Upland City Council
October 10, 2022

Resolution No.

iii. Policy OSC-5.11: Minimum Green Building Standards. Require new development to comply with the California Green Building Code (CalGreen) adopted by the California Building Standards Commission at the time of building permit application.

Fact: The project is required to comply with the California Green Building Code.

iv. Policy OSC-6.2: New Development. Encourage solar-oriented design and passive solar heating and cooling in all new residential, commercial, and civic development.

Fact: The California Building Code requires all new residences to include solar panels and includes Title 24 requirements for energy conservation.

g. Healthy Communities Element

i. Policy HC-1.2: Complete Neighborhoods. Encourage new development to create complete neighborhoods and districts where residents can live within an easy and safe walking distance to daily services, recreational opportunities, and other community amenities that are part of a healthy lifestyle.

Fact: Pedestrian access lies adjacent to the Specific Plan to the northwest. Additionally, other services such as medical services, recreation areas, quick service restaurants and convenience markets lie within ½ mile of the Specific Plan site.

ii. Policy HC-1.4: Life-Stage Housing. Provide a diversity of housing types by location, tenure, type of unit, and price level throughout the City; support housing accommodations or living
arrangements that can accommodate people and households of all ages and abilities.

Fact: This Specific Plan provides for new housing that provides additional variety in housing type within the city that accommodates people in various life stages.

h. Safety Element

i. Policy SAF-1.1: Exterior Noise Standards. Require noise mitigation for all development where the projected exterior noise levels exceed those shown in Table SAF-1 in the General Plan, to the extent feasible.

Fact: Noise mitigation is required for the project to ensure the interior noise levels of the new homes does not exceed 45 dBa.

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ii. Policy SAF-1.6: Acoustical Study. Require an acoustical study for all new residential developments that may exceed 65 Ldn as part of the design review process.

Fact: An acoustical study has been conducted for this Specific Plan, which has concluded that an acceptable noise level for residential land uses will be observed on-site, provided certain mitigation measures are implemented. Additionally, the Specific Plan will incorporate noise mitigation measures during
construction. Other noise mitigation measures as required in the City’s Municipal Code will also be complied with during project construction.

iii. Policy SAF-2.7: New Development. Regulate evaluation of potential flood hazards prior to approval of development projects.

Fact: A drainage study and water quality management plan (WQMP) have been conducted for this Specific Plan, which has identified measures to minimize impacts from flood hazards.

iv. Policy SAF-4.4: Development Review. Include the Fire Department in the review of development proposals to ensure projects adequately address safe design and on-site fire protection and comply with applicable fire and building codes.

Fact: This Specific Plan has been reviewed by the San Bernardino County Fire District, which has provided requirements and conditions of development.

v. Policy SAF-5.2: Investigate Sites for Contamination. Ensure buildings and sites are investigated for the presence of hazardous materials and/or waste contamination before development and periodically during operation for which City discretionary approval is required. The City shall ensure appropriate measures are taken to protect the health and safety of all possible users and adjacent properties.

Fact: A Phase I and a Phase II Environmental Site Assessment have been conducted for the Specific Plan and its implementing Project. It has been determined that no subsurface hazardous materials have been identified at the Project Site.

vi. Policy SAF-5.5: Green Building. Encourage the use of green building practices to reduce the use of potentially hazardous materials in construction.

Fact: Development of the Project will comply with current green building practices, and thus meet with this policy.

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vii. Policy SAF-6.2: Development Restrictions. Require all development in Upland to be consistent with the required setbacks and height restrictions for Cable Airport and the Ontario International Airport as determined by the Federal Aviation Administration and the respective Airport Land Use Plans.

Fact: The Specific Plan lies within the Airport Influence Area of the LA/Ontario International Airport. However, it is outside both the safety zone and noise contours as established by the LA/Ontario Airport Land Use Compatibility Plan (ALUCP). In addition, the project site is located outside of the Cable Airport Land Use Compatibility Zones, therefore the project has no compatibility issues related to Cable Airport.

3. Finding: The potential effects of the proposed General Plan Amendment have been evaluated and have been determined not to be detrimental to the public health, safety, or welfare.

Evidence: The proposed General Plan Amendment has been evaluated and determined not to be detrimental to the public health, safety, or welfare. Review of the project included a review of environmental effects related to the project including traffic, noise, and air quality, which have been shown to not have any significant impacts. Any environmental effects potential caused by the project have been appropriately mitigated. The project has been reviewed, appropriately conditioned and approved by both the Upland Police Department and the San Bernardino County Fire Department.

4. Finding: The proposed General Plan Amendment has been processed in accordance with the applicable provisions of the California Government Code and CEQA.

Evidence: The proposed General Plan Amendment has been processed in accordance with the applicable provisions of the
California Government Code including Title 7, Division 1, Chapter 3, Article 8, Section 65350 which regulates the amendment of General Plans and, specifically sections 65450-57, which grants authority to cities to adopt specific plans for purposes of implementing the goals and policies of their general plans. Pursuant to the California Environmental Quality Act (CEQA) Guidelines and the City’s Local Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared pursuant to Sections 15063(c) and 15070 of the California Environmental Quality Act Guidelines and the City of Upland CEQA Guidelines to address the potential environmental effects of the proposed project. Initial Study (IS) was prepared to determine the environmental effects created by the project. Based on the findings

Resolution No.

contained in the Initial Study, it was determined that Mitigation Measures related to Cultural Resources, Land Use Planning, Noise and Vibration and Tribal Cultural Resources. Based on that determination, a Mitigated Negative Declaration (MND) was prepared. A Mitigation Monitoring and Reporting Program has also been prepared to ensure implementation of, and compliance with, the mitigation measures for the Project.

Section 2. Compliance with California Environmental Quality Act. Pursuant to the California Environmental Quality Act (CEQA) Guidelines and the City’s local Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared pursuant to Sections 15063(c) and 15070 of the California Environmental Quality Act Guidelines and the City of Upland CEQA Guidelines to address the potential environmental effects of the proposed project. Initial Study (IS) was prepared to determine the environmental effects created by the project. Based on the findings contained in the Initial Study, it was determined that Mitigation Measures related to Cultural Resources, Land Use Planning, Noise and Vibration and Tribal Cultural Resources. Based on that determination, a Mitigated Negative Declaration (MND) was prepared. A Mitigation Monitoring and Reporting Program has also been prepared to ensure implementation of, and compliance with, the mitigation measures for the Project.

Section 3 Determination. The City Council adopts General Plan Amendment No. GPA-21-0002 amending the General Plan Land Use Designation of the project site, 1400 E. Arrow Highway, APN: 1046-481-14 from Light Industrial/Business Park (LI-BP) to Specific Plan (SP) as shown in Exhibit A, attached hereto and incorporated herein by reference.

Section 4. Certification. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.

Section 5. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Resolution or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Resolution or any part thereof. The City Council hereby declares that it would have adopted each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.

Section 6. Effective Date. This Resolution shall become effective immediately.

PASSED, APPROVED and ADOPTED this 10th day of October, 2022.

Bill Velto, Mayor

Resolution No.

I, Keri Johnson, City Clerk of the City of Upland, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council held on the 10th day of October, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

Resolution No.

Exhibit A

The General Plan Land Use Designation of the project site, highlighted below, 1400 E. Arrow Highway, APN: 1046-481-14 shall be amended from Light Industrial/Business Park (LI-BP) To Specific Plan (SP).

ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
UPLAND, CALIFORNIA APPROVING ZONE CHANGE NO. ZC-
21-0002 TO AMEND THE ZONING DESIGNATION OF THE
PROJECT SITE, LOCATED AT 1400 E. ARROW HIGHWAY
(APN: 1046-481-14), FROM LIGHT INDUSTRIAL (LI) TO
SPECIFIC PLAN (SP) AND TO ADOPT SPECIFIC PLAN NO.

SP-21-0002 TO ESTABLISH THE ROSE GLEN SPECIFIC
PLAN ON THE PROJECT SITE.

WHEREAS, Century Communities c/o Brian Taylor. (Applicant) has filed applications requesting approval of the Rose Glen Specific Plan; and

WHEREAS, the State of California Government Code Section 65300 requires the City to adopt and maintain a General Plan that contains certain elements, describes its long-term goals, and develop policies and programs to achieve those goals; and

WHEREAS, the State of California Government Code Section Government Code 65450-57 grants authority to cities to adopt specific plans for purposes of implementing the goals and policies of their general plans; and

WHEREAS, Upland Municipal Code Section 17.48 requires that the Planning Commission shall make a recommendation, and that the City Council shall take action on Zone Changes; and

WHEREAS, the Zone Change and Specific Plan are considered a project as defined by the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq.; and

WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on August 24, 2022, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project, and recommended that the City Council of the City of Upland adopt a Resolution approving the General Plan Amendment; and

WHEREAS, in accordance with CEQA Guidelines Section 15073, a Notice of Intent and Notice of Availability was issued for the Draft Initial Study (IS) and Mitigated Negative Declaration (MND) for a 30-day public review and comment period beginning on July 5, 2022 through August 4, 2022; and

WHEREAS, the City of Upland on September 29, 2022 posted two (2) true and correct copies of the legal notice at the Upland City Hall Bulletin Board and at the Upland Public Library in accordance with the Upland Municipal Code Section

17.46.020; and

WHEREAS, the City of Upland on September 29, 2022, mailed the public hearing notice to each property owner within a 500-foot radius of the project site indicating the date and time of the public hearing in compliance with state law concerning the Project; and

Ordinance No.

WHEREAS, the City of Upland on August 12, 2022, published a legal notice in the Inland Valley Daily Bulletin, a local paper of general circulation, indicating the date and time of the public hearing in compliance with state law concerning the Project; and

WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on October 10, 2022, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF UPLAND DOES ORDAIN AS FOLLOWS:

Section 1. The above recitals are true and correct and are hereby incorporated herein by this reference.

Section 2. Ordinance: Amending the Municipal Code.

1. Approve Zone Change No. ZC-21-0002 to amend the Zoning Designation of the project site, located at 1400 E. Arrow Highway (APN: 1046-481-14), from Light Industrial (LI) To Specific Plan (SP) as shown in Exhibit A, attached hereto and incorporated herein by reference.

2. Adopt Specific Plan No. SP-21-0002 to establish the Rose Glen Specific Plan on the project site as shown in Exhibit B, attached hereto and incorporated herein by reference.

Section 3. Findings.

A. Upland Municipal Code Section 17.48.060 provides that the City Council, before it may approve a Zoning Map Amendment, shall make a determination to allow the activity based upon the following findings:

1. Finding: The proposed amendment is consistent with the General Plan and any applicable community or specific plan as provided by Government Code Section 65860.

Evidence: This Zoning Amendment is to amend the Zoning Designation of the project site from Light Industrial (LI) to Specific Plan (SP).

Government Code Section 65860 requires a city's zoning ordinance to be consistent with the general plan, therefore the project is consistent with Government Code Section 65860.

2. Finding: The proposed amendment will not be detrimental to the public interest, health, safety, or welfare of the City.

Evidence: The proposed Zoning Amendment will not be detrimental to the public interest, health, safety, or welfare because the amendment will result in residentially zoned land via the Specific Plan, consistent with the surrounding residential land uses. The project will result in

Ordinance No.

additional property tax generation. All impacts potentially caused by the project have been determined to be less then significant, with potentially significant impacts being required to be mitigated to ensure impacts are less then significant. The project has been reviewed and appropriately conditioned by Building and Safety, Public Works and Police and Fire Services to further ensure public interest, health, safety, or welfare of the City.

3. Finding: The affected site is physically suitable in terms of design, location, shape, size, and other characteristics to ensure that the proposed uses and development will not endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties, and the community at large.

Evidence: Plans were submitted with the application that show the zoning amendment that show the site is physically suitable in terms of design, location, shape, and size. The plans show adequate space for the implementation of the specific plan, including the development of the 64 residential units, private and common open space as well as necessary infrastructure improvements to serve the development. The plans show the proposed architectural and landscape design makes use of appropriate materials, texture, and color, and will remain aesthetically appealing and appropriately maintained. The project has been appropriately conditioned by Police and Fire Services, and mitigation measures have been incorporated into the project to ensure the new development endanger, jeopardize, or otherwise constitute a hazard to the property, surrounding properties, and the community at large.

Section 4. Compliance with California Environmental Quality Act. Pursuant to the California Environmental Quality Act (CEQA) Guidelines and the City’s local Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared pursuant to Sections 15063(c) and 15070 of the California Environmental Quality Act Guidelines and the City of Upland CEQA Guidelines to address the potential environmental effects of the proposed project. Initial Study (IS) was prepared to determine the environmental effects created by the project. Based on the findings contained in the Initial Study, it was determined that Mitigation Measures related to Cultural Resources, Land Use Planning, Noise and Vibration and Tribal Cultural Resources. Based on that determination, a Mitigated Negative Declaration (MND) was prepared. A Mitigation Monitoring and Reporting Program has also been prepared to ensure implementation of, and compliance with, the mitigation measures for the Project.

Section 5. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Ordinance or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have

Ordinance No.

adopted each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.

Section 6. Effective Date. This Ordinance shall become effective thirty (30) days from its adoption.

Section 7. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published in a newspaper of general circulation printed and published within the City of Upland, pursuant to all legal requirements.

PASSED, APPROVED, AND ADOPTED this 24th day of October, 2022.

Bill Velto, Mayor

I, Keri Johnson, City Clerk of the City of Upland, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Upland held on the 10th day of October, 2022, and was adopted at a regular meeting of the City Council of the City of Upland on the 24th day of October, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

Ordinance No.

Exhibit A

The Zoning Designation of the project site, highlighted below, located at 1400 E.

Arrow Highway (APN: 1046-481-14), from Light Industrial (LI) to Specific Plan (SP).

Rose Glen
Specific Plan No. 21-0002
Prepared for:

City of Upland
460 North Euclid Avenue
Upland, CA 91786
951-723-3742
Contact: Joshua Winter
August 2022

Rose Glen
Specific Plan No. 21-0002
City of Upland
460 North Euclid Avenue
Upland, CA 91786
951-723-3742
Contact: Joshua Winter
Developed by:

Century Communities
4695 MacArthur Court, Suite 300
Newport Beach, CA 92660
949-420-9531
Prepared by:

Matthew Fagan Consulting Services
42011 Avenida Vista Ladera
Temecula, CA 92591
951-265-5428
in conjunction with
Hunsaker & Associates Riverside, Inc.
2900 Adams Street, Suite A-15
Riverside, CA 92504
951-509-7038
KTGY Architecture
17911 Von Karman Avenue, Suite 200
Irvine, CA 92614
949-851-2133
and
Weiland Design Group, Inc.
28924 Old Town Front Street, Suite 202
Temecula, CA 92590
844-934-5263
August 2022

Rose Glen Specific Plan Table of Contents
City of Upland Specific Plan No. 21-0002 Page i
Table of Contents
Chapter 1: Project Vision
A.Project Overview ..........................................................................................................1-1 B.Guiding Principles ........................................................................................................1-1 C.Purpose And Objectives ...............................................................................................1-2 Chapter 2: Development Plan
A.Location and Context ....................................................................................................2-1 B.Existing Conditions .......................................................................................................2-1 C.Land Use Plan ..............................................................................................................2-1 D.Development Regulations.............................................................................................2-7

1. General Requirements..............................................................................................2-7

2. Permitted Uses .........................................................................................................2-7

3. Development Standards ...........................................................................................2-8 E.Mobility Plan ............................................................................................................... 2-11

1. Vehicular Circulation ............................................................................................... 2-11

2. Pedestrian Circulation ............................................................................................ 2-11

3. Public Transportation .............................................................................................. 2-12 F.Community Amenities ................................................................................................. 2-21

1. Open Space ........................................................................................................... 2-21

2. Community Landscape Plan ................................................................................... 2-21 G.Public Facilities and Services ..................................................................................... 2-27

1. Dry Utilities and Public Services ............................................................................. 2-27

2. Grading .................................................................................................................. 2-27

3. Water and Sewer .................................................................................................... 2-33

4. Storm Drainage ...................................................................................................... 2-33

5. Solid Waste ............................................................................................................ 2-33 Chapter 3: Design Guidelines
A.Purpose and Intent .......................................................................................................3-1 B.Architectural Design .....................................................................................................3-1

1. Building Orientation ..................................................................................................3-1

2. Internal Open Space .................................................................................................3-2

3. Variety and Massing .................................................................................................3-2

4. Roofs ........................................................................................................................3-2

5. Architectural Elements and Details ...........................................................................3-2

6. Colors and Materials .................................................................................................3-3

7. Parking .....................................................................................................................3-3 C.Architectural Styles .......................................................................................................3-4

1. Italianate ...................................................................................................................3-4

2. Spanish Colonial.......................................................................................................3-6

3. Santa Barbara ..........................................................................................................3-8 D.Landscape Design ...................................................................................................... 3-10

1. Environmental Considerations ................................................................................ 3-12

2. Streetscapes and Project Entries ............................................................................ 3-12

3. Open Space and Sidewalks .................................................................................... 3-15

Rose Glen Specific Plan Table of Contents
City of Upland Specific Plan No. 21-0002 Page ii

4. Walls and Fences ................................................................................................... 3-15

5. Lighting ................................................................................................................... 3-19 E.Ancillary Structures and Equipment ............................................................................ 3-19 Chapter 4: Administration
A.Purpose of Document ...................................................................................................4-1

1. How to Use This Specific Plan ..................................................................................4-1 B.Relationship to Other Plans and Reports ......................................................................4-1

1. City of Upland General Plan .....................................................................................4-1

2. Municipal Code/Zoning .............................................................................................4-2

3. Discretionary Approvals ............................................................................................4-2 C.Implementation .............................................................................................................4-7

1. Severability ...............................................................................................................4-7

2. Interpretations ..........................................................................................................4-7 D. Review and Approval ....................................................................................................4-7 E.Financing ......................................................................................................................4-8 F. Maintenance .................................................................................................................4-8 List of Tables
2-1 Land Use Summary ......................................................................................................2-1 2-2 Permitted Uses .............................................................................................................2-7 2-3 Development Standards ...............................................................................................2-8 3-1 Italianate Architectural Elements ..................................................................................3-4 3-2 Spanish Colonial Architectural Elements ......................................................................3-6 3-3 Santa Barbara Architectural Elements ..........................................................................3-8 3-4 Plant Palette ............................................................................................................... 3-10 List of Figures
2-1 Regional Map ...............................................................................................................2-3 2-2 Vicinity Map ..................................................................................................................2-4 2-3 Aerial Map ....................................................................................................................2-5 2-4 Land Use Plan ..............................................................................................................2-6 2-5a Gardenia Residential Setback Diagram ........................................................................2-9 2-5b Magnolia Residential Setback Diagram ...................................................................... 2-10 2-6 Vehicular Circulation Plan........................................................................................... 2-13 2-7 Main Entry Location and Emergency Vehicular Access Diagram ................................ 2-14 2-8a Street Sections Typical Drive Lane ............................................................................. 2-15 2-8b Street Sections Typical Drive Lane ............................................................................. 2-16 2-8c Street Sections Typical Driveway ............................................................................... 2-17 2-9 East Arrow Highway Streetscape Diagram ................................................................. 2-18 2-10 Pedestrian Circulation Plan ........................................................................................ 2-19 2-11 Public Transportation Network .................................................................................... 2-20 2-12 Conceptual Landscape/Open Space Plan .................................................................. 2-23 2-13a Northeasterly Edge Condition ..................................................................................... 2-24 2-13b Olivewood Drive Edge Condition ................................................................................ 2-25 2-13c Northwesterly Edge Condition .................................................................................... 2-26

Rose Glen Specific Plan Table of Contents
City of Upland Specific Plan No. 21-0002 Page iii
2-13d Midwest Edge Condition ............................................................................................. 2-29 2-13e Southwest Edge Condition ......................................................................................... 2-30 2-14 Conceptual Grading Plan............................................................................................ 2-31 2-15 Proposed Water Plan ................................................................................................. 2-35 2-16 Proposed Sewer Plan ................................................................................................. 2-36 2-17a Proposed Storm Drainage Plan .................................................................................. 2-37 2-17b Onsite Drainage Facilities ........................................................................................... 2-38 3-1 Primary Entry and Emergency Access Exhibit Detail .................................................. 3-13 3-2 Private Open Space Amenities ................................................................................... 3-17 3-3 Wall and Fencing Plan ................................................................................................ 3-18 4-1 Existing General Plan Designation ...............................................................................4-3 4-2 Existing Zoning Classification .......................................................................................4-4 4-3 Proposed General Plan and Zoning ..............................................................................4-5 Appendix A Glossary of Terms ............................................................................................... A-1

Rose Glen Specific Plan Table of Contents
City of Upland Specific Plan No. 21-0002 Page iv
This page left blank for pagination purposes.

Rose Glen Specific Plan 1.Project Overview
City of Upland Specific Plan No. 21-0002 Page 1-1
Chapter 1: Project Vision
A.Project Overview
Creating significant momentum for the development of the Southeast Quadrant area, the Rose Glen Specific Plan (Specific Plan) represents a step toward the revitalization of the east end of the city of Upland.

Consisting of approximately 4.84 gross acres along East Arrow Highway, the Specific Plan allows up to 64 single family detached homes at a price point attractive to first time buyers, move down buyers, and couples with children. The project offers an opportunity for housing to employees of the nearby San Antonio Regional Hospital and surrounding office/business parks. Bringing more residents to the Southeast Quadrant area will have a positive impact on local businesses, creating jobs and economic growth.

With the dissolution of the city’s Redevelopment Agency, revitalization efforts now rest solely with the development process and the financial burden with private industry. The Specific Plan represents a step in the revitalization process. Guided by a cohesive vision and core principles, this document also contains flexible standards and guidelines to allow development to respond to ever-changing market conditions.

Providing the opportunity to live in a strategic location near employment, public transportation, and a major learning center, the Specific Plan will bring enduring value to the east end of the city of Upland.

B.Guiding Principles
The Specific Plan will embody many principles of traditional neighborhood design, while simultaneously incorporating 21st century ecologically sound building practices.

Implementation of the following core values is vital to the success of the Specific Plan:

Create a “Neighborhood.” Encourage passive social interaction through the design of a tight-knit community that is similar to, yet separated from, other residential projects to the east and south.

Enable Connectivity. Provide pedestrian and bicycling connections to trails and pathways in the immediate vicinity.

Transform an Industrial Site. Replace an existing industrial area with a vibrant new residential community.

Provide Housing Opportunities. Support local businesses by bringing workers near existing medical / office / business park areas, resulting in economic growth within the city.

Rose Glen Specific Plan 1.Project Overview
City of Upland Specific Plan No. 21-0002 Page 1-2
C.Purpose and Objectives
The Rose Glen Specific Plan provides the city of Upland with a comprehensive planning framework and strategy to direct the redevelopment of 4.84 gross acres of land located in the southeastern portion of the city of Upland in San Bernardino County. The Specific Plan acts as the regulatory document for the property and establishes the zoning and standards for land use, architectural and landscape design, and infrastructure improvements.

The implementation of this document will revitalize a portion of the east end of Upland and create a new community attracting new residents and shoppers. The Specific Plan will bring additional vitality to the surrounding area, continuing the transformation for the revitalization of Upland.

A discussion of the relationship between the applicable City of Upland General Plan policies and the proposed project as described in the Rose Glen Specific Plan (hereafter known as the “Specific Plan”) is outlined below. Because many policies of the General Plan are interrelated, the discussion of consistency is organized into categories of related goals and policies. Specifically, the following analysis lists the General Plan Element from which the primary policies related to a particular topic can be found, along with related policies from other elements of the General Plan, allowing for a comprehensive discussion.

As described in more detail below, the project is consistent with and supportive of the goals and policies of the City of Upland General Plan.

Land Use Element
Land Use Element Goal LU-1: A viable community with a mix of land uses and building types that offer a wide range of choices to live, work, shop and participate in civic, cultural, open space, and recreational communities.

Policy LU-1.5: Range of Housing Type and Densities. Provide high-quality housing in a range of types, densities, and unit sizes that meets the housing needs of residents of all income levels.

This Specific Plan and its implementing project(s) will provide housing types, at densities and unit sizes that will provide its future residences with more housing choices.

Land Use Element Goal LU-2: A community with stable and livable residential neighborhoods.

Policy LU-2.3: Living Environment. Provide healthy, affordable, and desirable living environments consistent with adopted code requirements that set forth the acceptable health and safety standards for the occupancy of housing.

This Specific Plan provides for a redevelopment of an existing property currently used for industrial purposes. Compliance with current building codes ensures the development of a healthy development. The location and housing types associated with this Specific Plan and implementing project(s) will ensure an affordable and desirable living environment for its future residents.

Rose Glen Specific Plan 1. Project Overview City of Upland Specific Plan No. 21-0002 Page 1-3

Land Use Element Goal LU-4: A community whose land use patterns focus growth in ways that are supportable and environmentally responsible, including the implementation of smart growth practices and the reduction of greenhouse gas emissions consistent with Assembly Bill (AB) 32, Senate Bill (SB) 375, the Regional Transportation Plan and Sustainable Community Strategy.

Policy LU-4.1: Infill Development. Encourage mixed-use, infill development on brownfields or underutilized parcels, particularly near public transit and within the historic downtown.

Land Use Element Goal LU-6: A community that encourages complementary development and maintenance of existing development.

This Specific Plan and its implementing project(s) are considered an infill development on underutilized industrial parcels, thus meeting this goal. Additionally, the location of this Specific Plan is adjacent to similar housing developments to the east and south.

Focus Areas Element

Focus Areas Element Goal FA-4: The Southeast Quadrant is a stable neighborhood with a balanced mix of jobs and housing.

Policy FA-4.6: Building Design. Ensure that building placement, frontage treatments and landscaping enhance the pedestrian experience and increase accessibility within the Southeast Quadrant.

Policy FA-4.10: Neighborhood Character. Ensure that new development is sensitive to the character of adjacent structures and the immediate neighborhood.

Policy FA-4.12: Transformation of Industrial Sites. Encourage the transition of industrial sites to residential uses, as appropriate, on sites that are underutilized or incompatible with neighboring uses.

