Agenda packet — Upland City Council, January 12, 2026 (part 3 of 10)

obligations under the Contract, law or equity, including, but not limited to, California Code of Civil Procedure Section 337.15.

Whenever Contractor shall be, and is declared by the City to be, in default under the Contract Documents, the Surety shall remedy the default pursuant to the Contract Documents, or shall promptly, at the City's option:

Take over and complete the Project in accordance with all terms and conditions in the Contract Documents; or
Obtain a bid or bids for completing the Project in accordance with all terms and conditions in the Contract Documents and upon determination by Surety of the lowest responsive and responsible bidder, arrange for a Contract between such bidder, the Surety and the City, and make available as work progresses sufficient funds to pay the cost of completion of the Project, less the balance of the contract price, including other costs and damages for which Surety may be liable. The term "balance of the contract price" as used in this paragraph shall mean the total amount payable to Contractor by the City under the Contract and any modification thereto, less any amount previously paid by the City to the Contractor and any other set offs pursuant to the Contract Documents.

Permit the City to complete the Project in any manner consistent with California law and make available as work progresses sufficient funds to pay the cost of completion of the Project, less the balance of the contract price, including other costs and damages for which Surety may be liable. The term "balance of the contract price" as used in this paragraph shall mean the total amount payable to Contractor by the City under the Contract and any modification thereto, less any amount previously paid by the City to the Contractor and any other set offs pursuant to the Contract Documents.

Surety expressly agrees that the City may reject any contractor or subcontractor which may be proposed by Surety in fulfillment of its obligations in the event of default by the Contractor.

Surety shall not utilize Contractor in completing the Project nor shall Surety accept a bid from Contractor for completion of the Project if the City, when declaring the Contractor in default, notifies Surety of the City's objection to Contractor's further participation in the completion of the Project.

The Surety, for value received, hereby stipulates and agrees that no change, extension of time, alteration or addition to the terms of the Contract Documents or to the Project to be performed thereunder shall in any way affect its obligations on this bond, and it does hereby waive notice of any such change, extension of time, alteration or addition to the terms of the Contract Documents or to the Project.
[REMAINDER OF PAGE LEFT INTENTIONALLY BLANK]

Page 365 of 1374 ends

IN WITNESS WHEREOF, we have hereunto set our hands and seals this 27th day of October, 2023.
(Corporate Seal) Century Communities of California, LLC Contractor/ Principal
By ?uSlf1 wer
Title ALL- (r ,IvN►-
(Corporate Sea;) Arch Insurance Company
Surety
By -
Attorney-in-Fact
(Attach Attorney-in-Fact Certificate) Title Richard H. Mitchell. Attorney-in-Fact CA License No. 0H56218
The rate of premium on this bond is$3.50 per thousand. The total amount of premium charges is $8.775.00.
(The above must be filled in by corporate attorney.)

THIS IS A REQUIRED FORM
Any claims under this bond may be addressed to:
(Name and Address of Surety) Arch Insurance Company
Harborside 3, 210 Hudson Street, Suite 300
Jersey City.,, NJ 07311 - 1107
(Name and Address of Agent or Lourdes Landa
Representative for service of 130 Theory, Suite 200 process in California, if different Irvine, CA, 92617
from above)
(Telephone number of Surety (714) 941-2840
and Agent or Representative for
service of process in California)

Page 366 of 1374 ends

ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.

State of California
County of Orange )
On October 30, 2023 before me, Devin Broderick, a Notary Public (insert name and title of the officer)
personally appeared Justin Brewer
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
,�DEVIN B�CK�
WITNESS my hand and official seal. ,:._ Notary Public-California i 'J Orange County
J` Commission#2393478
'` • My Comm,Expires Feb 9,2026
Signature (Seal)

Page 367 of 1374 ends

00648
This Power of Attorney limits the acts of those named herein,and they have no authority to bind the Company except in the manner and to the extent herein stated.

Not valid for Note,Loan,Letter of Credit,Currency Rate,Interest Rate or Residential Value Guarantees.

POWER OF ATTORNEY
Know All Persons By These Presents:

That the Arch Insurance Company,a corporation organized and existing under the laws of the State of Missouri,having its principal administrative office in Jersey City, New Jersey(hereinafter referred to as the"Company")does hereby appoint:

Alisa B.Ferris,Anna Childress,Jeffrey M.Wilson,Mark W.Edwards II,R.E.Daniels,Richard H.Mitchell,Robert M.Verdin,Robert R.Freel,Shelby E.

Daniels and William M.Smith of Birmingham,AL(EACH)
its true and lawful Attorney(s)in-Fact,to make,execute,seal,and deliver from the date of issuance of this power for and on its behalf as surety,and as its act and deed:

Any and all bonds,undertakings,recognizances and other surety obligations,in the penal sum not exceeding One Hundred Fiftf Million Dollars($150.000,000.00).

This authority does not permit the same obligation to be split into two or more bonds In order to bring each such bond within the dollar limit of authority as set forth herein.

The execution of such bonds,undertakings,recognizances and other surety obligations in pursuance of these presents shall be as binding upon the said Company as fully and amply to all intents and purposes,as if the same had been duly executed and acknowledged by its regularly elected officers at its principal administrative office in Jersey City,New Jersey.

This Power of Attorney is executed by authority of resolutions adopted by unanimous consent of the Board of Directors of the Company on August 31,2022,true and accurate copies of which are hereinafter set forth and are hereby certified to by the undersigned Secretary as being in full force and effect:
"VOTED,That the Chairman of the Board,the President,or the Executive Vice President,or any Senior Vice President,of the Surety Business Division, or their appointees designated in writing and filed with the Secretary, or the Secretary shall have the power and authority to appoint agents and attorneys-in-fact, and to authorize them subject to the limitations set forth in their respective powers of attorney,to execute on behalf of the Company,and attach the seal of the Company thereto,bonds,undertakings,recognizances and other surety obligations obligatory in the nature thereof,and any such officers of the Company may appoint agents for acceptance of process."
This Power of Attorney is signed,sealed and certified by facsimile under and by authority of the following resolution adopted by the unanimous consent of the Board of Directors of the Company on August 31,2022:

VOTED,That the signature of the Chairman of the Board, the President, or the Executive Vice President, or any Senior Vice President, of the Surety Business Division,or their appointees designated in writing and filed with the Secretary,and the signature of the Secretary,the seal of the Company,and certifications by the Secretary,may be affixed by facsimile on any power of attorney or bond executed pursuant to the resolution adopted by the Board of Directors on August 31,2022,and any such power so executed,sealed and certified with respect to any bond or undertaking to which it is attached,shall continue to be valid and binding upon the Company.In Testimony Whereof,the Company has caused this instrument to be signed and its corporate seal to be affixed by their authorized officers,this 19's day of December,2022. ,
Attested and Certified ] �� Arch Insurance Company e
7)SiRegan' .Shulman,Secretary Stephen C.Ruschak,Executive Vice President

