 21,801 21,802 21,802 21,803 21,803 27,064 29,150 30,198 23,092 26,393 29,511 14,092 14,345 11,061 PAD AREA (SQ. FT.) LOT WIDTH @ R.O.W. 109' 109' 109' 109' 109' 109' 109' 107' 102' 102' 111' 125' 110' 109' 78' 85' LOT DEPTH 200' 200' 200' 200' 200' 200' 200' 200' 207' 200' 210' 222' 200' 130' 132' 130' P.A.K.A. AREA (SQ. FT.) LOT #17181920212223242526272829303132 LOT AREA (SQ. FT.) 11,050 11,050 11,820 11,936 11,050 11,050 11,050 11,050 12,081 12,024 11,050 11,050 11,050 11,050 11,893 11,936 PAD AREA (SQ. FT.) LOT WIDTH @ R.O.W. 85' 85' 78' 85' 85' 85' 85' 85' 86' 86' 85' 85' 85' 85' 85' 85' LOT DEPTH 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' P.A.K.A. AREA (SQ. FT.) LOT #33343536373839404142434445464748 LOT AREA (SQ. FT.) 11,050 11,050 11,050 11,050 12,066 12,024 11,050 11,050 11,050 11,050 11,894 11,936 11,050 11,050 11,050 11,050 PAD AREA (SQ. FT.) LOT WIDTH @ R.O.W. 85' 85' 85' 85' 86' 86' 85' 85' 85' 85' 85' 85' 85' 85' 85' 85' LOT DEPTH 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' 130' P.A.K.A. AREA (SQ. FT.) LOT #49505152535455565758596061626364 LOT AREA (SQ. FT.) 11,992 12,004 13,170 17,540 25,075 19,554 10,976 11,050 11,475 11,475 11,687 11,900 11,900 11,900 12,743 44,261 PAD AREA (SQ. FT.) LOT WIDTH @ R.O.W. 79' 97' 85' 88' 151' 102' 90' 85' 85' 85' 85' 85' 85' 85' 89' 222' LOT DEPTH 123' 134' 154' 200' 119' 105' 120' 130' 135' 135' 138' 140' 140' 140' 112' 199' P.A.K.A. AREA (SQ. FT.) 2,880 2,880 3,456 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 2,880 1,152 2,880 2,880 2,880 2,880 3,456 3,456 3,456 2,880 3,456 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 1,152 2,880 21,801 21,801 21,801 21,802 21,802 21,803 21,803 27,064 27,498 28,545 23,092 26,393 29,511 13,637 14,345 11,061 11,050 11,050 10,772 10,803 10,540 10,540 10,557 10,574 11,534 11,387 11,050 11,050 11,050 11,050 10,784 10,875 10,659 10,659 10,659 10,642 11,656 12,024 11,050 11,050 11,050 11,050 10,960 11,057 11,050 11,050 11,050 11,050 11,992 10,946 12,677 17,060 24,912 19,554 10,976 11,050 11,475 11,475 11,687 11,900 11,900 11,900 12,432 37,363 1,728 3,456 2,304 1,152 P L A N N E R S E N G I N E E R S S U R V E Y O R S (949) 251-8821 5 PETERS CANYON ROAD SUITE 305 IRVINE, CA 92606 WWW.MDSCONSULTING.NET ENGINEER CITY OF NORCO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE TRACT MAP TENTATIVE TRACT NO. 38330 J.D. RANCH SHEET OF 11 TENTATIVE TRACT MAP NO. 38330 ( IN FEET ) 1 inch = ft. 60 GRAPHIC SCALE 60 0 30 60 120 240 MDS CONSULTING 5 PETERS CANYON DRIVE IRVINE, CA. 92606 PHONE: (949) 251-8821 ATTN: BOB ZOLLER THOMAS G. DALLAPE & DIANE L. DALLAPE, DATED NOVEMBER 18,1993 TACRD INVESTMENT, L.P. C/O. TOM DALLAPE 18881 VON KARMAN AVENUE SUITE 150 IRVINE, CA. 92612 (949) 553-2020 TACRD INVESTMENT L.P. THE HOFFMAN COMPANY 18881 VON KARMAN AVENUE SUITE 150 IRVINE, CA. 92612 (949) 553-2020 ATTN: TOM DALLAPE (CITY OF CORONA BENCHMARKER C-102) A 2 1 2 " BRASS DISK STAMPED "C-102" SET IN THE TOP OF THE CURB LOCATED 5 FOOT NORTH OF THE E.C.R. OF THE NORTHEASTERLY CURB RETURN OF THE INTERSECTION OF CORYDON STREET AND KINGFORD DRIVE. ELEVATION: 569.419' (DATED 4/88) TRUSTEES OF THE DALLAPE FAMILY TRUST, SUITE 305 LOT 'J' ACREAGE 3.29 AC ACREAGE 13 - 15, 24 - 27, 36 - 39, 8.24 AC CITY OF NORCO J.D. RANCH 48 - 49, 53 - 63 PL PL 6' SCALE: 1"=10' CL 6' 12' 36' 18' 18' 2.0% EQUESTRIAN TRAIL 24' CENTERLINE OF SUNDANCE LANE N 43° 09' 18" E AS SHOWN ON TRACT 28765 BK 274, PG 95-98 PARCEL 1: (APN: 121-110-001) BLOCKS 67,68,69 AND LOTS 2 TO 23, INCLUSIVE OF BLOCK 70, TOGETHER WITH THOSE PORTIONS OF PINE STREET, 60 FEET WIDE, SPRUCE STREET, 60 FEET WIDE, SYCAMORE STREET, 60 FEET WIDE AND ALL ALLEYS AND PUBLIC WAYS APPURTENANT THERETO BETWEEN BLUFF STREET AND GILBERT STREET AS SHOWN ON THE MAP OF AUBURNDALE COLONY AND TOWNSITE ON BOOK 6 PAGES 20 AND 21 OF MAPS, SAN BERNARDINO COUNTY, CALIFORNIA. EXCEPTING THEREFROM THAT PORTION CONVEYED TO TOMMY DALLAPE, ET UX., BY DEED RECORDED APRIL 6, 1964 AS INSTRUMENT NO. 42079 OF OFFICIAL RECORDS. ALSO EXCEPTING THEREFROM ANY OIL, GAS, OTHER HYDROCARBON SUBSTANCES AND ALL OTHER MINERALS IN, ON OR UNDER THE ABOVE-IDENTIFIED LAND, TOGETHER WITH THE RIGHTS TO TAKE AND RECOVER POSSESSION OF SAID MINERALS AND TO ENTER UPON SAID LAND FOR THE PURPOSE OF EXPLORING FOR, MINING, DRILLING FOR, EXTRACTING, PRODUCING, TRANSPORTING OR MARKETING THE SAME OF ANY PORTION THEREOF IN ANY MANNER NOT INCONSISTENT WITH THE PUBLIC HEALTH USE FOR WHICH SAID PROPERTY IS HEREBY CONVEYED, AS RESERVED IN DOCUMENT RECORDED OCTOBER 8, 2009 AS INSTRUMENT NO 2009-0523643 OF OFFICIAL RECORDS OF SAID COUNTY. PARCEL 2: (APN: 121-110-003) BLOCKS 47, 48, 49 AND 50, THOSE PORTIONS OF BLOCKS 43, 44, 45 AND 46, THOSE PORTIONS OF ALL STREETS AND ALLEYS, AND THAT PORTION OF THAT CERTAIN PARCEL OF LAND MARKED "PROPOSED POMONA AND ELSINORE RAILROAD DEPOT GROUNDS", AS SHOWN ON THE MAP OF AUBURNDALE COLONY AND TOWNSITE ON FILE IN BOOK 6 PAGES 20 AND 21 OF MAPS, SAN BERNARDINO COUNTY RECORDS, LYING WITHIN THE BOUNDARIES OF THE PARCEL OF LAND DESCRIBED. 121-110-003, 121-110-001 (PORTION) LOT (121-110-01 PORTION) 1 CONSTRUCT STANDARD ROLLED CURB PER CITY STANDARD PLAN 205.2 CONSTRUCT 4" AC OVER 6" CAB OR AS APPROVED BY CITY ENGINEER3 CONSTRUCT TYPE 'C' INTEGRAL CURB AND GUTTER PER CITY45 CONSTRUCT 12.0' EQUESTRIAN TRAIL PER CITY STANDARD PLAN 700. CONSTRUCT 3'-6" PVC EQUESTRIAN TRAIL FENCING PER PER CITY STANDARD PLAN 830. STANDARD PLAN 200. CITY STANDARD PLAN 705. ESTIMATED EARTHWORK QUANTITIES: THE PRELIMINARY GEOTECHNICAL/SOILS REPORT WAS PREPARED BY LGC GEOTECHNICAL, INC., JANUARY 21, 2022. MULTIPLE FINAL MAPS MAY BE FILED PURSUANT TO SECTION 66456.1 OF THE CALIFORNIA GOVERNMENT CODE. HIGH SCHOOL: NORCO HIGH SCHOOL SCHOOL DISTRICTS: (CORONA-NORCO UNIFIED SCHOOL DIST.) PROPOSED LAND USE: SINGLE-FAMILY RESIDENTIAL, WATER QUALITY BASIN, SEWER LIFT EXISTING ZONING: 0S (OPEN SPACE) 1. EXISTING LAND USE: UNDEVELOPED, PREVIOUS DAIRY FACILITIES, SINGLE FAMILY RESIDENCE. PROPOSED ZONING: R-1-10 (RESIDENTIAL - SINGLE FAMILY 10,000 SF) PROPOSED TENTATIVE TRACT 38330 IS NOT WITHIN AN APPROVED SPECIFIC PLAN BOUNDARY. EXISTING GENERAL PLAN: RA (RESIDENTIAL AGRICULTURAL) THE DEVELOPER RESERVES THE RIGHT TO MERGE LOTS ON THE FINAL MAP. ADJUSTED FILL: ADJUSTED CUT: 249,200 C.Y. 191,460 C.Y. PARK REQUIREMENTS TO BE MET BY IN LIEU FEES PER CITY OF NORCO MUNICIPAL CODE SECTION 17.14.08. MIDDLE SCHOOL: AUBURNDALE INTERMEDIATE PAD ELEVATIONS SHOWN ON THE TENTATIVE TRACT MAP MAY BE ADJUSTED PLUS OR MINUS 3.0 FEET. A-1-20 (AGRICULTURAL - LOW DENSITY (20,000 SF) PL (PUBLIC LAND) PROPOSED GENERAL PLAN: RL ADJACENT LAND USES: WEST: SINGLE-FAMILY RESIDENTIAL SOUTH: SINGLE-FAMILY RESIDENTIAL, PARK EAST: SINGLE-FAMILY RESIDENTIAL, PARK ELEMENTARY: WASHINGTON ELEMENTARY ALL PROPOSED STREETS WITHIN TENTATIVE TRACT 38330 SHALL BE PUBLIC AND SHALL BE OWNED AND MAINTAINED BY THE CITY OF NORCO. THERE IS ONE EXISTING HABITABLE STRUCTURE THAT IS WITHIN THE BOUNDARIES OF THE PROPOSED TENTATIVE TRACT MAP THAT SHALL ALL PROPOSED MANUFACTURED SLOPES SHALL BE CONSTRUCTED AT A MAXIMUM OF 2:1, UNLESS OTHERWISE NOTED ON THE PLAN. THE PROPOSED LANDSCAPE PARKWAYS AND EQUESTRIAN TRAILS WITHIN THE PROPOSED PUBLIC STREETS 'A'-'F' SHALL BE OWNED BY THE CITY OF NORCO AND MAINTAINED BY AN APPROVED CFD. EACH INDIVIDUAL HOMEOWNER SHALL MAINTAIN THEIR TRAIL