Policy FA-4.14: Pedestrian and Street Connections. Require new development to incorporate pedestrian and street connections to adjacent uses, parks, and open space.

This Specific Plan is located within the Southeast Quadrant and will be introducing a new neighborhood on an area historically used for industrial uses that is similar in scope and nature to other developments to the east and south. The pedestrian-oriented Pacific Electric Trail is adjacent to the project to the northwest. Thus, this Specific Plan meets those policies.

Community Character and Urban Design Element

Community Character Goal CC-2: Diverse, distinct, and well-structured neighborhoods that meet the community’s needs for complete, sustainable, and high-quality living environments.

Policy CC-2.2: Complete Neighborhoods. Promote the design and development of neighborhoods whose physical layout and land use mix promote walking, biking and transit use; provide housing and access to nearby employment, retail and service uses;

Rose Glen Specific Plan 1. Project Overview City of Upland Specific Plan No. 21-0002 Page 1-4

foster community pride; provide access to recreational amenities; enhance neighborhood identity; and are safe, family- friendly and address the needs of all ages and abilities.

Policy CC-2.6: Neighborhood Enhancement. Promote infill development, redevelopment, rehabilitation, and reuse efforts that contribute positively (e.g., site layout and architectural design) to existing neighborhoods and surrounding uses.

Policy CC-2.9: Infill Development. Require infill development to be compatible with surrounding uses and to equal or exceed the quality of adjacent development.

Policy CC-5.2: Building Design Principles. Require new development projects to adhere to the basic principles of high-quality building design as set forth below, elsewhere in the General Plan, and in any additional design guidelines adopted by the City. Basic principles include:

e. Multi-Family and Mixed-Use Residential Compatibility. Require multi-family housing and mixed-use development to be in scale with or transition in scale from adjoining or adjacent single-family areas through the use of similar setbacks, complementary building arrangements and architecture, gradual changes to building heights, buffer yards and the avoidance of overwhelming building scale and visual obstructions.

i. Variety of Size and Scale. Encourage new developments to contain a variety of lot and dwelling sizes and scales. Some lots may be designed to accommodate one-story houses, which generally require greater lot width to avoid front elevations of houses that are dominated by garages.

This Specific Plan introduces a residential neighborhood in an area formerly used for industrial purposes. This new neighborhood will be connected to the walking and biking trails adjacent to the Site. Accordingly, this Specific Plan will be adjacent to, and compatible with, the existing developed residential neighborhoods to the east and south.

Circulation Element

Circulation Element Goal CIR-1: A transportation network that provides mobility and access for all modes of travel including automobiles, transit, bicyclists, pedestrians, and freight vehicle.

This Specific Plan is a redevelopment of an existing industrial site that will connect to the local roads. Additionally, the Pacific Electric Trail lies adjacent to the Specific Plan to the northwest.

Open Space and Conservation Element

Open Space and Conservation Element Goal OSC-4: Healthful air quality in Upland and the surrounding region and reduced locally generated pollutant emissions.

Policy OSC-4.11: New Development. Review proposed development projects as required by CEQA to ensure projects incorporate feasible measures that reduce construction and operational emissions for reactive organic gases, nitrogen oxides, and particulate matter (PM10 and PM2.5) through project design.

Rose Glen Specific Plan 1.Project Overview
City of Upland Specific Plan No. 21-0002 Page 1-5
An Air Quality study has been conducted for the Specific Plan, which has concluded that no significant impact will occur to air quality from pollutants.

Open Space and Conservation Element Goal OSC-5: Greenhouse gas emissions will be at 1990 levels by 2020.

Policy OSC-5.4: CEQA Review. Evaluate greenhouse gas emissions impacts from proposed development projects as required by the California Environmental Quality Act.

Policy OSC-5.11: Minimum Green Building Standards. Require new development to comply with the California Green Building Code (CalGreen) adopted by the California Building Standards Commission at the time of building permit application.

A Greenhouse Gas Emissions study has been conducted for the Specific Plan, which has concluded that no significant impact will occur from greenhouse gas emissions.

Open Space and Conservation Element Goal OSC-6: A community that minimizes the consumption of nonrenewable energy resources.

Policy OSC-6.2: New Development. Encourage solar-oriented design and passive solar heating and cooling in all new residential, commercial, and civic development.

This Specific Plan requires new implementing projects to accommodate solar heating and cooling.

Healthy Communities Element
Healthy Communities Element Goal HC-1: A city that incorporates and prioritizes health and wellness principles in City planning decisions affecting land use, housing, transportation, parks, neighborhoods, services, and the environment.

Policy HC-1.2: Complete Neighborhoods. Encourage new development to create complete neighborhoods and districts where residents can live within an easy and safe walking distance to daily services, recreational opportunities, and other community amenities that are part of a healthy lifestyle.

Policy HC-1.4: Life-Stage Housing. Provide a diversity of housing types by location, tenure, type of unit, and price level throughout the City; support housing accommodations or living arrangements that can accommodate people and households of all ages and abilities.

This Specific Plan provides for new housing that is still consistent with the neighborhoods to the east and south. Pedestrian access lies adjacent to the Specific Plan to the northwest. Additionally, other services such as medical services, recreation areas, quick service restaurants and convenience markets lie within ½ mile of the Specific Plan site.

Safety Element
Safety Element Goal SAF-1: Upland is protected from interior and exterior noise levels that cause harm to safety, health, and well-being.

Rose Glen Specific Plan 1.Project Overview
City of Upland Specific Plan No. 21-0002 Page 1-6
Policy SAF-1.1: Exterior Noise Standards. Require noise mitigation for all development where the projected exterior noise levels exceed those shown in Table SAF- 1 in the General Plan, to the extent feasible.

Policy SAF-1.2: Exterior Incremental Noise Standards. Require noise mitigation for all development that increases existing noise levels by more than the allowable increment in Table SAF-4 of the General Plan, to the extent feasible.

Policy SAF-1.3: Interior Noise Standards. Require new development to include noise mitigation to assure acceptable interior noise levels appropriate to the land use type:
45 dBA Ldn. for residential, transient lodgings, hospitals, nursing homes, and other uses where people normally sleep; and 45 dBA Ldn (peak hour) for office buildings and similar uses.

Policy SAF-1.5: Noise Impact Study. Require a noise impact study to evaluate impacts of projects that may exceed 65 Ldn. as part of the design review process.

Policy SAF-1.6: Acoustical Study. Require an acoustical study for all new residential developments that may exceed 65 Ldn as part of the design review process.

Policy SAF-1.7: Noise Reduction in Site Design. Require measures that attenuate exterior and/or interior noise levels to acceptable levels to be incorporated into all development projects where current and/or future outdoor noise levels may be unacceptable. Require noise reduction features, the focus of which shall be on site design techniques, so long as they do not conflict with the goals of the Community Character Element. Techniques include:
a.Designing landscaped building setbacks to serve as a buffer between the noise source and receptor.
b.Placing noise-tolerant land uses such as parking lots, maintenance facilities, and utility areas between the noise source and receptor.
c.Orienting buildings to shield noise-sensitive outdoor spaces from a noise source. d.Locating bedrooms or balconies on the sides of buildings facing away from noise sources.
e.Utilizing noise barriers, such as landscaped berms, to reduce adverse noise levels in noise-sensitive outdoor activity areas, avoiding sound walls wherever possible.

Policy SAF-1.11: Construction Noise. Require construction projects to adhere to the City’s construction hours and incorporate measures to minimize impacts.

An acoustical study has been conducted for this Specific Plan, which has concluded that an acceptable noise level for residential land uses will be observed on-site, provided certain mitigation measures are implemented. Additionally, the Specific Plan will incorporate noise mitigation measures during construction. Other noise mitigation measures as required in the City’s Municipal Code will also be complied with during project construction.

Safety Element Goal SAF-2: A community protected from injury or loss of life and dame to property due to flood hazards.

Rose Glen Specific Plan 1. Project Overview City of Upland Specific Plan No. 21-0002 Page 1-7

Policy SAF-2.7: New Development. Regulate evaluation of potential flood hazards prior to approval of development projects.

A drainage study and water quality management plan (WQMP) have been conducted for this Specific Plan, which has identified measures to minimize impacts from flood hazards.

Safety Element Goal SAF-4: A community protected from loss of life, injury, damage to property and loss of natural resources caused by wildland and urban fires.

Policy SAF-4.3: Development. Continue to require all development, new and existing, to provide necessary service, fire hydrants and road improvements consistent with the California Fire Code.

Policy SAF-4.4: Development Review. Include the Fire Department in the review of development proposals to ensure projects adequately address safe design and on-site fire protection and comply with applicable fire and building codes.

This Specific Plan has been reviewed by the San Bernardino County Fire District, which has provided requirements and conditions of development.

Safety Element Goal SAF-5: A community protected from harmful effects of hazardous materials and waste.

Policy SAF-5.2: Investigate Sites for Contamination. Ensure buildings and sites are investigated for the presence of hazardous materials and/or waste contamination before development and periodically during operation for which City discretionary approval is required. The City shall ensure appropriate measures are taken to protect the health and safety of all possible users and adjacent properties.

Policy SAF-5.5: Green Building. Encourage the use of green building practices to reduce the use of potentially hazardous materials in construction.

A Phase I and a Phase II Environmental Site Assessment have been conducted for the Specific Plan and its implementing Project. It has been determined that no subsurface hazardous materials have been identified at the Project Site.

Development of the Project will comply with current green building practices, and thus meet with this policy.

Safety Element Goal SAF-6: Risks associate with aircraft operations at Cable Airport and Ontario International Airport are minimized.

Policy SAF-6.2: Development Restrictions. Require all development in Upland to be consistent with the required setbacks and height restrictions for Cable Airport and the Ontario International Airport as determined by the Federal Aviation Administration and the respective Airport Land Use Plans.

The Specific Plan lies within the Airport Influence Area of the LA/Ontario International Airport. However, it is outside both the safety zone and noise contours as established by the LA/Ontario Airport Land Use Compatibility Plan (ALUCP).

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-1
Chapter 2: Development Plan
A.Location and Context
The Rose Glen Specific Plan (Specific Plan) site is located approximately 30 miles east of the city of Los Angeles within the southwestern portion of San Bernardino County (see Figure 2-1, Regional Map). North of the Specific Plan site lies the Angeles National Forest and San Bernardino mountains. The City of Ontario is south of the Specific Plan site, the City of Rancho Cucamonga is approximately 800’ to the east, and the City of Claremont is located to the west. Interstate 10 (San Bernardino Freeway) is 0.33 miles south, and Foothill Boulevard (Historic Route 66) is approximately 0.5 miles north of the Specific Plan site, as shown in Figure 2-2, Vicinity Map.

The Specific Plan site is located southeasterly of the San Antonio Regional Hospital and easterly of Historic Downtown Upland. The Upland Metrolink Station is located approximately 1.3 miles walking distance from the site. The Pacific Electric Trail is located immediately westerly of the Specific Plan site. The availability of public transportation and a regional trail make this site an ideal location for infill residential development.

B.Existing Conditions
The Specific Plan area is located in an area that is fully developed. The Specific Plan site is currently the home of Arrow Truss Company. The site is relatively flat in elevation.

The site is bounded by East Arrow Highway on the north, single-family residential development to the east, Cherokee Wood Products Home improvement to the west and single-family residential development to the south, (see Figure 2-3, Aerial Map). There are medical uses to the northwest of the Specific Plan site, which are adjunct to the San Antonio Regional Hospital.

C.Land Use Plan
The Specific Plan is composed of one (1) planning area (PA1) , as shown in Figure 2-4, Land Use Plan and Table 2-1, Land Use Summary. A maximum of 64 residential units are planned on 4.84 acres, with an overall density of 13.2 units/acre.

Homes will be single family detached (Gardenia Product and Magnolia Product), and the overall site will be maintained by a Homeowner’s Association. Homes appealing to a variety of owners are envisioned, and potential residents may be young singles, families, or seniors.

Table 2-1
Land Use Summary
Land Use Planning Area Acres Density
(du/ac)
Maximum
Dwelling Units
Residential PA-1 4.84 13.2 64

Rose Glen Specific Plan 2. Development Plan City of Upland Specific Plan No. 21-0002 Page 2-2

Review and approval of implementing projects (i.e., tentative tract map, development plan review) for the site will serve as the implementation actions of the Specific Plan. For additional information regarding the review process and submittal requirements for implementing projects, refer to Chapter 4, Administration.

Chapter 2: Development Plan
FIGURE 2-1

REGIONAL MAP

FIGURE 2-2

VICINITY MAP

Chapter 2: Development Plan

FIGURE 2-3

AERIAL MAP

Chapter 2: Development Plan

FIGURE 2-4

LAND USE PLAN
Chapter 2: Development Plan
PA1 Residential

4.84 Acres
64 Dwelling Units

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-7
D.Development Regulations

1.General Requirements
It is the intent of this Specific Plan to permit unique residential product types and creative development that would not be permitted by the City’s standard zoning requirements. It is also the intent to provide flexibility in terms of location and acreage of homes so footprints can be arranged and developed consistent with the Specific Plan development standards. The following development regulations guide the planning process to ensure a high level of design quality is achieved, which will create additional vitality in the surrounding area.

Standards and regulations in this section are consistent with the land use goals and objectives of the City of Upland and provide basic criteria which will govern all redevelopment within the boundaries of the Specific Plan area. A complete consistency analysis between the Specific Plan and the City of Upland General Plan is provided in Chapter 1 of this Specific Plan.

2.Permitted Uses
Table 2-2, Permitted Uses, defines appropriate land uses within three categories that will be allowed within the Specific Plan; prohibited ( - ), permitted by right with the appropriate ministerial permit (P), and permitted with a discretionary permit, such as a Temporary Use Permit (T), Administrative Use Permit (A), or a Conditional Use Permit (C). Approval of a use not specifically listed requires a determination by Development Services or following procedures in the Municipal Code.

Table 2-2
Permitted Uses
Land Use Gardenia & Magnolia Residential
Residential
Large Family Day Care A
Small Family Day Care P
Home Occupations P
Residential Accessory Uses And Structures P
Single Family Homes P
Condominiums / Townhomes P
Apartments -
Temporary Dwellings Construction Trailer Construction Guard Facility T Accessory Dwelling Unit/Junior Accessory Dwelling Unit - Short Term Rental -
Urban Lot Split -
Two-Unit Project -
Education, Public Assembly, And Recreation
Residential Recreation Facilities P

Rose Glen Specific Plan 2. Development Plan City of Upland Specific Plan No. 21-0002 Page 2-8

3. Development Standards

Development standards governing residential construction in the Specific Plan are in Table 2-3, Development Standards, which identifies building setbacks, building height, parking ratios, and required open space. Home types will be single family detached residential (Gardenia Product and Magnolia Product) - each allowing 13.2 units per acre maximum. Typical plotting diagrams illustrating minimum setback requirements are depicted in Figure 2-5a, Gardenia Residential Setback Diagram and Figure 2-5b, Magnolia Residential Setback Diagram.

Table 2-3
Development Standards

Development Standard Gardenia
Residential
Magnolia
Residential
Minimum Building Setbacks
Front to front (living area to living area) 29 feet 30 feet Front to street – 1st Floor (building to curb) 3 feet 3 feet Front to street – 2nd Floor (building to curb) 1 foot 3 feet Side to street (building to curb) 5 feet 5 feet
Side to side (building to building) 10 feet 6 feet
Garage door to drive court 3 feet 5 feet
Garage door to garage door 30 feet 34 feet
Rear yard (building to fence) 7 feet 5 feet
Perimeter setbacks
E. Arrow Hwy (property line to building) 20 feet 20 feet Interior property lines 5 feet 5 feet
Other
Maximum building height 35 feet 35 feet
Maximum block wall height 6 feet 6 feet
Perimeter combination retaining/garden wall
maximum height
12 feet 12 feet
Private parking requirement (resident) 2 enclosed
spaces per unit
2 enclosed spaces per unit
Guest parking requirement 0.5 space per
unit (uncovered)

0.5 space per unit
(uncovered)
Common open Space 100 sq. ft. per du 100 sq. ft. per du Private open Space* 100 sq. ft. per du 100 sq. ft. per du Architectural projections/mechanical equipment** 3 feet 2 feet * Porches and balconies may be included in this calculation. ** Any architectural feature that projects from the building and seeks to enhance the structure may encroach into the setback area, provided that there is always 3 feet of clearance around the projection. Examples of architectural projections include, but are not limited to, pilasters, chimney, pop-outs, belly bands, roofs, covered porches, etc.

FIGURE 2-5A

GARDENIA RESIDENTIAL SETBACK DIAGRAM
Chapter 2: Development Plan

FIGURE 2-5B

MAGNOLIA RESIDENTIAL SETBACK DIAGRAM
Chapter 2: Development Plan

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-11
E.Mobility Plan

1.Vehicular Circulation
One (1) main vehicular access point and one (1) gated, emergency vehicle access point are proposed, as shown in Figure 2-6, Vehicular Circulation Plan, and Figure 2-7, Entry Location Diagram. East Arrow Highway and North 14th Avenue street improvements are currently in place.

The primary project entry from the north to the Specific Plan will be from East Arrow Highway via gated entry and call box feature; decorative paving shall be provided. v A gated entry, with Knox Box, will be provided for emergency vehicle access at North 14th Avenue to the south.

All drive lanes are privately owned and maintained and include a 26-foot-wide right-of- way with 26-foot-wide pavement, as shown in Figure 2-8a, Street Sections Typical Drive Lane and Figure 2-8b, Street Sections Typical Drive Lane. All drive-ways are privately owned and maintained and include a 24-foot-wide right-of-way with 24- foot-wide pavement as shown in Figure 2-8c, Street Sections Typical Drive-Way.

Guest parking will be provided in designated areas throughout the Specific Plan.

Figure 2-9, East Arrow Highway Streetscape Diagram, illustrates landscape treatments along the project frontage. East Arrow Highway is fully improved on the Specific Plan frontage, The Specific Plan proposes a 5’ wide landscaped parkway and 5’ wide sidewalk. A distance of 15’ will be provided to the back wall of homes along East Arrow Highway.

Chokers or other traffic calming measures shall be incorporated at primary intersections within the project, and bands of textured paving such as brick pavers or stamped concrete shall be incorporated at various intervals along main streets to provide traffic calming measures. In addition, the Fire Department and Public Works Department shall review the circulation to ensure compliance with Fire Department standards (turning radii, street widths, fire hydrant locations) and traffic safety standards (line of sight, traffic calming, etc.). the Public Works and Fire Department shall review incorporation of these elements during the tentative tract map and Site Plan Review phase.

2.Pedestrian Circulation
Pedestrian connectivity is a major goal within the Specific Plan area to facilitate access to the Upland Metrolink Station approximately 1.3 miles from the site. Pedestrian connections are provided to allow safe access with the Specific Plan as shown in Figure 2-10, Pedestrian Circulation Plan. A sidewalk is provided on the east side of the main entry to allow pedestrian access to East Arrow Highway. From there, residents may access the Pacific Electric Trail which provides a route to the Upland Metrolink Station.

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-12

3.Public Transportation
The Specific Plan location may result in the reduction of dependence on the automobile as it will encourage the use of alternative methods of transportation. The Specific Plan site is served by several public transportation routes (see Figure 2-11, Public Transportation Network), including Omni Route Number 85 to the east and north along East Arrow Highway, San Bernardino Road, and Grove Avenue and Omni Route Number 86 to the north and west along San Bernardino Road and North Campus Avenue.

The Upland Metrolink Station is one mile from the site which will provide a route to the Pasadena Station and Union Station in Los Angeles.

FIGURE 2-6

VEHICULAR CIRCULATION PLAN
Chapter 2: Development Plan

LEGEND
Vehicle Circulation Path

FIGURE 2-7

MAIN ENTRY LOCATION AND EMERGENCY

VEHICULAR ACCESS DIAGRAM
Chapter 2: Development Plan
LEGEND
Primary Entry
Secondary Entry (Gated Emergency Access Only)

FIGURE 2-8A

STREET SECTIONS TYPICAL DRIVE LANE

KEY MAP
Chapter 2: Development Plan

4'

FIGURE 2-8B

STREET SECTIONS TYPICAL DRIVE LANE

KEY MAP
Chapter 2: Development Plan

FIGURE 2-8C

STREET SECTIONS TYPICAL DRIVE-WAY

KEY MAP
Chapter 2: Development Plan

FIGURE 2-9

EAST ARROW HIGHWAY STREETSCAPE DIAGRAM
Chapter 2: Development Plan
PA1EAST ARROW HIGHWAY

KEY MAP

FIGURE 2-10

PEDESTRIAN CIRCULATION PLAN
Chapter 2: Development Plan
LEGEND
Sidewalks

FIGURE 2-11

PUBLIC TRANSPORTATION NETWORK
Chapter 2: Development Plan

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-21
F.Community Amenities

1.Open Space
Two (2) private open space facilities will be provided in the Specific Plan. The proposed locations of these areas are shown on Figure 2-12, Conceptual Landscape/Open Space Plan and details are shown on Figure 3-2, Private Open Space Amenities, provided in Chapter 3 of this Specific Plan. Open space amenities shall include, but not be limited to:
•Open Lawn Play Areas;
•Benches;
•BBQ Grills (charcoal) and Picnic Tables with Shade Structure; •Trash Cans;
•Tot Lot;
•Picnic Tables;
•Sidewalks; and
•Trees
The overall variation of recreational facilities is subject to approval through the development review process, as defined in Chapter 4, Administration.

2.Community Landscape Plan
The Landscape Plan reflects the overall theme of the Specific Plan which will serve as a unifying element that creates a unique sense of place. As shown in Figure 2-12, Conceptual Landscape/Open Space Plan, a combination of theme trees, interior street trees, and accent trees will be provided, as well as open space areas.

The following is a discussion of the five (5) key edge conditions in the Specific Plan that require special attention.

Figure 2-13a, Northeasterly Edge Condition shows the Specific Plan’s interface with adjacent existing single family residences to the east. The side of proposed residences (second story) will be visible from the side of adjacent, existing residences (second story). There is an existing 10’ high block wall on the property line, which will remain in place.

Figure 2-13b, Olivewood Drive Edge Condition shows the Specific Plan’s interface with adjacent Olivewood Drive to the east. The rear of proposed residences will be visible from the exiting Olivewood Drive. There is an existing 10’ high block wall on the property line, which will remain in place.

Figure 2-13c, Northwesterly Edge Condition shows the Specific Plan’s interface with the existing Cherokee Wood Products Home Improvement to the west. The rear of proposed residences will back up to this existing commercial use, which, at times, may be a maximum of approximately 4’ higher in elevation. A 12’ high block wall (including existing 4’ high retaining wall) is proposed here.

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-22
This page left blank for pagination purposes.

Chapter 2: Development Plan

Please see Table 3-4 in this Specific Plan for the proposed Plant Palette.

This is a concept plan that shows the general type and location for street trees as well as two open space areas that shall be required. Final locations for trees, plants, and open space areas shall be determined at the Plot Plan and/or Construction stage of development.

Reference Figure 3-2, Private Open Space Amenities for details on amenities to be provided within these open space areas.

FIGURE 2-12

CONCEPTUAL LANDSCAPE/

OPEN SPACE PLAN

FIGURE 2-13A

NORTHEASTERLY EDGE CONDITION
PA1 OFF-SITE

KEY MAP
Chapter 2: Development Plan

FIGURE 2-13B

OLIVEWOOD DRIVE EDGE CONDITION
PA1 OFF-SITE

KEY MAP
Chapter 2: Development Plan

FIGURE 2-13C

NORTHWESTERLY EDGE CONDITION
OFF-SITE PA1

KEY MAP
Chapter 2: Development Plan

Rose Glen Specific Plan 2. Development Plan City of Upland Specific Plan No. 21-0002 Page 2-27

Figure 2-13d, Midwest Edge Condition shows the Specific Plan’s interface with existing Cherokee Wood Products Home Improvement to the west. The rear of proposed residences will back up to this existing commercial use, which, at times, will be at grade with the Specific Plan. A block wall is proposed here; maximum height of 12’.

Figure 2-13e, Southwest Edge Condition shows the Specific Plan’s interface with adjacent, existing single-family residences to the south, which will result in a rear-on to rear-on relationship between existing and proposed residential structures. There is an existing 6’ high wall at this location, which will remain in place.

Mindful of the arid climate and ongoing drought condition in California, plant materials throughout the community will be drought tolerant, and native species will be included where possible. Complete guidelines for landscape treatments are included in Chapter 3, Design Guidelines. Table 3-4, Plant Palette, includes a complete list of recommended plant species.

G. Public Facilities and Services

1. Dry Facilities and Public Services

The following are the service providers in the Project area:

Water – City of Upland / San Antoino Water Company (SAWCO) Sewer – City of Upland / IEUA
Gas – Southern California Gas Company
Electricity – Edison
Solid Waste – City of Upland / Burrtec Waste
Telephone – Frontier
Cable – Time Warner
Police – Upland Police Department
Fire – County of San Bernardino Fire Department
Schools - Upland Unified School District

2. Grading

Proposed grading will follow the existing topography, and the majority of the slope will occur within the East Arrow Highway buffer area along the northern portion of the site.

Some retaining and combination walls will be required to tie into the existing edge conditions. Proposed elevations vary from a high of 1,232 along East Arrow Highway to a low of 1,213 at the North 14th Avenue Connection. A conceptual grading plan is depicted in Figure 2-14, Conceptual Grading Plan.

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-28
This page left blank for pagination purposes.

FIGURE 2-13D

MIDWEST EDGE CONDITION
OFF-SITE PA1

KEY MAP
Chapter 2: Development Plan

FIGURE 2-13E

SOUTHWEST EDGE CONDITION
OFF-SITE PA1

KEY MAP
Chapter 2: Development Plan

FIGURE 2-14

CONCEPTUAL GRADING PLAN
This is a concept plan that shows the existing
topography and a general mass grading design.

The site grading design will be provided at the Plot Plan and/or Map stage of development.