STATE OF PENNSYLVANIA SS
COUNTY OF PHILADELPHIA SS �L�Sbu
I,Michele Tripodi,a Notary Public,do hereby certify that Regan A.Shulman and Stephen C.Ruschak personally known to me to be the same persons whose names are respectively as Secretary and Executive Vice President of the Arch Insurance Company,a Corporation organized and existing under the laws of the State of Missouri,subscribed to the foregoing instrument,appeared before me this day in person and severally acknowledged that they being thereunto duly authorized signed, sealed with the corporate seal and delivered the said instrument as the free and voluntary act of said corporation and as their own free and voluntary acts for the uses and purposes therein set forth.
tits Penasylieb•Nolsoitml
MORE VIM,Icasfy Public
Catiaty 4Mich e'1 'podi,NotariO.ublic
CcoMIseark eiJR+ty21a 75cattuntskin!Oda 1It3 My commission expires 07/31/2025

CERTIFICATION
I,Regan A.Shulman,Secretary of the Arch Insurance Company,do hereby certify that the attached Power of Attorney dated December 19,2022 on behalf of the person(s)as listed above is a true and correct copy and that the same has been in full force and effect since the date thereof and is in full force and effect on the date of this certificate;and I do further certify that the said Stephen C.Ruschak,who executed the Power of Attorney as Executive Vice President,was on the date of execution of the attached Power of Attorney the duly elected Executive Vice President of the Arch Insurance Company.

IN TESTIMONY WHEREOF,I have hereunto subscribed my name and affixed the corporate seal of the Arch Insurance Company on this 2�thday of October 20 23
Reg(4 A.Shulman,Secretary
This Power of Attorney limits the acts of those named therein to the bonds and undertakings specifically named therein and they have no authority to bind the Company except in the manner and to the extent herein stated. (iiiiiltee e
PLEASE SEND ALL CLAIM INQUIRIES RELATING TO THIS BOND TO THE FOLLOWING ADDRESS: ea Arch Insurance—Surety Division bir
3 Parkway,Suite 1500 wrcrurus t€
Philadelphia,PA 19102 SEAL
1971
\._ Missouri
To verify the authenticity of this Power of Attorney,please contact Arch lnsurc nce Company at [email protected] Please refer to the above named Attorney-in-Fact and t',e details of the bond to which the power is attached.

AICPOA040120 Printed in U.S.A.

Page 368 of 1374 ends

CALIFORNIA ALL-PURPOSE ACKNOWLEDGEMENT Civil Code§ 1189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfullness,accuracy or validity of that document. ♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦ State of Alabama
County of Jefferson
On October 27,2023 before me, Courtney Hitt Weiss, Notary Public Date time and rain of 1totary
personally appeared _ Richard H. Mitchell,Attorney-in-Fact Name anti or Names 64 Signer(s)
Who proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are subscribed
to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s)on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument,
I certify under PENALTY OF PERJURY under the laws of
the State of California that the foregoing paragraph is true and correct.

Witness my hand and offs seal.

Signature
is Quire Place Notary Public Seal Above
My commission expires:November29, 026

OPTIONAL
Though the Information below is not required by law,it may prove valuable to the persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document.

Description of Attached Document
Title or Type of Document
Document Date Number of Pages;
Signer's Name: —�
❑ Individual Q Individual
❑ Corporate Officer—Title(s): C] Corporate Officer—Title(s):
❑ Partner-0 Limited ❑General RIOHTTI1UMINf;INT ❑ Partner- 0 Limited❑General t'i9(;HTTf IlAlEWRtNT ❑ Guardian or Conservator OF SIONE_R 0 Guardian or Conservator 5IxrNEFt lop or IMMO TV Of® Attorney-in-Fact 0 Attorney-in-Fact OW* ❑ Trustee ❑Trustee
❑ Other: ❑ Other:

Signer is representing Signer is representing
Arch Insurance
Comp any
♦e*e♦♦♦♦♦♦♦♦♦♦•♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦•••••••••••••••••♦v••••r•••♦••••s

Page 369 of 1374 ends

Bond No. SU 1198759
Performance Bond
KNOW ALL PERSONS BY THESE PRESENTS:

THAT WHEREAS, the CITY OF UPLAND, with its principal place of business at 460 N. Euclid Avenue, Upland, California 91786 (hereinafter referred to as the "City") has awarded to Century Communities of California. LLC, (hereinafter referred to as the "Contractor")an agreement for Contract No. Rose Glen —Tract 20519(Public Improvements), (hereinafter referred to as the "Project").

WHEREAS, the work to be performed by the Contractor is more particularly set forth in the Contract Documents for the Project dated , (hereinafter referred to as "Contract Documents"), the terms and conditions of which are expressly incorporated herein by reference; and
WHEREAS, the Contractor is required by said Contract Documents to perform the terms thereof and to furnish a bond for the faithful performance of said Contract Documents.

NOW, THEREFORE, we, Century Communities of California, LLC, the undersigned Contractor and Arch Insurance Company as Surety, a corporation organized and duly authorized to transact business under the laws of the State of California, are held and firmly bound unto the City in the sum of Seven Hundred Eighty One Thousand and 00/100 DOLLARS, ($781,000.00), said sum being not less than one hundred percent(100%)of the total amount of the Contract, for which amount well and truly to be made, we bind ourselves, our heirs, executors and administrators, successors and assigns,jointly and severally, firmly by these presents.

THE CONDITION OF THIS OBLIGATION IS SUCH, that, if the Contractor, his or its heirs, executors, administrators, successors or assigns, shall in all things stand to and abide by, and well and truly keep and perform the covenants, conditions and agreements in the Contract Documents and any alteration thereof made as therein provided, on its part, to be kept and performed at the time and in the manner therein specified, and in all respects according to their intent and meaning; and shall faithfully fulfill all obligations including the one (1) year guarantee of all materials and workmanship; and shall indemnify and save harmless the City, its officials, officers, employees, and authorized volunteers, as stipulated in said Contract Documents, then this obligation shall become null and void; otherwise it shall be and remain in full force and effect.

As a part of the obligation secured hereby and in addition to the face amount specified therefore, there shall be included costs and reasonable expenses and fees including reasonable attorney's fees, incurred by the City in enforcing such obligation.

As a condition precedent to the satisfactory completion of the Contract Documents, unless otherwise provided for in the Contract Documents, the above obligation shall hold good for a period of one(1) year after the acceptance of the work by the City, during which time if Contractor shall fail to make full, complete, and satisfactory repair and replacements and totally protect the City from loss or damage resulting from or caused by defective materials or faulty workmanship. The obligations of Surety hereunder shall continue so long as any obligation of Contractor remains. Nothing herein shall limit the City's rights or the Contractor or Surety's

Page 370 of 1374 ends

obligations under the Contract, law or equity, including, but not limited to, California Code of Civil Procedure Section 337.15.

