Agenda packet — Victorville City Council, September 6, 2022 (part 2 of 5)

vehicular travel and wind erosion. Take actions to prevent project-related trackout onto paved surfaces, and clean any project-related trackout within 24 hours. All other earthen surfaces within the project area shall be stabilized by natural or irrigated vegetation, compaction, chemical or other means sufficient to prohibit visible fugitive dust from wind erosion.

20. (AQ-6) Obtain MDAQMD permits for any miscellaneous process equipment that may not be exempt under District Rule 219 including, but not limited to internal combustion engines with a manufacture’s maximum continuous rating greater than 50 brake horsepower.

21. (AQ-7) The Project Proponent shall ensure a minimum duration of 130 days for architectural coating.

22. (BIO-1) If Project activities begin during the non-nesting season (non-nesting season is typically from September 16 through December 31), a pre-construction survey shall be performed by a qualified biologist to verify the absence of nesting birds. A qualified biologist shall conduct the pre-activity survey within the Project area (including access routes) and a 300-foot buffer surrounding the Project area, no more than two hours prior to initiating Project activities.

If construction occurs between January 1stand September 15th, a preconstruction clearance survey of the Project site and a 300- foot buffer surrounding the Project area for nesting birds shall be conducted within three (3) days of the start of any vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction. Pre- construction clearance surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. The biologist conducting the clearance survey shall document the document a negative survey with a brief letter report indicating that no impacts to active avian nests will occur. If an active avian nest is discovered during the preconstruction clearance survey, construction activities shall stay outside of a no-disturbance buffer established by the qualified avian biologist. Nest buffers are species specific and shall be at least 100 feet for passerines and 300 feet for raptors. A smaller or larger no-disturbance buffer may be determined by the qualified avian biologist and will depend on the level of noise and/or surrounding anthropogenic disturbances, line of sight between the nest and the construction activity, type and duration of construction activity, ambient noise, species habituation, and topographical barriers. These factors will be evaluated on a case-by case basis when developing buffer distances. Limits of construction to avoid an active nest will be established in the field with flagging, fencing, or other appropriate barriers; and construction personnel will be instructed on the sensitivity of nest areas. A qualified avian shall be present to delineate the boundaries of the buffer area and to monitor the active nest to ensure that nesting behavior is not adversely affected by the construction activity. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, construction activities within the buffer area can occur. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

23. (CR-1) In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. Additionally, the San Manuel Band of Mission Indians Cultural Resources Department (SMBMI) and any other noticed tribes shall be contacted, as detailed Resolution No. 22-099 September 6, 2022

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within TCR-1, regarding any pre-contact and/or historic-era finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

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

24. (CR-2) If human remains or funerary objects are encountered during the undertaking, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of the origin and disposition of remains pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will 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 within 48 hours of notification by the NAHC.

25. (GEO-1) Excavation activity associated with the development of the project area would impact paleontologically sensitive Pleistocene alluvial units and may uncover paleontological resources. The project will therefore be subjected to a paleontological monitoring program designed to meet the standards, policies, and guidelines of the San Bernardino County Museum Department of Earth Sciences for excavations that would impact older Quaternary alluvium. The program requirements would be based on the depth of older alluvium and final project design. The required monitoring program shall be submitted to the City of Victorville prior to the issuance of a permit for any ground disturbing activities, subject to review and approval by the Zoning Administrator or their designee.

26. (GHG-1) Prior to the issuance of building permits, the applicant/developer shall complete a current Greenhouse Gas Emissions Screening Table in accordance with the City’s adopted version of the San Bernardino County Regional Greenhouse Gas Reduction Plan 2021, while achieving the minimum number of points necessary to comply with the City of Victorville Greenhouse Gas reductions goals.

27. (GHG-2) To the extent feasible, the City of Victorville Planning Department shall verify incorporation of the identified Screening Table Measures within the Project building plans/site designs and/or verify compliance with an updated version of the City’s Greenhouse Gas Screening Table prior to the issuance of building permit(s).

28. (WTR-1) Prior to issuance of a grading permit the applicant shall obtain coverage under the statewide general NPDES permit for control of construction and post-construction related storm water in accordance with the requirements of the Small MS4 General Permit. In addition, the applicant shall:
•Prepare a project specific Storm Water Pollution Prevention Plan (SWPPP) as required in the NPDES permit and shall identify site-specific erosion and sediment control best management practices that will be implemented;
•The SWPPP shall be applicable to all areas of the project site including construction areas, access roads to and through the site, and staging and stockpile areas; Resolution No. 22-099 September 6, 2022

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•Temporary best management practices for all components of the project must be implemented until such time as permanent post-construction best management practices are in place and functioning; and
•All excess sediment excavated as part of the Project that is not used onsite should be stockpiled in a location such that it will not be transported by wind or water into a surface water. An adequate combination of sediment and erosion control BMPs must be implemented and maintained to temporarily stabilize all stockpiled sediment until such time that it is reused and/or permanently stabilized.

29. (WTR-2) The applicant/developer shall prepare and implement a comprehensive Spill Prevention and Response Plan for the Project, subject to review and approval by the City Planner and City Engineer (or their designee) prior to the issuance of any associated building or grading permit. This plan should outline the site-specific monitoring requirements and list the best management practices necessary to prevent hazardous material spills or to contain and cleanup a hazardous material spill, should one occur.

30. (TRAN-1) The Applicant/Developer shall be responsible for implementing all required mitigation measures as outlined in the Traffic Impact Analysis prepared for the subject project on December 3, 2020 by TJW Engineering, inc., as approved by the City Traffic Engineer. Adherence to the subject mitigation measures shall be included in associated street improvement plans and the final map as deemed necessary by the City Engineer.

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

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

Engineering Conditions:

33. The subdivider shall prepare and file with the City, a final map in accordance with the requirements of Subdivision Map Act per its latest amendment and all applicable provisions of Title 16 and Tile 17 of the Victorville Municipal Code.

34. The final map shall be based upon a recent field survey made in conformity with the Land Surveyor’s Act.

Resolution No. 22-099 September 6, 2022

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35. The subdivider shall comply with all applicable requirements and provisions of Title 16 and Title 17 of the Victorville Municipal Code, and the Subdivision Map Act.

36. The subdivision map shall show any easements of record within the subdivision boundary and annotate said easements as required by the City.

37. The subdivision property owner shall offer to dedicate public road easements on the map over all streets shown within the boundary of the subdivision.

38. Any easements required for public utilities, city owned sewer, and/or drainage facilities shall be dedicated on the final map.

39. All public improvements along the frontages of the subject property(ies) shall be constructed as required by Sections 16-4.08.010, 16-4.08.020, 16-4.08.030, and 16-4.08.040, of the Victorville Municipal Code in accordance with the requirements of the Standard Specifications for Public Improvements of the City of Victorville and the City Engineer.

40. Prior to the acceptance for recordation of the final map, the subdivider shall enter into a Subdivision Improvement Agreement as required by Section 16-4.08.060 of the Victorville Municipal Code and Section 66411.1 of the Subdivision Map Act for the completion of any improvements as set forth in Section 16-4.09.010 that have not been completed. Said agreement shall be secured by one of the forms specified by Section 17.64.060 of the Victorville Municipal Code.

41. The subdivider shall monument or reference at least one exterior boundary line of the land being subdivided before the map is recorded and shall furnish to the City a security guaranteeing the payment of the cost of setting monuments not in place at the time the map is recorded.

42. All requirements of Section 16-5.12.170 of the Victorville Municipal Code regarding the placing of utility lines underground shall be complied with.