FRONTAGE THERE IS ONE ACTIVE WELL, OWNED AND MAINTAINED BY THE CITY OF NORCO, WITHIN THE BOUNDARIES OF THE TENTATIVE TRACT MAP PROPOSED TENTATIVE TRACT MAP 38330 IS WITHIN ZONE "X" (AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE OF FLOODING) PER F.I.R.M. MAP NO 06065C0687G, DATED AUGUST 28, 2008 PROPOSED TENTATIVE TRACT MAP 38330 CONTAINS PARCELS OWNED BY THE CITY OF NORCO AND BY THOMAS Q. DALLAPE AND DIANE L. DALLAPE, TRUSTEES OF THE DALLAPE FAMILY TRUST AND TACRD INSTRUMENTS. PROPOSED TENTATIVE TRACT MAP 38330 DOES NOT CONTAIN A CONTIGUOUS OWNERSHIP OF LAND BEING SUBDIVIDED. THOMAS BROTHERS MAP PAGE 38, GRIDS B-4, C-4, B-5 AND B-6, RIVERSIDE COUNTY. PROPOSED TENTATIVE TRACT MAP 38330 IS NOT WITHIN A COMMUNITY SERVICE DISTRICT. PROPOSED TENTATIVE TRACT MAP 38330 IS WITHIN THE RIVERSIDE COUNTY FLOOD CONTROL DISTRICT (RCFCD) PROPOSED TENTATIVE TRACT MAP 38330 IS NOT SUBJECT TO LIQUEFACTION OR OTHER GEOLOGICAL HAZARD AND IS NOT WITHIN A TOPOGRAPHIC SURVEY WAS FLOWN AND COMPILED BY DON READ AERIAL CORPORATION ON JUNE 16, 2021. THERE ARE NO PROPOSED OPEN STORM DRAIN CHANNEL WITHIN THE BOUNDARIES OF THE TENTATIVE TRACT MAP. PROPOSED TENTATIVE TRACT MAP 38330 IS NOT A GATED COMMUNITY. PROPOSED VEHICULAR ACCESS SHALL BE RESTRICTED ON RIVER ROAD AND BLUFF STREET. FINAL DESIGN OF THE TENTATIVE TRACT MAP 38330 SHALL COMPLY WITH N.P.D.E.S. REQUIREMENTS AS OUTLINED BY N.P.D.E.S., PROPOSED TENTATIVE TRACT MAP 38330 IS NOT WITHIN A HIGH FIRE HAZARD AREA. THE PROPOSED TENTATIVE TRACT MAP 38330 IS WITHIN THE COUNTY'S 2ND SUPERVISORY DISTRICT. THE CURRENT PROPERTY ADDRESS IS 2877 RIVER ROAD, NORCO, CA. ALL PROPOSED RESIDENTIAL LOTS SHALL MAINTAIN A 2.0% MINIMUM GRADE FROM THE REAR YARD TO THE FRONTING PUBLIC STREET. THERE ARE NO EXISTING SEWER SYSTEM PIPES WITHIN THE TENTATIVE TRACT MAP BOUNDARIES. THE EXISTING SINGLE FAMILY RESIDENCE IS CURRENTLY SEWERED BY A SEPTIC SYSTEM BUT WILL BE CONNECTED TO THE PROPOSED SEWER LINE. ALL EXISTING ON-SITE CONCRETE PADS SHALL BE REMOVED, AND WHERE POSSIBLE, CRUSHED AND PLACED IN PROPOSED FILL AREAS AND THE EXISTING 60.0' WIDE CALIFORNIA ELECTRIC POWER COMPANY EASEMENT SHALL BE PROTECTED IN PLACE. PROPOSED KNUCKLES (PUBLIC) SHALL BE DESIGNED PER CITY STANDARD PLAN NO. 145A. PROPOSED CUL-DE-SACS (PUBLIC) SHALL BE DESIGNED PER CITY STANDARD PLAN NO. 140C. PROPOSED STREETS 'A'-'F', (LOTS 'A-'F') WITHIN TENTATIVE TRACT MAP 38330 SHALL BE DESIGNED PER CITY STANDARD PLAN NO. 100. PROPOSED TENTATIVE TRACT MAP 38330 IS NOT SUBJECT TO FLOOD WATERS, OVERFLOW OR INUNDATION. ALL PROPOSED RESIDENTIAL PAD AREAS ARE A MINIMUM OF 2.0' FEET ABOVE THE 566 SANTA ANA FLOOD ELEVATION. THERE ARE NO REGULATED TREES OR PLANTS IDENTIFIED WITHIN THE TENTATIVE TRACT MAP BOUNDARIES. PROPOSED STREET TREES SHALL BE PROVIDED ALONG ALL PROPOSED PUBLIC STREETS WITHIN THE TENTATIVE TRACT MAP BOUNDARIES (SEE CONCEPTUAL LANDSCAPE PLANS) AND MAINTAINED BY A CFD. PROPOSED OPEN SPACE LOT 'J' SHALL BE DEEDED IN FEE TO THE CITY FOR OWNERSHIP AND MAINTENANCE. PROPOSED LOT 64, EXISTING SINGLE FAMILY RESIDENCE, SHALL REMAIN IN PLACE. PROPOSED STANDARD ROLLED CURB FOR LOCAL PUBLIC STREETS 'A'-'F', (LOTS 'A'-'F') SHALL BE CONSTRUCTED PER CITY STANDARD PROPOSED CROSS GUTTERS FOR PUBLIC LOCAL STREET 'A' SHALL BE CONSTRUCTED PER CITY STANDARD PLAN NO. 225. PROPOSED HANDICAP RAMP AT THE INTERSECTION OF PROPOSED STREET 'A' AT RIVER ROAD SHALL BE CONSTRUCTED PER CITY RIVER ROAD IMPROVEMENTS PER A MODIFIED CITY STANDARD PLAN NO. 120A. BLUFF STREET IMPROVEMENTS PER CITY STANDARD NO. 100. NORTH: CITY RESERVOIR FACILITY, VACANT 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 33. 34. 35. 36. 37. 38. 40. 41. 42. 43. 44. 45. 46. 47. 55. 54. 53. 52. 51. 50. 49. THAT WILL REMAIN IN PLACE. IMPORT: 57,740 C.Y. AS IT RELATES TO GENERAL WEED AND MANURE ABATEMENT. LANDSCAPE PARKWAYS FOR LOCAL PUBLIC STREETS 'A'-'F' SHALL BE OWNED BY THE CITY AND MAINTAINED BY A CFD. 32. PROPOSED LANDSCAPE OPEN SPACE LOTS 'K'-'L' ARE PRIVATE AND SHALL BE OWNED BY AN APPROVED H.O.A. AND MAINTAINED BY A CFD. IF AVAILABLE, OPEN SPACE LOTS 'K'-'L' TO BE IRRIGATED BY RECLAIMED WATER PROVIDED BY THE CITY OF NORCO. 39. PROPOSED LOT 'G' WATER QUALITY INFILTRATION AND DETENTION BASIN, WILL BE OWNED BY AN HOA AND MAINTAINED BY AN APPROVED 48. PROPOSED LOT 'H', SEWAGE LIFT STATION, SHALL BE DEEDED IN FEE TO THE CITY FOR OWNERSHIP AND MAINTENANCE. 1 2 1
5 4 PROPOSED SEWER LINE PROPOSED SEWER MANHOLE PROPOSED STREET CENTERLINE PROPOSED CENTERLINE RADIUS PROPOSED LOT NUMBER PROPOSED TENTATIVE TRACT EXISTING GAS LINE EXISTING WATER LINE EXISTING UTILITY EASEMENT PROPOSED STORM DRAIN EXISTING STORM DRAIN BOUNDARY R=150' PROPOSED UTILITY EASEMENT PROPOSED BUILDING SETBACK LINE BSL PROPOSED WATER LINE LIMITS OF GRADING (DAYLIGHT LINE) PROPOSED FORCE MAIN PROPOSED HIGHEST LOT NUMBER PROPOSED PAD ELEVATION PROPOSED STREET ELEVATION PROPOSED 2:1 SLOPE PROPOSED RETAINING WALL 750.5 772.0 TF 775.0 TRW 3.0' PROPOSED 4:1 SLOPE PROPOSED RETAINING WALL HEIGHT PROPOSED STREET LIGHT PROPOSED FIRE HYDRANT 4:1 PROPOSED LIMITED USE AREA PROPOSED P.A.K.A. PROPOSED DG EQUESTRIAN TRAIL (BASED ON LOT AREA) PROPOSED STOP SIGN PROPOSED TRAFFIC SIGNAL CL 55' 12' 43' 43' 12' 55' 22' 21' (VARIES) 77' (VARIES) (PROPOSED IMPROVEMENTS) (EXISTING IMPROVEMENTS) EXISTING R.O.W. EXISTING R.O.W. (SOUTH OF STREET 'A' TO TRACT BOUNDARY) EXISTING RESIDENCE TO REMAIN. 2 EXISTING 6.0' HIGH BLOCK WALL TO REMAIN.3 EXISTING 5.0 HIGH WROUGHT IRON FENCE TO BE REMOVED.4 EXISTING 5.0' HIGH WOOD FENCE TO BE REMOVED. 5 EXISTING OVERHANG TO REMAIN. EXISTING 6.0' HIGH CHAIN LINK FENCE W/ BARBED WIRE TO BE7 EXISTING 6.0' HIGH CHAIN LINK FENCE TO REMAIN.8 EXISTING 5.0' HIGH BARBED WIRE FENCE TO BE REMOVED.9 EXISTING PCC DRIVEWAY TO BE PROTECTED IN PLACE. 10 EXISTING TANK TO BE REMOVED.611 EXISTING BUILDING/CANOPY TO BE REMOVED. 12 EXISTING TREE/PALM TO BE REMOVED. 13 EXISTING SCE OVERHEAD/WIRE POWER POLE TO REMAIN IN PLACE. EXISTING SCE OVERHEAD/WIRE POWER POLE TO BE UNDERGROUND UNDER SEPARATE PERMIT. 15 EXISTING A.C. PAVEMENT TO BE REMOVED. 16 EXISTING IDLE OVERHEAD POLES/WIRES TO BE REMOVED. 17 EXISTING SCE IDLE OVERHEAD POLE/WIRES TO BE REMOVED. 18 EXISTING 8.0' HIGH CHAIN LINK FENCE TO BE REMOVED 19 EXISTING CITY WELL FACILITY TO REMAIN IN PLACE. 20 EXISTING CATCH BASIN TO REMAIN. 1421 EXISTING A.C. PAVEMENT TO BE PROTECTED IN PLACE. 22 EXISTING LIGHT TO BE PROTECTED IN PLACE. 23 EXISTING WATER VALVE TO BE RELOCATED. 24 EXISTING STREET SIGNAGE TO BE RELOCATED. 25 EXISTING ELECTRICAL EQUIPMENT TO BE RELOCATED. 26 EXISTING 6.0' CHAIN LINK FENCE WITH BARBED WIRE TO BE RELOCATED. 27 EXISTING ELECTRICAL FACILITY TO BE RELOCATED.1ELECTRIC: GAS: WATER & SEWER: TELEPHONE: SOLID WASTE: CABLE: CITY OF NORCO 2870 CLARK AVE NORCO, CA. 92860 (951) 270-5678 CHARTER COMMUNICATIONS 7337 CENTRAL AVE RIVERSIDE, CA. 92504 (951) 343-4100 EXT. 4156 SOUTHERN CALIFORNIA GAS COMPANY 1981 WEST LUGONIA AVENUE RANCHO CUCAMONGA, CA. 91730 (909) 335-7715 A.T.&T. 1265 NORTH VAN BUREN STREET RM. 180 ANAHEIM, CA. 92807 (714) 666-5503 SOUTHERN CALIFORNIA EDISON 1351 EAST FRANCIS STREET ONTARIO, CA. 91761 (909) 930-8431 WASTE MANAGEMENT 800 SOUTH TEMESCAL STREET JURUPA VALLEY, CA. 92509 (951) 786-0639 PROPOSED 6.0' TUBULAR STEEL FENCE 60'
36'
12' 18' 6'
24'
6' 18' ROLLED CURB 12' EQUESTRIAN TRAIL (11,000 SF LOTS) 30' DRIVEWAY APPROACH