Surety expressly agrees that the City may reject any contractor or subcontractor which may be proposed by Surety in fulfillment of its obligations in the event of default by the Contractor.

Page 371 of 1374 ends

IN WITNESS WHEREOF, we have hereunto set our hands and seals this 27th day of October, 2023.
(Corporate Seal) Century Communities of California, LLC Contractor/ Principal
By �---�
'.4°r isrew
Title i/'C.C- Cr 5r 1 c.r
(Corporate Seal) Arch Insurance Company
Surety
By
Attorney-in-Fact
(Attach Attorney-in-Fact Certificate) Title Richard H. Mitchell. Attorney-in-Fact CA License No. 0H56218
The rate of premium on this bond is $3.50 per thousand. The total amount of premium charges is $2,734.00.
(The above must be filled in by corporate attorney.)

THIS IS A REQUIRED FORM
Any claims under this bond may be addressed to:
(Name and Address of Surety) Arch Insurance Company
Harborside 3, 210 Hudson Street. Suite 300.

Jersey City, NJ 07311 - 1107
(Name and Address of Agent or Lourdes Landa
Representative for service of 130 Theory, Suite 200 process in California, if different Irvine, CA. 92617
from above)
(Telephone number of Surety (714) 941-2840
and Agent or Representative for
service of process in California)

Page 372 of 1374 ends

ACKNOWLEDGMENT
r A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.

State of California
County of Orange )
On October 30, 2023 before me, Devin Broderick, a Notary Public (insert name and title of the officer)
personally appeared Justin Brewer
who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal. flDERODECK
, Notary Public•California
s:reb
-1 Orange County

1.:. ,...:.;_.c.My_Com:m'lx_pirels
Coission2393478
�jeb 9,202661 - -
Signature (7)1 (Seal)
rJ

Page 373 of 1374 ends

00648
This Power of Attorney limits the acts of those named herein,and they have no authority to bind the Company except in the manner and to the extent herein stated.

Not valid for Note,Loan,Letter of Credit,Currency Rate,Interest Rate or Residential Value Guarantees.

POWER OF ATTORNEY
Know All Persons By These Presents:

Alisa B.Ferris,Anna Childress,Jeffrey M.Wilson,Mark W.Edwards II,R.E.Daniels,Richard H.Mitchell,Robert M.Verdin,Robert R.Freel,Shelby E.

Any and all bonds,undertakings,recognizances and other surety obligations,in the penal sum not exceeding One Hundred Fifty Million Dollars($150.000.000.00i.

This authority does not permit the same obligation to be split into two or more bonds In order to bring each such bond within the dollar limit of authority as set forth herein.

This Power of Attorney is executed by authority of resolutions adopted by unanimous consent of the Board of Directors of the Company on August 3 I,2022,true and accurate copies of which are hereinafter set forth and are hereby certified to by the undersigned Secretary as being in full force and effect:
"VOTED,That the Chairman of the Board,the President,or the Executive Vice President, or any Senior Vice President,of the Surety Business Division, or their appointees designated in writing and filed with the Secretary, or the Secretary shall have the power and authority to appoint agents and attorneys-in-fact, and to authorize them subject to the limitations set forth in their respective powers of attorney,to execute on behalf of the Company,and attach the seal of the Company thereto,bonds,undertakings,recognizances and other surety obligations obligatory in the nature thereof,and any such officers of the Company may appoint agents for acceptance of process."
This Power of Attorney is signed,sealed and certified by facsimile under and by authority of the following resolution adopted by the unanimous consent of the Board of Directors of the Company on August 31,2022:

VOTED,That the signature of the Chairman of the Board, the President, or the Executive Vice President, or any Senior Vice President, of the Surety Business Division,or their appointees designated in writing and filed with the Secretary,and the signature of the Secretary,the seal of the Company,and certifications by the Secretary,may be affixed by facsimile on any power of attorney or bond executed pursuant to the resolution adopted by the Board of Directors on August 31,2022,and any such power so executed, sealed and certified with respect to any bond or undertaking to which it is attached, shall continue to be valid and binding upon the Company.In Testimony Whereof,the Company has caused this instrument to be signed and its corporate seal to be affixed by their authorized officers,this 19'h day of December,2022.

Attested and Certified �F �'� Arch Insurance Company A
t 1 "' 4L)AC £ *CV
SEAL NJ,Ir '�,
A$ft
Regan .Shulman,Secretary Stephen C.Ruschak,Executive Vice President

STATE OF PENNSYLVANIA SS
COUNTY OF PHILADELPHIA SS UI so
I,Michele Tripodi,a Notary Public,do hereby certify that Regan A.Shulman and Stephen C.Ruschak personally known to me to be the same persons whose names are respectively as Secretary and Executive Vice President of the Arch Insurance Company,a Corporation organized and existing under the laws of the State of Missouri,subscribed to the foregoing instrument,appeared before me this day in person and severally acknowledged that they being thereunto duly authorized signed, sealed with the corporate seal and delivered the said instrument as the free and voluntary act of said corporation and as their own free and voluntary acts for the uses and purposes therein set forth.

Colttniattweribtt of try*eMIt t s 7 .'" L,.l'AdCtJEIE TWA,story pAt�@Ic Ptigulaiphh° Mich a •'podi,Notar ublic
My C lap'tes 1'21 5o0 Norrber 0615 2 My commission expires 07l31/2025

CERTIFICATION
I,Regan A.Shulman,Secretary of the Arch Insurance Company,do hereby certify that the attached Power of Attorney dated December 19.2022 on behalf of the person(s)as listed above is a true and correct copy and that the same has been in full force and effect since the date thereof and is in full force and effect on the date of this certificate;and I do further certify that the said Stephen C.Ruschak,who executed the Power of Attorney as Executive Vice President,was on the date of execution of the attached Power of Attorney the duly elected Executive Vice President of the Arch Insurance Company.

IN TESTIMONY WHEREOF,I have hereunto subscribed my name and affixed the corporate seal of the Arch Insurance Company on this 27thday of October , Jf t
20 23 U ii'r'''.

Reiati A.Shulman,Secretary
This Power of Attorney limits the acts of those named therein to the bonds and undertakings specifically named therein and they have no authority to bind the Company except in the manner and to the extent herein stated.

PLEASE SEND ALL CLAIM INQUIRIES RELATING TO THIS BOND TO THE FOLLOWING ADDRESS:

Arch Insurance—Surety Division t'S'4(4PC.LitrOkATA 3 Parkway,Suite 1500 Philadelphia,PA 19102 SFAS '"AL
Ntssavd
To verify the authenticity of this Power of Attorney,please contact Arzh Insurance Company at [email protected] Please refer to the above named Attorney-in-Fact and the details of the bond to which the power is attached.

AICPOA040120 Printed in U.S.A.

