Upland City Council
June 9, 2025

SECTION 2. DEVELOPMENT PLAN
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Exhibit 8 Source:Architerra Design Group
Pedestrian and Bicycle Mobility

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SECTION 2. DEVELOPMENT PLAN

2.3.3 Storm Drain and Water 2.4 Public Utilities Quality Management
The existing drainage pattern for the Project Site 2.4.1 Telephone and Cable generally drains from east to west as part of a re- Verizon will provide telephone service to the gional detention basin consisting of an essential- Project Site. Proposed on-site facilities will be ly flat bottom, with 3:1 side slopes. placed underground.

2.3.3.1 Drainage 2.4.2 Natural Gas
The proposed drainage plan for the Project will The Southern California Gas Company (Gas drain the single family lots and streets into a Company) will provide natural gas to the Project storm drain collection system on site, which in- Site. Gas mains will be installed to the Project cludes street flow. Runoff will then be passed Site by the Gas Company as necessary. through an underground infiltration basin 2.4.3 Electricity and outlet into a new 12-foot by 8-foot rein-
forced concrete box culvert which outlets into Southern California Edison will provide electric- the detention basin. Modifications to the exist- ity to the Project Site from existing facilities in ing flood control and detention basin as part of the vicinity of the Project Site. Proposed new fa- the Project are discussed in Section 2.5, "Basin cilities to serve the Project will be owned and op- Modifications and Site Preparation." erated by Southern California Edison and locat- ed underground.

2.3.3.2 Water Quality

2.4.4 Solid Waste
The Project provides for storm water retention
and infiltration on the Project Site to mitigate The City of Upland contracts with Burrtec an 85th percentile storm. This is accomplished Waste Industries (BWI), a private refuse hauler, by passing the on-site runoff through a contin- to provide solid waste collection services for the uous deflection separator (CDS) unit for pre- City. Refuse service will be provided by BWI for treatment and then an underground infiltration the Project. basin to infiltrate runoff from the majority of the 2.4.5 Schools site. The underground infiltration basin is pro- School facilities will be provided by the Upland posed to be 23' x 123' and will have dual 72" Unified School District. The Project will be re- perforated pipes encased in gravel. In addition, quired to pay school fees in accordance with two bioretention treatment systems designed Government Code Section 65995 of the State of to treat storm water are proposed, one located California. at each project entry, to treat on-site areas that
are not tributary to the underground basin. The
biotreatment systems proposed for use within
the Project Site are trademarked as "Modular
Wetland Systems." Detailed information on
these systems can be found on the company
website at biocleanenviornmental.corn.

Exhibit 11, "Storm Drain Master Plan," illus-
trates the proposed storm drain and water quali-
ty management system to serve the Project Site.

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SECTION 2. DEVELOPMENT PLAN

2.5 Basin Modifications and storm drain improvements will consist of a Project Grading combination of 12'x8' and 10'x9.5' RCBs.

The existing Project Site comprises 9.16 acres of The improvements will extend approximately an existing approximately 20 acre flood control 1900 LF from west to east along the southern and detention basin. The existing ground slopes edge of the Project Site and outlet through are predominantly flat grades with less than a new headwall in the modified basin. The

0.5% slope at the bottom of the basin, then gen modified inlet will also pick up two existing erally sloping from east to west with 3:1 slopes smaller inlets tributary to the basin within the that make up the basin sides. proposed Project Site as described below.

As part of the Project, modifications will be • An existing local inlet pipe located approxi- made to the existing basin to create the 9.16- mately 300' east of the Project Site's easter- acre Project Site. The conceptual plan for the ly boundary is anticipated to be a 36" RCP basin modifications is illustrated in Exhibit 12, routed through the Project Site to the new "Conceptual Basin Modification Plan" and is inlet RCB. described below. • An existing concrete trapezoidal channel In 2017, the consulting firm of Madole and located approximately 60'west of the east- Associates, Inc. prepared a Drainage Study in the ern edge of the Project Site will be picked City of Upland for the 15th Street Basin. The up in an approximately 48" diameter pipe intent of this study was to "determine if the cur- and routed through the Project Site into rent basin has excess capacity, which could lead the new inlet RCB. to the reduction in area of the basin and allow b. Extension of approximately 1,800 linear feet for "surplus" property for development." Based of the basin outlet from the western edge on the analysis, the study determined that a sur- of the Project Site to the eastern edge of the plus parcel of 9.16 acres, located on the wester- Project Site. This extension is proposed to be a ly end of the existing basin could be created, and 102" RCP to account for the design outlet as that the remaining basin area of approximate- well as the spillway flows and includes a new ly 11 acres would be sufficient for flood con- outlet structure in the basin. The proposed trol operations without demonstrably impacting pipe will extend from the southeast corner downstream facilities. The limits of the proposed of the Project Site westerly to the proposed Project Site are based on the recommendations Project main entry, then south into 15th in the Madole Report which includes require- Street and west along 15th Street connecting ments for relocation of existing basin infrastruc- to the existing outlet pipe. Easements will be ture, reconfiguration of the basin itself by filling granted to the City of Upland for all basin in- in the 9.16-acre development portion, reconfig- frastructure proposed to be located within the uration of the remaining approximately 11 acres Project Site. making the bottom of the basin deeper, and
modification of the inlet/outlet structures. The
recommended improvements to be made are de-
scribed below.
a. Extension of the basin inlet, located in the
northwest corner of the existing basin, to the
new eastern edge of the Project Site. New

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SECTION 2. DEVELOPMENT PLAN
County of San Bernardino policies require de- Modifications to the bottom of the existing basin tention basins to have spillways designed to will be made from the toe of the new slope to a handle the fully developed 1,000-year storm point approximately 900 linear feet to the east, peak flow rate defined as 135% of the 100- by grading the bottom of the basin in this area year storm or the peak flow rate required by the to an elevation of approximately 1,410 feet from State's Division of Safety of Dams,whichever is an existing elevation of 1,414 to 1,415 feet. The greater. Spillways must be properly connected to excess cut material generated can be utilized as a storm drain, drainage channel, street, or estab- fill for the proposed new berm located at the lished watercourse. westerly edge of the new basin as well as for fill As part of the basin modifications proposed as within the proposed Project Site. The remainder part of the Project three spillway structures are of the existing basin will be untouched by the proposed which collectively will enable the pas- Project.Total earthwork for the Project is esti- sage of a 1,000-year storm event. mated to be approximately 46,000 cubic yards of cut, and 87,000 cubic yards of fill, resulting in
• A reinforced concrete inlet box, connecting to import of roughly 41,000 cubic yards. a proposed 84-inch outlet storm drain. The grading operation for the Project Site itself • A proposed reinforced concrete broad-crest- will generally consist of demolition, clearing, ed weir to be located at the southwest corner grubbing, and moving of surface soils to con- of the detention basin with a bottom width struct streets, building pads, and driveways. of 60-feet, designed to outlet into a proposed Grading within the Project Site will attempt to graded drainage channel running east to west balance cut/fills for the site. along the southern edge of the Villa Serena Grading plans for the Project will be reviewed project and onto 15th Street. and approved by the City of Upland Land • A proposed reinforced concrete broad-crested Development and Transportation Division of the weir to be located along the southern edge of Public Works Department prior to the issuance the detention basin immediately north of the of grading permits.All grading plans and activ- terminus of Grove Street with a bottom width ities will conform to the City grading ordinance of 40-feet, which outlets onto Grove Street. and dust and erosion control requirements. The The combined capacity of these three spillway conceptual grading plan for the Project Site is structures in the detention basin proposed as illustrated in Exhibit 13, "Conceptual Grading part of the Project will meet the county's crite- Plan" and in Exhibit 14, "Conceptual Grading ria to allow the passage of the 1,000-year storm Plan Cross Sections." event.

2.6 Fire Safety
A portion of the remaining approximately 11
The Project will incorporate measures for fire
acres proposed for the modified basin will be safety to include construction of emergency ve- graded to create a new basin footprint filling the hide access entries from 15th Street, new fire western edge of the basin located at the easter- hydrants, and designation of restricted red curb ly boundary of the Project Site and creating a
areas as part of Project implementation. The plan
new berm between the basin and Project Site. for the provision of fire protection improvements From the top of the berm, a new slope will be is illustrated in Exhibit 15, "Fire Safety Plan." graded to the bottom of the basin proposed to
be at an approximate elevation of 1,410 feet.

2.15

SECTION 2. DEVELOPMENT PLAN
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Exhibit 13 Source:Madole&Associates,Inc.

Conceptual Grading Plan

2.16

SECTION 2. DEVELOPMENT PLAN
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Exhibit 14 Source:Madole&Associates,Inc.

Conceptual Grading Plan Cross Sections

2.17

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SECTION 3. DEVELOPMENT REGULATIONS
Section 3. Development 3.4 General Site Development Regulations Standards
The following general site development stan-

3.1 Introduction dards shall apply to all development within the The provisions contained herein shall regulate Project Site. design and development within the Project Site. a. Maximum Number of Dwelling Units— These regulations establish the minimum stan-
A maximum of 65 residential dwelling units is
dards and requirements for development of resi permitted for development within the Project dential uses, common area open space, landscap-
Site.
ing, fences, walls, signage and lighting within the
Project Site. b. Common Area Open Space—A minimum of 42,000 square feet of private common

3.2 Definition of Terms area open space shall be provided within the The meaning and construction of words, phras- Project Site for recreational use by Project res- es, titles, and terms shall be the same as provided idents. An additional .15 acres off-site shall in Upland Municipal Code Title 17, "Planning be improved as part of the Project for public and Zoning," (Zoning Code) Chapter 7 open space. (Definitions) unless otherwise specifically pro- c. Grading—Development within the Project vided for herein. Site shall utilize grading techniques as ap-

3.3 Applicability proved by the City of Upland. Grading con- cepts shall respond to the design criteria in-
The Specific Plan serves to implement the City's cluded in the Specific Plan.

General Plan and establishes the zoning regula-
tions for the Project Site. These Development d. Building Modification—Residential build- Regulations address general requirements, per- ing additions and/or alterations permitted by mitted uses, and development standards for all the Specific Plan shall match the architectural development within the Project Site.Application style of the primary dwelling unit and shall be of these Development Regulations is intended to constructed of the same materials, details, and encourage the most appropriate use of the land, colors as the primary dwelling unit. ensure the highest quality of development, and e. Utilities—All new and existing public utility protect the public health, safety, and general wel- distribution lines of 34.5 kV or less shall be fare. Whenever the provisions and development subsurface throughout the project. standards contained herein conflict with those
contained in the Zoning Code, the provisions of 3.5 Green and Sustainable the Specific Plan shall take precedence. Where Development Standards the Specific Plan is silent, the Zoning Code shall The following green and sustainable develop- apply. These Development Regulations shall re- ment standards shall apply to development inforce specific site, architectural, and landscape within the Project Site. design criteria contained in Section 4, "Design a. Technology—All homes shall be equipped Criteria" of the Specific Plan. All architectural with modern telecommunications technology and landscape improvements shall comply with for computer internet access, phone, fax, and Section 4, "Design Criteria" of the Specific Plan. television. Fiber optics cable shall be installed

SECTION 3. DEVELOPMENT REGULATIONS
to all the properties if available from the utili- purchase of homes and again thereafter on an ty provider. annual basis.
b. Energy Efficiency-All homes shall be con- e. During Project construction the developer structed to meet or exceed the California shall use clean-burning diesel fuel, biodiesel Building Code Title 24 energy standard. fuel, and/or other alternative fuels for heavy Energy efficient design techniques include, construction equipment to reduce construc- but are not limited to, the following: tion emissions. During Project construction, the developer shall use locally produced and/
• Increased insulation to minimize heat or manufactured building materials (materials transfer and thermal bridging. that are obtained from sources using the least • Roof orientations and design to accom- amount of transport) for at least 10 percent of modate homeowner installation of rooftop the construction materials used, shall recycle solar electric equipment. or reuse at least 50 percent of the demolished and/or grubbed construction materials, and
• Heating and cooling distribution systems use "Green Building Materials," such as those that limit air leakage throughout the struc that are resource efficient and are recycled and ture to minimize energy consumption. manufactured for at least 10 percent of the • Installation of ENERGY STAR or better Project. rated windows, space heating and cooling f. Drought-tolerant and/or native landscap- equipment, light fixtures, appliances, and ing materials shall be used in all public and other applicable electrical equipment. common areas to reduce water consumption. • Installation of efficient lighting and light-
ing control systems and a building design g Smart Controller irrigation systems shall which utilizes daylight as an integral part be installed in all public and common area landscaping.
of the lighting system.
h. Landscape areas shall be designed on a "hydro
• Installation of"cool roofs" and cool
zone" basis to group plants according to their
pavements.
water and sun requirements.
• Installation of solar light-emitting diodes
(LEDs) for outdoor lighting or low level 3.6 Permitted Uses and Structures lighting. The following uses and structures are permitted c. Builder-installed indoor appliances, includ- "by right"within the Specific Plan subject to ap- ing dishwashers, showers, and toilets, shall be proval by the City of Development Plan Review low-water use in compliance with the adopted pursuant to Zoning Code Section 17.44.030 California Building Code. (Development Plan Review). Any proposed use not specifically listed is not permitted unless the
d. Solid Waste/Recycling- Development within Development Services Director finds that the the Project shall comply with City of Upland proposed use is equivalent to a listed permitted requirements for the provision and placement use and is permitted pursuant to the procedures of solid waste and recycling receptacles. The established in Zoning Code Section 17.02.020 homeowners association for the Specific Plan (Authority) "Unlisted Land Uses." Short term shall provide educational information on recy- rental units (STRs) and Accessory Dwelling cling to all homeowners as part of the initial Units (ADUs) are prohibited uses within the Specific Plan.

3.2 Page 372 of 3744

SECTION 3. DEVELOPMENT REGULATIONS
a. Residential single family detached dwelling
units and garages.
b. Residential attached and detached patios and
patio covers.
c. Public or private parks, recreational buildings,
greenbelts, and/or common area open space.
d. Small family child care/day care facilities (up
to 8 children).
e. Large family child care/day care facilities (up
to 14 children).
f. Accessory uses and structures to include the
following and which conform to the pro-
visions of Zoning Code Section 17.19
(Accessory Uses and Structures).

1. Swimming pools, spas, sports courts,
and other similar outdoor recreational
amenities.

2. Storage structures, garden structures, ca-
banas, and greenhouses.
g. Home occupations pursuant to regulations es-
tablished for Home Occupations per Upland
Municipal Code Section 17.27, "Home
Occupations."
h. Cottage Food Operations per Upland
Municipal Code Chapter 17.25 "Cottage
Foods Operations."
i. Model home and subdivision sales trail-
ers, temporary construction parking, offic-
es and facilities, real estate signs, signage
indicating future development and di-
rectional signage pursuant to approval by
the City of Development Plan Review per
Upland Municipal Code Section 17. 44.030
(Development Plan Review).

3.7 Residential Development
Standards
Residential development areas are subject to the
development standards contained in Table 3.1
"Residential Development Standards."

SECTION 3. DEVELOPMENT REGULATIONS
Table 3.1
Residential Development Standards

SFD RESIDENTIAL USE
Lot Criteria
Min.Lot Width 47'
Min.Lot Depth 71'
Min.Lot Area(sq.ft.) 3,300
MINIMUM SETBACKS(1)(2)(3)
Front Setback
Living Area 10'
Street Facing Garage 19'
Side Setback
From Interior PL 5'
From Street 5'
Patio Covers 5'
Rear Setback
Main Structure 15'
Patio Covers 5'
Lot Coverage
Max. Coverage 60%
Maximum Building Height(4)
Main Structure 2 Stories-Max. 35'
Patio Covers 15'
Walls, Fences and Hedges
Maximum Height at Interior or Rear Property Line(5) 6' Maximum Height of Project Perimeter Walls 6'
Maximum Height of Retaining Walls at Project 4'
Boundary
Maximum Height of Retaining Walls Between Lots and 4' within Project Boundary
Parking
Min.Number of Parking Spaces Required(6) 2 per unit within a garage plus 2 open spaces per unit Footnotes:
(1)Architectural projections and cantilevers may project a maximum of 2 feet into required front and side setback areas and 3 feet into required rear setback areas measured from the foundation to the roof plate;however,in no case shall such projection be closer than 3 feet to any property line.An architectural projection is defined as an element that articulates the building elevation such as eaves, window and door pop-out surrounds,media niches,bay windows,pot shelves,chimneys,enhanced window sills,shutter details, window trim,balconies and entry gates,and other similar elements. (2)All setbacks measured from PL unless noted otherwise. (3)Rear setback for main structure may be reduced by up to 2 feet for a maximum of 10 percent of the total number of units. (4)Architectural projections to include chimneys and antennas may exceed the maximum building height by an additional 5 feet. (5)Refer to Section 3.10.2(Fence and Wall Standards).
(6)All enclosed parking spaces within a garage shall be a minimum clear dimension of20'x 20'for two spaces and 10'x 20'for single spaces.All open parking spaces shall be a minimum dimension of 9'x 19:All parallel spaces shall be a minimum dimension of 8 x22:

3.4 Page 374 of 3744

SECTION 3. DEVELOPMENT REGULATIONS

3.8 Temporary Uses Plan Review. The form and content of land- Temporary uses shall be permitted pursuant to scape plans for streets, common area open space, Zoning Code Chapter 17.41, "Temporary Use and other common areas shall conform to the Permits and Film Permits." requirements of the City's Development Plan Review application requirements.

3.9 Open Space Development
Standards 3.10.1 Landscape and Irrigation Standards a. A central private common area open space a. All landscaping within the Project shall area shall be improved with recreational facil comply with the provisions of Section 4, ities to serve all age groups of residents of the "Design Criteria" of this Specific Plan uti- Project. The following minimum improve lizing plant materials specified on the ments shall be constructed within the central "Suggested Plant List" established for the common area open space area: Specific Plan.

1. Swimming pool. b. Landscape streetscape improvements for streets within the Project shall conform to the

2. Pool house to include restrooms/changing landscape treatment described for these streets rooms and drinking fountains. within Section 4 "Design Criteria" of this

3. Park furniture including benches and Specific Plan. trellises. c. The design and improvement of all common

4. Trash receptacles. area landscaping, including landscape and ir- rigation plans, shall be reviewed and approved

5. Barbecue area(s) provided with picnic by the City at the time of Development Plan tables and barbeque grills. Review and shall conform with the require-

6. Children's play area. ments of Section 4 "Design Criteria" of this b. Private on-site pocket parks and an off-siteSpecific Plan. public pocket park shall be constructed to d. Installation of landscaping and automatic irri- include, at a minimum, open play areas, gation within the front yards of all residential tot lots, park furniture, and trash recepta- areas shall be provided by the home builder des per the criteria for each lot established in and maintained in a healthy condition at all Section 4, Design Criteria. times.At a minimum, the builder shall install c. Open space improvements shall be approved groundcover and appropriate shrubs and trees by the City as part of Development Plan in the front yards of homes within residential Review. areas.A minimum of one 24 inch box shade tree shall be installed within each residential

3.10 Landscaping, Fencing, and Walls front yard.A variety of landscape designs All landscape and irrigation plans for streetscapes shall be provided by the homebuilder to the and common area open space including graphic homeowner.All landscape plans shall be re- designs with regard to the identity of the Specific viewed and approved by the City at the time Plan, neighborhood identity, or entry monu- of Development Plan Review ments shall conform to the regulations as set e. No more than 50% of a front or side yard of a forth herein and shall be subject to review and residential lot shall be dedicated to driveways, approval by the City at the time of Development hardscape and walkways.

SECTION 3. DEVELOPMENT REGULATIONS
f. All manufactured and cut/fill slopes exceeding c. Individual residential side and rear yard walls three (3) feet in height shall be planted with and fencing shall not exceed six feet in height an effective mixture of ground cover, shrubs, from highest adjacent finished grade. Interior and trees installed by the developer. Such retaining walls in public view shall not exceed slopes shall also be irrigated as necessary to four feet in height from highest adjacent fin- comply with any requirements established by ished grade. Side and rear walls may exceed the City six feet in height from adjacent finished grade g. Boundary landscaping shall be required ad- if required by the City for sound attenua- jacent to the Project Site along the perime- tion pursuant to the recommendations of an ter of 15th Street. Landscaping shall general- Acoustical Report and as approved by the ly be placed along the perimeter property line Director of Development Services.All side adjacent to 15th Street in accordance with and rear yard fences and walls shall be con the landscape design illustrated in Section 4, structed consistent with the "Wall and Fence "Design Criteria," of the Specific Plan. Details" pursuant to Section 4, "Design Criteria," of the Specific Plan.
h. Landscaping and automatic irrigation systems
within the public rights-of-way and private d. All perimeter wall and fence materi- common areas of the Project shall be installed als throughout the Project shall be of uni- by the developer. form manufacture with colors specified for the overall design theme as provided for in

3.10.2 Fence and Wall Standards Section 4 "Design Criteria," of this Specific a. Freestanding, decorative perimeter walls and Plan. view open fencing shall be provided within 3.11 Signage and at the perimeter of the Project Site as
specified in the "Wall and Fence Master Plan" A Master Sign Program shall be submitted by pursuant to Section 4, "Design Criteria," of the developer of the Project and approved by the Specific Plan. Such walls and fences shall the City subject to approval of Development be constructed concurrently with the con- Plan Review pursuant to Zoning Code Section struction of improvements required for devel-

17.44.030 (Development Plan Review). The
Master Sign Program shall address residential
opment of the Project.
project entries, residential neighborhood identi-
b. Perimeter walls and fencing shall be con- fication signs, and way finding signs within the structed consistent with the "Wall and Fence project. No project signs shall be permitted in Details" pursuant to Section 4, "Design the public right-of-way.

Criteria," of the Specific Plan. Perimeter walls
shall not exceed six feet in height from high- 3.11.1 Master Sign Program Contents est finished grade. Retaining walls on the The sign program shall address, at a minimum, 15th Street perimeter shall not exceed four the following:
feet in height. If required for sound attenu-
a. Permitted signs.
ation, perimeter walls may exceed six feet in
height from highest finished grade, subject to b. Prohibited signs. the recommendations of an acoustical study c. The hierarchy of signage. as approved by the Director of Development
Services. d. Definition of types of signs.

3.6

SECTION 3. DEVELOPMENT REGULATIONS
e. Locations and dimensions for monument 1 c. Street lighting within the Project Site shall signs and public facilities signs. comply with City specifications. f. Locations and dimensions of directional d. Private street lights shall include shielding de- signage. vices for "dark sky" purposes and shall direct g. Provisions for size, location, and duration of or reflect light downward. display of temporary signs. 3.12.4 Common Area Open Space Lighting h. Permitted sign types, styles, construction ma- a. Lighting within common area open space terials, colors, and lettering styles. shall be approved by the City as part of the i. Requirements for a sign permit application. City's Development Plan Review of these facilities.
j. Procedures for obtaining approval of a sign
permit. b. Bollard lighting is recommended along walk- ways within the common area open space.
k. Procedures for amending the sign program.
c. Light fixtures shall include shielding devices

3.12 Lighting for "dark sky" purposes and shall direct or re-

3.12.1 General Requirements flect light downward.

Project Site lighting shall be installed in accor-
dance with the following standards.
a. No light glare incidental to any use shall
be visible beyond any boundary line of the
Project Site.
b. Residential fixtures shall be uniform and un-
obtrusive. Shielded fixtures are required to
prevent up lighting and to shield lighting
source from adjacent residential areas.

3.12.2 Public Street Lights
Public streetlights installed along 15th Street as
part of the Project shall be LED. Design of fix-
tures shall be approved by the City as part of
Development Plan Review.

3.12.3 Private Street Lighting Fixtures
a. Private street lighting shall conform to the
City's requirements for street lighting.
b. Private street lighting fixtures shall be on sen-
sors for automatic nighttime lighting. Style
and specifications for all street lights shall be
approved by the City as part of Development
Plan Review.