20.0'
MIN.

15.0'
MIN. 15.0' MIN. 5.0' MIN. 30' DRIVEWAY APPROACH STREET 2.0% 2.0% T.G.

INV.

T.G.

INV. BUILDING ENVELOPE DRAIN PIPE CURB DRAIN FLOW SCALE: 1"=40' GRATE INLET GRATE INLET CURB DRAIN SUPPLEMENT NO. 'A'. SPECIAL STUDIES ZONE. REMAIN IN PLACE. REMOVED. LANDSCAPE PARKWAY LANDSCAPE PARKWAY LANDSCAPED PARKWAY PARKWAY SCALE: 1"=5' LANDSCAPE OPEN SPACE PROPOSED 6.0' PERIMETER BLOCK WALL 2.0' 2:1 SLOPE 2.0' PROPOSED 2.0' CONCRETE DRAINAGE DITCH LOT 'K' (VARIES) PL LOT 53 RESIDENTIAL EQUESTRIAN TRAIL 12.0' PARKWAY 6.0' RIVER ROAD SCALE: 1"=5' BLUFF STREET LANDSCAPE OPEN SPACE 2.0' 2:1 SLOPE 2.0' PL LOT 55 RESIDENTIAL EQUESTRIAN TRAIL 12.0' PARKWAY 6.0' SCALE: 1"=10' SCALE: 1"=5' PROPOSED 6.0' TUBULAR STEEL FENCE 4:1 PROPOSED 3.0' RETAINING WALL PROPOSED FORCE MAIN EASEMENT AND STORM DRAIN BASIN) (WATER QUALITY INFILTRATION BASIN LOT 'G' LANDSCAPED 12' RIVER ROAD R.O.W. SCALE: 1"=10' A.P.N. 568.0 GROUND: PROPOSED 3.0' RETAINING WALL BOTTOM EL: 559.0 4:1
2:1
EL. 561.0 EL. 564.0 2:1 SLOPE 4:1 SLOPE LOT 'G' TTM 38330 5.0' 7.0' 8.0' EL. 568.0 FLOW EXISTING 6.0' BLOCK WALL PL EXISTING A.P.N. 121-541-001 SCALE: 1"=5' (568.9) GROUND: PL EXISTING 121-541-007 FLOW 2.0% (PAD EL: 569.3) LOT 4 TTM 38330 VARIES EXISTING 6.0' BLOCK WALL BOTTOM EL: 559.0 (LANDSCAPED) PROPOSED 3.5' PVC EQUESTRIAN TRAIL FENCE 2.0% PROPOSED 3.5' PVC EQUESTRIAN TRAIL FENCE (LANDSCAPED) LOT 'K' (VARIES) 2.0% PARKWAY 12' EQUESTRIAN TRAIL ROLLED CURB PARKWAY EXISTING RECLAIM WATER LINE EXISTING SEWER FORCEMAIN A RIGHT OF WAY RESERVED TO THE SOUTH RIVERSIDE LAND AND WATER COMPANY AND ITS ASSIGNS FOR CONSTRUCTION AND MAINTENANCE OF ALL NECESSARY WATER PIPES AND DITCHES, FLUMES AND CONDUITS, FOR ALL PURPOSES OF IRRIGATION AND DOMESTIC USE, BY DEED RECORDED AUGUST 12, 1985 IN BOOK 17, PAGE 223, OF DEEDS. EASEMENT CANNOT BE PLOTTED BASED ON RECORD INFORMATION. EASEMENT IS AN INDENTURE, CONVEYING LANDS TO INDIVIDUALS AN EASEMENT FOR ROAD AND INCIDENTAL PURPOSES, RECORDED OCTOBER 14, 1963 AS INSTRUMENT NO. 108259 OF OFFICIAL RECORDS. EASEMENT TO BE ABANDONED. AN UNITED STATES OF AMERICA EASEMENT FOR ACCESS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 8, 2009 AS INSTRUMENT NO. 2009-0523643 OF OFFICIAL RECORDS, EASEMENT CANNOT BE PLOTTED BASED ON RECORDED INFORMATION. EASEMENT TO BE PROTECTED IN PLACE. A SOUTH RIVERSIDE LAND AND WATER COMPANY EASEMENT FOR WATER PIPES AND DITCHES, FLUMES AND CONDUITS FOR PURPOSE OF IRRIGATION AND DOMESTIC USE AND INCIDENTAL PURPOSE, RECORDED AUGUST 08, 1895 IN BOOK 17 OF DEEDS, PAGE 223 AND RECORDED DECEMBER 31, 1906 IN BOOK 173, PAGE 336 OF DEEDS. EASEMENT CANNOT BE PLOTTED BASED ON RECORD INFORMATION. EASEMENT IS AN INDENTURE, CONVEYING LANDS TO INDIVIDUALS BUT A CALIFORNIA ELECTRIC POWER COMPANY EASEMENT FOR UTILITIES, 60 FEET WIDE, OVER THAT PORTION OF THE POMONA AND ELSINORE RAILROAD RIGHT OF WAY LYING EAST OF BLOCKS 47 AD 45, ALL OF BLOCK 24, AND THE NORTHWESTERLY HALF OF BLOCK 22 OF THE HEREIN DESCRIBED PROPERTY AND INCIDENTAL PURPOSES, RECORDED JANUARY 28, 1954 AS INSTRUMENT NO. 4649 OF OFFICIAL RECORDS. EASEMENT TO BE PROTECTED IN PLACE. 6 CONSTRUCT TYPE 'A' CURB ONLY, PER CITY STANDARD PLAN 200. 2:1
4:1
4:1 19' 15' SCALE: 1"=10' 2.0% SCALE: 1"=10'
6 APPROVED BY THE SOILS ENGINEER. STANDARD NO. 235. 2' 2' SINGLE-FAMILY RESIDENTIAL NUMBER OF LOTS: TOTAL 6477 1 SEWER LIFT STATION OPEN SPACE 1 LANDSCAPE OPEN SPACE 21 WATER QUALITY INFILTRATION BASIN AND STORM DETENTION BASIN TRAIL 1 1514 956 A SOUTHERN CALIFORNIA EDISON EASEMENT FOR UTILITIES AND INCIDENTAL PURPOSES, RECORDED APRIL 23, 1959 AS INSTRUMENT NO. 34510 OF OFFICIAL RECORDS. EASEMENT TO BE PROTECTED IN PLACE. 16 A COUNTY OF RIVERSIDE EASEMENT FOR EXCAVATION SLOPES AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 23, 1963 AS INSTRUMENT NO. 99907 OF OFFICIAL RECORDS. EASEMENT TO BE ABANDONED. 17 LOTS 1 - 63 LAND USE SINGLE-FAMILY RESIDENTIAL ACREAGE 21.23 AC PERCENT (%) 56.1% 64'H' SEWER LIFT STATION 0.13 AC GROSS ACREAGE 37.84 AC 100% EXISTING SINGLE-FAMILY RES. 1.01 AC 'K' - 'L' LANDSCAPE OPEN SPACE BLUFF STREET RIVER ROAD 0.16 AC 0.68 AC 0.73 AC 2.7% 0.3% 1.9% 0.4% 1.8% WATER QUALITY INFILTRATION BASIN 1.01 AC OPEN SPACE 3.29 AC 'G' 'J' 2.7% 8.7% AND STORM DETENTION BASIN NAVAL SEA SYSTEM COMMAND FIFTH STREET NORCO DRIVE

CORYDON AVENUE

RIVER ROAD
BLUFF ST. SECOND STREET
N. LINCOLN
AVE
HAMMER AVENUE 15McKINLEY STREET
RIVER
ROAD RETAINING WATER RIGHTS, INCLUDING DITCHES, IRRIGATION PIPES, ETC.. THERE IS NO DESCRIPTION OTHER THAN THE LANDS BEING SOLD AND IS A BLANKET EASEMENT. BUT RETAINING WATER RIGHTS, INCLUDING DITCHES, IRRIGATION PIPES, ETC.. THERE IS NO DESCRIPTION OTHER THAN THE LANDS BEING SOLD AND IS A BLANKET EASEMENT. APPROXIMATE QUANTITY OF ORGANICS EXPORTED CUT: 24,300 C.Y. NOT TO SCALE AVERAGE PAD AREA: 14,750 SF SINGLE-FAMILY RESIDENTIAL 64 AVERAGE LOT AREA: 15,140 SF MINIMUM LOT WIDTH: 85 FT MINIMUM PAD AREA: GROSS ACREAGE: NET ACREAGE GROSS DENSITY: 34.39 AC 33.55 AC 10,540 SF 1.86 DU/AC MINIMUM LOT DEPTH: 115 FT (10,000 SF LOT) MAXIMUM LOT AREA: 44,261 SF MINIMUM LOT AREA: NET DENSITY: 1.90 DU/AC 10,976 SF "NOT-A-PART" 3.45 AC 9.1% N.A.P. 1 56. LANDSCAPE PARKWAYS FOR RIVER ROAD AND BLUFF STREET SHALL BE OWNED BY THE CITY AND MAINTAIN BY A CFD. 58. PROPOSED PARKWAY DRAIN FROM 2-0' DRAINAGE DITCHES ALONG "TOE-OF-SLOPE" OF OPEN SPACE LOTS 'K' AND 'L' ALONG RIVER ROAD 59. PROPOSED PRIVATE PARKWAY DRAINS THROUGH CURB OUTLET FOR RESIDENTIAL ROLLED CURB SHALL BE CONSTRUCTED PER CITY 60. EXISTING WATERLINE FROM THE EXISTING CITY OWNED WELL FACILITY, CURRENTLY LOCATED WITHIN LOTS 54-63, TO BE RELOCATED WITHIN PROPOSED STREET 'F' TO RECONNECT TO THE CITY RESERVOIR LOT. AND BLUFF STREET PER CITY STANDARD 300B. 61. PROPOSED STREET LIGHTS FOR LOCAL STREETS 'A'-'F', (LOTS 'A'-'F') SHALL BE OWNED BY THE CITY AND MAINTAINED BY AN APPROVED CFD. 62. PROPOSED EQUESTRIAN TRAIL FOR RIVER ROAD AND BLUFF STREET SHALL BE OWNED BY THE CITY AND MAINTAINED BY AN APPROVED CFD. STANDARD 301. 63. PROPOSED LOT 'I' TO BE OWNED BY AN APPROVED H.O.A. AND MAINTAINED BY A CFD. LOT 'I' WILL NOT BE GATED. 64. "NOT-A-PART" TO REMAIN AS CITY OWNED AND MAINTAINED PUMP STATION AND RESERVOIRS 8 AND 9. 57. PROPOSED ROLLED CURB AT THE INTERSECTION OF STREET 'A' AT RIVER ROAD AND STREET 'F' AT BLUFF STREET SHALL TRANSITION TO A STANDARD CURB PER CITY STANDARD 215. 2 3 LOT 'G' (BASIN)
* EXCEPT ON A KNUCKLE OR CUL-DE-SAC NOT LESS THAN 50'
* DOES NOT INCLUDE 3.45 AC OF "NOT-A-PART" RESIDENTIAL LOT RESIDENTIAL VARIES LOT RESIDENTIAL LOT 'G' (BASIN) MIN.
20' 85'
130'
15'
MIN. 15' MIN. 5' MIN. P.A.K.A. SCALE: 1"=40' 'I' TRAIL 0.12 AC 'A' - 'F' STREETS (PUBLIC) 6.03 AC 16.0% PUBLIC STREETS 6 17' 16' LOT 54 (EASEMENT) LOT 53 (EASEMENT) 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 60' 110' 130'
INV. T.G. H.P. 85' SCALE: 1"=10' 6' 20' 12' 24' 2' 4' 12' 30' 36' 2' EXISTING CROWN LINE EXISTING 6.0' CHAIN LINK FENCE 2:1 (NORTH OF STREET 'A') 6' 12' 18' 21' EQUESTRIAN TRAIL 29' 43' 2' 2:1PROPOSED R.O.W. 39' EXISTING R/W 32' 61' 22' EXISTING AC. BERM 116' 55' EXISTING R.O.W. 12' 43' 77' EXISTING CROWN LINE PROPOSED R.O.W. 30' 30' 60' PROPOSED 2.0' DRAINAGE DITCH CL (EXISTING IMPROVEMENTS) (PROP. IMPROVEMENTS) EXISTING GROUND SCALE: 1"=10' 5 4
3 5
4 2
3 LANDSCAPE PARKWAY LANDSCAPE PARKWAY EXISTING R.O.W. PROPOSED 2.0' DRAINAGE DITCH TTM 38330 (LOTS 54-63) 66' (EXISTING IMPROVEMENTS) (PROP. IMPROVEMENTS) EQUESTRIAN TRAIL 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 12' EXISTING R.O.W.