Page 374 of 1374 ends

CALIFORNIA ALL-PURPOSE ACKNOWLEDGEMENT Civil Code § 1189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfullness, accuracy or validity of that document. •+••••••••••••+•••+•+••+•••+••••••++••++••++•••+•••••••••+••••••••• State of Alabama
County of Jefferson
On October 27,2023 before me, Courtney Hitt Weiss, Notary Public Date dame and Tee of Notary _.
personally appeared Richard H. Mitchell,Attorney-in-Fact Name and or Names of Signer(s)
Who proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are subscribed
to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s)on the Instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of
the State of California that the foregoing paragraph is true and correct.

Witness my hand and officl I seal. TT ,,
Signature
javei6
tto My Commission eXplres:November 29,2f 49ic ure PlaceWary PvMicSeal Abore

OPTIONAL
Though the information below is not required by law,it may prove valuable to the persons relying on the document end could prevent fraudulent removal and reattachment of this form to another document.

Description of Attached Document
Title or Type of Document
Document Date Number of Pages:

Signer's Name:--- -
❑ individual 0 Individual
❑ Corporate Officer—Title(s): 0 Corporate Officer—Title(s):

O Partner- ❑Limited ❑General Mean nJMWENT ❑ Partner- ❑Limited❑General RIGHT Tt IUMBPRINT ❑ Guardian or Conservator OF Sf[1N[N 0 Guardian or Conservator of sK;NEfi Top or mumo lop of thumb
Attorney-in-Fact ❑Attorney-in-Fact
❑ Trustee 0 Trustee
❑ Other: 0 Other:

Signer is representing Signer is representing
Arch Insurance
Company
♦••++•••••••••••••+••••••••••••••••••••++••••••••+4+•••••••+••••••+

Page 375 of 1374 ends

:,' Up`q� CITYUPLAND
, �. "The City of Gracious Living"
DATE: January 12,2026
TO: MAYOR AND CITY COUNCIL
FROM: MICHAEL BLAY,CITY MANAGER
PREPARED BY:ROBERT D.DALQUEST,DEVELOPMENT SERVICES DIRECTOR

JOSHUA WINTER, SENIOR PLANNER
SUBJECT: CONSIDER APPROVAL OF PLANS AND ENTITLEMENTS FOR CONSTRUCTION OF

NEW SAN ANTONIO WATER COMPANY HEADQUARTERS
RECOMMENDED ACTION:

It is recommended that the City Council: 1)Approve a Resolution to adopt the Mitigated Negative Declaration and Mitigation Monitoring Program for the project(State Clearinghouse No. 2025080639) (Attachment A); 2) Adopt a Resolution approving General Plan Amendment No.24-0004 to modify the General Plan Land Use designation from Single-Family Low(SFR-L)to Public Utilities(PU)(Attachment B);3)Hold first reading by title only,waive further reading and introduce an Ordinance approving Zone Change No. 24-0004 to modify the current zoning designation from Residential Single-Family Low(RS-10) District to Public/Institutional (PB/I) District (Attachment C); and 4) Adopt a Resolution approving Development Plan Review No. 24-0008 for the construction of 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(Attachment D).

GOAL STATEMENT
The proposed action supports the City's goals of maintaining positive relationships with community partners, delivering high-quality and context-sensitive architectural design, and ensuring that new public buildings visually harmonize with their surroundings.

BACKGROUND
The San Antonio Water Company (SAWCO) is a historically established Mutual Water Company incorporated October 25, 1882.The Company has consistently provided water service to its active shareholders for over 130 years.

The project site was developed with the existing water tank in 1930, with SAWCO continuously operating at the project site since construction. In 2014,the City approved the construction of a telecommunication facility disguised as palm tree on the southeast corner of the site and it will not be modified with this project.

After conducting a public hearing on October 22,2025,the Planning Commission of the City of Upland recommended that the City Council adopt the necessary Ordinance and Resolutions to approve the project.

ISSUES AND ANALYSIS
General Plan and Zoning
Currently, the subject site's General Plan land use designation is Single-Family Low (SFR-L), and the zoning designation is Residential Single-Family Low(RS-10),which does not permit administrative office uses. Therefore, the project proposes to modify the General Plan land use designation to Public Utilities(PU) and the zoning district to Public/Institutional(PB/I). See the following Images 3,4,5 and 6 below:

Page 376 of 1374 ends

General Plan Existing-Image 2 Zoning Existing-Image 3 glininalrrr v r=%) ) 1
i. __mm 0. aLrojectte
` I
liii. - 1 MO
k F
: ... �L1nni. ... ■ .: •=m 1— PB-E E
=,....i_i_i_. _ .

LOW (0-4 du/ac; SFR-L) j RS- 10,000 (RS- I 0)
General Plan Proposed -Image 4 Zoning Proposed-Image 5 woo hvfli pi ,
Eft RI I 1
Project t
• nEL_Iimi__- -
liii, -1 0
I
innum
: = _
: : puil PB-E E
min Ilitfiir ,
11 —
Public Utilities (PU) 1
R- Reservoir Public (PB)
L- Landfill
EE-Edison Easement
FC/R- Flood Control/Recharge

Page 377 of 1374 ends

The modifications are appropriate for the following reasons:

1. Ownership and Existing Land Use. The property has been owned and operated by SAWCO for over 100 years,with no plans to sell or change ownership in the future.The site has been continuously used for public utility operations, containing existing facilities such as a water storage tank, pump station, and signal buildings. Given the site's longstanding utility function, the proposed Public Utilities land use and Public/Institutional zoning designations are appropriate and consistent with the existing and proposed operations.

2. Project Aesthetics and Compatibility. The project site is surrounded by single-family residential uses to the north and west. The proposed design is sensitive to the surrounding neighborhood, incorporating a Lemon grove buffer along the street frontage,densely landscaped front setback and low-scale architecture to ensure visual compatibility to integrate the site with its surroundings. The headquarters building will be set back approximately 150 feet from the front property line,while parking areas are located roughly 35 feet from the frontage,creating a residential estate appearance.

In addition,the project is consistent with the following General Plan Policies shown in Table 1:

Table 1
_ General Plan Goal/Policy Consistency _ Policy LU-3.12 Inter-Jurisdictional Coordination. The SAWCO Headquarters project supports this policy Maintain an ongoing liaison with Caltrans, Public by promoting coordination between the City of Upland Utilities Commission, the railroads and other agencies and SAWCO. The project's design and utility to help minimize impacts and improve the operations integration enhance both operational efficiency and and aesthetics of their facilities. aesthetic quality of the utility, consistent with the City's goals.

Policy LU-6.1 Quality Development. Ensure that The project demonstrates high-quality architectural development is attractive and promotes harmony in the design that ensures compatibility with the surrounding visual relationships and transitions between newer and single-family residential neighborhood. Both the older buildings. administrative headquarters and maintenance building feature Spanish-style architecture, that ensure visual
harmony between existing and new development.