SECTION 4. DESIGN CRITERIA
Section 4. Design Criteria The intent of the landscape design criteria for the Project is to control the appearance of the

4.1 Purpose and Intent development with respect to scale, proportion, The Specific Plan Design Criteria establish archi- height, materials and colors while still encourag- tectural and landscape design principles and re- ing variety and innovation. The landscape con- quirements for the Project. These design criteria cept for the Project is illustrated on Exhibit 16, provide the foundation for the design and con- "Conceptual Landscape Plan." struction of an aesthetically unified residential 4.2.1 Landscape Elements development while also responding to existing
surrounding land use. Landscape design encompasses "hardscape" ele- ments such as entry monuments, signage, walls,
Design Guideline Objectives: fences, gates, paving, recreation and picnic • To provide the City of Upland with the neces- equipment, as well as "softscape" elements such sary assurances that the Project will be devel- as trees, shrubs, vines and ground cover.All oped in accordance with the quality and char- landscape elements should be compatible with acter proposed in this Specific Plan; the scale of the adjacent architecture and the sur- • To provide design criteria to developers, rounding space.Water conservation and long builders, engineers, architects, landscape ar- term maintenance should be kept in mind when chitects and other professionals to ensure the
selecting specific plant material. Hydrozoning
desired design quality is achieved; and (grouping plants with similar water require- ments) is encouraged.Table 4.1, "Suggested
• To provide development criteria to guide de- Plant List" provides planting guidelines for both velopment of the Project as an attractive and common and private areas. Compliance with distinctive community that responds to the the City's water efficient landscape ordinance is character and design fabric of the surrounding required. The following guidelines address the existing residential community. design of specific landscape elements within the

4.2 Landscape Design Project.

Careful consideration has been given to the
design of the community landscape for the
Project Site. The following design criteria are or-
ganized to help define the basic landscape design
principles for the Project. Conformance with
these criteria will help to assure a vision and in-
tegrity of design for the Project resulting in a dis-
tinctive community image and sense of place for
residents.All landscape plans, streetscape plans,
and graphic designs with regard to community
identity, neighborhood identity, or entry monu-
mentation shall conform to the criteria set forth
herein.

4.1

SECTION 4. DESIGN CRITERIA
Table 4.1
Suggested Plant List
Trees
Botanical Name Common Name Native Water Use Cercis occidentalis Western Redbud Native Low Fraxinus o. 'Raywood' Raywood Ash Non-Native Moderate Pinus Eldarica Afghan Pine Non-Native Low
Platanus racemosal Califronia Sycamore Native Moderate Quercus Agrifolia Coast Live Oak Native Low
Quercus ilex Holly Oak Non-Native Low
Tabebuia chrysotricha Yellow Trumpet Tree Non-Native Moderate Vines
Botanical Name Common Name Native Water Use Ficus pumila Creeping Fig Non-Native Moderate Rosa banksaie 'Lutea' Yellow Ladybanks Rose Non-Native Moderate Shrubs
Botanical Name Common Name Native Water Use

BACKGROUND
Carpenteria c. 'Elizabeth' Elizabeth Bush Anemone Native Moderate Heteromeles arbutifolia Toyon Native Low
Podocarpus macrophyllus Yew Pine Non-Native Moderate Prunus ilicifolia Catalina Cherry Native Low Rhamnus c. 'Eve Case' Eve Case Coffeeberry Native Low Salvia clevelandii Cleveland Sage Non-Native Low Sambucus nigra Black Elderberry Native Low
Tagetes lemonii Mexican Marigold Non-Native Low

MIDGROUND
Artemisia 'Powis Castle' Wormwood Non-Native Low Baccharis x 'Starn' Starn Coyote Brush Native Low Cistus x p. 'Sunset' Magenta Rockrose Non-Native Low Epilobium 'Route 66' California Fuschia Native Low Eriogonum fasciculatum California Buckwheat Native Very Low Hesperaloe parviflora Red Yucca Non-Native Low Leymus c. 'Canyon Prince' Canyon Prince Wild Rye Native Low Mimulus aurantiacus Sticky Monkey Flower Native Very Low Muhlenbergia capillaris Pink Muhly Non-Native Low Muhlenbergia dubia Pine Muhly Non-Native Low Muhlenbergia rigens Deer Grass Non-Native Moderate Ribes speciosum Fuschia-Flowering Gooseberry Native Moderate Rosa species Rose Non-Native Moderate
Rosmarinus species Rosemary Non-Native Low Russelia equisetiformis Firecracker Plant Non-Native Moderate Salvia species Sage Native Low

4.2

SECTION 4. DESIGN CRITERIA
Table 4.1
Suggested Plant List (cont.)

FOREGROUND
Achillea millefolium Common Yarrow Non-Native Low Achillea x 'moonshine' Moonshine Yarrow Hybrid Low Baccharis p. 'Pigeon Point' Pigeon Point Native Low Bouteloua g. 'Blonde Ambition' Blonde Ambition Blue Grama Native Low Carex pansa Meadow Sedge Native Moderate Carex praegracilis Ca field Sedge Native Moderate Cistus x p. 'Sunset' Magenta Rockrose Non-Native Low Dianella species Flax Lily Non-Native Low
Eriogonum f. 'Warriner Lytle' California Buckwheat Native Very Low Festuca i. 'Siskiyou Blue' Siskiyou Blue Fescue Non-Native Low Juncus p. 'Elk Blue' Elk Blue CA Coyote Brush Native Low Lavandula species Lavender Non-Native Low Rosmarinus o. 'Prostratus' Creeping rosemary Non-Native Low

PARKWAY SHRUBS AND GROUNDCOVER
Achillea x 'Moonshine' Moonshine Yarrow Hybrid Low Bouteloua g.'Blonde Ambition' Blonde Ambition Blue Grama Native Low Cistus x p.'Sunset' Magenta Rockrose Non-Native Low Festuca i. 'Siskiyou blue' Siskiyou Blue Fescue Non-Native Low Rosmarinus o.'Prostratus' Creeping Rosemary Non-Native Low

ENTRY SHRUBS AND GROUNDCOVER
Achillea x 'Moonshine' Moonshine Yarrow Hyrbid Low Cistus x p. 'Sunset' Magenta Rockrose Native Low Festuca i. 'Siskiyou Blue' Siskiyou Blue Fescue Non-Native Low Hesperaloe parviflora Red Yucca Non-Native Low Muhlenbergia rigens Deer Grass Non-Native Moderate Rhamnus c. 'Eve Case' Eve Case Coffeeberry Native Low Rosa species Rose Non-Native Moderate
Rosmarinus o. 'Prostratus' Creeping Rosemary Non-Native Low Salvia species Sage Native Low

4.3

SECTION 4. DESIGN CRITERIA
��
PRIMARY COMMUNITY GATE ENTRY EXISTING RESIDENTIAL COMMUNITY Q
I ['4I 1}5TFF£TREET — E- a _ _
POCKET PARK POCKET PARK
4 li.j. 1 2 3 1' +, 4 5 B 7 B 9 'EB 11 12 13 IA 15 _ 18 , ' Mt 1 lig Ibi imslp IIE ' ••=- '" j-* • . it_ a. . te-3-1i:1 Er i '.--0 • . 4.4 , . N.r. pi
- AP
s,• - - — - - -COYOTE.RUN-DR V — — — Z i , "...1,..,o, A..s. Fliki. .MI III.hi' tit . .11,-. -olk -.mi 1 le , 1 .witNi hop , 7.1:46;iisigica Ijiii 1_ , , . . _ koilimitai
,,, . 2
E 15TH STREET
POCKET PARK LANDSCAPE BUFFER
POCKET PARK(PUBLIC) POCKET PARK

REC-CENTER
24 25 28�`27 28 2E1 30 31 32 0 33 VI
.11P
IPP
' - • 40 I 'i - i � _-, �r N. ip. w T .A j
r —54_VERADO—WAY— _ — ' j E,
-; i in; i. s i. 137s1 11!
4,---vegligiii... ~ J �_....._„. U
11 Y_ 1 d r 3 _
,,, .. ... iriph6,,,,,,,,, g7,z.,,,,--i-, - . - _.,er,t 1 POCKET PARK
U _ _ _ _
�'
Q r . ],' L _-0 .L .J 1 MULTI-PURPOSE TRAIL(PUBLIC) 2 i J— -1i. �i� ITV MAINTENANCE ACCESS GATES

LANDSCAPE EASEMENT

SECONDARY COMMUNITY
LANDSCAPE BUFFER GATE ENTRY
Exhibit 16 Source:Architerra Design Group Conceptual Landscape Plan

4.4

SECTION 4. DESIGN CRITERIA

4.2.2 Community Entries The Primary Community Entry is illustrated The Primary Community Entry to the Project on Exhibit 17, "Primary Community Entry" Site includes a blend of hardscape and plant- and Exhibit 18, "Primary Community Entry ing elements. Entry lighting shall avoid intense- Elevation View." ly bright lighting of monuments. Entry mon- The Secondary Community Entry for the uments should be lit to provide a soft wash of Project at 15th Street is illustrated on Exhibit 19, light across the monument signage. Paving at "Secondary Entry." the Primary Community Entry should provide a
softened appearance while providing a hard sur 4.2.3 Streetscapes face for vehicle use. The Primary Community Streetscape design within the interior of the Entry shall include the following: Project Site shall be consistent in character and should help to promote pedestrian circulation
• Use of accent shrubs on each side of the entry within the community. Streetscapes are designed drive and enhanced paving at the entry drive. to provide a clear delineation between pedestrian • A 6 foot high tubular steel fence and gate and and vehicular travel areas. Shrubs, low ground- a 6 foot high wall with an area for the Project covers, and "California Friendly" ornamental identification sign, six foot high pilasters on grasses are used to the greatest extent possible to each side of the wall with brick caps. reduce maintenance and conserve resources. The • A 3 foot wide pedestrian access gate adjacent planting plan for streets includes informal plant- to the vehicular entry gates with a six foot pi- ings of trees, shrubs, groundcovers, and grasses. laster on each side. Uniformed spacing of trees is avoided in order to create an interesting and inviting pedestrian ex-
The Secondary Entry allows for resident exit
only from the community and emergency ve perience while also offering visual interest to mo- torists encouraging them to slow driving speeds
hide access to and from the community. The
and observe their surroundings. The following
Secondary Entry shall include the following:
design criteria apply to streetscape design for the
• Parkway trees within the 15th Street right of Project. way adjacent to the Project Site.
• Landscape treatments of each street shall be
• A variety of accent trees and shrub masses consistent throughout the length of the street planted in a series of layers (foreground, mid in the neighborhood. ground, background at the Project Entry, and
along 15th Street adjacent to the Project Site) • Landscape treatments shall generally utilize to help define borders and plant groupings street trees planted at intervals of 50 feet on center as feasible. Street trees shall be placed
while combining interesting foliage textures
and color. a minimum of eight feet from street light standards.
• Accent lighting for landscape and
• Street tree planting as described below shall
monumentation.
generally utilize one or two primary species
• Varying width landscape buffer areas located for each street with a limited number of addi- where residential side property lines abut the tional species to be used as accent planting. community entry street. The streetscape plan for Project streets is illus- • A 6 foot high tubular steel view fence and trated on Exhibit 20, "Streetscape Key Map," gate with 6 foot 8 inch high pilasters on either and Exhibits 21-27, "Streetscape Sections." side of the gate.

4.5

SECTION 4. DESIGN CRITERIA
0 0 0 EXISTING RESIDENTIAL

COMMUNITY
0 z 0 :.
— — -15TKSTREET- - -
EXISTING R.V.

STORAGE FACILITY
FEATURE LEGEND:
0NEW VISITOR DIAL UP BOX KIOSK. NEW 5'WIDE CONCRETE SIDEWALK. 0NEW VEHICULAR ACCESS ENTRY GATES. Q NEW CHAIN LINK FENCE. 0NEW ENTRY WALL WITH PROJECT SIGNAGE. Q NEW 3'WIDE PEDES1RlANACCESS GAlE 0EXISTING 15TH STREET ASPHALT PAVING.
0 NEW TUBULAR STEEL VIEW FENCE.
0NEW VEHICULAR ACCESS EXIT GATES. I 1 EXISTING PROPERTY BLACK WALL, NEW RETAINING WALL.PER CIVIL ENGINEER'S PLANS. 12 NEW STREET ASPHALT PAVING.CONNECT TO EXISTING Exhibit 17 Source:Architerra Design Group Primary Community Entry

4.6

SECTION 4. DESIGN CRITERIA
16"SQ.COLUMN ENTRY WALL AND 3'WIDE PEDESTRIAN PILASTER PROJECT SIGN ' ACCESS GATES
1 Piga Serena
7 12'-0" 17-0" 1
EXIT / / ENTRY/ /

ACCENT SHRUBS
I'(�il�a 5erena'9I [Ill U
101 ' . 1
/1,. ''5A if lop.lit. 7,, — ,,,3,1 ,:o.1.1. .±.. , Exhibit 18 Source:Architerra Design Group Primary Community Entry
Elevation View

4.7

SECTION 4. DESIGN CRITERIA
III ..- ' I
FEATURE LEGEND: �¢,i' :`�, 1 j li l ,1 _ O 5'WIDE CONCRETE SIDEWALK. ' -+ --
O 6'TALL PROPERTY BLOCK WALL. I
J COLUMN PILASTER. -
O 3'WIDE PEDESTRIAN ACCESS GATES. *~ \. 5 1,- -
o
O EVA/PRIVATE RESIDENT EXIT ONLY GATES. 1 A, ' 0 6 6'TALL TUBULAR STEEL VIEW FENCE. .1 1111 "''''����IIII 0
O STABILIZED DECOPOSED GRANITE PUBLIC 1 ')• hiii 0
MULTI-PURPOSE TRAIL. O 4 N '
0 EXISTING PROPERTY BLOCK WALL  sa=: , ''
O LANDSCAPE BUFFER "�!�` 7 _
RESIDENTIAL PRIVACY BLOCK WALL 0 g ©J © 4b T / COLUMN PILASTER - - - - -
TUBULAR STEEL FENCE SECONDARY ENTRY PLAN
PEDESTRIAN N.T.S

ACCESS GATES
20'-A"
4 ' 1 r' I l �
:.s " EMERGENCY/
is1 4: ° n / PRIVATE RESIDENT EXIT GATES
f'n�hwe `.-f ix ' .
'?'. ii sx ' TµA't t ACCENT
Nrwi, a
:A 4., _ PLANTING ej 'Jt 3"'9 's r 4� r. ,
�y M
l'
... l �, .
_ .r + „ i -I�J a - I' '� I'i' i 1 IIII I'ill
:.. �a.t N
.4.-, J.,,, 1,,,Iii it 1 ff ' — t) I

SECONDARY ENTRY ELEVATION
N.T.S
Exhibit 19 Source:Architerra Design Group Secondary Entry

4.8

SECTION 4. DESIGN CRITERIA
.. ____ ,�, - - ____-_-___ __.9BI^ f0 11 12 ij

14. 15 15
"., re.
iti. .N1
VI
ii
a �� �i 7.11
IF if:.;1. y re 01� CO
— — COYOTG IZUN-RIVL — z
E���-L ] -'1.- Al 4 * L . is ,A� A jr ; U
ti G� ._ .- 10. fir. Pp.: - i
r..
a �c--i
S
��„ 84 82 .�(��i �� B` 58 55 5a 93 52 31 50 I E 15TH STREET
; f
O f
Qw l A
4,Z
JW41-
1111
1F it .i 1 p a
SILVERAD"�DQP-.,A - — a_ — 1 W
iciN,„
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Z s( .�La ). _ ._ r� .
= L�
I 1
mei.. er.,., ip, i % A D
1 _ LILi
W
W
- I I4 IW
I Z
Exhibit 20 Source:Architerra Design Group Streetscape Key Map

4.9

SECTION 4. DESIGN CRITERIA
5 az c
LANDSCAPE BUFFER TREE I STREET TREE
sdF3.> s .r
-' tU- F € r L
6'7ALL
PRIVACY j j I
BLOCK *,�09
WALL ..ti -..
1 f AM
2-1 j
]6'-0" EXISTING
LANDSCAPE E �,��
/ BUFFER I PARK I
6" I i WAY / 12'-0' /
13'0" 26'0" / 20,c / 13- f
33'-0" / 33-0' /
66•-0•'
I 4� a
I ft 7.'4EILIplb Aj,44.11-iiii,1,-,,a v
_ _ ____ _ , __ --0016., 1.. , And tug* ,. ii_i 1 ,d 1, ; . v.

PI, - -- - COYOTERUN-RUN - -� 1111AS
] i 3 i�`'1��aI���I�,I�• �+��1;�1J�`ll�n,�I r ,�'�������f � ai1' I i!'III"s ish isidl ' gid2ad® on' ' 1 1 - '°. - ." - _ .`' L L —1 _-1_-L._L.

J'" - _ a sc . — —
E 15TH STREET r 1
j.-. , ®i
1 O.12 A €3
ill
1 Exhibit 21 Source:Architerra Design Group Streetscape Sections

4.10

SECTION 4. DESIGN CRITERIA
z
w 3
w d cIse G
PRIVATE RESIDENCE 1 1 FRONT YARD/ I PRIVATE RESIDENCE�

STREET TREE
I
t _ __ 7
C
rip L
U m0 .. L.,
I.

EASE- SIDE- 3
‘5'47)hEN j 19'-0" / 19'-0" .NAL90'-Cr MIN/ 19'-0"MIN. / 19'-0" / 2b'-D" / 19'-0"MIN. /
jJ17-0"MIN/ 43'-0" /
4 di,A NM.., I::a or c.,...., or: flu , ,i
d,' i 9= & T. 3: s:w
INIII
ANNI.4 ' ' '.--_...1:LI --",_'=,;,,. . , ,1 . B , ' .r .,,,,,..,F, ,, , .,. . . *b.

S!` i 1 . l 4 ',ll r fr.`1 1. [ 1 E 1 'a 1 1 ] 1 1• ►- • �- - I- - __.A. •�+1 - - -.POYOTERUNt7RNE _ _ -_ _ � �L 3Ailikill.44,01A, j� a. �� i, lie I %
�1RAa - —
, T E 15�H 5'�iEET Y
- -__- -_- --- - - ----"'9 ---T--�, ,- - I.

Sa i 11
1 Exhibit 22 Source:Architerra Design Group Streetscape Sections

4.11

SECTION 4. DESIGN CRITERIA
z
ua
3 PRIVATE RESIDENCE
_1 I FRONT YARDI 1

I STREET TREE
i;r `x � 6'TALLTUBULAR T e

STEEL FENCE I
} ,'• ,-:
i B
i it
4 •
l'
. m REC-
LL O CENTER
6' 5'-0" 5-0"
a •SE SIDE-
o,
.4,10'-0"MIN. EN 16'4 16'-0' ALA
19'0"MIN. 21'-0 / 21'0"
42'-0"
ilellik
[,...- =--12.11-,
.-ff1-i- 1'.. { is 1 K ,
'r iifiNra' tIMPWPWN 4(fA.
-C s —9LVERAt w.y- 7
'-s k.
t C .I:
g 1• 1 11Pi r 9 f 7 1 1 [ 1. S 1- 1 1, [ 1� 1 1 0 ,, y. - -- - _ -- _. - COYOTE RUN pRNE-- 1 �Y I
7::::._ _ ..1.1.j.,',_..- _ _ _ _
If,{ ! T �E15T115YREET 4_
z a
I
1 4
1i1
1 Exhibit 23 Source:Architerra Design Group Streetscape Sections

4.12

SECTION 4. DESIGN CRITERIA

LANDSCAPE BUFFER TREE
PRIVACY BLOCK O 0 FLOWERING CANOPY TREE
WALL WITH PILASTER I 04
I 6'TALL TUBULAR STEEL FENCE
PRIVATE RESIDENCE ON CONCRETE CURB

LARGE EVERGREEN
,1z•#t` i i i CANOPY TREE
soil .0M0d. F'.., —EXISTING
I ._1 PROPERTY
ii WALL/
' ' Y-- t :-:' -
s a' E - rFENCE
' ` svti. I ar. ..:,„
I
,. .., .
, Fil,
__,_ __. .
1 10
i'a'.

P,A, MULTI- 23'-0"
LANDSCAPE SIDE- PURPOSE LANDSCAPE
_.PRIVATE RESIDENCE" BUFFER AL.1 10'-0' 10'-0" J. / TRAIL / BUFFER / 15'-0 / 10'-0"
2S-0"
I I. 4 la
I dr ! sILVERAdoYla1-— d- w 101
�E .,tits ,
A, e , ' F 5
tr - •. EOYOTE MAI VRIVE - - -- - I
Owl 1" I 3 ' Liiii ]: Il s. l J. -ff. l 1 I. - It ',. �LI , 11 _ ,
- - - - - r E 15TH STREET ;- - - ' - -- - -- --- - - I
Ii 1
F 4a . I I
I I ..
1 1
Exhibit 24 Source:Architerra Design Group Streetscape Sections

4.13

SECTION 4. DESIGN CRITERIA

DECIDUOUS MULTI-TRUNK SPECIMEN TREE
EXISTING PRIVATE RESIDENCE O O FLOWERING CANOPY TREE LANDSCAPE BUFFER TREE f "7„.;:::,,..FLOWERING I B TALL TUBULAR STEEL FENCE CANOPY I o
/`
EXISTING BLOCK WALL TREE / rPRIVACY BLOCK WALL er10 0I q
li r '._ '

POCKET PARK

17.O

LANDSCAPE
BUFFER 13'-0" 13'-D
30'40" 18'-0"

48.-0'
4441e1P INIIMPWIP r '
, 4.,,,,, , . ! 1 i .1 .1fr- ...I,. :.
- —HLVERADOWAY---- -
y-�-� �eL;1i IA2161111 SP it ! 'e1~ Y A - - - - -CO-VOTER-UN DRIVE - -
,1 Ipliii 'mg. 'lkigrArga .- to , Jim, 0 1 E 15TH STREET
P S
:. e1 7---------
I I>

2. $
I
if
1 Exhibit 25 Source:Architerra Design Group Streetscape Sections

4.14

SECTION 4. DESIGN CRITERIA

EXISTING PRIVATE RESIDENCE
DECIDUOUS MULTI TRUNK0(52

O POCKET PARK WITH PERIMETER
rz SPECIMEN TREE VIEW FENCE

LANDSCAPE BUFFER TREE
FLOW@RING CANOPY TREE 1,...1 ,, ; III:, .4.1:
i. _,, _0_,, ___:=... s=r=r=__ __ ____,r..Th:t4 „ EXISTING BLOCK WALL /PRIVACY BLOCK WALL

04. :/..0...,,,;11.07:::: .01,
•
I
l 0/
aLy••�
igor
I.
1 r-a

LANDSCAPE
BUFFER 13'-0" 13'-0'
30'-0" 18' r
48'-0"
ii.rk,L. _,,_ ,_ ,,u_ , 3' " ,,,,,,,,. u
1- 'I 1-' 1 is `I 1- ."I Nr ill'
I ! _— - S,LVERADO WAY- 5
Ir 3 = m
_ _, ,_,, ) ,_ __ _ _ -- tikto z itiki,,,_ iiiiiingta. :41,9 ,' IN*
,''� - - — covoTRUN-DRIVE-
' A'' .... Ilti ivii-44"' lig A I i i} .L. h. L li ;k 1 41. In L iii._L F.., .k I'm li_
9 T y
� F'MTh STREET
to �,,,�x-c —q _
%
O P
4 a�
f —
1 1
1 Exhibit 26 Source:Architerra Design Group Streetscape Sections

4.15

SECTION 4. DESIGN CRITERIA
PRIVATE RESIDENCE EVERGREEN CANOPY TREE

PINE TREE
d'TALL PERIMETER BLOCK WALL t TUBULAR STEEL PERIMTER VIEW FENCE ! EXISTING BLOCK WALL

VINE POCKET PLANTING
— — i
C i L .
•
1•mC
IIII

EXISTING PRIVATE RESIDENCE
10'-0"
3-2' D.G.