CL 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 0.3% PLAN NO. 205. PROPOSED 2.0' CONCRETE DRAINAGE DITCH PROPOSED 6.0' PERIMETER BLOCK WALL CFD. ***
*
* GROSS ACREAGE MINUS BLUFF STREET AND RIVER ROAD
****
* MINIMUM LOT DEPTH: 200 FT (20,000 SF LOT) NET ACREAGE 34.39 AC 90.9% GROSS ACREAGE: 37.84 AC CONTOUR INTERVAL: 1 FOOT SCALE: 1"=60'DATE: APRIL 26, 2022 REVISED: AUGUST 18, 2022 REVISED: MARCH 13, 2023 REVISED: JUNE 28, 2023 REVISED: JANUARY 25, 2024 REVISED: SEPTEMBER 23, 2025 REVISED: NOVEMBER 5, 2025 REVISED: MAY 20, 2026 REVISED: JULY 10, 2026 48' 24' 48'
24' 65. PRELIMINARY P.A.K.A. 15' ACCESS SHOWN ON PLAN, SUBJECT TO FINAL SITE PLAN APPROVAL FOR FINAL EASEMENT LOCATION AND LENGTH. * PROPOSED 15.0' ACCESS EASEMENT TO P.A.K.A. AREA. FINAL LOCATION AND LENGTH OF EASEMENT TO BE DETERMINED DURING FINAL SITE PLAN APPROVAL. *

4908-1638-7258 v1 1

OPTION AGREEMENT
This Option Agreement ("Agreement") is made as of September 16, 2026 (the "Execution Date") between the City of Norco, a California municipal corporation ("Optionor") and TACRD Investments, L.P., a California limited partnership ("Optionee").

RECITALS
A. City is the owner of an approximately 8.24 acre parcel of real property identified as County of Riverside Assessor’s Parcel Number 121-110-001 (ptn), located at the southeast corner of the intersection of Bluff Street and River Road, Norco, California, and more particularly described as Parcel 1 in Exhibit A and depicted as Parcel 1 in Exhibit B, both exhibits of which are attached hereto and incorporated herein (“City Parcel”).

B. Optionee is the owner of an approximately 3.29 acres parcel of real property identified as County of Riverside Assessor’s Parcel Number 121-110-003 (ptn), located at the southeast of Bluff Street and northeast of River Road, Norco, California, and more particularly described as Parcel 2 in Exhibit A and depicted as Parcel 2 in Exhibit B, both of which are attached hereto and incorporated herein (“Exchange Parcel”).

C. Optionee is also the owner of an approximately 19.44 acres of real property identified as County of Riverside Assessor’s Parcel Number 121-110-003 (ptn), located at 2877 River Road, Norco, California.

D. City desires to exchange the City Parcel for the Exchange Parcel and Optionee desires to exchange the Exchange Parcel for the City Parcel.

E. Optionee desires to acquire the exclusive right to exchange the Exchange Parcel for the City Parcel at an agreed Exchange Purchase Price (as defined in the Exchange Agreement) and under the specific terms in this Agreement.

AGREEMENT
NOW THEREFORE, for good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties agree as follows:

Section 1. Option to Exchange. Optionor grants to Optionee an option to acquire the City Parcel pursuant to an exchange of the Exchange Parcel on the terms and conditions of this Agreement and in the Real Property Exchange Agreement and Joint Escrow Instructions attached as Exhibit C and by this reference incorporated herein ("Exchange Agreement").

Section 2. Consideration for Option. Concurrently with the execution of this Agreement, Optionee has paid to Optionor as consideration the sum of Fifty Thousand and 00/100 Dollars ($50,000.00) for the option (the "Option Fee"). The Option Fee is

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non-refundable consideration for the option to exchange the City Parcel and will be deemed earned on the date of execution of this Agreement.

Section 3. Term. The term of this option ("Option Term") shall commence on the Execution Date and shall expire at 5:00 p.m. on the date that is five (5) years from the Execution Date of this Agreement ("Option Term").

Section 4. Inspection Period. During the Option Term:
(a) Optionee and its representatives, agents, contractors, subcontractors, consultants, employees and designees (each a “Optionee Party” and collectively, the “Optionee Parties”) shall have the right to enter upon the City Parcel from time to time with twenty-four hour (24) hours’ advance telephonic or email notice to City, at Optionee’s sole cost, to conduct such inspections, investigations, and non-invasive tests as Optionee may elect to make or obtain, including, without limitation, an ALTA survey and environmental studies (collectively, “Optionee Inspections”). Any subsurface environmental investigation of the Optionor Parcel must first be approved by Optionor, which approval shall not be unreasonably withheld, conditioned, or delayed. Optionee shall promptly repair any physical damage to the Optionor Parcel caused by Optionee’s Inspections and restore the Optionor Parcel to its condition prior to Optionee's Inspections and shall protect, defend, indemnify and hold Optionor harmless from any claims arising from or related to any damage to property (real or personal) or injury to or death of any person to the extent caused by the acts, omissions, negligence or willful misconduct of Optionee or Optionee Parties in connection with Optionee’s Inspections; provided, however, that the foregoing indemnity, defense and hold harmless obligations do not apply to (a) any claims to the extent arising from the negligent acts or omissions or willful misconduct of Optionor or the Optionor Parties, or any breach by the foregoing of this Agreement, (b) any diminution in value in the City Parcel arising from or relating to matters discovered by Optionee at, under or emanating from the City Parcel during its investigation of the City Parcel, and (c) any Hazardous Materials that are discovered (but not deposited or negligently exacerbated by Optionee) at, under or emanating from the City Parcel during Optionee’s investigation of the City Parcel. Such obligation to protect, defend, indemnify and hold Optionor harmless shall survive the termination of this Agreement with respect to any claim arising with respect to activities of Optionee during the period in which this access right is in effect. Optionee's delivery of the Exercise Notice, as defined in Section 5 below, to Optionor during the Option Term shall be deemed to be approval and satisfaction of all inspections and investigations permitted hereunder, without condition, and Optionee shall rely on such inspections and investigations during the term of the Exchange Agreement. (b) Optionor and Optionor's representatives, agents, contractors, subcontractors, consultants, employees and designees (each a “Optionor Party” and, collectively, the “Optionor Parties”) shall have the right to enter upon the Exchange Parcel from time to time with twenty-four (24) hours’ advance telephonic or email notice to Optionee, at Optionor's sole cost, to conduct such inspections, investigations and non-invasive tests as Optionor may elect to make or obtain, including, without limitation, an ALTA survey and environmental studies (collectively, “Optionor's Inspections”). Any subsurface environmental investigation of the Exchange Parcel must first be approved by Optionee, which

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approval shall not be unreasonably withheld, conditioned, or delayed. Optionor shall promptly repair any physical damage to the Exchange Parcel caused by Optionor’s Inspections and restore the Exchange Parcel to its condition prior to Optionor's Inspections and shall protect, defend, indemnify and hold Optionee harmless from any claims arising from or related to any damage to property (real or personal) or injury to or death of any person to the extent caused by the acts, omissions, negligence or willful misconduct of Optionor or Optionor Parties in connection with Optionor’s Inspections; provided, however, that the foregoing indemnity, defense and hold harmless obligations do not apply to (a) any claims to the extent arising from the negligent acts or omissions or willful misconduct of Optionee, the Optionee Parties, or any breach by the foregoing of this Agreement, (b) any diminution in value in the Exchange Parcel arising from or relating to matters discovered by Optionor at, under or emanating from the Exchange Parcel during its investigation of the Exchange Parcel, and (c) any Hazardous Materials that are discovered (but not deposited or negligently exacerbated by Optionor) at, under or emanating from the Exchange Parcel during Optionor’s investigation of the Exchange Parcel. Such obligation to protect, defend, indemnify and hold Optionee harmless shall survive the termination of this Agreement with respect to any claim arising with respect to activities of Optionor during the period in which this access right is in effect. (c) “Environmental Laws” means, collectively: (i) the
Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et seq., (ii) the Hazardous Materials Transportation Act, as amended, 49 U.S.C. § 1801 et seq., (iii) the Resource Conservation and Recovery Act, as amended, 42 U.S.C. § 6901 et seq., (iv) the Federal Water Pollution Control Act, as amended, 33 U.S.C. § 1251 et seq., (v) the Clean Air Act, as amended, 42 U.S.C. § 7401 et seq., (vi) the Toxic Substances Control Act, as amended, 15 U.S.C. § 2601 et seq., (vii) the Clean Water Act, as amended, 33 U.S. Code § 1251 et seq., (viii) the Oil Pollution Act, as amended, 33 U.S.C. § 2701 et seq., (ix) California Health & Safety Code § 25100 et seq. (Hazardous Waste Control), (x) the Hazardous Substance Account Act, as amended, Health & Safety Code § 25300 et seq., (xi) the Unified Hazardous Waste and Hazardous Materials Management Regulatory Program, as amended, Health & Safety Code § 25404 et seq., (xii) Health & Safety Code § 25531 et seq. (Hazardous Materials Management), (xiii) the California Safe Drinking Water and Toxic Enforcement Act, as amended, Health & Safety Code § 25249.5 et seq., (xiv) Health & Safety Code § 25280 et seq. (Underground Storage of Hazardous Substances), (xv) the California Hazardous Waste Management Act, as amended, Health & Safety Code § 25170.1 et seq., (xvi) Health & Safety Code § 25501 et seq., (Hazardous Materials Response Plans and Inventory), (xvii) Health & Safety Code § 18901 et seq. (California Building Standards), (xviii) the Porter-Cologne Water Quality Control Act, as amended, California Water Code § 13000 et seq., (xix) California Fish and Game Code §§ 5650-5656 and (xx) any other federal, state or local laws, ordinances, rules, regulations, court orders or common law related in any way to the protection of the environment, health or safety; and
“Hazardous Materials” means any substance, material, or waste which is or becomes regulated by any local governmental authority, the State of California, or the United States Government under any Environmental Laws, including any material or substance which is defined as a “hazardous waste,” “extremely hazardous waste,” “restricted hazardous waste” or “hazardous substance” under any Environmental Laws.