Policy CC-6.1 New Public Buildings. Require new The proposed project achieves a high standard of public buildings to be designed to be architecturally architectural design and construction quality consistent distinctive and constructed to high standards of quality with this policy. In this case,the City is not the project and connect visually and in style and character with developer, but the Planning Division worked with the setting and context. Where the City is not the direct property owner to ensure this new public building is developer of the new building, work with the property designed to connect visually and in style and character owner to set the same high standard of quality. with setting and context.

SB 330
Senate Bill 330, also known as the Housing Crisis Act of 2019,became effective on January 1,2020,and expanded and/or amended state legislation with broad goals of facilitating increased production of housing. The bill added Section 66300(b)(1)to the California Government Code,which prohibits a city from changing the general plan land use designation or zoning designation of parcels to a less intensive residential use or reducing the residential intensity allowed through a reduction to density, or development standards that would apply to residential development(i.e. height,floor area ratio,open space or lot size requirements, setbacks,lot coverage)that would lessen the intensity of housing. These regulations ensure that there would be no net loss of residential capacity within the City,unless this loss is replaced concurrently elsewhere.

Changing the zoning designation from Residential Single-Family Low(RS-10) to Public/Institutional (PB/I) would result in the loss of potential residential capacity,thereby triggering the"no net loss"provisions of SB 330.Under SB 330,a city may not reduce the allowable residential density on any parcel zoned for housing unless it simultaneously upzones another parcel to compensate for the lost capacity.Although no residential uses currently exist on the project site and future residential development is unlikely due to its ownership and public utility use,the City cannot change the zoning from RS-10 to PB/I without concurrently returning the equivalent housing capacity elsewhere in the City.

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To comply with SB 330, staff is processing this project concurrently with the 2025 Fourth Quarter General Plan Amendments and Zone Changes (GPA-25-0001/ZC-24-0002 for 852 Alpine Street and GPA-24-0003/ZC-24-0003 for 460 S. Campus Avenue). The property at 852 Alpine Street is currently zoned Public/Institutional(PB/I),which does not permit residential uses.The proposed zoning change would reclassify 852 Alpine Street to Residential Multi- Family (RM-30), thereby providing additional residential capacity. The proposed zoning modification at 460 S.

Campus Avenue would change the zoning from Residential Multi-Family (RM-20) to Neighborhood Commercial (NC),resulting in a reduction in housing capacity.As summarized in Table 3 below,the concurrent zone changes will result in a net increase in residential capacity,thereby ensuring compliance with the requirements of SB 330.

Table 2
Site Current Zone Current Capacity Proposed Zone Capacity After Zone Change Project Site RS-10 20 PB/I 0
852 Alpine Street PB/I 0 RM-30 36 (total capacity is 44, but the site currently has 9 units)
460 S. Campus RM-20 10 Neighborhood 0
Avenue Commercial
(NC)
As shown above,the combined zone changes will result in a net increase of five(5)residential units. Therefore,the City will maintain adequate housing sites and remain in compliance with the"no net loss"provisions of SB 330.

Operations
SAWCO currently employs ten(10) staff members. The proposed SAWCO headquarters project will accommodate six (6) administrative employees within the new office building and four (4) maintenance employees within the maintenance building. All employees will access the site through a proposed gated entrance off of Campus Avenue, which will remain open during normal business hours (6:30 a.m. to 5:30 p.m., Monday through Friday). The gates will be automated and operated via remote control and keypad entry.

Customers will access the site through the 20th Street entrance,which will also be open during regular business hours.

Customer traffic is expected to remain low,averaging approximately two(2)visits per day.The proposed operational plan reflects a low intensity use consistent with the intended Public/Institutional (PB/I) zoning designation and compatible with the surrounding residential and commercial development.

Site Plan and Development Standards
As mentioned above,the project includes construction of a new 3,698-square-foot administrative office building and a 4,066-square-foot maintenance building, along with associated site improvements such as a maintenance yard, driveways, parking areas, solar canopy, landscaping, and utility connections. Existing infrastructure, including an underground water storage tank,pump station,and communications tower will remain in place.

The proposed buildings would have a maximum height of 23 feet,well below the 45-foot maximum height permitted.

The project has a combined floor area ratio(FAR)of 0.07, significantly less than the maximum FAR of 0.5 allowed in the zone. The PB/I Zone requires a minimum front and rear setback of 20 feet. The project provides a 152.8-foot front setback and a 35.1-foot rear setback, exceeding these minimum requirements. The zone does not require an interior side yard setback. Therefore,the project complies with all development standards within the PB/I Zone.

The site layout places the administrative headquarters building north of the maintenance building, serving as a visual screen and buffer for activities occurring within the maintenance area.Along the northern boundary,the site currently has a 6-foot-tall block wall. The portion of this wall in front of the project site will be demolished and replaced with a decorative tubular steel fence featuring stucco columns. The front yard of the site includes customer parking, landscaping, a decorative "dry creek" infiltration basin, and pedestrian access to the administrative offices. A trash enclosure is provided at the southeast corner of the project site.Employee parking is included east of the headquarters building,under proposed solar canopies.

The headquarters building will include administrative offices, meeting and conference rooms, a public lobby, an archive room,a break room,two ADA-compliant restrooms,a quiet room,a copy room,and a general work area.The maintenance building will provide space for materials and equipment storage, a welding area, a motor repair room, electrical rooms,an ADA restroom,a locker room,and a maintenance office/break room.

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Architecture
The project's architectural style reflects a Spanish design and has been designed to complement and blend in with the residential character of the area to the north of the Project site.Both the administrative headquarters and maintenance building feature low profiles with a maximum height of 23 feet, ensuring visual compatibility with surrounding development.Large,glazed windows and window openings are incorporated to provide natural light to interior spaces and create visual transparency at the main entries. Additional design elements include covered walkways, shade structures,and articulated rooflines.The headquarters building features a public entry and lobby oriented toward East 20th Street,while the maintenance building and yard are screened from view by the office structure,landscaping,and decorative fencing to minimize visual impacts.

The buildings feature varied rooflines with gables and height variation. Wall planes are articulated,providing depth and relief from the building massing.Distinct architectural elements include a faux chimney,patio cover with exposed wood beams,terracotta attic vents,recessed decorative windows, arched windows with concrete surrounds, and tile- framed doorways.

Primary materials include a smooth stucco finish and a concrete S-tile roof,both characteristic of Spanish architecture.