PA. TRAIL
`RlVA ) (PUBLIC)
51'-0"
I
.„.g " nt 1__re.a -
1 1 is [ r 'ra o'' e
...'.t, $ .., _...40141...:Jijami. AriA. 7 ,
a1711- � " i lawn,. I : IE i la ssI ■ i . �' �r' 4 E 75i}i STREETI
--_ _--
f a 1 I T-
ii
) — C Q '1
I LL I + I
Exhibit 27 Source:Architerra Design Group Streetscape Sections

4.16

SECTION 4. DESIGN CRITERIA

4.2.4 Open Space and Connectivity Off-site public open space improvements to The Project will have common area open space be constructed as part of the project include a provided for the active and passive recreation- pocket park adjacent to 15th Street at the south/ al use of its residents.Walkways will lead to the westerly corner of the Project Site. areas designated for common area open space. The central common open space and pocket The private on-site common area open space parks for the Project are illustrated on plan for the Project consists of the following Exhibit 28, "Central Open Space Plan," Exhibits elements: 29, and 30, "Pocket Parks." The concept for the central mailbox site within the central open
A centrally located open space area to include
the following improvements: space recreational area is illustrated on Exhibit 31," Central Mailbox Plan." Open space ame-
• Swimming pool and spa. nities such as tot lots, furnishings, and exer- • Picnic and barbeque area with an overhead cise stations planned for the pocket parks are shade structure. illustrated in Exhibits 32-35, "Open Space • Pool house with restrooms/changing areas and Amenities." drinking fountains.
• Exercise station.
• Children's play area.
• Landscaped walkway connecting the active
recreational area with residences.

The central open space area will also include the
central mailbox location for the Project. The cen-
tral open space area will be heavily landscaped
with canopy trees to provide shade, shrubs, and
ground cover.

Five on-site pocket parks will be provided for
passive recreational use.Two pocket parks are
planned at each end of the Project Site and two
are planned within interior areas of the Project.

The pocket parks will be heavily landscaped
with canopy trees to provide shade, shrubs, and
ground cover. Benches will be provided under
canopy trees and each pocket park will provide
children's play areas. One pocket park is planned
as a linear park to include a private pedestrian
trail and a separate public pedestrian and bicy-
cle trail connecting to the adjacent of site basin
open space area. This park will be heavily land-
scaped with trees and shrubs. Bench seating will
be provided along the trail.

4.17

SECTION 4. DESIGN CRITERIA
/ 0 -__- '\
�. T7— - rill' r .iic�`.44,'..
` ��".�
. -*-.ti440-ii
kiiiip . I° f �
0 440. mill e- aIs 43
av1, 0 e I
t
--/4 411101111r011411_7.1*°*Ali liti 111
0 0 0 0 it 11 �{ ,'
r: l

REC-CENTER ENLARGEMENT PLAN
N.T.S
FEATURE LEGEND:
000MMUNITY SPA. a SUNDECK.

O2 COMMUNITY SWIMMING POOL. O SWIMMING POOL ENTRY ACCESS GATES.

O GANG MAIL-BOX LOCATION.
0 PRIVACY BLOCK WALL.

CD TUBULAR STEEL SWIMMING POOL ENCLOSURE FENCE. O RESTROOM FACILITY WITH POOL EQUIPMENT ROOM.

PRIVACY DECIDUOUS MULTI-TRUNK SPECIMEN RESTROOM AND POOL WOOD BLOCK TREE IN RAISED PLANTER EQUIPMENT FACILITY OVERHEAD WALL TUBULAR STEEL POOL SWIMMING ENTRY TRELLIS ENCLOSURE FENCE ACCESS POOL GATES STRUCTURE SEAT
WALL
„,....0
' `
\ -,''iii,Illy. pp wq I!"'w{IiV wglu glllinwl 'IP'+n ";.. r • Blau 1 • - r L ..

GROUP
,SPA DECK` SPA f POOL DECK SWIMMING POOL POOL DECK f BBQ 1'

REC-CENTER ELEVATION / POOL SECTION
N.T.S
Exhibit 28 Source:Architerra Design Group Central Open Space Plan "
QI9

4.18

SECTION 4. DESIGN CRITERIA
FEATURE LEGEND:
ip
{ O CHILDREN'S TOT-LOT WITH THEMED
� _ PLAY EQUIPMENT AND PLAY MULCH
© • LAYER.
_- .. l , © h. O PICNIC TABLE SEATING AREA.

O NATURAL CONCRETE WITH
• } CONCRETE BAND AND SAWCUT
© JOINTS.
-
IIM
0 i 0 BENCH SEATING.
— — O LANDSCAPE BOULDERS.

I Ob TRASH RECEPTACLE.
0 OPEN TURF PLAY.
0 POCKET PARK 43 POCKET PARK
N 7$ - N.T.S. O$ STABILIZED DECOMPOSED GRANITE LAYER.
© ® EXCERCISE EQUIPMENT{3).
--Ti 0
O
i� I. N 0 iip,
'� CO 1
CO O 4 .-
w..,,f O T
© POCKET PARK 0 POCKET PARK
NTS NFS
4 — RA,o siLVEomAY -
r a m -. .
.41.
_ 1
i**_ Ti. i L i -[ — I— L- -1
t 'r �€isH srR€Er -
w
I LL 11 I I , I
Exhibit 29 Source:Architerra Design Group Pocket Parks

4.19

SECTION 4. DESIGN CRITERIA
0 iiit:.....,, r,7,,i1,;#:'1.1•;4:,t',-._,:ii 1111..''''' t.f. . :,„ . ), % %,,,i,,,,„
_____.........................._._.
-- -,,,,,,,,,v., ..._ ___ _ —
l •-•
.1441A:
- —. irr rF

ONUCKLE POCKET PARK(PUBLIC)
N1S
JL. J `LI._..J L.._ rJ 1._..j L.._ rJ ` t._ J L..— — , r.�. a' �' y
NpLa
_T.
0IC: 0 0 0 a'� 1 a 0 ' 0 a
0 POCKET PARK
N.T R
FEATURE LEGEND:

O TUBULAR STEEL PERIMETER FENCE. 0 TRASH RECEPTACLE. 0STABILIZED DECOMPOSED GRANITE TRAIL.(PUBLIC)
CI TURF PLAY AREA. O LANDSCAPE BOULDERS.
11 VEHICULAR MAINTENANCE ACCESS
O EXCERCISE EQUIPMENT. GATES.

O NATURAL CONCRETE PAVEMENT.

O 3'WIDE PEDESTRIAN ACCESS GATE O STABILIZED DECOMPOSED __ter Y _ -____-r - -, GRANITE TRAIL.(PRIVATE)
5 BENCH SEATING. 3 1- "i .:to*. i e:7: m ( ' -1- t I- E 1' IS 1 -1 1 -'1 9
' _-. _s+LVERAsoA'MY- — —
+ ' — �
•-s.
.i
6' i � °� it . Mr ' NM it i' - IIS 1 . ~' F� . a . ; w __ - COYOTERNN-DRIVE — , 7 7 7 �,
-
IEe — _ �
E 75 H STREET
i
_—_____— ¢ __—_ _ w
F
+ Q
Ili
I I I I$
Exhibit 30 Source:Architerra Design Group Pocket Parks

4.20

SECTION 4. DESIGN CRITERIA
vitalTM Cluster Box Unit-Type Ill
30 llr -I I 1a ---I
-■ ❑ • J -12
• ❑ ■
4"
• 0 _ • 0
• ❑ • Q
• 0 _ • 0 I4 112'
47$1$'
• ❑ • ❑
• ❑ • Q 62' h1 1r2"
57 ale° • ❑ PEDESTAL
ofP
Q ai❑ 45'
j
i t^ TI J 12'
14 IIrB" 14"
11 Lk:

PEDESTAL BASE

BOLT PATTERN
FRONT VIEW SIDE VFEW DOOR CHART
DOOR Mk CAMIN1ON 11110M1.WliK
'kNntt 1-31e.121106'
NOTES: Io'PARCH ID Il.1417 15.f16
171'MCEI Iy-Cy17 13r I d
W XV v',lm

1. This unit isap
proved For USPS and private applications. "COrSst vild"CLUSTER BOX UNIT

2. Decorative mailbox accessories sold separately and are USPS Approved products,

3. Pedestal should be installed with included Rubber Pad: �]����r�+ i5ja}6 °EY A mounting hardware not included.refer la installation manual for A�+�L�.Gi�IL�ia s A,.E Asr PLV OAR recommendations. M19 corn party
NONE tf26f212
5935 Corpornre Cove•Manhattan.KS MS03 N"'"'"c N,M&� ov.wka*

4. Ucen ettCce seriesE - 8-B- is Officially Licensed by USPS: w.rw.tIorencemoiiboxes.com+{soot 27s-u47' 157P16CS AF6 licensepCDSEGt OS B DD12 "I
AA
A GIBRAliA41kW5T1[1ES COMPANY/IAA
,ciev =..04.1 i
■ 0' r: GANG MAIL BOX
r' -- rr : - LOCATION
MK
t l' ._.-, i to'or ' \
'' - , ' '' "�"'` ,. ;��, � RESTROOM FACILITY AT 11/481 r

REC-CENTER
_.--1,_
Exhibit 31 Source:Architerra Design Group Central Mailbox Plan

4.21

SECTION 4. DESIGN CRITERIA
'111-
( ''''"'----7. Altsiviimr
TWO PERSON BACK AND ARM COMBO THREE-PERSON STATIC COMBO . ,.
-,: -,-,.. '....ea*..,.:I'
�i ` • 1 ..
. r . r
li
•
I
UPRIGHT BIKE FOUR-PERSON LEG PRESS
4:111 1
ROWING MACHINE SINGLE ELLIPTICAL

COMMON AREA OPEN SPACE AMENITIES - EXERCISE STATIONS
I
Exhibit 32 Source:Architerra Design Group Open Space Amenities

4.22

SECTION 4. DESIGN CRITERIA
MODEL#1005HE CONCRETE PICNIC TABLE OUTDOORCREATIOHS,INC. SCALE 5"=32' MIN.TOL 41.1/4' WITH RIGHT SIDE WHEELCHAIR ACCESS CUSTOMER APPROVAL x DRAWN Br MNC lEliI
$2'
M.
30'-14' I—,r----I
1 „•
T —`
1I {
777
lb-Es
wcemm `sbl0r a mbAee A Porad C9m
ed000r is Lam reea�not t l WEIGHT: 2450 LBS
amewSCO7n. TEXTURE:
.fa].Vt N..Y.*Owed Aill 1d ad a5 r.0a yid.
a.lhmx is cam m I pace will nokneed*wired. COLOR:

I.HarVe packs may dellr]a me.We.llaeeare n0.
r.cn..ira0.50 t#tt aoaua+susO we MAXMI
SEALER:

5. b a0 ...VOgn Yuk i.

Ira.ian.y rqIn al ar oxweea array ra to be ONFTMOOI:

I:IEATHONNI p9tlr.y m•HrN N'aGO.

B cna bbarras ra edges GN➢ rctxttnIng
gw�. isuevrmrwlrmrl(mt9rown
kW.
y.Pan Re WA co fare
no00 maule.unw aaaZ HA -arfetrlto
b !

4.01.lY . CIMONi . _. OM xsa.z9
I I '

TYPICAL PICNIC TABLE
.'".• . :.....:<-.f., .0":4r,..1.•-...iii... El.!, .
pl. .. ' ••• •
_ 441147". 111-' ell .,•
;II
, �yy_ •.Iw
`....r 1 •_mow _
IP
t� R
4 _ ■
i }•'I.` .� nvnmil
• r um
7 f I 1,
TRASH RECEPTACLE BENCH SEATING CONCRETE BENCH

COMMON AREA OPEN SPACE AMENITIES - FURNISHINGS
Exhibit 33 Source:Architerra Design Group Open Space Amenities

4.23

SECTION 4. DESIGN CRITERIA
7")
SPINNER BOWL SPICA 1 (SPINNER)
BY KOMFAN BY KpMPAN
IOL

TRIPLE ROPE TRAIL

BY KOMPAN

CHILDREN'S PLAY EQUIPMENT

COMMON AREA OPEN SPACE AMENITIES - TOT LOT
N.T.S
(
Exhibit 34 Source:Architerra Design Group Open Space Amenities

4.24

SECTION 4. DESIGN CRITERIA
-
•
BEAVER HUT CONCEPT NORTH AMERICAN BEAVER
BY IJPC PARKS BY UPC PARKS
•
•
SWIMMING BEAVER BABY FLOATING FROG
BY UPC PARKS BY UPC PARKS

CHILDREN'S PLAY SCULPTURES

COMMON AREA OPEN SPACE AMENITIES - TOT LOT
N.T.S
Exhibit 35 Source:Architerra Design Group Open Space Amenities

4.25

SECTION 4. DESIGN CRITERIA

4.3 Walls and Fencing 4.3.3 Other Fences
Walls and fencing are an important component • Tubular steel fencing is permitted to secure tot of the overall landscape design of a community. lot areas.

Walls and fences should be designed to comple • Emergency vehicle access areas and the basin ment and reinforce landscape design in estab- access gate shall be secured with tubular steel lishing the image and theme of the community.

The type and location of Project walls and fences gates. are described on Exhibits 36 and 37, "Wall and 4.4 Outdoor Lighting Fence Plan."As part of the Project ,fencing will Lighting of streets, common area open space, be installed along the boundary of the existing and select landscaped areas should be consid- Upland Basin trail as illustrated on Exhibit 38, ered for safety and security. Utilization of"dark "Basin Trail Fence Plan." Fence and wall details sky friendly" light fixtures on local streets shall are described on Exhibit 39, "Wall and Fence be required. Maintaining the character of tradi- Details." tional materials will create a pedestrian scale for the neighborhood. Lighting fixtures within the

4.3.1 Community Walls
Project shall be consistent in style, color, and ma-
Community walls constructed as part of serials in order to maintain uniformity through- the Project shall be decorative in nature. out the Project. The style for street lighting fix- Community perimeter walls constructed as part tures within the Project is illustrated on Exhibit of the Project shall be a combination of split face 40, "Typical Street Light Fixture." block and view fencing. The community entry
along 15th Street and the project boundary ad- A hierarchy for all lighting within the Project jacent to the linear pocket park shall have black shall be established by using a variety of light- tubular fencing constructed around these areas. ing fixtures and illumination levels based lighting Use of decorative caps and pilasters to help en- design intent. Lighting styles shall tie into archi- hance the perimeter appeal of the walls is re- tectural styles and provide sufficient illumination quired. Walls and fencing within the expanded for the safety and well being of the communi- 15th Street Project access roadway shall incor- ty. Frosted, louvered, or prismatic lens should be porate existing residential walls and new retain considered where decorative lighting fixtures are ing walls on the north side and existing and new visible and part of the aesthetic lighting program. chain link fencing on the south side.All perime- 4.4.1 Entry Monument Lighting ter walls shall be constructed within the bound-
aries of the Project Site. Avoid intensely bright or "hot" lighting of the Primary Community Entry monument; the mon-

4.3.2 Residential Walls and Fences ument should be lit to provide a soft wash of light Rear yard property walls constructed as part of across the monument signage. Specimen trees at the Project shall be decorative split face block the Secondary Entry should be up-lit with sever- with accent pilasters at intervals along the wall. al fixtures into the canopy to avoid creating dark Vinyl fencing may be used along interior resi- sides of the trees. dential property lines.

4.26

SECTION 4. DESIGN CRITERIA
w
W
® D
Li
, _ ......_...
w i5TH STREET -- U]
- �_ . -
L
_,Ic, 1� 0
Ns
2 _ . ,„„.. .. 1
• r
L = :_.I -
CONCEPTUAL WALL LEGEND:
-O 6'47 HIGH TAN SPLIT FACE CMU BLOCK WALL WIEN 4"PRECISION LJ EXISTING BLOCK PROPERTY WAIL.PROTECT IN PLACE, CAP AND 6'-81 EIIGII PILASTER-SEE DETAIL A,SHEET LC-5.

IU RH'TAINING WALL PER CIVIL ENGINEER'S PLANS,TO HE VIII FACE -0-0 6'3"HIGH COMBO WALL WI1N TAN SPLIT FACE AT 2-.Cr HIGH AND CMU BLOCK ON VISIBLE SIDE, BLACK TUBULAR STEEL VIEW FENCE AT 1'S"AND INTERMRTEHT 6'-e'PILASTERS.SEE DETAIL E,SHEET LC-5. --w 0 R'u�:i -p"HIGH BASIN PERIMETER FENCING.SEE DETAIL F.SHEET LC-S. 0 6'-O"BLACK TUBULAR STEEL VIEW FENCE.SEE DETAIL C.SHEET LC-5. LA 12 SCI-TY WIDE TUBULAR STEEL EMERGENCY ENTRANCE ONLY GATE AND NORMAL USE EXIT ONLY GATE.DETAIL I,SHEET LC-5.
®S'-0"HIGH TAN VINYL PRIVACY FENCE•SEE DETAIL D.SHEET LC-5, I F I Q 17-V WOE M 6'HIGH RV StOIAGE GREEN VINYL COATED CHAIN A OS 3'-U"WIDE'TAN VINYL SIDE YARD GATE.SEE DETAIL E.SHEET LC-5. 1 LINK VEHICULAR GATE.SEE DETAIL H,SHEET LC-5, '--;:CI®TUBULAR STEEL VEHICULAR PRIMARY ENTRY GATE WITH TUBULAR ( )TUBULAR STEEL MAINTENANCE ONLY GATE STEEL PERMETER FENCE&PILASTER.SEE DETAIL G.SHEET LC-5. I 15 POOL GATE WITH PANIC HARDWARE. - -0 METING CHAIN UNK FENCE.PROTECT IN PLACE.
-r Q NEW CHAIN LINK FENCE TO MATCFI MONO CITY/RV STORAGE FENCE.

Exhibit 36 Source:Architerra Design Group Wall and Fence Plan

4.27

SECTION 4. DESIGN CRITERIA
1 © 0 0 2 0
I
p� LL3
.y 5` i '-?a--3 • 47] •50 • TY_i. 9-.'7_$ .-i n— _-_ _ a T4 _—_— 1q ..,‘
. AI Mij ii it �i'i� rt, ii L. IL I' i i'i = / - - COYOTC RUN-DR-IV-E-- - - LW w 1={
lej151 F r 1 .01- 1-f 1 1 - '- .1. -ii 11 4--717 I m,-;-A1-7,___*r 1-1,__%.,- - Flp.;, _,_._„,,,,.51- ,-„c Z Z
65 64 R5 a 0 c 60 DR 58 57 58 a L. 55 56 a 53 52� . 5'� 50 J
•a rr� M ---- m
(..� i.• -- U
Q rr r 0--- 0
E 75TH STREET Q
----)1 e (F-
2 j
2 ---- Wd --
LLl
© P--�
. : • ri -.----P
0 � i ce- immaimai r !it, � .ibi �-- © 0 ✓ ' - �3_VERADO WAY — ___ -
w "1,0 ,,,..*:;,----......- i„...h., pm... dimaiiim . I 1.1' ' LL W /'-. . 4#„'Ir/ „<.;1500 'II M. ! 111 ..1 igir ,. orim*. . ,111111wr . .
. ,.. . •••-,pm....- 1 12,..'7:: -
Q--) ' . ' •IkliT/Ittisoir" ,,0_:.. .
(Pl. " '''01 - - x AI .

AK
LLJ
LJ
--= 0 © 0
W Inc �. • c� III I 1, {
J IN 55 46 48 47 . 46 45 . 44 1 I e I i Q _ _ _0_0 -e .0 0
CONCEPTUAL WALL LEGEND:
—.0• -.0 6'-6"HIGH TAN SPLIT FACE CMU BLOCK WALL WITH 4"PRECISION ® EXISTING BLOCK PROPERTY WALL,PROTECT IN PLACE.

CAP AND 6'-B"HIGH PILASTER.SEE DETAIL A,SHEET LC-5, IU RETAINING WALL PER CIVIL ENGINEER'S PLANS,TO BE SPLIT FACE -0-O 6'-3"HIGH COMBO WALL WITH TAN SPLIT FACE Al 2-0"HIGH AND CMU BLOCK ON VISIBLE SIDE- BLACK TUBULAR STEEL VIEW FENCE AT 4'•3"AND INTERMITTENT 6'-E"PILASTERS.SEE DETAIL B,SHEET LC-5. o— .—E. I 1 6.-0'HIGH BASIN PERIMETER FENCING.SEE DETAIL F,SHEET LC-5. 0 0 o O3 6'-0'BLACK TUBULAR STEEL VIEW FENCE.SEE DETAIL C,SHEET LC-5. 12 20,0-WIDE TUBULAR STEEL EMERGENCY ENTRANCE ONLY GATE AND NORMAL USE EXIT ONLY GATE.DETAIL I,SHEET LC-5.
®5-0"HIGH TAN VINYL PRIVACY FENCE.SEE DETAIL➢.SHEET LC-5. I'. "J 13 17-0"WIDE s 6'HIGH RV STORAGE GREEN VINYL COATED CHAIN O 3'V WIDE TAN VINYL SIDE YARD GATE-SEE DETAIL E,SHEET LC-5. LINK VEHICULAR GATE.SEE DETAIL H,SHEET LC.5.

L '1u1©TUBULAR STEEL VEHICULAR PRIMARY ENTRY GATE WITH TUBULAR - 14 TUBULAR STEEL MAINTENANCE ONLY GATE STEELPERIMETERFENCE&PILASTER.SEE DETAIL G,SHEET LC.5. G IS POOL GATE WITH PANIC HARDWARE. — —0 EXISTING CHAIN LINK FENCE,PROTECT IN PLACE.
+ •. ®NEW CHAIN LINK FENCE TO MATCH EXISTING CITY I RV STORAGE FENCE.

Exhibit 37 Source:Architerra Design Group Wall and Fence Plan

4.28

SECTION 4. DESIGN CRITERIA
Lu
LU
Li Z � H
f LU 7 U v
x A
Lu
L � J
I
1 1 I — 11 U
_ 1 ¢
I I \III
I 1 r� - Iil
0 d'
e
F 1W W
2 En
11 IF
EU LW
W
En r
un
• . . . .

W ' in
Z _
J J
C.I-
0 2 liti2
t
CONCEPTUAL WALL LEGEND:
0 0 6. HIGM TAN SPLIT FACE CHI18LOEK WAIL WITH e PRECISION CAP AND S,E'AGH PILASTER.SEE DETAH A.SHEET LC-5.
0 d'.-HOM O:WE°WAIL Willi TAN SYLII FACE AT 2,0'HIGH AND I—
BLACK TUBULAR STEEL v1EW FENCE AT a'-S'AND INTERMITTENT' W —,o-•,. . •. -._ b'$'PILASTERS.SEE RETAIL 1,SHEET LC-5. _ N—'—o--0 0 6'-CE BLACK TUBULAR STEEL VIEW PENCE.5EEDETAIL C.wen r LC•5.

CI 0 S•0"HIGH TAN V INYL PRIVACY PENCE.SEE DETAII O,SH EET IC.S- A QS S''-0'WIDE TAN VINYL SIDE YARD GATE.SEE DETAILS.SHEET IC-6. { . E_ IUBIKAR S1E0.VEF{ICUTAR PRIM YENFRY GATE riTTH TUBULAR !,L;Ey1 •
PEEL PERIMETER FENCE a PILASIER.SEED66Al 6.sHEE/IC.6.