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Section 5. Exercise. Provided Optionee is not in default under this Agreement and provided Optionee has paid the Option Fee in full, this option may be exercised by Optionee delivering to Optionor before the expiration of the Option Term, written notice of the exercise ("Exercise Notice"), which shall state that the option is exercised without condition or qualification. The Exercise Notice must be accompanied by two (2) copies of the Exchange Agreement executed by Optionee, with the first paragraph of the Exchange Agreement completed by insertion of the date on which the Exercise Notice is given.

Section 6. Execution of Real Property Exchange Agreement. On receipt by Optionor of the Exercise Notice and two (2) copies of the Exchange Agreement executed by Optionee, Optionor shall promptly execute the Exchange Agreement and deliver an executed copy to Optionee. Optionor's failure to execute and deliver a copy of the Exchange Agreement in accordance with this Section shall not affect the validity of the Exchange Agreement. The Exchange Agreement shall be immediately effective and binding on both Optionor and Optionee without further execution by the parties, on exercise of the option in accordance with Section 5 hereof.

Section 7. Representations and Warranties. Optionor warrants that Optionor is the owner of the City Parcel and has marketable fee simple title to the City Parcel. If the option is exercised by Optionee, Optionor will convey fee title to the City Parcel by grant deed. During the Term of this Agreement and, if this option is exercised, until the City Parcel is conveyed to Optionee, Optionor will not encumber the City Parcel in any way, including, but not limited to, covenants, conditions, restrictions, easements, liens, options to purchase, rights of first offer options to lease, leases, tenancies, or other possessory interests nor grant any property or contract right relating to the City Parcel without the prior written consent of Optionee. Optionor further covenants that it shall not authorize others to take any action that adversely affects the physical condition of the City Parcel or its soils to any material extent without the written consent of Optionee.

Section 8. Time of Essence. Time is of the essence for this Option Agreement. If the option is not exercised in the manner provided in Section 5 hereof before the expiration of the Option Term, Optionee shall have no interest in the City Parcel, this Agreement shall be deemed terminated except for those provisions that expressly state they survive termination of the Option Agreement, and the option may not be revived by any subsequent payment or further action by Optionee.

Section 9. Quitclaim Deed. If this Agreement is terminated, Optionee agrees, if requested by Optionor, to execute, acknowledge, and deliver a quitclaim deed to Optionor within ten (10) days after termination and to execute, acknowledge, and deliver any other documents required by any title company to remove the cloud of this option from the City Parcel.

Section 10. Release and Waiver.
(a) Optionee, on behalf of itself and its successors and assigns, waives and releases Optionor, and its officers, employees, agents and representatives acting

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or purporting to act on behalf of Optionor and their respective successors and assigns from any and all actions, causes of action, claims, demands, costs or expenses whatsoever (including, without limitation, attorneys' fees and costs), whether direct or indirect, known or unknown, foreseen or unforeseen, arising from or relating in any way to the Exchange Parcel or any adjacent property, arising prior to the Execution Date. (b) Optionee expressly waives any rights or benefits available to it with respect to the foregoing release under any provision of applicable law which generally provides that a general release does not extend to claims which the creditor does not know or suspect to exist in his or her favor at the time the release is agreed to, which, if known to such creditor, would materially affect a settlement. By execution of this Agreement, Optionee acknowledges that it fully understands the foregoing, and with this understanding, nonetheless elects to and does assume all risk for claims known or unknown, described in this Section 10 without limiting the generality of the foregoing:

The undersigned acknowledges that it has been advised by legal counsel and is familiar with the provisions of California Civil Code Section 1542, which provides as follows:
"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE

RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS

OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND

THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY

AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR
RELEASED PARTY."
The undersigned, being aware of this Code section, hereby expressly waives any rights it may have thereunder, as well as under any other statutes or Common law principles of similar effect.

Initials of OPTIONEE:
(c) The provisions of this Section 10 shall survive the termination of this Agreement.

Section 11. Notices. All notices, demands, requests, exercises, and other communications under this Agreement by either party shall be in writing and:
(a) sent by United States Certified Mail, return receipt requested, in which case notice shall be deemed delivered three (3) business days after deposit, postage prepaid in the United States mail, or
(b) sent by a nationally recognized overnight courier, in which case notice shall be deemed delivered one (1) business day after deposit with that courier, or (c) sent by e-mail or similar means if a copy of the notice is also sent

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by United States Certified Mail; in which case notice shall be deemed delivered on transmittal by e-mail or other similar means, provided that a transmission report is generated that reflects the accurate transmission of the notices, as follows:

If to Optionor: City of Norco
Attention: Colby Cataldi
Community Development Director
2870 Clark Avenue
Norco, CA 92860
Email: [email protected]
If to Optionee: Tom Dallape
TACRD Investments, L.P.
18881 Von Karman Avenue, Suite 150
Irvine, CA 92612
Email: [email protected]
These addresses may be changed by written notice to the other party, provided that no notice of a change of address shall be effective until actual receipt of that notice. Copies of notices are for informational purposes only, and a failure to give or receive copies of any notice shall not be deemed a failure to give notice.

Section 12. Transfer. Optionee may not assign or transfer this Agreement and the rights under it without Optionor's prior written consent, which shall not be unreasonably withheld, conditioned or delayed.

Section 13. Intentionally Omitted
Section 14. Attorneys' Fees. If any legal action is instituted to enforce or declare any party's rights hereunder, the prevailing party in such legal action shall be entitled to an award of costs and expenses, including reasonable attorneys' fees, in addition to any other relief to which the prevailing party may be entitled. This section shall survive termination of the Option Agreement.

Section 15. Memorandum of Option. Following the full execution of this Agreement, Optionee shall have the right to record in the official records of the Riverside County, a memorandum of option agreement, in a form acceptable to the Optionor, at Optionee's sole cost and expense.

Section 16. Successors. This Agreement shall bind and inure to the benefit of the respective heirs, personal representatives, successors, and assignees of the parties to this Agreement.

Section 17. Waivers. No waiver of any breach of any covenant or provision in this Agreement shall be deemed a waiver of any other covenant or provision in this Agreement, and no waiver shall be valid unless in writing and executed by the waiving party.

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Section 18. Construction. Section headings are solely for the convenience of the parties and are not a part of and shall not be used to interpret this Agreement. The singular form shall include the plural and vice versa. This Agreement shall not be construed as if it had been prepared by one of the parties, but rather as if both parties have prepared it.

Unless otherwise indicated, all references to sections are to this Agreement.

Section 19. Further Assurances. Whenever requested by the other party, each party shall execute, acknowledge, and deliver all further conveyances, agreements, confirmations, satisfactions, releases, powers of attorney, instruments of further assurance, approvals, consents, and all further instruments and documents as may be necessary, expedient, or proper to complete any conveyances, transfers, sales, and agreements covered by this Agreement, and to do all other acts and to execute, acknowledge, and deliver all requested documents to carry out the intent and purpose of this Agreement.

Section 20. Third-Party Rights. Nothing in this Agreement, express or implied, is intended to confer on any person, other than the parties to this Agreement and their respective successors and assigns, any rights or remedies under or by reason of this Agreement.

Section 21. Integration. This Agreement and the Exchange Agreement contain the entire agreement between the parties, and expressly supersede all previous or contemporaneous agreements, understandings, representations, or statements between the parties respecting the option for the City Parcel.

Section 22. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original and all of which taken together shall constitute one and the same instrument.

Section 23. Amendment. This Agreement may not be amended or altered except by a written instrument executed by Optionor and Optionee.

Section 24. Partial Invalidity. Any provision of this Agreement that is unenforceable or invalid or the inclusion of which would adversely affect the validity, legality, or enforceability of this Agreement shall be of no effect, but all the remaining provisions of this Agreement shall remain in full force.

Section 25. Exhibits. All attached exhibits are incorporated in this Agreement by this reference.

Section 26. Authority of Parties. All persons executing this Agreement on behalf of any party to this Agreement warrant that they have the authority to execute this Agreement on behalf of that party.

Section 27. Governing Law. The validity, meaning, and effect of this Agreement shall be determined in accordance with California laws.

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IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the dates set forth below.

OPTIONOR:

CITY OF NORCO, a municipal
corporation
By:

Robin Grundmeyer, Mayor
Date: __________________________
ATTEST:

By:

Norma I. Alley, City Clerk
APPROVED AS TO FORM:

By:

Harper and Burns, LLP

OPTIONEE:

TACRD, LP, a California limited partnership
By: _________________________
Name:_______________________
Its:__________________________
Date: _______________________

4908-1638-7258 v1 B-1 C790-000 -- 1979413.1

EXHIBIT A
Land Swap Legal Description

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-1638-7258 v1B-2 C790
-000 -- 1979413.1

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-1638-7258 v1B-3 C790
-000 -- 1979413.1

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-1638-7258 v1B-4 C790
-000 -- 1979413.1

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EXHIBIT B
Land Swap Exhibit

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-1638-7258 v1B-6 C790
-000 -- 1979413.1

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-1638-7258 v1 B-7 C790
-000 -- 1979413.1

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-1638-7258 v1B-8 C790
-000 -- 1979413.1

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EXHIBIT C
Exchange Agreement

REAL PROPERTY EXCHANGE AGREEMENT

AND JOINT ESCROW INSTRUCTIONS
This REAL PROPERTY EXCHANGE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (this “Agreement”) is dated as of September 16, 2026 (the “Effective Date”), and is entered into by and between the CITY OF NORCO, a municipal corporation (“City”) and TACRD Investments, L.P., a California limited partnership (“Developer”). The City and Developer are sometimes referred to herein, each, as a “Party” and, collectively, as the “Parties.”

RECITALS
A. City is the owner of an approximately 8.24 acre parcel of real property identified as County of Riverside Assessor’s Parcel Number 121-110-001 (ptn), located at the southeast corner of the intersection of Bluff Street and River Road, Norco, California, and more particularly described as Parcel 1 in Exhibit A and depicted as Parcel 1 in Exhibit B, attached hereto and incorporated herein (“City Parcel”).

B. Developer is the owner of an approximately 3.29 acre parcel of real property identified as County of Riverside Assessor’s Parcel Number 121-110-003 (ptn), located at the southeast of Bluff Street and northeast of River Road, Norco, California, and more particularly described as Parcel 2 in Exhibit A and depicted as Parcel 2 in Exhibit B, attached hereto and incorporated herein (“Exchange Parcel”).

C. Developer is also the owner of an approximately 19.44 acres of real property identified as County of Riverside Assessor’s Parcel Number 121-110-003, located at 2877 River Road, Norco, California which together with the City Parcel constitutes the (“Project Site”).

D. Developer desires to acquire from the City the City Parcel for the purposes of combining its contiguous land holdings for development.

E. City has determined that the City Parcel is no longer necessary to be retained for the uses and purposes of the City and is surplus to its needs, and is authorized to exchange the City Parcel for real property necessary for City purposes.

F. City desires to acquire from Developer the Exchange Parcel because it is needed for City purposes consistent with the plan for the Exchange Parcel adopted by the City Council on September 16, 2026.