These finishes were selected for durability,sustainability,and aesthetic appeal.The color palette includes:
• Stucco: "Dove Grey"(a soft white with grey undertones) • Accent Banding:La Habra"Morningside"(dark grey)
• Roofing: "Piedmont Blend"
• Window Trim:Bronze anodized finish
• Wood Features: "Oak Brown"
Landscaping
The project features a landscape plan designed to enhance site aesthetics,provide visual buffering,and highlight the City's agricultural heritage. The plan incorporates approximately 46,000 square feet of landscaped area, including a citrus grove buffer along the northern property line to provide additional screening near the street,and ornamental tree plantings consisting of numerous native trees around the main office building and parking areas. A broad variety of native shrubs and groundcovers throughout the site are also included. The design highlights water-efficient, low- maintenance, and regionally appropriate plant species, serving not only to enhance the site's appearance but also to function as a demonstration of sustainable,water-wise landscaping practices.In addition,the fruit from the citrus trees will be harvested and maintained by local non-profit organizations in support of community food distribution efforts.

The plant palette includes a mix of drought-tolerant native and ornamental species appropriate to Upland's climate, such as:
• Trees: Orange(Citrus sinensis),Western Sycamore(Platanus racemosa),Desert Willow(Chilopsis linearis) and Coast Live Oak(Quercus agrifolia).
• Manzanita(Arctostaphylos spp.), Cleveland Sage (Salvia clevelandii), Brittlebush(Encelia farinosa), Deer Grass(Muhlenbergia rigens),and California Fuchsia(Epilobium canum). • Groundcovers and Accents: Deer Grass (Muhlenbergia rigens), Lantana (Lantana montevidensis), and Rosemary(Rosmarinus officinalis).

Parking and Circulation
Vehicular access to the project site would be provided through two new paved driveways,both equipped with security gates. The project proposes the following access improvements:
• A 26-foot-wide driveway would be constructed along the northern property boundary,providing access from 20th Street to the visitor and customer parking area.
• San Bernardino County Fire Depart has required, as a condition of approval, a fire access from 20th Street, west of the customer parking area,off of Flower Court,at the southwest corner of the project site. • A second 26-foot-wide driveway would enter the site at the northeastern corner,connecting to the intersection of Campus Avenue and 20th Street,approximately 275 feet east of the project site. This access route would cross undeveloped land owned by Southern California Edison (SCE) and therefore require an access

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easement.This second driveway would extend south along the eastern property line,providing access to the covered employee parking area,maintenance building,and covered truck parking area.It would function as a private road for SAWCO maintenance vehicle access, secured by a 20-foot-wide, 6-foot-tall steel gate located just west of the Campus Avenue / 20th Street intersection. The gate would remain open during business hours and closed at other times,with no public access permitted through this driveway.

As a condition of project approval,the Engineering Division has required the installation and striping of a four-way stop at the intersection of Campus Avenue and East 20th Street. This improvement is warranted because,in addition to the proposed project driveway, a public storage facility currently under construction will include a new driveway along its western property boundary,effectively creating a four-way intersection.

The four-way stop control will therefore enhance intersection visibility and safety, reducing potential conflicts and ensuring safe ingress and egress for both project-related and general traffic movements.(Image 6)
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The project requires 10 parking spaces for the office use and 9 spaces for the maintenance building, for a total requirement of 19 spaces. The project provides a total of 28 parking spaces,exceeding the required minimum. • The visitor and customer parking lot would be located south of the citrus grove and north of the headquarters building,providing 14 surface spaces,including two ADA-compliant stalls. • The employee parking area, located east of the headquarters building, would be covered by photovoltaic panels and include 14 surface spaces,also with two ADA-compliant stalls.

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• Additionally, eight covered truck parking spaces would be provided west of the maintenance building for SAWCO fleet vehicles.

Vehicular Access for City Council Consideration
As noted above,the current design provides customer/visitor access from 20'h Street,at project frontage,and employee and SAWCO truck access from the new private driveway on Campus Avenue. Some residents have expressed concerns related to access. On one hand,residents have expressed concerns that the new Campus Avenue driveway will be a"foot in the door"to allow for a future connection of 20"Street through the SCE Corridor and City right-of- way for through traffic in the future, and would prefer the driveway from Campus Avenue not be constructed at all, with all traffic access to the project being provided from 20th Street along the project frontage. Alternatively, some residents have expressed opposition to any new traffic in the existing neighborhood and would prefer no access be provided on 20th Street, with all project traffic provided at the new private road off of Campus Avenue. The City Council could consider the following options in its recommendation:

1. Approval of the project as currently designed. This would implement the four-way stop at the Campus Avenue and 20th Street intersection. While this may result in some limited delay at the new intersection, it would also reduce vehicle speeds for traffic traveling southbound on Campus Avenue and improve intersection safety for vehicles utilizing the roadway.

2. Eliminate the Campus Avenue driveway and allow all site access from 20th Street.west of the SCE corridor.

This option would remove all project-related traffic from Campus Avenue,thereby eliminating the required 4-way stop. However, it would increase project-related trips within the existing residential neighborhood along 20th Street.

3. Eliminate vehicle access driveways on 20t1i Street at the project frontage.This option would prevent project- related traffic from entering the existing residential neighborhood,but it would also reduce convenience for customers and visitors,as the facility is located near the eastern boundary of the City.Visitors traveling from the west would need to navigate via alternate local streets north or south of 20th Street to reach the Campus Avenue entrance,creating additional trips on those streets.

The Planning Commission recommended that this option be implemented, and conditions of approval are included requiring this option,if approved by the City Council.

It should be noted that the project is anticipated to generate approximately 91 daily passenger car equivalent(PCE) trips,including 25 AM peak-hour and 27 PM peak-hour trips. These volumes are below the thresholds established in the City of Upland Traffic Impact Analysis Guidelines(July 2020)that would trigger preparation of a detailed Traffic Impact Analysis.Therefore,no significant traffic impacts are anticipated under any of the options considered.

ENVIRONMENTAL DETERMINATION
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.

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Traffic
Because project traffic generation is typically of considerable community interest, a summary of the project's traffic analysis is provided here.The project is expected to generate 91 daily passenger car equivalent(PCE)trips,including 25 AM peak-hour and 27 PM peak-hour trips. The traffic study,prepared consistent with the City of Upland Traffic Impact Analysis(TIA)Guidelines,evaluated three intersections near the project:Winston Court/20th Street,Project Driveway 2/20th Street, and Campus Avenue/20th Street. Analyses were conducted for existing,2027 opening year, and 2050 horizon year conditions with and without project traffic.

Level of Service(LOS).The City's General Plan sets LOS D as the minimum acceptable standard.The analysis found that all intersections will continue to operate at satisfactory LOS.

Vehicle Miles Traveled (VMT). The project was screened-out under the City's VMT thresholds. Because it would generate fewer than 250 daily trips, it qualifies for VMT screening and is presumed to have a less than significant VMT impact.

Mitigation Measures
The MMRP identifies measures to ensure that potentially significant impacts are reduced to less-than-significant levels.These measures address Biological Resources,Cultural Resources,Tribal Cultural Resources,and Air Quality as follows:
• Biological Resources.MM BIO-1 (Burrowing Owl Clearance Survey): A qualified biologist must conduct a presence/absence survey within 14 days prior to ground disturbance.If owls or active burrows are found,the site will be buffered and work deferred until relocation or natural departure occurs,coordinated with CDFW and USFWS. BIO-2 (Nesting Bird Clearance Survey): To comply with the Migratory Bird Treaty Act and California Fish and Game Code, construction should occur outside the nesting season (February 1 — September 15). If that is not feasible, a qualified biologist must perform a preconstruction survey within 72 hours of vegetation removal, and any active nests will be protected with exclusion buffers until young have fledged.
• Cultural Resources. (MM CUL-1 and CUL-2): If archaeological resources are discovered during grading or excavation, work must cease within 50 feet of the find until a qualified archaeologist evaluates it per PRC §21083.2. In the event human remains are encountered, the San Bernardino County Coroner and, if applicable,the Native American Heritage Commission(NAHC)and Most Likely Descendant(MLD)will be notified in accordance with PRC §5097.98 and Health and Safety Code§7050.5. • Tribal Cultural Resources (MM TCR-1 through TCR-5): Developed through consultation with the Yuhaaviatam of San Manuel Nation and the Gabrielino Band of Mission Indians—Kizh Nation, these measures require the City to offer tribal monitoring during ground-disturbing activities and establish detailed procedures for unanticipated discoveries, ensuring compliance with AB 52 and SB 18 consultation requirements.
• Air Quality: Construction activities must comply with South Coast AQMD Rule 403 dust control measures, including regular watering of disturbed surfaces,covering haul trucks,and limiting vehicle idling to minimize particulate emissions.

The IS/MND and Response to Comments(RTC)is included as Attachment F and F.1 for City Council review.

FISCAL IMPACTS
There is no fiscal impact associated with this action.

ALTERNATIVES
Provide alternative direction to staff.

CEQA: Mitigated Negative Declaration and Mitigation Monitoring Program.

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RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

UPLAND, CALIFORNIA ADOPTING THE MITIGATED NEGATIVE

DECLARATION AND MITIGATION MONITORING PROGRAM
DATED OCTOBER 28, 2025 (STATE CLEARINGHOUSE NO.
2025080639) for; GENERAL PLAN AMENDMENT NO. 24-0004

TO CHANGE THE LAND USE DESIGNATION FROM SINGLE-

FAMILY LOW (SFR-L) TO PUBLIC UTILITIES (PU) AS SHOWN
IN EXHIBIT A; ZONE CHANGE NO. 24-0004 TO REZONE THE
PROPERTY FROM RESIDENTIAL SINGLE-FAMILY LOW (RS-10)
TO PUBLIC/INSTITUTIONAL (PB/I) AS SHOWN IN EXHIBIT B;
AND 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, 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 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, the California Environmental Quality Act (Public Resources Code Section 21000, et seq., and the California Environmental Quality Act Guidelines, 14 California Code of Regulations section 15000, et seq., collectively, "CEQA") requires a lead agency to prepare a Mitigated Negative Declaration for projects that could have a significant impact on the environment without mitigation; and WHEREAS, the City of Upland conducted its own independent analysis of the Mitigated Negative Declaration and Mitigation Measures prior to releasing it for public review and determined that the Mitigated Negative Declaration and Mitigation Measures were appropriate as there is substantial evidence the Project would not result in any significant environmental impacts; and
WHEREAS, the Mitigated Negative Declaration identified environmental impacts that potentially could be significant unless mitigated, prompting the preparation of mitigation measures, as detailed in the Mitigated Negative Declaration.

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Resolution No.

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All of the impacts identified in the Mitigated Negative Declaration as potentially significant could be reduced to a less than significant level through implementation of the mitigation measures identified in the IS/MND; and WHEREAS, an Initial Study/Mitigated Negative Declaration (MND) was prepared in compliance with the requirements of the California Environmental Quality Guidelines; a complete copy of the draft document is on file and can be viewed in the Development Services Department and on the City's website at www.uplandca.gov/environmental-review; 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, following the close of the public review period, the City of Upland prepared a Final IS/MND and Mitigation Monitoring and Reporting Program (MMRP) in accordance with CEQA §15074(d); 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 recommended that the City Council of the City of Upland Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; 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 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 opened the duly noticed public hearing on November 24, 2025, at which time the City Council continued the noticed public hearing to December 8, 2025; and
WHEREAS, on December 8, 2025, the City Council of the City of Upland removed the project from the agenda due to the absence of a quorum; consequently, the City Attorney advised that staff reschedule and renotice the matter for a public hearing to be held on January 12, 2026; and

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Resolution No.

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WHEREAS, the City of Upland City Clerk, on December 22, 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 Planning Division, on December 23, 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 Council conducted a duly noticed public hearing on January 12, 2026, at which time it received public testimony concerning the Project, and considered the CEQA for the proposed project.

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

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

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Resolution No.

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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 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

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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 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.

Should paleontological resources be encountered during Project

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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.

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

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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.

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,

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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 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,

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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 12th day of January, 2026.

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 12th day of January, 2026, 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 opened the duly noticed public hearing on November 24, 2025, at which time the City Council continued the noticed public hearing to December 8, 2025; and
WHEREAS, on December 8, 2025, the City Council of the City of Upland removed the project from the agenda due to the absence of a quorum; consequently, the City Attorney advised that staff reschedule and renotice the matter for a public hearing to be held on January 12, 2026; and
WHEREAS, the City of Upland City Clerk, on December 22, 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 Planning Division, on December 23, 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 Council conducted a duly noticed public hearing on January 12, 2026, 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 on January 12, 2026, 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:

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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.

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

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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.

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.

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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.

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 12th day of January, 2026.

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 12th day of January, 2026, 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
2016 2019
2015
m
c
421 is
2005 200A
LN
E20thSi E20thSt E20thSt
324 336 352
APN: 1044-091-22
319 327 349
210
alo

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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 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 opened the duly noticed public hearing on November 24, 2025, at which time the City Council continued the noticed public hearing to December 8, 2025; and
WHEREAS, on December 8, 2025, the City Council of the City of Upland removed the project from the agenda due to the absence of a quorum; consequently, the City Attorney advised that staff reschedule and renotice the matter for a public hearing to be held on January 12, 2026; and
WHEREAS, the City of Upland City Clerk, on December 22, 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 Planning Division, on December 23, 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 Council conducted a duly noticed public hearing on January 12, 2026, 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 on January 12, 2026, 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.

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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:

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

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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 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 ,
2026.

Bill Velto, Mayor

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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 , 2026, and was adopted at a regular meeting of the City Council of the City of Upland on the day of , 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

Keri Johnson, City Clerk

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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).

C]
2026 2025
3S 2925
2016 2019
2015 20'6
C7
T C
355 421 445 2005 v 2006 �.

F70thSt E20thSt E20thSt
324 336 352
APN: 1044-091-22
319 327 2t
t
210 211 zto
=11 NO

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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 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 opened the duly noticed public hearing on November 24, 2025, at which time the City Council continued the noticed public hearing to December 8, 2025; and
WHEREAS, on December 8, 2025, the City Council of the City of Upland removed the project from the agenda due to the absence of a quorum; consequently, the City Attorney advised that staff reschedule and renotice the matter for a public hearing to be held on January 12, 2026; and
WHEREAS, the City of Upland City Clerk, on December 22, 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 Planning Division, on December 23, 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 Council conducted a duly noticed public hearing on January 12, 2026, 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 on January 12, 2026, 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.

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B. Based on the analysis below, the City Council finds the project consistent with the General Plan pursuant to UMC §17.44.030(H).

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

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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 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 facades, 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

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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 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.

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

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

10.7 To the maximum extent permitted by law, Applicant must defend, indemnify, and hold City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agents, employees, and attorneys of the City ("Indemnitees") harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of the Applicant's activities in connection with 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

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shall have the right to select legal counsel of its choice that the Applicant reasonably approves. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third-party challenge(s) or take any position adverse to the Applicant in connection with such third-party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, whether or not at the request of the Applicant.

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

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

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

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

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.

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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. 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

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the public health and safety will not be impaired by the erection, demolition, alteration or repair of any building or the excavation of streets and highways within the hours of 6:00 p.m. and 7:00 a.m., and if he or she shall further determine that loss or inconvenience would result to any party in interest, he or she may grant permission for such work to be done within the hours of 6:00 p.m. and 7:00 a.m., upon application being made at the time the permit for the work is awarded or during the progress of the work.
e. Use specially quieted equipment when possible, such as quieted and enclosed air compressors, residential or critical grade mufflers on all engines.
f. Stationary equipment will be located as far away from sensitive receptors as possible. Loud, disrupting construction activities in noise sensitive areas will be conducted during hours that are least disturbing to adjacent and nearby residents.
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.

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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), 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

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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.

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

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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 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.

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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.

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.

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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.

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.

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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.

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.

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

40.6 Prior to occupancy all private streets, parking areas, parking lots, and driveways shall be dedicated for off-road traffic, fire lane, soliciting, handicap, and loitering enforcement. The applicant must submit a written request to the City Clerk asking that a resolution from the City Council allow Police Enforcement of the above violations on the property.

Once the resolution has been obtained, a sign shall be erected/posted at all access points stating the above listed locations and violations have been dedicated for enforcement by the Upland Police Department.

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

40.8 If security gates are desired at any access points to the project, the Police Department and Fire Department will be provided access by the Knox 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.

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

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

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

40.16 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.

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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- 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.

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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.

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

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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 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

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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 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

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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.

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,

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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.

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

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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.

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 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

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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.

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

PASSED, APPROVED and ADOPTED this 12th day of January, 2026.

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.

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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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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"; °

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I 'v�v� THENCE TO A TANGENT BEARING NORTH 09 59' 16" WEST A DISTANCE OF 43.73 FEET TO THE STUCCO COLOR FOR THE "'� 1BEGINNING OF A TANGENT CURVE, CONCAVE EASTERLY; I -, MAIN BUILDING,TYP. ,-- = I
• THENCE ALONG SAID CURVE 17,10 FEET, WITH A RADIUS OF 98,00 FEET THROUGH AN ANGLE M444HPHini'llIMM Wif its ii§444HMMH = \ -EXIST
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STORAGE EXISTING OF 89°50' 39" TO A POINT ON A LINE LOCATED PARALLEL AND DISTANT 33.00 FEET CALTRAN SOUTHERLY FROM THE CENTERLINE OF SAID 20TH STREET; FREEWAY OUND THENCE SOUTH 89°59' 00" EAST ALONG SAID PARALLEL LINE A DISTANCE OF 665.69 FEET TO \ WALL THE POINT OF BEGINNING. - - COCONCEPT SITE PLAN - METAL FENCING DETAIL 1" , 30'-0" 1/4" = 1 '-0"

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Page 432 of 1374 ends

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Page 434 of 1374 ends

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Page 436 of 1374 ends

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- �� 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 4 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 437 of 1374 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 CN E CI CN E CN WALL
2 2 5. SOLID SCREEN METAL DOORS

6. 6"CURB
3 ( 3
CN CN 2N N
0 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 438 of 1374 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 439 of 1374 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 440 of 1374 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 - - /
IS
636.80TC �3 1 ca0p� FO (1636.35FL) EXIST. _I EXIST. BLDG I OV V-�i �� ELEC. (PROTECT IN PLACE) M •� 5.co 0 1 I BASIS OF BEARING o S i co BOX _ — ;° PROPOSED 6" SEWER LINE J THE BEARINGS SHOWN HEREON ARE BASED ON THE Li)W= W o"' °I �W `W w ° �'� �� (1645 a.s, CENTERLINE OF TWENTIETH STREET AS SOWN ON TRACT °o O W II • - -1 ` \ 1 1 J I o' ` �W - p ) 1.7% NO. 1135S M.B. 158 PAGES 65-66 AS RECORDED IN I n W c,1 ow • ;� \. e. AD. S - - THE COUNTY OF SAN BERNARDINO S RECORDERS cn v=I g6l C Ia EXIST. � — 00 �o $6° OFFICE. Q v 635' FLU BOLLARD EXIST. CONC. N 1 ,,,:. b\ k k =N 3a E UIP X m m t 16 (TYP.) N O MENT PAD �/ Ll SAID BEARING: NORTH 895858" WEST O Q O Q / .I I — II X Q (PROTECT IN PLACE) w • �� 1 Z I w� � Y �'! � f� Q Q�QOZ to I` �l 0q, G 3.5% PROP. CURB 64 : J Q W O v 1 EXIST. WALL .. �� • �� N�O�� (1 76q 800 Cl j �`VkJ , R LINEMANHOLE ACCESS W/GRA TED• 1643.50FS v v- 64s� SOcs,
co " SEWE /M FOR OVERFLOW 1640.ORIM .\�O c0v �/ U v v I / R USED 6 R ^ PROP. STORM DRAIN w " i°j=4_ tr) p O' .. 1 ROFESS/U m N 0 64 j P Nq�
PROPOSED 6 SEWER LINE � —1 1629. 9.o BOTTOM I \ 01 I ( BQ�fB�ERGROUND /NHL LIRA/lON PROP. AC PAVEMENT � � � � � �
f _Z Q / No. 43714 PROPOSED �6\C �� _ \ ExP13/31/2O27 o iki
6" SEWER LATERAL �633 6FL� ______-- Of W CD of W 'E fl,
\1 7 � EXIST. DIRT 164�2 5 STgPF CIVIC. O��P ., oO� �� C) � �0J�R!\J,3\/1A/c; 1638 3F �,6 �� o� `9)� J J ?rn G A, CD 7
W J >
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Page 443 of 1374 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

Page 444 of 1374 ends

Upland City CouncilJanuary 12, 2026

Upland City Council
January 12, 2026