EISISTWO CRAINt4 K FENCE.PROTECT W PLACE.
-110 , _ • pS NEW CHAIN UHL FENCE TO MATCH E%LSTIN!G CRY f WV STCIILAO FENCE.
0 ERFSTING HLC•CK PROPERTi WALL,PROTECT IN PLACE.
= -- IB REFAI[w4G WALL PER CIWL ENGINEER'S PLANS TO BE SPiR FACE I CAM EtOCK ON V15161E SIDE.
0 .--o--C1 0 g-0"HIGH BASIN PERIMETER FENCING.SEE DETAIL F.SHEET LC-S. 1 CO c'L�`-0r WIDE TUBULAR STEEL EMERGENCY ENTRANCE C�NLY GATE 2 AND NORMAL IAE EGGF ONIr CAFE.DETAIL'.SHEET LC-5. 0 [. L I 13 I'- WIDEx 6'NON RV STORAGE GREEN VTNYL COATED CHAIN LINK VENTCUEAA GAIL SEE DETAK H.SHEET LC-5.

I II TUBULAR STEEL MAWIENANCE ONLY GATE.

C Q FOOL GATE WIN PANIC HARDWARE.

Exhibit 38 Source:Architerra Design Group Basin Trail Fence Plan

4.29

SECTION 4. DESIGN CRITERIA
ger:PEAL (Roam
SPACM
� ;� ' iwiIithimwijr a
A. I''-C WJO WALL AND L e-D't6MEINAiLOH 11.60.AND C. Y4tfIELILAR S1 L VIEW FENCE G'.$'ELOC%PILASTEEI TUMOR STEEL FENCE
54?PDX an 3-0'
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D STALL VINYL FRF U E. S'WIDE VINYL 51DE YARD GATE E, 111LULAI S1EFI FENCE AAUP/AIBULFRSIEEL VIEW FENCE COWNW I ILk41ER
/ COLUMN BLASTER PEDESTRL 1 ACCESS GATE
JJJ''' DOUBlESWIFeG EEMUSIGi.HGE/ - DOUEIL:SWING Vi3+ICLf EXd P,A1E5 / WAI1 4E311CLE ENTRY GATES re F •`{lif&Serena] .
•
174- T r 1r-r-
G. PHIMAlY WEHICILEAIID PEDESTRIAN EHIl1'GI1ES
m •i::.Thf '
H. 12-DOLELE WIDE CHAIN LIHIL GATE
ADJA ENP111RNCAkSEW.V FFNCe
pE5T4c&H ACCESS GATES EDDLILAR ME GAZE
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L EVA I P114A1E AES&DENIETLROHLT VEHU.`IE ACCESSGAIES Exhibit 39 Source:Architerra Design Group Wall and Fence Details

4.30

SECTION 4. DESIGN CRITERIA

FI RSTLI G HT

TECHNOLOGIES
-

CHOOSING THE RIGHT

LIGHTING PROFILE

FIRST LIGHT TECHNOLOGIES SOLAR LED LUMINAIRES
A lighting profile determines when your light will be on and how bright it will be through the night. For First Light products,there are two types of lighting profiles —duration based lighting profiles and real-time based lighting profiles.

WHAT ARE DURATION BASED LIGHTING PROFILES?
mm Duration based profiles are based on when tights detect dusk and dawn.We offer mm several options to provide full brightness and dimming for fixed durations during the night.Note that there is no additional set up required at time of install.

DURATION BASED

LIGHTING PROFILES
DUSK NIGHT DAWN
00 On at dusk>off at dawn 00
01 On at dusk>off after 6 hours 01
On at dusk>after 6 hours
02 dim to 30%>off at dawn 02
On at dusk>off after for 5 hours>on 1 hour before
03 dawn>off at dawn 03
v On at dusk>dim to 30%after 5 hours>brighten to 04 3 04 100%1 hour before dawn>off at dawn
i‘ 05 On at dusk>off after 3 hours 05
I 06 On at dusk>off after 4 hours 06
0 On at dusk>off after 4 hours>on 1 hour
07 before dawn>off at dawn 07
08 Off(with motion sensing) 08
On at dusk>after 3 hours dim to 30%>brighten to
09 100%1 hour before dawn>off at dawn 09
10 On 30%at dusk>off at dawn 10
F I RSTLI G HT info%firstlighttechnologies.com/1-844-279-8754

TECHNOLOGIES
i I
Exhibit 40 Source: Visual Concepts Lighting,Inc.

Typical Street Light Fixture

4.31

SECTION 4. DESIGN CRITERIA

4.4.2 Open Space Areas and • Enhance the pedestrian and biking experience Walkway Lighting through attractive and comprehensible way- Lighting of the walkways within open space finding signage and destination identifiers. areas should be considered for safety and secu- 4.5.2 Sign Design Criteria rity. Security lighting fixtures shall be vandal re-
sistant, not less than (8) eight feet from ground The following design criteria shall be considered level. Low level pedestrian lighting along walk- for Project signs:
ways within open space areas should be provided • Signs shall be of uniform design relative to to create a better sense of scale to the pedestrian. each other, sharing similar colors, materials, Luminaries of not less than 42" in height may and shapes. be utilized to illuminate a walkway if adjacent • Signs shall be color compatible with build- landscaping is of a variety that does not mature ing architecture and landscape features on the higher than two feet.
site.

4.5 Signs • Materials shall include the use of real veneer All signs within the Project shall conform to a materials instead of faux concrete veneers. sign program submitted by the applicant and ap- 4.6 Architectural Design proved by the City. The sign program shall serve
to reinforce the overall design theme for the The architecture represented in the Project shall community and to promote an overall "sense of be comprised of rich, traditional styles that com- place" through architecturally integrated, visu-
ally coordinated, and aesthetically balanced sign versity in the community street scene. Three sep- arate and distinct architectural styles influenced
design. As part of the sign program the design
of all sign graphics shall be carefully considered by thematic architecture found within California in relation to the site architecture and land- have been selected for the Project. Each style is scaping, as well as to the specific content of the presented on the following pages describing the area. Conformity of design among all signs is characteristics that begin to express the antici- required. pated architectural character for the community.

These styles are influenced and inspired by the

4.5.1 Sign Program Objectives themes of each style, all represented in historical Signs within the Project shall address the follow- California architecture. Other architectural styles ing objectives: may be approved for the Project by the City as part of Development Plan Review. Other styles
• Provide a project identity through elements should exhibit compatibility to the three styles that convey a distinct community character described below. enhancing the collective architectural theme.
• Provide for a hierarchy of signs to address
Project identity, directions and informa-
tion within the community, and identify
the common area open space and Project
amenities.
• Ensure the efficient circulation of vehicle
traffic within the Project Site.

4.32

SECTION 4. DESIGN CRITERIA

4.6.1 Spanish Influenced Style
The Spanish style is an adaptation of the Mission Revival style, reflecting features such as strong form and mass, plain stucco wall surfaces, and tile roofs. The front elevations are very simply articulated and detailed. Further architectural distinction is established through the use of heavily textured wooden doors, colorful decorative ceramic tile accents and robust ornamental ironwork. The charm of the Spanish style lies in the directness, adaptability and contrast of materials and textures.

The following elements define the Spanish architectural style for the Project.

Massing:
• Simple massing and forms with varied roof forms.

General Materials:
• Stucco finished walls.
• Rounded stucco arches.
•Wrought iron accents.
• Thick walls.
• Deep recessed openings.
• Clay pipe details at gable ends.

Roof Materials and Forms:
• Low-pitched roofs.
• Minimal overhangs.
• Gable main roof with intersecting gables.
• Concrete `S' tiles.

Detail Elements:
•Arched window/door openings.
• Decorative columns and trim.
• Recessed windows.
• Decorative plank shutters.
•Window trims at top and bottom.
• Decorative corbels and roof finials.
•Wrought iron details.
•Vertically proportioned windows.
• Decorative flared walls.
• 16-panel garage door
The characteristics of the Spanish architectural style are illustrated on Exhibit 41, "Spanish Style."

4.3 3

SECTION 4. DESIGN CRITERIA
ROOF? ARCHITECTURAL
GARAGE DOOR STYLES DETAILS DESCRIPTION
• Concrete'Sr Tile Roofing
• Arched Openings
• Flared Wing Walls
• Shaped Stucco Corbels
• Decorative Finials
• Deep Recessed WindowsfShel
• Wrought Iron Pot Shelves
r• ' r•— • Decorative Clay Pipes
• Decorative Plank Shutters
— —• _J • 8'Tall Sectional 16-Panel Garage Doors • 8'Tall Decorative Plank Entry Doors
11 Exhibit 41 Source:KB Home
Spanish Style

4.34

SECTION 4. DESIGN CRITERIA

4.6.2 Italianate Influences
The Italianate style as interpreted and conceived by Southern California architects of the early 20th cen- tury adapted the grand formal elegance of the Italian Renaissance estate with a localized approach to de- tailing and scale. Composed primarily of stacked two-story forms, the front elevations of these homes display a distinct organization of windows and doors, often with a centrally located, articulated entry.

Key identifying features of this style include low-pitched hip roofs and rich architectural detailing in- cluding decorative cornice brackets, enhanced horizontal banding, and arched elements.

The following elements define the Italianate architectural style for the Project.

Massing:
• Stacked two-story massing.

General Materials:
• Stucco finished walls.
• Porches with arched openings.
• Color blocking for added visual interest.
• Corbels at soffits and eaves elements.
• Stucco belly bands.

Roof Materials and Forms:
• Low-pitched roofs.
• Hip roofs typical.
• Minimal overhangs.
• Concrete `S' tiles.

Detail Elements:
• Mullions in vertical patterns.
• Window trims at top, bottom, and sides.
• Paired window groupings.
• Decorative louvered shutter.
• Solid eaves at select locations.
• Decorative belly bands.
• Wide corbels at eaves.
• Decorative pot shelves.
• Simulated precast surround at entries.
• Built-up eaves.
• 32-panel garage door.

The characteristics of the Italianate architectural style are illustrated on Exhibits 42, "Italianate Style."

4.35

SECTION 4. DESIGN CRITERIA
ROOF I ARCHITECTURAL DESCRIPTION
GARAGE DOOR STYLES DETAILS
:7 • Concrete'S Tile Roofing
• Arched Openings
• Raised Plate Height at Entries
�. • Simulated Precast Trim
• Shaped Stucco window Sills
HA •
• Shaped Stucco Corbels
. ..„, E Wide Stucco Band Trim
� Decorative Stucco Cornices
• Grouped Windows
I. • Decorative Louvered Shutters
II
M.
��� • 8'Tall SDecorative
iveonal 6-Panel Entry D Doors
8'Loll Decorative 6-Panel Entry Doors
L
I■■ ! K —
L,
I . _ I
Exhibit 42 Source:KB Home
Italianate Style

4.36

SECTION 4. DESIGN CRITERIA

4.6.3 French Country Influences
The French Country style is based upon early American interpretations of French Medieval architec- ture that made its way across the United States from the Mississippi regions around the turn of the cen- tury. Usually taking the form of larger manor homes and estates, this architectural style was adapted to fit smaller informal rural homes. Popular in fairy tale illustrations, the French Country style conveys a romantic and picturesque architecture replicating the cottages that dot the rustic French countryside.

American interpretations include simple, asymmetrical forms with steeply-pitched roofs.

Massing:
• Simple massing with asymmetrical forms and gable roofs.

General Materials:
• Stucco finished walls.
• Vertical windows.
• Simple detailing.

Roof Materials and Forms:
• Steep roof forms with multiple pitches.
• Gable and hip roof forms.
• Large, simple roof planes.
• Gable end venting in various styles.
• Extended roof overhangs.
• Flat concrete tile to simulate shake materials.

Detail Elements:
• Decorative Z-plank shutters.
• Wood porch columns with decorative brackets.
• Box bay windows.
• Grouped windows.
• Multi-paned windows.
• Window trims at top, bottom and sides.
• Arched openings.
• 16-panel garage door with decorative vertical slats.

The characteristics of the French Country architectural style are illustrated on Exhibits 43, "French Country Style."

4.37

SECTION 4. DESIGN CRITERIA
ROOFI ARCHITECTURAL
GARAGE DOOR STYLES DETAILS DESCRIPTION
• Concrete Shakeliile Roofing
• Soft Arched Openings
_ _ • Shaped Corbels
Si: •• • Box Bay Windows et/Wood Paneling
, - •� Su ,' • Wood Trellisesw/Decorative Kickers • Wide Stucco Band Trim
I II I - — • Decerative Mang ulatBableVents —I■ • Wood Postswlth Decorative Brackets
Il�� I • Decorative 2-Plank Shutters
71 T I IINE II II R • 8'Tall Sectional 32-Panel Garage Doors w+ —1—1—1—1--1—J . . . Decorative Slats
• 6'Tall Decorative Arched Plank Entry Doors
F.- - lumw _
•
liE
�F I I MN
Exhibit 43 Source:KB Home
French Country Style

4.38

SECTION 4. DESIGN CRITERIA

4.6.4 Architectural Enhancements
Where building elevations front onto the adjacent golf course and along certain portions of 15th Street these elevations will be enhanced with special architectural features consistent with the architectural style of the building. Examples of these special enhancements include, but are not limited to:
• Decorative foam shutters around master bedroom and/or master bath windows. • Additional window with decorative wrought iron pot shelf at master closet. • Decorative stucco over foam shaped corbels at the sides of the gable at the master bedroom and/or master bath.
• Pop out wall with a gable or hip roof with stucco over foam shaped corbels at the sides of the gable at the master bedroom.
• Decorative clay pipes at the added gable end.
• Stucco over foam shaped corbels with sand finish under the cantilever at the master bath or bedroom. • Decorative foam shutters at the master bedroom or bath windows. • Stucco over foam trim band along the entire elevation. • Additional window with decorative foam shutters at master closet. • Stucco over foam trim band along the entire elevation.

The locations of architecturally enhanced elevations are identified on Exhibit 44, "Architectural Enhancements Key Map."Typical enhancements for each architectural style are illustrated on Exhibit 45, "Enhanced Elevation Spanish Style," Exhibit 46, "Enhanced Elevation French Country Style," and Exhibit 47, "Enhanced Elevation, Italianate Style."

4.39

SECTION 4. DESIGN CRITERIA
1 II iiil WPMPO[ WSJ:- ,
riittir'''''41.K ii iillitlit Niligliiiiiiiik
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Exhibit 44 Source:KB Home
Architectural Enhancements Key Map

4.40

SECTION 4. DESIGN CRITERIA
.r,, '.t ____.: rr.77:

IT
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Taft Elevation'A'(Spanish) Front Elevation'A'(Spanisfi)— tom- 'a...:.-. - ....z'._si? 7 14:Ig$l i s z OWN 7 ] _. ' +E-::ice-ate '' ¢ C[i] F X 0 R S ._ .li n II - -
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Right Elevation'A'(Spanish) Enhanced Condition Rear Elevation'A'(Spanish) Exhibit 45 Source:KB Home
Enhanced Elevation Spanish Style

4.41

SECTION 4. DESIGN CRITERIA
1 r - t, n I� lUll
■ 0 . ■ u!
irl - _ 77 r =_-= :��
iFEMME
F E1 tzoi V(Freac c:otutiTy)
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Right Elevation'C'(French Country) Enhanced Condition (F Country)ition'C'(French Exhibit 46 Source:KB Home
Enhanced Elevation French Country Style

4.42

SECTION 4. DESIGN CRITERIA
',44; it ."•mr •',3_.:_-__.'.«< Si".y. i di^Rs .:i'_ MOO
••r oli ill ma LLilrr
11 l 11
r fi:fF
EMS
-i S I 111
Left Elevation'B'(ltalianate) Front h.e�ation B(ltalianaic}

1.!rir
111L !1 _LL
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IL i r
1:716 IL 1 1 __ ,:R .i.,3_
, , 411
___
Right Elevation'B'(Italianate) Enhanced anted Condition Rear Elevation'B'(Italtaaate) Exhibit 47 Source:KB Home
Enhanced Elevation Italianate Style

4.43

SECTION 5. IMPLEMENTATION AND ADMINISTRATION
Section 5. Implementation 5.3 Interpretation and Administration Unless otherwise provided, any ambiguity con- The Specific Plan serves to implement the cerning the content or application of the Specific General Plan land use designation of Villa Plan shall be resolved by the City of Upland Serena Specific Plan (SP) and establishes the Development Services Director or his/her des- zoning for the Project Site. The Specific Plan reg- ignee in a manner consistent with the goals, ulates allowable land use and establishes required policies, purpose and intent established in this infrastructure improvements, development re- Specific Plan. quirements, and design criteria for the Project 5.4 Development Review Site and establishes the design requirements for
off-site improvements to be constructed as part Implementation of the Project is subject to ad- of the Project. The methods for implementation ditional City approvals, subsequent to approv- of development within the Project Site and ad- al of the Specific Plan, including approval of a ministration of the Specific Plan are established Site Plan and Design Review. The Project shall comply with all applicable State and local build-
in this section. ing and fire codes in effect at the time of Project

5.1 Methods and Applicability implementation.

All development proposals within the Specific 5.4.1 Subdivision Maps Plan shall be subject to the implementation pro- Approval of a tentative and final tract map cedures established herein. Development within shall be required for the Project. The ten- the Project Site shall be implemented through
the approval by the Cityof a final tract map and tative and final tract map shall be reviewed and approved pursuant to applicable provi-
through site plan and design review pursuant to sions of the City of Upland Municipal Code, Upland Municipal Code,Title 17, "Planning Title 16, "Subdivisions," Zoning Code Section and Zoning" (Zoning Code). The implementa- 17.44.080, (Parcel Maps and Tract Maps), and tion process described herein provides the mech- consistent with the applicable provisions of the anisms for review and approval by the City of Development Plan, Development Regulations, the development project proposed for the Project
and Design Criteria contained within the
Site.

Specific Plan.

Whenever the provisions and development stan-
dards contained herein conflict with those con- 5.4.2 Site Plan and Design Review tained in the Zoning Code, the provisions of the Development of the Project shall be subject to Specific Plan shall take precedence. the provisions of site plan and design review pursuant to Zoning Code Section 17.44.030,

5.2 Severability (Development Plan Review). Pursuant to these If any regulation, condition, program, or por- provisions, the site plan and design review pro- tion of the Specific Plan is held invalid or unen- cess constitutes a review and approval of project forceable, such portions shall be deemed sepa- site plans, architecture, and landscape plans. The rate, distinct, and independent provisions, and site plan and design review application for any the invalidity of such portions or provisions shall project shall include a landscape and irrigation not affect the validity and enforceability of the plan describing plant materials and their growth remaining portions and provisions therein. habits, plant size and spacing, methods of irri-

5.1

SECTION 5. IMPLEMENTATION AND ADMINISTRATION
gation and landscaping maintenance; a compre- 5.5.2 Specific Plan Amendments hensive site plan of development including the Amendments to the Specific Plan may be re- distribution of land use, lot layout, detailed site quested by the applicant or initiated by the plan for common area open space and residen- City at any time pursuant to Section 65453(a) tial plot plan, architectural elevations and floor of the Government Code.Amendments plans, grading plans and other requirements as shall be processed pursuant to the provisions specified by the City. of the Government Code for Specific Plan

5.5 Specific Plan Modifications and Amendments. In the event the proposed amend- Amendments ment requires supplemental environmental anal- ysis pursuant to the California Environmental

5.5.1 Modifications Quality Act (CEQA), the applicant shall be re- The following constitute modifications to the sponsible for preparing the necessary CEQA Specific Plan, not requiring a Specific Plan documentation.

Amendment, and are subject to review and ap- 5.6 Appeals proval by the Development Services Director.

The Development Services Director shall have Appeals from any determination of the the discretion to refer any such request for modi- Development Services Director shall be made fication to the Planning Commission. to the Planning Commission. The applicant(s) or any other entity shall have the right to appeal
a. Change in utility and/or public service the decision of the Planning Commission on provider. any determination to the City Council.Appeals b. Minor changes to landscape materials,wall shall be filed on forms provided by the City of materials, wall alignment, entry design, and Upland. Appeals shall be processed consistent streetscape design which are deemed by the with the provisions of Zoning Code Chapter Development Services Director to be substan- 17.47 (Referrals,Appeals, and Calls for Review). tively consistent with the conceptual design
set forth in the design criteria contained 5.7 Compliance with Mitigation within the Specific Plan. Measures and Conditions of Approval
c. Minor changes to the architectural floor plans Development within the Project shall comply and/or architectural design criteria of the with all approved mitigation measures as de- Specific Plan provided the change does not scribed in the Mitigation Monitoring and result in a variation of more than 20% of any Reporting Program (MMRP) adopted by the quantifiable design criteria. City. Development of the Project Site shall d. Other modifications deemed similar in nature comply with all conditions of approval as de- by the Development Services Director to scribed in the Final Tract Map approved by the the above, which the Development Services City for the Project Site.

Director determines is in keeping with the
purpose and intent of the approved Specific
Plan, and which are in conformance with the
General Plan, as amended.

5.2

SECTION 5. IMPLEMENTATION AND ADMINISTRATION

5.8 Project Financing b. Provision of adequate infrastructure and The financing of construction, operation, and public facilities. maintenance of public improvements and facil- c. Protection of public health, safety and ities (the "facilities") and public services for the welfare.

Project may include a combination of financing The phasing of residential development areas mechanisms. Final determination as to the facil- shall be determined by the developer. The de- ities to be constructed and maintenance respon- velopment of residential uses shall be imple- sibilities,whether publicly or privately main- mented through the approval of a tentative and tained, shall be determined as part of recordation final tract map and permits and pursuant to the of a final map. City approval is a prerequisite for Development Plan Review process. Three main the establishment and implementation of any phases of site development shall be implemented and all special district-financing mechanisms. as described below.

The following financing options can be consid-
ered for implementation. Phase 1 - Rough grading and installation of im- provements to on site streets and connections to

5.8.1 Facilities and Services off-site backbone infrastructure, and construc- a. Private capital investment for the construction tion of on-site infrastructure. of facilities. Phase 2 - Construction of sales facility and resi- dential model home units.
b. Traditional Assessment Districts pursu-
ant to the 1911 or 1913 enabling legisla- Phase 3 - Construction of residential units, tion, Community Facilities District (CFD) common area open space, landscaping and ir- established pursuant to the Mello-Roos rigation systems and Project perimeter entries, Community Facilities District Act of 1982, or walls, and fences. other special district, to provide funding for 5.10 Maintenance the construction of a variety of public facili-
ties and the provision of public services. Maintenance of improvements within the Project Site shall be the responsibility of public

5.8.2 Facilities and Services and private entities as follows:
a. By individual private property owner. a. All curb, gutter, and sidewalk improvements b. By Homeowner Association (HOA). within the public right of way constructed c. By Landscape and Lighting Maintenance for 15th Street adjacent to the Project Site District (LLMD). shall be dedicated to the City of Upland and maintained by the City. Parkway landscap-
d. By traditional Assessment District, CFD, or ing within the 15th Street right of way shall other special district. be dedicated to the City and maintained by

5.9 Project Phasing the HOA. Off-site roadway improvements extending 15th Street from the Project Site
Phasing of the Specific Plan will meet the follow- westerly to East 15th Street providing pri- ing objectives: vate vehicular access to the Project Site and a. Orderly build-out of the community based the Project Entry shall be maintained by the upon market and economic conditions. HOA.

5.3

SECTION 5. IMPLEMENTATION AND ADMINISTRATION
b. All streets, landscaping between the 15th
Street right of way and the Project boundary,
and drives within the Project Site shall be pri-
vate and maintained by the Project HOA.
c. Front yard and common area landscape im-
provements within the Project Site shall be
maintained by the Project HOA.
d. Recreational areas and common area open
space within the Project Site shall be main-
tained by the Project HOA. Off site pocket
park improvements adjacent to 15th Street
shall be maintained by either the HOA or a
Community Facilities District (CFD) funded
by taxes levied upon the property for their fair
share of maintenance.
f. On-site and off-site infrastructure improve-
ments such as water, sewer, and storm drain
facilities shall be privately constructed and
dedicated to the appropriate responsible
entity for maintenance by that entity.
g. All water quality management features and
Project BMPs shall be maintained by the
Project HOA.
h. Off-site existing Basin trail shall be main-
tained by either the HOA or a CFD funded
by taxes levied upon the property for their fair
share of the maintenance.