43. Any public walkways fronting the subdivision shall be designed and constructed for accessibility in compliance with the guidelines of the Americans with Disabilities Act Standards for Accessible Design and the Standard Specifications for Public Improvements of the City of Victorville.

44. Pursuant to Section 17.76.010 of the Victorville Municipal Code, prior to the filing of any final map or parcel map, the subdivider shall pay or cause to be paid any fees (assessments) for defraying the actual or estimated costs of constructing planned drainage facilities for the removal of surface and storm waters from local or neighborhood drainage areas, or sanitary sewer facilities for local sanitary sewer areas established pursuant to Section 66483 of the Government Code.

45. A permit issued from the City’s Engineering Department is required prior to commencement of any work performed within public right-of-way and the City’s inspection process followed for the connection to and construction of any facilities that are to be dedicated to, owned and maintained by the City.

46. A permit issued from the City’s Engineering Department is required for the connection to the public sewer, water, and/or storm drain system.

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47. The subdivider shall be responsible for all costs (including application fees) incurred due to the relocation of existing utility facilities where such facilities conflict with the improvements associated with this development.

48. Street improvement plans for all required curb and gutter, sidewalks, pavement, driveway approaches, drainage structures, street lighting, traffic control signing & striping, and other roadway improvements within public right-of-way shall be submitted to the Development Department for review and approval by the City Engineer.

49. Traffic signal improvement plans shall be submitted to the Development Department for review and approval by the City Engineer.

50. The public water system to serve the subdivision shall be installed by the developer in accordance with the Standard Specifications for Public Improvements of the City of Victorville and requirements of the City Engineer. Public water system plans prepared by the subdivider’s engineer shall be submitted to the Development Department for review and approval by the City Engineer. A water service feasibility study and current water service will serve letter from Victorville Water District is required with the plan submittal. Water service shall be subject to the conditions within the will serve letter and the approved water feasibility study.

51. The sanitary sewer facilities to serve this subdivision shall be installed by the developer in accordance with the Standard Specifications for Public Improvements of the City of Victorville and requirements of the City Engineer. Sewer improvement plans prepared by the subdivider’s engineer shall be submitted to the Development Department for review and approval by the City Engineer.

52. The onsite water and sewer systems shall remain privately owned and maintained. The onsite sewer system shall be pressure tested, flushed, and CCTV inspected, prior to allowing the development to connect to the City’s sewer collection system.

53. The onsite storm drain system shall be pressure tested, cleaned, and CCTV inspected, prior to occupancy.

54. A plan for the grading of the subdivision prepared by the subdivider’s engineer shall be submitted to the Development Department for review and approval by the City Engineer. A final drainage study shall be submitted with the grading plan. The developer shall provide hydrology and hydraulic calculations to size any drainage structure included in the grading plan design.

55. The subdivider shall be responsible for obtaining any permissions or easements for grading or public improvements constructed on adjacent properties.

56. The subdivider’s engineer shall prepare and submit a geotechnical report for the subdivision to the City.

57. Grading operations and construction shall be conducted in a manner and/or measures taken to prevent sand, dust, and debris to blow onto other properties. Temporary fencing shall be erected as required by City staff during construction to prevent windblown debris from leaving the project site and to ensure public safety. An adequate dust palliative shall be Resolution No. 22-099 September 6, 2022

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used at all times. After completion of grading the developer shall maintain the site such that sand, dust and debris do not blow onto other properties.

58. Prior to construction of any improvements or any land disturbance, the developer shall construct temporary drainage facilities and provide erosion control measures as necessary to minimize storm water run-off, erosion, and silt deposition. The developer shall provide an erosion control plan of the Best Management Practices to be implemented during construction. The National Pollutant Discharge Elimination System (NPDES) permit program requires operators of construction sites one acre or larger (including smaller sites that are part of a larger common plan of development) to obtain an NPDES permit and prepare a Storm Water Pollution Prevention Plan (SWPPP). A copy of the SWPPP (and erosion control plan) shall be submitted to the Development Department. All NPDES guidelines and requirements must be adhered to, and best management practices followed at all times during construction.

59. The site shall be designed and permanent drainage detention facilities installed such that post-development peak storm water runoff discharge rates shall not exceed the estimated pre-development rate where the increase peak storm water discharge rate will result in increased potential for downstream erosion, and to mitigate potential water quality impacts related to stormwater.

60. The subdivider shall pay any and all fees and charges that may become effective prior to the issuance of a building permit or utility connection, and shall pay such fees as a condition of obtaining a building permit.

61. The owner of the subdivision shall agree, binding upon any successors and assigns of interest in the subdivision, to pays any and all fees and assessments applicable to the subdivision from the date of recordation until such a time that building permits have been issued for each lot.

62. The subdivider shall submit an initial and final digital AutoCAD copy of the map.

63. The subdivider shall provide the City with a copy of the recorded final map on reproducible polyester-based film (mylar).

64. An application for plan review and an engineer’s construction cost estimate for civil improvements shall be required at the time of initial improvement plan submittal. Payment of plan and map check fees as per the City’s Development Department Engineering Plan Check Fee Schedule based on the engineer’s cost estimate shall be required with the plan submittal.

Building Conditions:

65. The project shall comply with all building codes in effect at the time of plan submittal.

66. Plan check fees for this project will be due, and shall be paid in full, upon submittal of plans to the Building Division. The Building Division may be contacted at (760) 955-5100 for an estimation of these fees. Tools for estimating total permit fees are available on the City’s website at https://www.victorvilleca.gov/government/city-departments/development/permit- center/fees-forms. Actual amounts owed will be determined upon submittal of the plans via the City’s online permit center
Resolution No. 22-099 September 6, 2022

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Fire Conditions:

67. Shall comply with all 2019 Building and Fire Code requirements based on occupancy classification.

68. Monitored fire sprinkler system(s) are required for proposed building(s). Plans shall be submitted prior to construction.

69. Monitored fire alarm system(s) are required for proposed building(s). Plans shall be submitted prior to construction.

70. Homes (including attached garages) must be protected by automatic fire sprinkler systems.

71. Tracts with more than 100 homes shall have a water system feed from two different distribution lines.

72. Paved access from 2 points shall be required for completion and occupancy. Plans shall be submitted and approved prior to construction commencement.

73. Interior/exterior Fire Department access roadways/fire lanes shall be required per Fire Department Standard. Fire Department access roadways providing access to the buildings in this project shall be a minimum of 26 feet wide and shall be directly adjacent to 2 sides of the building. If gates, installed must comply with Fire Department Standards.

74. An approved on-site fire protection system, in accordance with Fire and Water Department Standards is required. The system is required to be in place and serviceable prior to building construction.

75. Provide a preliminary on-site fire protection plan which indicates the location of all required fire protection appliances (FDC’s, PIV’s, RP’s, hydrants, etc.) Required appliances shall be unobstructed by fencing, storage containers, parked vehicles, etc.

76. An approved water supply system, complete with street hydrants complying with Fire Department Standards, shall be in place prior to any combustible construction.

77. Required fire flow for this project is 2,500gpm @ 20psi for 4 hours duration at furthest remote hydrant. Contact Water Department to assure availability of required fire flow.

78. Fire Department access roadways greater than 150’ in length shall require approved turnarounds per Fire Department Standard. Any street exceeding 600; will require secondary access.