G. City agrees to convey the City Parcel to Developer and Developer agrees to convey the Exchange Parcel to the City and pay to City the Exchange Purchase Price (as defined herein) as a land exchange.

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NOW, THEREFORE, in consideration of the foregoing, and the terms and conditions of this Agreement, the City and Developer hereby agree as follows:

Section 1. Exchange of Property.
(a) Subject to all of the terms, conditions and provisions of this Agreement, including, without limitation, the concurrent conveyance described in subsection (b) of this Section 1, and the Developer’s payment to City of the Exchange Purchase Price (defined in Section 2), City hereby agrees to sell, convey, transfer and assign to Developer and Developer hereby agrees to accept from City, all of City’s right, title and interest in and to the City Parcel. (b) Subject to all of the terms, conditions and provisions of this Agreement, including, without limitation, the concurrent conveyance described in subsection (a) of this Section 1, Developer hereby agrees to convey, transfer and assign to City and City hereby agrees to accept from Developer, all of Developer’s right, title and interest in and to the Exchange Parcel.

The City Parcel and the Exchange Parcel are referred to herein, collectively, as the “Property.” Section 2. Exchange Purchase Price. City and Developer agree that the exchange purchase price (the “Exchange Purchase Price”) shall be One Million Dollars ($1,000,000). Accordingly, Developer shall, subject to the obligations of each Party as expressly set forth in this Agreement and the satisfaction of all of the Conditions of Closing under this Agreement, pay the amount of the Exchange Purchase Price to City of ONE MILLION AND 00/100 DOLLARS ($1,000,000.00) as consideration for the exchange in the form of cash, in addition to the other covenants expressly set forth in this Agreement.

Section 3. Opening of Escrow.
(a) The transfer and sale of the Property shall take place through escrow (the “Escrow”), administered by ____________ Title Company, [ADDRESS], Attn: [ESCROW OFFICER] (Phone: ___-___-____) (“Escrow Holder”). Upon the Effective Date, Developer and City shall open the Escrow by delivering a fully executed copy of this Agreement to Escrow Holder within three (3) business days of the Effective Date. Escrow Holder will execute copies of this Agreement and return fully executed copies to City and Developer. This Agreement, together with any supplemental escrow instructions prepared by Escrow Holder, City and/or Developer and executed by Escrow Holder, City and Developer, constitutes the joint escrow instructions of City and Developer, and Escrow Holder to whom these instructions are delivered is hereby empowered to act under this Agreement. The term “Close of Escrow” or “Closing”, if and where written in these instructions, shall mean the date Grant Deed conveying the City Parcel to Developer and the Grant Deed conveying the Exchange Parcel to City are recorded in the Official Records of Riverside County. The Parties agree to do all acts necessary to close this Escrow in the shortest possible time.

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(b) Developer shall deliver into escrow a deposit in the amount of $50,000.00 (the “Deposit”) in the form of a cashier’s check, or wire transfer, within five (5) business days following the date a copy of this fully executed Agreement is delivered to Escrow.

The Deposit shall be applied to the Exchange Purchase Price of $1,000,000. (c) If this Agreement or Escrow is terminated by City for any valid reason under this Agreement, except Developer’s default or Developer’s failure to satisfy one or more of its obligations under Section 6(a) below, City shall be solely responsible to the Escrow Holder for payment of all customary and reasonable escrow cancellation charges to the Escrow Holder without further or separate instruction to the Escrow Holder, Escrow Holder shall return the Deposit to Developer, and the parties shall each be relieved and discharged from all further responsibility or liability under this Agreement. If this Agreement or Escrow is terminated due to Developer’s default or Developer’s failure to satisfy one or more of its obligations under Section 6(a) below, then Developer shall be solely responsible for the payment of the Escrow cancellation costs of the Escrow Holder without further or separate instruction, Escrow Holder shall release the Deposit to City, and the parties shall each be relieved and discharged from all further responsibility or liability under this Agreement.

Section 4. Permission to Enter on the Property.
(a) Developer and Developer's representatives, agents, contractors, subcontractors, consultants, employees and designees (each a “Developer Party” and, collectively, the “Developer Parties”) shall have the right to enter upon the City Parcel from time to time with twenty-four (24) hours’ advance telephonic or email notice to City, at Developer's sole cost, to conduct such inspections, investigations and non-invasive tests as Developer may elect to make or obtain, including, without limitation, an ALTA survey and environmental studies (collectively, “Developer's Inspections”). Any subsurface environmental investigation of the City Parcel must first be approved by City, which approval shall not be unreasonably withheld, conditioned, or delayed. Developer shall promptly repair any physical damage to the City Parcel caused by Developer’s Inspections and restore the City Parcel to its condition prior to Developer's Inspections and shall protect, defend, indemnify and hold City harmless from any claims arising from or related to any damage to property (real or personal) or injury to or death of any person to the extent caused by the acts, omissions, negligence or willful misconduct of Developer or Developer Parties in connection with Developer’s Inspections; provided, however, that the foregoing indemnity, defense and hold harmless obligations do not apply to (a) any claims to the extent arising from the negligent acts or omissions or willful misconduct of City or the City Parties, or any breach by the foregoing of this Agreement, including without limitation, the representations and warranties set forth in Section 9, (b) any diminution in value in the City Parcel arising from or relating to matters discovered by Developer at, under or emanating from the City Parcel during its investigation of the City Parcel, and (c) any Hazardous Materials that are discovered (but not deposited or negligently exacerbated by Developer) at, under or emanating from the City Parcel during Developer’s investigation of the City Parcel. Such obligation to protect, defend, indemnify and hold City harmless shall survive the Closing or any termination of this Agreement with respect to any claim arising with respect to activities of Developer during the period in which this access right is in effect.

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(b) City and City's representatives, agents, contractors, subcontractors, consultants, employees and designees (each a “City Party” and, collectively, the “City Parties”) shall have the right to enter upon the Exchange Parcel from time to time with twenty-four (24) hours’ advance telephonic or email notice to Developer, at City's sole cost, to conduct such inspections, investigations and non-invasive tests as City may elect to make or obtain, including, without limitation, an ALTA survey and environmental studies (collectively, “City's Inspections”). Any subsurface environmental investigation of the Exchange Parcel must first be approved by Developer, which approval shall not be unreasonably withheld, conditioned, or delayed. City shall promptly repair any physical damage to the Exchange Parcel caused by City’s Inspections and restore the Exchange Parcel to its condition prior to City's Inspections and shall protect, defend, indemnify and hold Developer harmless from any claims arising from or related to any damage to property (real or personal) or injury to or death of any person to the extent caused by the acts, omissions, negligence or willful misconduct of City or City Parties in connection with City’s Inspections; provided, however, that the foregoing indemnity, defense and hold harmless obligations do not apply to (a) any claims to the extent arising from the negligent acts or omissions or willful misconduct of Developer, the Developer Parties, or any breach by the foregoing of this Agreement, including without limitation, the representations and warranties set forth in Section 9, (b) any diminution in value in the Exchange Parcel arising from or relating to matters discovered by City at, under or emanating from the Exchange Parcel during its investigation of the Exchange Parcel, and (c) any Hazardous Materials that are discovered (but not deposited or negligently exacerbated by City) at, under or emanating from the Exchange Parcel during City’s investigation of the Exchange Parcel. Such obligation to protect, defend, indemnify and hold Developer harmless shall survive the Closing or any termination of this Agreement with respect to any claim arising with respect to activities of City during the period in which this access right is in effect. (c) “Environmental Laws” means, collectively: (i) the
Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et seq., (ii) the Hazardous Materials Transportation Act, as amended, 49 U.S.C. § 1801 et seq., (iii) the Resource Conservation and Recovery Act, as amended, 42 U.S.C. § 6901 et seq., (iv) the Federal Water Pollution Control Act, as amended, 33 U.S.C. § 1251 et seq., (v) the Clean Air Act, as amended, 42 U.S.C. § 7401 et seq., (vi) the Toxic Substances Control Act, as amended, 15 U.S.C. § 2601 et seq., (vii) the Clean Water Act, as amended, 33 U.S. Code § 1251 et seq., (viii) the Oil Pollution Act, as amended, 33 U.S.C. § 2701 et seq., (ix) California Health & Safety Code § 25100 et seq. (Hazardous Waste Control), (x) the Hazardous Substance Account Act, as amended, Health & Safety Code § 25300 et seq., (xi) the Unified Hazardous Waste and Hazardous Materials Management Regulatory Program, as amended, Health & Safety Code § 25404 et seq., (xii) Health & Safety Code § 25531 et seq. (Hazardous Materials Management), (xiii) the California Safe Drinking Water and Toxic Enforcement Act, as amended, Health & Safety Code § 25249.5 et seq., (xiv) Health & Safety Code § 25280 et seq. (Underground Storage of Hazardous Substances), (xv) the California Hazardous Waste Management Act, as amended, Health & Safety Code § 25170.1 et seq., (xvi) Health & Safety Code § 25501 et seq., (Hazardous Materials Response Plans and Inventory), (xvii) Health & Safety Code § 18901 et seq. (California Building Standards), (xviii) the Porter-Cologne Water Quality Control Act, as amended, California Water Code § 13000 et seq., (xix) California Fish and Game Code §§ 5650-5656 and (xx) any other federal, state or local laws, ordinances, rules, regulations, court orders or common law related in any way to the protection of the environment, health or safety; and

4908-1638-7258 v1 C-13 C790-000 -- 1979413.1
“Hazardous Materials” means any substance, material, or waste which is or becomes regulated by any local governmental authority, the State of California, or the United States Government under any Environmental Laws, including any material or substance which is defined as a “hazardous waste,” “extremely hazardous waste,” “restricted hazardous waste” or “hazardous substance” under any Environmental Laws.

Section 5. Acceptance of Property As-Is.
(a) City acknowledges and agrees that prior to the Close of Escrow it will have had full opportunity to inspect and investigate every aspect of the Exchange Parcel, including all matters related to legal status or requirements, physical condition, zoning, environmental condition, title and all other matters of significance. City specifically acknowledges and agrees that the Exchange Parcel is being conveyed in an “AS IS” condition and “WITH ALL FAULTS” as of the Close of Escrow. Except as expressly set forth in this Agreement, no statements, representations or warranties have been made or are made and no responsibility has been or is assumed by Developer, or by any officer, employee, person, firm, agent or representative acting or purporting to act on behalf of Developer, as to any matters concerning, or that might in any manner affect, the Exchange Parcel, including the condition or repair of the Exchange Parcel or the value or income potential thereof, and City is not relying upon any such statement, representation or warranty. City acknowledges that Developer has requested City to inspect fully the Exchange Parcel and investigate all matters relevant thereto and to rely solely upon the results of City's own inspections or other information obtained or otherwise available to City, rather than any information that may have been provided by Developer to City, other than Developer’s express representations and warranties set forth in this Agreement or in the documents executed in connection with this Agreement.
(b) Developer acknowledges and agrees that prior to the Close of Escrow it will have had full opportunity to inspect and investigate every aspect of the City Parcel, including all matters related to legal status or requirements, physical condition, zoning, environmental condition, title and all other matters of significance. Developer specifically acknowledges and agrees that the City Parcel is being transferred in an “AS IS” condition and “WITH ALL FAULTS” as of the Close of Escrow. Except as expressly set forth in this Agreement, no statements, representations or warranties have been made or are made and no responsibility has been or is assumed by City, or by any officer, employee, person, firm, agent or representative acting or purporting to act on behalf of City, as to any matters concerning, or that might in any manner affect, the City Parcel, including their condition or repair or the value or income potential thereof, and Developer is not relying upon any such statement, representation or warranty. Developer acknowledges that City has requested Developer to inspect fully such property and investigate all matters relevant thereto and to rely solely upon the results of Developer’s own inspections or other information obtained or otherwise available to Developer, rather than any information that may have been provided by City to Developer, other than City’s express representations and warranties set forth in this Agreement or in the documents executed in connection with this Agreement.