A detailed listing of maintenance responsibil-
ities for the Project is included as Table 5.1,
"Project Maintenance Matrix."

5.4

SECTION 5. IMPLEMENTATION AND ADMINISTRATION
Table 5-1
Project Maintenance Matrix
IMPROVEMENT HOMEOWNER HOA CITY PUBLIC HOA OR

UTILITY CFD
15th Street Sidewalk,Curb,Gutter Adjacent to Project X 30'Landscape Strip between 15th ROW and
Project Boundary and landscaping within X
15th Street parkway
Storm Drain Easements X
Basin Maintenance Vehicle Access and Gates X
Internal Project Streets X
Internal Project Sidewalks, Parkways,Enhanced X
Paving
Project Entry Connections to 15th Street X
Community Entry Sign,Walls and Lighting X
Interior Project Walls and Fencing X
Project Boundary Walls -New X
Project Boundary Walls—Existing X
Retaining Walls—Boundary X
Retaining Walls—Interior X
Common Area Landscaping X
Private Common Area Open Space and Improvements X
Public park improvements off-site adjacent to X 15th Street
Off-site extension of 15th Street providing resident X access and entry to the Project Site
Basin Trail Adjacent to the Project Site X
Mailbox Shelter X
Residential Front Yards X
Residential Driveways X
On-Site Water Mains X
On-Site Sewer Mains X
Water Quality Features—On site X
Drainage Improvements—On site X

5.5

SECTION 6. GENERAL PLAN CONSISTENCY
Section 6. General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3,Article 8, Section 65450-65457), permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and pro- grams with the goals and policies set forth in the general plan. The Villa Serena Specific Plan provides regulations, guidelines and standards that are consistent with the applicable City of Upland General Plan goals and policies as discussed in this section.

6.1 Land Use Element
Policies Specific Plan Consistency
Policy LU-1.2 Permitted Densities and A General Plan Amendment adopted by the City for Intensities. Ensure existing and future the Project Site changed the General Plan Land Use zoning designations correspond to the Map for the Project Site from Public- Flood Control/ permitted density and intensity ranges Recharge (FC/R) to Villa Serena Specific Plan (SP). as listed in Table LU-1 of the Land Use The Specific Plan establishes the General Plan Land Element. Use designation and zoning for the Project Site and implements the SP General Plan land use designa-
tion for the Project Site. The Specific Plan is a propos- al for the development of 65 single family residential
dwelling units on approximately 9.16 acres of land.

The residential density for the proposed Project is 7.1 dwelling units per acre consistent with surrounding
General Plan land use designations of Single-Family
Medium Residential (SFR-M): 4-10 dwelling units per
acre, Single Family Low Residential (SF-L) .0-4 dwell-
ing units per acre, and the Upland Hills Country Club
Specific Plan.

Policy LU-1.5 Range of Housing Types The proposed project is a Specific Plan to allow devel- and Densities. Provide high-quality opment of 65 single family residential dwellings in a housing in a range of types, densities, and variety of floor plans and architectural styles at a den- unit sizes that meets the housing needs of sity of 7.1 dwelling units per acre designed with unit residents of all income levels. sizes to address the housing needs of first time buyers.

The Project adds to the City's housing stock for first
time buyers helping in the City's efforts to address the housing needs of all income levels. The Project is con- sistent with this policy.

6.1

SECTION 6. GENERAL PLAN CONSISTENCY
Policy LU-2.3 Living Environment. Residential units developed as part of the proposed Provide healthy, affordable and desirable project will be constructed in conformance with all ad- living environments consistent with ad- opted building, health and safety code requirements. opted code requirements that set forth The Project is consistent with this policy. the acceptable health and safety standards
for the occupancy of housing.

Policy LU-4.1 Infill Development. The 9.16 acre Project Site has been determined by the Encourage mixed-use, infill development City to be a surplus property suitable for development, on brownfields or underutilized parcels, and represents an infill site surrounded by built urban particularly near public transit and within environment and served by existing infrastructure and the historic downtown. roadways. The Project is consistent with this policy.

Policy LU-5.5 Pedestrian Safety. The Project includes a simple two way street system Encourage the creation of safe, walkable with sidewalks adequately sized and lit to provide a environments that include elements such safe walkable community offering pedestrian connec- as wide, smooth sidewalks, good lighting, tivity within the community and to 15th Street which safe crosswalks, clear signage, curb bulb- allows for continued connectivity to Sierra Vista Park outs, curb cuts, street furniture, trees and located approximately .5 miles southwest of the Project traffic-calming measures which allow Site and Upland Memorial Park located approximately people of all ages and abilities to exercise .8 miles south of the Project Site and to general corn- and safely access public transportation, mercial centers located approximately one mile north community centers, schools and goods of the Project Site. Pedestrian connectivity is provided and services. to the adjacent Upland Basin open space via a planned on-site private pedestrian trail and a separate public pe- destrian and bicycle trail extending from Project streets and 15th Street connecting to the existing Upland
Basin trail. The Project is consistent with this policy.

Policy LU-6.1 Quality Development. The Specific Plan includes design criteria to guide com- Ensure that development is attractive and munity and architectural design of the Project to create promotes harmony in the visual relation- a distinctive, cohesive community that blends with ships and transitions between newer and and complements the surrounding built environment. older buildings. The Specific Plan design criteria includes a compre- hensive community landscape plan and architectural
design concepts that work together to create interesting and attractive streetscenes with visual continuity. The Project is consistent with this policy.

6.2

SECTION 6. GENERAL PLAN CONSISTENCY
Policy LU-6.2 Compatibility of Uses. The Specific Plan is a comprehensive plan controlling Control the location, concentration and the pattern and operation of residential and open space operations of land uses that have poten- land uses within the Project Site. The Specific Plan tial impacts on surrounding development includes adequate buffering of new land uses to sur- through effective design principles, ade- rounding existing land use through project boundary quate buffering, and enforcement of reg- landscaping and theme walls. The Project is served by ulatory documents. an internal two way street system with two points of connection to 15th Street. The Specific Plan includes
requirements for installation of infrastructure ade-
quate to serve the Project and development standards
to regulate building height and massing to conform to
that of existing surrounding residential land use. The
Project is consistent with this policy.

6.2 Community Character and Urban Design Element
Policies Specific Plan Consistency
Policy CC-1.1 Small Town Scale. There are no known historic features or buildings Support the maintenance and expan- within the Project Site. The proposed new develop- sion of Upland's existing character by re- ment of 65 residential units at a density of 7.1 dwelling quiring preservation of historic features, units per acre is complementary to the existing scale buildings, and landscaping while encour- and character of the surrounding built environment aging new development to complement and is designed to blend with and reflect the small the character, scale, and heritage of devel- town character of Upland. The Project is a single family opment in the community. detached residential community consistent with the ex- isting single family residential character surrounding
the Project Site.

The Project incorporates the traditional housing styles of Upland, California, while also reflecting the archi- tecture of recently built neighborhoods. The architec-
tural styles of homes are influenced and inspired by
Spanish, Italianate, and French Country that echo the
classic architecture of the Southern Californian regions.

The Project integrates styles, elements, and a mix of
materials from both established and newer residential
communities located near the Project Site.

Homes will not exceed two stories in height and will
have a variety of floor plans and architectural styles
plotted to create a varied streetscene. Materials and de- tails on homes will be in keeping with the character of each architectural style. The Project is consistent with this policy.

6.3

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CC-1.2 Community Identity. The proposed project is designed to create a distinctive Cultivate a greater sense of communi- sense of place for residents as a "walkable" communi- ty identity and recognizable commu- ty with a pedestrian friendly street system and common nity focal points, centers, districts, and area open space provided for residents creating an at- gateways. mosphere where neighbors can visit with one anoth- er while walking or utilizing the recreational ameni-
ties within the common area open space. Residences
are planned to front onto streets, enabling residents to have their "eyes on the street," promoting a safe home- town feel and encouraging interaction among neigh-
bors. The Specific Plan sets forth requirements for a
distinctive community design through construction of
an enhanced primary Community Entry, landscaped
secondary entry and streetscapes, walls, and entry mon- uments creating a sense of arrival to the community.

Architectural diversity in residential design, landscaped walkways, and on-site common area open space for
neighborhood gatherings, combine to create a sense of
place for residents. The Project is consistent with this policy.

Policy CC-1.3 Place Making. Ensure Development standards contained in the Specific Plan that existing and proposed buildings, require uniform and high quality design of residential structures, infrastructure, landscaping, dwellings, the installation of infrastructure adequate lighting, and signage contribute to the to serve the community, comprehensive and cohesive image of the City as a place of high quali- landscaping for the community to include shade trees, ty and positive value. shrubs, and groundcover, requirements that a master sign program be approved by the City, and lighting
regulations to ensure uniformity of fixture design and
placement along streets and within common area open
space. The Project is consistent with this policy.

6.4

SECTION 6. GENERAL PLAN CONSISTENCY
i
Policy CC-1.4 Contextual Design The Project incorporates a community design creating Themes. Encourage new development a distinctive sense of place for the community similar to incorporate similar design themes to in scale to the existing single family residential land use those existing within the project area to surrounding the Project Site. Homes will not exceed ensure buildings, when seen together, two stories in height and will have a variety of floor create recognizable districts and corridors. plans and architectural styles plotted to create an in- teresting streetscene. Materials and details on homes
will be in keeping with the character of each archi-
tectural style. The proposed residential component of
the Project is designed around a simple two way street
system with common area open space distributed
throughout the Project. The Project is consistent with
this policy.

Policy CC-1.5 Human Scale Roadways. The Project is designed with a simple two way street Maintain narrow streets that provide system with sidewalks providing pedestrian connectiv- multi-modal circulation mobility without ity within the Community, to Sierra Vista Park located dominating the streetscape. southwest of the Project Site and to Upland Memorial Park located south of the Project Site, and to gener-
al commercial centers located north of the Project Site.

Streets are designed with a total curb to curb width of between 26 to 38 feet to accommodate safe vehicular
travel as well as on street bicycle travel. The Project is consistent with this policy.

Policy CC-1.6 View Protection. Structures within the proposed project are limited to Direct private development to enhance a maximum height of two stories or 35 feet. The pro- public view corridors of the San Gabriel posed project will not block any public view corridors Mountains, where feasible. These views of the San Gabriel Mountains. The Project is consistent are an integral part of the City's geo- with this policy. graphic space and provide a unique
sense of place for Upland as a foothill
community.

6.5

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CC-2.1 Protect Established The proposed project of 65 residential units at a Neighborhoods. Preserve, protect and density of 7.1 dwelling units per acre is complementary enhance established neighborhoods by to the existing scale and character of the surrounding providing sensitive transitions between built environment and provides a compatible transi- these neighborhoods and adjoining areas, Lion between existing neighborhoods and the proposed supporting the maintenance and im- community of Villa Serena. Adequate buffering be- provement of properties and buildings tween existing neighborhoods and the proposed project and infrastructure, and requiring new is provided with walls and landscaping. The Project is development, both private and public, a single family detached residential community consis- to respect and respond to those exist- tent with the existing single family residential character ing physical characteristics—buildings, surrounding the Project Site. Homes will not exceed streetscapes, open spaces and urban form two stories in height and will have a variety of floor —that contribute to the overall character plans and architectural styles plotted to create a varied and livability of each neighborhood. streetscene. The Project is consistent with this policy.

Policy CC-2.2 Complete The Specific Plan includes the development of a street Neighborhoods. Promote the design and and sidewalk system providing a unifying element for development of neighborhoods whose the community and pedestrian and bicycle connectiv- physical layout and land use mix promote ity with the community. Pedestrian and bicycle acces- walking, biking and transit use; provide sibility will be provided through Project streets and housing and access to nearby employ- walkways connecting to 15th Street and westerly of the ment, retail and service uses; foster com- Project Site to East 15th Street. From these points of munity pride; provide access to recre- connection bicyclists and pedestrians can continue on ational amenities; enhance neighborhood existing streets and sidewalks to Sierra Vista Park locat- identity; and are safe, family friendly and ed approximately .5 miles southwest of the Project Site, address the needs of all ages and abilities. Upland Memorial Park located approximately.8 miles south of the Project Site and to general retail commer- cial services located at North Campus Avenue and 19th
Street approximately one mile north of the Project Site.

The Project is consistent with this policy.

6.6

SECTION 6. GENERAL PLAN CONSISTENCY
I
Policy CC-2.5 Neighborhood Approximately one acre of private open space is provid- Amenities. Encourage appropriately ed as part of the Project to include a centrally located scaled community-supportive facilities park improved with a swimming pool, pool house with and services within all neighborhoods to restrooms, picnic tables, barbeque facilities, children's enhance neighborhood identity and pro- play area, and benches. This park will provide residents vide convenient access within walking with an inviting environment for informal gathering and biking distance of residents. and a place to meet and greet each other as part of lei- surely walks through the community. Five on-site in-
dividual pocket parks are distributed throughout the
Project providing for passive recreational use by resi- dents of the Project. One .15 acre off-site pocket park is planned for public use as part of the Project. The pe- destrian walkway system and two way street system for
the Project are designed to provide safe and convenient pedestrian and bicycle accessibility to private on-site and adjacent public off-site open space. The Project is consistent with this policy.

Policy CC-2.6 Neighborhood The Project Site is an infill site surrounded by existing Enhancement. Promote infill develop- single family residential use and is proposed for rede- ment, redevelopment, rehabilitation, and velopment as a new residential community. The Project reuse efforts that contribute positively Site has historically been used as a flood control and (e.g., site layout and architectural design) detention basin.As part of the Project modifications to to existing neighborhoods and surround- the flood control and detention basin will be complet- ing uses. ed to create the developable Project Site and ensure the continued flood control and detention operations of
the remaining portion of the basin are intact. The pro- posed project is designed to positively contribute to the quality of the existing surrounding residential neigh-
borhoods. The proposed project is designed around a
simple two way street system with common area open
space distributed throughout the Project. Homes will
not exceed two stories in height and will have a variety of floor plans and architectural styles plotted to create a varied streetscene. Materials and details on homes will be in keeping with the character of each architectural
style. The Project is consistent with this policy.

6.7

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CC-2.7 Neighborhood The identity for the proposed Villa Serena community Branding. Support the development of will be established through the construction of an en- neighborhood "branding" or identifica- hanced and distinctive entry to include monument sig- tion so that particular neighborhoods can nage, landscaping, and lighting reflecting the theme of be recognized through naming, signage, Villa Serena. The Project is consistent with this policy. gateways, etc.

Policy CC-2.9 Infill Development. The proposed project is designed to be compatible with Require infill development to be corn- the existing surrounding residential land use. The pro- patible with surrounding uses and to posed project is designed around a simple two way equal or exceed the quality of adjacent street system with common area open space distributed development. throughout the Project. Vehicular access to the Project will be from one entry at the extension of 15th Street
westerly to connect with the existing improvements at
East 15th Street. A second Project entry provides exit- ing only for Project vehicles onto existing 15th Street.

Homes will not exceed two stories in height and will
have a variety of floor plans and architectural styles
plotted to create a varied streetscene. Materials and
details on homes will be in keeping with the charac-
ter of each architectural style. The Project will include common area open space throughout the communi-
ty within walking and biking distance to residential
dwellings. The Project is consistent with this policy.

6.8

SECTION 6. GENERAL PLAN CONSISTENCY
r
Policy CC-5.1 Site Design Principles. The Specific Plan includes adequate buffering of new Require new development projects land uses to surrounding existing land use through to adhere to the basic principles of project boundary landscaping and theme walls. The high-quality site design as set forth below, Specific Plan sets forth requirements for a distinctive elsewhere in the General Plan, zoning community design through construction of an en- and development standards, and any ad- hanced primary Community Entry and landscaped ditional design guidelines adopted by the secondary entry, streetscapes,walls, and entry monu- City. Basic principles include: ments creating a sense of arrival to the community, ar- a. Buffers. Encourage buffers between chitectural diversity in residential design, landscaped walkways, and on-site common area open space for
uses that are incompatible in design
neighborhood gatherings, all of which combined create
and/or operations, including, but not
limited to, areas in the southwest and a sense of place for residents. southeast portions of the City where Residences are planned to front onto streets, enabling industrial and residential land uses residents to have their "eyes on the street," promot- intermix. ing a safe hometown feel and encouraging interaction among neighbors. Varied floor plans and architectural
b. Edges. Ensure that buildings, trees or styles combine to provide visual interest in the streets- other architectural features provide cape. The Project will include common area open space edges and definition to the street to throughout the community within walking and biking enhance the vitality and improve the distance to residential dwellings as well as off-site open feeling of safety and security in urban space improvements allowing for public walking and ized areas, especially in areas with high biking to the existing Upland Basin trail. pedestrian traffic.

The Specific Plan includes a master wall and fence plan c. Building Siting. Encourage new de- designating approved locations for all walls and fences, velopments to bring buildings closer a uniform design for all walls and fences, and the ap- to the street as appropriate to create a proved materials for each type of wall and fence. All more intimate and comfortable pedes- walls and fences will be constructed of high quality trian environment. materials that complement the architectural styles es- d. Varied Setbacks. Encourage varying tablished for the Project. The Project is consistent with setbacks, according to the existing this policy.
character or context of the neighbor-
hood, to provide visual interest, op-
portunities for transitional landscap-
ing, and varying shadow patterns.

6.9

SFCTION 6. GENERAL PLAN CONSISTENCY
Policy CC-5.1 (cont.)
e. Green Space. Provide adequate green
space by ensuring new development
and redevelopment includes appro-
priate green spaces, such as parkways,
community squares, parks, rooftop
gardens, and plazas that complement
the architecture of the development.
f. Landscaping. Promote high-quali-
ty landscape design and maintenance
to soften buildings, parking lots, and
hardscape with specific emphasis on a
"California friendly" plant palette.
g. Pedestrian Elements. Promote the use
of elements such as special paving ma-
terials, landscaping, pedestrian-scaled
lighting and seating along pedestrian
paths and walkways to encourage pe-
destrian use.
h. Walls and Fencing.Walls and fencing
should be limited to providing priva-
cy in side and rear yards and provid-
ing screening of non-residential utili-
ty areas to preserve the sense of a safe
and inviting community. Where they
are allowed, walls and fencing should
be built of high quality materials that
match and complement the architec-
tural style of buildings on the prop-
erty and provide visual relief through
the use of a mixture of materials, land-
scaping, walkways and greenbelts.

Additional landscape areas between
sound walls, garden walls, and fencing
and rights-of-way should be provided
to mitigate the height and visual barri-
er of walls per the Zoning Code.
h. Building Articulation. Ensure that the
exterior on all sides of a building are
varied and articulated to provide visual
interest to its surroundings.

6.10

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CC-5.2 Building Design The Project proposes three distinctive residential archi- Principles. Require new development tectural styles in three different floor plans. Details and projects to adhere to the basic princi- materials of homes will be true to the architectural style ples of high-quality building design as designated for the home. The plotting plan for each set forth below, elsewhere in the General style and floor plan will be varied in order to provide Plan, and in any additional design guide- visual interest in the streetscene. lines adopted by the City. Basic principles The Specific Plan includes green and sustainable de- include: velopment requirements for the Project including the a. High-Quality Development. Require use of a drought tolerant plant palette in landscaped new buildings to be of high architec- areas, installation of energy efficient fixtures and appli- tural design and construction quali- ances in homes, design of homes to allow for passive ty, including a high degree of articula- solar energy utilizing materials such as cool roofs, dual tion for visual interest, and attention pane windows, and increased insulation to minimize to detail in both design and construc- heat transfer and thermal bridging, and orientation tion within the context of a building's and design of roofs to allow for homeowner installation location. of solar energy equipment. Homes will be designed to offer opportunities for home offices and installation
b. Sustainable Development. Require of technology to homes providing internet access for building owners and developers to shopping and working online. integrate green initiatives into their
buildings, such as recycled materials, The proposed project at a density of 7.1 dwelling California friendly landscaping, energy units per acre is complementary to the existing scale efficient devices and water conserva- and character of the surrounding built environment and provides a compatible transition between exist-
tion technologies.
ing neighborhoods and the proposed community of
c. Architectural Style for Non-Historic Villa Serena. The Project is a single family detached Areas. Require new developments to residential community consistent with the existing adhere to the predominant architec- single family residential character surrounding the tural style of buildings in the vicinity, Project Site. Homes will not exceed two stories in where one is apparent, while encourag height and will have a variety of floor plans and ar- ing variation in design elements; where chitectural styles plotted to create a varied streetscene. there is not a strong architectural style, Residences are planned to front onto streets, enabling new styles may be appropriate. residents to have their "eyes on the street," promot- f. Single-Family Residential ing a safe hometown feel and encouraging interaction Compatibility. Require that new sin- among neighbors.Varied floor plans and architectural gle-family housing in established styles combine to provide visual interest in the street- neighborhoods be designed to be com- scape. Garage widths are limited to two car spaces to patible in scale with other homes in minimize the view of garages from the street. Building the immediate neighborhood. design incorporates the stepping back of building fa- cades, front elevation articulation, porches and deep
g. Single-Family Residential Additions.
front entries, and detail such as decorative shutters and Require that additions to existing sin-
pot shelves to break up building mass and create visual gle-family housing be developed in the
same style. interest along the street.

The Project is consistent with this policy.

6.11

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CC-5.2 (cont.)
h. Building Articulation. Ensure that the
exterior on all sides of a building are
varied and articulated to provide visual
interest to its surroundings
i. Variety of Size and Scale. Encourage
new developments to contain a vari-
ety of lot and dwelling sizes and scales.

Some lots may be designed to accom-
modate one-story houses, which gen-
erally require greater lot width to avoid
front elevations of houses that are
dominated by garages.
j. Upper Story Setbacks. Encourage mul-
tiple-story buildings to step the build-
ing back from the street edge at upper
levels to allow sunlight into the street
and create visual interest.
k. Building Entrances. Encourage build-
ing entrances to be oriented toward a
public street, serve as primary pedestri-
an entrances to a business, and include
architectural features that give them
prominence.

1. Garage Design. Ensure garages for new
single-family houses, duplexes, and
townhouses are visually subordinate in
importance to the house itself, espe-
cially the entry. This can be achieved
by locating garages toward the back of
properties, limiting the width of the
garage to two car spaces, building ga-
rages as separate structures from the
house, requiring garages to be set back
from the front facade of the house,
and encouraging the orientation of
garage doors at 90 degrees to the
street.

6.12

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CC-7.1 Safety. Encourage the cre- The proposed project includes the development of a ation of safe, walkable environments that street and sidewalk system providing a unifying ele- include elements such as wide, smooth ment for the community and pedestrian connectiv- sidewalks, good lighting, safe crosswalks, ity within the community and to existing sidewalks clear signage, curb bulb-outs, curb cuts, in 15th Street. Sidewalks will be new and safely lit street furniture, trees and traffic-calming with street lights and low level pedestrian lighting measures, which allow people of all ages will be provided within the common open space area. and abilities to exercise and safely access From 15th Street pedestrians can continue on exist- public transportation, community cen- ing sidewalks to Sierra Vista Park located approximate- ters, schools, and services. ly.5 miles southwest of the Project Site, to Upland Memorial Park located approximately.8 miles south
of the Project Site and to general retail commercial ser- vices located at North Campus Avenue and 19th Street
approximately one mile north of the Project Site. The
Project is consistent with this policy.

Policy CC-7.2 Connectivity. Require The proposed project includes the development of a new development to incorporate suffi- simple two way street system with primary vehicular cient, attractive and well marked pedes- access at the extension of existing 15th Street westerly trian and vehicle connections that link to connect to East 15th Street. Secondary exiting only to the adjacent streets and pedestrian for Project vehicles will be provided at an entry at ex- network. isting 15th Street. The Project street system includes a network of walkways providing pedestrian connectivity
to 15th Street and the existing sidewalks in 15th Street.

The Project is consistent with this policy.

Policy CC-7.3 Upland Grid Pattern. The proposed project includes the development of a Reinforce and extend the traditional grid simple two way street system with sidewalks providing pattern in new developments that create opportunities for walking through the community and new roadways. Promote short residential to the central recreational facility within the Project block lengths, typically no more than 400 Site. Due to the linear configuration of the Project feet, to create a street pattern that allows Site, the project is not suitable for design of residen- for multiple routes through a neighbor- tial blocks. The Project is partially consistent with this hood and greater opportunities for pedes- policy.
trian activity.

Policy CC-7.4 Gated Communities. The proposed project will be gated due to use of the Discourage the construction of new gated Project's roadway for basin maintenance and to main- communities or walls surrounding indi- tain security of the basin.A decorative community vidual projects (i.e. a single developer or theme wall is planned adjacent to the property due to builder) for infill development. the Project Site's adjacency to 15th Street, a flood con- trol and detention basin, and an existing golf course.

The Project is partially consistent with this policy.

6.13

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CC-7.6 Street Trees. Encourage The landscape plan for the Project includes the plant- street trees to be planted in linear plant- ing of street trees within parkways and residential front ing beds rather than tree wells, in order yards. The Project is consistent with this policy. to support long-living healthy trees,
except within Downtown Upland where
tree wells are more conducive to urban
environments.

Policy CC-8.1 Streetscape Features. The landscape plan for the Project includes the use Enhance the streetscapes along corridors of shade trees along streets and within the common with shade trees, street furniture, pedes- area open space. Off street pedestrian walkways will trian lighting and other features that im- be lit with low level pedestrian lighting and park fur- prove the pedestrian realm. niture may be placed along the walkway through the common area open space. The Project is consistent
with this policy.

Policy CC-8.2 Streetscape Consistency. The landscape plan for the Project includes a cohe- Ensure consistent streetscapes in specific sive and unified street scape plan utilizing shade trees, areas of the City to create a sense of place shrubs, and groundcover planted at consistent intervals within neighborhoods and districts. and organized by size and type of plant. The streets- cape plan for the Project is integral to the community
design of Villa Serena and is designed to instill a sense of place for residents. The Project is consistent with
this policy.

Policy CC-8.3 Street Tree Canopy. The Project does not propose the removal of any ex- Maintain street trees in the public right- isting street trees within the public right of way. The of-way as an essential aesthetic and Project is consistent with this policy. functional (i.e., shade) component of
the community in accordance with the
Conservation and Open Space Element.

6.14

SECTION 6. GENERAL PLAN CONSISTENCY

6.3 Economic Sustainability Element
Policies Specific Plan Consistency
Policy ES-4.4 New Development, The Project will be responsible for the construction of Zoning, and Policy. Consider fiscal all infrastructure necessary to serve the Project, and the and economic sustainability as one of a developer will participate in the payment of applica- number of citywide goals when evaluat- ble Development Impact Fees for public services. The ing new development, zoning or public Project is consistent with this policy. policy.

6.4 Circulation Element
Policies Specific Plan Consistency
Policy CIR-1.7 Driveway Access Points. The Project proposes a primary vehicular access point Require that driveway access points onto for the Project from the extension of 15th Street west- arterial roadways be minimized and locat- erly connecting to the existing East 15th Street.A sec- ed to ensure the smooth and safe flow of ondary access point for vehicular exiting only is pro- vehicles and bicycles. posed to connect to existing 15th Street adjacent to the Project Site. Emergency vehicle access from 15th Street will be provided at both entry locations. The Project is consistent with this policy.

Policy CIR-2.6 Accessible Transit. The proposed project includes the development of a Provide pedestrian access to all transit fa- street and sidewalk system providing pedestrian con- cilities and maintain pedestrian facilities nectivity within the new community all of which that are safe, attractive, and well lit. connect to 15th Street. The project also includes im- provements to the roadway and construction of a new
sidewalk along the north side of 15th Street complet-
ing the sidewalk system along 15th Street. These im-
provements will provide continuous accessibility to
Alta Avenue and Grove Avenue, both of which con-
nect directly to the Village Grove Shopping Center on
Foothill Boulevard where several transit stops are lo-
cated. These stops are part of a regional public trans- portation network that connects Upland residents and
workers to the MetroLink and regional amenities and
services such as the YMCA and Foothill Hospital. The
Project is consistent with this policy.

6.15

SECTION 6. GENERAL PLAN CONSISTENCY
Policy CIR-3.1 Connected Roadway The proposed project includes the development of a Network. Require future development or simple two way street system with vehicular access pro- redevelopment to implement local street vided at the extension of 15th Street to connect with networks which allow travel by all modes East 15th Street and a second exit only access provid- and ensure connectivity with the larger ed at existing 15th Street. The Project street system City-wide roadway network. includes a network of walkways providing pedestrian connectivity to 15th Street and the existing sidewalks
in 15th Street. The Project street system is designed to accommodate on street bicycle travel to connect with
15th Street. The Project is consistent with this policy.

Policy CIR-3.2 Complete Streets The pedestrian, vehicular and bicycle circulation plan Roadway Standards. Require that pe- proposed for the Project has been designed to comply destrian, vehicular, and bicycle circula- with City standards and will comply with applicable tion on both public and private property Federal, State and San Bernardino legislation and re- be coordinated and designed to maxi- quirements. The Project is consistent with this policy. mize safety, comfort and aesthetics while
maintaining consistency with applicable
Federal, State, and San Bernardino legis-
lation and requirements.
6,5 Open Space and Conservation Element
Policies Specific Plan Consistency
Policy OSC-1.5 New Development. The site is a developed flood control and detention Encourage new development to preserve basin, and there are no on-site natural elements suit- on-site natural elements and incorporate able for preservation. The Project is consistent with this low impact development techniques policy.

Policy OSC-1.7 Dark Sky Protection. The Specific Plan requires the use of"dark sky" light- Promote shielded, dark-sky friendly light- ing fixtures in streets and common areas. The Project is ing for Upland's outdoor lighting needs consistent with this policy. in order to reduce light pollution and
glare; increase energy efficiency; protect
wildlife; and promote better health.

Policy OSC-2.1 Street Tree Canopy. The Project does not propose the removal of any ex- Maintain the City's tree-lined streets as isting median or parkway trees as part of the develop- an integral component of the City's char- ment of the Project. The Project is consistent with this acter by replacing parkway and median policy.
trees in conjunction with public and pri-
vate projects.

6.16

SECTION 6. GENERAL PLAN CONSISTENCY
Policy OSC-2.2 Streetscapes. Maintain Refer to Consistency statement for Policy OSC-2.1. the City's landscaped parkways and medi-
ans as aesthetic buffers that improve the
appearance of the community.

Policy OSC-2.3 California-Friendly The Specific Plan includes a plant palette for the Species. Encourage new and exist- Project which emphasizes California friendly and ing public and private development drought tolerant plant materials in all landscaping to incorporate California-friendly and within the community. The Project is consistent with drought-tolerant vegetation into land- this policy.
scape plans to reduce water demand.

Policy OSC-2.4 Invasive Species. The Specific Plan includes a plant palette that avoids Prohibit the use of plant species known the known invasive plant species. The Project is consis- to be invasive according to the California tent with this policy.

Invasive Plant Inventory. Introduction
or spread of invasive plant species during
construction of development projects
shall be avoided by minimizing surface
disturbance; seeding and mulching dis-
turbed areas with certified weed-free
native mixes; and using California-
friendly, noninvasive species in erosion
control plantings.

Policy OSC-2.5 Shade Trees. Prioritize The landscape plan for the Project includes the use of the planting of large street tree species shade trees along streets and within the common area (greater to or equal to 50 feet in height) open space. The Project is consistent with this policy. over smaller species to facilitate a larger
canopy of trees that will serve to reduce
the heat island effect, lower energy costs,
sequester carbon dioxide in the atmo-
sphere, reduce stormwater runoff, and in-
crease water retention and water quality.

Policy OSC-3.5 Quimby Act. Continue The Project will provide approximately one acre of pri- to require residential subdivisions to pro- vate common area open space within the community vide at least 3 acres of parkland per 1,000 and .15 acres of public open space improvements off- residents or pay an in-lieu fee or some site adjacent to the Project Site. The Project will meet combination thereof, pursuant to Section the City's Quimby Act requirements through payment 66477 of the California Government of a fee or combination of fee payment and contribu- Code (the Quimby Act). tion of private open space. The Project is consistent with this policy.

6.17

SECTION 6. GENERAL PLAN CONSISTENCY
Policy OSC-3.15 California Friendly The Specific Plan includes a plant palette for the Plant Species.When feasible, utilize Project which emphasizes California friendly and California friendly noninvasive plants drought tolerant plant materials in all landscaping area for landscaping park and recreational and the common area open space within the commu- facilities. nity. The Project is consistent with this policy.

Policy OSC-3.16 Stormwater An existing flood control and detention basin will Management. Integrate low impact de- be modified to create the development site as well as velopment techniques that retain natural retain the continued flood control and detention oper- features for stormwater management to ations of the modified basin. The basin will be mod- the greatest extent possible for all parks ified as part of the Project. The Project is consistent facilities. with this policy.

Policy OSC-3.17 Trees. Maintain or The landscape plan for the Project includes the use of plant trees where appropriate to provide shade trees along streets, within open space areas, and shade, absorb carbon, reduce the heat will be recommended to residents for use within resi- island effect and reduce cooling loads in dential yards. The Project is consistent with this policy. shaded buildings.

Policy OSC-3.18 Development Impact The Project will provide approximately one acre of Fees. Require new development to ded- common area open space within the community and icate land or pay in-lieu fees to main- .15 acres of public open space adjacent to the corn- tain park standards through the Park munity. The Project will either pay the full Park Acquisition and Development Impact Acquisition and Development Impact Fee or provide Fee. a combination of fee payment and private open space.

The Project is consistent with this policy.

6.18

SECTION 6. GENERAL PLAN CONSISTENCY
Policy OSC-4.1 Land Use Patterns. The Specific Plan proposes a land use pattern served by Promote land use patterns that reduce a new roadway system that provides for pedestrian and the number and length of motor vehicle bicycle mobility within the Project Site and connec- trips. tivity to existing commercial and recreational facilities within the vicinity of the Project Site. The proposed
plan connects to existing circulation and transporta-
tion facilities reducing the need for construction of
additional arterial and major roadway extensions or
improvements to serve the Project Site. The Project
street system includes a network of walkways providing
pedestrian connectivity to 15th Street and the exist-
ing sidewalks in 15th Street. The Project street system is designed to accommodate on street bicycle travel to
connect with 15th Street. The proximity of the Project
Site within walking and biking distance to existing rec- reational and commercial facilities can help to reduce
automobile trips to and from the Project Site. The
Project is consistent with this policy.

Policy OSC-4.11 New Development. As part of the Project an Environmental Impact Report Review proposed development projects (EIR) has been prepared pursuant to the requirements as required by CEQA to ensure projects of CEQA evaluating all environmental impacts of the incorporate feasible measures that reduce proposed Project for consideration by the City. The construction and operational emis- Project is consistent with this policy. sions for reactive organic gases, nitrogen
oxides, and particulate matter (PM 10
and PM2.5) through project design.

Policy OSC-4.13 Best Management The Project will incorporate SWPP and Erosion Practices. Require best management Control measures to control dust during construction. practices to reduce air pollution associ- Construction vehicles will be required to use clean ated with construction of development burning diesel fuel. The Project is consistent with this projects. policy.

Policy OSC-4.14 Construction Construction plans for the Project will incorporate Mitigation. Review construction plans all mitigation measures recommended as part of the associated with development projects to Mitigation Monitoring and Reporting Program pre- determine if all feasible mitigation mea- pared for the Project and adopted by the City. The sures are included. Project is consistent with this policy.

Policy OSC-4.15 Green Building The Project will incorporate all green building practices Practices. Promote green building prac- required by the California Green Building Code appli- tices that support healthy indoor living cable to the Project. The Project is consistent with this and working environments that are policy.
well-ventilated and contaminant-free.

6.19

SECTION 6. GENERAL PLAN CONSISTENCY
Policy OSC-5.2 Greenhouse Gas The project will implement a variety of measures that Reduction in New Development. will reduce its GHG emissions.To the extent feasible, Reduce greenhouse gas emissions from and to the satisfaction of the City, the following mea- new development by promoting water sures will be incorporated into the design and con- conservation and recycling; promoting struction of the project:
development that is compact, mixed use, Construction and Building Materials. pedestrian friendly, and transit orient-
ed; promoting energy-efficient building a. Use of locally produced and/or manufactured build- design and site planning; improving the ing materials for at least 10 percent of the construc- jobs/housing ratio; and other methods of tion materials used for the project. reducing emissions. ' b. Recycle/reuse of at least 50 percent of the demol- ished and/or grubbed construction materials (in-
cluding, but not limited to, soil, vegetation, con-
crete, lumber, metal, and cardboard) if feasible.
c. Use of"Green Building Materials," such as those
materials that are resource-efficient and are recycled
and manufactured in an environmentally friendly
way, for at least 10 percent of the project.

Energy Efficiency Measures.
a. Design of all project buildings to meet or exceed the California Building Code's (CBC)Title 24 energy
standard, including, but not limited to, any combi-
nation of the following:
b. Increased insulation such that heat transfer and
thermal bridging is minimized;
c. Limiting air leakage through the structure or within the heating and cooling distribution system to mini-
mize energy consumption; and
d. Incorporating ENERGY STAR or better rated win-
dows, space heating and cooling equipment, light
fixtures, appliances, or other applicable electrical
equipment.
e.Install efficient lighting and lighting control sys-
tems. Use daylight as an integral part of the lighting
systems in buildings.

6.20

SECTION 6. GENERAL PLAN CONSISTENCY
Policy OSC-5.2 Greenhouse Gas f. Installation of"cool" roofs and cool pavements.

Reduction in New Development (cont.) g. Installation of energy-efficient heating and cool- ing systems, appliances and equipment, and control
systems. Install solar lights or light-emitting diodes
(LEDs) for outdoor lighting or outdoor lighting
that meets the City Code.

The Project is consistent with this policy.

Policy OSC-5.4 CEQA Review. Evaluate As part of the Project an EIR has been prepared pursu- greenhouse gas emission impacts from ant to the requirements of CEQA evaluating all envi- proposed development projects as re- ronmental impacts of the proposed Project for consid- quired by the California Environmental eration by the City. The Project is consistent with this Quality Act. policy.

Policy OSC-5.5 Emissions Reductions. As part of the Project an EIR has been prepared pursu- Require development projects that exceed ant to the requirements of CEQA evaluating all envi- AQMD ROG and NOX operational ronmental impacts of the proposed Project, including thresholds to incorporate design or op- an air quality analysis, for consideration by the City. In erational features that reduce emissions the event the Projects exceeds AQMD ROG and NOX equal to 15 percent from the level that operational thresholds, the EIR will identify any design would be produced by an unmitigated measures that could be incorporated into the Project project. to reduce emissions The Project is consistent with this policy.

Policy OSC-5.11 Minimum Green The proposed Project will incorporate all green build- Building Standards. Require new devel- ing practices required by the California Green Building opment to comply with the California Code that are applicable to the Project and will incor- Green Building Code (CalGreen) adopt- porate energy efficient design measures as described ed by the California Building Standards in the consistency statement for Policy OSC-5.2. The Commission at the time of building Project is consistent with this policy. permit application.

Policy OSC-6.2 New Development. The proposed project will be constructed with passive Encourage solar-oriented design and solar energy design and energy efficient materials as de- passive solar heating and cooling in all scribed in the consistency statement for Policy OSC- new residential, commercial and civic 5.2. The Project is consistent with this policy. development.

I
Policy OSC-6.4 Deciduous Trees. The plant palette for the Project includes the use of de- Require that deciduous trees be planted ciduous trees. The precise landscape and irrigation plan on the south and west facing sides of new submitted for City approval will assign locations for buildings onsite to reduce energy use in deciduous trees appropriately. The Project is consistent the summer and winter months. with this policy.

6.21

SECTION 6. GENERAL PLAN CONSISTENCY

6.6 Public Services and Facilities Element
Policies Specific Plan Consistency
Policy PFS-1.2 Growth and Level of The Specific Plan requires that adequate infrastructure Service. Require new development to be constructed to serve the Project and that the Project provide adequate facilities or pay its fair developer pay applicable adopted Development Impact share of the cost for facilities needed to Fees as part of Project implementation. The Project is provide services to accommodate growth consistent with this policy. without adversely impacting current ser-
vice levels.

Policy PFS-1.8 Underground Utilities. All new and existing public utility distribution lines Encourage undergrounding of all existing of 34.5 kV or less shall be subsurface throughout the and new publicly owned utility lines, en- Project. The Project is consistent with this policy. courage undergrounding of all privately
owned utility lines in new developments,
and work with electricity and telecom-
munications providers to underground or
minimize the visual impacts of existing
overhead lines.

Policy PFS-2.9 Development Review Project construction plans will incorporate all Fire Process. Identify and mitigate fire haz- Department requirements identified as part of ards through the development review Development Plan Review of the Project. The Project process. is consistent with this policy.

Policy PFS-2.10 Fire Prevention. The proposed land use plan for the Project includes Require new development to incorporate designated emergency vehicle access points to the adequate emergency water flow, fire resis- Project Site. The water master plan for the Project tant design and materials, early warning identifies adequate water facilities for fire protec- systems and evacuation routes. tion purposes. Building construction will incorporate fire resistant design and materials consistent with the California Building Code and Fire Code requirements.

The Project is consistent with this policy.

Policy PFS-2.11 Emergency Vehicle The proposed land use plan for the Project includes Access. Require new development to be designated emergency vehicle access points to the accessible to emergency vehicles and to Project Site. The Project is consistent with this policy. ' not impede the ability of service pro-
viders to provide adequate emergency
response.

6.22

SECTION 6. GENERAL PLAN CONSISTENCY
Policy PFS-2.12 Public and Private Roadways within the Project will conform to Fire Roadways. Ensure that new public and Department requirements for access and fire fighting private roadways are adequate in terms of purposes. The Project is consistent with this policy. width, radius and grade to accommodate
fire-fighting apparatus, while maintaining
Upland's neighborhoods and small-town
character.

Policy PFS-9.1 Best Management The Specific Plan includes requirements that build- Practices. Require new development er-installed indoor appliances, including dishwashers, projects to adopt best management showers and toilets, shall be low-water use in com- practices for water use efficiency and pliance with the adopted California Building Code; demonstrate specific water conservation drought-tolerant and/or native landscaping materials measures. shall be used in all public and common areas to reduce water consumption; Smart Controller irrigation sys-
tems shall be installed in all public and common area
landscaping; and landscape areas shall be designed on
a "hydro zone" basis to group plants according to their water and sun requirements. The Project is consistent
with this policy.

Policy PFS-9.4 Purple Pipe System. The City has not required that the Project incorporate Review new development projects to de- dual potable and recycled water facilities into Project termine which are appropriate for recy- design. The Project is consistent with this policy. cled water piping systems ("purple pipe")
and require these projects to incorporate
dual potable and recycled water facilities
into their design.

Policy PFS-10.2 Connection to As part of the Project new sewer mains will be con- Wastewater System. Require all new de- structed to serve the Project designed to connect to ex- velopment located within the City limits isting public sewer mains located in 15th Street. The to connect to the public wastewater col- Project is consistent with this policy. lection system.

Policy PFS-10.5 New Facilities. Refer to consistency statement for Policy PFS-10.2 The Construct new wastewater conveyance fa- Project is consistent with this policy. cilities as needed.

6.23

SECTION 6. GENERAL PLAN CONSISTENCY
Policy PFS-10.6 New Development. Refer to consistency statement for Policy PFS-10.2. No Grant conditional approval of new devel- upgrades to existing public wastewater facilities are re- opment on the availability of sufficient quired to accommodate the Project. The Project is con- capacity in the wastewater collection and sistent with this policy. treatment system to serve the project.

Hold individual development projects re-
sponsible for their fair share of upgrades.

Policy PFS-11.2 New Development. As part of the Project, LID BMPs will be implement- Require new development to protect ed throughout the site to maintain water quality stan- the quality of water bodies and natu- dards. The BMPs will consist of retention and infil- ral drainage systems through site design, tration on-site. There are no natural drainage systems source controls, stormwater treatment, existing on the Project Site that will remain as part of runoff reduction measures, best man- development of the Project Site. The Project is consis- agement practices (BMPs), Low Impact tent with this policy.

Development (LID), and hydromodifica-
tion strategies consistent with the City's
NPDES Permit.

Policy PFS-11.3 No Net Increase. The Project will not contribute a net increase in storm- Require all new development to contrib- water runoff peak flows over existing conditions associ- ute no net increase in stormwater runoff ated with a 100 year storm event. The Project is consis- peak flows over existing conditions asso- tent with this policy ciated with a 100-year storm event.

Policy PFS-11.4 Post-Development Runoff from the proposed project can be accommodat- Runoff. Require controlling the volume, ed within existing public storm water collection facili- frequency, duration, and peak flow rates ties and proposed facilities to be constructed as part of and velocities of runoff from devel- the basin modifications to be completed as part of the opment projects to prevent or reduce Project. The Project is consistent with this policy downstream erosion and protect stream
habitat.

Policy PFS-13.2 Watershed Drainage A drainage study will be prepared for the Project to Plans. Require developers to prepare wa- determine peak flows. Pursuant to the recommenda- tershed drainage plans for proposed de- tions of the study, appropriate drainage improvements velopments that define needed drainage will be designed and implemented for the Project ac- improvements per City standards, esti- cording to City Standards, and in compliance with the mate construction costs for these im- NPDES. The Project is consistent with this policy provements, and comply with the City's
National Pollutant Discharge Elimination
System (NPDES).

6.24

SECTION 6. GENERAL PLAN CONSISTENCY

6.7 Healthy Community Element
Policies Specific Plan Consistency
Policy HC-1.2 Complete The Project street system includes a network of walk- Neighborhoods. Encourage new devel- ways providing pedestrian connectivity to 15th Street opment to create complete neighbor- and the existing sidewalks in 15th Street. Pedestrians hoods and districts where residents can can continue on existing streets and sidewalks to Sierra live within an easy and safe walking dis- Vista Park located approximately.5 miles southwest tance to daily services, recreational op- of the Project Site, to Upland Memorial Park locat- portunities, and other community ameni- ed approximately.8 miles south of the Project Site and ties that are part of a healthy lifestyle (cf: to general retail commercial services located at North CC-4). Campus Avenue and 19th Street approximately one mile north of the Project Site. The Project is consistent with this policy.

Policy HC-1.3 Complete Streets. The proposed street system for the Project is designed Enhance and improve the safety, conve- to create a distinctive sense of place for residents as a nience, and accessibility of roadways with "walkable" community with pedestrian friendly streets trees, sidewalks, bicycle lanes, and other creating an atmosphere where neighbors can visit with amenities to encourage pedestrian, bike, one another while walking along shaded sidewalks and transit activity for residents of all throughout the community.A simple two way street ages and abilities.(cf: CIR-3) system is proposed to include a street adjacent side- walk on both sides of the street in some instances.A
separate walkway will be provided within the common
area open space extending in an east/west direction
through the Project. As part of the Project a separate
public multi-use trail is planned on-site to connect
with the existing adjacent trail located off-site within the Upland Basin. The Project is consistent with this
policy.

6.25

SECTION 6. GENERAL PLAN CONSISTENCY
Policy HC-2.2 Recreational Facilities. The proposed project includes the provision of approx- Support the availability and accessibility imately one acre of private common area open space of age appropriate recreational facilities, provided throughout the Project Site. Improvements both private or publicly owned, to meet within the common area open space include a pool, the diverse recreational needs of Upland pool house with restrooms, barbeque and picnic fa- residents. (cf: OSC-2) cilities, and children's play area. As part of the project public open space improvements will include devel-
opment of a .15 off-site park. The Project is consistent with this policy.

6.8 Safety Element
Policies Specific Plan Consistency
Policy SAF-1.1 Exterior Noise As part of the Project an acoustical study will be pre- Standards. Require noise mitigation for pared to identify exterior and interior noise levels af- all development where the projected ex- fecting residences in the Project and construction terior noise levels exceed those shown in design and materials required for the Project to miti- Table SAF-1, to the extent feasible. (60 gate exterior noise levels to 60 dBA for the Project. The dBA) Project is consistent with this policy.

Policy SAF-1.3 Interior Noise As part of the Project an acoustical study will be pre- Standards. Require new development pared to identify exterior and interior noise levels af- to include noise mitigation to assure ac- fecting residences in the Project and construction ceptable interior noise levels appropri- design and materials required for the Project to miti- ate to the land use type: 45 dBA Ldn for gate interior noise levels to 45 dBA Ldn for the Project. residential, transient lodgings, hospitals, The Project is consistent with this policy. nursing homes, and other uses where
people normally sleep; and 45 dBA Ldn
(peak hour) for office buildings and sim-
ilar uses.

Policy SAF-1.6 Acoustical Study. As part of the Project an acoustical study will be pre- Require an acoustical study for all new pared to identify whether the Project falls within the residential developments that lie within 65 Ldn noise contour on the Future Noise Contour the 65 Ldn noise contour on the Future Map and to ensure that indoor levels will not exceed Noise Contour Map, to ensure indoor City standards. The Project is consistent with this levels will not exceed City standards. In policy.
addition, the City shall continue to en-
force the California Building Code for
indoor noise levels.

6.26

SECTION 6. GENERAL PLAN CONSISTENCY
Policy SAF-2.7 New Development. An evaluation of potential flood hazards to the Project Require evaluation of potential flood haz- is part of the EIR prepared for the Project. The Project ards prior to approval of development is consistent with this policy. projects.

Policy SAF-4.3 Development. Continue Development of the Project will include construc- to require all development, new and ex- tion of any and all facilities identified by the Fire isting, to provide necessary service, fire Department to comply with the California Fire Code. hydrants and road improvements consis- The Project is consistent with this policy. tent with the California Fire Code.

Policy SAF-4.4 Development Review. As part of the City's review of the proposed Project, Include the Fire Department in the the Fire Department will be consulted for input on the review of development proposals to proposed Project plans. The Project is consistent with ensure projects adequately address safe this policy.
design and on-site fire protection and
comply with applicable fire and building
codes.

6.27

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

UPLAND, CALIFORNIA APPROVING TENTATIVE TRACT MAP
NO. TT-23-0001 (TT-20245) TO SUBDIVIDE ONE (1)
PARCEL INTO 65 NUMBERED LOTS AND 12 LETTERED
LOTS AND DEVELOPMENT PLAN REVIEW NO. 23-0002 A
GATED RESIDENTIAL COMMUNITY THAT CONSISTS OF 65

SINGLE-FAMILY DETACHED RESIDENTIAL UNITS AT A
DENSITY OF 7.1 DWELLING UNITS PER ACRE AND ON-SITE

ACTIVE AND PASSIVE RECREATIONAL AMENITIES TO BE

PROVIDED WITHIN THE COMMON AREA OPEN SPACE ON
AN EXISTING 9.2-ACRE PORTION OF THE 15TH STREET

FLOOD CONTROL DETENTION BASIN INCLUDING

MODIFICATIONS TO THE REMAINDER DETENTION BASIN
LOCATED AT ASSESSOR'S PARCEL NUMBER (APN) 1045-
121-04, 1045-151-35.

WHEREAS, Colonies Partners L.P. c/o Brian Bush (Applicant) has filed applications requesting approval of the Project; 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, 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, the City of Upland is the lead agency for the preparation and consideration of environmental documents for the Project, as defined in the California Environmental Quality Act and the State of California Guidelines for the Implementation of the California Environmental Quality Act; and WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code § 21000 et seq.) ("CEQA"), the City of Upland as the lead agency determined that an Environmental Impact Report ("EIR") should be prepared to analyze all potential adverse environmental impacts of project; and WHEREAS, in accordance with Sections 15063 and 15082 of the CEQA Guidelines, a Notice of Preparation (NOP) of an Environmental Impact Report (EIR) was prepared and circulated on February 8, 2022. The NOP was circulated to the public, local and state agencies, and other interested parties to solicit comments on the project and a public scoping meeting was held on June 8, 2022; and

Resolution No.

WHEREAS, based on the responses to the Notice of Preparation, the City prepared a Draft EIR and a formal Notice of Completion ("NOC") of the Draft EIR with the State Clearinghouse and the Clerk of the Board of Supervisors on May 28, 2024; and
WHEREAS, a Notice of Availability was prepared and circulated for the required 45 day public review period from May 28, 2024, to July 11, 2024, pursuant to Section 15105(c) of the State CEQA Guidelines. Copies of the Draft EIR were available for public review at the Planning Division Public Counter and Public Library as well as the City of Upland website; and,
WHEREAS, due to a distribution error and the incorporation of updated technical studies and minor edits to the Specific Plan, the City recirculated the Draft EIR pursuant to Section 15088.5 of the CEQA Guidelines. A second full 45-day public review period ran from November 4, 2024 to December 18, 2024; and WHEREAS, the City received a total of 22 comment letters from regional agencies, tribal parties, and individuals during the two rounds of review; and WHEREAS, following the close of the public comment period and after review of the comments received on the Draft EIR, the City prepared a Final EIR, consisting of comments received on the Draft EIR, written responses to those comments, and minor modifications that do not require recirculation of the Draft EIR. For purposes of this Resolution, the "EIR" shall refer to the Final EIR and Draft EIR, including all of the technical studies and appendices to the Draft EIR; and WHEREAS, all of the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City of Upland in the EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Proposed Project have been adequately evaluated; and
WHEREAS, the EIR prepared in connection with the Project sufficiently implement mitigation measures necessary to avoid the Project's potential environmental impacts in accordance with CEQA and the State CEQA Guidelines; and WHEREAS, the City of Upland Planning Division on April 1, 2025, mailed the public hearing notice to each property owner within a 1500-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 Planning Division on April 2, 2025 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 Planning Division on April 2, 2025, 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

Resolution No.

WHEREAS, the City of Upland Planning Commission on April 23, 2025, reviewed the Final Environmental Impact Report ("FEIR") and Mitigation Measures and made a recommendation that he City Council of the City of Upland approved the FEIR and Mitigation Monitoring and Reporting Program ("MMRP"); and WHEREAS, the City of Upland City Clerk on May 19, 2025, 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 Clerk on May 19, 2025 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 City Council on June 9, 2025, reviewed the Final Environmental Impact Report and Mitigation Monitoring and Reporting Program and Certified the document.

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 with the 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 Land Use Element, Focus Areas Element, Community Character and Urban Design Element, Circulation Element, Open Space and Conservation Element, Healthy Community Element and Safety Element as detailed within the Villa Serena Specific Plan, Section 6.

C. The Project is consistent with the following Housing Element Goals and Policies:

1. Policy HE-2.2 Housing Diversity. Provide high-quality housing in a range of types, densities, and unit sizes that meet the housing needs of residents of all income levels and household types. This includes single- and multiple-family housing, senior developments, mixed-use projects, and transit-oriented developments.

Fact: The project provides 65 new market-rate single-family homes generally consistent with the surrounding neighborhood, meeting the housing needs of many in the community. The Project is consistent with this policy.

Resolution No.

2. Policy HE-2.3 Housing Design. Require adherence to design standards with respect to site planning, materials and colors, building treatments, landscaping, open space, parking, and environmentally sustainable design practices that adhere to standards set in general plan and design guidelines.

Fact: Development standards contained in the Specific Plan require uniform and high quality design of residential dwellings, the installation of infrastructure adequate to serve the community, comprehensive and cohesive landscaping for the community to include shade trees, shrubs, and groundcover, requirements that a master sign program be approved by the City, and lighting regulations to ensure uniformity of fixture design and placement along streets and within common area open space. In addition, the project provides ample parking for future residential use.

The Project is consistent with this policy.

D. 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.

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, or where impractical by reason of unusual topography.

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: While the project is being initiated by a Specific Plan, the creation 65 single-family residential lots that are a minimum of 3,325 square feet which is consistent with surrounding development to the north and west which consist of residential development of approximately the same density and similar lot sizes, including the

Resolution No.

neighboring `Mountain View" development, and Upland Hills Golf Course Development. Furthermore, while lots are small than lots within the RS- 10 zone to the south, the project implements the Villa Serena Specific Plan which is a deliberate change in the character and therefore lots are smaller than the existing neighborhood to the south.

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 7.1 dwelling units to the acre; the site contains adequate common open space amenities and parking for the project, the site also provides each lot adequate space for the construction of detached single-family residential dwellings between 2,062 SF and 2,690 SF and the site maintains adequate space for needed infrastructure improvements.

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 EIR was prepared to determine the environmental effects generated by the project. Based on the findings contained in the EIR, the implementation of multiple mitigation measures applicable to biological resources were included to ensure the project does not result in any significant impacts to biological resources.

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.

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 Land Development Division 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

Resolution No.

been reviewed and accepted and conditioned by the Land Development Division.

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 solar ready. Buildings are also required to comply with Title 24 energy requirements.

E. 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 directs traffic through a private access on the existing undeveloped 15th Street right- of-way onto Campus Avenue thereby avoiding conflicts with the existing neighborhood to the south. The project provides access to the basin trail, increasing recreational opportunities for surrounding residents.

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.

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 65

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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 and 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. The project includes a variety of both native plants and trees that contribute to the local natural environment. Future maintenance will be provide by the HOA and future home owners consistent with the CC&Rs, ensuring the project remains apparently maintained. 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. The project includes modifications to the remainder basin and adequately re-routes storm drain infrastructure ensuring the basin continues to operate. Furthermore, the implementation of the project includes multiple mitigation measures to ensure the project will not result in any significant impacts to the environment and 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 to approve the Project, subject to all applicable provisions of the Upland Municipal Code, and the following conditions of approval:

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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-23- 0001 (TT-20245) and DPR-23-0002 ("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.

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

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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.

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.

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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 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 a Home Owner'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 by laws must be established;
d. Provisions for the effective establishment, operation, management, use, repair, and maintenance of all common areas and improvements by the Home Owner's Association;
e. Membership in the Home Owner's Association shall be inseparable from ownership of individual and lettered 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 Home 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;

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h. Provisions to implement the approved Water Quality Control Plan within the Tract boundaries. Maintenance of all common area water quality measures shall be the responsibility of the Home Owner's Association;
i. The Home Owner'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; j. The Home Owner'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 k. The Home Owner'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.

20.2 As part of the buildings permit process and prior to the issuance of Building Permits, the applicant shall submit the following:
a. On the plans submitted for plan check the applicant shall submit a final project site plan showing all project details, including but not limited to, all access points, setbacks, red curb locations and showing each lots compliance with the development standards outlined in the Specific Plan.
b. The site plan shall show the location of all enhanced elevations. The applicant is required to provide enhanced elevations for the rear elevations of homes facing Upland Hills Golf Course and 15th Street, to the satisfaction of the Development Services Director. c. A wall and fence plan is required prior to the issuance of building permits. A 6' block wall shall be provided around the entire perimeter of the project site, including the project boundary between the open space area/ walking path and the existing residences to the south-east. The perimeter wall is required to be a split face block wall with a decorative cap. Columns shall be provided at a distance determined appropriate by the Development Services Director. Split face block walls are also required in all places in public view within the Tract boundaries, including adjacent to open space areas and street side yards. A two (2) sided split face block is required if both sides are in public view, walls may be single sided split face where private yards are on the other side (excepting the project boundary between the open space area/ walking path and the existing residences to the south-east, where both sides of the wall shall be split face.) The northern boundary of the property, adjacent to the Upland Hills Country Club, is

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required to include a combination block wall and view fence with 6 foot split face block columns at the corner of each lot. d. The applicant is required to submit a final landscape and open space plan for the project. Landscape and open space plans will include all open space areas, common landscaped area, right-of- way landscaping and typical front yard landscaping.
e. The applicant shall 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. f. Street improvements plans shall include the proposed private access road within the 15th street right-of-way connected to Campus Avenue. The street shall be gated for controlled ingress/egress for residences and be a two lane road 26-feet in width and contain curb & gutter, sidewalk on one side of the road, storm drain facilities and street lights as approved by the Land Development and Transportation Division. The plan shall also include the gate, call box facilities required for access. g. The main driveway entrance into the project at the easterly end of the subdivision on 15th Street shall be gated and be designed for exit only traffic. These improvements shall be shown on the wall and fence plan and site plan.
h. A trail consisting of decomposed granite shall be constructed on the south side of the remainder basin, starting at the east end of the subdivision and ending at the starting point, as shown in the project conceptual open space plan. A fence similar to the Colonies Project shall be included around the basin, along the south side. The trail on the project site shall be maintained by the HOA. Signs indicating the trail is only open from sunrise to sundown shall be posted at the entry. If fencing is needed for future security, the HOA shall work with the city to establish the fencing type, and how and when the trail can be accessed by the public. These improvements shall be shown on the landscape plans, wall and fence plan and site plan. i. A six foot high fence and a 12-foot wide gate along 15th Street shall be constructed to secure access to the open space area between the Dry Dock Deport and the residences on the west side on Fernando Avenue. The fence and gate shall contain green vinyl coating and 1-inch mesh. These improvements shall be shown on the landscape plans, wall and fence plan and site plan.

20.3 The applicant and HOA shall allow the City access to the existing probes and flair facility for mandatory inspections, testing and maintenance as needed by the City.

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20.4 If implementation of TCR-6 Is required, the applicant shall provide the City with a deposit to cover any expenses related to implementation of TCR-6.

20.5 All driveways shall be a minimum 18 feet wide.

20.6 In accordance with Mitigation Measure BIO-8, a Habitat Mitigation Monitoring Plan (HMMP) shall be implemented within 3 months of project completion, and implementation shall include the following:
a. The applicant shall obtain the services of a qualified consultant to provide a scope of work and cost estimate to implement the HMMP for the required duration.
b. Prior to receiving final building inspection approval of the last unit within the development, the applicant and City shall enter into a funding agreement and the applicant shall provide a deposit to the City to fund the entire scope of work in the contract.
c. The City, with the consultant, will schedule services and the City will utilize the deposit to pay the consultant for the contract services. Upon full payment of funding the scope of work, applicant or developer shall have no further responsibility of payment, installing or maintaining the HMMP.
d. The installation of any improvements, including any irrigation improvements, necessary to implement the HMMP shall be installed by a qualified contractor or consultant at the applicant or developer's expense.

20.7 The applicant shall use the 15th street road extension for all construction- related traffic.

20.8 The HOA 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.
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.

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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.

20.9 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. 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.

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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.

20.10 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; 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

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k. Replace ground cover in disturbed areas as quickly as possible.

30.0 Public Works Conditions
The Public Works Department Land Development & Transportation Division has the following conditions pertaining to the subject project. The basis of these conditions is Madole And Associates Consultant, Inc. exhibits stamped received July 06, 2021 by the City of Upland Development Services Department. Those exhibits are a SITE PLAN for Tentative Tract 20245, TENTATIVE TRACT MAP 20245 (NOT FOR CONSTRUCTION).

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.

30.3 The applicant shall have encroachment permit from the City before issuance of a permit for the City to allow encroachment of the projects entry into part of City's right of way.

30.4 Prior to grading permit issuance, the developer shall provide to the City of Upland letters from easement holders consenting to the proposed construction, as applicable.

Right-of-Way Dedication and Easements

30.5 Access and utility easement(s) shall be dedicated to the City of Upland for all-public sewer and water systems not located within the public right-of- way. Minimum width shall be 25 feet along the long side of which must be located only on one parcel.

30.6 Relocation of any public water or sewer lines shall be subject to approval by the Public Works Director.

Monuments

30.7 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 two corner records be filed; they are when:

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a. 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.
b. 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.

30.8 Permanent survey monuments shall be set at the intersection of street centerlines, beginning, and end of curves in centerlines, and at other locations designated by the Director of Public Works/City Engineer. All other centerline monuments shall be in accordance with standard survey practice. A complete set of all street centerline ties (a minimum of three per monument) shall be submitted prior to final project acceptance.

Bonds

30.9 Before the recordation of the Tentative 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 all improvements, public and private.

II STREET IMPROVEMENTS

30.10 All deficient public improvements at 15th Street, along the project frontage, shall be upgraded to current City Standards and to the satisfaction of the Public Works Director.

30.11 Developer shall submit plan for the construction of 15th Street as depicted on the exhibit, including gated entrance, walls and appurtenances.

Handicap ramps conforming to current state and federal standards shall also be constructed at street/alley intersections.

30.12 Existing improvements damaged during the construction shall be replaced to the City's satisfaction.

30.13 Landscaping and irrigation plans shall be submitted for City review and approval. Drought tolerant and water efficient irrigation system shall be required. Parkway landscaping shall be maintained by the Owner/Developer.

Furthermore, developer shall submit "declaration of Covenant for Parkway Landscape Maintenance prior to or at map recordation. City will provide necessary agreement form.

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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 Development Services Director.

III UTILITY (WATER - SEWER - ENVIRONMENTAL)
Utility General

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

30.16 If Phasing, each phase shall be served by utilities, allowing each phase/lot to function separately and independent from one another.

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

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

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 and maintenance of each facility.

30.20 Developer shall comply with latest State Health Code regulating minimum clear separations among water and sewer lines.

Underg rounding

30.21 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.

Environmental

30.22 This project 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 permit.

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30.23 This project is required to submit Project Specific Water Quality Management Plan (WQMP) (reference City of Upland "Construction Stormwater Guidelines" and the County of San Bernardino "Guidelines for New Development and Redevelopment") for review and approval by the City of Upland, Public Works Department, 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."
a. Prior to review and approval of the WQMP including structural and non- structural BMP's which apply to the project pursuant to the New Development and Redevelopment Guidelines, the City of Upland, Public Works Department, Environmental Division is to respond to the Santa Ana Regional Water Quality Control Board ("Regional Board") pursuant to recent request of the Regional Board.

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

30.25 Sanitary sewer system(s) shall be constructed pursuant to the City's Master Plan and subsequent studies applicable to the project site, to the satisfaction of the Public Works Director.

30.26 All proposed off-site sewer mains shall be maintained by the City. All proposed on-site sewer mains are private and maintained by owner/developer. All proposed off-site storm drain mains shall be maintained by the City. On-site lot drainage facilities shall be maintained by the owner/ property owners association.

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

30.28 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.

30.29 The Owner/Developer shall provide the necessary Sewer Service Backflow Prevention Device as required by the City.

Water

30.30 All proposed on-site water mains shall be private and shall be maintained by the Home Owner's Association (HOA).

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30.31 Developer/Engineer shall submit water/fire plans to the San Bernardino County Fire Department for review and approval.

30.32 A separate water meter shall be provided for each unit (including any necessary easements to provide such services, or a master meter shall be provided for the project to the satisfaction of the Public Works Director.

30.33 All new and upgraded developments shall meet the requirements of Chapter 7 "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.

30.34 Underground utilities shall maintain a minimum seven-foot setback from the backside of the curb and shall not encroach into the water utility easement, excepting as may be authorized by the Public Works Director subject to special construction methods. As-built plans of all underground utilities, including water facilities, shall be submitted for approval prior to final approval of the development.

30.35 The provision of fire protection water systems, hydrants, and appropriate easements shall be in conformance with the San Bernardino County Fire and Public Works Department Standards.

30.36 Public on-site protection hydrant(s) and water systems shall be installed in accordance with the San Bernardino County Fire and Public Works Department Standards.

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

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

IV GRADING - STORM DRAIN - EROSION CONTROL

30.39 The first permit that will be issued to this project is for the construction and grading of the basin. The project developer shall remove and reconstruct and/or construct new and/or existing, as applicable, storm water basin berms as an engineered berm, unless project developer's registered professional engineers test, inspect, analyze and certify in a report that the berm is structurally stable in saturated condition.

30.40 The new basin shall have an emergency spillway as shown on the tentative map exhibit. The final design shall be submitted for approval by the developer's civil engineer. Said spillway shall be designed and constructed in a manner that all the water passing through said spillway will be in a

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controlled condition to avoid and/or minimize damage to downstream properties.

30.41 Developer shall have the City inspect the subject new basin as certified by developer's engineering consultants.

30.42 During basin construction, subject to issuance of necessary permits, developer shall commence construction/realignment of the 12' x 9' reinforced concrete box (RCB) from project's westerly boundary to the new basin and construct 84-inch reinforced concrete pipe (RCP) from the new basin to connect to existing discharge point on 15th Street to the satisfaction of the Public Works Director.

30.43 Storm drain system(s) shall be constructed in accordance with the City's Master Plan applicable to the project site and to the satisfaction of the Public Works Director.

30.44 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.

30.45 Each parcel/lot shall drain to the street or other approved drainage facility.

Cross lot drainage is not allowed.

30.46 All drainage shall be directed on-site at the points so indicated upon the subject map/plan (any deviation will require resubmittal to the Technical Review Committee for approval).

30.47 Location, direction, and devices for conveying site drainage directed to a street shall be subject to review and approval by the Public Works Director.

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

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

30.50 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.

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

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30.52 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.

30.53 Owner/Developer shall submit design and calculations and obtain permit and inspection for all development perimeter and retaining walls from the Building Division.

30.54 Owner/Developer is required to prepare Water Conservation Plan for its grading and construction operations in compliance to water conservation mandate by the State of California. Use of reclaimed water is highly encouraged.

30.55 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).

30.56 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.

30.57 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.

30.58 All storm drain catch basins must be in accordance with the Trash Amendments, per Water Code Section 13383, complete with Maintenance Agreement. Please see attached/link for approved list of full capture devices. Developer shall provide for regular maintenance of all catch basins.

Please check all approved devices from the following website. https://www.waterboards.ca.gov/water_issues/programs/stormwater/doc s/trash_implementation/a 1_certified_fcd_rev04a ug 17.pdf

V LANDSCAPING

30.59 Any landscaping proposed within a City utility easement or right of way is subject to approval by the Public Works Director and Development Services

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Director. Developer shall enter into covenant with the City for landscape installation and maintenance of parkway landscaping.

30.60 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.

30.61 All developments require a tree-planting scheme. Residential developments require one tree per forty feet of residential street frontage with a minimum on one tree per lot.
a. If planting in an area without sidewalk, plant the trees four feet to six feet from the existing or planned curb or street
b. 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 street lights, and a minimum of thirty feet from street corners.

30.62 The project frontage shall be fully landscaped, including an automatic irrigation system in accordance with a plan subject to review and approval by the Community Development Director and the Public Works Director.

Drought tolerant and water efficient irrigation system shall be required.

Parkway landscaping shall be maintained by the Owner/Developer.

30.63 Before the final approval of streetscape plans (landscaping, irrigation systems, walls and/or fences, etc.), the hardscape portion of the plan(s) shall be designed by a registered engineer, and submitted to the Community Services Director for review and approval.

30.64 After City approval of the landscaping plan, the Owner/Developer shall provide 180-day maintenance during the plant establishment period.

30.65 The Owner/Developer shall also:
a. Include in the CC&Rs, provisions for the perpetual maintenance of said parkway(s) by the Property Owners' Association (POA). POA's maintenance responsibility shall commence at the completion of the plant establishment period.
b. Provide for the maintenance of the open space area(s) and/or detention/desiltation basin.

VI OTHER AGENCY

30.66 Approval and/or permits may be required from the following agencies among others:
a. San Bernardino County:

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b. Inland Empire Utilities Agency
c. San Antonio Water Company
d. California Regional Water Quality Control Board, Santa Ana Region for an NPDES Permit or Clearance Letter.

VIISTUDIES - REPORTS - CC&Rs

30.67 Conditions, Covenants, and Restrictions (CC&Rs) shall be recorded requiring the provision of the following special features, and maintenance thereof in perpetuity, in conjunction with the approval of this project. a. Prior to recordation of the Tract/Parcel Map
b. Prior to Occupancy Release

30.68 Geotechnical Report, hydrology and hydraulic studies, traffic impact analysis, and other supporting reports/studies shall be submitted for review together with grading plans and other construction plans submitted for review and approval.

30.69 An Encroachment License Agreement shall be required for all new facilities, such as 15th Street Park, gate or any other relevant facilities, located within the public right-of-way, to the satisfaction of the Public Works Director and the Development Services Director. The private facilities shall be operated and maintained by the owner/developer.

VIII GENERAL ENGINEERING

30.70 Owner/Developer is required to arrange for a PRE-CONSTRUCTION MEETING with the Public Works Department 72 hours in advance before any permitted work can commence.

30.71 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.

30.72 All plans (including Landscaping Plans) depicting any work to be plan checked by Public Works shall be prepared on 24"x36" on City Standard title block. This includes street, sewer, water grading, storm drain, grading, erosion control, private street design, and landscape plans. "Cut and paste," "sticky-backs," "zip-a-tone," "Kroy lettering," or other tape will not be permitted on mylars.

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30.73 As-built plans (including street, sewer, water, and storm drain and grading plans) shall be submitted. Electronic drawing files on flash drive shall be submitted to the City for file in the format acceptable by the City.

30.74 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.

30.75 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
Other Agency and/or Project
Phases

30.76 In the event that developer/owner performs the works in phases, a phasing plan shall be submitted for City's approval prior to implementation. Each phase must be fully independent and functional from each phase of the development especially considering onsite utility connections such as sewer, water, electric power, gas, drainage, handicap access ramps and communications utilities, among others. Each phase shall have at least two points of access and construction traffic shall not be mixed with residents' traffic.

30.77 The requirements for undergrounding overhead utility lines shall be implemented prior to occupancy.

30.78 All phases shall comply with the conditions set forth for the Tentative Map.

30.79 Adequate drainage/erosion control shall be provided at all times during each phase of the development (including model/sales trailer sites).

Submit appropriate erosion control plans to the Public Works Director for approval.

30.80 The location of the temporary access road each phase shall be approved by the Public Works Director and it shall be paved to the satisfaction of the Public Works Director and County Fire Chief.

30.81 Prior to occupancy in each phase, Owner/Developer shall complete the following minimum improvements:
a. Complete finish grading of all parcel/lots including submittal of grading certification to the Public Works Department.
b. Complete all underground utilities and their service lines for each unit. c. Complete curb and gutter, sidewalk, street lighting, and street paving.

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d. Provide "as-built" plans.

40.0 Police Department

40.1 The approved conditions shall be retained on the premises at all times and produced immediately upon request of the Upland Police Department, and City Planning.

40.2 A 6-month inspection shall be conducted to ensure permittee's compliance with all operating conditions.

40.3 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.

40.4 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.

40.5 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.

40.6 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.

40.7 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.

40.8 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

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Submaster System. If gates are not electronically operated, a "KNOX" padlock may be substituted for electrically operated override systems.

40.9 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.

40.10 All units built shall that have exterior lighting lower than 12 feet from the ground level shall be enclosed in vandal-resistant covers.

40.11 Lighting shall be required in all areas of public access.

40.12 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 photo cells; use of low pressure sodium fixtures and bulbs is prohibited.

40.13 A digital video surveillance system is required at the premise. It is required 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 points of the construction area.

40.14 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.

40.15 Provide UPD with contact information of the Project Manager and Superintendent in charge of the project.

40.16 All landscaping must adhere to the 2' 6' rule (all ground cover landscaping must be maintained no higher than 2' from ground level and all lower tree canopy must be maintained no lower than 6' in height from the ground level).

40.17 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

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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.

40.18 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.

40.19 If thefts or other crimes occur at the construction site, the applicant may be required by the Chief of Police to hire a security officer(s).

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 F01 Jurisdiction. The above referenced project is under the jurisdiction of the San Bernardino County Fire Department herein "Fire Department". Prior to any construction occurring on any parcel, the applicant shall contact the Fire Department for verification of current fire protection requirements. All new construction shall comply with the current California Fire Code requirements and all applicable statutes, codes, ordinances, and standards of the Fire Department..

60.2 F02 Fire Fee. The required fire fees shall be paid to the San Bernardino County Fire Department/Community Safety Division.

60.3 F03 Fire Condition Letter Expiration. Fire Condition Letters shall expire on the date determined by the Planning Division or Building and Safety.

60.4 F04 Fire Permit Expiration. Construction permits shall automatically expire and become invalid unless the work authorized such permit is commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. Suspension or abandonment shall mean that no inspection by the Department has occurred with 180 days of any previous inspection. After a construction permit becomes invalid and before such previously approved work recommences, a new permit shall be first obtained and the fee to recommence work shall be one- half the fee for the new permit for such work, provided no changes have been made or will be made in the original construction documents for such work, and provided further that such suspension or abandonment has not exceeded one year. A request to extend the permit may be

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made in writing PRIOR TO the expiration date justifying the reason that the permit should be extended.

60.5 F06 Inspection by Fire Department. Permission to occupy or use the building (Certification of Occupancy or Shell Release) will not be granted until the Fire Department inspects, approves and signs off on the Building and Safety job card for "fire final".

60.6 F09 Building Plans. Building Plans shall be submitted to the Fire Department for review and approval. The required fees shall be paid at the time of plan submittal.

60.7 F10 Combustible Protection. Prior to combustibles being placed on the project site an approved all-weather fire apparatus access surface and operable fire hydrants with acceptable fire flow shall be installed. The topcoat of asphalt does not have to be installed until final inspection and occupancy.

60.8 F11 Combustible Vegetation. Combustible vegetation shall be removed as follows: a. Where the average slope of the site is less than 15% - Combustible vegetation shall be removed a minimum distance of thirty (30) feet from all structures or to the property line, whichever is less. b. Where the average slope of the site is 15% or greater - Combustible vegetation shall be removed a minimum one hundred (100) feet from all structures or to the property line, whichever is less. County Ordinance #3586

60.9 F14 Private Road Maintenance. The applicant shall construct and maintain all such roads. In addition, the applicant shall provide to the Fire Department a signed maintenance agreement as detailed in the General Requirement conditions for ongoing road maintenance and snow removal (where applicable). This shall include all primary and secondary access routes that are not otherwise maintained by a public agency.

60.10 F16 Access. The development shall have a minimum of 2 points of vehicular access. These are for fire/emergency equipment access and for evacuation routes. a. Single Story Road Access Width. All buildings shall have access provided by approved roads, alleys and private drives with a minimum twenty-six (26) foot unobstructed width and vertically to fourteen (14) feet six (6) inches in height. b. Multi-Story Road Access Width. Buildings three (3) stories in height or more shall have a minimum access of thirty (30) feet unobstructed width and vertically to fourteen (14) feet six (6) inches in height.

60.11 F17 Access Road Grade. Fire access roadways shall not exceed a maximum of twelve (12%) percent grade at any point. Fire access roadways or driveways may be increased to fourteen (14%) percent grade for a distance not to exceed five hundred (500) feet. Fire access

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roadways providing access to no more than two (2) one or two-family dwellings may be increased to a maximum of sixteen (16%) percent grade not to exceed five hundred (500) feet. Grades across the width of a fire access roadways shall not exceed five (5%) percent. In order to accommodate proper angles of approach and departure, gradient shall not exceed five (5%) percent change along any ten (10) foot section.

60.12 F19 Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Road surface shall meet the approval of the Fire Chief prior to installation. All roads shall be designed to 85% compaction and/or paving and hold the weight of Fire Apparatus at a minimum of 80K pounds.

60.13 F20 Access - 150+ feet. Roadways exceeding one hundred fifty (150) feet in length shall be approved by the Fire Department. Roadways shall be extended to within one hundred fifty (150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building.

60.14 F21 Turnaround. An approved turnaround shall be provided at the end of each roadway one hundred and fifty (150) feet or more in length. Cul- de-sac length shall not exceed six hundred (600) feet; all roadways shall not exceed a 12 % grade and have a minimum of forty-five (45) foot radius for all turns. In the Fire Safety Overlay District cul-de-sac length shall not exceed three hundred fifty (350) feet.

60.15 F22 Primary Access Paved. Prior to building permits being issued to any new structure, the primary access road shall be paved or an all-weather surface and shall be installed as specified in the General Requirement conditions including width, vertical clearance and turnouts.

60.16 F23 Secondary Access Paved. Prior to building permits being issued to any new structure, the secondary access road shall be paved or an all weather surface and shall be installed as specified in the General Requirement conditions including width, vertical clearance and turnouts.

60.17 F24 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. "No Parking, Fire Lane" signs shall be installed on public/private roads in accordance with the approved plan.

60.18 F26 Fire Flow Test. Please provide a fire flow test report from your water purveyor that has been completed in the last six months demonstrating that the fire flow demand is satisfied.

60.19 F30 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

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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.

60.20 F35 Hydrant Marking. Blue reflective pavement markers indicating fire hydrant locations shall be installed as specified by the Fire Department.

In areas where snow removal occurs, or non-paved roads exist, the blue reflective hydrant marker shall be posted on an approved post along the side of the road, no more than three (3) feet from the hydrant and at least six (6) feet high above the adjacent road.

60.21 F39 Fire Sprinkler NFPA 13D. An automatic life safety fire sprinkler system complying with NFPA Pamphlet #13D and Fire Department standards is required. The applicant shall hire a licensed fire sprinkler contractor or be an approved owner/builder. 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.

60.22 F53 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 (1/2) 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 one hundred (100) feet or more from the roadway, the street address shall be displayed at the property entrances with numbers that are a minimum of four (4) inches in height and one half (1/2) inch stroke.

60.23 F56 Override Switch. Where an automatic electric security gate is used, an approved Fire Department override switch (Knox ®) is required.

60.24 F57 Spark Arrestor. An approved spark arrestor is required. Every chimney that is used in conjunction with any fireplace or any heating appliance in which solid or liquid fuel are used, shall have an approved spark arrestor visible from the ground that is maintained in conformance with the California Fire Code.

60.25 F70 Additional Requirements. In addition to the Fire requirements stated herein, other onsite and off-site improvements may be required which cannot be determined at this time and would have to be reviewed after

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more complete improvement plans and profiles have been submitted to this office.

60.26 F71 Proposal Changes Any changes to this proposal shall require new Fire Department condition letter.

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 Mitigation Measure BIO-1 Designated Biologist(s). At least 30 days prior to the commencement of any project activities, the applicant shall provide evidence to the City of Upland (City) that a designated and qualified biologist (or biologists) has been approved by the California Department of Fish and Wildlife (CDFW) and has been retained to perform surveys, prepare and implement mitigation plans, and/or conduct monitoring activities. The applicant shall provide evidence to the City that the responsibilities and authority of the designated biologist as established in the approved Streambed Alteration Agreement EPIMS- SBR-24938-R6 between the CDFW and the applicant (CDFW Permittee) are maintained throughout project activities.

80.2 Mitigation Measure BIO-2 Movement Out of Harm's Way. To reduce injury and mortality for the coastal whiptail, other special-status species, or wildlife not specifically referenced in the mitigation measures included in the Draft Environmental Impact Report (EIR), the designated biologist shall be present on site prior to and during all ground- disturbance and habitat-disturbing activities. The designated biologist shall be authorized and equipped to move out of harm's way any special- status species or other wildlife that would be injured or killed during project activities. Movement of wildlife out of harm's way should be limited to only those individuals that would otherwise by injured or killed, and individuals should be moved only as far as necessary to ensure their safety.

80.3 Mitigation Measure BIO-3 Nesting Birds. A pre-construction nesting survey shall be conducted by a CDFW-approved designated biologist at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of project activities. Surveys shall encompass all suitable areas, including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the property, the density and complexity of the habitat, the number of survey participants, the survey techniques employed, and shall be sufficient to ensure that the data collected are complete and accurate. Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations

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and nesting behavior (e.g., copulation, carrying of food or nest materials, nest building, removal of fecal sacks, flushing suddenly from atypically close range, agitation, aggressive interactions, feigning injury or distraction displays, or other behaviors). Ifa nest is suspected but not confirmed, the qualified biologist shall establish a disturbance-free buffer until additional surveys can be completed, or until the location can be inferred based on observations. The qualified biologist shall not risk failure of the nest to determine the exact location or status and will make every effort to limit the potential for nest predation as a result of the survey/monitoring efforts nest, scan the site for potential nest predators before approaching, immediately depart nest area if indicators of stress or agitation are displayed). If a nest is observed but thought to be inactive, the qualified biologist shall monitor the nest for 1 hour (4 hours for raptors during the non breeding season) prior to approaching the nest to determine its status. The designated biologist shall use their best professional judgment regarding the monitoring period and whether approaching the nest is appropriate. In the event an active nest is confirmed, the designated biologist shall immediately establish a conservative buffer surrounding the nest based on their best professional judgment and experience. The buffer shall be delineated to ensure that its location is known by all persons working within the vicinity but shall not be marked in such a manner that it attracts predators. Once the buffer is established, the designated biologist shall document baseline behavior, stage of reproduction, and existing site conditions, including vertical and horizontal distances from proposed work areas, visual or acoustic barriers, and existing level of disturbance.

Following documentation of the baseline conditions, the designated biologist may choose to adjust the buffer based on site characteristics, stage of reproduction, and types of project activities proposed at/near that location. The designated biologist shall monitor the nest at the onset of project activities and at the onset of any changes in project activities (e.g., increase in number or type of equipment, change in equipment usage) to determine the efficacy of the buffer. If the designated biologist determines that project activities may be causing an adverse reaction, the designated biologist shall be empowered to adjust the buffer accordingly. The designated biologist shall be on site daily to monitor all existing nests, the efficacy of the established buffers, and to document any new nesting occurrences. The designated biologist shall document the status of all existing nests, including the stage of reproduction and the expected fledge date. If a nest is suspected to have been abandoned or failed, the designated biologist shall monitor the nest for a minimum of 1 hour (4 hours for raptors), uninterrupted, during favorable field conditions. If no activity is observed during that time, the designated biologist may approach the nest to assess the status. Daily on-site monitoring shall continue until there is no evidence of on-site nesting activity. Under the direction of the designated biologist, activities to discourage nesting on the project site (including moving equipment and materials daily, covering material with tarpsor fabric, and securing all open pipes and construction materials) shall be

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permitted. The designated biologist shall ensure that none of the materials used pose an entanglement risk to birds or other species. The designated biologist shall prepare and submit to the CDFW and the City weekly summary reports regarding active nesting species identified on site, the discovery of any new nests, the status/outcome of any previously identified nest, the buffer distances established for each nest, and any adjustments made to the established buffers. Weekly summary reports shall be submitted by the designated biologist until there is no evidence of on-site nesting activity. The CDFW shall be notified within 24 hours if project activities result in the abandonment of or damage to a nest. The designated biologist shall submit the results of the preconstruction nesting bird survey to the CDFW and the City prior to the commencement of project activities.

80.4 Mitigation Measure BIO-4 Crotch's Bumble Bee. The designated biologist shall conduct focused surveys within 1 year prior to vegetation removal and/or grading for the presence/absence of Crotch's bumble bee.

Surveys shall be conducted during flying season (between March 1 and September 1) when the species is most likely to be detected aboveground by an approved designated biologist familiar with Crotch's bumble bee behavior and life history. Surveys shall be conducted within the project site and areas adjacent to the project site where suitable habitat exists. Survey results including negative findings shall be submitted to the City and CDFW at least 30 days prior to projectrelated vegetation removal and/or ground-disturbing activities. If the species is identified on site, the applicant shall provide evidence to the City that "take" coverage has been obtained from the CDFW prior to the initiation of project activities.

80.5 Mitigation Measure BIO-5 Burrowing Owl. A burrowing owl pre- construction survey shall be conducted by a CDFW-approved designated biologist at the appropriate time of day/dawn, during appropriate weather conditions, and no more than 14 calendar days prior to the initiation of project construction activities. The survey shall include inspection of all burrows that exhibit typical characteristics of owl activity such as owls themselves, burrows, and owl sign at burrow entrances, including pellets, feces, or other "ornamentation", feathers, prey remains, whitewash, etc. Survey duration shall take into consideration the size of the property, the density and complexity of the habitat, the number of survey participants, the survey techniques employed, and shall be sufficient to ensure the data collected are complete and accurate. In the event an active or occupied burrow is confirmed, the designated biologist shall immediately establish a conservative buffer surrounding the burrow based on their best professional judgment and experience. The buffer shall be delineated to ensure that its location is known by all persons working within the vicinity but shall not be marked in such a manner that it attracts predators. Once the buffer is established, the designated biologist shall document baseline behavior, stage of reproduction, and existing site

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conditions, including vertical and horizontal distances from proposed work areas, visual or acoustic barriers, and existing level of disturbance.

Following documentation of baseline conditions, the designated biologist may choose to make adjustments to the buffer based on site characteristics, stage of reproduction, and types of project activities proposed at/near that location. The designated biologist shall monitor the burrow at the onset of project activities and at the onset of any changes in project activities (e.g., increase in number or type of equipment, change in equipment usage) to determine the efficacy of the buffer. If the designated biologist determines that project activities may be causing an adverse reaction, the designated biologist shall be empowered to adjust the buffer accordingly. In the event burrowing owls are detected on or adjacent to the project site and cannot be completely avoided, a Burrowing Owl Mitigation and Monitoring Plan shall be submitted to the CDFW for review and approval prior to disturbance of the owl(s). The Burrowing Owl Mitigation and Monitoring Plan shall include the number and location of occupied burrow sites that will be disturbed by the project; the proposed relocation, monitoring, and minimization actions; and details on adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation of artificial burrows (numbers, locations, and types of burrows) shall be identified in the Burrowing Owl Mitigation and Monitoring Plan. The Burrowing Owl Mitigation and Monitoring Plan shall also include an impact analysis consistent with the 2012 Staff Report on Burrowing Owl Mitigation and shall identify mitigation, including acquisition, permanent protection, and funding of mitigation lands for the loss of burrowing owl habitat.

The applicant shall implement the Burrowing Owl Mitigation and Monitoring Plan following CDFW review and approval.

80.6 Mitigation Measure BIO-6 Pre-Construction Survey/Sweeps. In addition to the surveys detailed in Mitigation Measures BIO-3 (nesting birds), BIO-4 (Crotch's bumble bee), and BIO-5 (burrowing owl), the designated biologist(s) shall conduct pre-project surveys within the project site, access route(s) and staging area(s), and an appropriate buffer surrounding those areas no more than 3 days prior to initiating project activities. The surveys shall be conducted to identify and map special status species or listed species with the potential to occur on site, and any dens, burrows, nests, etc. capable of harboring a special- status or listed species. The designated biologist shall ensure that the methods used to locate, identify, map, avoid and buffer individuals or dens, burrows, or nests of individuals are appropriate and effective, including the assurance that the surveyor has attained 100 percent visual coverage of the entirety of the project impact areas and access routes, and an appropriate buffer surrounding those arears. If any listed species (or sign of presence) is discovered, all project activities that could affect the listed species shall be halted. Notification shall be provided to the CDFW within 24 hours of the discovery. The designated biologist(s) shall also conduct pre-activity sweeps within the project site

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(including access routes) and a 500-foot buffer surrounding the project site within 2 hours of initiating project activities. The pre-activity sweeps shall confirm and mark/map for avoidance the locations of any known nesting bird(s) and/or special-status species and shall verify that no additional/new nesting bird(s) and/or special status species have occupied the project areas or adjacent habitats. If any additional/new nesting bird(s) and/or special-status species (or sign of presence) are identified within or adjacent to the project areas during the pre-activity sweep, the applicant (CDFW Permittee) shall determine whether the proposed avoidance measures will be effective in fully avoiding impacts of the project on the identified resource(s) prior to initiating project activities. If full avoidance of listed species cannot be accomplished, the applicant (CDFW Permittee) shall postpone the project and seek appropriate authorization for those impacts.

80.7 Mitigation Measure BIO-7 Streambed Alteration Agreement. Prior to the commencement of ground disturbance, the project applicant (the CDFW Permittee) shall provide evidence to the City and the CDFW that applicable provisions outlined in the final Streambed Alteration Agreement that are not specifically included as mitigation measures in the Draft EIR have been appropriately satisfied.

80.8 Mitigation Measure BIO-8 Habitat Mitigation and Monitoring Plan. Within 3 months of project completion, the applicant or the City (as determined by the CDFW) shall implement the CDFW approved Habitat Mitigation and Monitoring Program (HMMP) to create 1.2 acres of mule fat scrub and to enhance 0.3 acre of wetland within 1.5 acres at the far eastern portion of the basin (the "conservation area" or "mitigation area"). This area shall be maintained and managed to improve habitat quality and shall meet the success criteria established in the CDFW-approved HMMP.

As designated by the CDFW, the City, or the applicant (CDFW Permittee) shall report on the results of the maintenance and monitoring of the mitigation area pursuant to the terms of the Streambed Alteration Agreement.

OR

80.9 Mitigation Measure BIO-9 Purchase of Mitigation Bank Credits. The applicant (CDFW Permittee) shall purchase 1.5 acres of streambed enhancement credits from CDFW-approved mitigation bank(s). The applicant (CDFW Permittee) shall obtain CDFW approval regarding the choice of the mitigation bank prior to credit purchase. The applicant shall provide evidence of purchase of the required credits to the City and CDFW

80.10 Mitigation Measure CUL-1 In the event that pre-contact cultural resources are discovered during project activities, all work in the immediate vicinity of the of the find (within a 100-foot buffer) shall cease and a qualified archaeologist meeting Secretary of the Interior

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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 San Manuel Band of Mission Indians (SMBMI) Cultural Resource Department shall be contacted as detailed within Mitigation Measure TCR-1, if any such find occurs 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 regard to significance and treatment. If significant Native American historical 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 the SMBMI for review and comment, as detailed in Mitigation Measure TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly. If human remains or funerary objects are encountered during any activities associated with the project, work in the immediate 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 Section 7050.5 and that code enforced for the duration of the project.

80.11 Standard Condition G-1 Prior to the approval of grading and/or building permits, the Applicant shall provide evidence to the City for review and approval that on-site structures, features, and facilities have been designed and will be constructed in conformance with applicable provisions of the most current edition of the CBC at the time of construction and the recommendations cited in Section 5 of the project- specific Geotechnical and Infiltration Evaluation. Geotechnical recommendations include, but are not limited to, remedial earthwork and/or ground improvement to provide a sufficient layer of engineered fill or densified soil beneath the structural footings/foundations, as well as proper surface drainage devices and erosion control. Verification testing must be performed upon completion of ground improvements to confirm that the compressible soils have been sufficiently

80.12 Mitigation Measure GEO-1 Prior to the issuance of grading permits, the maximum depth of ground-disturbing activities shall be provided to the City. If ground disturbance in excess of 15 feet is required, the Applicant shall provide evidence to the City that a qualified paleontologist has been retained. Upon review of Project materials, the qualified paleontologist shall identify those areas of the Site that require monitoring. In the event that paleontological resources are unearthed during ground-disturbing activities, the qualified paleontologist shall halt or redirect ground-disturbing activities away from the vicinity of the find so that the find can be evaluated. A buffer area shall be established around densified. This condition shall be implemented to the satisfaction of the City Building and Safety Division. the find within which construction activities shall not be allowed to continue. The buffer area parameters will be determined by the project paleontologist in consultation with the City and project proponent, but shall not be less