Chapter 2: Development Plan
LEGEND
Major Contours
Minor Contours

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-32
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Rose Glen Specific Plan 2. Development Plan City of Upland Specific Plan No. 21-0002 Page 2-33

3. Water and Sewer

Water to the site is supplied by the City of Upland. An existing 6-inch water line on site will be removed and realigned with an 8-inch water line lateral connection to East Arrow Highway and reducing connection to North 14th Avenue. If fire flow requirements are not met, a secondary lateral connection to the existing 8-inch water line in the adjacent property may be needed to complete the internal loop system. Wastewater discharges from the site will occur through internal sewer mains connecting to an existing 8-inch sewer line in North 14th Avenue. An existing 8” sewer line will be abandoned and rerouted through the site. Sewer mains are maintained by the City of Upland. Reference Figure 2-15, Proposed Water Plan and Figure 2-16, Proposed Sewer Plan.

4. Storm Drainage

The Specific Plan will decrease the area of impervious surfaces from the existing site conditions. The site will incorporate Best Management Practices for the collection and treatment of storm water as part of an overall low-impact development concept. The system will meet all current City of Upland and State of California regulations.

On-site storm flows drain in a southerly direction and are collected in proposed catch basins and directed via proposed low flow pipes to a proposed Low Impact Development (LID) Best Management Practices (BMPs), Underground Infiltration Vault. A LID pre-treatment BMP will be placed upstream of the Underground Infiltration Vault to collect sediment and other pollutants of concern to mitigate for any potential clogging of the system. A small portion at the southeast corner of the site that cannot drain to the Underground Infiltration Vault will be conveyed to a permeable pavement infiltration BMP that will treat for sediment and metals within the pavement pore space and gravel base. All high flows will bypass the underground infiltration vault via a proposed emergency over flow lateral and connect to the proposed storm drain line.

Reference Figure 2-17a, Proposed Storm Drainage Plan and Figure 2-17b, Onsite Drainage Facilities.

5. Solid Waste

Removal of solid waste will be performed by Burrtec waste and managed by the city of Upland, and storage will be provided in individual units.

Rose Glen Specific Plan 2.Development Plan
City of Upland Specific Plan No. 21-0002 Page 2-34
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FIGURE 2-15

PROPOSED WATER PLAN
This is a concept plan that shows the general type and location for the on-site water lines and off-site points of connection. The specific type and location for the on-site water lines and off- site points of connection will be provided at the Plot Plan and/ or Map stage of development.

Chapter 2: Development Plan
LEGEND
Proposed 8" water line
Existing water line
Proposed fire hydrant
Note - All pipe sizes are preliminary

FIGURE 2-16

PROPOSED SEWER PLAN
This is a concept plan that shows the general type and location for the on-site sewer lines and off-site points of connection. The specific type and location for the on-site sewer lines and off-site points of connection will be provided at the Plot Plan and/or Map stage of development.

Chapter 2: Development Plan
LEGEND
Proposed 8" VCP sewer line
Existing sewer line
Note - All pipe sizes are preliminary

FIGURE 2-17A

PROPOSED STORM DRAINAGE PLAN
This is a concept plan that shows the general type and
location for the on-site drainage patterns and facilities and the off-site points of connection. The specific type and location for the on-site drainage patterns and facilities and the off-site points of connection will be provided at the Plot Plan and/or Map stage of development.

Chapter 2: Development Plan
LEGEND
Proposed 8" storm drain line line
Existing storm drain
Note - All pipe sizes are preliminary

FIGURE 2-17B

ONSITE DRAINAGE FACILITIES
Chapter 2: Development Plan

Rose Glen Specific Plan 3. Design Guidelines City of Upland Specific Plan No. 21-0002 Page 3-1

Chapter 3: Design Guidelines

A. Purpose and Intent

This chapter provides a framework for the physical design of the Rose Glen Specific Plan (Specific Plan) to ensure the creation of a high-quality development with cohesive community character. A strong outline of design criteria is critical to achieving an aesthetically pleasing community in the City of Upland.

Though providing specific requirements, these guidelines also allow for flexibility, and subjectivity has been purposely built in to allow for visual distinctions that create interest and avoid monotony.

A central design theme is to be created and reinforced through the detailing of all community elements to create a sense of cohesion, while responding to the character and design fabric of adjacent areas. This document will guide the City Staff, Planning Commission, and City Council during the review process of proposals to ensure the proposed project meets the criteria in this chapter. Elements depicting substantial conformance and meeting the spirit and intent of these guidelines will be considered consistent with the Specific Plan.

Photographs and imagery presented are intended to convey the general design purpose of the guidelines and are not intended to require literal application of design details.

Components identified in this document are provided as a palette of defining elements to be reflected in the community design proposal.

B. Architectural Design

The overall design concept of the Specific Plan is that of a pedestrian-friendly lifestyle reflecting the eclectic nature of elements surrounding the site. Pedestrian linkages play a dominant role in the site design, especially walkway connections to East Arrow Highway that provide access to the Pacific Electric Trail.

The following guidelines apply to the layout and design of residential homes within the Specific Plan, with the intent of establishing of a sense of community as well as encouraging creative expression to bring forth a strong and unique sense of place.

1. Building Orientation

• Buildings within the Specific Plan should be oriented to face inward towards the community. Home entries should be accessed from an internal street or alley to create street frontage that is inviting and safe for pedestrians.

• Orientation away from the other edges of the site is acceptable, especially along East Arrow Highway.

Rose Glen Specific Plan 3. Design Guidelines City of Upland Specific Plan No. 21-0002 Page 3-2

2. Internal Open Space

• Outdoor pedestrian space shall be landscaped and include appropriate street furniture to facilitate pedestrian activity and should have visibility from the street to increase security.

• Seating areas should be coordinated with shading, landscaping, and lighting.

• Common areas should be located near high-traffic areas to maximize visibility and use.

• Elements such as overhead canopies, large trees, or shade structures should be incorporated to provide shelter from environmental influences.

3. Variety and Massing

• Where appropriate and authentic to style, portions of the building should provide vertical and clustered horizontal massing breaks to encourage proportional diversity.

• Variations in building facades shall provide architectural interest, shade and shadow opportunities, and relief to the streetscape.

• The articulation of volume of large residential buildings should be broken down to give individuality to units through the use of individual volumes and roof forms.

• Details commonly used for single family homes, such as porches, window bays, and balconies, should be employed in the design of multi-family projects where appropriate.

4. Roofs

• Roofs should be proportionate to building mass and incorporate details appropriate to the overall architectural style.

• Articulation of building mass rooflines minimizes the visual impact of repetitious flat planes and roof shapes.

• A variety of roof forms, including shed and hipped elements should be incorporated to bring interest and variety to the building mass as appropriate for the architectural style of the home.

5. Architectural Elements and Details

• A variety of window and door treatments should occur. French doors, dormer windows, decorative shutters, or other treatments appropriate to the style of the building should be included.

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-3
•Upper-story windows should be detailed with well-proportioned architectural elements such as sills, recesses, and lintels.
•Operable windows shall be used and should have low-emissivity clear glass with non-reflective coatings for heat and glare control.
•Balconies and porches should be used to articulate and reduce mass as well as to provide shadow relief. Where appropriate, stoops may be incorporated instead of porches.
•Garage door appearance should be varied by using door patterns, colors, and windows appropriate to the designated architectural style. Garage doors shall be metal and decorative, consistent with the architecture of the home. •Pot shelves, pilasters, and accents are encouraged around doors, windows, and entries, particularly near front and side entries that are clearly visible from the street.
•Mechanical equipment such as gas meters and air conditioning units should be screened from public view by landscaping, fences, or walls, or a combination thereof.

6.Colors and Materials
•Colors and materials for the Specific Plan should reflect a general theme of warm, sun-washed colors in harmony with the surrounding environment. •A variety of harmonious colors should provide the diversity required for visual interest while supporting the community character and creating timeless appeal. •Avoid monotony of the architectural color palette selection through the provision of a variety of color schemes and visual diversity. no adjacent buildings should have the same color scheme.

7. Parking
•The visual impact of parking should be minimized where possible by orienting it away from primary frontage streets.
•All parking areas should provide interior landscaping for aesthetic enhancement. if parking is provided at the side of buildings, these areas shall be buffered by landscaping.
•Parking should be designed to minimize conflicts between pedestrians and motorists.

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-4
C.Architectural Styles
Three architectural styles are featured in this chapter: Italianate, Spanish Colonial and Santa Barbara. Other styles may be approved through the design review process with an accompanying description of style elements. Massing, character, and detailing of a selected architectural style should be as authentic as possible; however, a contemporary interpretation of traditional vernacular is acceptable (see Tables 3-1, Italianate Architectural Elements, 3-2, Spanish Colonial Architectural Elements, and 3-3, Santa Barbara Architectural Elements and photos of typical style examples for the architectural elements of each style).

1. Italianate
Table 3-1
Italianate Architectural Elements
Elements Minimum Requirements
Form •Simple, 1 & 2 story forms accented
by shaped eaves and soffits
Roof
•Low-pitched, hip roofs
•Flat or “S” Concrete Tiles
•Shaped foam eaves with stucco finish
•Tight to 12” overhangs
Walls •Stucco with sand finish
Windows
•Informal asymmetrical placement
•8-panel grid
•Vertical or square windows
•Recessed at prominent/key locations
•Shaped sill stucco trim with stucco surround
Details
•Themed exterior light fixtures
•Shaped soffits at overhangs
•Thick stucco trim at doors & windows
Colors
•Body: Warm-toned walls with light, contrasting colored trim, doors, & accents
•Roof: Light to dark brown

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-5

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-6

2.Spanish Colonial
Table 3-2
Spanish Colonial Architectural Elements
Elements Minimum Requirements
Form •Simple, 1 & 2 story forms
Roof
•Low-pitched, gabled roofs
•Flat or “S” concrete tiles
•Exposed rafter tails
•Tight to 12” overhangs
Walls •Stucco with sand finish
Windows
•Informal asymmetric placement
•Simple 3 to 4 panel horizontal grid
•Vertical or square windows
•Recessed at prominent/key locations
•Painted sill and header trim
Details
•Brick sill trim at entry elevations
•Shaped faux wood corbels
•Tile gable accents
•Paneled shutters
•Themed exterior light fixtures
Colors
•Body: Light to mid-tone walls with rich colored trim,
doors, & accents
•Roof: Red to reddish brown with dark, contrasting fascia

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-7

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-8

3.Santa Barbara
Table 3-3
Santa Barbara Architectural Elements
Elements Minimum Requirements
Form
•Simple, 1 & 2 story forms with arched accents and entries Roof
•Low-pitched, gabled roofs
•Flat or “S” concrete tiles
•Shaped foam eaves with stucco finish
•Tight overhangs
•Faux Chimneys
Walls
•Stucco with sand finish
Windows
•Informal asymmetric placement
•Simple 2 to 3 panel horizontal grid
•Vertical or square windows
•Recessed at prominent/key locations
•Shaped stucco sill trim
Details
•Shaped stucco finish corbels
•Recessed or patterned gable accents
•Themed exterior light fixtures
Colors
•Body: Light to mid-tone walls with rich colored trim, doors, & accents •Roof: Red to brown with dark, contrasting fascia

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-9

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-10
D.Landscape Design
The following guidelines and standards establish general criteria for landscaping at a community-wide level and ensure that a cohesive landscape fabric will be created. The landscape plant palette (Table 3-4, Plant Palette) lists the recommended species in the categories of trees, shrubs, and ground covers.

Table 3-4
Plant Palette
Botanical Name Common Name
Trees
Arbutus unedo ‘Marina’ Strawberry Tree
Bauhina purpurea Orchid Tree
Chitalpa tashkentensis ‘Pink Dawn’ Chitalpa
Cupaniopsis anacardiodes Carrotwood
Eriobotrya deflexa ‘Coppertone’ Bronze Loquat
Geijera parvifolia Australian Willow
Jacaranda mimosifolia Jacaranda
Koelreuteria bipinnata Chinese Flame
Lagerstroemia ‘Muskogee’ Crape Myrtle (Lavander)
Laurus ‘Saratoga’ Saratoga Laurel
Melaleuca quinquinerva Cajeput Tree
Olea europaea ‘Wilsonii’ Wilson Olive
Pinus canariensis Canary Island Pine
Pinus eldarica Mondell Pine
Platanus acerifolia London Plane Tree
*Platanus racemosa *California Sycamore
*Quercus agrifolia *Coast Live Oak
Quercus ilex Holly Oak
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green Evergreen Elm
Palms
Phoenix dactylifera Date Palm
*Washingtonia filifera *California Fan Palm
Washingtonia robusta Mexican Fan Palm
Agapanthus africanus ‘Peter Pan’ Dwarf Lily-Of-The-Nile Agave attenuata Foxtail Agave
Agave vilmoriniana Octopus Agave
Agave ‘Blue Glow’ Blue Glow Agave
Aloe ferox Cape Aloe
Anigozanthos flavidus Kangaroo Paw
Armeria maritima Sea Thrift
Artemesia ‘Powis Castle’ Sagebrush var.

Callistemon v. ‘Little John’ Dwarf Weeping Bottlebrush
Shrubs
*Carex pansa *Sand Dune Sege
*Carex tumulicola *Foothill Sedge
Dasylirion wheeleri Spoon Yucca
Dianllea c. ‘Cassa Blue’ Flax Lily Var.

Dianella r. ‘Little Rev’ Flax Lily Var.

Dianella t. ‘Variegata’ Varigated Flax Lily

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-11
Botanical Name Common Name
Shrubs, continued
Grevillea ‘Noelli’ Grevillea Var.

Feijoa sellowiana Pineapple Guava
Festuca o. ‘Elijah Blue’ Blue fescue
*Heteromeles arbutifolia *Toyon
Leonotis leonurus Lion’s Tail
Leucophyllum laevigatum Texas Ranger
Ligustrum japonicum ‘Texanum’ Wax Leaf Privet
Liriope muscari Lily Turf
Lomandra l. ‘Breeze’ Dwarf Mat Rush
Lomandra l. ‘Platinum Beauty’ Platinum Beauty Lomandra
Myrtus communis True Myrtle
Nandina domestica Heavenly Bamboo
Phormium tenax ‘Bronze Baby’ New Zealand Flax
Pittosporum tobira ‘Crème de Mint’ Variegated Dwarf Tobira Podocarpus macrophyllus ‘Maki’ Shrubby Yew Pine
Prunus ilicifolia Holy Leaf Cherry
*Rhamnus c. ‘Mound San Bruno’*San Bruno Coffeeberry
Rhaphiolepis indica ‘Ballerina’ Dwarf Indian Hawthorne
Rhaphiolepis indica ‘Clara’ Dwarf Indian Hawthorne
Rosa ‘Iceberg’ White Shrub Rose
Rosmarinus o. ‘Tuscan Blue’ Rosemary
Salvia clevelandii ‘Winnifreed Gilman’ Cleveland Sage
Salvia greggii Autumn Sage
Westringia fruticose ‘Wynabbie Gem’ Coast Rosemary
Xylosma congestum Xylosma
Yucca f. ‘Color Guard’ Spanish Bayonet Var.

Yucca pallida Pale Leaf Yucca
Carissa m. ‘Green Carpet’ Natal Plum Var.

Lantana montevidensis Spreading Lantana
Groundcover
Rosmarinus o. ‘Prostratus’ Trailing Rosemary
Senecio mandraliscae Blue Chalksticks
Teucrium cossonnii majoricum Germander
Cynodon spp. Hybrid Bermuda Grass
*Denotes California native plant.

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-12

1.Environmental Considerations
•Conformance with California Assembly Bill 1881, the Water Efficient Landscape Ordinance is mandatory for landscape design within the Specific Plan area. •Advanced water-saving irrigation components, including drip and bubbler systems and low-angle, low flow spray heads, are encouraged.
•Large or inefficiently small turf areas shall be minimized by incorporating water- conserving native groundcovers or perennial grasses, shrubs, and trees. •Plants with similar water requirements should be grouped together, a technique known as hydro-zoning.
•No single species should dominate the landscape palette; a variety of tree and shrub species should be included to minimize possible disease impact.

2. Streetscapes and Project Entries (Reference Figure 3-1, Primary Entry and Emergency Access Exhibit Detail)
•Landscaping along should be consistent, formalized, and composed of signature plantings from the plant palette to create an attractive and cohesive community interface.
•Large deciduous trees shall be planted no closer than 50 feet apart. •Areas between sidewalks or streets and walls should be planted with informal groupings of ornamental trees, shrubs, and vines to soften their appearance. •Flowering trees, shrubs, and seasonal flowers are encouraged at entries and key intersections to add color and interest.
•The primary project entry will be given special emphasis and will be enhanced with clusters of vertical screening elements on either side. Accent paving, specialized landscape elements, and entry monuments reinforcing the overall community character will create an identity and distinguish the Specific Plan as a special place (design details will be provided at the design review stage).

FIGURE 3-1PRIMARY ENTRY AND EMERGENCY ACCESS EXHIBIT DETAIL Chapter 3: Design Guidelines

Primary Entry Examples
Emergency Access Examples
45'
20'20'
25'

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Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-15

3.Open Space and Sidewalks (Reference Figure 3-2, Private Open Space Amenities, and Figure 2-10, Pedestrian Circulation Plan, provided in Chapter 2 of this Specific Plan.)
•Any open space area should be landscaped with small, informal groupings of trees, shrubs, and groundcovers and provide shaded gathering/seating areas •A combination of hard and soft paving may be used, depending on the function of the recreational amenity.
•Sidewalks shall connect the neighborhood through internal pathways and include lighting, when appropriate.
•Pedestrian amenities such as benches, picnic tables, shade structures, and waste receptacles shall be provided where appropriate. The furniture shall be durable and match architectural styles, materials, and colors used throughout the community.

4.Walls and Fences (Reference Figure 3-3, Wall and Fencing Plan) •Walls and fences shall be composed of high quality, durable, aesthetically pleasing materials that complement the architectural style of the community. •Vinyl, or masonry block may be used for interior fences and walls. Concrete masonry unit (CMU) block wall returns to the houses with vinyl side yard fences shall be incorporated.
•When solid walls are necessary, split-face block, stone, concrete, stucco with pilasters and caps, or materials with similar visual qualities shall be used. •Trees, vines, and other landscaping shall be used to soften the visual appearance of walls.

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FIGURE 3-2PRIVATE OPEN SPACE AMENITIES
Chapter 3: Design Guidelines

FIGURE 3-3WALL AND FENCING PLAN
This is a concept plan that shows
the general type and location for
the walls and fences. The
specific types and quantities
of walls and fences will be
provided at the Plot Plan and/or
Construction stage of
development.

Chapter 3: Design Guidelines

Rose Glen Specific Plan 3.Design Guidelines
City of Upland Specific Plan No. 21-0002 Page 3-19

5. Lighting
•A preliminary lighting plan indicating the location and style of lighting and lighting fixtures shall be provided during the site development review process. •A preliminary lighting plan indicating the location and style of lighting and lighting fixtures shall be provided during the site development review process. Lighting fixtures should be compatible with the architectural styles of surrounding buildings while also being consistent throughout the community.
•Pedestrian and vehicular entries should be creatively lit to develop a sense of arrival.
•Outdoor lighting shall not blink, flash, oscillate, or be unusually bright or intense. landscaping shall be used with other features to reduce potential light or glare impacts.

E.Ancillary Structures and Equipment
The following guidelines pertain to additional building components, mechanical equipment, and utility construction within the Specific Plan. •Exposed machinery, air conditioning units, and utility meters must be incorporated into the building design or screened from public view on all sides. details of screening elements will be included in at the design review submittal stage. •Screening materials shall blend with the building materials and design, as well as with landscaping within the vicinity.
•Window or rooftop mounted air conditioning units visible from neighboring properties are prohibited.
•The location of above-ground utility boxes and similar equipment shall be consolidated whenever possible. Above-ground equipment shall be screened or visually minimized with landscaping.
•Utility connections to a building must be located to be as unobtrusive as practicable, with the preference being at the side or rear.

Rose Glen Specific Plan 3. Design Guidelines City of Upland Specific Plan No. 21-0002 Page 3-20

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Rose Glen Specific Plan 4.Administration
City of Upland Specific Plan No. 21-0002 Page 4-1
Chapter 4: Administration
A.Purpose of Document
This document encapsulates the long-range goals for the Rose Glen Specific Plan (Specific Plan) and ensures the project elements are developed in a consistent and coordinated manner. Development standards have been tailored for specific residential building types while allowing for innovative community design. The cohesiveness and enhanced level of quality created by this Specific Plan maximizes the ability to create a seamlessly articulated community, resulting in increased property values over what is provided by traditional zoning.

The process for implementation and approval of the Specific Plan development area is outlined in this chapter, including the accompanying financing and phasing plans. It also addresses the relationship to the City of Upland’s General Plan and fulfills the State of California’s requirement that all Specific Plans contain “a program of implementation measures, including regulations, programs, public works projects, and financing measures” pursuant to State Code. Upon adoption of this document, the development standards and procedures established herein shall become the applicable zoning standards for the Specific Plan.

1.How to Use This Specific Plan
By functioning as a regulatory document, the Specific Plan specifies the maximum amount of development and allowable land uses, as well as setting a general set of standards for street dimensions, parking, building types, improvements, and landscaping. Photographs and illustrative imagery have been included to aid in the practical application of the requirements and provisions. This imagery should not be interpreted literally; it is meant to serve as a prototypical depiction of possible arrangements of conforming development. The City will review site development plans through a plot plan review process, ensuring consistency with the goals, vision, and requirements of this plan.

B.Relationship to Other Plans and Reports
The standards, design guidelines, and development parameters unique to the Specific Plan are provided in this document, and it acts as the “zoning code” for the project. As such, this document is the first source for direction regarding proposals for development; however, it is not the only source. This section describes the other documents and reports referenced in this document, including the City of Upland General Plan, and Municipal Code and the Specific Plan mitigated negative declaration of environmental impacts.

1.City of Upland General Plan
California Government Code, Section 65450, establishes the authority for cities to adopt Specific Plans and states that “A Specific Plan shall include a statement of the relationship to the General Plan, and further that it may not be adopted or amended unless found to be consistent with the general plan.” The land use shown in the City of Upland General Plan for the Specific Plan is LI-BP, Light Industrial Business Park (reference Figure 4-1, Existing General Plan Designation). The proposed General Plan designation is Specific Plan (to be filled in when plan is adopted), and a complete

Rose Glen Specific Plan 4.Administration
City of Upland Specific Plan No. 21-0002 Page 4-2
consistency analysis between the Specific Plan and the City of Upland General Plan is provided in Chapter 1 of this Specific Plan.

2. Municipal Code/Zoning
All development and proposed uses in the Specific Plan shall comply with the requirements and standards set forth in this document. In some cases, this Specific Plan provides direct references to the City of Upland’s Municipal Code, and where this Specific Plan is silent, applicable provisions of the Municipal Code shall apply. Where a conflict exists between standards contained herein and those found in the City of Upland Municipal Code, the standards in this document apply.

Chapter 4: Administration

FIGURE 4-1

EXISTING GENERAL PLAN DESIGNATION

FIGURE 4-2

EXISTING ZONING DESIGNATION
Chapter 4: Administration

FIGURE 4-3

PROPOSED GENERAL PLAN AND ZONING DESIGNATION
Chapter 4: Administration

Rose Glen Specific Plan 4.Administration
City of Upland Specific Plan No. 21-0002 Page 4-6
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Rose Glen Specific Plan 4.Administration
City of Upland Specific Plan No. 21-0002 Page 4-7
C.Implementation
The Development Services Director shall be responsible for the administration and enforcement of the Specific Plan in accordance with the provisions within this document, the State of California Government Code, and the Subdivision Act. This administration of the Specific Plan includes processing assistance, interpretations of provisions, approval of administrative permits, issuance of permits, approval of temporary or interim uses, specification of conditions of approval, and authorization of certificates of occupancy for new development. The Planning Commission shall be responsible for approving Tentative Tract/Parcel Maps, Conditional Use Permits, Development Plan Review for individual projects within the project, review of variance applications, preparation of recommendations to City Council, for major Specific Plan Amendments and acting on appeals from decisions by the Development Services Director.

The City Council shall be responsible for adopting major amendments to the Specific Plan and acting on appeals of decisions by the Planning Commission.

1. Severability
If any section, subsection, sentence, clause, or phrase of this Specific Plan, future amendments, or additions hereto 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 this plan.

2. Interpretations
When there is a question or ambiguity regarding the interpretation of any provision of the Specific Plan, the Development Services Director has the authority to interpret the provision, using the spirit and intent of the Specific Plan as a guide. The Development Services Director may, at his or her discretion, refer interpretations to the Planning Commission for consideration and action. Such a referral shall be accompanied by a written analysis of issues related to the interpretation. All interpretations made by the Development Services Director and decisions of the Planning Commission may be appealed per the applicable provisions of the City of Upland Municipal Code.

D.Review and Approval
The Specific Plan will be implemented through a final subdivision map, parcel map, and tentative tract maps. These maps will be subject to the City of Upland’s two-part approval process.

Planning approval: Review of plans for zoning compliance and design review (see Section

17.43 Permit Application Filing and Processing and Chapter 17.44 Permit Review Procedures of the City of Upland Municipal Code).

Plan Check approval: A detailed technical review of the working drawings will be conducted, during which the City will determine if the drawings are in conformance with this Specific Plan, the Building Code, City Standards, and conditions of approval. Plan check approval is required before issuance of grading and building permits.

Rose Glen Specific Plan 4.Administration
City of Upland Specific Plan No. 21-0002 Page 4-8
During this review process, the City will determine whether the proposal is in conformance with this Specific Plan, the Building Code, City Standards, and conditions of approval.

E.Financing
The project developer shall be responsible for financing construction of the infrastructure improvements required to support the project, such as internal streets, water lines, sewers, and storm drains. All necessary infrastructure improvements shall be developed in conjunction with the roadway improvements. Financing may involve a combination of impact fees and exactions, special assessment districts, and landscaping and lighting districts. Dedications of land and impact fees are exactions that lessen the impacts of new development resulting from increased demand on services. Local governments derive their authority to impose exactions from the “police power” granted to them by the State Constitution and specific state statues such as the Subdivision Map Act.