Section 6. Conditions Precedent to Close of Escrow.

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(a) City’s Conditions Precedent to Close of Escrow. The obligation of the City to complete the exchange is subject to the satisfaction or waiver by City of all of the following conditions:
(1) City shall have made all required findings and issued all required approvals, in its sole discretion, with regard to the proposed acceptance of the Exchange Parcel.
(2) The close of escrow between City and Developer shall occur concurrently with the close of escrow between Developer and the buyer of the Project Site from Developer.
(3) Developer shall have delivered through Escrow the
executed, acknowledged and recordable form of the Exchange Parcel Grant Deed, in the form attached hereto as Exhibit D, sufficient to convey title to the Exchange Parcel as set forth in Section 7, hereof.
(4) Developer shall have delivered through Escrow a NonForeign Transferor Declaration duly executed and in the form provided by Escrow Holder. (5) Developer shall have delivered through Escrow such other funds and documents as are necessary to comply with Developer's obligations under this Agreement.
(6) Developer shall not be in default of any of its obligations under the terms of this Agreement, and all of Developer's representations and warranties made as of the date of this Agreement shall continue to be true and correct as of the close of Escrow. (7) City shall have approved the condition of title to the Exchange Parcel and Escrow Holder shall have committed to deliver to City a title insurance policy as required by Section 7, hereof.

On failure of any of the conditions set forth above, City may terminate its obligations under this Agreement with no further liability to Developer except as to those provisions which by their terms survive any termination of this Agreement by giving notice to Developer on or before the expiration of the time allowed for each condition. City's failure to elect to terminate its obligations shall constitute a waiver of the condition by City.
(b) Developer's Conditions Precedent to Close of Escrow. The obligation of Developer to complete the exchange is subject to the satisfaction or waiver by Developer of all of the following conditions:
(1) City shall have delivered through Escrow the executed, acknowledged and in recordable form the City Parcel Grant Deed, in the form attached hereto as Exhibit C, sufficient to convey the City Parcel as set forth in Section 7, hereof.

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(2) City shall have delivered through Escrow a Non-Foreign Transferor Declaration duly executed and in the form provided by Escrow Holder. (3) City shall not be in default of any of its obligations under the terms of this Agreement, and all of City's representations and warranties made as of the date of this Agreement shall continue to be true and correct as of the close of Escrow. (4) City shall have delivered through Escrow such other funds and documents as are necessary to comply with City's obligations under this Agreement. (5) Developer shall have approved the condition of title to the City Parcel and Escrow Holder shall have committed to deliver to Developer a title insurance policy as required by Section 7, hereof.

On failure of any of the conditions set forth above, Developer may terminate its obligations under this Agreement with no further liability to City by giving notice to City on or before the expiration of the time allowed for each condition. Developer’s failure to elect to terminate its obligations shall constitute a waiver of the condition by Developer.

Section 7. Close of Escrow; Title Insurance Policies.
(a) Prior to Closing, City shall execute, acknowledge and deliver into Escrow the City Parcel Grant Deed conveying the City Parcel to Developer. Escrow Holder shall hold the City Parcel Grant Deed until Closing.
(b) Prior to Closing, Developer shall execute, acknowledge and deliver into Escrow the Exchange Parcel Grant Deed conveying the Exchange Parcel to City. Escrow Holder shall hold the Exchange Parcel Grant Deed until Closing. (c) If all Conditions to Close of Escrow are met and the Parties proceed to Close of Escrow: (A) Developer shall convey the Exchange Parcel by the Exchange Parcel Grant Deed to the City free and clear of all recorded liens, encumbrances, assessments, easements, leases and taxes, except (i) the lien for current real property taxes not yet due and payable; (ii) all exceptions listed on the Preliminary Title Report No. ____________, dated _____________, (the “Exchange Parcel Title Report”) issued by Chicago Title Company (the “Title Company”) with respect to the Exchange Parcel; (iii) matters created by, through or under City; and (iv) matters approved by City in its discretion (collectively, “City’s Permitted Exceptions”); and (B) City shall convey to Developer the City Parcel by the City Parcel Grant Deed, free and clear of all recorded and unrecorded liens, encumbrances, assessments, easements, leases, and taxes except (i) the lien for current real property taxes not yet due and payable; (ii) all exceptions listed on the Preliminary Title Report No. ____________, dated _____________, (the “City Parcel Title Report”) issued by the Title Company with respect to the City Parcel; (iv) matters created by, through or under Developer; and (iv) matters approved by Developer in its discretion (collectively, “Developer's Permitted Exceptions”). Neither Developer nor the City shall voluntarily create any new exceptions to title on the Exchange Parcel or the City Parcel respectively, following the Effective Date.

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(d) Following recordation of the City Parcel Grant Deed and the Exchange Parcel Grant Deed, Escrow Holder shall disburse the Exchange Purchase Price to City, and provide each of City and Developer with an ALTA or CLTA, at each Party’s discretion, owner's policy of title insurance, in an amount to be determined by the Parties, issued by the Title Company, together with any endorsements that City or Developer may reasonably request, showing (i) title to the City Parcel vested in Developer, subject only to Developer's Permitted Exceptions and the printed exceptions and stipulations in the policy; and (ii) title to the Exchange Parcel vested in the City, subject only the City’s Permitted Exceptions and the printed exceptions and stipulations in the policy. City and Developer shall each pay the title policy premium for its respective title insurance policy.

Section 8. Closing Costs, Possession.
(a) Developer and City shall pay their respective premium for title insurance, cost of a survey, if one is obtained, and all requested CLTA or ALTA endorsements, the cost of recording each Deed and any documentary or other transfer taxes payable on account of the conveyance of the Property.
(b) Developer and City shall pay their respective Escrow Holder’s fees and charges.
(c) Developer shall be entitled to exclusive possession of the City Parcel immediately upon the Close of Escrow and the City shall be entitled to exclusive possession of the Exchange Parcel immediately upon the Close of Escrow.

Section 9. Covenants, Representations and Warranties.
(a) City hereby makes the following covenants, representations and warranties and acknowledges that the execution of this Agreement by Developer has been made in material reliance by Developer on such covenants, representations and warranties. (1) Power and Authority. City has the legal power, right and authority to enter into this Agreement and to execute the instruments and documents referenced herein, and to consummate the transaction contemplated hereby. (2) Requisite Action. City has taken all requisite action and obtained all requisite consents in connection with entering into this Agreement and the instruments and documents referenced herein and the consummation of the transactions contemplated hereby, and no consent of any other party is required.
(3) Enforceability of Agreement. The persons executing this Agreement and any instrument or document referenced herein have been duly authorized to so and this Agreement and any such instrument or document is valid and legally binding on City and enforceable in accordance with their respective terms.

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(4) No Litigation. There is no pending or, to the best of City’s knowledge, threatened claims, action, allegations or lawsuit of any kind, whether for personal injury, property damage, property taxes, or otherwise, that could affect the Property, including any pending or threatened action or proceeding arising out of the condition of the City Parcel or any alleged violation of any Environmental Laws.
(5) No Violation. Neither the execution of this Agreement or the other instruments and documents referenced herein nor the performance by City of its obligations hereunder and thereunder shall to the best of the City’s knowledge result in a breach or constitute a default under any agreement, document, instrument or other obligation to which City is a party or by which City may be bound or under law, statute, ordinance, rule, governmental regulation, state constitution, or any writ, injunction, order or decree of any court or governmental body applicable to City.
(6) Operation and Condition Pending Closing. Between the date of this Agreement and the Close of Escrow hereunder, City shall continue to manage, operate and maintain the Property in the same manner as existed prior to the execution of this Agreement. (7) Contracts. There are no contracts or agreements to which City is a party relating to the operation, maintenance, development, improvement, ownership or use of the Property which shall survive the Close of Escrow. (8) Right to Possession. As of the Effective Date and as of the Close of Escrow, no person or entity other than City has the right to possess the City Parcel, or any portion thereof.
(9) Encumbrances. City covenants not to further encumber and not to place any further liens or encumbrances on the Property, including, but not limited to, covenants, conditions, restrictions, easements, liens, options to purchase, rights of first offer options to lease, leases, tenancies, or other possessory interest. City also covenants not to authorize any other person or entity to take any action that adversely affects the physical condition of the Property or its soils to any material extent.

All representations and warranties and covenants made by City and contained in this Section 9(a) are true and correct on the date hereof and on the Closing Date, shall survive the Close of Escrow, and shall not be deemed merged with any one of the Deeds that are recorded under this Agreement. (b) Developer hereby makes the following covenants, representations and warranties and acknowledges that the execution of this Agreement by City has been made in material reliance by City on such covenants, representations and warranties. (1) Power and Authority. Developer has the legal right, power and authority to enter into this Agreement and the instruments and documents referenced herein and to consummate the transactions contemplated hereby. The persons executing this Agreement and such other instruments as may be referenced herein on behalf of Developer hereby represent and warrant that such persons have the power, right and authority to bind Developer.

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(2) Requisite Action. Developer has taken all requisite action and obtained all requisite consents in connection with entering into this Agreement and the instruments and documents referenced herein and the consummation of the transactions contemplated hereby, and no consent of any other party is required. (3) Enforceability of Agreement. This Agreement is, and all instruments and documents to be executed by Developer pursuant to this Agreement shall be, duly executed by and are or shall be valid and legally binding upon Developer and upon its successors, administrators and assigns and enforceable in accordance with their respective terms. (4) No Litigation. There is no pending or, to the best of Developer’s knowledge, threatened claims, action, allegations or lawsuit of any kind, whether for personal injury, property damage, property taxes, or otherwise, that could affect the Property, including any pending or threatened action or proceeding arising out of the condition of the Exchange Parcel or any alleged violation of any Environmental Laws.. (5) No Violation. Neither the execution of this Agreement nor the consummation of the transaction contemplated hereby shall result in a breach of or constitute a default under any other agreement, document, instrument or other obligation to which Developer is a party or by which Developer may be bound, or under law, statute, ordinance, rule, governmental regulation, state Constitution, or any writ, injunction, order or decree of any court or governmental body applicable to Developer.
(6) Operation and Condition Pending Closing. Between the date of this Agreement and the Close of Escrow hereunder, Developer shall continue to manage, operate and maintain the Property in the same manner as existed prior to the execution of this Agreement.
(7) Contracts. There are no contracts or agreements to which Developer is a party relating to the operation, maintenance, development, improvement, ownership or use of the Property which shall survive the Close of Escrow. (8) Right to Possession. As of the Effective Date and as of the Close of Escrow, no person or entity other than Developer has the right to possess the Exchange Parcel, or any portion thereof.
(9) Encumbrances. Developer covenants not to further
encumber and not to place any further liens or encumbrances on the Property, including, but not limited to, covenants, conditions, restrictions, easements, liens, options to purchase, rights of first offer options to lease, leases, tenancies, or other possessory interest. Developer also covenants not to authorize any other person or entity to take any action that adversely affects the physical condition of the Property or its soils to any material extent.

All representations and warranties contained in this Section 9(b) are true and correct on the date hereof and on the Closing Date, shall survive the Close of Escrow, and shall not be deemed merged with any one of the Deeds that are recorded under this Agreement.