79. Knox Box/Key Box is required and shall be provided and installed in accordance with Fire Department Standards.

80. Access gates shall be provided with an “Opticom” receiver capable of opening gates via decoding of the “Opticom” strobe signal transmitted by Fire, Police, and Ambulance units. All access gates shall require mechanical means for opening in event of power failure, shall not impinge on required clear width when fully open, and shall be equipped with Knox Box lock actuation devices.

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81. Street Address for Single Family Homes
a. The street address shall be posted with a minimum of four (4) inches height numbers with one0half (1/2) inch stroke, visible from the legal access road. During the hours of darkness, they shall be internally illuminated.
b. Prior to occupancy the posted numbers shall be installed with numbers that contrast with their background and are legible from the street.
c. Where building set-backs exceed fifty (50) feet from roadway, additional non- illuminated contrasting four (4) inch stroke, shall be displayed at property access entrance on a permanent monument.

82. Street Addressing for Commercial, Condominiums and Industrial Buildings a. The street address shall be posted with a minimum of twelve (12) inch in height numbers with a one (1) inch stroke, visible from the street of the corresponding address.

During the hours of darkness, they shall be electrically illuminated either externally or internally.
b. Posted numbers shall contrast with their background and be legible from the street of the corresponding address prior to occupancy.
c. Where building setbacks exceed one hundred (100) feet from roadway, additional non-illuminated contrasting numbers twelve (12) inch in height with a one (1) inch stroke, shall be displayed at property access entrance on a permanent monument. d. Commercial/Industrial buildings - Secondary or rear entrance doors shall be marked with unit designators with a minimum of four (4) inch high and 3/8-inch stroke numbers/letters.
e. In multifamily complex there shall be positioned at each entrance of the complex, an illuminated diagrammatic representation of the complex showing the location of fire hydrants, egress/ingress, building and unit designators within the complex f. Where interior buildings exist, completely detached from roadway circulation, illuminated or reflector signs shall be posted along walkway entrances from road circulation points, indicating interior buildings that take access from that particular path. 1) Each individual unit/building within the complex shall display a prominent identification letter, not less than six (6) inches in height and on-half (1/2) inch stroke, which is easily visible to approaching vehicular and/or pedestrian traffic. During the hours of darkness, these letters shall be internally or externally electrically illuminated.
g. Each individual unit shall have a number/letter with the first digit indicating floor level, not less than four (4) inches in height and one-half (1/2) inch stroke.

CITY COUNCIL

ATTACHMENT E
Site Plan
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EXISTING 40' OFFER OFDEDICATION TO THE COUNTYOF SAN BERNARDINO(CITY OF VICTORVILLE) FORROAD PURPOSES.

EXISTING 42' OFFER OF DEDICATIONTO THE CITY OF VICTORVILLE FORSTREET PURPOSES PER PM NO. 12884,P.M.B. 178/76-79 20:1SLOPE
(5) STANDARD STALLS &(1) LOADING(2) STANDARD STALL(1) CARPOOL/EV/CLEAN AIR STALL &(2) HANDICAP STALL (4) VACUUM STALLS(12' X 20')
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35' EASEMENT
72'-0"
19'-6"

DOG PARK
AMENITY3 AMENITY2
AMENITY1

POOL BLDG
CARPORTS, TYP.

CARPORTS, TYP.

CARPORTS, TYP. CARPORTS, TYP.

CARPORTS, TYP.

POOLSPA
DIAG. PARKINGDIMENSIONS, TYP.
35' EASEMENT - NOT A PART

TOT LOT
BBQ
BBQ
BBQ

TOT LOT

CONNECTION
Landscape area7,735 s.f.

Landscape area1,516 s.f.

Landscape area3,033 s.f.

Dog Park17,752 s.f.

Courtyard 314,683 s.f.

Courtyard 37,980 s.f.

Seating Area 35,145 s.f.

Seating Area 22,053 s.f.

Seating Area 11,708 s.f.

Seating Area 114,681 s.f.

Courtyard 214,957 s.f.

Landscape area1,539 s.f.

Landscape area3,266 s.f.

Pool Courtyard42,689 s.f.

Landscape area3,468 s.f.

Landscape area4,550 s.f.

Landscape area2,688 s.f.

Landscape area4,026 s.f.

Landscape area5,191 s.f.

Landscape area8,462 s.f.

Landscape area5,804 s.f.

Landscape area4,666 s.f.

Landscape area1,970 s.f.

Landscape area9,695 s.f.

Landscape area5,804 s.f.

Landscape area1,805 s.f.

Courtyard 15,538 s.f.

Tot Lot8,873 s.f.

Gathering Plaza12,807 s.f.

Rec. Trail6,668 s.f.

Landscape area10,240 s.f.

Landscape area1,570 s.f.
16 A-2.0ZONE C2 SUMMARYPARCEL 1±0.69 (±27,866 SF)PARCEL 2 (REST.RETAIL)±0.83 A.C. (±35,949 SF)BLDG E±6,200 SFDRIVE-THRU±1,800 SFSHOPS±4,400 SFPARCEL 22.32 A.C. (±101,216 SF)GAS STATION±3,500 SFCAR WASH±1,092 SFPARCEL 60.61 AC (±26,378 SF)BLDG F±3,500 SFDRIVE-THRU±1,800 SFSHOPS±1,700 SFPARCEL 70.69 AC (30,315 SF)BLDG HDRIVE-THRU±3,000 SFPARCEL 53.47 AC (±151,129 SF)BLDG. A±42,000 SFPARCEL 40.89 AC (±38,928 SF)BLDG. B±5,300 SFPARCEL 80.59 AC (±25,889 SF)BLDG. C±4,242 SFPARCEL 91.00 AC (±43,696 SF)BLDG. D±4,535 SFPARCEL 100.55 A.C.(±23,813 SF)BLDG K±3,280 SFPARCEL 111.10 AC (±47,917 SF)BLDG J±6,800 SFPARCEL 12±3.3 A.C.(±145,422 SF)STORAGE±137,183 GROSS SFOFFICE WITHINSTORAGE BLNDG.±10,000 SFTOTAL ZONE C2 SUMMARYTOTAL PARCEL AREA$&

6)
TOTAL BLDG SQ. FT.6)TOTAL LOT COVERAGERATIO36% LEGEND:

LANDSCAPE AREA
HANDICAP ACCESSIBLE ROUTE OF TRAVEL WHERESLOPES DO NOT EXCEED 5% SLOPE IN THE DIRECTIONOF THE TRAVEL AND MINIMUM 2% IN TRANSVERSALDIRECTION. NOTE: PARKING AREAS SHALL COMPLY W/THIS AS WELL.DETECTABLE WARNING. DETECTABLE WARNINGSSHALL CONSIST OF RAISED TRUNCATED DOMESPER CBC 11B-705

PROPERTY LINE
PARKING COUNT#

PARCEL LINE

PROPOSED FIRE HYDRANT

ENHANCED PAVEMENTCONCRETE SIDEWALK

MCDONALS NOT A PART OF THIS PUD,UNDER SEPARATE SUBMITTAL,RESIDENTIAL SEE SEPARATE RESIDENTIALDRAWING SHEETS IN THIS SUBMITTAL

LIMITS OF WORK

RESTAURANT (DRIVE-THRU PORTION OFBUILDING
N
MAY 20, 2022 VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021 BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA 90017 t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC PROPOSED SITE PLANA1.1
9 KEYNOTES:1234567891011121314151617181920
GENERAL NOTES1.SEE CIVIL DRAWINGS FOR ADDITIONAL CIVILINFORMATION, IF AVAILABLE2.SEE LADNSCAPE DRAWINGS FOR ADDITIONALLANDSCAPE INFORMATION, IF AVAILABLE.