F. Maintenance
Management of property within the Specific Plan will be by a Homeowner’s Association.

Prior to recordation of a final map, the Applicant shall provide a clear description of the role of the Association in providing and maintaining private roadways, amenities, landscaping, and other improvements required by the City and the individual or entity submitting and processing the tentative map shall submit the CC&Rs to the Planning Department for review by the City Attorney.

Rose Glen Specific Plan Appendix A
City of Upland Specific Plan No. 21-0002 Page A-1
Appendix A
Glossary of Terms
Acres, Gross: The entire acreage of a site. Gross acreage is calculated to the right-of-way of existing or dedicated streets.

Apartment: Three or more attached residential units in one building.

Condominium: A building or complex of buildings that contain a number of individually owned multi-family or single-family homes and is managed by a board of unit owners who oversee the day-to-day operation of the complex.

Density: The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre.

Home Occupations: The conduct for pecuniary gain of an art or profession, the offering of a service, or the conduct of a business or handicraft manufacture of products within or from a residence in a residential zone. A home occupation is incidental and secondary to the primary residential use and does not change the residential character of the neighborhood.

Large Family Day Care: A family day-care home that serves 9 to 14 children, including children who reside at the home.

Median: The dividing area, either paved or landscaped, between opposing lanes of traffic on a roadway.

Nonconforming Use: A lawful use of a building or land, or any part thereof, that does not conform to the regulations for the district in which it is located.

Open Space: Any parcel or area of land or water that is essentially unimproved and devoted to (1) the preservation of natural resources, (2) the managed production of resources, (3) outdoor recreation, or (4) public health and safety.

Open Space, Private: Areas intended to be used exclusively by the individual homeowner. private open space shall include patios, balconies, fenced private yards, and other private areas.

Open Space, Common: Areas designated for the enjoyment of all residents and developed for recreational or leisure activities. these common areas may include game courts, trails, sidewalks, swimming pools, gardens, sauna baths, tennis courts, basketball courts, volleyball courts, play lots, and clubhouse facilities.

Parkway: A portion of land between the rear of a curb and the front of a sidewalk, usually used for planting low groundcover and/or street trees.

Parcel: A lot in single ownership or under single control; usually considered a unit for purposes of development.

Parks: Open space lands primarily for the purpose of recreation.

Rose Glen Specific Plan Appendix A City of Upland Specific Plan No. 21-0002 Page A-2

Residential Accessory Uses And Structures: Any use and/or structure that is customarily a part of, and clearly incidental and secondary to a residence, and does not change the character of the use. Accessory structures include, but are not limited to, guest houses, storage sheds, spas, swimming pools, detached garages/carports, covered patios, etc.

Right-of-Way: A strip of land occupied or intended to be occupied by certain transportation and public use facilities, such as roads or utility lines.

Short Term Rental: A dwelling unit, or any portion thereof, that is rented by the host to another party for a period of not more than 30 consecutive days in exchange for any form of monetary or non-monetary consideration, including trade, fee, swap or any other consideration in lieu of cash payment. Hosted stays, Un-hosted stays, and vacation rentals are types of short-term rental.

Single Family Homes: A detached residential structure intended for the use of one familial unit.

Small Family Day Care: A family day-care home that serves 8 or fewer children, including children who reside at the home.

Structure: Anything constructed or erected on the ground (excluding swimming pools, fences, and walls used as fences).

Temporary Dwellings Construction Trailer Construction Guard Facility: A trailer or mobile home as a temporary work site for business employees during construction or remodeling of a commercial or manufacturing structure.

Townhome: A type of medium density housing constructed as a two or three-story unit with a common wall or walls bordering the adjacent unit.

Two-Unit Project: A new residential structure that will include two full residential units attached to each other.

Urban Lot Split: A subdivision of land in a residential zone into two lots of not less than 1,200 square feet which would allow for a residential unit of not less than 800 square feet.

Zoning: The division of a city of county into areas or zones by legislative regulations that specify allowable uses for real property and size restrictions for buildings within these areas; a program that implements policies of the general plan.

Terms Not Defined: For terms not defined, refer to the City of Upland Zoning Code.

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
UPLAND, CALIFORNIA APPROVING TENTATIVE TRACT NO. TT-
21-0002 (TT-20519) TO SUBDIVIDE ONE (1) PARCEL INTO 13
NUMBERED LOTS AND 16 LETTERED LOTS AND
DEVELOPMENT PLAN REVIEW NO. DPR-21-0009 FOR THE
DEVELOPMENT OF 64 SINGLE-FAMILY CONDOMINIUM

RESIDENTIAL UNITS, LANDSCAPING, OPEN SPACE AND

RELATED SITE IMPROVEMENTS CONSISTENT WITH THE ROSE
GLEN SPECIFIC PLAN LOCATED AT 1400 E. ARROW HIGHWAY
(APN: 1046-481-14).

WHEREAS, Century Communities c/o Brian Taylor. (Applicant) has filed applications requesting approval of the Project; and

WHEREAS, approval of General Plan Amendment No. GPA-21-0002, Zone Change No. ZC-21-0002 and Specific Plan No. SP-21-0002 results in the project site having a General Plan land use designation of (Rose Glen) Specific Plan (SP) and in within Zoning District (Rose Glen) Specific Plan (SP), which permits the proposed land use; and

WHEREAS, Upland Municipal Code Section 17.43.050(E) requires that if one or more permit application is submitted concurrently for a single proposed project, each application shall be acted upon concurrently by the highest review authority. In this case, the highest review authority is the City Council, therefore the Planning Commission shall make a recommendation; and

WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on August 24, 2022, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project, and recommended that the City Council of the City of Upland approve the project; and

WHEREAS, Upland Municipal Code Section 17.44 provides that the City Council, before it may approve the Tentative Parcel Map and Development Plan Review must make findings by resolution, as hereinafter provided, that the evidence presented shows that all of the findings referenced in Section 1 of this Resolution can be made; and

WHEREAS, Upland Municipal Code Section 17.44 provides that the City Council may attach conditions to the approval of the project as needed to ensure compliance with the Zoning Ordinance, other City Ordinances, the General Plan, and any other applicable community or specific plan, previously approved subdivisions and parcel maps and easements; and

WHEREAS, the development is considered a project as defined by the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq.; and

WHEREAS, in accordance with CEQA Guidelines Section 15073, a Notice of Intent and Notice of Availability was issued for the Draft Initial Study (IS) and

Resolution No.

Mitigated Negative Declaration (MND) for a 30-day public review and comment period beginning on July 5, 2022 through August 4, 2022; and

WHEREAS, the City of Upland on September 29, 2022 posted two (2) true and correct copies of the legal notice at the Upland City Hall Bulletin Board and at the Upland Public Library in accordance with the Upland Municipal Code Section

17.46.020; and

WHEREAS, the City of Upland on September 29, 2022, mailed the public hearing notice to each property owner within a 500-foot radius of the project site indicating the date and time of the public hearing in compliance with state law concerning the Project; and

WHEREAS, the City of Upland on September 30, 2022, published a legal notice in the Inland Valley Daily Bulletin, a local paper of general circulation, indicating the date and time of the public hearing in compliance with state law concerning the Project; and

WHEREAS, the City of Upland City Council conducted a duly noticed public hearing on October 10, 2022, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project.

NOW, THEREFORE, the City Council of the City of Upland hereby finds, determines and resolves as follows:

Section 1. Findings. The City Council hereby makes the following findings and determinations in connection approval of the project:

A. The above Recitals are true and correct and are incorporated herein by this reference.

B. The project is consistent with various goals and policies of the General Plan as detailed within the Rose Glen Specific Plan, Chapter 1.

C. Per Upland Municipal Code Section 17.44.080(F), the review and decision- making authority may approve an application for a parcel or tract map only if the proposed project complies with applicable standards in the Zoning Ordinance, other City ordinances, the General Plan, Subdivision Map Act, and any other applicable community or specific plan, and as supported by all of the following findings:

1. Finding: No Lots shall be created without frontage on a public street, except lots created in conjunction with approved private access easements.

Evidence: All lots on site will be served by the development of private streets that connect to the public street system; therefore all lots will have adequate access to the public street.

Resolution No.

2. Finding: The side lines of the lots shall run at right angles or radially to the street upon which the lot fronts, except where impractical by reason of unusual topography.

Evidence: The side lines of all lots run at right angles or radially to the street upon which the lot fronts, excepting the private street system in the project.

3. Finding: Lots shall be equal or larger in measure than the prevalent size of existing lots in the surrounding area except where a deliberate change in the character of the area has been initiated by the adoption of a specific plan, a change in zone or general plan designation.

Evidence: The subdivision is being initiated by a specific plan, and the subdivision will create condominiums. In any case, the density of the project, 13.2 dwelling units per acre, is consistent with the surrounding neighborhood which ranges from 5 to 20 dwelling units an acre.

4. Finding: The site is physically suitable for the proposed type and density of development.

Evidence: The site is physically suitable for the proposed type and density of development in that, at the proposed density of 13.2 dwelling units to the acre; the site contains adequate common open space amenities and parking for the project, and the site maintains adequate space for needed infrastructure.

5. Finding: The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

Evidence: An Initial Study (IS) was prepared to determine the environmental effects created by the project. Based on the findings contained in the Initial Study, it was determined that Mitigation Measures related to Cultural Resources, Land Use Planning, Noise and Vibration and Tribal Cultural Resources. Based on that determination, a Mitigated Negative Declaration (MND) was prepared. A Mitigation Monitoring and Reporting Program (MMRP) has also been prepared to ensure implementation of, and compliance with, the mitigation measures for the Project.

6. Finding: The design of the subdivision or type of improvements is not likely to cause problems to the public health, safety, or welfare.

Evidence: The design of the subdivision provides for complete site improvements that provide for adequate emergency vehicle access, vehicle and pedestrian circulation, and conditions of approval are included requiring adequate lighting and security measures. Therefore, the design of the subdivision or type of improvements is not likely to cause problems to the public health, safety, or welfare.

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7. Finding: The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the review authority may approve a map if it finds that alternative easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public.

Evidence: The Public Works Department has reviewed the proposed design of the subdivision and has determined there are no conflicts with existing easements. In addition, the project includes the creation of multiple easements needed for storm drain infrastructure, which have been reviewed and accepted and conditioned by the Public Works Department.

8. Finding: The design of the subdivision provides to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

Evidence: The project provides adequate space between buildings to allow for natural airflow. The subdivision provides adequate space for trees in the project which will provide some natural shading. Buildings will include eaves that provide additional shade on building walls and all roofs will be, as conditioned to be solar ready. Buildings are also required to comply with Title 24 energy requirements.

D. Per Upland Municipal Code Section 17.44.030(H), the review and decision- making authority may approve an application for a development review application only if the proposed project complies with applicable standards in the Zoning Ordinance, other City ordinances, the General Plan, and any other applicable community or specific plans, and as supported by all of the following findings:

1. Finding: The design and layout of the proposed project will not interfere with the use and enjoyment of existing and future neighboring properties and structures.

Evidence: The design and layout of the project includes the construction of private streets and street improvements, private and public open space, recreation areas and meets the requirements within the Specific Plan and is consistent with the General Plan. The project will result in a residential land use, that is more consistent with the surrounding neighborhood than the existing industrial use. The project layout directs traffic toward Arrow Highway as to not increase traffic within the established neighborhood to the south. The project includes new attractive frontage landscaping that increases use and enjoyment of existing and future neighboring properties and structures. Therefore, the proposed project will not interfere with the use and enjoyment of existing and future neighboring properties and structures.

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2. Finding: The proposed architectural design makes use of appropriate materials, texture, and color, and will remain aesthetically appealing and appropriately maintained.

Evidence: The project, as conditioned, uses high quality materials and design, includes enhanced elevations in areas in public view and uses multiple colors and design styles. Conditions of approval are in place to ensure future maintenance of the project. The proposed architectural design makes use of appropriate materials, texture, and color. The project specifically identifies 3 architectural designs for the proposed 64 units that make use of varied siding, roofing, and other design elements.

The project will remain aesthetically appealing and appropriately maintained because the project includes conditions of approval requiring the project be maintained, and the project will have established CC&R’s that establish maintenance requirements, a Homeowners Association will be in place to maintain the common areas of the project site.

3. Finding: The proposed landscaping design, including color, location, size, texture, type, and coverage of plant materials, as well as provisions for irrigation, maintenance, and protection of landscaping elements, will complement structures and provide an attractive environment.

Evidence: The proposed preliminary landscape plan demonstrates that the design will meet the requirements of the Specific Plan. Landscaping shown on Open Space exhibits, including color, location, size, texture, type, and coverage of plant materials, as well as provisions for irrigation, maintenance, and protection of landscaping elements, will complement structures and provide an attractive environment. Conditions of Approval are included requiring the applicant submit final landscape construction drawings to ensure compliance with water use regulations, as well as design requirements of the Specific Plan.

4. Finding: The proposed design will not be materially detrimental to the public health, safety, or welfare, or be injurious to the property or improvements in the vicinity of the proposed project.

Evidence: The proposed design includes adequate Emergency Vehicle Access, has been conditioned by the Upland Police Department with multiple safety requirements, and will include complete plan check reviews by the City of Upland’s Building Division and San Bernardino County Fire Department thereby protecting safety and welfare.

Furthermore, the implementation of the project includes multiple mitigation measure to ensure the project will not be injurious to the property or improvements in the vicinity of the proposed project.

Section 2. DETERMINATION. In light of the evidence presented at the hearing on this application, and based on the findings set forth above, the City Council hereby finds the requirements necessary for the approval of the Project, subject to all

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applicable provisions of the Upland Municipal Code, and the following conditions of approval:

10.0 General Conditions

10.1 All Ordinances, Policy Resolutions, and Standards of the City in effect at the time this project is approved shall be complied with as a condition of this approval.

10.2 The project shall comply with development standards and guidelines prescribed within the Upland Municipal Code.

10.3 Prior to issuance of future permits, all tract maps and development plans shall be subject to plan check with the Planning Division, Building Division, Engineering Division, Public Works Department and Fire Department.

10.4 No construction or grading shall commence until the applicable final grading and improvement plans have been approved.

10.5 No building permits shall be issued until rough grading has been certified by the Engineer of Record, and a building permit has been issued by the Building Division.

10.6 All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris at all times. Dead, damaged, and/or missing landscaping shall be replaced/replanted, subject to the satisfaction of the Planning Division.

10.7 To the maximum extent permitted by law, Applicant must defend, indemnify, and hold City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agents, employees, and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with (TT-21- 0002 (TT-20519) and DPR-21-0009 (“Project”) on the Project site, and which may arise from the direct or indirect operations of the Applicant or those of the Applicant’s contractors, agents, tenants, employees or any other persons acting on Applicant’s behalf, which relate to the development and/or construction of the Project. This indemnity provision applies to all damages and claims, actions, or proceedings for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for the Project.

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In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, or any other supporting document relating to the Project, the City will promptly notify the Applicant of the claim, action, or proceedings and will fully cooperate in the defense of the matter. Once notified, the Applicant must indemnify, defend and hold harmless the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by, and/or awarded against, the City or any of the Indemnitees in relation to such action.

Within 15 days’ notice from the City of any such action, Applicant shall provide to City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection with defense of any legal action in an initial amount to be reasonably determined by the City Attorney. City may draw funds from the deposit for such fees, costs, and expenses.

Within 5 business days of each and every notice from City that the deposit has fallen below the initial amount, Applicant shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. City shall only refund to Developer any unexpended funds from the deposit within 30 days of: (i) a final, non- appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the right to select legal counsel of its choice that the Applicant reasonably approves. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third-party challenge(s) or take any position adverse to the Applicant in connection with such third-party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, whether or not at the request of the Applicant.

10.8 Within 15 business days of this approval the Property Owner or Project Applicant shall submit to the Development Services Department written evidence of agreement with all conditions of this approval before the approval becomes effective. (UMC 17.45.030)

10.9 Expansion of project beyond the scope and nature of the project, which would increase the projected scale of the project, shall not be permitted except upon application for and approval of modification to this approval.

10.10 Any improvement, building or structure set up, erected, constructed, altered, enlarged, converted, moved or maintained, or any use of any building or land which is conducted, operated or maintained contrary to the provisions of the Zoning Ordinance, or contrary to any detailed statement, plan, or condition of approval, approved in accordance with the provisions of the Zoning Ordinance shall be and the same is declared to be a violation of the Zoning Ordinance and is unlawful and a public nuisance.

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10.11 The developer shall not engage in any construction activities other than between the hours of 7:00 a.m. and 6:00 p.m. on weekdays, except in case of urgent necessity in the interest of public health and safety or as otherwise approved by the Development Services Director.

10.12 Termination of approval if either: (1) development has not been diligently commenced and actively pursued to completion thereafter within a two (2) year period from the date of approval or, (2) if the use approved hereunder is discontinued for a period of one hundred and eighty days or longer; or, (3) non-compliance with any provision of the Upland Municipal (UMC) not specifically waived in compliance with City procedures.

20.0 Planning Division Conditions

20.1 The existing wall on the eastern project boundary shall be refinished with stucco, or masonry material in all areas on public view to the satisfaction of the Development Services Director. The applicant shall identify the material to be used on the plans submitted for plan check.

20.2 The plans submitted for plan check shall include a pedestrian gate for residents at the south end of the site, adjacent to the EVA.

20.3 The applicant shall act in good faith to eliminate existing neighboring walls at the south end of the site in order to avoid a double wall along the southern border.

20.4 Prior to the issuance of building permits, the applicant is required to submit a final landscape and irrigation plan for review and approval by the Planning Division. After installation of landscaping, and prior to final inspection, the applicant shall provide a letter of substantial completion from the landscape architect to the Planning Division.

20.5 Prior to the issuance of building permits, the applicant is required to submit a final lighting and photometric plan for review and approval by the Planning Division. The plans shall be compliant with all “Dark Sky” provisions outlined within UMC 17.14.

20.6 The applicant shall comply with a maintenance requirement in Upland Municipal Code Section 17.16. Structures or paved areas displaying any, but not limited to, evidence of the following shall be considered substandard and in violation of this Condition:

a. Broken or missing foundation.
b. Warping, bowing, or sagging of headers, sills, beams, eaves, doorways, doorjambs, or other similar structural members.

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c. Inadequate site drainage and/or standing water adjacent to building foundations.
d. Broken or inoperable sanitary and plumbing facilities and/or fixtures. e. Faulty, sagging, or leaking roof or rain gutter.
f. Missing roof tiles or other visible roofing material(s). g. Broken or missing windows.
h. Holes in siding.
i. Peeling or cracking paint.
j. Damaged or deteriorating structures shall be repaired immediately.

20.7 During construction, the applicant shall comply with the following Best Management Practices for noise management during construction.

a. Re-route truck traffic away from residential streets, if possible. Select streets with fewest homes if no alternatives are available.

b. Locate equipment on the construction lot as far away from noise sensitive receivers as possible.

c. Combine noisy operations to occur in the same time period. The total noise will not increase significantly, and the duration of the noise impact will be less.

d. It is unlawful for any person to engage in or permit the erection (including excavation), demolition, alteration or repair of any building other than between the hours of 7:00 a.m. and 6:00 p.m. on weekdays, except in case of urgent necessity in the interest of public health and safety, and then only with a permit from the building inspector, which permit may be granted for a period not to exceed three days or less while the emergency continues, and which permit may be renewed for periods of three days or less while the emergency continues. If the building inspector should determine that the public health and safety will not be impaired by the erection, demolition, alteration or repair of any building or the excavation of streets and highways within the hours of 6:00 p.m. and 7:00 a.m., and if he or she shall further determine that loss or inconvenience would result to any party in interest, he or she may grant permission for such work to be done within the hours of 6:00 p.m. and 7:00 a.m., upon application being made at the time the permit for the work is awarded or during the progress of the work.

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e. Use specially quieted equipment when possible, such as quieted and enclosed air compressors, residential or critical grade mufflers on all engines.

f. Stationary equipment will be located as far away from sensitive receptors as possible. Loud, disrupting construction activities in noise sensitive areas will be conducted during hours that are least disturbing to adjacent and nearby residents.

g. If noise above the stated regulation will be generated for long periods of time, construct barriers to block the line of sight to noise sensitive receivers.

20.8 During construction, the applicant shall comply with the following Best Management Practices for air quality management during construction.

Prior to issuance of any Grading Permit, the Development Services Director and the Engineering/Land Development Division shall confirm that the Grading Plan, Building Plans, and specifications stipulate that, in compliance with SCAQMD Rule 403, excessive fugitive dust emissions shall be controlled by regular watering or other dust prevention measures, as specified in the SCAQMD’s Rule and Regulations. In addition, SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance offsite. Implementation of the following measures would reduce short- term fugitive dust impacts on nearby sensitive receptors:

a. All active portions of the construction site shall be watered twice daily to prevent excessive amounts of dust;
b. Non-toxic soil stabilizers shall be applied to all inactive construction areas (previously graded areas inactive for 20 days or more, assuming no rain), according to manufacturers’ specifications; c. All excavating and grading operations shall be suspended when wind gusts (as instantaneous gust) exceed 25 miles per hour; d. On-site vehicle speed shall be limited to 15 miles per hour; on-site roads shall be paved as soon as feasible, watered twice daily, or chemically stabilized;
e. Visible dust shall not cross the property line;
f. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust prior to departing the job site;
g. Track-out devices shall be used at all construction site access points;

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h. All delivery truck tires shall be watered down and/or scraped down prior to departing the job site;
i. A construction relations officer shall be appointed to act as a community liaison concerning on-site construction activity including resolution of issues related to fugitive dust generation; j. Streets shall be swept at the end of the day if visible soil material is carried onto adjacent paved public roads and use of SCAQMD Rule 1186 and 1186.1 certified street sweepers or roadway; and k. Replace ground cover in disturbed areas as quickly as possible.

20.9 During construction activities, all off-road equipment with engines greater than 50 horsepower shall meet either the United States Environmental Protection Agency (EPA) or California Air Resources Board (ARB) Tier IV Interim off-road emission standards. The construction contractor shall maintain records documenting compliance with this requirement, including equipment lists. Off-road equipment descriptions and information may include, but are not limited to equipment type, equipment manufacturer, equipment identification number, engine model year, engine certification (Tier IV), horsepower, and engine serial number.

20.10 Prior to recordation of the final map, all organizational documents for the project including Conditions, Covenants, and Restrictions (CC&R’s) shall be submitted to and approved by the Development Services Director and the City Attorney. The applicant/developer is responsible for costs associated with the review of these documents. The approved CC&Rs shall be recorded concurrently with the recordation of the final map and a copy of the recorded documents shall be submitted to the Development Services Department within five (5) days after recordation. These documents shall include, but not be limited to, the following:
a. No lot in the development shall be sold unless an Homeowner’s Association has been legally formed with the right to assess all those properties which are jointly owned or benefited to operate and maintain all other mutually available features of the development;

b. The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has an interest.

However, the City shall not be obligated to enforce the CC&Rs;

c. Association bylaws must be established;

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d. Provisions for the effective establishment, operation, management, use, repair, and maintenance of all common areas and improvements by the Homeowner’s Association;

e. Membership in the Homeowner’s Association shall be inseparable from ownership of individual and Lettered Landscape Lots;

f. Architectural controls shall be provided and shall include, but not be limited to, establishing the requirement to obtain design review approval from the Owner’s Association and the City of Upland to construct any additions, accessory buildings, and establishing minimum design guidelines to ensure compatible development;

g. Provisions shall prohibit owners from modifying drainage facilities or flow patterns, without first obtaining permission from the City;

h. Provisions for the perpetual maintenance of the right of way along the project boundaries;

i. Provisions to implement the approved Water Quality Control Plan.

Maintenance of all common area water quality measures shall be the responsibility of the Homeowner’s Association;

j. The Homeowner’s Association shall be responsible for establishing and following procedures for providing access to public utilities for maintenance of their facilities within the project area;

k. The Homeowner’s Association shall be responsible for filing the most current name, address, and phone number of at least one member of the association board with the City of Upland; and

l. The Homeowner’s Association shall be responsible for establishing and enforcing procedures for the maintenance and management of parking facilities, and the storage of vehicles on-site. This shall include a requirement that all garages be used for resident parking, and not for storage that prevents 2-vehicle parking, or any other use.

m. The Homeowner’s Association shall provide for maintenance of all landscaping areas located on the project site, including parkways.

The same number of trees depicted in the approved landscape plan shall be maintained by the HOA at all times.

20.11 Prior to the issuance of building permits, the applicant shall provide additional architectural enhancements on the rear elevation of Plan 1 and right elevation of Plan 3, adjacent to the neighboring units side/rear yard area.

30.0 Public Works Conditions

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I SUBDIVISION MAPS (EASEMENTS-MONUMENTS-BONDS)

Map

30.1 The approval of this project is subject to, and contingent upon, the recordation of a Final Map. Said Final Map shall have adequate reservations of public and/or private utility easements and abandonment of existing utility easements to the satisfaction of the Public Works Director.

30.2 The submittal, approval, and recordation of a subdivision map shall be in accordance with the provisions of the State Subdivision Map Act, state and federal laws, and Upland Municipal Code. The final map shall be recorded before the issuance of any permits.

30.3 Final Tract Map shall be submitted for City approval.

Monuments

30.4 The Owner/Developer shall comply with Assembly Bill 1414, which was enacted into law and effective January 1, 1995. This bill amended Section 8771 of the Business and Professions Code (of the Land Surveyors Act).

The County Surveyor requires that the corner records be filed.

30.5 Monuments exist that controls the location of subdivisions or tracts, streets, or highways; or provides survey control. The monuments are located and referenced by a licensed Land Surveyor before any streets or highways are reconstructed or relocated. The corner record(s) of the references are filed with the County Surveyor.

30.6 Monuments are reset in the surface of the new construction and a corner record is filed with the County Surveyor before recording of a Certificate (Notice) of Completion for the project.

II BONDS

30.7 Before the recordation of the Tract Map or the issuance of a permit, a surety shall be posted in a form acceptable to the City. Also accompanying the surety, shall be an agreement executed to the satisfaction of the Public Works Director and the City Attorney, guaranteeing completion of improvements.

III STREET IMPROVEMENTS

30.8 Asphalt paving that is damaged during the construction shall be replaced to the City’s satisfaction.

30.9 All deficient public improvements shall be upgraded to current City Standards and to the satisfaction of the Public Works Director.