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Section 10. Waivers and Releases. Effective as to the City Parcel upon the Close of Escrow for such parcel, Developer shall waive and release City from any and all manner of claims or other compensation whatsoever, in law or equity, of whatever kind or nature, whether known or unknown, direct or indirect, foreseeable or unforeseeable, absolute or contingent, now existing or which may in the future arise, including lost business opportunities or economic advantage, and special and consequential damages, arising out of, directly or indirectly, or in any way connected with: except as otherwise set forth in this Agreement, (i) all warranties of whatever type or kind with respect to the physical or environmental condition of the Property, whether express, implied or otherwise, including those of fitness for a particular purpose, tenantability, habitability or use; (ii) use, management, ownership or operation of the Property, whether before or after Closing; (iii) the physical, environmental or other condition of the Property; (iv) the application of, compliance with or failure to comply with any and all Applicable Laws with respect to the Property; (v) Hazardous Materials in, on, under or about the Property; and (vi) the As-Is Condition of the Property; the foregoing are collectively referred to as “Property Claims”. By releasing and forever discharging the Property Claims, Developer expressly waives any rights under California Civil Code Section 1542, which provides:
“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS

WHICH THE RELEASING PARTY DOES NOT KNOW OR

SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF

EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM

OR HER,WOULD HAVE MATERIALLY AFFECTED HIS OR HER
SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY”
INITIALS: DEVELOPER _______
Notwithstanding the foregoing, the release and waiver of Property Claims set forth in this Section 10 shall not apply to any Property Claims arising from breaches by City of this Agreement (including but not limited to, breaches of representations and warranties of City expressly set forth herein).

Section 11. Broker’s Commission. Developer and City each warrant and represent that it has not engaged the services of any agent, finder or broker in connection with the transaction which is the subject of this Agreement, and that it is not liable for any real estate commissions, broker’s fees or finder’s fees which may accrue by means of the Exchange. Developer and City agree to and do hereby indemnify and hold the other harmless from and against any and all costs (including attorney’s fees and costs), liabilities, losses, damages, claims, causes of action or proceedings which may result from any broker, agent or finder, licensed or otherwise, which it has employed in connection with the transaction covered by this Agreement. Developer and City acknowledge that Tom Dallape is a principal in Developer and is a licensed real estate broker in the State of California but is not acting in such capacity in this transaction and will not be receiving any real estate commission in relation thereto.

Section 12. Time of the Essence. TIME IS OF THE ESSENCE IN THESE INSTRUCTIONS AND ESCROW IS TO CLOSE ON OR BEFORE _______________, 20__. If this Escrow is not in condition to close by such date, then the Party who has fully complied with this Agreement may,

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in writing, demand the return of its money or property; provided, however, no demand for return shall be recognized until five (5) days after Escrow Holder shall have mailed copies of demand to all other parties at the respective addresses shown in Section 19, below, and if any objections are raised within such five (5) day period, Escrow Agent is authorized to hold all money, papers and documents until instructed by a court of competent jurisdiction or mutual instructions.

Section 13. Default and Remedies. If either party believes that the other party has breached any term or condition of this Agreement or defaulted under this Agreement, then such party shall give the allegedly breaching party: (i) notice of the alleged breach; (ii) description of the action necessary to cure such breach; and (iii) a reasonable amount of time to cure such alleged breach not to exceed thirty (30) days. In addition, each party shall have the rights and remedies below. (a) City’s Remedies. IN ADDITION TO ANY OTHER EVENT OF DEFAULT BY

DEVELOPER UNDER THIS AGREEMENT, DEVELOPER SHALL BE IN DEFAULT

HEREUNDER IF, CITY FULLY AND TIMELY PERFORMS EACH AND EVERY CITY

DUTY, TASK AND/OR OBLIGATION UNDER THIS AGREEMENT, BUT DEVELOPER

FAILS TO DELIVER THE EXCHANGE PURCHASE PRICE AND ALL REQUIRED

DOCUMENTS, INCLUDING, WITHOUT LIMITATION, THE EXCHANGE PARCEL DEED, AND CLOSING ESCROW ON THE CITY PARCEL. THE PARTIES AGREE THAT IF

DEVELOPER MATERIALLY BREACHES ITS OBLIGATIONS UNDER THIS AGREEMENT

AND SUCH BREACH RESULTS IN DEVELOPER'S FAILURE TO CLOSE ESCROW, CITY

SHOULD BE ENTITLED TO COMPENSATION FOR THE DETRIMENT DESCRIBED

ABOVE, BUT THAT IT IS EXTREMELY DIFFICULT AND IMPRACTICAL TO

ASCERTAIN THE EXTENT OF CITY'S ACTUAL DAMAGES WHICH WOULD BE BASED ON OPINIONS OF VALUE WHICH COULD VARY SIGNIFICANTLY. IN PLACING THEIR

INITIALS AT THE PLACES PROVIDED BELOW, THE PARTIES AGREE THAT IN THE EVENT OF SUCH DEFAULT, CITY (1) MAY RETAIN THE DEPOSIT AS CITY'S SOLE

AND ONLY REMEDY AT LAW OR IN EQUITY, AS LIQUIDATED DAMAGES FOR SUCH BREACH AND DETRIMENT. CITY HEREBY EXPRESSLY WAIVES ANY RIGHTS IT MAY HAVE PURSUANT TO CALIFORNIA CIVIL CODE §3389 OR OTHERWISE TO COMPEL DEVELOPER'S SPECIFIC PERFORMANCE OF THIS AGREEMENT. _____________ ____________
Developer's Initials City's Initials
(b) Developer’s Remedies. IN ADDITION TO ANY OTHER EVENT OF DEFAULT

OF CITY, CITY SHALL BE IN DEFAULT HEREUNDER IF DEVELOPER FULLY

PERFORMS UNDER THIS AGREEMENT AND CITY BREACHES THE AGREEMENT BY FAILING TO PERFORM EACH AND EVERY ONE OF CITY’S OBLIGATIONS UNDER

THIS AGREEMENT, INCLUDING BUT NOT LIMITED TO DELIVERING THE CITY DEEDS AND CLOSING ESCROW ON THE EXCHANGE PARCEL. IN SUCH EVENT OF DEFAULT DEVELOPER’S SOLE AND EXCLUSIVE REMEDY SHALL BE TO ELECT TO EITHER: (1) TERMINATE THIS AGREEMENT AND RECOVER THE DEPOSIT, OR (2)

CONTINUE THIS AGREEMENT AND SEEK ANY REMEDY AT LAW, EQUITY, OR UNDER THIS AGREEMENT (BUT EXCLUDING ANY CLAIM FOR ATTORNEYS’ FEES

AND COSTS), INCLUDING BUT NOT LIMITED TO INITIATING A CLAIM FOR SPECIFIC

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PERFORMANCE OF THIS AGREEMENT. IF AFTER THE CLOSING DATE, CITY

BREACHES ANY REPRESENTATION, WARRANTY, OR COVENANT UNDER THIS

AGREEMENT THAT SURVIVES AND CONTINUES AFTER THE CLOSING DATE, OR

OTHERWISE FAILS TO TIMELY AND FULLY PERFORM ANY CITY OBLIGATION,

DUTY OR RESPONSIBILITY THAT SURVIVES CLOSE OF ESCROW, THEN CITY SHALL

BE IN DEFAULT AND DEVELOPER MAY PROSECUTE ITS CLAIMS FOR DAMAGE (BUT EXCLUDING ANY CLAIM FOR ATTORNEYS’ FEES AND COSTS) SUFFERED AS A PROXIMATE RESULT OF SUCH DEFAULT.
_____________ ____________
Developer's Initials City's Initials
Section 14. Conflict of Interest. No member, official or employee of either party having any conflict of interest, direct or indirect, related to this Agreement and the use and development of the Property shall participate in any decision relating to the Agreement. The parties represent and warrant that they do not have knowledge of any such conflict of interest.

Section 15. Nonliability of Officials and Employees. No officer, official or employee of either party shall be personally liable to the other, or any successor in interest of such other party, in the event of any default or breach or for any amount which may become due hereunder, or on any obligations under the terms of this Agreement.

Section 16. Proprietary and Governmental Roles; Actions by City. Except where clearly and expressly provided otherwise in this Agreement, the capacity of the City in this Agreement shall be as owner and seller of property only (“Proprietary Capacity”), and any obligations or restrictions imposed by this Agreement on the City shall be limited to that capacity and shall not relate to, constitute a waiver of, supersede or otherwise limit or affect its governmental capacities, including enacting laws, inspecting structures, reviewing and issuing permits, and all of the other legislative and administrative or enforcement functions pursuant to federal, state or local law (“Governmental Capacity”). When acting in its Proprietary Capacity, discretionary actions may be undertaken by the City Manager or other designees as designated by the City Manager to the extent otherwise provided for in this Agreement. In addition, nothing in this Agreement shall supersede or waive any discretionary or regulatory approvals required to be obtained from the City under applicable law, nor guarantee that the City, in its Governmental Capacity, will grant any particular request for a license, permit or other regulatory approval.

Developer understands that the City may grant or deny such request in its sole discretion, and may impose such terms and conditions as it deems consistent with that discretion and applicable law.

Section 17. Miscellaneous.
(a) The effective date of this Agreement shall be the date on which this Agreement has been approved and original fully-executed counterparts of this Agreement have been delivered to each party and the Escrow Holder, and the Opening of Escrow has occurred and been confirmed in writing by Escrow Holder.

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(b) This Agreement may be executed in multiple counterparts, each of which shall be deemed an original and together shall constitute one and the same agreement, with one counterpart being delivered to each party hereto.
(c) All periods of time referred to in this Agreement shall include all Saturdays, Sundays and state or national holidays, provided that if the date or last date to perform any act or give any notice with respect to this Agreement shall fall on a Saturday, Sunday or state or national holiday, such act or notice may be timely performed or given on the next succeeding day which is not a Saturday, Sunday or state or national holiday. (d) The unenforceability, invalidity, or illegality of any provision of this Agreement shall not render the other provisions hereof unenforceable, invalid or illegal. (e) This Agreement and the Exhibits attached hereto constitute the entire understanding and Agreement of the parties, and each Exhibit is incorporated into this Agreement by this reference.
(f) The headings to the paragraphs of this Agreement are for convenience of reference only, do not form a part of this Agreement and shall not in any way affect its interpretation. Whenever used herein, the term “including” shall be deemed to be followed by the words “without limitation.”
(g) As this Agreement was jointly prepared by both parties, the language in all parts of this agreement shall be construed, in all cases, according to its fair meaning, and not for or against either party hereto.
(h) This Agreement shall be governed by and construed in accordance with the laws of the State of California without regard to conflicts of law principles. The parties agree that any action brought by any party to this Agreement shall be in the Riverside County Superior Court. If any action is brought by a third party, the parties agree to use their best efforts to have such action heard in the Riverside County Superior Court. (i) If any legal action is instituted to enforce or declare any party's rights hereunder, each party, including the prevailing party, must bear its own costs and attorneys' fees.

This subsection shall not apply to those costs and attorneys’ fees directly arising from any third party legal action against a party hereto and payable pursuant to the indemnity under Section 4. (j) Each party shall execute and deliver such other reasonable documents requested by the other party or by Escrow Holder to consummate the transactions described herein.

Section 18. Notices. No notice, request, demand, instruction, or other document to be given hereunder to any Party shall be effective for any purpose unless personally delivered (which may be via email), delivered by commercial overnight delivery service, or sent by certified or registered mail, return receipt requested, to the appropriate address set forth below, or transmitted by email to the number set forth below. For all purposes herein, notices shall be provided as follows: