Agenda packet — Upland City Council, December 8, 2025 (part 4 of 7)

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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 adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program:
a. The above Recitals are true and correct and are incorporated herein by this reference.
b. The City, in its capacity as the lead agency, has prepared an Initial Study and Mitigated Negative Declaration for the Project. The purpose of the Initial Study was to determine whether the Project could have a potentially significant effect on the environment and to identify and impose the appropriate project mitigation measures to avoid such impacts or reduce them to a less-than-significant level.
c. The Initial Study and Mitigated Negative Declaration reflect the City's independent judgment and analysis.
d. The Mitigated Negative Declaration was prepared in accordance with all legal requirements, including all public notice and comment period requirements, set forth in the California Environmental Quality Act Guidelines.
e. The Initial Study examined all of the relevant environmental issues associated with the Project and is a complete and adequate environmental document under the requirements of the California Environmental Quality Act Guidelines. Specifically, the City Council supports the conclusions of the Initial Study and the mitigation measures proposed by the Mitigated Negative Declaration, as both documents are supported by substantial evidence.
f. There is no substantial evidence in the record that the Project, as mitigated, will have a significant effect on the environment for areas analyzed in the Initial Study. As discussed in the Initial Study analysis, mitigation measures have been identified that, when implemented, will avoid or reduce each of these impacts to less than significant levels. g. Unless specifically stated to the contrary in these Findings, it is the City's intent to adopt all mitigation measures recommended by the Mitigated Negative Declaration that are applicable to the Project. If a measure has, through error, been omitted from the Conditions of Approval or from these Findings, and that measure is not specifically reflected in these Findings, that measure shall be deemed to be adopted pursuant to this paragraph.

In addition, unless specifically stated to the contrary in these Findings, all Conditions of Approval repeating, or rewording mitigation measures recommended in the Mitigated Negative Declaration are intended to be substantially similar to the mitigation measures recommended in the

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Mitigated Negative Declaration and are found to be equally effective in avoiding or lessening the identified environmental impact.

Section 2. Required Mitigation Measures.

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

10.2 MM BIO-1: Burrowing Owl Clearance Survey. Fourteen days prior to the commencement of Project activities, a qualified biologist will conduct a Presence/Absence survey of suitable habitat on the Project site as well as survey for signs of scat/burrow usage. If burrowing owls/active burrows are directly observed within the Project site during the preconstruction survey, a suitable buffer will be placed around the active burrow as determined by a qualified biologist and avoided until the individuals leave of their own accord. Additionally, if burrowing owl is found during the preconstruction survey, the Project proponent will need to inform the California Department of Fish and Wildlife (CDFW) and the United States Fish and Wildlife Service (USFWS) and prepare a Burrowing Owl Protection and Relocation Plan for approval by these agencies prior to initiating ground disturbance.

10.3 MM BIO-2: Nesting Bird Clearance Survey. The Project's construction activities will occur, if feasible, between September 16 and January 31 (outside of nesting bird season) in an effort to avoid impacts to nesting birds. If activities must occur within nesting bird season (February 1 to September 15), a qualified biologist will conduct a pre-construction survey no more than 3 days (72 hours) prior to any construction activities and vegetation removal. Should nesting birds be found, an exclusionary buffer will be established by the qualified biologist. The buffer will be clearly marked in the field by construction personnel under guidance of the qualified biologist. No construction activities will be allowed within this zone until the qualified biologist determines that the young have fledged, or the nest is no longer active. To the greatest extent feasible, tree trimming/removal activities will be performed outside of the nesting season for birds (February 1-September 15). If trimming or removal of trees during the nesting bird season cannot be avoided, a qualified biologist will monitor tree trimming and removal activities, if nests are found present during the pre-construction survey.

10.4 MM CUL-1: Unknown Archaeological Resources. In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the San Bernardino County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a "unique archaeological resource," as defined in Section 21083.2(g) of the

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California Public Resources Code (PRC). Personnel of the Project shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the Project site. The found deposits shall be treated in accordance with federal, State, and local guidelines, including those set forth in PRC Section 21083.2. Prior to issuance of a grading permit, the Director of Planning Services, or designee, shall ensure that this mitigation measure is documented on the grading plans.

10.5 MM CUL-2: Human Remains. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to State Public Resources Code (PRC) Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be Native American, the County Coroner would notify the Native American Heritage Commission (NAHC), which would determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The MLD recommendations may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials, preservation of Native American human remains and associated grave goods in place, relinquishment of Native American human remains and associated items to the descendants for treatment, or any other culturally appropriate treatment. Prior to issuance of a grading permit, the Director of Planning Services or designee shall ensure that this mitigation measure is documented on the grading plans.

10.6 MM GEO-1: Paleontological Resources Impact Mitigation Program.

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paleontological resource. Measures may include monitoring, recording the fossil locality, data recovery and analysis, a final report, and accessioning the fossil material and technical report to a paleontological repository. Upon completion of the assessment, a report documenting methods, findings, and recommendations shall be prepared and submitted to the City of Upland for review. If paleontological materials are recovered, this report also shall be submitted to a paleontological repository such as the University of California Museum of Paleontology, along with significant paleontological materials. Public educational outreach may also be appropriate.

10.7 MM TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities. A. The City shall contact interested tribes to determine if a Native American Monitor is requested prior to the commencement of any "ground disturbing activity" for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). "Ground-disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground- disturbing activity. C. If monitoring is required, the monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground disturbing activities, soil types, cultural- related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project applicant/lead agency upon written request to the Tribe. D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the tribal representative from a designated point of contact for the Project applicant/lead agency that all ground- disturbing activities and phases that may involve ground-disturbing activities on the Project site or in connection with the Project are complete; or (2) a determination and written notification by the tribal representative to the Project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the Project site possesses the potential to impact TCRs.

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10.8 MM TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Nonfuneral/Non-Ceremonial). The San Manuel Nation Cultural Resources Department shall be contacted of any pre-contact and/or historic-era cultural resources discovered during project implementation and be provided information regarding the nature of the find so as to provide tribal input with regards to significance and treatment. In the event the material is determined to be significant, Mitigation Measure TCR-4 shall apply.

10.9 MM TCR-3: Unanticipated Discovery of Tribal Cultural Resource Objects (Non Funeral/Non-Ceremonial). Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. In the event the material is determined to be significant, Mitigation Measure TCR-4 shall apply.

10.10 MM TCR-4: Monitoring and Treatment Plan. In the event of any inadvertent discovery of any tribal cultural material, or pre- contact/historic-era resource determined to be significant, the City shall require the preparation of a Monitoring and Treatment Plan. The monitoring and treatment plan shall be prepared by a qualified archeologist in consultation with and subject to the approval of the City and the consulting Native American tribes. The City and consulting Native American tribes shall engage in mutual good faith efforts to develop the Monitoring and Treatment Plan. The monitoring and treatment plan shall identify the manner and process in which any suspected tribal cultural material is evaluated, recorded, removed, or curated, including the final disposition of any such material. If the manner and process of evaluation, recording, removing, and/or disposing of tribal cultural material cannot be resolved between consulting Native American parties, the City shall, in good faith, determine and approve the appropriate actions to be included in the Monitoring and Treatment Plan.

10.11 MM TCR-5: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects. A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for

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discovered human remains and/or burial goods. E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

Section 2. Compliance with California Environmental Quality Act. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City of Upland, acting as the Lead Agency, prepared a Draft Initial Study and Mitigated Negative Declaration (IS/MND) for the San Antonio Water Company (SAWCO) Headquarters Project. The IS/MND was prepared pursuant to Sections 15063(c) and 15070 of the CEQA Guidelines to evaluate the potential environmental effects associated with the proposed project. All potentially significant impacts were determined to be less than significant with the implementation of recommended mitigation measures. The Draft IS/MND was made available for public review in accordance with CEQA requirements, and all comments received during the public circulation period were addressed and formally responded to in October, 2025.

Based on the analysis and responses to comments, the City concluded that the proposed project would not result in any significant environmental impacts after mitigation and that preparation of an Environmental Impact Report (EIR) was not required. The public review period for the Draft IS/MND was conducted from August 15, 2025, through September 13, 2025, in compliance with CEQA Section 15105(b).

Following the close of the review period, a Final IS/MND and Mitigation Monitoring and Reporting Program (MMRP) were prepared in accordance with CEQA Section 15074(d) to ensure all mitigation measures are implemented as part of the project.

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

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

Section 5. Effective Date. This Resolution shall become effective immediately.

PASSED, APPROVED and ADOPTED this 8th day of December, 2025.

Bill Velto, Mayor

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I, Keri Johnson, City Clerk of the City of Upland, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council held on the 8th day of December, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

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RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

UPLAND, CALIFORNIA APPROVING GENERAL PLAN
AMENDMENT NO. 24-0004 TO CHANGE THE LAND USE

DESIGNATION FROM SINGLE-FAMILY LOW (SFR-L) TO

PUBLIC UTILITIES (PU) LOCATED AT THE SOUTHEAST
CORNER OF E. 20TH STREET AND FLOWER COURT (APN:
1044-091-22) SHOWN IN EXHIBIT A
WHEREAS, the San Antonio Water Company (SAWCO) c/o Brian Lee (Applicant) has filed General Plan Amendment No. 24-0004, Zone Change No. 24- 0004, and Development Plan Review No. 24-0008 requesting approval to develop a new 3,698-square-foot administrative office building and a 4,066-square-foot maintenance building on a 4.92-acre site (Assessor's Parcel Number 1044-091-22), including associated improvements such as parking areas, solar canopies, landscaping, and utility connections; 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;
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 (CEQA) (Public Resources Code §21000 et seq.) and the CEQA Guidelines (Title 14, California Code of Regulations §15000 et seq.), the City of Upland, acting as the Lead Agency, prepared an Initial Study and Mitigated Negative Declaration (IS/MND) for the project (State Clearinghouse No. 2025080639) to evaluate potential environmental impacts; and
WHEREAS, the Draft IS/MND was circulated for public review from August 15, 2025, through September 13, 2025, consistent with CEQA Guidelines §15105(b), and all comments received were addressed and formally responded to in October 2025; and
WHEREAS, all of the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City of Upland in the IS/MND, which is sufficiently detailed so that all of the potentially significant environmental effects of the Proposed Project have been adequately evaluated; and
WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on October 22, 2025, at which time it received public testimony

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concerning the Project, and considered the CEQA for the proposed project and made a recommendation of approval of the project for City Council consideration; and WHEREAS, the City of Upland Planning Division, on November 13, 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 November 12, 2025, mailed the public hearing notice to each property owners between Campus Avenue and Euclid Avenue and between 21st Street and 19th Street, indicating the date and time of the public hearing, resulting in notices being sent to 166 property owners; and
WHEREAS, the City of Upland City Clerk, on November 14, 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 Council conducted a duly noticed public hearing on November 24, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project; and WHEREAS, the City of Upland City Council continued the noticed public hearing to December 8, 2025.

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 the following General Plan Goals and Policies:

1. Policy LU-3.12 Inter-Jurisdictional Coordination. Maintain an ongoing liaison with Caltrans, Public Utilities Commission, the railroads and other agencies to help minimize impacts and improve the operations and aesthetics of their facilities.

Fact: The SAWCO Headquarters Project supports this policy by promoting coordination between the City of Upland and SAWCO. The project's design and utility integration enhance both operational efficiency and aesthetic quality of the utility, consistent with the City's goals.

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2. Policy LU-6.1 Quality Development. Ensure that development is attractive and promotes harmony in the visual relationships and transitions between newer and older buildings.

Fact: The project demonstrates high-quality architectural design that ensures compatibility with the surrounding single-family residential neighborhood. Both the administrative headquarters and maintenance building feature Spanish- style architecture, that ensure visual harmony between existing and new development.

3. Policy CC-6.1 New Public Buildings. Require new public buildings to be designed to be architecturally distinctive and constructed to high standards of quality and connect visually and in style and character with setting and context. Where the City is not the direct developer of the new building, work with the property owner to set the same high standard of quality.

Fact: The proposed project achieves a high standard of architectural design and construction quality consistent with this policy. In this case, the City is not the project developer, but the Planning Division worked with the property owner to ensure this new public building is designed to connect visually and in style and character with setting and context.

C. Upland Municipal Code Section 17.49.060 provides that the City Council before approving a General Plan Map Amendment, shall make a determination to allow the activity based upon the following findings:

1. Finding: The proposed General Plan Amendment is in the public interest.

Evidence: The project site has been owned and operated by the San Antonio Water Company (SAWCO) for over 100 years as part of the community's essential water supply infrastructure. The amendment to change the land use designation from Single-Family Residential - Low (SFR-L) to Public Utilities (PU) recognizes the site's existing and continuing use for public utility purposes. The amendment ensures that SAWCO can modernize its facilities to improve operational efficiency, customer service, and reliability, consistent with the public interest.

2. Finding: The proposed General Plan Amendment is consistent and compatible with the rest of the General Plan.

Evidence: The amendment supports the General Plan's goals for quality design, inter-agency coordination, and compatible land use transitions.

The project incorporates Spanish-style architecture, deep landscaped setbacks, and low-scale building forms, consistent with surrounding development and City design policies, mentioned above. The project's purpose and design are aligned with the General Plan's vision of maintaining well-designed, functional public facilities that serve the community.

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

Evidence: The Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the project analyzed all potential environmental impacts in accordance with CEQA, including traffic, air quality, biological resources, noise, and public safety. The analysis concluded that all potentially significant impacts would be reduced to less than significant levels with implementation of mitigation measures. Therefore, the amendment will not adversely affect the public health, safety, or welfare.

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

Evidence: The amendment was processed in accordance with Government Code §65350-65358 and CEQA Guidelines §15070-15074.

The Draft IS/MND was circulated for public review from August 15, 2025, to September 13, 2025, and all comments were addressed prior to Planning Commission consideration. The City Council, as Lead Agency, will adopt the Final IS/MND and Mitigation Monitoring and Reporting Program (MMRP) prior to approval, ensuring full compliance with CEQA.

Section 4. California Environmental Quality Act (CEQA). In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City of Upland, acting as the Lead Agency, prepared a Draft Initial Study and Mitigated Negative Declaration (IS/MND) for the San Antonio Water Company (SAWCO) Headquarters Project. The IS/MND was prepared pursuant to Sections 15063(c) and 15070 of the CEQA Guidelines to evaluate the potential environmental effects associated with the proposed project. All potentially significant impacts were determined to be less than significant with the implementation of recommended mitigation measures. The Draft IS/MND was made available for public review in accordance with CEQA requirements, and all comments received during the public circulation period were addressed and formally responded to in October 2025. Based on the analysis and responses to comments, the City concluded that the proposed project would not result in any significant environmental impacts after mitigation and that preparation of an Environmental Impact Report (EIR) was not required. The public review period for the Draft IS/MND was conducted from August 15, 2025, through September 13, 2025, in compliance with CEQA Section 15105(b). Following the close of the review period, a Final IS/MND and Mitigation Monitoring and Reporting Program (MMRP) were prepared in accordance with CEQA Section 15074(d) to ensure all mitigation measures are implemented as part of the project. On December 8, 2025, the Upland City Council, acting as the Lead Agency, adopted the Final IS/MND and MMRP and approved the San Antonio Water Company Headquarters Project, finding that the IS/MND adequately addresses all potential environmental impacts and satisfies the requirements of CEQA.

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Section 5. Certification. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.

Section 6. Severability. If any section, subsection, subdivision, sentence, or clause or phrase in this Resolution or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Resolution or any part thereof. The City Council hereby declares that it would have adopted each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.

Section 7. Effective Date. This Resolution shall become effective immediately.

PASSED, APPROVED and ADOPTED this 8th day of December, 2025.

Bill Velto, Mayor
I, Keri Johnson, City Clerk of the City of Upland, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council held on the 8th day of December, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

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Exhibit A
Modify the General Plan Land Use designation from Single-Family Low (SFR-L) to Public Utilities (PU) of the property located at the southeast corner of E. 20th Street and Flower Court (APN: 1044-091-22).
2026 -02b
ss :r,rs
2016 2019
20 , 2016
n
T C
o N
i2S 421 445
2005 a 2006 rn
F20thSt E20thSt E20thSt
324 336 352
I
APN: 1044-091-22
319 327 344
_
210
211
211 210 290

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ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UPLAND, CALIFORNIA APPROVING ZONE CHANGE NO. 24-0004

TO REZONE THE PROPERTY FROM RESIDENTIAL SINGLE- FAMILY LOW (RS-10) TO PUBLIC/INSTITUTIONAL (PB/I) FOR THE PROPERTY LOCATED AT THE SOUTHEAST CORNER OF E.
20TH STREET AND FLOWER COURT (APN: 1044-091-22) AS

SHOWN IN EXHIBIT B
WHEREAS, the San Antonio Water Company (SAWCO) c/o Brian Lee (Applicant) has filed General Plan Amendment No. 24-0004, Zone Change No. 24- 0004, and Development Plan Review No. 24-0008 requesting approval to develop a new 3,698-square-foot administrative office building and a 4,066-square-foot maintenance building on a 4.92-acre site (Assessor's Parcel Number 1044-091-22), including associated improvements such as parking areas, solar canopies, landscaping, and utility connections; 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, California Government Code §§ 65850-65857 authorize cities to regulate land use through zoning ordinances and zoning map amendments; 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 (CEQA) (Public Resources Code §21000 et seq.) and the CEQA Guidelines (Title 14, California Code of Regulations §15000 et seq.), the City of Upland, acting as the Lead Agency, prepared an Initial Study and Mitigated Negative Declaration (IS/MND) for the project (State Clearinghouse No. 2025080639) to evaluate potential environmental impacts; and
WHEREAS, the Draft IS/MND was circulated for public review from August 15, 2025, through September 13, 2025, consistent with CEQA Guidelines §15105(b), and all comments received were addressed and formally responded to in October 2025; and
WHEREAS, all of the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City of Upland in the IS/MND, which is sufficiently detailed so that all of the potentially significant environmental effects of the Proposed Project have been adequately evaluated; and
WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on October 22, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project and made a recommendation of approval of the project for City Council consideration; and

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WHEREAS, the City of Upland Planning Division, on November 13, 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 November 12, 2025, mailed the public hearing notice to each property owners Campus Avenue and Euclid Avenue and between 21st Street and 19th Street, indicating the date and time of the public hearing, resulting in notices being sent to 166 property owners; and WHEREAS, the City of Upland City Clerk, on November 14, 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 Council conducted a duly noticed public hearing on November 24, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project.

WHEREAS, the City of Upland City Council continued the noticed public hearing to December 8, 2025.

WHEREAS, the City of Upland City Council on December 8, 2025, reviewed the IS/MND and MMRP and approved the document.

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

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

Section 2. Ordinance: Amending the Zoning Map of the City of Upland.

1. Amend the Zoning Designation of the property located at the southeast corner of E 20th Street and Flower Court (APN: 1044-091-22) from Residential Single- Family Low (RS-10) to Public/Institutional (PB/I) as shown in Exhibit A.

Section 3. FINDINGS. The City Council hereby makes the following findings and determinations in connection with the approval of the Ordinance:

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

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

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

Evidence: The proposed Public/Institutional (PB/I) Zoning District is consistent with the amended Public Utilities (PU) General Plan designation. The PB/I Zoning District is intended to accommodate public and quasi-public uses such as water facilities, offices, and maintenance operations, which directly aligns with the proposed SAWCO headquarters and maintenance yard.

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

Evidence: The project provides a modernized water company facility to support community water service operations. The design includes adequate parking, circulation, emergency access, and traffic controls consistent with City standards. The site layout buffers adjacent residential uses with extensive landscaping and architectural screening, ensuring the project enhances neighborhood quality and does not negatively affect the public interest.

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

Evidence: The 4.92-acre site is large and well-configured to accommodate the proposed improvements while maintaining generous setbacks and circulation areas. The site design includes dual driveways for controlled access, ample on-site parking, and stormwater infiltration basins for sustainable drainage management. The project is compatible with surrounding land uses and will not pose hazards or conflicts with neighboring properties.

Section 3. Compliance with California Environmental Quality Act. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City of Upland, acting as the Lead Agency, prepared a Draft Initial Study and Mitigated Negative Declaration (IS/MND) for the San Antonio Water Company (SAWCO) Headquarters Project. The IS/MND was prepared pursuant to Sections 15063(c) and 15070 of the CEQA Guidelines to evaluate the potential environmental effects associated with the proposed project. All potentially significant impacts were determined to be less than significant with the implementation of recommended mitigation measures. The Draft IS/MND was made available for public review in accordance with CEQA requirements, and all comments received during the public circulation period were addressed and formally responded to in October 2025. Based on the analysis and responses to comments, the City concluded that the proposed project would not result in any significant environmental impacts after mitigation and

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that preparation of an Environmental Impact Report (EIR) was not required. The public review period for the Draft IS/MND was conducted from August 15, 2025, through September 13, 2025, in compliance with CEQA Section 15105(b). Following the close of the review period, a Final IS/MND and Mitigation Monitoring and Reporting Program (MMRP) were prepared in accordance with CEQA Section 15074(d) to ensure all mitigation measures are implemented as part of the project. On November 24, 2025, the Upland City Council, acting as the Lead Agency, adopted the Final IS/MND and MMRP and approved the San Antonio Water Company Headquarters Project, finding that the IS/MND adequately addresses all potential environmental impacts and satisfies the requirements of CEQA.

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

Section 5. Effective Date. This Ordinance shall become effective thirty (30) days from its adoption.

Section 6. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published in a newspaper of general circulation printed and published within the City of Upland, pursuant to all legal requirements.

PASSED, APPROVED, AND ADOPTED this day of ,
202X.

Bill Velto, Mayor
I, Keri Johnson, City Clerk of the City of Upland, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Upland held on the day of , 2025, and was adopted at a regular meeting of the City Council of the City of Upland on the day of , 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

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Ordinance No.

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Exhibit A
Modify the current zoning designation from Residential Single-Family Low (RS-10) District to Public/Institutional (PB/I) District of the property located at the southeast corner of E 20th Street and Flower Court (APN: 1044-091-22). 2026 I . ..
2018 Lulu
2015
E
.. . 421 ... 2005 a 2008 �.
yC_
E 20th`,i E 20th 5t
324 336
APN: 1044-091-22
211 112

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RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

UPLAND, CALIFORNIA APPROVING DEVELOPMENT PLAN
REVIEW NO. 24-0008 TO CONSTRUCT A NEW 3,698
SQUARE-FOOT SAWCO HEADQUARTERS AND
ASSOCIATED IMPROVEMENTS INCLUDING A 4,066

SQUARE-FOOT MAINTENANCE BUILDING LOCATED AT THE
SOUTHEAST CORNER OF E 20TH STREET AND FLOWER
COURT (APN: 1044-091-22)
WHEREAS, the San Antonio Water Company (SAWCO) c/o Brian Lee (Applicant) has filed General Plan Amendment No. 24-0004, Zone Change No. 24- 0004, and Development Plan Review No. 24-0008 requesting approval to develop a new 3,698-square-foot administrative office building and a 4,066-square-foot maintenance building on a 4.92-acre site (Assessor's Parcel Number 1044-091-22), including associated improvements such as parking areas, solar canopies, landscaping, and utility connections; and
WHEREAS, Upland Municipal Code Section 17.43.050(E) requires that if one or more permit application is submitted concurrently for a single proposed project, each application shall be acted upon concurrently by the highest review authority. In this case, the highest review authority is the City Council, therefore the City Council shall act on the project; 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 (CEQA) (Public Resources Code §21000 et seq.) and the CEQA Guidelines (Title 14, California Code of Regulations §15000 et seq.), the City of Upland, acting as the Lead Agency, prepared an Initial Study and Mitigated Negative Declaration (IS/MND) for the project (State Clearinghouse No. 2025080639) to evaluate potential environmental impacts; and
WHEREAS, the Draft IS/MND was circulated for public review from August 15, 2025, through September 13, 2025, consistent with CEQA Guidelines §15105(b), and all comments received were addressed and formally responded to in October 2025; and
WHEREAS, all of the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City of Upland in the IS/MND, which is sufficiently detailed so that all of the potentially significant environmental effects of the Proposed Project have been adequately evaluated; and
WHEREAS, the City of Upland Planning Commission conducted a duly noticed public hearing on October 22, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project and made a recommendation of approval of the project for City Council consideration; and

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WHEREAS, the City of Upland Planning Division, on November 13, 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 November 12, 2025, mailed the public hearing notice to each property owners located between Campus Avenue and Euclid Avenue and between 19th Street and 21st Street, indicating the date and time of the public hearing, resulting in notices being sent to 166 property owners; and
WHEREAS, the City of Upland City Clerk, on November 14, 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 Council conducted a duly noticed public hearing on November 24, 2025, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project.

WHEREAS, the City of Upland City Council continued the noticed public hearing to December 8, 2025.

WHEREAS, the City of Upland City Council on December 8, 2025, reviewed the IS/MND and MMRP and approved 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. Based on the analysis below, the City Council finds the project consistent with the General Plan pursuant to UMC §17.44.030(H).

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2. Policy LU-6.1 Quality Development. Ensure that development is attractive and promotes harmony in the visual relationships and transitions between newer and older buildings.

C. 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 project's site design, featuring low building heights, generous setbacks, and substantial perimeter landscaping, ensures compatibility with adjacent single-family residential neighborhoods to the north and south. The 23-foot maximum building height is well below the zoning district limit and maintains a low-profile massing that transitions smoothly between the residential context and the proposed public utility facility. The administrative headquarters building is strategically located along the northern portion of the site to screen the maintenance building and yard from public view and neighboring properties, providing both a visual and acoustic buffer. The landscape treatment along the site's frontage and perimeter incorporates mature trees, shrubs, and decorative fencing, creating a soft edge that enhances privacy and aesthetic integration with the surrounding community. Circulation and access have been carefully designed to minimize traffic conflicts and neighborhood intrusion, with customer

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parking located at the front of the site and employee and fleet access separated toward the eastern portion of the property, ensuring that the project's use and operations will not interfere with the use, enjoyment, or property values of adjacent or future development.

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 features a Spanish Revival-style architectural theme consistent with the City's civic and institutional design character, incorporating smooth stucco finishes, arched windows, terracotta vents, and clay-tile roofing inspired by Southern California and Mediterranean traditions. Articulated façades, varied rooflines, and details such as a faux chimney, exposed wood beams, and stucco banding create visual depth and interest, while the "Dove Grey" stucco, "Morningside" accents, "Piedmont Blend" roofing, and bronze window trim provide a refined, cohesive appearance. Clerestory windows, covered walkways, and shade structures enhance natural lighting and energy efficiency, and the use of durable, low-maintenance materials ensures the facility remains attractive and consistent with the City's standards for public buildings.

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 project's landscape plan supports the architectural theme of the project while creating attractive and sustainable open space through the use of native and drought-tolerant plant species. The front yard along East 20th Street features a decorative dry creek infiltration basin, shade trees, accent plantings, and ornamental grasses that establish a park-like, civic character. The design also incorporates a walking trail through the landscaped area to act as a demonstration of sustainable, water-wise landscaping practices and citrus grove along the northern portion of the property, highlighting the City's historic agricultural character. Perimeter landscaping provides effective visual screening for the maintenance yard and parking areas, while low-water irrigation systems, mulching, and drip irrigation ensure efficiency in compliance with City standards and the State's MWELO requirements.

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 project complies with all applicable development standards, building codes, and fire safety requirements, providing adequate emergency access, fire flow, and hydrant spacing as verified

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by the Upland Fire Department. The Engineering Division has approved all driveways, grading, drainage, and traffic controls, including a four- way stop at Campus Avenue and East 20th Street to ensure safe circulation and sight distance. Mitigation measures from the Initial Study/Mitigated Negative Declaration address construction and operational impacts, including dust and emission controls (MM AQ-1), pre-construction biological surveys (MM BIO-1, MM BIO-2), and procedures for cultural and tribal resource discoveries (MM CUL-1, CUL- 2, TCR-1 through TCR-5). Through these measures and adherence to City conditions of approval, the project will operate safely, reduce environmental impacts, and support community infrastructure without adversely affecting public welfare or nearby properties.

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:

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

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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 General Plan Amendment No. 24-0004, Zone Change No. 24-0004, and Development Plan Review No. 24-0008 ("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 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)

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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.

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 If implementation of TCR-5 Is required, the applicant shall provide the City with a deposit to cover any expenses related to implementation of TCR-5.

20.7 The property owner/developer 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.

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e. Faulty, sagging, or leaking roof or rain gutter.
f. Missing roof tiles or other visible roofing material(s). g. Broken or missing windows.
h. Holes in siding.
i. Peeling or cracking paint.
j. Damaged or deteriorating structures shall be repaired immediately.

20.8 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

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sensitive areas will be conducted during hours that are least disturbing to adjacent and nearby residents.
g. If noise above the stated regulation will be generated for long periods of time, construct barriers to block the line of sight to noise sensitive receivers.

20.9 For employees and visitors, vehicular and pedestrian access to the San Antonio Water Company Headquarters building shall be provided exclusively from Campus Avenue. No employee or visitor access shall be permitted from 20th Street. Access from 20th Street may be permitted only for emergency vehicles, if required by the San Bernardino County Fire Department or Upland Police Department.

20.10 Work trucks, fleet vehicles, or other company-operated vehicles associated with the San Antonio Water Company shall not be started, left idling, or otherwise operated on-site between the hours of 10:00 p.m. and 7:00 a.m., except when required for emergency utility maintenance.

30.0 Land Development & Transportation
I MONUMENTS

30.1 Prior to grading, monuments that are reset in the surface in the new construction require a corner record. Prior to bond release, corner records shall be filed with the County Surveyor.

II STREET IMPROVEMENTS

30.2 Prior to occupancy, all deficient public improvements shall be upgraded to current City Standards and to the satisfaction of the Public Works Director.

30.3 Prior to occupancy, asphalt paving that is damaged during the construction shall be replaced to the City's satisfaction.

30.4 Prior to occupancy, existing driveways shall be reconstructed and/or new driveways constructed in accordance with commercial standards as indicated on Engineering Standard Drawing Number CU-P-4 Type "B."

30.5 Prior to occupancy, all public improvements (interior streets, drainage facilities, landscaped areas, etc.) shown on the plans shall be constructed to City Standards. Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approaches, sidewalks, streetlights, and street trees.

30.6 Prior to occupancy and in accordance with California Building Code, Title 24 and the requirements of the Americans with Disabilities Act (ADA),

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handicap facilities shall be constructed, and existing facilities shall be reconstructed within the project limits, as necessary, in locations specified by the Director of Public Works/City Engineer and the Director of Community Development. No work may commence without a valid permit. For work within the City right-of-way or encroachment area, a separate encroachment permit is required.

30.7 Prior to occupancy, developer/owner must repair the south half of 20th Street along the project frontage. Developer will be required to repair from centerline to south curb and gutter or as directed by the Public Works Director. This includes all roadway striping, pavement markings, traffic signing, installation of sidewalk, landscaping and other improvements to the satisfaction of the Public Works Director. Re-stripe with thermoplastic. In addition, an all-way stop sign will be required at the driveway on East 20th Street and Campus Avenue.

30.8 Prior to occupancy, developer/owner must repair the east half of Flower Court along the project frontage. Developer will be required to repair from centerline to east curb and gutter or as directed by the Public Works Director. This includes all roadway striping, pavement markings, traffic signing, installation of sidewalk, landscaping and other improvements to the satisfaction of the Public Works Director. Re-stripe with thermoplastic.

III UTILITY (GENERAL - UNDERGROUNDING - WATER)
Utility General

30.9 Prior to the issuance of a grading permit, the applicant shall record a Joint-Use Agreement for the use of the public right-of-way associated with the private driveway within the East 20th Street right-of-way. The agreement shall include provisions for the installation and maintenance of gates and fencing to control access, subject to the approval of the Land Development Principal Engineer and the Development Services Director. This agreement shall ensure that the western and eastern segments of East 20th Street remain unimproved and physically separated through the Southern California Edison (SCE) corridor.

30.10 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. This includes San Bernardino County Flood Control District.

30.11 Prior to plan submittal, all existing on-site utility lines that conflict with this project shall be relocated, removed, or sealed to the satisfaction of the Public Works Director.

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30.12 Prior to plan submittal, all proposed on-site sewer, water, and drainage facilities shall be a private system(s) maintained by the property owner unless otherwise approved by the City as public system(s).

Undergrounding

30.13 All building structures within this development shall be served by underground utilities per Ordinance 12.28. All utility plans (Edison, Telephone, and Cable TV) shall be submitted to the Public Works Department for review and approval prior to the issuance of any permits for utility work within public right-of-way or public easements.

30.14 Prior to occupancy, the existing overhead utilities (including all communications cables and SCE distribution lines) along project site frontage on 20th Street, shall be undergrounded in accordance with Upland Municipal Code Title 12.28.040.

Water

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

30.16 Prior to plan submittal, the provision of fire protection water systems shall be installed in accordance with San Bernardino County Fire and Public Works Department Standards. Submittal to County Fire and City of Upland for review and approval is required.

30.17 Prior to plan submittal, all landscape meter(s) and approved Backflow Device(s) shall be installed and inspected, in accordance with the Public Works Department Standards.

IV ENVIRONMENTAL

30.18 Prior to building permit issuance, a Waste Management Plan (WMP) is necessary to demonstrate compliance with the Municipal Code

13.28.620 that requires projects to salvage, reuse or recycle at least 65% of construction and demolition debris generated by the project.

This code was adopted to assist the City of Upland in meeting the State mandated diversion requirement of 65% of all waste generated. The WMP Form "A" shall be provided by the Land Development Department prior to issuance of a Building Permit. The WMP Form "B" shall be completed and approved by the Land Development Department prior to issuance of a Certificate of Occupancy.

30.19 All projects that are required to prepare a SWPPP must file a letter with the SWRCB stating that the construction activity is complete. A copy of

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this letter must be on file with the City of Upland before occupancy is granted.

30.20 This project is required to submit a Site-Specific Final Water Quality Management Plan (WQMP) (reference the County of San Bernardino "Guidelines for New Development and Redevelopment") for review and approval by the City of Upland, Public Works Department, and Environmental Division. The WQMP shall include a description and map of the project along with an outline of structural and non-structural Best Management Practices (BMPs), which apply to the project pursuant to the "New Development and Redevelopment Guidelines." The subject WQMP shall be approved prior to the issuance of grading permit.

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

30.22 This project will disturb at least one acre of total land area and therefore is subject to the General Construction Permit for Storm Water Discharges. The Owner/Developer is required to file a Notice of Intent (NOI) with the State Water Resources Control Board (SWRCB) for construction activities. A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and be available at the job site at all times.

A copy of the Waste Discharger's Identification Number (WDID) from the SWRCB shall be provided to the City before the issuance of grading or building permits.

30.23 Prior to grading permit, this project is required to provide a feasible design of the infiltration system and ground cover to account for all the groundwater specified in the geotechnical report. Also, percolation testing results are required to justify the infiltration design.

V GRADING - STORM DRAIN - EROSION CONTROL

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

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

30.26 Prior to plan submittal, an erosion control plan shall be required as directed by the Public Works Director. The erosion control plan shall be submitted as part of the grading plan set.

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30.27 Prior to building permit, 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.

30.28 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.

30.29 Prior to plan approval, 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).
a) 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.

VI RIGHT-OF-WAY LANDSCAPING

30.30 Prior to occupancy, 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.

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

30.32 On the project frontage, development is required a tree-planting scheme in the right-of-way. Commercial developments require one tree per forty feet of street frontage with a minimum of one tree per lot.

Requirements are subject to exceptions made on a situation-by- situation basis.
a. Center the tree between the curb and sidewalk.
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 streetlights, and a minimum of thirty feet from street corners.

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30.33 Prior to occupancy, the project frontages shall be fully landscaped, including an automatic irrigation system in accordance with a plan subject to review and approval by the Development Services Director and the Public Works Director.

30.34 The Owner/Developer shall provide for maintenance of all landscape areas located on the project including public parkways.

VII STUDIES - REPORTS - CC&Rs

30.35 Prior to the issuance of a grading permit, a Geotechnical Report (no older than one year) shall be submitted for review. Reports older than one year are not accepted. The geotechnical report should include infiltration testing.

30.36 Prior to plan submittal, 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.

VIII GENERAL ENGINEERING

30.37 Prior to occupancy, owner/developer shall submit design and calculations and obtain permit and inspection for all development perimeter and retaining walls from the Department of Building and Safety.

30.38 Prior to permitted construction work commencing, the owner/developer is required to arrange for a PRE-CONSTRUCTION MEETING with the Public Works Department for grading, on-site utilities or any work within public right-of-way or public easements.

30.39 Prior to building permit issuance, public improvement 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.

30.40 Prior to the issuance of any permit, the Applicant shall submit improvement plans to the Land Development and Transportation Division for review and approval. The improvements shall be consistent with the proposed traffic/circulation modifications submitted by the Applicant and approved by the Planning Commission.

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30.41 Prior to grading permit issuance, all plans depicting any work to be plan checked by Public Works shall be prepared on 24"x36" on City Standard title block. This includes storm drain, grading, and erosion control.

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

30.43 Prior to occupancy, 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. No Notice of Completion (NOC) until all conditions are addressed.

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

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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 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 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

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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 Graffiti abatement by the business owner/licensee shall be immediate and ongoing on the licensed premises, but in no event shall graffiti be allowed unabated on the premises for more than 48 hours. Abatement shall take the form of removal or shall be covered/painted over with a color reasonably matching the color of the existing building, structure, or other surface being abated. Additionally, the business owner/licensee shall notify the City within 24 hours of any graffiti elsewhere on the property not under the business owner/licensee's control so that it may be abated by the property owner.

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

50.0 Building and Safety

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

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

60.0 San Bernardino County Fire Protection District (SBCo FD)

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

60.3 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-

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

60.4 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".

60.5 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.

60.6 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.

60.7 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

60.8 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.

60.9 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.

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60.10 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 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.

60.11 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.

60.12 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.

60.13 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.

60.14 Secondary Access Paved. A secondary access road is required on 20th Street west of the project buildings or from Flower court, west of the project buildings, to the satisfaction of the San Bernardino County Fire Department. 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.

60.15 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.

60.16 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.

60.17 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

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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.

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

60.19 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.

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

60.21 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 MM BIO-1: Burrowing Owl Clearance Survey. Fourteen days prior to the commencement of Project activities, a qualified biologist will conduct a Presence/Absence survey of suitable habitat on the Project site as well as survey for signs of scat/burrow usage. If burrowing owls/active burrows are directly observed within the Project site during the preconstruction survey, a suitable buffer will be placed around the active burrow as determined by a qualified biologist and avoided until the individuals leave of their own accord. Additionally, if burrowing owl is found during the preconstruction survey, the Project proponent will need to inform the California Department of Fish and Wildlife (CDFW) and the United States Fish and Wildlife Service (USFWS) and prepare a Burrowing Owl Protection and Relocation Plan for approval by these agencies prior to initiating ground disturbance.

80.2 MM BIO-2: Nesting Bird Clearance Survey. The Project's construction activities will occur, if feasible, between September 16 and January 31 (outside of nesting bird season) in an effort to avoid impacts to nesting birds. If activities must occur within nesting bird season (February 1 to September 15), a qualified biologist will conduct a pre-construction survey no more than 3 days (72 hours) prior to any construction

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activities and vegetation removal. Should nesting birds be found, an exclusionary buffer will be established by the qualified biologist. The buffer will be clearly marked in the field by construction personnel under guidance of the qualified biologist. No construction activities will be allowed within this zone until the qualified biologist determines that the young have fledged, or the nest is no longer active. To the greatest extent feasible, tree trimming/removal activities will be performed outside of the nesting season for birds (February 1-September 15). If trimming or removal of trees during the nesting bird season cannot be avoided, a qualified biologist will monitor tree trimming and removal activities, if nests are found present during the pre-construction survey.

80.3 MM CUL-1: Unknown Archaeological Resources. In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the San Bernardino County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a "unique archaeological resource," as defined in Section 21083.2(g) of the California Public Resources Code (PRC). Personnel of the Project shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the Project site. The found deposits shall be treated in accordance with federal, State, and local guidelines, including those set forth in PRC Section 21083.2. Prior to issuance of a grading permit, the Director of Planning Services, or designee, shall ensure that this mitigation measure is documented on the grading plans.

80.4 MM CUL-2: Human Remains. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to State Public Resources Code (PRC) Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be Native American, the County Coroner would notify the Native American Heritage Commission (NAHC), which would determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The MLD recommendations may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials, preservation of Native American human remains and associated grave goods in place, relinquishment of Native American human remains and associated items to the descendants for treatment, or any other culturally appropriate treatment. Prior to issuance of a grading permit, the Director of Planning

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Services or designee shall ensure that this mitigation measure is documented on the grading plans.

80.5 MM GEO-1: Paleontological Resources Impact Mitigation Program.

Should paleontological resources be encountered during Project subsurface construction activities, all ground-disturbing activities within 25 feet shall be redirected and a qualified paleontologist contacted to assess the situation, consult with agencies as appropriate, and make recommendations for the treatment of the discovery. For purposes of this mitigation, a "qualified paleontologist" shall be an individual with the following qualifications: (1) a graduate degree in paleontology or geology and/or a person with a demonstrated publication record in peer- reviewed paleontological journals; (2) at least two years of professional experience related to paleontology; (3) proficiency in recognizing fossils in the field and determining their significance; (4) expertise in local geology, stratigraphy, and biostratigraphy; and (5) experience collecting vertebrate fossils in the field. If the paleontological resources are found to be significant and Project activities cannot avoid them, measures shall be implemented to ensure that the Project does not cause a substantial adverse change in the significance of the paleontological resource. Measures may include monitoring, recording the fossil locality, data recovery and analysis, a final report, and accessioning the fossil material and technical report to a paleontological repository. Upon completion of the assessment, a report documenting methods, findings, and recommendations shall be prepared and submitted to the City of Upland for review. If paleontological materials are recovered, this report also shall be submitted to a paleontological repository such as the University of California Museum of Paleontology, along with significant paleontological materials. Public educational outreach may also be appropriate.

80.6 MM TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities. A. The City shall contact interested tribes to determine if a Native American Monitor is requested prior to the commencement of any "ground disturbing activity" for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). "Ground-disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground- disturbing activity. C. If monitoring is required, the monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground disturbing activities, soil types, cultural-

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related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project applicant/lead agency upon written request to the Tribe. D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the tribal representative from a designated point of contact for the Project applicant/lead agency that all ground- disturbing activities and phases that may involve ground-disturbing activities on the Project site or in connection with the Project are complete; or (2) a determination and written notification by the tribal representative to the Project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the Project site possesses the potential to impact TCRs.

80.7 MM TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Nonfuneral/Non-Ceremonial). The San Manuel Nation Cultural Resources Department shall be contacted of any pre-contact and/or historic-era cultural resources discovered during project implementation and be provided information regarding the nature of the find so as to provide tribal input with regards to significance and treatment. In the event the material is determined to be significant, Mitigation Measure TCR-4 shall apply.

80.8 MM TCR-3: Unanticipated Discovery of Tribal Cultural Resource Objects (Non Funeral/Non-Ceremonial). Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. In the event the material is determined to be significant, Mitigation Measure TCR-4 shall apply.

80.9 MM TCR-4: Monitoring and Treatment Plan. In the event of any inadvertent discovery of any tribal cultural material, or pre- contact/historic-era resource determined to be significant, the City shall require the preparation of a Monitoring and Treatment Plan. The monitoring and treatment plan shall be prepared by a qualified archeologist in consultation with and subject to the approval of the City and the consulting Native American tribes. The City and consulting Native American tribes shall engage in mutual good faith efforts to develop the Monitoring and Treatment Plan. The monitoring and treatment plan shall identify the manner and process in which any suspected tribal cultural material is evaluated, recorded, removed, or curated, including the final disposition of any such material. If the

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manner and process of evaluation, recording, removing, and/or disposing of tribal cultural material cannot be resolved between consulting Native American parties, the City shall, in good faith, determine and approve the appropriate actions to be included in the Monitoring and Treatment Plan.

80.10 MM TCR-5: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects. A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

Section 5. Certification. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.

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Section 7. Effective Date. This Resolution shall become effective immediately.

PASSED, APPROVED and ADOPTED this 8th day of December, 2025.

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

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VICINITY MAP PROJECT DESCRIPTION PROJECT INFORMATION ED AR HI NEW 3,698 SQ.FT. HEADQUARTERS, 4,066 SQ.FT. MAINTENANCE BUILDING, MAINTENANCE YARD; OWNER: SAN ANTONIO WATER COMPANY C TECTS O } DEMONSTRATION WATERWISE NATIVE LANDSCAPE AND CITRUS GROVE BUFFER. ARCHITECTURE // z Q ASSESSOR'S PARCEL NUMBERS: 1044091220000 Q MAINTAIN EXISTING CELL TOWER, WATER STORAGE TANK AND PUMP SYSTEM. GOVERNING AGENCY: CITY OF UPLAND BUILD // E 2 1ST S T = EXISTING ZONING: RS10000 LANDSCAPE // PARCEL AREA: 214358.76 SQ.FT. (4.921 ACERS)
Q 7 it 401 e. Columbia ave.

SAN ANTONIO WATER COMPANY MAIN BUILDING p ,,, pomona, ca 91767 > 1- SHEET INDEX FLOOR AREA GROUND FLOOR 3,819 SQ.FT. it 909.625.3916 it
Q ced architects,com N MAINTENANCE BUILDINGNEW OFFICE AND OPERATIONS g o_,
S T A 0A-2
COVER SHEET, SITE PLAN AND NOTES it [email protected] L E X I N G T O N EL A l FIRE ACCESS PLANMAIN BUILDING FLOOR AREA GROUND FLOOR 3,698 SQ.FT. o PROJECT SITE U A-3 MAIN BUILDING EFLLOORIPLAN, ROOF PLAN AND FIRE HYDRANT LOCATION PLAN STORAGE LOFT ONS 4,0368 SQ.FT. 66 SQ.FT. STAMP
w A-4 MAINTENANCE BUILDING FLOOR PLANS AND ROOF PLAN YARD FACII. ITIES z �� z A-5 MAINTENANCE BUILDING ELEVATIONS PARKING SPACES w U (� A 6 PRELIMINARY LANDSCAPE PLANTING PLAN 3 > w GUEST PARKING 12 SPACES + 2 ADA SPACES Q 3 N BOUNDARY/TOPOGRAPHIC MAP 1 OF 2 EMPLOYEE PARKING 12 SPACES + 2 ADA SPACES w z O z BOUNDARY/TOPOGRAPHIC MAP 2 OF 2 COMPANY TRUCK PARKING 8 SPACES 1APN : 1044091220000
z E 2 0 ST ST 6 ` PRELIMINARY GRADING AND DRAINAGE PLAN SHEET 1 OF 2 PROJECT DIRECTORY PRELIMINARY GRADING AND DRAINAGE PLAN SHEET 2 OF 2
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E-1C SITE LIGHTING PHOTOMETRIC PLAN OWNER ARCHITECT

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SAN ANTONIO WATER COMPANY CEDG, INC.
1 O 139 N. EUCLID AVENUE 401 E. COLUMBIA AVENUE (-1 UPLAND, CA 91786 POMONA, CA 91709 PHONE: 909.625.3916

CONSULTANTS
6' 0" HIGH STEEL FENCE, SEE DETAIL THIS SHEET SAWCO MAINTENANCE VEHICLE PRIVATE E 20TH STREET E 20TH STREET ACCESS ROAD 4' 0"WIDE X 6' 0" HIGH STEEL GATE 26' 0" REMOVE EXISTING 6'-0" OPEN DURING BUSINESS HOURS HIGH CMU WALL • — , ,
o PROPERTY LINE -1 0 _ _ EXISTING 6'-0" HIGH DECORATIVE CMU WALL 6'-0" HIGH STEEL FENCE,SEE DETAIL THIS SHEET CITRUS GROVE SAW C O SEEKING EASEMENT BUFFER
/! ACROSS EDISON R.O.W. DEVELOPMENT STATISTICS PAYMENT BOX t il. • • • ,
PARCEL AREA: 214,357 S.F.
20'-0"WIDE X 6'-0" HIGH STEEL GATE OPEN EXISTING PERVIOUS AREA: 189,566 S.F.

NEDURING BUSINESS HOURS EXISTING IMPERVIOUS AREA: 24,793 S.F.

VISITOR/CI STONER / /r 4 • .s _.� PROPOSED BIO-RETENTION SPEC: 8 INCHES OF RIVER ROCK OVER 24 INCH MOTORCYCLE PARK NG DEEP CLEAN 3/4" GRAVEL (2400 CU FT) PARKING, (2) ® ® ': LEGAL DESCRIPTION OVER FILTER FABRIC.

H/C PARKING (VAN) - ft
III PARCEL A OF LOT LINE ADJUSTMENT NO. LA-04-03, RECORDED FEBRUARY 6, 2006 AS PROPOSED PERVIOUS AREA: 142,660 S.F.

EXISTING WATER ��i PROPOSED IMPERVIOUS AREA: 71,697 S.F.

STORAGE TANK (A =
INSTRUMENT NO. 2006-0084615 OF OFFICIAL RECORDS, BEING MORE PARTICULARLY PROPOSED LANDSCAPE AREA-ON SITE: 46,077 S.F.

DESCRIBED AS FOLLOWS: EXISTING STORMWATER INFRASTRUCTURE: NONE, SURFACE DRAINAGE ONLY A PORTION OF LOT 282 OF MAP OF ONTARIO, ALSO KNOWN AS ONTARIO COLONY LANDS, PROPOSED STORMWATER INFRASTRUCTURE: SURFACE DRAINAGE AND PIPED FROM AREA
IN THE CITY OF UPLAND, COUNTY OF SAN BERNARDINO,STATE OF CALIFORNIA, AS PER MAP CATCH BASINS INTO BIO RETENTION RECORDED IN BOOK 11, PAGE 6 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF I@ bV OVER COVE D --off ®� 0" f, SAN BERNARDINO COUNTY, TOGETHER WITH A PORTION OF THE WEST 21.48 FEET OF LOT 281 ESTIMATE OF SOLAR POWER GENERATED PER YEAR: 11 KWH/YEAR/S.F. X 3,750S.FEMP_OYEE PAR IVG o OF MAP OF ONTARIO, AS PER MAP RECORDED IN BOOK 11, PAGE 6 OF MAPS, IN THE 1 41,250 KWH/YEARUJ min (2) w/FIVER RCK COL MNS OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS: PROJECT W FLAGPOLE 1��I��I�� - ATCHMA1N-BUILDfNG TOTAL DISTURBED AREA: 123,501 S.F. AREA DISTURBED50" o BEGINNING AT A POINT WHICH IS 33,00 FEET SOUTHERLY OF THE CENTERLINE OF 20TH STREET, DURIGCONSTCTION, INCLUDING SAN ANTONIO WATER \o SHOWN AS NORTH 89°59' 00" WEST, AND 21.48 FEET EASTERLY OF THE EAST LINE OF LOT 282; COMPANY NEW OFFICE AND —0 • CO THENCESOUTH00°00' S7" WESTADISTANCEOF313.86FEETTOAPOINTONTHENORTHERLY\\\ OPERATIONS YARD FACILITIES - ------------- --- --'
® ® � \ m LINE OF THE LAND CONVEYED TO THE STATE OF CALIFORNIA BY FINAL ORDER OF TOTAL AREA OF CONCRETE PAVING: 32,018 S.F.

V J CONCRETE MAIN o CONDEMNATION RECORDED MAY 14, 2002 AS INSTRUMENT NO. 2002-0247066 OF OFFICIAL TOTAL AREA OF ASPHALT PAVING: 1 1,81 1 S.F.

Q EXISTING PATIO 2UILDING O�ER OVERE RECORDS;SAID LINE WHICH IS PARALLEL AND 313.86 FEET SOUTHERLY FROM THE SOUTHERLY PUMP APN 1044-01 -22 PL YE PARKIN _J RIGHT-OF-WAY LINE OF 20TH STREET; O TOWER THENCE NORTH 89°59' 00" WEST ALONG SAID LINE A DISTANCE OF 685.62 FEET TO A POINTWHICH IS PARALLEL W DEVELOPMENT OFF SITE-DRIVEWAY FROM CAMPUS AVENUE ❑ n STATION

LINE OF SAID
O 400 E . 20TH8TREEI , I PARIKINGANQE HENCE NORTH 00°01'T44" EAST A DISTANCE OF 22.03 FEET AND 32.00 FEET EASTELY OF THE`TOSTERLY THE BEGINNING OF A LOT 282, TOTAL AREA OF ASPHALT PAVING: 6,613 S.F.

JrN-TANGENT CURVE, CONCAVE NORTHWESTERLY, WITH A RADIAL BEARING OF NORTH TOTAL AREA OF CONCRETE PAVING: 1,294 S.F. o `" �t 140'-2" / 10'-1" 54°44' 1 1" WEST; Z ° 30'-9" 20'-0" 40'-9" / 20'-0" ` THENCE ALONG SAID CURVE 42.65 FEET, WITH A RADIUS OF 54.00 FEET THROUGH A ANGLE DECORATIVE METAL FENCING 12"x 12"STUCOO COLUMN, \ t O\ I ^� OF 45° 15' 05"; °

COLOR TO MATCH MAIN
Ill 7
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Page 393 of 2128 ends

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Page 395 of 2128 ends

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Page 397 of 2128 ends

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BOTANICAL NAME COMMON NAMEWUCOLS SIZE FORM SPREAD HEIGHT QTY - r O° �. ��= %��E O , . ► /I ' _ Lagerstromia indica p y 15��,!we- ,�:: �� /► / wr • • � IE { 0 'Catawba' Petite Crape Myrtle med gal Multi 10' 10' 6 Alak
% 5
y(• o.o) j ��,_ ��,► �� 1��a,=" 4° 4,4,E '� t o Cistusx ur ureus Orchid Rockrose ow shrub 3' 6' 47— „Ilk .� i► , .ate ,r �� ►� ►' 1� i OrrOi�� + + P P gal PROJECT o � �� ►I illk

4.�. „�1 ) �� .� �I V� YDietes'Orange Drops' Fornight Lilly ow shrub 2' 3' 2' 3' 58 ��► ►, ► �� ,, o e ,1� Illg �I� . i�� gal SAN ANTONIO WATER �� ..�t ► 1 �I,I► I_,. r ,,,,,� # a yr O R C VERE �. � � +wry v. ► 1 +_ 1 ,�_ ► Y �•� ram' e� �►�� V !•� 5 �c,,\F______ / �" �� _ �� (� •� i'r ° ` ►� . .�.„, PLO EE P ' RKIN _ 1 , 1, Eaeagnuspungens Silverberry low shrub 6' 6' 20 COMPANY NEW OFFICE AND :� li i gal�� d��! OPERATIONS YARD FACILITIES \ .■■► gal �� l �Ir a�1 I\ ,JAM. pp4.��k_, (\At. J M� G%IFrewia occidentalis Star Flower ow 5 shrub 8' 8' 29 7 ;
d tikI .41$11 ��\� Lavandula g trfoha Lavender owgal P rr 2 3 70
piir '-'11--6-111012 an us' English 1 e P.q1( A ) ? Ilib V" AT. All
11g
IED
- �� Evergreen 5 � l �� 44111• I �� lrgailiPAIII 0Ribes"viburnifolium Currant low galshrub 18" 5' 89 �' Mahonia aquafolium Oregon Grape 5�� ii' 101,4 401k- 7 i °o° �/I ��- • I�� ! �� low shrub 18" 5' 77 / O y 'Com acts' Holly al ��,,► •O bj �0. _-, , � �// , /. II III/4. J' �I O O P Y g 01 ,:Do
VIP ��. � ��0 0 � �t � � 411r*V410� Iv? � �� NON-NATIVE SHRUBS
al ��%V 0_4 ;� ; "'��. /. , 1D� 0 _ �� r till �� BOTANICAL NAME COMMON NAME WUCOLS SIZE FORM SPREAD HEIGHT QTY �►��► � �•� �� ,�� ,� MAIN co,t��iw 1 i 1 1 !�� I Carpenteria Bush5r �� :�� li �rv�.7 h! � P I�VER COV RED �� owshrub 5' 6' 23■■► � � i4 �� CONCRETE PATIO ��" i1��►' californica Anemone gal�■■� - i - BUILDING (1/�� ,, E OYE' P RING �MENCI .► Slip \, �� 4pirrol �I�\ tI� �� / /�� 1 00o t Calianndra peninsularis Powder Puff ow 5 shrub 2'-3' 2'-3' 20 ■■P O �� ; ��1 �� Ceanothus'Dark Star' California Lilac ow shrub 4' 6' 20 / . : _ _ � gal -00 a _
IIIIIFint
41)
.� � ` I 'S Hes eraloe arviflora Red Yucca ow shrub 4' 4' 17 I■.►:1 A�,.t■► /' /) 3r- �•" ,---- ��. _ O�%j `' triptit..-7freirsii.",,,,,j00,11,,,,,,,iir,�` 0 1I P P gal ••14 l■fi�ER ��y Iris douglasianaPacific Coast 1fit ■■I ■►i■■■■li■��, - . ■\i■_■I.■■fir �� '�I' J 1 B med bulb 18 2 67 111:ii11111-1��rIn iiii ■■■■ iiiii \ • ` 'Burgundy" Ins ■iS_- ,■■I ■■I A 1 t 7 �"� ur and gal ummo ;N.E� ■■� o �� Salvia greggii Autumn 1 ��!I ■■■■ -- COoo S I i (G� low perr 2' 2' 78 IMF �� I \ % J � L. v�� `� Red' Sage gal W L\WWWri W k-W7
^� ^� 0 Dalea greggii' Trailing indigo low gal perr 18" 5' 26 e Dianella tasmanica Flax Lilly med gal shrub 18" 5' 15 m.'Silvery Variegated 1
IT Liriope
Sunproof' Lily Turf med gal shrub 18" 18" 8 O Rhaphiolepis i.'Jack Indian Hawthorne med 5 shrub 3' 4' 49 PRELIMINARY Evans' gal
Q Beauty'olepis i.'Majestic Indian Hawthorne med gal shrub 6' 6' 2 LANDSCAPE 1 OK)Camellia sasanqua Sasanqua Camellia med gal shrub 6' 6' 1 PLANTING PLAN r 1
MAI NTENANCE SUILDI IY NON-NATIVE GRASSES AND NOTES EXISTIN SIc1AL BOTANICAL NAME COMMON NAME WUCOLS SIZE FORM SPREAD HEIGHT QTY REVISIONS L 1 fi — — BUILDIN AND 0 Carexdivulsa Berkeley Sedge med gal shrub 1s" 1s" 90 PLANNING RESUBMISSION 4/22/2025 - , I _ TOWS 1 O Festuca idahoensis Idaho Fescue med gal shrub 12" 24" 66 A - m, Miscanthus sinesis Japanese Silver 1 - GRAVEL AND MU 'Variegatus' Grass med gal shrub 4' 4' 55 SAND STORAGE SECURE OUTDOOR STORAGE MULCH DATE: 10/31/2024
Uniformly place a uniform 3"thick layer of medium grind mulch in all planting areas. SCALE: AS NOTED TRASH JOB NO: 20220922 ENCLOSURE DWN BY: CCW
CHK BY: EGP
SHEET NO.

PRELIMINARY LANDSCAPE PLANTING PLAN
ET' A . 6
1" = 20'-0"

Page 398 of 2128 ends

—STUCCO COLUMN BASE, COLOR7 85 4 / CEDGARCHITECTS TO MATCH MAIN STUCCO COLOR 1 1 FOR THE MAIN BUILDING, TYP. ARCHITECTURE //

BUILD //
LANDSCAPE ii
ii 401 e. columbia ave.
_ _ _ pomona, ca 91767 \ r 7 \_„
ii 909.625.3916
- - _ f _ ii cedgarchitects.com ii [email protected]
7 STAMP
Eo q COVERED EMPLOYEE PARKING NORTH
N
COVERED EMPLOYEE PARKING SOUTH - SOUTH ELEVATION o 0 0 0 1 /8" = 1 '-0" CS, 6, . .N L- ,_
_, _ \ \
STUCCO COLUMN BASE, COLOR 20_7�2' 25' ��2" TO MATCH MAIN STUCCO COLOR / 4'-11" / / 29' 3" / / 4' 11" / FOR THE MAIN BUILDING, TYP.
85'-4"/ _ /

CONSULTANTS
I
r, €, M 97 Y 97 85'-4" / /
25'-7%" 29'-3" 20'-7% 4'-11"
" / /1
/ 4' 11" / / /
e F ---
COVERED EMPLOYEE PARKING SOUTH - NORTH ELEVATION \\\ / 3 1 /8" = 1 '-0"
STUCCO COLUMN BASE, COLOR STUCCO COLUMN BASE, COLOR COVERED EMPLOYEE PARKING SOUTH - TO MATCH MAIN STUCCO COLOR TO MATCH MAIN STUCCO COLOR EN N
FOR THE MAIN BUILDING,TYP. FOR THE MAIN BUILDING, TYP. — 0 0 QI 0 \ — '

PROJECT

SAN ANTONIO WATER

COMPANY NEW OFFICE AND
85' 4" OPERATIONS YARD FACILITIES / /
COVERED EMPLOYEE PARKING SOUTH COVERED EMPLOYEE PARKING SOUTH EAST ELEVATION C �� WEST ELEVATION COVERED EMPLOYEE PARKING FLOOR PLAN T 5 1 /8" = 1 '-0" 1/8" = 1 '-0" CO1 /8" = 1 '-0„ ( _.)

1. STANDING SEAM METAL ROOF
4 2. 2X2 FASCIA 9'-8„ 9,-8„ 3. 4X4 POST
/ / / 4. SPLIT FACE DECORATIVE MASONRY N E CV CV E CV WALL
2 2 5. SOLID SCREEN METAL DOORS

6. 6"CURB
3 ( 3
CV CV 2V Na, 4 0; 0` - - - - 4 0, 0 0 0 0 6 0` 0` < 4 0, SCALE: AS NOTED 0 0 0 o JOB NO: 20220922 DWN BY: CCW
20'-0"
/ / CHK BY: EGP
\ \
SHEET NO. Q
TRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE A . 7 WEST ELEVATION EAST ELEVATION SOUTH ELEVATION TRASH ENCLOSURE FLOOR PLAN T 1 /4, = 1 '-0" 10 1/4" = 1 '-0" \ 8 1/4" = 1 '-0" \ `-' 1/4" = 1 '-0" ( _..)

Page 399 of 2128 ends

1 21 ST ST
• 0 \ _ _ _ AP LIJ Lu
Q cn
o D
N AP 104_ 409 _122 U w SITE "
104- 409 -122 , 20TH ST ° + z l HWY-210 ////
NORTH COU T OF SA BER ARDI 0 , STATE OF CALIFOR IA GRAPHIC SCALE 70 a 35 70 VICINITY N A P NTS
(SCALE: 1"=70')

SURVEYOR'S NOTES
1 . DISTANCES SHOWN ARE IN FEET AND DECIMALS THEREOF.

2. NO DISTANCES OR ANGLES SHOWN HEREON MAY BE ASSUMED BY SCALING.

3. NO EVIDENCE OF EARTHMOVING WORK, BUILDING

CONSTRUCTION, OR BUILDING ADDITIONS WERE OBSERVED ON THIS SITE.

UNLESS THIS PLAN HAS THE SEAL AND SIGNATURE OF THE SURVEYOR RESPONSIBLE FOR ITS PREPARATION. THIS IS NOT AN

AUTHENTIC COPY OF THE ORIGINAL SURVEY AND SHALL NOT BE DEEMED RELIABLE.
c I BENCH MARK CITY OF UPLAND BM # 14D-86
0 2" CITY OF UPLAND BRASS DISC SET IN THE PCC BASE FOR o S.C.E. TOWER LEG, 396 FEET EAST OF CENTERLINE WINSTON O e, COURT AND 87 FEET NORTH OF CENTERLINE OF 20TH STREET LIU
m BASIS OF BEARINGS Cl) THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE W OF TWENTIETH STREET AS SHOWN ON TRACT NO. 11351 M.B. 158 I PAGES 65-66 AS RECORDED IN THE COUNTY OF SAN Q I a o l BERNARDINO RECORDER'S OFFICE.

V o coSAID BEARING: NORTH 89°58'58" WEST ce cEe J
W I m TAX ASSESSOR'S PARCEL NO.

UJ So I M C I APN 104-409-122 Q I V AREA J 214,321 .57 SF OR 4.92 ACRES ± LL

FD S&W ILLEGIBLE, ACCEPTED
AS CENTERLINE INTERSECTION)1
I I
2 M 20TH STREET r, to to
(PUBLIC ROAD) M M
- N89°58'58"W 665.69' r
28' I
22' •1
4=90°00'16"
R=20.00'
L=31.42'
Ce 0 NOTE I o BOUNDARY SHOWN FROM RECORD MAPS, NO TITLE REPORT HAS Q N-cr BEEN PROVIDED, EASEMENTS NOT PLOTTED. ♦ ` <
v Q �
0 w r,
M U 9 M W
m I7
Z
w
J
0 LL o
0 Z
N9°59'14'W 43.73'
A=4515'05"
R=54.00'
01 / L=42.65'
N NO°00'46"E 22.03'
N 1
N89°58'58"W 685.69'

FD S&W ILLEGIBLE, ACCEPTED

AS CENTERLINE INTERSECTION

SURVEYOR'S NOTE
pC$14' LAND THIS SURVEY WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS ( / . TN ��
A CORRECT REPRESENTATION OF THE PROPERTY DESCRIBED HEREON. cr o
a z
No. 9309
Q 5-1 -2024
N /ZAS'---
f OF CA0- TY E. THOMAS DATE
P.L.S. 9309 EXP. 9/30/2024
REVISIONS PREPARED BY: *&4; BOUNDARY TOPOGRAPHIC MAP —2058 REV DATE DESCRIPTION
T&M PROJECT NO.
* 7 `SURVEYING '' APN 104-409-122 1 �f
531 E. TRENTON AVE. �' �" ; OF ORANGE, CA. UPLAND CALIFORNIA
OFFICE 714-912-4042 CELL 714-906-8771 WEIN 1 2 WWW.TNMSURVEYING.COM

Page 400 of 2128 ends

1 • \
. .\ •
21 ST STLu
I
104. 40
Q
o D
1 2 2
• ® CIT OF UPLA D .

J U
1 AP w 20TH ST SITE z N-T \ HWY-210 ///
NORTH COU T OF SA BER \\ARD1 : TATE OF CALIFOR IA

GRAPHIC SCALE
30 a ,5 3a VICINITY IVAP NTS
(SCALE: 1"=30')
I
I I CONC _ DRWY
j
- - - - - _ _
\ GATE:
oV SMH TWENTIETH STREET 1647.26 TC 1648.97 TC 1649.66 TC 4SMH ( /' i °Gv I CLF 1.5' \.
1645.80 TC I 1 I \ N I OJ WV _ASPH 1647.18 TC 1648.44 TC 1648.16 / / 1 1644.88 ° WV (PUBLIC ROAD) 1647.87 TC 1649.00 t / I \ WV° °wv WV. / i H in I \ - I N OF R� h♦ - - \\ \\ - l m WV° ° 1647.08 FL \ [1647.24 FL 1647.70 FL ° \ 1 \ I I o \ 1645.81 TC Wv T °y�V 1647�00 TC� 1648.21 TC \\ - \ - \ - - \ - - ` -I \ I �O� �66 \ \ \ �w 1651.00 TC 1652.40\TC-• 1653.56 TC 1655.46 TC 1657.08 TC \ \ \ p 1644.94 FL °WV 1645.87 TC 1646.06 TC 1646.35 TC 1649.08 TC 1650.31 TC / 1651.73 TC 1 • 1645.95 TC W•V 1645.26 FL 1645.41 1645.72 1646.91 TC ASPH 6 1650.33 E 1651.78 FL 1652.91 1654.80 FL\ 1656.42 FL \ WALL ON h' j - \ N \ \

17.3' 1646.25 FL 1646.90 FL A...i
1647.54 \ 1648.43 1649.66 FL `SO SDMHO 1651.09 FL \\ ASPH- `\ \ WALL 2.7' W OF h' _ _ _ ` \\ \ \1645.37 °WV `- \` I i i - _ \ \ _ 1 \ i \ \ \ \ Z o PP EBO OE: / PP 0SDMH PP-M A �� _ DWM EB / UB ° CONC GA > > WMp I / i ��L \ ♦ \ \ O SDMH 1 / v - -DIRT 15.7, �� UB- lF, DRWY / q �� • �� DIRT i NI O / PP ° SMH WAL) ON FL' ,-\ i v i\� _,� \\ \\ / •A\ / i��, \A )\ \� \, \V PEA - - �, / i i\� �U B - ♦
SG - \ WALL •\ \ - WALL - \ WALL \ ` WALL - CLF ON h' 1645.89 TC f
WALL \\ - - -
\\ \ \ �(\` \ / / 1 � � �\ \ \\ \\ \ \ �\ X 1645.40 FL f _ ` \ \ \ \\�// \ \ \ - - - - - WALL 5.3' SE OF R / ------�� \ \ \ - \ \ I WALL ON �' \ \\ PIPE ' \ \\ - - - - � / �\ \ \\ \ \ \ `_ \ - - N N 1645.32 TC • �� \ N \\ \\ \ , , N \ \DIRT \ K/ \4.0' \ DIRT \\ \ \ J 1644.01 TC \\ I/ �\ • \\ \ \\ \\ \• \\ / \ x m 1643.52 \ \ \ \ _�D I RTC_ \\ \ \ \ \ a \ / D �: I / \ \ \ N\ \ r PIPES \ \ n \ \ \ \ \ \ \ l \ 1 \ N \ / -\ \ \ \ \ i ~O 1 \ \ \ \ ---- -CX 1642.43 TC �/ / I PE/ TANK \ \ \ j�� = _ __ =_\� \ \ - / W 1641.95 I = \ \1 I \ \ //�i- ) ( \ - - - - Q WM �\ 1 I I \ \ \ /////1, - \ ;\')\\\ \ \ i fi.Co \ \ / \ \ \ \ \ 1 (I\ \ 'J//// ' I \ \ \ I a , V i / I �\ \ \ \ \ \ll1l\\\ \ �1 //// '/ \ \\ x , _ 4-2. 1641.10 TC � \ \\ \ \ \ \ \� \\\ y (////// \ \� \ce _ DIRT c� U 1640.63 FL \ \ \ / \ \ - - - \ /\ \\\� - - / i / \ • \ �� Z : _ DIRT \ \ \ - \ /� \\\ \ 1 \ / \ N \ I m W o v v v 1 v v - vsv e /// rN I_N ) ` \ \ \ \ \ \ \ /ice - �\\ \ - \\\\p'� = ,\-`- ///( ( \ \I \ '6sp, \ x 0 1639.86 TC \ \ \ i \ i / ) ) I� /1\\\\ \ �� `_� _/ / ii�\ \ \ ' \ \i /� I \ I J 1 / /// �16so' 1\\\\\ \ I - - �l/ / , N \ - 1 \Cn- _- .....1
1639.36 FL / WALL \ \ / /// \ \ \ `i I( / \ \ \ \ / U. J / \\ \ \\ \\ \�\ %� 1 I I ;/// / r \\ \� \ \ \ \ \1\I I / \ \� �� 1 I I I
1638.55 TC / \ N 76 / \ \ \ \ - - // \ S \ \ N w \ \I \ \ 1 \ r / 1638.06 � 0 \ - - �� \ � R°'\ � � � 1 ) // / ////\\\ \ I -J /� 11 \ \ , 'i�/`- ) - \ \ > I 1 \ / %� \ EB � - \G% ( �� I / '- ` _ �J / / \\ \ // `\ ( ( � �\ ` - - \ \ Q\ CO \ \ \ 1 I -V- \ WV ` xc, 1 1 / /// / r / - / ------DIRT \ \ \ / -..."----DIRT X \ \ I I \ \ ASPH 2OTH STREET \---ASPH 0_ SMH- �/ GP'S I I I I WALL \ \ / I / /f - .� \ ) / / �, \ \c: / /// s �' \) / \\ \\ )) I \ \ Q I
EB EB , c� I ` / / /// _ _ - - - 1 I / \ \ / o / (_ \ z I 62 \ PUBLIC ROAD 1 \ / I / /// I I . \ \ I( ( . l \ z / - 1 \- o. \ 1636.80 TC °SCO 1 GP'S 4E3 \ - - - :`� 1 \ / / I /// / ; ( I I '` \ � i J %_ -� _ROCKS C Ni\ Z 1 \ \ WV'S / o 1636.35 \ • il" - N O OO m I1 I \ \�\\\\ ( \/ / 1 \ I / \ \ - �\ I �n / / / _ \ \ I \ \ \ o / o / I / o / / /�/// \ o �_ I \ SDMHl `\ co / / \ U \ 1 wv- ° o SDMH ��/ - w \ MH MH MH „ 26.27' 1 I \\ \ \\\ \ \ \ ;) I / I I \ \ ( \ 1 / \ X \ \ WALLS I 1 1 \\\\\ /' \ --/( / �' / \ \ c - \ \ ( , ��,'_ ��1 \ \ - \ \ I \ \ \ \ wv ' l°w 1635.86 TC J.®( \ f / \ I \\\ j / / \ I I \ 1650'i/ `� \\�\`// / / 1 1 \ \ \ \ \ UP. - - _ �/ \ / \ \ � I \ \ 1635.38 I EB \ CONC I \ 1 \ / \ \ - / I \ `` \ \ \ \q°�h % \ 1WALL'/Ji // - J \ _ (WALL /l / 1 \ \\ `�-=�\ice - � \ \ ( \I ( ( _// '\\\\� ( 1 /�/ % J11 \ � °/ - \ \ \ o SG - I 1 \.i � - � � \ / ( \ - - - 1 \ \ � \ \\ - `",-- \\ \ co/ r- ASPH \ - 1634.60 TC �� \ \ \ I \ \\ \ �� \ �645'� \-- - J j� � � \ \\\ ^ ( 1 N\ \ � \ 1634.13 / \ DIRT // PIPES / /� \ \ \ \ \ _ _ _ _ - - _ \ \ \)) ) \ \ 1633.76 TC \ \ \ \ 9 �� - 5-1 -2024 FH FIRE HYDRANT VA VAULT T F \ o OF CASF TY E. THOMAS DATE
GP GUARD POST UB UTILITY BOX P.L.S. 9309 EXP. 9/30/2024 GA GUY ANCHOR UP UTILITY POST
WV WATER VALVE PREPARED BY:

GV GAS VALVE REVISIONS *1&NJ* PE PIPE WM WATER METER REV DATE DESCRIPTION yr.r• BOUNDARY/TOPOGRAPHIC MAP -2058 PP POWER POLE 0 0 WOOD FENCE T&M * �' , PROJECT NO.

MH MANHOLE x CHAIN LINK FENCE (CLF) \,,,,, j SHEET SURVEYING l: f " APN 104-409-122 2 531 E. TRENTON AVE. � ; OF ORANGE, CA. UPLAND CALIFORNIA
OFFICE 714-912-4042 CELL 714-906-8771 Ryea 1 2 WWW.TNMSURVEYING.COM

Page 401 of 2128 ends

LEGEND w w
1� BW BACK OF WALK o 0 v EG EXISTING GRADE o
JO H c) ct FG FINISH GRADE z N C) Q co FS FINISH SURFACE O N co
IQ
oc
TC TOP OF CURB
Liu eE
= ¢ kJ
W o FL FLOW LINE
�� Z EP EDGE OF PAVEMENTet No
— — v LT — — W ce W I, — — — FF FINISH FLOOR w X Z o o PAD PAD GRADE H w w
n o 0 0 o TW TOP OF WALL w EL cl Q TF TOP OF FOOTING z zJ m 0 HP HIGH POINT D �^ o qy s s S / V/ LP LOW POINTLd
CF CURB FACE cE
_6,4
�, TG TOP OF GRATE W • 0- �' yy yy W W — TRW TOP OF RETAINING WALL o_ k� Q — `� — — — i- E. 20TH STREET >- — N89°58'58"W Z EDF EXTRA DEPTH FOOTING — V — o �� 1- Z — INV INVERT OF PIPE ��' ^�� ki m �04�' n�v ^ov �� oLOPE � —Ti RTATE P OOFF SSLOPE
�, x �� 7.1
M X �� w o� ^CO ocO CC)
X\ TOE OF SLOPE
w �^ EXIST. 8" CURB & GUTTER �^ (1.06%) w (1.86%) EXIST. 8" CURB & GUTTER w EXIST. E — —S— — EXISTING SEWER ' � EXIST. UTILITY I pw �1 EXIST. ELEC. ] — —W— — EXISTING WATER lD i
,,
\S� / EXIST. ELEC. _ o o EXIST. DIRT j KNi BOX o EXIST. DIRT o BOX o I ____ _ �� A. /(c, C EXISTING FIRE HYDRANT BOX 0IN89°58'58"W 665. 9'
645.89 •;;5 2 EXIST. WALL EXIST. W L • EXISTING BOLLARD (1645.4oFL) �6 00° ,cv � 111( EXISTING FDC a +�� \ )1- ) �� EXISTING WATER VALVE __________,.........___- EXISTING WROUGHT IRON FENCE _ _ _ _ � GM (164 cc, o EXISTING GAS METER z 32 TC
(1644.83FL �� /' — ` \ \� �� 8) �6°c$$�FS oM EXISTING WATER METER N 11 , ��>�P 6 oB EXISTING PULL BOX w \ �, X EXIST. METAL •.

I EXIST. DIRT EXIST. i ` ^ w BINICV EXISTING ICV TANK \ \
` �� \ I I (1647) „ ooO EXISTING CHAINLINK FENCE 7/ /, i _ - EXIST. DIRT /' ,' \� 0, (-2, J� •--❑ EXISTING PARKING LIGHT EXIST. Ix •
1 // \ 12" WATER •• ^C0�tA. �6
1 EXISTING STREET LIGHTgig
n EXISTING STREET SIGNAL...

1.- W
1 il, 1// \� Q �/ 00� -sG eJ EXISTING CONTOUR o m rn I EXIST. WATER TANK ;� '• �0��1• �0 Gp 6p��$OF�' W j Q (PROTECT IN PLACE) I •• tZk
Wo642 I I • �6 FINISH CONTOURS °_ 43 TC Ik ,
(11641.95FL) r I I •. ROP kJ �Wo
EXIST. I I ...:, P S/pE-�y O h. 12" WATER I I �•1'•, ASK �o DAYLIGHT LINE EL W �00
% PROP
I pRq//V °N,OeRlygL/f
J 0i I I ° O w 0, WMWM 11 II �f REMOVALil 1 / o
)/
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1 m o \ / �9 in
hill
o / j ✓ \. EXIST. METAL CONCRETE Z \ \\\\
/ - g5F [I-
OOL BOX/T W % 16A`6.

D
\\ _ _ I - - - - - - SAWCUT LINE It
639.86 TC �v i �� I _ —I / Z (1639.36FL) -- ,� \ i �� MAX N IR\ ,� s1 rn \G, •.
ii
11 NX6I'' b° (i) 1 I •111111101 Crliji I HIw � — _ -% ��Fs 5F ?ov

3.5' - - - - - .=' ' 1\ 16��. �°�� W NOTE K �NQ 1 1 1. ALL WAY STOP SIGNS WILL BE INSTALLED ON THE PROPOSED k (n o 18' 4' •
il
f '` „ EXIST. ROCKS DRIVEWAY FROM CAMPUS AVENUE. j 28' 22' �''" 2. ALL DEFICIENT PUBLIC IMPROVEMENT, INCLUDING FRONTING EXIST. -- _� _•-. �..-� co — SIDEWALK AND ACCESS RAMPS SHELL BE UPGRADED TO ELEC. k CURRENT CITY STANDARDS AND TO THE SATISFACTION OF THE 50' I 1 - -\--))) BOX •. PUBLIC WORKS DIRECTOR AND STREET IMPROVEMENT PLANS EXIST. • • SHALL BE REQUIRED FOR FLOWER COURT AND 20TH STREET BOLLARD EXIST. WALL �` lu (TYP.) -C....)• -1 CO - - /
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Page 404 of 2128 ends

CARLSBAD
L SA CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO

MEMORANDUM
DATE: October 1, 2025
To: Joshua Winter, Senior Planner, City of Upland
FROM: Dena Giacomini,Associate Environmental Planner, LSA Associates, Inc Ashley Honer, Environmental Planner
SUBJECT: San Antonio Water Company Headquarters Project Initial Study/Mitigated Negative Declaration - Response to Comments
In accordance with Section 15074 of the CEQA Guidelines, prior to approving a project,the decision- making body of the lead agency must consider the proposed environmental document together with any comments received during the public review process. While CEQA does not require formal response to comments on the proposed Mitigated Negative Declaration (MND), as it does for an Environmental Impact Report (EIR),this memorandum provides a response to the written comments received on the proposed San Antonio Water Company Headquarters Project (Project) Initial Study/Mitigated Negative Declaration (IS/MND).The intent is to assist the City of Upland decisionmakers in their review of the Project.

The IS/MND was circulated for public review for a period of 32 days,from August 14, 2025,to September 15, 2025. During this period six comment letters were received: two comments from tribal representatives and four were received from individuals.The following pages present each comment and the corresponding response, enumerated to allow for cross-referencing of CEQA- related issues. Each comment letter is reproduced in full in Attachment A of this memorandum, followed by the respective responses.

Although CEQA does not provide guidance for responding to comments on MNDs; this memorandum follows the approach outlined in Section 15088 of the CEQA Guidelines, which applies to the responses to comments on EIRs.Accordingly, responses focus on comments related to the adequacy of the information and environmental analysis contained in the IS/MND.

Written responses to all written comments are provided below. In addition, mitigation measures identified in the Draft IS/MND are consolidated into the Mitigation Monitoring and Reporting Program (MMRP) included as Attachment B. If the City chooses to approve the IS/MND, they will also adopt the MMRP to ensure implementation of all required mitigation measures.

COMMENTS AND RESPONSES
This section includes responses to each substantive CEQA-related comment. Each comment letter is assigned a letter(A, B, C, etc.) and individual comments within each letter are numbered consecutively. For instance, comment A-1 is the first numbered comment in Letter A. Please note

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that text within individual letters that has not been numbered does not raise environmental issues or relate to the adequacy of the information or analysis within the IS/MND, and therefore, no comment is enumerated or response required, per CEQA Guidelines Section 15132.

The following comment letters were submitted:

LETTER A
Mony Tok, City of Upland Resident
August 21, 2025

LETTER B
David Borger, City of Upland Planning Commissioner
August 24, 2025

LETTER C
Sam Genie, City of Upland Resident
August 19, 2025

LETTER D
Don Watte, City of Upland Resident
August 19, 2025

LETTER E
Brandy Salas,Tribal Administrative Coordinator, Gabrieleno Band of Mission Indians—Kizh Nation
August 15, 2025

LETTER F
Kirsten Tuosto,Tribal Archaeologist,Yuhaaviatam of San Manuel Nation September 2, 2025

LETTER G
Wes Fifield, City of Upland Resident
August 18, 2025

LETTER H
Sam Wang, South Coast Air Quality Management District
September 11, 2025

LETTER I
Stephanie and Matthew Zilmer, City of Upland Resident
September 11, 2025
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RESPONSE TO COMMENTS SAN ANTONIO WATER COMPANY HEADQUARTERS PROJECT L SA SEPTEMBER 2025 UPLAND,CALIFORNIA

LETTER A
Mony Tok, City of Upland Resident
August 21, 2025
Response A-1 This comment expresses concern regarding potential increases in traffic generated by the Project, specifically along East 20th Street. As described in the IS/MND, public access to the site will occur only via East 20th Street.All employee traffic,truck deliveries, and other operational traffic will use the new driveway on Campus Avenue. Importantly, Campus Avenue will not connect to East 20th Street,thereby eliminating the potential for traffic cut- through or increased noise along East 20th Street.

Visitor traffic using East 20th Street is expected to be minimal compared to overall Project operations and would consist primarily of occasional customers or members of the public visiting the headquarters office. In addition, the site design incorporates setbacks, perimeter walls, and landscaping that will reduce potential traffic-related noise and visual effects on adjacent residences.

As further detailed in Section 4.17,Transportation and Traffic and in Appendix G, of the IS/MND, a traffic impact analysis was prepared to evaluate potential transportation effects associated with the Project.The analysis determined that the Project would not result in any significant traffic impacts. All study intersections are forecast to operate at acceptable Levels of Service (LOS) under all analysis scenarios, including:
• Opening year(2027) conditions, with and without the Project; and • Horizon year(2050) conditions, with and without the Project.

The Project is consistent with City of Upland General Plan circulation policies, and the circulation design ensures safe and efficient site access without creating adverse effects on the surrounding street network. Based on this analysis,the Project would not cause a significant traffic impact, and no changes to the Draft IS/MND are required.

Response A-2 This comment expresses concern regarding potential noise impacts that may result from Project-generated traffic.As described in Section 4.13, Noise, of the IS/MND, a noise assessment was conducted to evaluate potential increases in roadway noise levels associated with the Project. The analysis determined that traffic generated by the Project would not substantially increase noise levels at nearby sensitive receptors. Specifically, the projected combined traffic noise levels would remain below 60 dBA CNEL, which is considered acceptable for low-density residential land uses under the City of Upland General Plan Noise Element.
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Additionally,the Project has been designed to reduce potential traffic and noise effects along East 20th Street by directing all employee, delivery, and operational traffic to the new Campus Avenue driveway. Campus Avenue will not connect through to East 20th Street,thereby eliminating cut- through traffic and reducing potential noise exposure for adjacent residential areas.

With respect to construction, short-term noise would occur intermittently during grading and building activities.These effects would be temporary and limited to the duration of construction. Furthermore,the construction site is surrounded by an existing concrete block wall, which will serve as a noise barrier and further reduce off-site noise exposure for nearby sensitive receptors. Construction activities will also be limited to the City's allowable hours of operation in compliance with the Upland Municipal Code.As such, construction-related noise impacts would be temporary, minimized through site design and compliance with City regulations, and therefore less than significant.

Accordingly, both operational and construction-related noise impacts associated with the Project would be less than significant, and no changes to the Draft IS/MND are required.

Response A-3 This comment expresses concern regarding potential roadway damage that may result from Project-related traffic. Roadway maintenance and pavement wear are generally considered matters of local public works and municipal services, and they are not defined as environmental issues subject to review under CEQA. For this reason, road maintenance is not evaluated as an impact under CEQA.

Nevertheless, as discussed in Section 4.17, Transportation and Traffic, of the IS/MND,the Project would not result in significant impacts to traffic operations on the surrounding roadway network.All study intersections are forecast to continue operating at satisfactory Levels of Service (LOS) under both opening year(2027) and horizon year(2050) conditions, with and without the Project. In addition,the Project design routes all employee, delivery, and operational traffic through the new Campus Avenue driveway, preventing cut-through traffic on East 20th Street and minimizing wear on local residential streets.

The City of Upland maintains authority over roadway conditions and pavement management.To the extent any road damage occurs over time, the City has existing procedures and programs in place for roadway repair and maintenance,which are not part of the CEQA environmental analysis.

The Project would not cause a significant traffic impact under CEQA, and no changes to the Draft IS/MND are required.
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Response A-4 This comment expresses concern regarding the potential for increased debris or waste falling from vehicles traveling to and from the Project site.

As described in the IS/MND, all employee, delivery, and operational traffic will use the new driveway on Campus Avenue. Public access will be limited to East 20th Street, and Campus Avenue will not connect through to East 20th Street, thereby preventing cut-through traffic and minimizing potential off-site effects on residential roadways.

With respect to debris and waste, vehicles accessing the site will be subject to all applicable state and local regulations, including the California Vehicle Code, which requires that loads be properly secured and prevents the discharge of debris onto public roadways. Compliance with these regulations will minimize the potential for debris or waste to fall from vehicles.

As further detailed in Section 4.17, Transportation and Traffic, of the IS/MND, Project-related vehicle trips would not result in significant traffic or safety impacts. Similarly,the Project would not create substantial adverse environmental effects related to roadway debris or waste, as such occurrences are regulated by existing state law and enforced by local authorities. Debris from Project-related vehicles does not represent a significant environmental impact under CEQA, and no changes to the Draft IS/MND are required.

Response A-5 This comment expresses concern regarding incompatible land uses associated with the Project and surrounding residential areas and suggests that the Project be located in an Industrial area of Upland. As further detailed in Section 4.11, Land Use and Planning, of the IS/MND, the Project will include a General Plan amendment and a zone change to Public Utilities (PU) land use designation and Public/Institutional (PB/I) zoning.The PU designation provides areas for landfills, flood control/recharge facilities and public utilities including gas, electricity, and water.The purpose of the PB/I zone is to allow for public and quasi-public facilities that serve Upland residents and visitors.The PU designation and PB/I zone allow a maximum floor-area ratio (FAR) of 0.5.The Project would have a FAR of 0.07 and is consistent with the allowed uses of the PB/I zone and PU designation.

It should be noted that according to CEQA, policy conflicts do not, in and of themselves, constitute a significant environmental impact. Policy conflicts are considered to be environmental impacts only when they would result in direct physical impacts or where those conflicts relate to avoiding or mitigating environmental impacts.As such, associated physical environmental impacts are discussed in this IS/MND under specific topical sections.The Project would not result in any direct physical impacts that cannot be mitigated to a less than significant level. As a result of the proposed rezone and General Plan amendment, the Project would not 5

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conflict with any applicable land use plans, policies, or regulations that were adopted for the purpose of avoiding or mitigating an environmental effect.

No change to the Draft IS/MND is required.

LETTER B
David Borger, City of Upland Planning Commissioner
August 24, 2025
Response B-1 This comment is asking for confirmation of language in the Transportation Impact Analysis regarding the proposed driveways associated with the Project.The description of the proposed driveways included on page 2 of the San Antonio Water Company Headquarters Project—Driveway Sensitivity Analysis Memorandum is correct. For clarity,the word proposed more accurately describes the Project improvements, as they are included in the current Project and analyzed in the IS/MND; the term future is generally used to describe projects or actions that are planned or programmed but are not part of the proposed Project.The Project will include only one driveway on 20th Street and one driveway on Campus Avenue. No change to the Draft IS/MND or Driveway Sensitivity Analysis Memorandum is required.

Response B-2 This comment requests that the Campus Avenue driveway be used as the primary access for all traffic,with the East 20th Street driveway used only for emergency access.As described in the IS/MND,the East 20th Street driveway is proposed for use by the public, including visitors and customers, while the Campus Avenue driveway is designated for SAWCo employee, maintenance, and delivery traffic. Campus Avenue will not connect through to East 20th Street, thereby preventing cut-through traffic and minimizing potential impacts on residential streets.

Further, consolidating all traffic to a single driveway, as suggested by the commenter, could create operational inefficiencies and increase the potential for circulation conflicts between public visitors and larger service or maintenance vehicles.The two-driveway design separates visitor access from employee and service traffic,thereby improving circulation efficiency and overall public safety. No changes to the Draft IS/MND are required.

LETTER C
Sam Genie, City of Upland Resident
August 19, 2025
Response C-1 This comment raises concerns regarding potential future growth and the parking of large vehicles and equipment at the Project site.The Project includes construction of a 3,698-square-foot headquarters and a 4,066- square-foot maintenance building, along with a maintenance yard, 6

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driveways, parking areas, solar canopy, landscaping, and utility improvements.The headquarters building provides office and administrative functions, while the maintenance building accommodates storage, outdoor welding, motor repair, electrical rooms,ADA restroom, locker room, and a maintenance office/break room. Existing water storage, pump, and signal infrastructure will remain in place.

All operational vehicle and equipment parking will occur within designated areas on-site,with employee and service traffic routed via the Campus Avenue driveway and public access limited to the East 20th Street driveway.

Campus Avenue will not connect through to East 20th Street, minimizing cut-through traffic on residential streets. During construction, equipment and materials will be staged within the project footprint, and the existing concrete block wall will provide noise and visual buffering for nearby residents. Construction activities will comply with applicable City regulations for noise, dust, and traffic management. No changes to the Draft IS/MND are required.

Response C-2 This comment raises concerns about work on the Project site resulting in loud noise. As discussed above and as further detailed in Section 4.13, Noise, of the IS/MND,the proposed project would not result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

The IS/MND analyzes potential noise impacts associated with construction activities and long-term noise impacts related to traffic and stationary sources. No change to the Draft IS/MND is required.

Response C-3 This comment raises concerns regarding potential water-related operational activities that could require SAWCo staff and equipment to be present at the headquarters. All vehicle and equipment movements are routed via the Campus Avenue driveway, while public access is limited to the East 20th Street driveway, preventing cut-through traffic on residential streets.As described in Section 4.17, Transportation and Traffic, and Section 4.13, Noise, of the IS/MND, the Project would not result in significant impacts from operational traffic or noise under normal or emergency conditions.

The site's existing and proposed infrastructure, including parking, maintenance yards, and the concrete block perimeter wall, ensures that both routine and emergency operations can be conducted safely without causing environmental impacts to surrounding areas. No changes to the Draft IS/MND are required.

Response C-4 This comment raises concerns about incompatible land uses associated with the Project and surrounding residential areas. Please see response A-5 above which further discusses land use impacts under CEQA. No change to the Draft IS/MND is required.
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LETTER D
Don Watte, City of Upland Resident
August 19, 2025
Response D-1 This comment is asking for clarification on the parking provided and if the Project includes street parking.The visitor and customer parking lot would be located south of the citrus grove and north of the main headquarters building and would provide 14 surface parking spaces, including two ADA compliant parking spots.The employee parking area would be located east of the main headquarters building, would be covered by photovoltaic panels, and would include 14 surface parking spaces, including two ADA compliant parking spots.The Project would also provide eight covered truck parking spots west of the maintenance building. No street parking is proposed. No change to the Draft IS/MND is required.

Response D-2 This comment is asking for clarification on the proposed access roads/driveways. Vehicular access to the Project site would be provided via two paved driveways with gates for security. One new 26-foot-wide driveway would be constructed off of East 20th Street along the northern property boundary that would access the visitor and customer parking area.

An additional 26-foot-wide driveway would enter the Project site at the northeastern corner and would connect to the intersection of Campus Avenue and East 20th Street approximately 275 feet east of the Project site.

This driveway would cross undeveloped land owned by the Southern California Edison company and require an easement.This driveway would enter the Project site at the northeastern corner and run south along the eastern property line to access the covered employee parking area, maintenance building, and covered truck parking area.This driveway would serve as a SAWCo maintenance vehicle private access road and would be secured by a 20-foot-wide, 6-foot-tall steel gate located just west of the Campus Avenue and East 20th Street intersection that would be open during business hours. No public access will be allowed through this new driveway. No change to the Draft IS/MND is required.

Response D-3 This comment is asking for clarification on the proposed citrus grove.The Project would include a citrus grove buffer along the eastern half of the northern property line with 64 new citrus trees planted as part of the Project's landscape design. No change to the Draft IS/MND is required.

Response D-4 This comment is asking if any landscaping improvements will occur on the parkway on 20th Street.The Project would include a citrus grove buffer along the eastern half of the northern property line, along with various trees and shrubs around the parking areas and the main headquarters building.

Approximately 46,077 square feet of landscaped area would be provided.

Up to two of the existing street trees would be removed to accommodate 8

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the driveway off East 20th Street, and various shrubs and associated grassland would be removed to accommodate the driveway off Campus Avenue and East 20th Street.The three existing trees at the southwestern corner of the Project site would remain in place, and 51 new ornamental trees and 64 new citrus trees would be planted as part of the Project's landscape design. No change to the Draft IS/MND is required.

Response D-5 This comment is asking for clarification on the proposed site access. Please see responses above which provides multiple summaries of the Project driveways and site access. No change to the Draft IS/MND is required.

LETTER E
Brandy Salas,Tribal Administrative Coordinator, Gabrieleno Band of Mission Indians—Kizh Nation
August 15, 2025
Response E-1 This comment expresses concern and disagreement with the proposed mitigation measures in the Tribal Cultural Resources Section of the IS/MND and requests that other tribal entities remain separate from the Gabrieleno Band of Mission Indians— Kizh Nation mitigation measures.The City completed the tribal consultation process with both the Gabrieleno Band of Mission Indians—Kizh Nation and the San Manuel Nation in accordance with Assembly Bill (AB) 52 and Senate Bill (SB) 18.As a result of this consultation, Mitigation Measures (MM)TCR-1 through TCR-5 were developed to minimize potential impacts related to the discovery of unanticipated tribal cultural resources, human remains and associated funerary or ceremonial objects.

In accordance with State law,the City's consultation process is designed to ensure that the concerns and resources of all participating tribes are considered equally. The mitigation measures included in the Draft IS/MND reflect the input provided through this process and are intended to protect tribal cultural resources consistent with CEQA and applicable statutes.

LETTER F
Kirsten Tuosto,Tribal Archaeologist,Yuhaaviatam of San Manuel Nation September, 2025
Response F-1 This comment expresses approval of the mitigation measures included in the Tribal Cultural Resources section of the IS/MND and concludes the tribal consultation process with the Yuhaaviatam of San Manuel Nation tribe. No change to the Draft IS/MND is required.
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LETTER G
Wes Fifield, City of Upland Resident
August 18, 2025
Response G-1 This comment requests clarification regarding whether the Project proposes to connect East 20th Street and Campus Avenue.The Project does not include a connection between East 20th Street and Campus Avenue. Public access will occur only via East 20th Street, while all employee, delivery, and operational traffic will use the new driveway on Campus Avenue. This design prevents cut-through traffic on residential streets and ensures safe and efficient circulation for both public and operational uses.

LETTER H
Sam Wang, South Coast Air Quality Management District
September 11, 2025
Response H-1 This comment asserts that the Draft IS/MND states that excavated soil would be reused on site and that no import or export of soil would be required, and that in contrast,Appendix A—Air Quality and Greenhouse Gas Technical Memorandum states that the project would require removal of approximately 1,700 tons of roadway debris from the site and the import of approximately 900 cubic yards of soil during construction.This comment also states that these statements conflict with one another and that the Lead Agency clarify the import and/or export of materials and identify the appropriate landfill location and incorporate the corresponding haul distance into the modeling to accurately estimate hauling emissions.

At the time the Air Quality and Greenhouse Gas Technical Memorandum was prepared, it was not yet known whether the proposed project would require any import/export. As such, the removal of approximately 1,700 tons of roadway debris and the import of approximately 900 cubic yards of soil was assumed as a worst- case scenario.As stated on page 2-12 of the Draft IS/MND, the proposed project would not require the import or export of soil materials.As such,the construction emissions presented in Table 4.3.A of the Draft IS/MND are conservative, while actual project-related construction emissions would likely be less than the emissions shown in Table 4.3.A. As such, the proposed project would not exceed the SCAQMD's significance criteria for construction-related emissions and no changes to the Draft IS/MND are warranted.

Response H-2 This comments states that Draft IS/MND should be revised to state that the proposed project would be required to comply with South Coast Air Quality Management District (SCAQMD) rules, including Rule 201—Permit to Construct, Rule 203—Permit to Operate, Rule 401—Visible Emissions, Rule 402—Nuisance, Rule 403—Fugitive Dust, Rule 1110.2—Emissions from Gaseous and Liquid Fueled Engines, Rule 1113—Architectural Coating, Rule 1166—Volatile Organic Compound 10

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Emissions from Decontamination of Soil, Rule 1179—Publicly Owned Treatment Works Operations, Regulation XIII—New Source Review, Rule 1401—New Source Review of Toxic Air Contaminants, Rule 1466—Control of Particulate Emissions from Soils with Toxic Air Contaminants, and Rule 1470—Requirements for Stationary Diesel-Fueled Internal Combustion and Other Compression Ignition Engines. The City acknowledges that the proposed project would be required to comply with all applicable SCAQMD rules and regulations. Given that the proposed project would be required comply with all applicable rules and regulations, no changes to the Draft IS/MND are warranted.

Response H-3 This comment notes that South Coast AQMD serves as a Responsible Agency under CEQA if the implementation and portable of the proposed project requires permits from the agency related to the use of new stationary equipment. No new stationary equipment is proposed as part of the project.This comment is noted and no further response is necessary.

Response H-4 This comment states that the Draft IS/MND should be revised to address the SCAQMD's comments and provide the necessary evidence to sufficiently support the conclusions reached or provide reasons for not doing so. Additionally,this comment requests that the SCAQMD receive written responses to all comments contained herein and a notice of any scheduled public hearing(s). This comment is noted. For the reasons described above, no changes to the Draft IS/MND are warranted.The City will provide the SCAQMD with responses to their comments and a notice of public hearings.

LETTER I
Stephanie and Matthew Zilmer, City of Upland Resident
September 11, 2025
Response I-1 This comment expresses concern regarding potential public access to Campus Avenue from the SAWCo headquarters site.The Project does not propose public access to Campus Avenue.The access road on Campus Avenue is designated for employees, deliveries, and operational traffic only.

Public access to the site will occur solely via East 20th Street, and Campus Avenue will not connect through to East 20th Street.

This circulation design prevents cut-through traffic on residential streets and ensures safe and efficient operations.As detailed in Section 4.17, Transportation and Traffic, of the IS/MND,the Project's access and circulation design would not result in significant traffic impacts. No changes to the Draft IS/MND are required.

Response 1-2 This comment requests clarification regarding the number of visitors anticipated at the new SAWCo headquarters and whether visitor overflow parking could occur on East 20th Street. As described in the Project plans, 11

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the visitor and customer parking lot would be located south of the citrus grove and north of the headquarters building, and would provide 14 surface parking spaces, including two ADA-compliant spaces. Employee parking would be located separately, east of the headquarters building,with 14 surface parking spaces under photovoltaic panels, including two ADA- compliant spaces. In addition, eight covered truck parking spaces would be provided west of the maintenance building.

The visitor/customer parking lot is designed to accommodate the anticipated number of visitors to the headquarters. Visitor access is expected to be occasional and limited, primarily for customer service or scheduled meetings. No on-street parking along East 20th Street is proposed or required, and the on-site parking supply provided is adequate to serve the Project. No change to the Draft IS/MND is required.

Response 1-3 This comment expresses concern regarding the location of the proposed visitor driveway on East 20th Street in relation to Winston Court and suggests relocating the driveway further west to offset the intersection. As shown on the conceptual site plan,the visitor driveway would be located east of the headquarters building and would provide direct access to the designated visitor/customer parking lot.

The Project's two-driveway design—with East 20th Street designated for visitors and Campus Avenue designated for employees, deliveries, and operational traffic—was specifically chosen to reduce circulation conflicts and enhance safety. Final driveway placement will be subject to the City of Upland's review and approval through the encroachment permit and design review processes,which ensure that access points meet City standards and safety requirements. Because the Draft IS/MND adequately analyzed the Project's circulation and no significant impacts were identified, no changes to the environmental document are required.

ATTACHMENTS
A: Comment letters
B: Mitigation Monitoring and Reporting Program
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ATTACHMENT A

COMMENT LETTERS

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9/5/25,9:32 AM FW:[EXTERNAL]Fw:Failure Notice San Antonio Water Company Headquarters-Ashley Honer-Outlook 4 Outlook
FW: [EXTERNAL] Fw: Failure Notice San Antonio Water Company Headquarters From Joshua Winter
Date Mon 8/25/2025 9:16 AM
To Dena Giacomini
Comments for SAWCO.

CITY OF
UPLAND
: Mony Tok
:Thursday,August 21, 2025 8:30 PM
oshua Winter
ect: [EXTERNAL] Fw: Failure Notice
don't often get email from yahoo.com.Learn why this is important RNING: External email. Please verify sender before opening attachments or clicking [inks.

Good Morning Mr. Winter,
I'm writing to you as a resident of Upand, I live on E 20th Street. I understand that San Antonio Water Company is planning to build their Headquarters at 400 E 20th Street. I would like to voice some concerns I have with this project:

1. Increase traffic for residents from the vehicles going in and out of the Headquarter. A-1

2. Increase noise pollution from all the additional traffic.

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9/5/25,9:32 AM FW:[EXTERNAL]Fw:Failure Notice San Antonio Water Company Headquarters-Ashley Honer-Outlook

3. Increase damage to the road due to the additional traffic.. A-3

4. Increase debris waste falling from vehicles going in and out of Headquarter. A-4
Lastly, I would emphasize that this neighborhood is filled with young families that have children enjoying outdoor activities at different times of the day the traffic can be hazardous to those children. In addition, we have residents walking their dogs at all hours of the day or people doing A-5 exercise. I think it would serve the residents of Upland if the San Antonio Water Company project was located in an Industrial section of Upland and not a residential development.

I appreciate your time and attention on the work important matters.

Sincerely,
Mony Tok
Sent from Yahoo Mail for iPhone

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9/5/25,9:33 AM FW: [EXTERNAL]San Antonio Water Company Headquarters Specific Plan Project-Ashley Honer-Outlook 4 Outlook
FW: [EXTERNAL] San Antonio Water Company Headquarters Specific Plan Project From Joshua Winter
Date Mon 8/25/2025 9:18 AM
To Dena Giacomini
SAWCO IS/MND comments.

CITY OF
UPLAND
From: David Borger
Sent: Sunday,August 24, 2025 8:03 PM
To:Joshua Winter
Subject: [EXTERNAL] Villa Serena Specific Plan Project
You don't often get email from ,gmail.com.Learn why this is important WARNING: External email. Please verify sender before opening attachments or clicking on links.

In reviewing the proposed plan I have two comments:

1. I believe the plan as presented revised the original plan to eliminate one entrance on 20th Street and have the entrance for service trucks off Campus however the following statement in the traffic report (page 2) indicates the Campus driveway to be future:
"As shown in Figure 1, the updated site plan shows the project can be accessed via two full- access driveways: • Project Driveway 1 on 20th Street: This westerly driveway along the B-1 northern property boundary provides access for SAWCO patrons and customers; and • Project Driveway 2 on Campus Avenue (previously Project Driveway 3 in November 2024 T1A): This easterly driveway is located on the northeastern corner of the project site and will provide a future connection with the intersection of Campus Avenue and 20th Street".

Is the statement incorrect?

2. Can the proposed plan be adjusted to have the Campus Ave. access be the primary access for all traffic and the 20th Street access be for emergency use? This would remove business B-2

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9/5/25,9:33 AM FW: [EXTERNAL]San Antonio Water Company Headquarters Specific Plan Project-Ashley Honer-Outlook traffic from 20th Street.

David Borger
Planning Commissioner
City of Upland

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9/5/25,9:34 AM FW:[EXTERNAL]San Antonio Water Headquarters Project Comment-Ashley Honer-Outlook 4 Outlook
FW: [EXTERNAL] San Antonio Water Headquarters Project Comment From Joshua Winter
Date Mon 8/25/2025 10:55 AM
To Dena Giacomini
SAWCO Comments.

Joshua Winter, Senior Planner
Planning Division I Development Services Department
City Of Upland
460 N. Euclid Ave, Upland, CA 91786
Counter Hours:Monday—Thursday from 8:00 am to 5:00 pm
P:(909)931-4143 I F:(909)931-4321 I [email protected] 000000
\ILT CITY OF
UPLAND
From: Samuel Genie
Sent:Tuesday,August 19, 2025 4:36 PM
To:Joshua Winter
Cc: Samuel Genie
Subject: [EXTERNAL] San Antonio Water Headquarters Project Comment WARNING: External email. Please verify sender before opening attachments or clicking on links.

Hello,
I have some concerns about this project. I live across the street from the proposed project and have lived there over 17 years. First, this neighborhood is very family oriented with children playing, riding their bikes, walking their dogs. The project will be the Water department headquarters and looks
like a place for future growth. It says that it will only house 10 employees and having a maintenance building and yard. However, is that a C-1 purpose to park bigger vehicles or bigger equipment?Are they going to work on equipment there causing loud noise? C-2
What if there is water issue and the water company would have to meet at headquarters with all of their C-3 staff and equipment?
Our neighborhood would become the staging point. I understand there is a need for our utility services.

However, this may not be the right place for it. Upland is a C-4

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9/5/25,9:34 AM FW:[EXTERNAL]San Antonio Water Headquarters Project Comment-Ashley Honer-Outlook wonderful city to raise and have a family. Our neighborhood demonstrates this. I think we should C-4 reconsider the long-term effects of this project in our residential community. Appreciate the opportunity to raise my concerns. Please reply to this email. Thank you.

Sam Genie

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9/5/25,9:35 AM FW: [EXTERNAL]San Antonio Water Company Headquarters Project-Ashley Honer-Outlook 4 Outlook
FW: [EXTERNAL] San Antonio Water Company Headquarters Project From Joshua Winter
Date Mon 8/25/2025 10:57 AM
To Dena Giacomini
SAWCO comments.

AICITY OF
L UPLAND
From: Don Watte Wgmail.com>
Sent:Tuesday,August 19, 2025 4:19 PM
To:Joshua Winter
Subject: [EXTERNAL] San Antonio Water Company Headquarters Project You don't often get email from ,gmail.com.Learn why this is important WARNING: External email. Please verify sender before opening attachments or clicking on links.

The project sounds like a nice addition to our neighborhood.

We just have a couple of questions:

1. Your letter states parking. Does this mean a parking lot for workers and no street parking? D-1

2. The yellow line around the project on the map has a yellow line going east. I hope that does D-2 not mean an access road to Campus Ave?

3. What do you mean by Citrus Grove? D-3

4. Is there going to be any improvements to the existing landscaping on the parkway on 20th Street? There are some nice trees and Lantana shrubs but the rest is weeds which D-4 are weedwacked a couple times a year. Maintenance has been minimal. Your Project deserves a better landscape image.

5. Will the entrance remain the same? There will not be a stop sign? Which entrance will be D-5 used to access parking and the buildings.

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9/5/25,9:35 AM FW: [EXTERNAL]San Antonio Water Company Headquarters Project-Ashley Honer-Outlook Thank you,
Don Watte

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9/5/25,9:35 AM FW:[EXTERNAL]Re: San Antonio Water Company(SAWCO)Headquarters Project IS/MND-Ashley Honer-Outlook a Outlook
FW:[EXTERNAL]Re:San Antonio Water Company(SAWCO)Headquarters Project IS/MND From Joshua Winter
Date Mon 8/25/2025 12-OR PM
To Dena Giacomini @Isa.net>
l� 1 attachment(244 KB)
San Antonio Water Company_mitigation measures.pdf;
SAWCO Comments.

CITY OF
UPLAND
From:Gabrieleno Administration
Sent:Friday,August 15,2025 12:13 PM
To:Joshua Winter
Subject:Re:[EXTERNAL]Re:San Antonio Water Company(SAWCO)Headquarters Project IS/MND Dear Joshua Winter,
Thank you for your email and for providing the proposed mitigation measures.With respect,we do not agree with the mitigation as presented.Please note that our consultations and mitigation measures are specific to the Kizh Nation's connection to the project location and to our tribal cultural resources in and around the project area.

E-1
Our mitigation measures do not represent,speak for,or apply to any other tribal entity.We respectfully request that all other tribal entities remain separate from our mitigation measures.The Kizh Nation's traditions,ceremonies,and cultural resources are distinct and should not be conflated with those of other tribal entities.

We ask that you incorporate the mitigation measures we have provided below.Should you have any questions or require clarification,please do not hesitate to contact us.

Best regards,
Brandy Sales
Tribal Administrative Coordinator
Gabrieleno Band of Mission Indians-Kizh Nation
PO Box 393
Covina,CA 91723
Office:844-390-0787
website: www.gabrielenoindians.org
The region where Gabrieleno culture thrived for more than twelve thousand years encompassed most of Los Angeles County,more than half of Orange County and portions of Riverside and San Bernardino counties.It was the labor of the Gabrieleno who built the missions,ranchos and the pueblos of Los Angeles.Thy were trained in the trades,and they did the construction and maintenance,as well as the farming and managing herds of livestock.The Gabrieleno are the ones who did all this work,and they really are the foundation of the early economy of the Los Angeles area.That's a contribution that Los Angeles has not recognized--the fact that in its early decades,without the Gabrieleno,the community simply would not have survived.Page 8g@ 426 of 2128
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9/5/25,9:35 AM FW:[EXTERNAL]Re:San Antonio Water Company(SAWCO)Headquarters Project IS/MND-Ashley Honer-Outlook On Wed,Aug 13,2025 at 4:19 PM Joshua Winter wrote:

City of UplandEnvironmental Review
Hopefully this one works.

Joshua Winter,Senior Planner
Planning Division I Development Services Department
City Of Upland
460 N.Euclid Ave, Upland,CA 91786
Counter Hours:Monday—Thursday from 8:00 am to 5:00 pm
P:(909)931-4143 I F(909)931-4321 I [email protected] 000000
/ CITY OF
-; . UPLAND
From:Gabrieleno Administration
Sent:Wednesday,August 13,2025 1:53 PM
To:Joshua Winter
Subject:[EXTERNAL]Re:San Antonio Water Company(SAWCO)Headquarters Project IS/MND WARNING:External email.Please verify sender before opening attachments or clicking on links.

Hello Joshua
Thank you for your email. I am not able to open the links to the ISMND.Are you able to resend the link? Best regards,
Brandy Sales
Tribal Administrative Coordinator
Gabrielefio Band of Mission Indians-Kizh Nation
PO Box 393
Covina,CA 91723
Office:844-390-0787
website: www.gabrielenoindians.org
The region where Gabrieleno culture thrived for more than twelve thousandyears encompassed most of Los Angeles County,more than half of Orange County and portions of Riverside and San Bernardino counties.It was the labor of the Gabrieleno who built the missions,ranchos and the pueblos of Los Angeles.Thy were trained in the trades,and they did the construction and maintenance,as well as the farming and managing herds of livestock.The Gabrieleno are the ones who did all this work,and they really are the foundation of the early economy of the Los Angeles area.That's a contribution that Los Angeles has not recognised--the fact that in its early decades,without the Gabrieleno the community simply would not have survived.

On Wed,Aug 13,2025 at 1:04 PM Joshua Winter wrote:

Good Afternoon,
In accordance with the California Environmental Quality Act(CEQA)and the CEQA Guidelines,the City of Upland,acting as the Lead Agency is releasing for review and comment to all agencies,organizations and interested persons,a Draft Initial Study and proposed Mitigated Negative Declaration(IS/MND)for the San Antonio Water Company(SAWCO)Headquarters Project(Project).

Project Location: The Project is located at 400 East 20th Street in the City of Upland,in southwestern San Bernardino County,California(Assessor's Parcel Number[APN]1044-091-22).

Project Description:The Project includes the construction of a new 3,698 square-foot SAWCO headquarters and associated improvements including a 4,066 square-foot maintenance building,maintenance yard,driveway,parking,solar cover,landscaping,citrus grove,and utility improvements.The existing water storage tank,pump station,and signal buildings and tower would remain in place.The buildings would be a maximum height of 23 feet and have a FAR of 0.07.Approximately ten people are expected to be employed onsite.

Public Review Period:The Draft IS/MND is being circulated for a public review period beginning August 14,2023,and ending September 15,2025, pursuant Section 15105(b)of the CEQA Guidelines.Persons responding are urged to submit their comments in writing.Comments should be mailed or delivered to the City,at the address below no later than 5:00 PM on September 15,2025.Submittal of written comments via e-mail is also acceptable.

Please submit comments to:

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9/5/25,9:35 AM FW:[EXTERNAL]Re: San Antonio Water Company(SAWCO)Headquarters Project IS/MND-Ashley Honer-Outlook Via Mail: Attn:Joshua Winter,Senior Planner Via Email: [email protected] City of Upland Subject:Villa Serena Specific Plan Project Development Services Department/Planning Division To ensure appropriate delivery of your email, 460 N.Euclid Avenue please reference"San Antonio Water Headquarters Upland,CA 91786 Project"in the subject line of your email.Thank you.

To view the Initial Study/Mitigated Negative Declaration with technical appendices and the Notice of Availability for this project,please click here:
https://www.uplandca.gov/environmental-review
Feel free to reach out to me with any questions.

Regards,
Joshua Winter,Senior Planner
Planning Division I Development Services Department
City Of Upland
460 N.Euclid Ave, Upland,CA 91786
Counter Hours:Monday—Thursday from 8:00 am to 5:00 pm
P:(909)931-4143 I F:(909)931-4321 I [email protected] 000000
itCITY OF
UPLAND

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9/5/25,9:36 AM FW:[EXTERNAL]SB18:San Antonio Water Company Headquarters Project,400 East 20th Street,APN: 1044-091-22-0000,City of... 4 Outlook
FW: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project, 400 East 20th Street, APN: 1044-091-22-0000, City of Upland [CIT-UPL-2025-2]
From Joshua Winter
Date Tue 9/2/2025 9:44 AM
To Dena Giacomini
FYI.

CITY OF
V7.a
• m UPLAND
From: Kristen Tuosto
Sent:Tuesday, September 2, 2025 9:30 AM
To:Joshua Winter
Subject: RE: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project,400 East 20th Street,APN:
1044-091-22-0000, City of Upland [CIT-UPL-2025-2]
Hello Joshua,
Thank you for providing this information. After reviewing the draft IS/MND, I have no concerns with how the mitigation measures are written.

This communication concludes YSMN's input on this project, at this time, and no additional consultation pursuant F-1 to CEQA/SB18 is required unless there is an unanticipated discovery of cultural resources during project implementation. If you should have any further questions regarding this matter, please do not hesitate to contact me at your convenience, as I will be your Point of Contact (POC) for YSMN with respect to this project.

Thank you,
Kristen
From:Joshua Winter
Sent:Tuesday,August 12, 2025 2:00 PM
To: Kristen Tuosto

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9/5/25,9:36 AM FW:[EXTERNAL]SB18:San Antonio Water Company Headquarters Project,400 East 20th Street,APN: 1044-091-22-0000,City of...

Subject: RE: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project,400 East 20th Street,APN:
1044-091-22-0000, City of Upland [CIT-UPL-2025-2]
Hi Kristen,
Yes.Apologies, I was only thinking of the ones modified.

MM CUL-1 Unknown Archaeological Resources. In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the San Bernardino County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a "unique archaeological resource," as defined in Section 21083.2(g) of the California Public Resources Code (PRC). Personnel of the Project shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the Project site. The found deposits shall be treated in accordance with federal, State, and local guidelines, including those set forth in PRC Section 21083.2. Prior to issuance of a grading permit, the Director of Planning Services, or designee, shall ensure that this mitigation measure is documented on the grading plans.

MM CUL-2 Human Remains. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to State Public Resources Code (PRC) Section 5097.98.

The County Coroner must be notified of the find immediately. If the remains are determined to be Native American, the County Coroner would notify the Native American Heritage Commission (NAHC), which would determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The MLD recommendations may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials, preservation of Native American human remains and associated grave goods in place, relinquishment of Native American human remains and associated items to the descendants for treatment, or any other culturally appropriate treatment. Prior to issuance of a grading permit, the Director of Planning Services or designee shall ensure that this mitigation measure is documented on the grading plans.

CITY OF
le UPLAND
From: Kristen Tuosto
Sent: Friday,August 8, 2025 12:46 PM
To:Joshua Winter
Subject: RE: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project,400 East 20th Street, APN:
1044-091-22-0000, City of Upland [CIT-UPL-2025-2]

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9/5/25,9:36 AM FW:[EXTERNAL]SB18:San Antonio Water Company Headquarters Project,400 East 20th Street,APN: 1044-091-22-0000,City of...

Hello Joshua,
Are there no Cultural Resources Mitigations Measures (i.e., CUL MM) for this project? Best,
Kristen
From:Joshua Winter
Sent:Tuesday,August 5, 2025 9:01 AM
To: Kristen Tuosto
Subject: RE: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project,400 East 20th Street,APN:
1044-091-22-0000, City of Upland [CIT-UPL-2025-2]
Gm Kristen,
We have revised the draft IS/MND for this project to include tribal mitigation requested. During our tribal notification process, we identified a conflict between requested mitigation, and mitigation requested from another tribe. As such, the following mitigation has been added to the Draft IS/MND:

TCR-1 Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities.

A. The City shall contact interested tribes to determine if a Native American Monitor is requested prior to the commencement of any "ground-disturbing activity" for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). "Ground-disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

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

C. If monitoring is required, the monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or"TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project applicant/lead agency upon written request to the Tribe.

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

TCR-2 Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funeral/Non- Ceremonial).

The San Manuel Nation Cultural Resources Department shall be contacted of any pre-contact and/or historic-era cultural resources discovered during project implementation and be provided information regarding the nature of the find so as to provide tribal input with regards to significance and treatment. In the event the material is determined to be significant, Mitigation Measure TCR-4 shall apply.

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9/5/25,9:36 AM FW:[EXTERNAL]SB18:San Antonio Water Company Headquarters Project,400 East 20th Street,APN: 1044-091-22-0000,City of...

TCR-3 Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funeral/Non- Ceremonial).Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. In the event the material is determined to be significant, Mitigation Measure TCR-4 shall apply.

TCR-4 Monitoring and Treatment Plan. In the event of any inadvertent discovery of any tribal cultural material, or pre-contact/historic-era resource determined to be significant, the City shall require the preparation of a Monitoring and Treatment Plan. The monitoring and treatment plan shall be prepared by a qualified archeologist in consultation with and subject to the approval of the City and the consulting Native American tribes. The City and consulting Native American tribes shall engage in mutual good faith efforts to develop the Monitoring and Treatment Plan. The monitoring and treatment plan shall identify the manner and process in which any suspected tribal cultural material is evaluated, recorded, removed, or curated, including the final disposition of any such material.

If the manner and process of evaluation, recording, removing, and/or disposingng of tribal cultural material cannot be resolved between consulting Native American parties, the City shall, in good faith, determine and approve the appropriate actions to be included in the Monitoring and Treatment Plan.

TCR-5 Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.

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

B. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.

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

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

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

Let me know if you have any questions, and confirmation for the closure of consultation.

Regards,
Joshua Winter, Senior Planner
Planning Division I Development Services Department
City Of Upland
460 N. Euclid Ave, Upland, CA 91786
Counter Hours:Monday—Thursday from 8:00 am to 5:00 pm
P:(909)931-4143 I F:(909)931-4321 I [email protected] 000000
ir, CITY OF
mail
-� UPLAND
._...._
From: Kristen Tuosto
Sent: Wednesday,June 18, 2025 10:49 AM
To:Joshua Winter

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9/5/25,9:36 AM FW:[EXTERNAL]SB18:San Antonio Water Company Headquarters Project,400 East 20th Street,APN: 1044-091-22-0000,City of...

Subject: RE: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project,400 East 20th Street,APN:
1044-091-22-0000, City of Upland [CIT-UPL-2025-2]
Hello Joshua,
I am sorry this did not get forward to me.

But you are correct, we have low concerns for this area. YSMN requests that the following language be made a part of the project/permit/plan conditions:

CUL MMs

1. In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. Additionally, the Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted, as detailed within TCR-1, regarding any pre-contact and/or historic-era finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

2. If significant pre-contact and/or historic-era cultural resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to YSMN for review and comment, as detailed within TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.

3. 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 §7050.5 and that code enforced for the duration of the project.

TCR MMs

1. The Yuhaaviatam of San Manuel Nation Cultural Resources Management Department (YSMN) shall be contacted, as detailed in CUL-1, of any pre-contact and/or historic-era cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a Cultural Resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with YSMN, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the remainder of the project, should YSMN elect to place a monitor on-site.

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

Note: Yuhaaviatam of San Manuel Nation realizes that there may be additional tribes claiming cultural affiliation to the area; however, Yuhaaviatam of San Manuel Nation can only speak for itself. The Tribe has no objection if the agency, developer, and/or archaeologist wishes to

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9/5/25,9:36 AM FW:[EXTERNAL]SB18:San Antonio Water Company Headquarters Project,400 East 20th Street,APN: 1044-091-22-0000,City of... consult with other tribes in addition to YSMN and if the Lead Agency wishes to revise the conditions to recognize additional tribes.

In the future, to avoid missing notices, please cc me and/or [email protected].

Please provide a draft and the final copy of the project/permit/plan conditions so that YSMN may review the included language. If you should have any further questions with regard to this matter, please do not hesitate to contact me at your convenience, as I will be your Point of Contact (POC) for YSMN with respect to this project.

Thank you,
Kristen
From:Joshua Winter
Sent: Wednesday,June 18, 2025 9:47 AM
To: Kristen Tuosto
Subject: RE: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project,400 East 20th Street,APN:
1044-091-22-0000, City of Upland [CIT-UPL-2025-2]
Hi Kristen,
I had sent an AB-52 Notice regarding this project as well (attached) - but did not receive any response within the 30-day time frame. I had assumed San Manuel would want to see their typical mitigation based on your comments below as this project will have ground disturbing activity.

I want to ensure that we are on the same page that consultation is closed —and confirm no mitigation is required.

Let me know!
Joshua Winter, Senior Planner
Planning Division I Development Services Department
City Of Upland
460 N. Euclid Ave, Upland, CA 91786
Counter Hours:Monday—Thursday from 8:00 am to 5:00 pm
P:(909)931-4143 I F:(909)931-4321 I [email protected] 000000

CITY OF
\1/4
UPLAND
From: Kristen Tuosto
Sent: Wednesday, March 12, 2025 12:56 PM
To:Joshua Winter
Subject: [EXTERNAL] SB18: San Antonio Water Company Headquarters Project, 400 East 20th Street, APN: 1044- 091-22-0000, City of Upland [CIT-UPL-2025-2]

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9/5/25,9:36 AM FW:[EXTERNAL]SB18:San Antonio Water Company Headquarters Project,400 East 20th Street,APN: 1044-091-22-0000,City of...

WARNING: External email. Please verify sender before opening attachments or clicking on links.

Dear Joshua Winter,
Thank you for contacting the Yuhaaviatam of San Manuel Nation (formerly the San Manuel Band of Mission Indians) regarding the above referenced project. YSMN appreciates the opportunity to review the project documentation,which was received by our Cultural Resources Management Department on March 6, 2025.The project is located within Serrano ancestral territory, and therefore of interest to the Tribe. However, San Manuel sees no conflicts with the zoning changes at this time. However, when specific projects are planned and implemented, YSMN might have comments and/or request formal consultation with the Lead Agency pursuant to CEQA and CA PRC 21080.3.1.

If the proposed plan change would allow for any ground-disturbing development that might be approved via an expedited process for which tribal consultation pursuant to CEQA would not be initiated,then please let me know so that we may discuss the matter further.

If no such action is anticipated,then this communication concludes YSMN's input on this project, at this time. If you should have any further questions with regard to this matter, please do not hesitate to contact me at your convenience.

Regards,
Kristen
Kristen Tuosto
Tribal Archaeologist
[email protected]
O:(909) 864-8933 x50-3421
M:(909) 725-1357
26569 Community Center Dr Highland, California 92346

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From: Wes Fifield
Sent: Monday,August 18, 2025 4:33 PM
To: Joshua Winter
Subject: [EXTERNAL] San Antonio Water Headquarters Project Comments Follow Up Flag: Follow up
Flag Status: Flagged
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Joshua,
I received a notice in the mail about the above property at 400 East 20th Street. As part of this proposed development the map seems to show 20th Street extending to the east and G-1 connecting with Campus Ave. Is this the case? I think there will be significant objections to this happening. Please give me a written response to this email.Thank you. ' 'MA
Arpow
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Sincerely,
Wes Fifield
Panorama Development, LLC

Page 436 of 2128 ends

(909)931-3363 Office
[email protected]
CA Broker License#01008134

Page 437 of 2128 ends

South Coast
Air Quality Management District
SoulhcoPst 21865 Copley Drive, Diamond Bar, CA 1765-41 78 AQMD (909) 396-2000 vw w.agmd.gov
SENT VIA E-MAIL:
[email protected] September 11, 2025
Joshua Winter, Senior Planner
City of Upland, Planning Division
460 North Euclid Avenue
Upland, CA 91786
Initial Study/Draft Mitigated Negative Declaration (IS/Draft MND) for the San Antonio Water Company Headquarters Project (Proposed Project) (SCH No: 2025080639)
South Coast Air Quality Management District (South Coast AQMD) staff appreciate the opportunity to review the above-mentioned document. The City of Upland is the California Environmental Quality Act (CEQA) Lead Agency for the Proposed Project. To provide context, South Coast AQMD staff has provided a brief summary of the project information and prepared the following comments which are organized by topic of concern.

Summary of Proposed Project Information in the IS/Draft MND Based on the IS/Draft MND,the the Proposed Project involves construction of a new 3,698-square- foot San Antonio Water Company (SAWCO) headquarters and associated improvements, including a 4,066-square-foot maintenance building, maintenance yard, driveway, parking, solar cover, landscaping, citrus grove, and utility upgrades.' The headquarters building would provide office space, meeting and conference rooms, a lobby, an archive room, a break room, two Americans with Disabilities Act (ADA)-compliant restrooms, a quiet room, a copy room, and a work area. The maintenance building would include storage space, an outdoor welding area, a motor repair room, electrical rooms, an ADA restroom, a locker room, and a maintenance office/break room. Both buildings would be all-electric (no natural gas), limited to a maximum height of 23 feet, and developed at a floor area ratio (FAR) of 0.7. Approximately 10 employees are anticipated to work at the site.2 Site improvements would include a citrus grove buffer along the eastern half of the northern property line, as well as trees and shrubs around the parking areas and headquarters building. Landscaping would total approximately 46,077 square feet. Existing facilities on the parcel include a 1-million-gallon water storage tank (northwest corner), a pump station (southwest corner), and a signal building with tower (southeast corner). These existing facilities would remain. Currently, approximately five SAWCO Operations Department employees use the site daily for equipment and material storage.3 Construction is expected to begin in spring 2025 and conclude by the end of 2026. The project would generate approximately 1,700 tons of roadway debris to be exported and would require import of approximately 900 cubic yards of soil. No natural gas use is anticipated during construction.4 Based on a review of aerial 1 IS/Draft MND-Page
22 Appendix A-Page 138.
3 Ibid.
4 Ibid.

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Upland City CouncilDecember 8, 2025

Upland City Council
December 8, 2025