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30.10 Improvement of entry ways to project site shall include removal and replacement of damaged or deficient sidewalk, curb, and gutter at a minimum. Additional width shall be constructed with full depth asphalt as determined thru calculations by the engineer. Truncated dome shall be placed at both ADA ramps at the entry driveway. ADA compliant ramps shall be constructed at entrance/exit of the project.

30.11 Developer must repair south half of Arrow Highway along project site frontage. Developer will be required grind from centerline to south curb and gutter or as directed by the Public Works Director, or designee to a depth of 1.5-inch deep and provide 1.5-inch Asphalt Concrete overlay paving. Use 3/8-inch aggregate to the pavement finish surface. Re-stripe with thermoplastic.

30.12 Developer must repair the cul-de-sac on 14th Avenue located on the rear side of the project. Developer will be required grind and overlay as directed by the Public Works Director, or designee to a depth of 1.5-inch deep and provide 1.5-inch-deep Asphalt Concrete overlay paving. Use 3/8-inch aggregate to the pavement finish surface. Re-stripe with thermoplastic as directed.

30.13 Existing driveways shall be reconstructed and/or new driveways constructed in accordance with commercial standards as indicated on Engineering Standard Drawing Number CU-P-4 Type “B.” Any existing driveways not being used shall be closed and replaced with full height curb, gutter, and sidewalk.

30.14 In accordance with California Building Code, Title 24, and the requirements of the Americans with Disabilities Act (ADA), handicap facilities shall be constructed, and existing facilities shall be reconstructed within the project limits, as necessary, in locations specified by the Director of Public Works/City Engineer and the Director of Community Development.

IV UTILITY (WATER – SEWER – ENVIRONMENTAL)

Utility General

30.15 All units shall be served by utilities, allowing each unit to function separately and independent from one another.

30.16 All utility companies (for non-City owned utilities) shall be contacted to establish appropriate easements to provide services to each parcel.

30.17 The Owner/Developer is responsible for research of private utility lines (Gas, Edison, Telephone, Cable, Irrigation, etc.) to ensure there are no conflicts with the site.

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30.18 Proposed on-site sewer, waterlines, and drainage facilities that are private shall be maintained by the homeowner’s association. which shall be established in the HOA's Covenant, Conditions & Restrictions (CC&R).

30.19 Composite Utility Plans shall be submitted before the issuance of a Grading Permit. Any easements will be dedicated to the appropriate Utility Company as required to accommodate the location of that facility.

30.20 All existing on-site utility lines that conflict with this project shall be relocated or removed to the satisfaction of the Public Works Director.

Undergrounding

30.21 All structures within this parcel shall be served by underground utilities. All utility plans (Edison, Telephone, and Cable TV, among others) shall be submitted to the Public Works Department for review and approval prior to the issuance of any permits for utility work within public right-of-way or public easements.

30.22 The existing overhead utilities (to include all communications cables and SCE distribution lines) on the project site frontage shall be undergrounded in accordance with Upland Municipal Code Title 12. If the Public Works Director approves, the developer may opt to pay "in lieu fee" for undergrounding.

30.23 The requirements for undergrounding overhead utility lines shall be implemented prior to occupancy, unless delayed due to the failure to perform by the utility company in obtaining approvals from the City and/or State for relocation work.

Environmental

30.24 This project will disturb at least one acre of total land area and therefore is subject to the General Construction Permit for Storm Water Discharges.

The Owner/Developer is required to file a Notice of Intent (NOI) with the State Water Resources Control Board (SWRCB) for construction activities.

A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and be available at the job site at all times. A copy of the Waste Discharger’s Identification Number (WDID) from the SWRCB shall be provided to the City before the issuance of grading or building permits.

30.25 All projects that are required to prepare a SWPPP must file a letter with the SWRCB stating that the construction activity is complete. A copy of this letter must be on file with the City of Upland before occupancy is granted.

30.26 This project is required to submit a Site-Specific Water Quality Management Plan (WQMP) (reference the County of San Bernardino "Guidelines for New Development and Redevelopment") for review and approval by the City of Upland, Public Works Department, and

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Environmental Division. The WQMP shall include a description and map of the project along with an outline of structural and non-structural Best Management Practices (BMPs), which apply to the project pursuant to the "New Development and Redevelopment Guidelines." The subject WQMP shall be approved prior to the issuance of grading permit.

30.27 Prior to issuance of any permit, the developer shall have completed the Site- Specific Water Quality Management Plan (WQMP) and the executed WQMP Maintenance Agreement with the City.

30.28 A Sewer Flow Study is required to verify the infrastructure needs for sewer collection and connection to existing City infrastructure. The proposed sewer system shall not cause any negative impact to the existing sewer system.

Sewer

30.29 Extend any sanitary sewer and water line facilities as necessary to serve the entire development, including the payment of any sewer and water connection fees as determined by the Public Works Director.

30.30 The Owner/Developer shall provide the necessary Sewer Service Backflow Prevention Device as required by Engineering Directive ED-Z-1.

30.31 The portion of sewer from 14th Avenue, serving the Cherokee property, will remain public.

30.32 Proposed on-site sewer mains located within the City easement shall be relocated to the satisfaction of the Public Works Director within a public easement.

30.33 City staff will inspect all newly installed sewer mains with the TV camera before acceptance of the line for public improvements.

Water

30.34 A separate water meter shall be provided for domestic and landscaping purposes.

30.35 All new and upgraded developments shall meet the requirements of Chapter 13.08 "Municipal Water System," Article VII, of the Upland Municipal Code. This Code pertains to water system connection fees, water additive fees, and the transfer of water stock to the City of Upland.

30.36 Appropriate water utility easements for water facility locations shall be shown on water plans. Public water lines shall maintain a minimum seven- foot setback from the face of curb or gutter flowline. Other utilities shall not encroach into the water utility easement, excepting as may be authorized by the Public Works Director subject to special construction

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methods. As-built plans of all underground utilities, including water facilities, shall be submitted prior to final approval of the development.

The portion of water from 14th Avenue, serving the Cherokee property, will remain public.

30.37 The provision of fire protection water systems shall be installed in accordance with County Fire and Public Works Department Standards.

30.38 On-site protection hydrant(s) and water systems shall be installed in accordance with County Fire and Public Works Department Standards.

30.39 All water facilities shall be installed outside any driveways and drive approaches and shall be in accordance with the Public Works Department Standards.

30.40 All landscape meter(s) and approved Backflow Device(s) shall be installed and inspected, in accordance with the Public Works Department Standards.

V GRADING - STORM DRAIN - EROSION CONTROL

30.41 A hydrology/hydraulics analysis is required to the satisfaction of the Public Works Director. Any offsite drainage, which may impact this development, or additional drainage created by this development, shall be addressed in accordance with the mitigation measures required in the hydrology report before issuance of any permits.

30.42 All drainage shall be directed on-site at the points so indicated upon the approved Tentative Map (any deviation will require resubmittal to the Technical Review Committee for approval).

30.43 Temporary drainage controls may be required during construction phases as directed by the Public Works Director.

30.44 All catch basins and Storm Drain Inlet Facilities shall be stenciled with the appropriate "No Dumping" message.

30.45 A notarized off-site grading letter(s) from the adjacent property owner(s) shall be required before issuance of grading permits. Said requirement shall be noted on the grading plans.

30.46 Grading plan shall be prepared and shall conform to the requirements of California Building Code (CBC), latest edition. Said grading plan shall propose all recommendations contained in the project's geotechnical report. Such grading plans shall be in compliance to the geotechnical report prepared for the site and shall also incorporate on the plans, the recommendations and BMPs proposed under the approved Site Specific WQMP.

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30.47 An erosion control plan shall be required as directed by the Public Works Director.

30.48 No permanent building construction shall commence until the final grading and improvement plans have been approved, rough grading certified and a building permit issued by the Building Division.

30.49 Owner/Developer shall submit design and calculations and obtain permit and inspection for all development perimeter and retaining walls from the Building Division. Construction of any masonry/retaining wall shown on the plans or reference thereto shall require separate permit from Building Division.

30.50 Dust Control operations shall be performed by the Contractor at the time, location and in the amount required and as often as necessary to prevent the excavation or fill work, demolition operation, or other activities from producing dust in amounts harmful to people or causing a nuisance to persons living nearby or occupying buildings in the vicinity of the work.

The Contractor is responsible for compliance with Fugitive Dust Regulations issued by the Air Quality Management District (AQMD).

30.51 Control of dust· shall be by sprinkling of water, use of approved dust preventatives, modifications of operations or any other means acceptable to the Engineer, City of Upland, the Regional Water Quality Control Board (RWQCB), the AQMD, and any Health or Environmental Control Agency having jurisdiction over the facility. The Engineer shall have the authority to suspend all construction operations if, in their opinion, the Contractor fails to adequately provide for dust control.

30.52 In compliance to water conservation mandate of the State of California, before or at submission of grading plans, Owner/Developer shall submit/develop Water Conservation Plan. Among others, said plan encourages the use of reclaimed water and use of any/all water conservation measures during construction.

VI LANDSCAPING

30.53 Any landscaping proposed within a City utility easement is subject to approval by the Public Works Director and Community Development Director.

30.54 All landscaping works proposed for this development shall comply with the latest State Landscaping Code.

30.55 All landscape and irrigation systems, located in the public parkways, shall be connected to a water supply system that is metered to the property owner.

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30.56 All developments require a tree-planting scheme in the right-of-way.

a) If planting in a parkway, center the tree between the curb and sidewalk.

b) If planting in an area without sidewalk, plant the trees four feet to six feet from the existing or planned curb or street

c) Plant trees a minimum of five feet from other utilities, a minimum of ten feet from driveways, water meters, water lines, sewer lines, traffic and directional signs, and fire hydrants, a minimum of fifteen feet from streetlights, and a minimum of thirty feet from street corners.

30.57 The Homeowner’s Association shall provide for maintenance of all landscaping areas located on the project site, including parkways. The same number of trees depicted in the approved landscape plan shall be maintained by the HOA at all times.

VII STUDIES – REPORTS – CC&Rs

30.58 Conditions, Covenants, and Restrictions (CC&Rs) shall be recorded requiring the provision of the following special features, private street, common open space, sewer and water facilities, and amenities, refuse service, etc. and maintenance thereof in perpetuity, in conjunction with the approval of this project.

a) Concurrent with the recordation of the Tract Map.

30.59 A Geotechnical Report (no older than one year) shall be submitted for review before the issuance of a grading permit. Reports older than one year are not accepted.

VIII GENERAL ENGINEERING

30.60 Owner/Developer is required to arrange for a PRE-CONSTRUCTION MEETING with the Public Works Department before the issuance of any permits for work within public right-of-way or public easements.

30.61 Public improvement plans and grading plans shall be submitted for plan check to the Public Works Department as a complete package. A complete package includes street; sewer, water, grading, drainage, and any appropriate reports and back up documents. Incomplete submittals shall be rejected.

30.62 All plans (including Landscape Plans) depicting any work to be plan checked by Public Works shall be prepared on 24"x36" on City Standard title block. This includes storm drain, grading, erosion control.

30.63 As-built plans (including street, sewer, water, and storm drain and grading plans) shall be submitted prior to occupancy release. Electronic drawing

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files on compact disc (CD’s) shall be submitted to the City for file in the format acceptable by the City prior to occupancy release.

30.64 All Ordinances, Policy Resolutions, and Standards of the City in effect at the time this project is approved shall be complied with as a condition of this approval.

30.65 No certificate of Occupancy, or any other final clearance needed prior to occupancy, shall be given until all other conditions are met.

IX MISCELLANEOUS CONDITIONS

30.66 Owner shall provide refuge service in accordance with State, County and Burrtec standards. Provide proof of coordination with Burrtec prior to recordation.

40.0 Police Department

40.1 The Developer, builder, contractors, sub-contractors, and any other persons associated with this project shall adhere to the Upland Municipal Code (UMC) dealing with unnecessary noises under section 9.40.100. Furthermore, prior to the beginning of construction, a sign shall be posted at the entrance of the property educating everyone entering as to the authorized construction times and failure to comply with such requirements will result in an immediate citation for violating the
aforementioned UMC section.

40.2 Prior to the issuance of building permits, the project must be enclosed with a 6-FT. high chain link fencing to prevent access to construction areas by the public and to minimize theft of building materials and equipment. All fencing and gates shall meet the approval of the Fire Department and Police
Department.

40.3 Units with front and rear drive access shall affix or paint address numbering/lettering in a conspicuous location, free from plant obstruction, and readily visible to emergency services personnel on both front and rear accesses.

40.4 Prior to occupancy all private streets, parking areas, parking lots, and driveways shall be dedicated for off-road traffic, fire lane, soliciting, handicap, and loitering enforcement. The applicant must submit a written request to the City Clerk asking that a resolution from the City Council allow Police Enforcement of the above violations on the property. Once the resolution has been obtained, a sign shall be erected/posted at all access points stating the above listed locations and violations have been dedicated for enforcement by the Upland Police Department.

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40.5 Prior to occupancy, the Police Department will conduct an on- site inspection of the property, checking proper lighting has been installed throughout the property, proper locks on exterior doors and doors leading to the interior are in place and functioning properly. In addition, the Police Department will check that proper addressing/lettering has been installed.

40.6 If security gates are desired at any access points to the project, the Police Department and Fire Department will be provided access by the Knox Submaster System. If gates are not
electronically operated, a “KNOX” padlock may be substituted for electrically operated override systems.

40.7 All fencing and gates shall meet the approval of the Fire Department and the Police Department.

40.8 The applicant shall submit for review by the Police Department the design and specifications for all proposed lighting fixtures proposed for the buildings, drive aisles, parkways, parking areas, pathways, and surrounding areas within the
development. The fixtures shall be reviewed for quality, aesthetics, illumination values, sustainability values such as LED and shall be decoratively and architecturally consistent with the building design. The number, location, height, style and design shall be reviewed and approved by the Police Department prior to issuance of building permits.

40.9 Prior to the issuance of building permits, the applicant shall submit a Photometric Study providing a minimum of two-foot candle all around the structure and surveillance cameras all around the perimeter, common areas, and throughout the
parking area, with the ability or resolution to make license plates discernable.

40.10 All exterior doors shall be equipped with a lighting device capable of providing a minimum of two foot-candle of light at ground level.

40.11 All exterior lighting lower than 12 feet from the ground level shall be enclosed in vandal-resistant covers.

40.12 Lighting shall be required in all area of public access.

40.13 All exterior lighting shall be oriented inward onto the project so as not to interfere with adjacent residential areas or vehicular traffic on adjacent public streets.

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40.14 Public parking areas and access thereto shall be provided with a maintained minimum of 2-foot candle power of light on the parking surface, from dusk to dawn, or as modified by the Chief of Police, based on documented proof that meeting the 2 foot candle power standard is impractical. Lighting shall be provided through the use of photocells; use of low pressure sodium fixtures and bulbs is prohibited.

40.15 At a minimum, internally illuminated address signs/numbers are required for each building, to the satisfaction of the Deputy Fire Marshal and the Chief of Police.

40.16 Signs prohibiting loitering shall be installed to the satisfaction of the Chief of Police. They shall be mounted between six and ten feet above ground. The following must be printed on the sign in letters at least two inches tall: “PC647(h), UMC10.72.010.” and “NO LOITERING IS ALLOWED ON OR IN FRONT OF THESE
PREMISES.” The signs shall be posted on the front, rear, and sides of the building, and shall be clearly visible to patrons of the licensee.

40.17 Signs shall comply with all City of Upland sign requirements (UMC 17.15 et seq.). No more than 50% of the total window area and clear doors shall bear advertising or signs of any sort.

Window signs shall be placed and maintained in a manner so that there is a clear and unobstructed view of the interior of the premises from the public sidewalk or entrance to the premises (this applies to all windows of this location).

40.18 A digital video surveillance system is required at the premise. It is recommended to have a surveillance video/visual media that shall be maintained for a minimum of sixty (60) days and upon request, shall be accessible to law enforcement personnel for viewing, copying and collection purposes during regular business hours. The system shall be able to make license plates
discernable. The video system shall cover all ingress and egress of the project site.

40.19 Provide UPD with contact information of person responsible for maintaining video equipment/system and who has access to retrieve and copy surveillance video. The surveillance
video/visual media shall be remotely accessible to the Upland Police Department.

40.20 Landscaping is to be maintained so as not to allow areas of concealment, to the satisfaction of the Chief of Police. All landscaping must adhere to the 2’ 6’ rule (all ground cover landscaping must be maintained no higher than 2’ from ground

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level and all lower tree canopy must be maintained no lower than 6’ in height from the ground level).

40.21 Graffiti abatement by the business owner/licensee shall be immediate and ongoing on the licensed premises, but in no event shall graffiti be allowed unabated on the premises for more than 48 hours. Abatement shall take the form of removal or shall be covered/painted over with a color reasonably matching the color of the existing building, structure, or other surface being abated.

Additionally, the business owner/licensee shall notify the City within 24 hours of any graffiti elsewhere on the property not under the business owner/licensee’s control so that it may be abated by the property owner.

40.22 Any vehicles not parked legally may be cited and/or towed if it is in violation of the California Vehicle Code and/or Upland Municipal Code.

50.0 Building and Safety

50.1 The applicant shall submit a soils report prior to the issuance of building permits.

50.2 Plans submitted after December 31, 2022 shall be in compliance shall be in compliance with the 2022 California Building Codes.

60.0 San Bernardino County Fire Protection District (SBCo FD)

60.1 Additional Requirements. In addition to the Fire requirements stated herein, other onsite and offsite improvements may be required which cannot be determined from tentative plans at this time and would have to be reviewed after more complete improvement plans and profiles have been submitted to this office.

60.2 Fire Fee. The required fire fees shall be paid to the San Bernardino County Fire Department/Community Safety Division.

60.3 Fire Flow Test. Your submittal did not include a flow test report to establish whether the public water supply is capable of meeting your project fire flow demand. You will be required to produce a current flow test report from your water purveyor demonstrating that the fire flow demand is satisfied. This requirement shall be completed prior to combination inspection by Building and Safety.

60.4 Fire Lanes. The applicant shall submit a fire lane plan to the Fire Department for review and approval. Fire lane curbs shall be painted red. The "No Parking, Fire Lane" signs shall be installed on public/private roads in accordance with the approved plan.

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60.5 Fire Sprinkler NFPA 13D. An automatic life safety fire sprinkler system complying with NFPA Pamphlet #13D and the Fire Department standards is required. The applicant shall hire a Fire Department approved fire sprinkler contractor or be the approved
homeowner/installer. The fire sprinkler contractor/installer shall submit plans with hydraulic calculations and manufacture's specification sheets to the Fire Department for approval. The required fees shall be paid at the time of plan submittal. Minimum water supply shall be in accordance with current fire department standards. The applicant or contractor shall contact their local water purveyor to obtain specifications on installing a residential fire sprinkler system within the jurisdiction of the water purveyor. The applicant shall attach a letter from the water purveyor indicating the types of systems allowed in that jurisdiction.

60.6 Key Box. An approved Fire Department key box is required. In commercial, industrial and multi-family complexes, all swing gates shall have an approved fire department Knox Lock.

60.7 Override Switch. Where an automatic electric security gate is used, an approved Fire Department override switch (Knox ®) is required.

60.8 Residential Addressing. The street address shall be installed on the building with numbers that are a minimum of four (4) inches in height and with a one half (½) inch stroke. The address shall be visible from the street. During the hours of darkness, the numbers shall be internally and electrically illuminated with a low voltage power source. Numbers shall contrast with their background and be legible from the street.

Where the building is fifty (50) feet or more from the roadway, additional contrasting four (4) inch numbers shall be displayed at the property access entrances.

60.9 Water System Residential. A water system approved by the Fire Department is required. The system shall be operational prior to any combustibles being stored on the site. Detached single family residential developments may increase the spacing between hydrants to be no more than six hundred (600) feet and no more than three hundred (300) feet (as measured along vehicular travel-ways) from the driveway on the address side of the proposed single-family structure.

70.0 Trash Services

70.1 Trash Service shall be conducted in compliance with the trash service plan approved by the City of Upland’s trash service provider.

80.0 Mitigation Measures

80.1 All Mitigation Measures Listed below are also added as conditions if approval to the Project.

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80.2 CUL-1: Retain a Qualified Archaeologist.

Prior to the acquisition of a demolition permit, the Project Applicant shall retain the services of a qualified archaeologist meeting the Secretary of Interior Professional Qualifications Standards to oversee the archaeological monitoring program and develop a Cultural Resource Management Plan (CRMP) in partnership with the Consulting Tribes. The CRMP shall document the monitoring and reporting procedures for archaeological and Native American monitoring, and develop a single set of monitoring procedures that is consistent with the minimum requirements outlined in the MMRP (Cultural and Tribal Cultural Resources) and Project’s Conditions of Approval. Discrepancies between cultural and tribal cultural mitigation measures shall be addressed in the CRMP while adhering to the legal requirements of each measure, as documented in the MMRP. The Qualified Archaeologist shall provide each Consulting Tribe an opportunity to review and comment on the CRMP prior to submitting to the City. The CRMP must be approved by the City prior to issuance of the demolition permit.

An archaeological monitor shall be present on-site during the construction phases that involve ground-disturbing activities, which may include, but are not limited to, pavement removal, potholing or augering, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the Project area. The on-site monitoring shall end when the Project site grading and excavation activities are completed, or when the Qualified Archaeologist determines that the Project site has a low potential for impacting archaeological resources.

80.3 CUL-2: Unanticipated Discovery of Archaeological Resources.

Upon discovery of any archaeological resources, cease construction activities in the immediate vicinity of the find until the find can be assessed. All archaeological resources unearthed by project construction activities shall be evaluated by the qualified archaeologist. Work may continue on other parts of the project while evaluation and, if necessary, treatment or mitigation takes place (CEQA Guidelines Section 15064.5 [f]). If a resource is determined by the qualified archaeologist to constitute a “historical resource” or “unique archaeological resource”, time allotment and funding sufficient to allow for implementation of avoidance measures, or appropriate mitigation, must be available. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and Public Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource, along with subsequent laboratory processing and analysis. Any historic archaeological material that is not Native American in origin shall be paid to be curated at a public, non- profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum,

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if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be offered to a local school or historical society in the area for educational purposes.

80.4 CUL-3: Monitoring and Treatment Plan.

If significant archeological resources, as defined by CEQA (as amended, 2019), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, in coordination with the Consulting Tribes per mitigation measures TCR-1, TCR-2, and TCR-3, and all subsequent finds shall be subject to this Plan.

80.5 CUL-4: Archaeological/Cultural Reports.

Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the project Applicant and City for dissemination to the Consulting Tribes. The City and/or project Applicant shall, in good faith, consult with the Consulting Tribes throughout the life of the Project.

80.6 CUL-5: Unanticipated Discovery of Human Remains and Associated Funerary Objects.

A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

B. If Native American human remains and/or grave goods discovered or recognized on the project site, then all construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed.

C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

D. Construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or burial goods if the consulting tribe(s) determine that resuming construction activities at that distance is acceptable, and provides the project manager express consent of that determination (along with any other mitigation measures the consulting tribe(s)

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and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)
E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

80.7 CUL-6: Resource Assessment & Continuation of Work Protocol.

Upon discovery, the tribal and/or archaeological
monitor(s)/consultant(s) will immediately divert work at minimum of 200 feet and place an exclusion zone around the burial. The monitor(s)/ consultant(s) will then notify the consulting Tribe(s), the qualified lead archaeologist, and the construction manager, who shall contact the County Coroner, pursuant to State Health and Safety Code §7050.5 and that code enforced for the duration of the project. Work will continue to be diverted while the Coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If the finds are determined to be Native American, the coroner will notify the NAHC as mandated by state law, who will then appoint a Most Likely Descendent(s) (MLD). The treatment of human remains, ceremonial, and burial items will comply with the MLD’s burial treatment policy. If multiple MLDs are identified by the NAHC, treatment will be approved by all MLDs prior to executing treatment.

80.8 LU-1: Noise-attenuating Building Materials.

For the project’s habitable areas (both living rooms and bedrooms) within 50 feet of East Arrow Highway and the Cherokee Wood Products site, the following measures shall be incorporated in the design of the project to reduce interior noise levels to 45 CNEL or less:
 Minimum exterior wall requirement of STC 46 with a construction of standard 3/8-inch exterior one coat stucco over 1.0-inch rigid R-4 insulation over 1/2-inch shearwall on 2x6 studs with 5/8 inch Type “X” Drywall or similar materials achieving the STC 46. The Development Services Director or designee shall verify similar materials are adequate to meet the requirements of STC 46.  Minimum window requirement of STC 28 with a vinyl frame window construction of dual glazing window thickness 1/8-inch and 1/2-inch air gap.

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 Appropriate means of air circulation and provision of fresh air intake shall be incorporated in the project to allow windows to remain closed for extended intervals of time so that acceptable levels of noise can be maintained on the interior.

Buildings shall provide mechanical ventilation in accordance with the 2019 California Mechanical Code.

80.9 NOI-1: Construction Noise Management Plan.

Noise levels from project-related construction activities shall not exceed 65 dBA, defined as 10 dBA above the daytime baseline ambient noise levels defined in the City Municipal Code (55 dBA for residential uses), as measured at the neighboring land use. A Construction Management Plan that describes the measures included on the construction plans to ensure compliance with the noise limit shall be prepared by the project applicant and submitted to the City of Upland for approval prior to issuance of the grading permit. The following measures may be included to reduce construction noise:
 Construction equipment to be properly outfitted and maintained with manufacturer-recommended noise-reduction devices.
 Diesel equipment to be operated with closed engine doors and equipped with factory-recommended mufflers.
 Mobile or fixed “package” equipment (e.g., arc‐welders and air compressors) to be equipped with shrouds and noise control features that are readily available for that type of equipment.
 Electrically powered equipment to be used instead of pneumatic or internal‐combustion powered equipment, where feasible.
 Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes) to be prohibited.
 Material stockpiles and mobile equipment staging, parking, and maintenance areas to be located as far as practicable from noise sensitive receptors.
 The use of noise‐producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
 No project‐related public address or music system shall be audible at any adjacent sensitive receptor.
 Temporary sound barriers or sound blankets may be installed between construction operations and adjacent noise-sensitive receptors. Due to equipment exhaust pipes being approximately 7 to 8 feet above ground, a sound wall at least 10 feet in height above grade as measured at the neighboring parcels, would be located

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along the southern property line between the project and neighboring residences to mitigate noise levels to within acceptable levels. If barriers are to be used, the sound barrier should be constructed of a material with a minimum weight of two pounds per square foot with no gaps or perforations and remain in place until the conclusion of demolition, grading, and construction activities.  The project applicant shall notify residences within 100 feet of the project’s property line in writing within one week of any construction activity such as demolition, concrete sawing, asphalt removal, and/or heavy grading operations. The notification shall describe the activities anticipated, provide dates and hours, and provide contact information with a description of a complaint and response procedure.
 The on-site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the affected resident shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.

80.10 MM TCR-1, Gabrieleno Band of Mission Indians - Kizh Nation A. Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities
I. The project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project
description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

II. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

III. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground- disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered Tribal Cultural Resources, including but not limited

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to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.

IV. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground- disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or
development/construction phase at the project site possesses the potential to impact Kizh TCRs.

V. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

B. Unanticipated Discovery of Human Remains and Associated Funerary Objects
I. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

II. If Native American human remains and/or grave goods discovered or recognized on the project site, then all construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Corner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources ode Section 5097.98 shall be followed.

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III. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

IV. Construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Kizh determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Kizh monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).

V. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

VI. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

C. Procedures for Burials and Funerary Remains
I. As the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.

II. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

III. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

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IV. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

V. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground-disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects.

VI. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.

VII. The Tribe will work closely with the project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

80.11 TCR-2, San Gabriel Band of Mission Indians
A. Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities
I. The project applicant/lead agency shall retain a Native American Monitor from or approved by the San Gabriel Band of Mission Indians. The monitor shall be retained prior to the
commencement of any ground-disturbing activity for the subject project at all project locations.

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II. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

III. On-site tribal monitoring shall continue until the San Gabriel Band of Mission Indians, in concurrence with project archaeologist, agrees that monitoring activities may be reduced or concluded.

IV. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the San Gabriel Band of Mission Indians monitor.

V. Upon discovery of any TCRs, prehistoric resources, or historic-era resources considered significant by the San Gabriel Band of Mission Indians, the project must produce a treatment plan to be reviewed and agreed upon by the San Gabriel Band of Mission Indians prior to executing testing or treatment efforts.

80.12 TCR-3, Yuhaaviatam of San Manuel Nation

A. Cultural Resources
I. In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find.

Work on the other portions of the project outside of the buffered area may continue during this assessment period. Additionally, the Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted, as detailed within MM TCR-4-B, regarding any pre-contact and/or historic-era finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

II. If significant pre-contact and/or historic-era cultural resources, as defined by CEQA (as amended, 2015), are discovered and
avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to YSMN for review and comment, as detailed within MM TCR-3-B-I. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.

III. If human remains or funerary objects are encountered during any activities associated with the project, work in the immediate

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vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code enforced for the duration of the project.

B. YSMN Tribal Cultural Resources
I. The Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted, as detailed in MM TCR-3- A-II, of any pre-contact and/or historic-era cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a cultural resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with YSMN, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the remainder of the project, should YSMN elect to place a monitor on-site.

II. Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to YSMN. The Lead Agency and/or applicant shall, in good faith, consult with YSMN throughout the life of the project.

Note: YSMN realizes that there may be additional tribes claiming cultural affiliation to the area; however, YSMN can only speak for itself. The Nation has no objection if the agency, developer, and/or archaeologist wishes to consult with other tribes in addition to YSMN and if the Lead Agency wishes to revise the conditions to recognize additional tribes.

Section 2. Compliance with California Environmental Quality Act. Pursuant to the California Environmental Quality Act (CEQA) Guidelines and the City’s local Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared pursuant to Sections 15063(c) and 15070 of the California Environmental Quality Act Guidelines and the City of Upland CEQA Guidelines to address the potential environmental effects of the proposed project. Initial Study (IS) was prepared to determine the environmental effects created by the project. Based on the findings contained in the Initial Study, it was determined that Mitigation Measures related to Cultural Resources, Land Use Planning, Noise and Vibration and Tribal Cultural Resources. Based on that determination, a Mitigated Negative Declaration (MND) was prepared. A Mitigation Monitoring and Reporting Program has also been

Resolution No.

prepared to ensure implementation of, and compliance with, the mitigation measures for the Project.

Section 3. Certification. The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.

Section 4. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Resolution or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Resolution or any part thereof. The City Council hereby declares that it would have adopted each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.

Section 5. Effective Date. This Resolution shall become effective upon adoption of Ordinance No. XXXX for Zone Change No. ZC-21-0002 and SP-21-0002.

PASSED, APPROVED and ADOPTED this 10th day of October, 2022.

Bill Velto, Mayor

I, Keri Johnson, City Clerk of the City of Upland, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council held on the 10th day of October, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

MINUTES OF A REGULAR MEETING OF THE

UPLAND PLANNING COMMISSION
WEDNESDAY, AUGUST 24, 2022
AT 6:30 P.M.

1. CALL TO ORDER OF THE PLANNING COMMISSION REGULAR MEETING

Chair Aspinall called the regular meeting of the Upland Planning Commission to order at 6:32 p.m. in the Council Chambers of the Upland City Hall.

2. PLEDGE OF ALLEGIANCE

The pledge of allegiance was led by Vice Chair Grahn.

3. ROLL CALL

Present: Chair Aspinall, Vice Chair Grahn, Commissioners Johnson, Mayer, and Staton.

Absent: Commissioner Caldwell.

Staff present: Development Services Director and Planning Commission Secretary Dalquest, Planning Manager Farris, Senior Planner Winter, City Attorney Maldonado, and Administrative Analyst Davidson.

4. APPROVAL OF MINUTES

It was moved by Commissioner Johnson, seconded by Vice Chair Grahn, and carried on a vote of 3-0-2 with Commissioners Mayer and Staton abstaining, Commissioner Caldwell absent, and one vacancy, to approve the Minutes of the Planning Commission meeting of July 27, 2022.

5. COUNCIL ACTIONS

Development Services Director Dalquest indicated City Council met on August 8, 2022, and there are no reportable actions.

6. FUTURE AGENDA ITEMS

Planning Manager Farris reported two future agenda items for the month of September; a General Plan Amendment and Zoning Text Amendment to change four (4) parcels from office professional to residential on 1st and 2nd Avenue, north of 7th Street, and Specific Plan Amendment No. SPA-22-0001 for updated to regulations in the Historic Downtown Upland Specific Plan related to indoor storage uses and internet-only uses that are not open to the public and outdoor display.

7. ORAL COMMUNICATIONS

Chair Aspinall opened oral communications. There being no remote or in-person speakers, Chair Aspinall closed oral communications.

8. PUBLIC HEARINGS

MINUTES OF A REGULAR MEETING OF THE
UPLAND PLANNING COMMISSION AUGUST 24, 2022

A. ZONING CODE AMENDMENT NO. ZA-22-0002 (Continued from July 27, 2022)

Project Description: Consideration of a Resolution recommending to the City Council adoption of an Ordinance amending Upland Municipal Code 17.15.130 (Political Campaign Signs – General),
specifically deleting subsection “C” which limits the number of political signs to one (1) sign per site. (Staff Person: Joshua Winter)

CEQA Determination: The proposed amendment is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA
Guidelines §15601(b)(3), which is the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment.

Applicant: City of Upland
Appeal Period: There is no appeal period, the Planning Commission’s decision is a recommendation to the City Council.

Senior Planner Winter presented the staff report, along with a PowerPoint Presentation which is on file in the Development Services Department, and reiterated the item was continued from the previous meeting due to a lack of affirmative votes.

Commissioners Mayer and Staton confirmed having reviewed the materials from the previous meeting.

Senior Planner Winter indicated options to change letter “C” in the Ordinance from the maximum number of signs per site to the aggregate area of signage on a residential site shall not exceed 30 square feet and the aggregate area of signage on a commercial industrial site shall not exceed 80 square feet which would limit the total area on a first come basis per site

Vice Chair Grahn suggested to replace the wording of “site” to “parcel” and Commissioner Staton agreed.

Chair Aspinall opened the public hearing.

There being no remote or in-person speakers, Chair Aspinall closed the public hearing.

Commissioner Staton motioned to approve the Ordinance with the proposed amendments and withdrew his motion.

Commissioner Mayer opined to keep the Ordinance as proposed, Chair Aspinall and Vice Chair Grahn concurred.

It was moved by Commissioner Mayer, seconded by Vice Chair Grahn, and carried on a vote of 5-0 (Commissioner Caldwell absent, and one vacancy) to approve recommendation to the City Council of Zoning Code Amendment No. ZA-22-0002, with no additional amendments.

B. ROSE GLEN SPECIFIC PLAN - GENERAL PLAN AMENDMENT NO. GPA-21-0002, ZONE CHANGE NO. ZC-21-0002, SPECIFIC PLAN NO. SP-21-0002, TENTATIVE TRACT NO. TT-21-0002 (TT-20519), DEVELOPMENT PLAN REVIEW NO. DPR- 21-0009, ENVIRONMENTAL ASSESSMENT NO. EAR-21-0010

MINUTES OF A REGULAR MEETING OF THE
UPLAND PLANNING COMMISSION AUGUST 24, 2022

Project Description: To consider a recommendation to the City Council regarding the Rose Glen Specific Plan and related project entitlements.

The project includes 64 two-story single family detached residential homes on 4.84 acres, for an overall density of 13.2 dwelling unit/acre. The project is located at 1400 E. Arrow Highway (APN: 1046-481-14) within the light industrial (LI) zoning district, which includes the following applications:

1. General Plan Amendment No. GPA-21-0002 to amend the
Land Use Designation of the project site from Light
Industrial (LI) to Specific Plan (SP).

2. Zone Change No. ZC-21-0002 to amend the Zoning
Designation of the project site from Light Industrial (LI) to Specific Plan (SP).

3. Specific Plan No. SP-21-0002 to establish a planned
residential development and site-specific development
standards and design guidelines of the Rose Glen Specific Plan.

4. Tentative Tract No. TT-21-0002 (TT-20519) to subdivide

4.84 acres into 13 numbered lots and 16 lettered lots. The numbered lots will contain 64 condominium single-family residential units and lettered lots consist of private streets, open space and landscaping area.

5. Development Plan Review No. DPR-21-0009 to establish the site layout consistent with the development standards identified within the Specific Plan and to establish the architectural design of the proposed residential units, landscaping design, open space deigns and amenities.

6. Environmental Assessment No. EAR-21-0010 to evaluate project impacts to the environment and review the Initial Study and Mitigated Negative Declaration and to adopt
appropriate mitigation measures to ensure project
compliance with the California Environmental Quality Act (CEQA). (Staff Person: Joshua Winter)

CEQA Determination: An Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared for the project in accordance with Section 15074 of the California Environmental Quality Act (CEQA) Guidelines.

Applicant: Century Communities c/o Brian Taylor, 4695 MacArthur Court, Suite 300 Newport Beach, CA 92660.

Appeal Period: There is no appeal period, the Planning Commission’s decision is a recommendation to the City Council.

Senior Planner Winter presented the staff report and supplemental memorandum outlining revisions to the resolutions, along with a PowerPoint Presentation which is on file in the Development Services Department.

The Planning Commission inquired about trash management, wall height and sound attenuation, whether there was an easement for maintenance on zero lot line buildings, lot line clarification, whether a portion of the property (Lot K) would be sold to the adjacent business (Cherokee Wood Products), guest parking stalls and

MINUTES OF A REGULAR MEETING OF THE
UPLAND PLANNING COMMISSION AUGUST 24, 2022

drivability, the number of ADA accessible parking stalls, and landscape provisions for maintaining a certain number of trees.

Senior Planner Winter provided clarification regarding the trash management plan, indicated that the trash will be contained in bins moved to an area and collected by Burrtec, clarified the varying wall heights, and mentioned the development is for condominiums and are not zero lot line structures.

Chair Aspinall opened the public hearing.

Brian Taylor applicant presented a PowerPoint and provided an overview of their proposal.

The Planning Commission inquired with the applicant regarding the rear elevation and noted a lack of design elements, whether the tiles surrounding the doors and windows would be inset in the Spanish Colonial design, and inquired what was planned for the lot near the entrance to Cherokee.

Brian Taylor indicated architectural features could be added to soften the appearance of the rear elevation, clarified the tiles would be set-in 2 inches around the doors and windows, and confirmed that “Lot K” would be made available to Cherokee Wood Products for a future Lot Line Adjustment so they or future owners would have access to their site, and provided clarification on the ownership of common areas and the maintenance access for individual units.

Natasha Walton, resident, spoke positively on the native plants and preservation of trees, mentioned comments she made on the IS-MND of the project during public review, requested the inclusion of new public park land along the Pacific Electric Trail, commented on the parkland to population ratios and opined parkland deficiencies, and mentioned the timing of the supplemental memorandum made available to the Planning Commission and members of the public.

Commissioner Johnson inquired whether the condominiums would be for-sale and expressed concerns with the number of guest and ADA parking stalls.

Brian Taylor confirmed the condominiums are for-sale units in which the homeowners own the air space, and that the Homeowners Association owns the land.

Chair Aspinall inquired about EV charging and Mr. Taylor confirmed there would be charging stations in some of the guest spaces.

Development Services Director Dalquest read the proposed conditions addressing landscaping and maintaining tree counts and Senior Planner Winter read the proposed condition concerning architecture enhancements.

Commissioner Johnson asked for consideration of a condition of approval requiring additional guest and ADA parking stalls.. The condition of approval did not gain support from the rest of the Planning Commission.

The applicant agreed to the proposed conditions read by staff.

There being no other speakers, Chair Aspinall closed the public hearing.

The Planning Commission spoke positively of the project.

MINUTES OF A REGULAR MEETING OF THE
UPLAND PLANNING COMMISSION AUGUST 24, 2022

It was moved by Commissioner Mayer, seconded by Commissioner Staton, and carried on a vote of 5-0 (Commissioner Caldwell absent, and one vacancy) to recommend the City Council approve a Resolution to adopt the Mitigated Negative Declaration and Mitigation Monitoring Program for the project as amended in the supplemental memorandum and during the public hearing.

It was moved by Commissioner Mayer, seconded by Commissioner Staton, and carried on a vote of 5-0 (Commissioner Caldwell absent, and one vacancy) to adopt a Resolution recommending that the City Council approve the Rose Glen Specific Plan -General Plan Amendment No. GPA-21-0002, Zone Change No. ZC-21-0002, and Specific Plan No. SP-21-0002, as amended in the supplemental memorandum and during the public hearing.

It was moved by Commissioner Mayer, seconded by Commissioner Staton, and carried on a vote of 4-1 (Commissioner Caldwell absent, and one vacancy) to approve Resolution recommending that the City Council approve Rose Glen Specific Plan - Tentative Tract No. TT-21-0002 (TT-20519), Development Plan Review No. DPR-21- 0009, Environmental Assessment No. EAR-21-0010 as amended in the supplemental memorandum and during the public hearing.

C. SPECIFIC PLAN AMENDMENT NO. SPA-22-0001

STAFF IS RECOMMENDING THAT THIS ITEM BE CONTINUED TO SEPTEMBER 28, 2022.

Project Description: Consideration of a recommendation to the City Council to amending the Historic Downtown Upland Specific Plan in two ways: 1) to amend table 5-1 (permitted land uses) to prohibit storage uses and internet-only businesses that are not open to the public; and 2), to allow for and adopt regulations pertaining to outdoor displays for retail businesses. (Staff Person: Joshua Winter)

CEQA Determination: The proposed amendment is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA
Guidelines §15601(b)(3), which is the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment.

Applicant: City of Upland
Appeal Period: There is no appeal period, the Planning Commission’s decision is a recommendation to the City Council.

Senior Planner Winter indicated staff needed additional time to finish preparing this item and asked requested that the item be continued to the Planning Commission’s next regular meeting.

Chair Aspinall opened the public hearing.

There being no remote or in-person speakers, Chair Aspinall closed the public hearing.

It was moved by Commissioner Mayer, seconded by Vice Chair Grahn, and carried on a vote of 5-0 (Commissioner Caldwell absent, and one vacancy) to continue the item to the next regular meeting on September 28, 2022.

MINUTES OF A REGULAR MEETING OF THE
UPLAND PLANNING COMMISSION AUGUST 24, 2022

9. BUSINESS ITEMS

A. Consideration of a Resolution amending the Rules and Procedures for the Upland Planning Commission as set forth in the Resolution dated August 24, 2022. (Staff Person: Jamie Davidson)

Administrative Analyst Davidson presented proposed changes including clarifying where study sessions would occur in the order of business, when the rules and procedures would be reviewed, and to updating the City Council and Planning Commission Resolution numbers for consistency.

Chair Aspinall asked for public comment.

There were no remote or in-person speakers.

It was moved by Commissioner Johnson, seconded by Commissioner Mayer, and carried on a vote of 5-0 (Commissioner Caldwell absent, and one vacancy) to approve the Rules and Procedures for the Upland Planning Commission.

10. PLANNING COMMISSION COMMENTS

Commissioner Johnson commented on his experience opening a business in the City of Upland and thanked Senior Planner Winter for his professionalism and assistance with the process.

11. ADJOURNMENT

It was moved by Commissioner Staton, seconded by Commissioner Mayer, and carried on a vote of 5-0 (Commissioner Caldwell absent, and one vacancy) to adjourn the meeting.

At 8:14 p.m., Chair Aspinall adjourned the meeting. The next regularly scheduled Planning Commission meeting is Wednesday, September 28, 2022.

SUBMITTED BY _____________________________________________ Robert D. Dalquest, Secretary

APPROVED September 28, 2022 ____________________________

COVER SHEET

CUT FILL
TENTATIVE TRACT MAP NO. 20519

FOR CONDOMINIUM PURPOSES
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City of Upland
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TENTATIVE TRACT NO. 20519
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HUNSAKER E
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GRADING QUANTITIES-ENTIRE PROJECT SITE

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UTILITIES LAYOUT

1400 E ARROW HWY
SHEET

TENTATIVE SITE PLAN
TENTATIVE TRACT NO. 20519

UPLAND, CALIFORNIA OF
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LE*AL DESCRIPTION

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ASSESSOR PARCEL NUM%ER

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TENTATIVE SITE PLAN
1 ENTRANCE DETAIL

PRO-ECT INFORMATION

PAR.IN* SUMMARY

1400 E ARROW HWY
SHEET

TENTATIVE SITE PLAN
TENTATIVE TRACT NO. 20519

UPLAND, CALIFORNIA OF
2FOR CONDOMINIUM PURPOSES

EXISTING CONDITION
2 HUNSAKER E
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MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

EXPOSED (TRUSS) EAVE TAILS

SHAPED FAUX WOOD CORBELS

BRICK SILL

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
Left Elevation
Rear Elevation Right Elevation
Front Elevation
8 11
12 5 9 136
7 ±2
4 '
-
4 "

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.

F.FL.
8'
-
1 "
9'
-
1 "
10 2 134
16 Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE
4:
1 2
4:
1 2
4:
1 2
4:
1 2
RI
D
G
E
RI
D
G
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COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - EL CAMINO BLEND
B STUCCO 1: SW 7008 ALABASTER
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 7598 SIERRA REDWOOD
E TRIM, BOXED BAY, GARAGE DOOR: SW 6160 BEST
BRONZE
F BRICK SILL: EL DORADO, CAPISTRANO ADOBE BAUTISTA
AB
C
D F
E EE
E D
Left Enhanced Elevation
(Lot 7)
17 13
D
17 17
0 4 8 12 A2.0PLAN 1 ELEVATION
'A' SPANISH COLONIAL

CENTURY COMMUNITIES
4695 MacArthur Court, Suite 300
Newport Beach, CA 92660

CONCEPT DESIGN
July 5, 2022
ARROW
UPLAND, CA # 2021-0470
Architecture + Planning
888.456.5849
ktgy.com July 06, 2022

Left Elevation
Rear Elevation Right Elevation
Front Elevation
3 12 10
11 457152 1
±2
4 '
-
8 "

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.

F.FL.
8'
-
1 "
9'
-
1 "

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SCALLOPED SILL TRIM

VINYL WINDOWS

FAUX CHIMNEY & CAP

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

WROUGHT IRON POT HOLDER

DECORATIVE TRELLIS

DECORATIVE IRONWORK

SCALLOPED STUCCO WINDOW HEADER
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SANTA BARBARA
8 9
13 Roof Plan (1/8" = 1'-0")
4:
1 2
4:
1 2
4:12
4:12
RIDGE
RI
D
G
E
RI
D
G
E
4:
1 2
4:
1 2
COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - RED
B STUCCO 1: SW 7005 PURE WHITE
C GARAGE DOOR, WINDOW REVEAL: SW 7031 MEGA
GREIGE
D ENTRY DOOR: SW 6439 GREENFIELD
A
B
B BB
BC
Left Enhanced Elevation
(Lots 2, 9)
14 6
D
7 17
B
0 4 8 12 A2.1PLAN 1 ELEVATION
'B' SANTA BARBARA

CENTURY COMMUNITIES
4695 MacArthur Court, Suite 300
Newport Beach, CA 92660

CONCEPT DESIGN
July 5, 2022
ARROW
UPLAND, CA # 2021-0470
Architecture + Planning
888.456.5849
ktgy.com July 06, 2022

Left Elevation
Right Elevation
Front Elevation
8 15
13 14
11 12
4 5 9
10 63 27 1
±2
4 '
-
4 "

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.

F.FL.
8'
-
1 "
9'
-
1 "

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

EXPOSED (TRUSS) EAVE TAILS

SHAPED FAUX WOOD CORBELS

BRICK SILL

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
16 Roof Plan (1/8" = 1'-0")
4:
1 2
RI
D
G
E
RI
D
G
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4:12
4:12
RIDGE 4:
1 2
4:
1 2
4:
1 2
COLOR LEGEND - SCHEME 2
A ROOF: WESTLAKE, "S" TILE - EL CAMINO BLEND
B STUCCO 1: SW 7564 POLAR BEAR
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 6195 ROCK GARDEN
E TRIM, BOXED BAY, GARAGE DOOR: SW 7510 CHATEAU
BROWN
F BRICK SILL: EL DORADO, CAPISTRANO ADOBE BAUTISTA
ABDFD
C
E E
E
E
EE
Rear Elevation
Left Enhanced Elevation
(Lots 3, 5, 8)
9 F
13 D
17 13
D
13 D
3 0 4 8 12 A2.2PLAN 2 ELEVATION
'A' SPANISH COLONIAL

CENTURY COMMUNITIES
4695 MacArthur Court, Suite 300
Newport Beach, CA 92660

CONCEPT DESIGN
July 5, 2022
ARROW
UPLAND, CA # 2021-0470
Architecture + Planning
888.456.5849
ktgy.com July 06, 2022

Left Elevation
Rear Elevation Right Elevation
Front Elevation
14 9 25
13 10
11 7
8 17
±2
5 '
-
4 "

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.

F.FL.
8'
-
1 "
9'
-
1 "

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING
CONC. BARREL TILE AT RIDGE & HIPS

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ EXPOSED TRUSS TAILS & FAUX WOOD
TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPLED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
4 126 3
Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE
4:
1 2
4:
1 2
COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - CARMEL BLEND
B STUCCO 1: SW 7521 DORMER BROWN
C ENTRY SURROUND, TRIM, BOXED BAY: SW 7036

ACCESSIBLE BEIGE
D ENTRY DOOR: SW 7083 DARKROOM
E GARAGE DOOR: SW 6160 BEST BRONZE
F EL DORADO: CUT COARSE STONE - OYSTER
D
C
A BCCC
C
C
E
Left Enhanced Elevation
(Lots 1, 4, 6)
6 14 8
CC
1 A
16 15
0 4 8 12 A2.3PLAN 2 ELEVATION
'C' ITALIANATE

CENTURY COMMUNITIES
4695 MacArthur Court, Suite 300
Newport Beach, CA 92660

CONCEPT DESIGN
July 5, 2022
ARROW
UPLAND, CA # 2021-0470
Architecture + Planning
888.456.5849
ktgy.com July 06, 2022

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

EXPOSED (TRUSS) EAVE TAILS

SHAPED FAUX WOOD CORBELS

BRICK SILL

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
COLOR LEGEND - SCHEME 2
A ROOF: WESTLAKE, "S" TILE - EL CAMINO BLEND
B STUCCO 1: SW 7564 POLAR BEAR
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 6195 ROCK GARDEN
E TRIM, BOXED BAY, GARAGE DOOR: SW 7510 CHATEAU
BROWN
F BRICK SILL: EL DORADO, CAPISTRANO ADOBE BAUTISTA
Left Elevation
Rear Elevation Right Elevation
Front Elevation
Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE
4:
1 2
4:
1 2
RI
D
G
E
4:12
4:12
11 43 7
E E
1 A
13 2
BD
176
5 D
4 3
E
±2
6 '
-
3 "

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.
8'
-
1 "
9'
-
1 "
10 0 4 8 12 A2.4PLAN 3 ELEVATION
'A' SPANISH COLONIAL

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MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

EXPOSED (TRUSS) EAVE TAILS

SHAPED FAUX WOOD CORBELS

BRICK SILL

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
COLOR LEGEND - SCHEME 2
A ROOF: WESTLAKE, "S" TILE - EL CAMINO BLEND
B STUCCO 1: SW 7564 POLAR BEAR
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 6195 ROCK GARDEN
E TRIM, BOXED BAY, GARAGE DOOR: SW 7510 CHATEAU
BROWN
F BRICK SILL: EL DORADO, CAPISTRANO ADOBE BAUTISTA
Front Enhanced Elevation
13 D
9 F
17 13
D
(Lot 61, 64)
0 4 8 12 A2.5PLAN 3 ELEVATION
'A' SPANISH COLONIAL ENHANCED

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Left Elevation
Rear Elevation Right Elevation
Front Elevation
11 108321
±2
7 '
-
0 "

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.

F.FL.
8'
-
1 "
9'
-
1 "

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SCALLOPED SILL TRIM

VINYL WINDOWS

FAUX CHIMNEY & CAP

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

WROUGHT IRON POT HOLDER

DECORATIVE TRELLIS

DECORATIVE IRONWORK

SCALLOPED STUCCO WINDOW HEADER
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SANTA BARBARA
4 Roof Plan (1/8" = 1'-0")
5 6129
4:
1 2
4:
1 2
RI
D
G
E
4:
1 2
RI
D
G
E
4:
1 2
4:12
COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - RED
B STUCCO 1: SW 7005 PURE WHITE
C GARAGE DOOR, WINDOW REVEAL: SW 7031 MEGA
GREIGE
D ENTRY DOOR: SW 6439 GREENFIELD
A
D
B B B
CB
7 15
0 4 8 12 A2.6PLAN 3 ELEVATION
'B' SANTA BARBARA

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Front Enhanced Elevation

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SCALLOPED SILL TRIM

VINYL WINDOWS

FAUX CHIMNEY & CAP

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

WROUGHT IRON POT HOLDER

DECORATIVE TRELLIS

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16

SANTA BARBARA
COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - RED
B STUCCO 1: SW 7005 PURE WHITE
C GARAGE DOOR, WINDOW REVEAL: SW 7031 MEGA
GREIGE
D ENTRY DOOR: SW 6439 GREENFIELD
15 16
(Lot 63)
0 4 8 12 A2.7PLAN 3 ELEVATION
'B' SANTA BARBARA ENHANCED

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Front Elevation
Right Elevation Rear Elevation
Left Elevation Front Elevation
135 92126410 731
±2
6 '
-
1 1
"
HEEL

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.

F.FL.
2'
-
0 "
8'
-
1 "
9'
-
1 "

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING
CONC. BARREL TILE AT RIDGE & HIPS

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ EXPOSED TRUSS TAILS & FAUX WOOD
TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPLED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
Roof Plan (1/8" = 1'-0")
14 4:
1 2
4:
1 2
4:12
4:
1 2
4:12
4:12
4:12
4:12
4:
1 2
COLOR LEGEND - SCHEME 2
A ROOF: WESTLAKE, "S" TILE - MADERA BLEND
B STUCCO 1: SW 6148 WOOL SKEIN
C ENTRY SURROUND, TRIM, BOXED BAY: SW 7566

WESTHIGHLAND WHITE
D ENTRY DOOR SW 2921 CARMEL
E GARAGE DOOR: SW 7549 STUDIO TAUPE
F EL DORADO: BLUFFSTONE - BODEGA
B

AA B BC C E D
0 4 8 12 A2.8PLAN 3 ELEVATION
'C' ITALIANATE

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Right Enhanced Elevation
Left Enhanced Elevation Front Enhanced Elevation
17 MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING
CONC. BARREL TILE AT RIDGE & HIPS

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ EXPOSED TRUSS TAILS & FAUX WOOD
TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPLED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
COLOR LEGEND - SCHEME 2
A ROOF: WESTLAKE, "S" TILE - MADERA BLEND
B STUCCO 1: SW 6148 WOOL SKEIN
C ENTRY SURROUND, TRIM, BOXED BAY: SW 7566

WESTHIGHLAND WHITE
D ENTRY DOOR SW 2921 CARMEL
E GARAGE DOOR: SW 7549 STUDIO TAUPE
F EL DORADO: BLUFFSTONE - BODEGA
15 16
15 F
F
15 F
17 (Lot 62)
0 4 8 12 A2.9PLAN 3 ELEVATION
'C' ITALIANATE ENHANCED

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Front Elevation
Right Elevation Rear Elevation
Left Elevation
52 310
7 1
4 12
±2
5 '
-
1 0
"
F.FL.

T.O.P.

T.O.P.

F.FL.

ROOF RIDGE
9'
-
1 "
8'
-
1 "

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

EXPOSED (TRUSS) EAVE TAILS

SHAPED FAUX WOOD CORBELS

BRICK SILL

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
613
Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE
4:
1 2
4:
1 2
RI
D
G
E
4:
1 2
RI
D
G
E
4:12
9 8
11 14
15 COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - EL CAMINO BLEND
B STUCCO 1: SW 7008 ALABASTER
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 7598 SIERRA REDWOOD
E TRIM, BOXED BAY, GARAGE DOOR: SW 6160 BEST
BRONZE
F BRICK SILL: EL DORADO, CAPISTRANO ADOBE BAUTISTA
ADB
E
DEEE
E
F
E
17 0 4 8 12 A2.10PLAN 4 ELEVATION
'A' SPANISH COLONIAL

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Front Enhanced Elevation
13 D
17 MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

EXPOSED (TRUSS) EAVE TAILS

SHAPED FAUX WOOD CORBELS

BRICK SILL

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - EL CAMINO BLEND
B STUCCO 1: SW 7008 ALABASTER
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 7598 SIERRA REDWOOD
E TRIM, BOXED BAY, GARAGE DOOR: SW 6160 BEST
BRONZE
F BRICK SILL: EL DORADO, CAPISTRANO ADOBE BAUTISTA
13 D
(Lot 39, 45, 61, 64)
0 4 8 12 A2.11PLAN 4 ELEVATION
'A' SPANISH COLONIAL ENHANCED

CENTURY COMMUNITIES
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Front Elevation
Right Elevation Rear Elevation
Left Elevation
68512
1011
±2
7 '
-
5 "
F.FL.

T.O.P.

T.O.P.

F.FL.

ROOF RIDGE
9'
-
1 "
8'
-
1 "

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SCALLOPED SILL TRIM

VINYL WINDOWS

FAUX CHIMNEY & CAP

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

WROUGHT IRON POT HOLDER

DECORATIVE TRELLIS

DECORATIVE IRONWORK

SCALLOPED STUCCO WINDOW HEADER
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SANTA BARBARA
1 7 32 4
Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE 4:12
4:12
4:
1 2
9 COLOR LEGEND - SCHEME 2
A ROOF: WESTLAKE, "S" TILE - MADERA BLEND
B STUCCO 1: SW 7102 WHITE FLOUR
C GARAGE DOOR, WINDOW REVEAL: SW 70333

BRAINSTORM BRONZE
D ENTRY DOOR: SW 7048 URBANE BRONZE
B
B

A BC B D
15 0 4 8 12 A2.12PLAN 4 ELEVATION
'B' SANTA BARBARA

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Front Enhanced Elevation
Right Enhanced Elevation

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SCALLOPED SILL TRIM

VINYL WINDOWS

FAUX CHIMNEY & CAP

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

WROUGHT IRON POT HOLDER

DECORATIVE TRELLIS

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16

SANTA BARBARA
COLOR LEGEND - SCHEME 2
A ROOF: WESTLAKE, "S" TILE - MADERA BLEND
B STUCCO 1: SW 7102 WHITE FLOUR
C GARAGE DOOR, WINDOW REVEAL: SW 70333

BRAINSTORM BRONZE
D ENTRY DOOR: SW 7048 URBANE BRONZE
1516
16 15
16 (Lot 33, 42, 46, 57)
0 4 8 12 A2.13PLAN 4 ELEVATION
'B' SANTA BARBARA ENHANCED

CENTURY COMMUNITIES
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Front ElevationLeft Elevation
Right Elevation Rear Elevation
4:
1 2
4:12
4:12
4:
1 2
4:
1 2
4:
1 2
4:
1 2
4:12
Left Elevation
713
15 8 33 6
9 BCE B D
4 C

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING
CONC. BARREL TILE AT RIDGE & HIPS

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ EXPOSED TRUSS TAILS & FAUX WOOD
TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPLED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - CARMEL BLEND
B STUCCO 1: SW 7521 DORMER BROWN
C ENTRY SURROUND, TRIM, BOXED BAY: SW 7036

ACCESSIBLE BEIGE
D ENTRY DOOR: SW 7083 DARKROOM
E GARAGE DOOR: SW 6160 BEST BRONZE
F EL DORADO: CUT COARSE STONE - OYSTER
1114
C C
2 A
10 C
±2
7 '
-
0 "
HEEL

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.
2'
-
0 "
8'
-
1 "
9'
-
1 "
9 Roof Plan (1/8" = 1'-0")
1 A
0 4 8 12 A2.14PLAN 4 ELEVATION
'B' ITALIANTE

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Front Enhanced Elevation

MATERIAL LEGEND
LOW PROFILE CONC. TILE ROOFING
CONC. BARREL TILE AT RIDGE & HIPS

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ EXPOSED TRUSS TAILS & FAUX WOOD
TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPLED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
COLOR LEGEND - SCHEME 1
A ROOF: WESTLAKE, "S" TILE - CARMEL BLEND
B STUCCO 1: SW 7521 DORMER BROWN
C ENTRY SURROUND, TRIM, BOXED BAY: SW 7036

ACCESSIBLE BEIGE
D ENTRY DOOR: SW 7083 DARKROOM
E GARAGE DOOR: SW 6160 BEST BRONZE
F EL DORADO: CUT COARSE STONE - OYSTER
15 16
Right Enhanced Elevation
Left Enhanced Elevation
15 F
F
15 F
(Lot 30, 36, 58)
0 4 8 12 A2.15PLAN 4 ELEVATION
'B' ITALIANTE ENHANCED

CENTURY COMMUNITIES
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CENTURY COMMUNITIES
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CONCEPT DESIGN
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ktgy.com 0 2 4 8 A3.0PERSPECTIVE
View from Arrow HighwayJuly 06, 2022

CENTURY COMMUNITIES
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Street Scenes - Interior Site
P1 SANTA BARBARA
SCHEME 1
P1 SPANISH
SCHEME 1
P2 SPANISH
SCHEME 2
P1 SANTA BARBARA
SCHEME 2
P2 ITALIAN
SCHEME 2
P1 SPANISH
SCHEME 2
P3 ITALIAN
SCHEME 2
P3 SPANISH
SCHEME 2
P4 ITALIAN
SCHEME 1
P4 SANTA BARBARA
SCHEME 1

MOTORCOURTPEDESTRIAN

WALKWAY
July 06, 2022

17R
UP
EL
E
C
17R
DN

FIRST FLOORSECOND FLOOR
46 '
-
6 "
22'-0"
48 '
-
0 "
22'-0"
BEDROOM 3
11'-0"x11'-3"
BEDROOM 2
10'-1"x10'-1"

PRIMARY
SUITE
12'-5"x13'-9"PRIMARY
BATH
W.I.C
LAUN.

BATH 2
W.I.C

GREAT ROOM
21'-5"x13'-0"

KITCHEN
Pwdr.

COAT
2-CAR
GARAGE
21'-3"x21'-1"
PLAN 1 - GROSS
3 Bed, 2.5 Bath
First Floor 569 SQ. FT.

Second Floor 955 SQ. FT.

Total Living 1525 SQ. FT.

Garage 474 SQ. FT.
17R
DN
PLAN 1 - NET
3 Bed, 2.5 Bath
First Floor 537 SQ. FT.

Second Floor 904 SQ. FT.

Total Living 1441 SQ. FT.

CENTURY COMMUNITIES
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ktgy.com 0 2 4 8 A4.0PLAN 1

EL
E
C
48 '
-
6 "
22'-0"
47 '
-
0 "
22'-0"

FIRST FLOORSECOND FLOOR

GREAT ROOM
21'-3"x16'-3"

KITCHEN
2-CAR
GARAGE
21'-2"x20'-4"

PRIMARY
SUITE
12'-4"x15'-4"
BEDROOM 3
10'-7"x10'-8"BEDROOM 2
10'-5"x14'-3"
LAUN.

BATH 2

PRIMARY
BATH
W.I.C COAT
Pwdr.

PLAN 2 - GROSS
3 Bed, 2.5 Bath
First Floor 605 SQ. FT.

Second Floor 981 SQ. FT.

Total Living 1585 SQ. FT.

Garage 454 SQ. FT.
17R
DN
17R
UP
PLAN 2 - NET
3 Bed, 2.5 Bath
First Floor 570 SQ. FT.

Second Floor 919 SQ. FT.

Total Living 1489 SQ. FT.

CENTURY COMMUNITIES
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36 '
-
6 "
31'-6"
35 '
-
0 "
31'-6"

FIRST FLOORSECOND FLOOR

GREAT ROOM
25'-0"x13'-6"

KITCHEN
2-CAR
GARAGE
20'-2"x20'-4"

PRIMARY
SUITE
13'-5"x14'-6"
BEDROOM 3
10'-8"x11'-4"
BEDROOM 2
10'-8"x10'-9"
LAUN.

BATH 2

PRIMARY
BATH
W.I.C
COAT
Pwdr.

PLAN 3 - GROSS
3 Bed, 2.5 Bath
First Floor 611 SQ. FT.

Second Floor 1008 SQ. FT.

Total Living 1619 SQ. FT.

Garage 427 SQ. FT.

EL
E
C
EL
E
C
Loft
6'-8"x14'-8"
Linen
17R
DN
17R
UP
PLAN 3 - NET
3 Bed, 2.5 Bath
First Floor 560 SQ. FT.

Second Floor 945 SQ. FT.

Total Living 1506 SQ. FT.

CENTURY COMMUNITIES
4695 MacArthur Court, Suite 300
Newport Beach, CA 92660

CONCEPT DESIGN
May 2, 2022
ARROW
UPLAND, CA # 2021-0470
Architecture + Planning
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ktgy.com 0 2 4 8 A4.2PLAN 3

36 '
-
6 "
35'-0"
35 '
-
0 "
35'-0"

FIRST FLOORSECOND FLOOR

GREAT ROOM
28'-1"x13'-6"

KITCHEN
2-CAR
GARAGE
20'-2"x20'-4"

PRIMARY
SUITE
15'-1"x14'-7"
BEDROOM 3
10'-3"x10'-11"
BEDROOM 2
10'-5"x10'-10"
LAUN.

BATH 2 PRIMARY
BATH
W.I.C
COAT
PLAN 4 - GROSS
4 Bed,3 Bath
First Floor 740 SQ. FT.

Second Floor 1116 SQ. FT.

Total Living 1855 SQ. FT.

Garage 426 SQ. FT.

EL
E
C
W.I.C
Loft
7'-4"x6'-11"
BEDROOM 4
11'-6"x10'-11"
BATH 3
17R
DN
17R
UP
PLAN 4 - NET
4 Bed,3 Bath
First Floor 680 SQ. FT.

Second Floor 1044 SQ. FT.

Total Living 1725 SQ. FT.

CENTURY COMMUNITIES
4695 MacArthur Court, Suite 300
Newport Beach, CA 92660

CONCEPT DESIGN
May 2, 2022
ARROW
UPLAND, CA # 2021-0470
Architecture + Planning
888.456.5849
ktgy.com 0 2 4 8 A4.3PLAN 4

Architecture + Planning
888.456.5849
ktgy.com UPLAND, CA # 2021-0470
ARROW
April 28, 2022

COLORS & MATERIALS BOARDCONCEPTUAL DESIGNCENTURY COMMUNITIES 4695 MacARthur Court, Suite
Newport Beach, CA 92660 SpANiSH COlONiAl - SCHEME 1
B - STUCCO 1
SW 7008 AlABASTEr

C - ENTRY SURROUND
SW 1015 SKYliNE STEEl

D - ENTRY DOOR/

SHUTTERS
SW 7598 SiErrA
rEDWOOD

ENTRY DOOR

PATTERN
THErMA-TrU SMOOTH-
STAr 2-pANEl SQUArE
TOp #SSF8220

MOSAIC PATTERN
TiErrA Y FUEGO
HACiENDA TAlAVErA
MEXiCAN TilE

A - ROOF
WESTlAKE rOOFiNG
“S” TilE - El CAMiNO
BlEND

GARAGE DOOR

PATTERN
WAYNE DAlTON, rANCH
16 rECTANGlE pANEl

E - TRIM, BOXED BAY,

GARAGE DOOR
SW 6160 BEST BrONZE

F - BRICK SILL
El DOrADO STONE
CApiSTrANO ADOBE
BAUTiSTA

Architecture + Planning
888.456.5849
ktgy.com UPLAND, CA # 2021-0470
ARROW
April 28, 2022

COLORS & MATERIALS BOARDCONCEPTUAL DESIGNCENTURY COMMUNITIES 4695 MacARthur Court, Suite
Newport Beach, CA 92660 SpANiSH COlONiAl - SCHEME 2
B - STUCCO 1
SW 7564 pOlAr BEAr

C - ENTRY SURROUND
SW 1015 SKYliNE STEEl

D - ENTRY DOOR/

SHUTTERS
SW 6195 rOCK GArDEN

A - ROOF
WESTlAKE rOOFiNG
“S” TilE - El CAMiNO
BlEND

E - TRIM, BOXED BAY,

GARAGE DOOR
SW 7510 CHATEAU
BrOWN

F - BRICK SILL
El DOrADO STONE
CApiSTrANO ADOBE
BAUTiSTA

MOSAIC PATTERN
TiErrA Y FUEGO
CArNAVAl FlOWEr 1
GlOSS SANTA BArBArA
CErMAiC TilE

ENTRY DOOR

PATTERN
THErMA-TrU SMOOTH-
STAr 2-pANEl SQUArE
TOp #SSF8220

GARAGE DOOR

PATTERN
WAYNE DAlTON, rANCH
16 rECTANGlE pANEl

Architecture + Planning
888.456.5849
ktgy.com UPLAND, CA # 2021-0470
ARROW
April 28, 2022

COLORS & MATERIALS BOARDCONCEPTUAL DESIGNCENTURY COMMUNITIES 4695 MacARthur Court, Suite
Newport Beach, CA 92660 SANTA BArBArA - SCHEME 1
B - STUCCO 1
SW 7005 pUrE WHiTE

C - GARAGE DOOR,

WINDOW REVEAL
SW 7031 MEGA GrEiGE

D - ENTRY DOOR
SW 6439 GrEENFiElD

A - ROOF
WESTlAKE rOOFiNG
“S” TilE - rED

ENTRY DOOR

PATTERN
THErMA-TrU SMOOTH-
STAr 2-pANEl plANK
SOFT ArCH #SSF8205

GARAGE DOOR

PATTERN
WAYNE DAlTON, rANCH
16 rECTANGlE pANEl

Architecture + Planning
888.456.5849
ktgy.com UPLAND, CA # 2021-0470
ARROW
April 28, 2022

COLORS & MATERIALS BOARDCONCEPTUAL DESIGNCENTURY COMMUNITIES 4695 MacARthur Court, Suite
Newport Beach, CA 92660 SANTA BArBArA - SCHEME 2
B - STUCCO 1
SW 7102 WHiTE FlOUr

C - GARAGE DOOR,

WINDOW REVEAL
SW 7033 BrAiNSTOrM
BrONZE

D - ENTRY DOOR
SW 7048 UrBANE BrONZE

A - ROOF
WESTlAKE rOOFiNG
“S” TilE - MADErA BlEND

ENTRY DOOR

PATTERN
THErMA-TrU SMOOTH-
STAr 2-pANEl plANK
SOFT ArCH #SSF8205

GARAGE DOOR

PATTERN
WAYNE DAlTON, rANCH
16 rECTANGlE pANEl

Architecture + Planning
888.456.5849
ktgy.com UPLAND, CA # 2021-0470
ARROW
April 28, 2022

COLORS & MATERIALS BOARDCONCEPTUAL DESIGNCENTURY COMMUNITIES 4695 MacARthur Court, Suite
Newport Beach, CA 92660 iTAliANATE - SCHEME 1
B - STUCCO 1
SW 7521 DOrMEr BrOWN

D - ENTRY SURROUND,

TRIM, BOXED BAY
SW 7036 ACCESSiBlE
BEiGE

C - ENTRY DOOR
SW 7083 DArKrOOM

E - GARAGE DOOR
SW 6160 BEST BrONZE

A - ROOF
WESTlAKE rOOFiNG
“S” TilE -CArMEl BlEND

F - STONE
El DUrADO, CUT COUrSE
STONE - OYSTEr

ENTRY DOOR

PATTERN
THErMA-TrU SMOOTH-
STAr 2-pANEl
CrAFTSMAN SHAKEr

GARAGE DOOR

PATTERN
WAYNE DAlTON, SONOMA
16 rECTANGlE pANEl

Architecture + Planning
888.456.5849
ktgy.com UPLAND, CA # 2021-0470
ARROW
April 28, 2022

COLORS & MATERIALS BOARDCONCEPTUAL DESIGNCENTURY COMMUNITIES 4695 MacARthur Court, Suite
Newport Beach, CA 92660 iTAliANATE - SCHEME 2
B - STUCCO 1
SW 6148 WOOl SKEiN

C - ENTRY SURROUND,

TRIM, BOXED BAY
SW 7566 WESTHiGHlAND
WHiTE

D - ENTRY DOOR
SW 2921 CArMEl

E - GARAGE DOOR
SW 7549 STUDiO TAUpE

A - ROOF
WESTlAKE rOOFiNG
“S” TilE - MADErA BlEND

F - STONE
El DUrADO, BlUFFSTONE
- BODEGA

ENTRY DOOR

PATTERN
THErMA-TrU SMOOTH-
STAr 2-pANEl
CrAFTSMAN SHAKEr

GARAGE DOOR

PATTERN
WAYNE DAlTON, SONOMA
16 rECTANGlE pANEl

The Rose Glen Specific Plan Initial
Study/Mitigated Negative Declaration
is available on the City website at:
www.uplandca.gov/environmental-review
or
https://www.uplandca.gov/uploads/files/Dev
elopmentServices/Environmental%20Review%
20Documents/Rose%20Glen%20Specific%20P
lan/RoseGlenSP_ISMND_Final-
August2022_with%20technial%20appendices.
pdf
and a copy is available for review in the City
Clerk’s office during normal business hours

1 ERRATA SHEET FOR THE
Initial Study/ Mitigated Negative Declaration for the Rose Glen Residential Project (Environmental Assessment No. 21-0010)

CEQA REQUIREMENTS
State CEQA Guidelines §15073.5(a) requires that a lead agency recirculate a negative declaration “when the document must be substantially revised.” A “substantial revision” includes: (1) identification of a new, avoidable significant effect requiring mitigation measures or project revisions; and/or (2) determination that proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required. Recirculation is not required when new information is added to the negative declaration which merely clarifies, amplifies, or makes insignificant modifications to the negative declaration.

The Draft Initial Study/Mitigated Negative Declaration (IS/MND) was previously circulated for public review from July 5, 2022 to August 4, 2022. All interested persons and organizations had an opportunity during this time to submit their written comments on the Draft IS/MND to the City. Subsequently, the City prepared a Final IS/MND, that includes the Mitigation Monitoring and Reporting Program, and Response to Comments received on the Draft IS/MND, which was presented to the City Planning Commission on August 24, 2022. Since the preparation of the Final IS/MND and the Planning Commission hearing, portions of the Final IS/MND have been revised to provide supplemental environmental analysis pertaining to park land and to clarify Mitigation Measure LU-1.

The supplemental analysis in this Errata includes the additional information that was not contained in the Final IS/MND. This information indicates there would be no new significant impacts that were not previously disclosed. Further, none of the changes substantially modify the analysis or conclusions of the document, but instead simply clarify aspects of the previously circulated document. Changes to the text are noted with underline (for added text) or strikeout type (for deleted text). These changes shall be considered in conjunction with the information contained in the Final IS/MND prior to approving the project.

Section 2.XI.b Land Use and Planning, Page 48.

LU-1 Noise-attenuating Building Materials. For the project’s habitable areas (both living rooms and bedrooms) within 50 feet of East Arrow Highway right-of-way line and the property line shared with the Cherokee Wood Products site, the following measures shall be incorporated in the design of the project to reduce interior noise levels to 45 CNEL or less:
• Minimum exterior wall requirement of STC 46 with a construction of standard 3/8-inch exterior one coat stucco over 1.0-inch rigid R-4 insulation over 1/2-inch shearwall on 2x6 studs with 5/8-inch Type “X” Drywall or similar materials achieving the STC 46. The Development Services Director or designee shall verify similar materials are adequate to meet the requirements of STC 46.
• Minimum window requirement of STC 28 with a vinyl frame window construction of dual glazing window thickness 1/8-inch and 1/2-inch air gap.

2 • Appropriate means of air circulation and provision of fresh air intake shall be incorporated in the project to allow windows to remain closed for extended intervals of time so that acceptable levels of noise can be maintained on the interior. • Buildings shall provide mechanical ventilation in accordance with the 2019 California Mechanical Code.

Section 2.XV.d Public Services, Page 59
Would the project:

Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
d) Parks?
Less than Significant Impact. The City’s Recreation and Community Services Division currently operates and maintains 13 parks, including 6 neighborhood parks, 5 community parks, and 2 mini parks, totaling 118.5 acres of park land. These parks provide an assortment of amenities including amphitheaters, ballparks, basketball courts, barbeque areas, dog parks, trails, horseshoe pits, open grass fields, picnic tables, playgrounds, restrooms, soccer fields, skate parks, and volleyball courts. The City has an established parkland-to-population requirement of 3.0 acres of parkland per 1,000 persons (City 2015b).

The City’s 2020 population is 79,040 persons. In order to meet the City’s parkland-to-population ratio, the City would need 237 acres of parkland, representing an existing parkland deficiency of 118.5 acres The project includes 8,904 sf of common open space, providing onsite park land opportunities for the future residents. Specifically, the project site includes park amenities onsite that consist of recreation play areas, tot lot, play equipment, fitness stations, picnic tables, barbecues, and benches. Additionally, the area provided for emergency access along North 14th Avenue would also be landscaped. However, while the inclusion of onsite amenities would reduce impacts on local parks, project residents would still use parks within the City’s park system.

Ordinance No. 1811 was approved by the City Council in 2006 and established the requirement for the dedication of park land or the payment of fees in lieu thereof, pursuant to the Quimby Act. Ordinance No. 1811 established the City’s Park Standard devoted to parks and/or recreational purposes of at least three (3) acres per 1,000 persons residing in a subdivision that is subject to Quimby Fees. Over the years, Park Fees have been collected Citywide from residential subdivisions and placed into the Park Development Fund on a cumulative basis. Based on an analysis of park and recreational facilities, the City has a standard of 3.62 acres per 1,000 residents citywide (See Table 8).

This is based on the City’s General Plan Figure OSC-1 which lists the designated parks, trails, and recreational facilities in the City. This calculation is also based on a 2022 population for the City of 79,139, which requires approximately 236 acres devoted to park and recreational facilities to meet the City’s Park Standard. There are currently 286.1 acres devoted to public park and recreational facilities in the City.

3 The Quimby Act authorizes the legislative body of a city or county to require the dedication of land or to impose fees for park or recreational purposes as a condition of the approval of a tentative map, if specified requirements are met. As such, UMC Section 3.44.020 establishes a park acquisition and development fee on issuance of all building permits for development within the boundaries of the City to pay for acquiring of and improvement to land designated for park use, which would contribute to reducing potential parkland impacts on a project-by-project basis. The project would be required to pay the applicable fee prior to the issuance of occupancy permits. Impacts would be less than significant.

Table 8

TOTAL PARK AND RECREATIONAL FACILITIES ACREAGE
Park and Recreation Facilities Acres
Magnolia Park 6.93
Sierra Vista Park 6.81
Memorial Park 46.03
Olivedale Park 6.66
Citrus Park 5.84
Fern Reservoir Park 0.89
Baldy View Park 5.00
Cabrillo Park 20.70
Greenbelt Park 9.50
McCarthy Park 5.41
San Antonio Park 14.31
Sycamore Hills Future Sports Park 58.29
Bodenhamer Park, South of 9th Street 0.38
Bodenhamer Park, North of 9th Street 0.29
Sub-Total: 187.04
Euclid Avenue Trail (Foothill Boulevard to
24th Street)

22.54 Euclid Avenue Trail (7th Street to
Foothill Boulevard)

8.34 Pacific Electric Trail 68.18
Total Acreage: 286.10
Population of Upland 79,139 (Dept. of Finance, as of January 1, 2022) Park Standard (3 acres per 1,000 residents) 3.62 acres per 1,000 Source: City, 2022.

Section 2.XVI, Recreation, Pages 60 and 61
Would the project:
a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less than Significant Impact. As discussed in Please see response to item XV d)., the City Recreation and Community Services Division currently operates and maintains 13 parks comprising a total of approximately 118.5 acres, approximately 50 percent of the park land that is required to meet the City’s goal of 3.0 acres of parkland per resident.

4 The project would add 64 new residences which would introduce approximately 181 new residents to the area that would likely use nearby parks. The project includes 8,904 sf of common open space, providing onsite park land opportunities for the future residents. Specifically, the project site includes park amenities onsite that consist of recreation play areas, tot lot, play equipment, fitness stations, picnic tables, barbecues, and benches. Additionally, the area provided for emergency access along North 14th Avenue would also be landscaped. However, while the project would create onsite recreational opportunities, residents would also use recreational facilities within the City’s system. As noted, the City is deficient in meeting its current goal of allocating 3.0 acres of park land per resident. If future project residents relocate from outside of the City, this would place a greater demand upon the system and may lead to deterioration.

UMC Section 3.44.020 establishes a park acquisition and development fee on issuance of all building permits for development within the boundaries of the City to pay for acquiring of and improvement to land designated for park use, which would contribute to reducing potential parkland impacts on a project- by-project basis. Implementation of the project would not significantly adverse existing parks and recreational facilities. Impacts would be less than significant. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Less than Significant Impact. The project site includes park amenities onsite that consists of two open lawn play areas, a tot lot, and picnic areas. The impacts of these features are evaluated in the greater context of the project as a whole. If conservatively considering all of the approximately 181 residents would relocate from out of town, the project would exacerbate the City’s demand for recreational facilities through contributing to its parkland deficiency.

As previously discussed, the proposed project would include 8,904 sf of common open space, providing onsite park land opportunities for the future residents. In particular, the project would include recreation play areas, tot lot, play equipment, fitness stations, picnic tables, barbecues, and benches. Additionally, the area provided for emergency access along North 14th Avenue would also be landscaped. Potential impacts resulting from construction of such space is analyzed in the entirety of this IS/MND. The project does not include the construction or expansion of public recreational facilities which might have an adverse physical effect on the environment. Impacts would be less than significant.

S T A F F R E P O R T
I T E M N O . 11.B .

D A T E :O ctob er 10 , 20 22
T O :M AY O R AN D C I T Y C O U N C I L
F R O M : M I C H A E L B L A Y, C I T Y M A N A G E R P R E P A R E D B Y : R O B E R T D. D A L Q U E S T, D E V E LO P M E N T S E R V I C E S D I R E C TO R

LO R A L E E FA R R I S, P L A N N I N G M A N A G E R S U B J E C T :C O N S I D E R A T I O N O F Z O N I N G C O D E A M E N D M E N T N O. Z A-22 - 00 01 TO M A K E V A R I O U S C H A N G E S TO T H E U P L A N D M U N I C I PA L C O D E R E G A R D I N G “S M O K E S H O P S ”, “M A S S A G E T H E R A P Y ” A N D “S M O K E LO U N G E /E -V A P E /H O O K A H LO U N G E ”

R E C O M M E N D E D A C T I O N
I t is rec om m en d ed that t he C i ty C oun cil hol d first read in g b y ti tl e only, wai ve fu rt h er read in g , and i n t rod u c e an O rd inan ce am en d i n g U p lan d M un icip al C od e Tab le 17 .04 -1 (Perm i tt ed Lan d Uses i n th e Resi d en ti al Zones), Tab le 17 .05 -1 (Perm i tt ed L and U ses in the M ixed -U s e Zon es), Tab le 17 .06 -1 (Perm itt ed L an d U ses in th e C om m ercial Z on es ), Tab le 1 7 .0 7 -1 (Perm i tt ed Lan d Uses in t he I n d u st rial Z ones ), Tab l e 1 7.0 8-1 (Perm i tt ed L an d U ses i n th e S p ec ial P u rp ose Zones), C h ap t er 17 .29 (M ass ag e Th erap y) an d C h ap t er 17 .51 (D efi ni ti ons), an d ad d in g new C h ap ter 17 .42 .5 p ert ain in g t o s m oke s h op s (S ee Attach m en t 1), an d find in g th e O rd in ance to b e exem p t from th e C alifornia E nviron m en tal Q uality A ct.

G O A L S T A T E M E N T
Th e p rop os ed act ion sup p orts th e C it y’s g oals of m ai n t ain in g th e Zon in g C od e to ensure the com p atib ility of l and uses that h ave th e p ot ent ial for im p ac ts on surrou nd in g d evelop m en t th rou g h effec ti ve d es ig n p rincip les, ad eq uate b u fferin g , an d evaluat in g op eration al ch aracteristics; c ons id eri ng th e c onc ent rat ion of s uc h u s es in lan d u se d ec is ion s, as i t relates to s m oke sh op s an d m ass ag e th erap y estab lish m en ts; an d m ain taining a sustai nab le b u siness environ m en t that su p p orts local g row th , in vestm en t, an d revitalization .

B A C K G R O U N D
O n S ep tem b er 1 2, 2 02 2, the C it y C ou ncil held a P ub lic H earin g (S ee Attach m en t 2 ) to review Zoning C od e A m end m en t N o. 2 2-0 00 1 to am en d Tab le 17 .04 -1, Tab le 17 .05 -1, Tab le 17 .06 -1, Tab le 1 7.0 7-1 , Tab l e 1 7.0 8-1 , C h ap t er 17 .51 , C hap ter 17 .29 an d ad d n ew C h ap t er 17 .42 .5

p ertaining to sm oke sh op s an d m assag e est ab l is h m en t s. T h e C it y C ou n c il m ad e two recom m end ations to furth er am en d t he p rop osed O rd inan ce an d req uested th at th e m atter return for furth er d iscu ssion at a fu tu re P ub lic H earin g . T hese recom m end ations in clud ed :

1. M od ify p rop os ed S ection 1 7.4 2.4 .04 0(3 ) (Factors C ons id ered in G rant in g C ond ition al Use Perm it s) b y increasin g t he d is tan ce sep aration from an ot h er sm oke shop in the evalu ation of a n ew sm oke sh op from 1 ,00 0 feet to 2 ,00 0 feet.

2. Work w it h t h e C ity At torney t o exp lore an am en d m en t to exi st in g C h ap ter 1 7.2 9 (M assag e T herap y) to al low for a sim ilar con si d erati on of th e p resen ce of one or m ore existing m assag e est ab l ishm ent s w it h i n a 2,0 00 foot rad i us as m easu red from a p rop osed m assag e es tab li sh m en t, as i t relat es to p oten tial p u b l ic health an d safety im p acts, w hen con sid erin g a cond ition al u se p erm it.

I S S U E S /A N A L Y S I S
S mo ke S ho ps

To im p l em en t the C i ty C oun cil’s recom m en d at ion s, staff am en d ed th e p rop osed S ection 17 .42 .5.0 40 (Fact ors C on si d ered I n G ran ti ng C on d i ti on al U se Perm i ts ) to up d ate th e rad iu s to con sid er con cen trati on of exis ti ng u ses from 1 ,00 0 feet to 2,0 00 feet. T his p rop osed section w ould n ow read :

17.42.5.040 F acto rs C o nsidered I n G ranting C o nditio nal U se Perm its I n ad d it ion t o t h e find in g s req u ired I n S ec ti on 1 7 .4 4 .0 4 0 of th is t it le, th e P lann in g C om m ission m ay con si d er t h e foll ow in g fact ors i n d et erm in in g w het her t o issue a cond ition al use p erm it, or in ap p lying con d itions of ap p roval.

1. P roxim it y of th e u s e to resid ential st ru ct ures an d resi d en ti al d is tric t b ou n d aries , an d sen sitive u ses , in clud in g p arks, p layg rou nd s, sc hool s, d ay c are centers or p reschools, and lib raries.

2. N atu re of u ses on the sam e, ad jacen t, an d n earb y p rop erties.

3. Th e p resen ce of on e or m ore sm oke shop s with in 2,0 00 feet of the p rop osed use.

4. Th e com p at ib il it y of t h e use’s op erati on al characteristics wi th those of surrou nd in g com m ercial u s es.T h e d esi g n of p rop osed im p rovem en ts (if an y) related t o th e use, w ith p articu lar referen ce t o d esi g n ch aracteristics t h at have th e effect of red u ci ng or elim inatin g im p acts to su rroun d ing uses.

A n up d at ed exh ib it refl ect in g a 2,0 00 foot b u ffer aroun d eac h of th e C i ty’s exis ti n g sm oke sh op s h as b een p rovid ed as At tac h m en t 3 t o illustrate th e effect of est ab l is hi ng a w id er sep aration criteria in evalu ating a con d itional use p erm it for a new sm oke shop .

M assage E stablishm ents

Th e C i ty C ou nc il ind icated a c on c ern wi th t he p otential im p ac ts t o t he health an d s afety of the com m u nity relat ed to larg er con cen trati on s of m assag e est ab l is h m en t s in sp ecific areas of the C ity an d d i rec ted st aff to exp lore sep arat ion req ui rem ent s. S ep aration req u irem en ts w ould utilize zon in g and location al c ri teria to sp ace ou t th e location of m assag e estab lishm ents th rou g h out th e C it y, in efforts of p reven ti n g t heir ac cu m u lat ion at a s in g l e n od e, in tersection, or shop p i ng cen ter wi th in th e C it y. C on cen trati on of lan d u ses is oft en d riven b y zon in g reg ulations an d m arket leas e rates /p rop erty values; t he lat ter p oten ti all y l ead i n g t o hig h er con cen trations of sm oke s h op s an d m assag e es tab li sh m en ts i n socio-econ om ically d isad vantag ed areas of the C i ty wh ere lease rat es an d p rop erty val ues m ay b e low er. A n

overconcentration of sm oke s h op s and m as sag e estab lish m en ts m ay cau se or cont ri b u te to one or m ore of th e follow in g ad verse effects to th e su rroun d ing areas:

1. I n crease i n crim e, b y cl u s terin g sim ilar m assag e es tab li sh m en ts in areas near existin g m assag e estab lishm ents with estab lished record s of violation s;

2. D ep reciation of p rop erty valu es;

3. I n crease in u rb an b li g h t, m arked b y illeg al sig nag e, lack of p rop erty an d lan d scap in g m aintenan ce, loitering , littering , etc.

S taff m et w it h C ity A tt orn ey s taff to d i sc u s s p rop os ed ch an g es to th e m ass ag e ord inan ce.

S ection 46 0 of th e C ali forn ia B u si n es s an d P rofess ion s C od e (C B P C ) rest ri ct s a city or coun ty from p roh ib it in g a p erson or g rou p of p ers on s certi fied b y th e C alifornia M ass ag e T herap y C ou ncil (C A M TC ) from en g ag in g i n th eir b u si n es s, occup ation, or p rofess ion . T h e statu te d oesn’t p reven t a ci ty or cou n t y from ad op ti n g or en forc in g an y ord in ance reg ulating zon in g , b u siness licen sing or reason ab le h ealthy and safety req uirem ent concern in g m assag e therap y.

H ow ever, t he c it y m ay n ot ou trig ht p roh i b i t th e us e or create reg u lat ion s for i ts estab lish m en t th at wou ld in d irectly p revent th e ab ility to ap p rove a n ew m assag e estab lishm ent.

I n im p l em en ti ng th e C oun ci l’s d i rec ti on , st aff evalu ated t he i m p ort an c e of es tab li sh in g an ap p rop riate fin d i ng for a m ass ag e estab lish m en t’s cond it ion al u s e p erm it w hile als o ensurin g th e req u irem en ts w oul d n ot m ake i t i m p ossib le to c reat e a new m as sag e est ab lishm ent w ithin th e city. A n il lu st rat ive exh ib it (Attachm ent 4) w as g enerated th at m ap s the l ocat ion of all m assag e est ab l ishm ent s i n th e ci ty w it h ac ti ve b usin ess li cen ses, each surrou nd ed wi th a 2,0 00 foot (0.3 8 m ile) rad i u s . A s i n d ic ated on this m ap , w it h this rad iu s incorp orat ed , the con cen tration covers t he m ajority of th e C i ty’s m ajor corrid ors an d com m erci al areas, m akin g th e ab i li ty to s it e a l ocat ion ou tsid e of an exis ti n g 2 ,00 0 foot b uffer d i ffic u l t. A s such, utilizin g a 2,0 00 foot sep aration (or g reater) as a s tric t s ep arati on req u irem en t c ou l d p otentially con flict w it h S ect ion 4 60 of th e C B P C . H owever, as b u si ness l ic en s e d ata i nd icates u s es are hig h ly con cen trated w it h i n s p ec ifi c areas of t h e C it y, ut il izin g t hi s b uffer as a m eans to evalu ating cu m u lat ive an d i n d ivi d u al im p acts on a c ase-b y-cas e b asis m ay p rovid e an alytical b ackg roun d i n assessin g t h e ad d it ion of an oth er m assag e est ab l is h m en t . A s a com p arison , a second m ap (A tt ach m en t 5) w as created to d em onstrate a 1 ,00 0 foot (0.1 9 m i le) rad iu s of each of th e exis ti n g facilities. At t hi s rad i u s , there are s ti ll areas with in th e C i ty t h at m assag e estab lishm ents m ay l ocat e, w it h ou t b ein g overly rest ri ct ive t hat no ot her locations exist wh ere th is u se c ou l d l ocat e. A Zon in g M ap for th e C it y of U p lan d h as al so b een inclu d ed for reference, w hich d etails the layout of zon in g d istricts w ithin the C ity (Attach m en t 6 ).

Pro po sed M assage T herapy R egulatio ns

To i n c orp orat e t h e C i ty C ou n c il ’s d i rec ti on of es tab li sh in g a rad i us t o evaluat e concentration of existing fac il it ies un d er a cond ition al us e p erm it , st aff d raft ed a fin d i n g w ithin C h ap t er 1 7.2 9 (M assag e Th erap y) th at the ap p rovin g b od y wou ld have to affirm in ord er to ap p rove a new m assag e estab lishm ent. Th e am en d m ents to th is C h ap ter are d etailed b elow:

17.29.150 C o nditio nal U se Perm it R equired

I t is u nl aw ful for any p erson t o en g ag e in , cond uct or carry on , or t o p erm it t h e en g ag em en t in , c on d u c t of or c arryin g on th e b u s in ess or op erat ion of a m assag e est ab l is h m en t w it hin the C ity with out first ob t ain in g a cond it ion al u se p erm it p u rs u an t t o th e p rovis ion s of t h i s ch ap ter and S ection 1 7.4 4.0 40 (C on d itional Use P erm its).

17.29.160 C o nditio nal U se Perm it F indings

A . T h e d ecision m aki n g au th ority s h al l m ake a d et erm in ation t o allow a new

m assag e estab lish m en t b ased u p on th e follow in g fin d ing s, in ad d i ti on to th e fin d ing s req uired for C ond ition al U se P erm its contain ed with in S ection 1 7.4 4.0 40 (F ):

1. N o m ass ag e es tab li sh m en t m ay b e l ocat ed wi th in 1,0 00 feet of an oth er m assag e es tab li sh m en t in th e C ity. N ew m ass ag e estab lish m en ts t hat are located m ore than 1 ,00 0 feet of an oth er m as sag e estab lishm ent m ay b e con sid ered if d eem ed n ot t o b e d et rim en tal t o h ealt h an d s afety concern s, in clud in g b u t n ot lim ited to: a) th e p roxim ity of th e estab lish m en t to sen sitive uses; b ) th e con cen tration of on e or m ore existin g m assag e estab lishm ents wi th in a 2 ,00 0 foot b uffer; c) an d th e p roxim it y of the m assag e estab lish m en t to an exi st in g m as sag e th erap y es tab li sh m en t(s ) w ith a history of violation s with C od e E nforcem ent or the P olice D ep artm en t.

B . F or th e p u rp oses of t h i s s ect ion , all d i st an c es s hal l b e m easured b y d raw in g a circle arou n d th e c en t er p oi n t of th e u ni t or b u ild ing cont ain in g th e m assag e estab lishm ent.

C . F or th e p urp os es of t hi s section, sen sitive u ses shall in clud e p arks, p layg rou nd s, schools, d ay care cen ters or p reschools, an d lib raries.

Th ese reg u lat ion s w ou l d ou t li n e th e cond it ion al use p erm i t req u i rem en t for n ew m assag e estab lishm ents an d est ab lish an ad d i ti onal fin d ing t h at w ould h ave t o b e affirm ed b y the P lann in g C om m ission in ord er to ap p rove th e con d itional use p erm it. T his find in g wou ld b e analyzed in ad d it ion t o t h e th ree existin g con d itional u se p erm i t fin d i n g s th at m u st b e affirm ed , con tained un d er S ection 1 7.4 4.0 40 (F ) of the U p land M u nicip al C od e. Th ese inclu d e:

1. Th e loc ati on, size, d esi g n , an d op erat in g ch aracteristics of the p rop osed u se w ill b e c om p ati b l e w it h t h e exi st in g an d fu tu re l and uses in t he vicinity of the su b ject p rop erty.

2. Th e site is p hysicall y su it ab l e in term s of d es ig n , l ocat ion , sh ap e, size, op erating charact erist ics, an d th e p rovi si on of p u b lic an d em erg en cy veh icle (e.g ., fire and m ed ical) access an d p ub lic services and utilities.

3. Th e p rop osed u s e w il l n ot b e d et ri m en tal to t he p ub lic h ealt h, safety, an d w elfare of t h e p ers on s res id in g or w orki n g in th e neig h b orhood of th e p rop osed use.

Th e new find in g will set a m inim u m sep aration req u irem en t of 1 ,00 0 feet b etw een m assag e estab lishm ents. A s il lu st rat ed in A tt ach m en t 5 (M assag e E stab lish m en t m ap with 1 ,00 0 foot rad iu s), t his s ep arati on req u irem en t w ould still reasonab ly allow for th e creati on of new m assag e therap y est ab lishm ent s w it h a c on d it ion al u s e p erm it , w h il e s ti ll reg u lat in g their con cen tration b y sp acin g ou t th e faci li ti es across th e m ixed -use and com m ercial d i st ri ct s. A ll new m as sag e est ab l is h m en t s w ou ld b e req u ired t o com p l y w it h t his sep aration req u irem en t in ord er to recei ve ap p roval of a C ond it ion al U se Perm it . E xi st in g m ass ag e estab lish m en ts th at d o n ot m eet this sep aration req u irem en t wou ld b e consid ered leg ally non -con form in g in this resp ect b u t wou ld b e allowed to con ti n u e op erat ion p ursu ant to th e p rovi si ons of C h ap ter 17 .31 (N on -C on form i n g U ses an d S tructu res). E xist in g n on -c on form i n g b usin esses th at ch ang e location or cease op eration for a con tinu ous p eriod of 6 m onths w ould b e req uired to com p ly w ith the p rovisions of th e cu rrent M u nicip al C od e.

Th e fi n d in g , as w ritt en, w ou l d al low for new m as sag e est ab lishm ent s located m ore th an 1 ,00 0 feet from an oth er m assag e estab lish m en t with a con d itional use p erm it if d eem ed n ot to b e d etrim en tal t o p u b li c h ealthy and s afety. Th e fi n d in g w ou l d allow for th e P lann in g C om m ission ’s c on s id erat ion of fac il it y’s location an d op erational ch arac teris ti cs as it relat es to th e p roxim it y of s en s it ive uses (s u c h as p arks , s ch ool, d ay c ares an d p res ch ools , an d lib raries), the concentration of one or m ore existing m assag e estab lishm ents with in a 2,0 00

foot rad iu s, an d t h e p roxi m i ty of t h e m ass ag e es tab li sh m en t t o an exist in g m assag e therap y estab lishm ent(s) w it h a h is tory of viol ati on s w it h C od e E n forcem en t or th e Police D ep artm en t.

Th e am end m en ts t o t h e ord inan ce w oul d all ow for zon in g con si d erati on for m assag e estab lishm ents. T he existin g ord inan ce (Attachm ent 7), p rovid es for existin g op eration al reg ulations that m assag e estab lishm ents m u st follow to m inim ize th eir p oten tial im p act on su rroun d ing uses.

E nviro nm ental R eview

Th e action is exem p t from revi ew u n d er th e C ali forn ia E n vi ron m en tal Q u ali ty A c t ("C E Q A ") (C alifornia P u b lic Resou rces C od e S ection 21 00 0, et seq .), p u rsuan t to S tate C E Q A Reg ulation §1 50 61 (b )(3 ) (14 C al. C od e Reg s . § 1 50 61 (b )(3 )), the “c om m on sen se” exem p tion coverin g activities with n o p ossib ility of h avin g a si g n ifi can t effec t on t he en vironm ent b ec au s e the O rd in ance m erely up d ates reg ulatory g uid elin es for sm oke sh op s an d m assag e therap y estab lishm ents.

F I S C A L I M P A C T S
Th ere i s no fiscal im p act ass oci ated wi th ap p rovin g th e p rop osed O rd in an c e. N ew sm oke sh op s an d m assag e th erap y estab lishm ents w il l b e req u ired to p ay th e p roc ess in g fee for a C on d itional Use Perm it for staff’s cost in p rocessin g the ap p lication.

A L T E R N A T I V E S
Th e C ity C oun cil m ay p rovid e staff w ith alternative d irection .

AT TAC HM E NT S :

Description
Attachment 1: Smoke Shop and M assage T herapy Ordinance Attachment 2: City Council S taff Report, September 12, 2022 Attachment 3: Smoke Shop M ap with 2,000 foot radius
Attachment 4: M assage Establishment map with 2,000 foot radius Attachment 5: M assage Establishment map with 1,000 foot radius Attachment 6: Zoning M ap
Attachment 7: Chapter 17.29 of the Zoning Code

ORDINANCE NO._______

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

UPLAND, CALIFORNIA, AMENDING UPLAND MUNICIPAL
CODE TABLE 17.04.01 (PERMITTED LAND USES IN THE
RESIDENTIAL ZONES), TABLE 17.05-1 (PERMITTED LAND
USES IN THE MIXED-USE ZONES), TABLE 17.06-1
(PERMITTED LAND USES IN THE COMMERCIAL ZONES),
TABLE 17.07-1 (PERMITTED LAND USES IN THE
INDUSTRIAL ZONES), TABLE 17.08-1 (PERMITTED LAND
USES IN THE SPECIAL PURPOSE ZONES), CHAPTER 17.29
(MASSAGE THERAPY), AND CHAPTER 17.51
(DEFINITIONS), AND ADDING CHAPTER 17.42.5 (SMOKE
SHOPS), ZONING CODE TEXT AMENDMENT NO. ZA-22-
0001

WHEREAS, the City’s Development Services Department has been directed to evaluate and make recommendations to the Planning Commission and the City Council regarding the necessity and form of regulation of massage establishments and smoke shops; and
WHEREAS, the City of Upland (“City”) has a substantial interest in discouraging the illegal purchase of tobacco products by minors, as well as promoting compliance with all federal, state and local laws pertaining to tobacco sales and use; and
WHEREAS, the City is authorized, by virtue of the State Constitution and California Government Code §51030 to regulate massage establishments by imposing reasonable conditions on the operation thereof; and WHEREAS, the City desires to amend its local regulations for smoke shops and massage establishments to promote the health, safety and welfare of the public, alleviate over-saturation of these uses within the City, and allow the uses to operate within the City in a manner and at such locations to maintain compatibility between surrounding land uses; and
WHEREAS, an over-concentration of massage establishments and smoke shop uses have contributed to one or more of the following adverse effects to the surrounding area: (1) increased crime; (2) depreciation of property values; (3) increase in urban blight, marked by illegal signage, lack of property and landscaping maintenance, loitering, and littering.

WHEREAS, the City’s Municipal Code does not presently contain any individual regulations for smoke shops, other than those for a retail use; and

WHEREAS, on July 27, 2022 at 6:30 p.m. the Planning Commission conducted a duly noticed public hearing for the project, as prescribed by law, and heard and considered both oral and written evidence and adopted Resolution No. 4968 recommending that the City Council adopt an Ordinance amending the Zoning ATTACHMENT 1