ELEC
14'-4"9'-0"xWORK/BRK6'-6"6'-8"xUTILITY
14'-9"10'-10"xMAIL/PARCEL

UCREFRC

UCICEUCMW
UCREF
9'-3"10'-6"xOFFICE9'-9"6'-7"xVESTIBULE
5'-10"7'-8"xJAN
880 SF 400 SFTHE CONNECTION
930 SF230 SF
23'-6"
30'-0"
20'-0"
26'-0"
30'-0"
21'-6"
20'-6"
30'-0" 26'-0"26'-0"18'-0"20'-0"4'-0"26'-0"
25'-0"
26'-0"12'-0"
36'-0"36'-0"
20'-0"
30'-0"
30'-0"
30'-0"
26'-0"
26'-0"
20'-6"
37'-0"
30'-0"
E.V.A.Main Gate150'-0"
20'-0"20'-0"R32'-0"
27'-6"
29'-0"41'-0"
39'-0"
20'-6"
24'-6"
132'-6"104'-0"100'-6"

ADAADAVAN
ADAADA
ADAADA

ADAADAEVCSEVCSVAN
25'-0"20'-0"
3'-0"
34'-6"
33'-0"
16'-0"20'-6"
16'-6"
21'-6"
28'-6"
18'-6"
151'-0" 200'-0"143'-6"
33'-0"

EASEMENT
40'-0"
20'-0"9'-0"18'-0"
3'-0"15'-6"14'-0"
3'-0"
6'-0"
62'-0"
71'-0"
32'-6"

EXISTING
6'-0"
84'-0"
205'-0"
6'-0"
8'-6"
8'-6"
8'-6"
8'-6"
AMENITY2
AMENITY1

POOL BLDG
CARPORTS, TYP.

CARPORTS, TYP.

POOLSPA
DIAG. PARKINGDIMENSIONS, TYP.

TOT LOT
BBQ
BBQ
Landscape area7,735 s.f.

Seating Area 11,708 s.f.

Courtyard 214,957 s.f.

Landscape area1,539 s.f.

Pool Courtyard42,689 s.f.

Landscape area3,468 s.f.

Landscape area4,550 s.f.

Landscape area2,688 s.f.

Landscape area4,026 s.f.

Landscape area5,191 s.f.

Landscape area8,462 s.f.

Landscape area5,804 s.f.

Landscape area4,666 s.f.

Landscape area1,970 s.f.

Courtyard 15,538 s.f.

MATCHLINE - C

MATCHLINE - A

MATCHLINE - B

MATCHLINE - A
35'-0"
EASEMENT34'-8"
8'-2"
42'-0"

MATCHLINE - C

MATCHLINE - A

MATCHLINE - D

MATCHLINE - C
5'-0"

MATCHLINE - B

MATCHLINE - A
LEGEND:

PROPERTY LINE
PARKING COUNT#

PARCEL LINE

PROPOSED FIRE HYDRANT

ENHANCED PAVEMENTCONCRETE SIDEWALK

MCDONALS NOT A PART OF THIS PUD,UNDER SEPARATE SUBMITTAL,RESIDENTIAL SEE SEPARATE RESIDENTIALDRAWING SHEETS IN THIS SUBMITTAL

LIMITS OF WORK

RESTAURANT (DRIVE-THRU PORTION OFBUILDING
MAY 20, 2022 VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021 BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA 90017 t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC ENLARGED SITE PLAN- AREA AA2.0
KEYNOTES:1234567891011121314151617181920
GENERAL NOTES1.SEE CIVIL DRAWINGS FOR ADDITIONAL CIVILINFORMATION, IF AVAILABLE2.SEE LADNSCAPE DRAWINGS FOR ADDITIONALLANDSCAPE INFORMATION, IF AVAILABLE.

PRIMARY ENTRYSECONDARY ENTRYTRASH ENCLOSURE (TYP.) SEE SHEET A5.0PEDESTRIAN CONNECTION TO RETAILTRAFFIC SIGNALCONTROLLED ACCESS GATEPROPOSED MONUMENT SIGNPROPOSED PYLON SIGNMEDITATION GARDENGATHERING PLAZAPARKING LOT LIGHT STANDARD4" WIDE BLUE STRIPING DEFINING THE PARKINGSPACE OR ACCESS AISLES, TYP.GATHERING PLAZAUTILITY EASEMENTPROPOSED FIRE HYDRANT, SEE CIVIL PLANPROPOSED WM, BFP OR DDC, SEE CIVIL PLANACCESSIBLE PATH OF TRAVEL, SEE CIVIL PLANFOR ADDITIONAL INFORMATIONPROPOSED FDC CONNECTION, SEE CIVIL PLANPROPOSED GI, SEE CIVIL PLANPROPOSED SEWER, SEE CIVIL PLAN 1 N
2 4
3 2
2 25
25 25
25 2525
25 DD
S
FX3650FX3650FX3650
30'-0"
21'-6"
30'-0"4'-0"18'-0"
23'-6"30'-0"
20'-0"
30'-0"
21'-6"
21'-6"
21'-6"20'-0"
21'-6"
30'-0"
30'-0"
26'-0"
30'-0"
24'-6"
26'-0"8'-0"8'-0"
26'-0"20'-6"
50'-0"
Resident Only
27'-6"24'-6"21'-0"19'-6"
20'-6"
20'-0"
18'-0"
17'-0"
18'-0"
38'-6"
20'-0"18'-0"9'-0"
ADA
ADAADA
30'-0"
ADAADA

ADAADA EVCSEVCSVAN

EVCSVANEVCS
12'-0"9'-6"35'-0"
9'-0" 6'-0"6'-0"6'-0"6'-0"59'-0"
62'-0"
62'-0"
6'-0"6'-0"
84'-0"205'-0"
12'-6"
12'-6"
3'-0"3'-0"3'-0"20'-0"17'-0"
6'-0"
8'-6"
8'-6"
8'-6"
8'-6"
8'-6"
8'-6"
8'-6"
28'-6"
7'-0"
47'-6"74'-0"
35' EASEMENT

DOG PARK
AMENITY3 AMENITY2
CARPORTS, TYP.

CARPORTS, TYP.

CARPORTS, TYP.
35' EASEMENT - NOT A PART

TOT LOT
BBQ

CONNECTION
Landscape area7,735 s.f.

Landscape area1,516 s.f.

Landscape area3,033 s.f.

Dog Park17,752 s.f.

Courtyard 314,683 s.f.

Courtyard 37,980 s.f.

Seating Area 35,145 s.f.

Seating Area 22,053 s.f.

Seating Area 1
Seating Area 114,681 s.f.

Courtyard 214,957 s.f.

Landscape area3,266 s.f.

Landscape area10,240 s.f.

Landscape area1,570 s.f.
40'-0"
31'-0"
30'-0"
28'-9"
21'-0"
31'-8"
26'-0"
31'-0"
28'-9"
30'-0"
15'-0"
30'-0"

EASEMENT
69'-9"
11'-2"
20'-0"

MATCHLINE - D

MATCHLINE - B

MATCHLINE - A
42'-0"
34'-3"
10'-0"

SETBACK
35'-0"

EASEMENT

MATCHLINE - C

MATCHLINE - A

MATCHLINE - D

MATCHLINE - B

MATCHLINE - D

MATCHLINE - C
5'-0"

MATCHLINE - B

MATCHLINE - A
62'-3"
10'-0"

SETBACK
LEGEND:

PROPERTY LINE
PARKING COUNT#

PARCEL LINE

PROPOSED FIRE HYDRANT

ENHANCED PAVEMENTCONCRETE SIDEWALK

MCDONALS NOT A PART OF THIS PUD,UNDER SEPARATE SUBMITTAL,RESIDENTIAL SEE SEPARATE RESIDENTIALDRAWING SHEETS IN THIS SUBMITTAL

LIMITS OF WORK

RESTAURANT (DRIVE-THRU PORTION OFBUILDING
MAY 20, 2022 VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021 BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA 90017 t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC ENLARGED SITE PLAN- AREA BA2.1
KEYNOTES:1234567891011121314151617181920
GENERAL NOTES1.SEE CIVIL DRAWINGS FOR ADDITIONAL CIVILINFORMATION, IF AVAILABLE2.SEE LADNSCAPE DRAWINGS FOR ADDITIONALLANDSCAPE INFORMATION, IF AVAILABLE.

PRIMARY ENTRYSECONDARY ENTRYTRASH ENCLOSURE (TYP.) SEE SHEET A5.0PEDESTRIAN CONNECTION TO RETAILTRAFFIC SIGNALCONTROLLED ACCESS GATEPROPOSED MONUMENT SIGNPROPOSED PYLON SIGNMEDITATION GARDENGATHERING PLAZAPARKING LOT LIGHT STANDARD4" WIDE BLUE STRIPING DEFINING THE PARKINGSPACE OR ACCESS AISLES, TYP.GATHERING PLAZAUTILITY EASEMENTPROPOSED FIRE HYDRANT, SEE CIVIL PLANPROPOSED WM, BFP OR DDC, SEE CIVIL PLANACCESSIBLE PATH OF TRAVEL, SEE CIVIL PLANFOR ADDITIONAL INFORMATIONPROPOSED FDC CONNECTION, SEE CIVIL PLANPROPOSED GI, SEE CIVIL PLANPROPOSED SEWER, SEE CIVIL PLAN 6 8
8 A3.8a
N
2 2525
25 26
25 25
26 2430A3.7a32
3 BUILDING FF=3041.00
EXISTING 40' OFFER OFDEDICATION TO THE COUNTYOF SAN BERNARDINO(CITY OF VICTORVILLE) FORROAD PURPOSES.

EXISTING 42' OFFER OF DEDICATIONTO THE CITY OF VICTORVILLE FORSTREET PURPOSES PER PM NO. 12884,P.M.B. 178/76-79 20:1SLOPE
(5) STANDARD STALLS &(1) LOADING
(2) STANDARD STALL(1) CARPOOL/EV/CLEAN AIR STALL &(2) HANDICAP STALL (4) VACUUM STALLS(12' X 20')
20:1SLOPE
20:1SLOPE
20:1SLOPE

LOADING
16'-1"
42'-0"
TYP.
(E) SET-BACKS
SITE DIAGRAM PLAN 2TYP.

TYP.

CITY OF VICTORVILLEPARCEL BOUNDARY
(E) SET-BACKS
TYP.TYP.

TYP.TYP.

TYP.TYP.TYP.

TYP.

TYP. TYP.

NEW 6' X 8'TRANS-FORMERPAD
29'-11"
30'-6"(N) SET-BACKS
(3,239 SQ. FT.)
(5) STANDARD STALLS(5) STANDARD STALLS(3) STANDARD EV STALLS(1) VAN ACCESSIBLE W/ LANDING EV STALL(1) STANDARD STALL (945 SQ. FT.)
(3,716 SQ. FT.)
(95 SQ. FT.)
(209 SQ. FT.)
(491 SQ. FT.)
(84 SQ. FT.)
(2,198 SQ. FT.)
(3,302 SQ. FT.)
(6,936 SQ. FT.)
(1,032 SQ. FT.)

XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX

XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX
(EXIST. RIGHT OF WAY)
(EXIST. RIGHTOF WAY)
20:1SLOPE
VACVAC

CARPOOL/EV/CLEAN AIRONLY
20:1SLOPE
(1) STANDARD STALL(1) AIR/WATER STALL
(5) STANDARD STALLS &(2) 10' x 20' STALLS
(512 SQ. FT.)

LOC-KER
312"

CURTISRSTB
RADIUS

XXXXXXXXXXXXXXXXXXXXX

EV CHARGINGONLY EV CHARGINGONLY EV CHARGINGONLY EV CHARGINGONLY S
20'-0"
26'-0"
30'-0" 36'-0"
30'-0"
26'-0"
26'-0"
19'-6" 24'-0"
26'-0"
20'-0"
18'-0"2'-0"
4'-6"
30'-6"

ADAVANADA
25'-0"20'-0"
20'-0"6'-6"3'-0"
6'-0"
6'-0"
72'-0"
19'-6"
CARPORTS, TYP.

CARPORTS, TYP.

TOT LOT
Landscape area7,735 s.f.

Landscape area9,695 s.f.

Landscape area5,804 s.f.

Landscape area1,805 s.f.

Tot Lot8,873 s.f.
67 132
30'-0"
40'-0"
40'-0"
20'-0"
26'-0"
40'-0"
26'-0"
40'-0"
26'-0"
40'-0"
26'-0"
40'-0"
30'-1"
30'-0"
20 23
32323213
2 10
22 56'-0"
4 6
9 25
7 30'-0"
20'-0"
9'-0"
20'-0"
9'-0"
20'-0"
9'-0"
9'-0"
9'-0"
4'-5"
26'-0"
20'-0"
20'-0"
26'-0"
20'-0"
9'-0"

MATCHLINE - C

MATCHLINE - A

MATCHLINE - D

MATCHLINE - C
12'-6"
12'-6"
12'-6"
12'-6"
11'-6"
11'-6"
11'-6"
11'-6"
10'-3"
144'-0"
30'-0"
99'-0"
9'-0"
9'-9"
26'-0"
20'-0"
14'-0"
9'-0"
9'-0"
82'-0"
20'-0"
26'-0"
20'-0"
13'-8"
42'-0"
26'-0"
R15'-0"
R15'-0"
12'-0"
10'-3"
12'-0"
R32'-0"
R24'-0"
30'-0"
30'-0"
12'-0"
6'-0"
9'-0"
12'-0"
6'-0"
9'-0"
6'-0"
100'-5"
125'-0"
7'-3"
R7'-0"
12'-0"

MATCHLINE - C

MATCHLINE - A

MATCHLINE - D

MATCHLINE - C
5'-0"MATCHLINE - BMATCHLINE - A
10'-0"

SETBACK
10'-0"

SETBACK
108'-0"
LEGEND:

PROPERTY LINE
PARKING COUNT#

PARCEL LINE

PROPOSED FIRE HYDRANT

ENHANCED PAVEMENTCONCRETE SIDEWALK

MCDONALS NOT A PART OF THIS PUD,UNDER SEPARATE SUBMITTAL,RESIDENTIAL SEE SEPARATE RESIDENTIALDRAWING SHEETS IN THIS SUBMITTAL

LIMITS OF WORK

RESTAURANT (DRIVE-THRU PORTION OFBUILDING
MAY 20, 2022 VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021 BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA 90017 t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC ENLARGED SITE PLAN- AREA CA2.2
KEYNOTES:1234567891011121314151617181920
GENERAL NOTES1.SEE CIVIL DRAWINGS FOR ADDITIONAL CIVILINFORMATION, IF AVAILABLE2.SEE LADNSCAPE DRAWINGS FOR ADDITIONALLANDSCAPE INFORMATION, IF AVAILABLE.

PRIMARY ENTRYSECONDARY ENTRYTRASH ENCLOSURE (TYP.) SEE SHEET A5.0PEDESTRIAN CONNECTION TO RETAILTRAFFIC SIGNALCONTROLLED ACCESS GATEPROPOSED MONUMENT SIGNPROPOSED PYLON SIGNMEDITATION GARDENGATHERING PLAZAPARKING LOT LIGHT STANDARD4" WIDE BLUE STRIPING DEFINING THE PARKINGSPACE OR ACCESS AISLES, TYP.GATHERING PLAZAUTILITY EASEMENTPROPOSED FIRE HYDRANT, SEE CIVIL PLANPROPOSED WM, BFP OR DDC, SEE CIVIL PLANACCESSIBLE PATH OF TRAVEL, SEE CIVIL PLANFOR ADDITIONAL INFORMATIONPROPOSED FDC CONNECTION, SEE CIVIL PLANPROPOSED GI, SEE CIVIL PLANPROPOSED SEWER, SEE CIVIL PLAN 31 N
26 26
26 253131
25 30
3030 2525
313131
26 26
26 26 25
A3.2a
A3.0a
32 30
30 3
2ND AVE.
3033.50 PAD3034.25 FFCAV/EV
M.O.

CAVCAV/EV
CAVM.O. S
S
S
S
S
S
20'-0"6'-0"
CARPORTS, TYP.

CARPORTS, TYP.

CONNECTION
Landscape area7,735 s.f.

Gathering Plaza12,807 s.f.

Rec. Trail6,668 s.f.
99'-0"
9 124
6749
42 6
30'-0"
30'-0"
35'-2"
26'-0"
40'-0"
40'-0"
26'-0"
20'-0"
26'-0"
40'-0"26'-0"
20'-0"
26'-0"
40'-0"
26'-0"
40'-0"
26'-0"
40'-0"
26'-0"
20'-0"
40'-0"
30'-0"
7 224
7 4
20 3232 131316
5 26
11 13
7 36'-0"
12'-0"
56'-0"
5'-6"
12 26'-0"
14'-0"
12'-0"
11'-0"
11'-0"
11'-0"
13'-0"
14'-4"
6 25
3232
26'-0"
23 10'-0"
19 45
30'-0"
15'-0"
20'-0"
9'-0"
20'-0"
9'-0"
20'-0"
9'-0"
14 10'-0"
9'-0"
9'-0"
9'-0"
9'-0"
20'-0"
9'-0"
20'-0"
26'-0"
20'-0"
11'-11"
20'-0"
20'-0"
9'-0"
9'-0"
30'-0"
4'-5"
20'-0"
9'-0"
9'-0"
20'-5"
9'-0"
20'-0"
20'-0"
40'-0"
26'-0"
9'-0"
18'-0"
2'
9'-0"
18'-0"
2'
26'-0"
20'-0"
26'-0"
20'-0"
8'-6"
20'-0"
26'-0"
20'-0"
20'-0"
26'-0"
20'-0"
9'-0"
9'-0"
9'-0"
9'-0"
20'-0"
60'-11"
9'-0"
554

MATCHLINE - D

MATCHLINE - B

MATCHLINE - D

MATCHLINE - C
12'-6"
4'-11"
144'-0"
30'-0"
11'-6"
13'-6"
20'-6"
12'-6"
12'-6"
12'-6"
12'-6"
12'-6"
11'-6"
11'-6"
11'-6"
10'-3"
20'-0"
144'-0"
30'-0"
99'-0"
9'-0"
9'-9"
26'-0"
20'-0"
14'-0"
26'-0"
20'-0"
6'-1"
35'-2"
10'-0"

SETBACK
25'-4"
10'-0"

SETBACK
21'-6"
12'-0"
42'-0"
4'-8"
13'-8"
30'-0"
11'-0"
6'-6"
20'-0"
9'-0"
26'-0"
20'-0"
4'-6"
6'-0"
12'-0"
12'-0"
6'-0"
12'-0"
12'-0"
12'-0"
6'-0"
30'-0"
20'-0"
12'-0"
6'-0"
9'-0"
12'-0"
6'-0"
9'-0"
12'-0"
6'-0"
9'-0"
6'-0"
6'-0"
9'-0"
12'-1"
6'-0"
42'-0"
82'-0"
30'-0"
R37'-0"
R18'-0"
R32'-0"
R10'-0"
R18'-0"
R12'-0"
R18'-0"
R18'-0"
R12'-0"
10'-0"

SETBACK
10'-0"

SETBACK
10'-0"
10'-0"

SETBACK
30'-0"

EASEMENT
30'-0"

EASEMENT
8'-234"
12'-0"
17'-10"
7'-6"
13'-934"

MATCHLINE - C

MATCHLINE - A

MATCHLINE - D

MATCHLINE - B

MATCHLINE - D

MATCHLINE - C
5'-0"MATCHLINE - BMATCHLINE - A
10'-0"

SETBACK
10'-0"

SETBACK
35'-2"
6'-6"
30'-7"
26'-2"
LEGEND:

PROPERTY LINE
PARKING COUNT#

PARCEL LINE

PROPOSED FIRE HYDRANT

ENHANCED PAVEMENTCONCRETE SIDEWALK

MCDONALS NOT A PART OF THIS PUD,UNDER SEPARATE SUBMITTAL,RESIDENTIAL SEE SEPARATE RESIDENTIALDRAWING SHEETS IN THIS SUBMITTAL

LIMITS OF WORK

RESTAURANT (DRIVE-THRU PORTION OFBUILDING
MAY 20, 2022 VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021 BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA 90017 t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC ENLARGED SITE PLAN- AREA DA2.3
KEYNOTES:1234567891011121314151617181920
GENERAL NOTES1.SEE CIVIL DRAWINGS FOR ADDITIONAL CIVILINFORMATION, IF AVAILABLE2.SEE LADNSCAPE DRAWINGS FOR ADDITIONALLANDSCAPE INFORMATION, IF AVAILABLE.

PRIMARY ENTRYSECONDARY ENTRYTRASH ENCLOSURE (TYP.) SEE SHEET A5.0PEDESTRIAN CONNECTION TO RETAILTRAFFIC SIGNALCONTROLLED ACCESS GATEPROPOSED MONUMENT SIGNPROPOSED PYLON SIGNMEDITATION GARDENGATHERING PLAZAPARKING LOT LIGHT STANDARD4" WIDE BLUE STRIPING DEFINING THE PARKINGSPACE OR ACCESS AISLES, TYP.GATHERING PLAZAUTILITY EASEMENTPROPOSED FIRE HYDRANT, SEE CIVIL PLANPROPOSED WM, BFP OR DDC, SEE CIVIL PLANACCESSIBLE PATH OF TRAVEL, SEE CIVIL PLANFOR ADDITIONAL INFORMATIONPROPOSED FDC CONNECTION, SEE CIVIL PLANPROPOSED GI, SEE CIVIL PLANPROPOSED SEWER, SEE CIVIL PLAN11 N
25 25
25 2525
302530 3025
31 26
26 26
25 2424
25 30
30 30
25 3131 313132
3232
26 26
26 26
26 26
31 32
32 26
269
8 262626
30 7
12 A3.3aA3.4a
A3.6a
A3.5a
A3.7a
A3.1
A3.0a
33 3
3 3
3 3
3RD AVENUE

RESIDENTIAL SUMMARY

PRIMARY ENTRY
• SPECIMEN TREES
• TEXTURED PAVING
• VIEW TO RECREATION
CENTER
1 SATELLITE RECREATION AREAS
• BBQ’S
• OUTDOOR SEATING
• SHADE STRUCTURES
2 BBQ’S AREAS
4 PEDESTRIAN

CONNECTION TO
RETAIL
6 SECONDARY ENTRY

SPECIMEN TREES AND

VIEWS TO DOG PARK

AND COMMUNITY LAWN
7 PRIMARY RECREATION AREA
• COMMUNITY BUILDING
• POOL
• SPA
• CABANAS
3 TOT LOT
5 5/24/2022
Type A # Bldgs
Plan Unit Net Area Count 5
1 1BR 750 0 0
2 2BR 920 4 20
3 2BR 1039 3 15
4 2BR 1085 8 40
5 3BR 1200 2 10
17 85
Garages 13 65
Type B # Bldgs
Plan Unit Net Area Count 9
1 1BR 750 6 54
2 2BR 920 4 36
3 2BR 1039 0 0
4 2BR 1085 4 36
5 3BR 1200 1 9
15 135
Garages 10 90
Type C # Bldgs
Plan Unit Net Area Count 13
1 1BR 750 0 0
2 2BR 920 4 52
3 2BR 1039 3 39
4 2BR 1085 4 52
5 3BR 1200 1 13
12 156
Garages 10 130
Total Garages 285
Carports 122
Surface Parking 326

1.95 per unit 733
752
TOTAL 376
1BR 54 14.4%
2BR 290 77.1%
3BR 32 8.5%
Victor Valley Connection Apartments
Total Parking Provided
Total Parking Req'd (2 per unit)
Total Net Unit Area
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

COPYRIGHT © 2021
DLR GroupBEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA 75-21705-00 700 South Flower St.
2 2 n d F l o o r ,
L o s A n g e l e s , C A
9 0 0 1 7
t : 2 1 3 . 8 0 0 . 9 4 0 0

BEAR VALLEY DEVELOPMENT COMPANY, LLC
LOCATION- VICINITY & CONTEXT PHOTOGRAPHIC SITE PLAN A0.1 S-R
R-1
R-2
R-3
R-4
RMPD
MDR
PUD
C-A
C-1
C-2
C-4
C-M
MXU
IPD
M-1
M-2
P-C
A
A-E
F-P
SP
LEGEND
12244 3rd Ave.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
SP.1a
2020108
REVISED 05-24-22
2ND AVENUE

SERVICE DRIVE WAY
1 2
2 3
3 3
5 COMMUNITY LAWN

DOG PARK

CARPORT
2 2
7 4
4 4
5 6

RESIDENTIAL CONCEPTUAL SITE PLAN

CITY COUNCIL

ATTACHMENT F
Commercial & Residential Elevations
MAY 11, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

COPYRIGHT © 2021
BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00 700 South Flower St.
2 2 n d F l o o r ,
L o s A n g e l e s , C A
9 0 0 1 7
t : 2 1 3 . 8 0 0 . 9 4 0 0

BEAR VALLEY DEVELOPMENT COMPANY, LLC
A0.0
N

PROJECT SITE

ARCHITECTURAL SHEETS
A0.0
A0.1
A1.0

TITLE SHEET

LOCATION - VICINITY & CONTEXT PHOTOGRAPHIC

SITE PLAN

EXISTING SITE PLAN
A3.0a
A3.0b
A3.1a
A3.1b
A3.2a
A3.2b
A3.3a
A3.3b
A3.4a
A3.4b
A3.5a
A3.5b
A3.6a
A3.6b
A3.7a
A3.7b
A3.8a
A3.8b
A4.0
A5.0
FLOOR PLAN/ ROOF PLAN - BLDG A, B, and C
ELEVATIONS- BLDG A, B, and C
FLOOR PLAN/ ROOF PLAN - SHOPS 3

ELEVATIONS- BLDG D

FLOOR PLAN/ ROOF PLAN - BLDG E

ELEVATIONS- BLDG E

FLOOR PLAN/ ROOF PLAN - BLDG F

ELEVATIONS- BLDG F

FLOOR PLAN/ ROOF PLAN - BLDG H

ELEVATIONS- BLDG H

FLOOR PLAN/ ROOF PLAN - BLDG J

ELEVATIONS- BLDG J

FLOOR PLAN/ ROOF PLAN - BLDG K

ELEVATIONS- BLDG K
FLOOR PLAN/ ROOF PLAN - STORAGE 3 STORY
ELEVATIONS- STORAGE 3 STORY
FLOOR PLAN/ ROOF PLAN - STORAGE 1 STORY
ELEVATIONS- STORAGE 1 STORY

MATERIAL BOARD / LEGEND

TRASH ENCLOSURE DETAILS
A6.0
A6.1

PROPOSE PERSPECTIVE RENDERING

VICTORVILLE CONNECTION
COMMERCIAL & MULTI-RESIDENTIAL DEVELOPMENT ON NWC BEAR VALLEY ROAD AND 2ND STREET

SHEET INDEXZONING MAP

VICINITY MAP
S-R
R-1
R-2
R-3
R-4
RMPD
MDR
PUD
C-A
C-1
C-2
C-4
C-M
MXU
IPD
M-1
M-2
P-C
A
A-E
F-P
SP
LEGEND

PROJECT TEAM
ARCHITECT:

DLR Group
700 S. Flower St, 22nd Floor
Los Angeles, CA 90017
Contact: Alexander Catala
T: 213-373-6935
[email protected]
CIVIL:

DRC ENGINEERING, INC
160 South Old Springs Road, Suite
210 Contact: Ron Skelpko
T: 714-685-6860
[email protected]
DEVELOPER:

BEAR VALLEY

DEVELOPMENT COMPANY, LLC

ADDRESS
Contact: Name
T:

RESIDENTIAL:

WHA
3767 Worsham Ave
Long Beach, CA 90808
T: 949-250-0607
LANDSCAPE:

HPLA STUDIO
1124 Bristol Street Costa
Mesa, CA 92626 Contact:

Daniel Erlandson T:
972-701-9636
[email protected]
DISCIPLINE:

COMPANY NAME

ADDRESS
Contact:

TITLE SHEET
B E A R V A L L E Y R D.3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.HESPERIA, CA 9234516559 BEAR VALLEY RD.HESPERIA, CA 9234516575 BEAR VALLEY RD.HESPERIA, CA 9234516511 BEAR VALLEY RD.HESPERIA, CA 92345 16453 BEAR VALLEY RD.HESPERIA, CA 9234516493 BEAR VALLEY RD.HESPERIA, CA 9234516721 BEAR VALLEY RD.HESPERIA, CA 92345 16716 BEAR VALLEY RD.VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.VICTORVILLE, CA 92395
12219 2ND AVENUEVICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUEHESPERIA, CA 92345 NW CORNER OF BEAR VALLEY RD & 3RD AVENUEVICTORVILLE, CA 92395 MAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC LOCATION- VICINITY & CONTEXT PHOTOGRAPHIC SITE PLANA0.1 S-RR-1R-2R-3R-4RMPDMDRPUDC-AC-1C-2C-4C-MMXUIPDM-1M-2P-CAA-EF-PSP LEGEND
12244 3rd Ave.VICTORVILLE, CA 92395
12268 3rd Ave.VICTORVILLE, CA 9239512256 3rd Ave.VICTORVILLE, CA 92395 12280 3rd Ave.VICTORVILLE, CA 9239512290 3rd Ave.VICTORVILLE, CA 9239512314 3rd Ave.VICTORVILLE, CA 92395SE CORNER 2ND AVE. & JASMINE ST.VICTORVILLE, CA 92395 RESTAURANT

MAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC EXTERIOR ELEVATIONS- BLDG EA3.2b

EXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. BUECHEL STONE- TDB2. BUECHEL STONE- SILVERDALE STONE PANELS3. EL DORADO STONE-TDB4. EL DORADO STONE-TDB5. EL DORADO STONE-TDBSTN- # PL- #
FCS- #C- #CL- #MT- #1. SHERWIN WILLIAMS- COLOR TBD2. SHERWIN WILLIAMS- COLOR TBD3. SHERWIN WILLIAMS- COLOR TBD4. SHERWIN WILLIAMS- COLOR TBD5. SHERWIN WILLIAMS- COLOR TBD6. SHERWIN WILLIAMS- COLOR TBD7. SHERWIN WILLIAMS- COLOR TBD8. SHERWIN WILLIAMS- COLOR TBD9. SHERWIN WILLIAMS- COLOR TBD10. SHERWIN WILLIAMS- COLOR TBD11. SHERWIN WILLIAMS- COLOR TBD12. SHERWIN WILLIAMS- COLOR TBD

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

1. FUNDERMAX- MAX COMPACT EXT. NT, TBD2. FUNDERMAX- MAX COMPACT EXT. NT, ENIGMA 09233. FUNDERMAX- MAX COMPACT EXT. NT, 00804. FUNDERMAX- MAX COMPACT EXT. NT, TBD5. FUNDERMAX- MAX COMPACT EXT. NT, AF BLACK 01596. FUNDERMAX- MAX COMPACT EXT. NT, SAFFRON 07367. FUNDERMAX- MAX COMPACT EXT. NT, CHARCOAL +GLITTER 0077G8. FUNDERMAX- MAX COMPACT EXT. NT, UNI-COLOR(AUTHENTIC)#04991. BRAKE METAL PANEL2. BRAKE METAL PANEL3. BRAKE METAL PANEL4. TBD5. CORRUGATED METAL6. MECHANICAL SCREEN, WHITE

1. METAL CANOPY, SW- COLOR TBD2. METAL CANOPY, SW- COLOR TBD3. METAL CANOPY, SW- COLOR TBD4. METAL CANOPY, SW- COLOR TBD5. METAL CANOPY, SW- COLOR TBD6. METAL CANOPY, SW- COLOR TBD7. METAL CANOPY, SW- COLOR TBD8. METAL CANOPY, SW- COLOR TBD CONCRETECN-#1. CONCRETE WALL FINISH, TBD

MATERIALFINISH
27'-8"T.O.P.28'-10"T.O.P. T.O.P23'-1"
13'-4"
29'-2"T.O.P.
13'-0"
T.O.P27'-8"
T.O.P25'-8"T.O.P28'10"27'-8"T.O.P.23'-1"T.O.P.
13'4"T.O.P23'-1"T.O.P27'-8"T.O.P29'-2"25'-8"T.O.P. 29'-2"T.O.P.23'-1"T.O.P.13'-0"T.O.P27'-8"T.O.P29'-2" EXTERIOR ELEVATION- SOUTH3/16" = 1'-0"S
EXTERIOR ELEVATION- NORTH3/16" = 1'-0"N
EXTERIOR ELEVATION- EAST3/16" = 1'-0"E EXTERIOR ELEVATION- WEST3/16" = 1'-0"W CL-1PL-5CL-2
STN-4
PL-7PL-5
CL-2PL-7PL-6
STN-4
PL-7PL-7STN-4
CL-1PL-7PL-5 PL-7CL-2PL-5PL-5
STN-4PL-6
PL-8CL-2CL-2
STN-4STN-4STN-4
CL-2CL-2
STN-4STN-4STN-4

EXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

MATERIALFINISH
13'-6"26'-0"T.O.P.

T.O.P22'-9"13'-6"
28'-4"T.O.P. T.O.P26'-0"
13'-6"T.O.P26'-0"T.O.P28'-4"
13'-6"
T.O.P28'-4"
T.O.P22'-9"T.O.P26'-0"13'-6"
T.O.P28'-4"
28'-4"T.O.P.
13'-1"22'-9"T.O.P.
13'-6"28'-4"T.O.P.

EXTERIOR ELEVATION- SOUTH3/16" = 1'-0"S
EXTERIOR ELEVATION- NORTH3/16" = 1'-0"N
EXTERIOR ELEVATION- EAST3/16" = 1'-0"E
EXTERIOR ELEVATION- WEST3/16" = 1'-0"W
CL-4
CL-3
STN-4
PL-9PL-3
STN-5
CL-3PL-3PL-9
STN-3
STN-5STN-5STN-5
PL-8PL-3PL-9PL-9PL-3PL-9CL-3PL-3
CL-4CL-4
PL-10
CL-4 CL-4PL-3C-4
PL-9
STN-4

EXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

MATERIALFINISH
28'-5"T.O.P. T.O.P28'-4"
13'-6"
13'-7"26'-1"T.O.P.
28'-4"T.O.P.
13'-6"26'-1"T.O.P. 12'-10"21'-10"T.O.P.

T.O.P26'-1"T.O.P.21'-10"12'-10"
T.O.P26'-1"T.O.P28'-4"
T.O.P26'-1"17'-10"28'-4"T.O.P.
13'-6"26'-1"T.O.P.

EXTERIOR ELEVATION- SOUTH3/16" = 1'-0"S
EXTERIOR ELEVATION- NORTH3/16" = 1'-0"N
EXTERIOR ELEVATION- EAST3/16" = 1'-0"E
EXTERIOR ELEVATION- WEST3/16" = 1'-0"W
CL-3CL-2CL-4 CL-2PL-7PL-7 PL-7CL-2PL-7PL-9CL-3
STN-3
STN-5STN-5
PL-9CL-2PL-7
PL-10
CL-4PL-7PL-9CL-3
C-5 C-5
PL-7PL-7PL-7CL-2

EXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

MATERIALFINISH
24'-0"T.O.P.

T.O.P25'-0"25'-0"T.O.P.

T.O.P24'-0"25'-0"T.O.P.23'-0"T.O.P.12'-0"14'-0" 12'-0"
16'-11"12'-0"T.O.CANOPY24'-0"T.O.P.23'-0"T.O.P.14'-0"T.O.P.24'-0"T.O.P.23'-0"12'-0" EXTERIOR ELEVATION- SOUTH3/16" = 1'-0"S
EXTERIOR ELEVATION- NORTH3/16" = 1'-0"N
EXTERIOR ELEVATION- EAST3/16" = 1'-0"E
EXTERIOR ELEVATION- WEST3/16" = 1'-0"W
CL-5PL-12C-6C-6C-6 CN-1PL-12CL-5 CL-6CL-6CN-1CN-1
CL-5CN-1CL-6CL-6CL-5C-6PL-12

EXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

MATERIALFINISH
15'-4" 22'-0"T.O.P26'-0"26'-0"T.O.P.15'-2"T.O.CANOPY22'-0"T.O.P.26'-0"T.O.P. 22'-0"15'-4" 13'-6" 22'-0"T.O.P26'-0"15'-2"15'-2"22'-0"T.O.P.26'-0"T.O.P. 26'-0"T.O.P.15'-4"22'-0" EXTERIOR ELEVATION- SOUTH3/16" = 1'-0"S
EXTERIOR ELEVATION- NORTH3/16" = 1'-0"N
EXTERIOR ELEVATION- EAST3/16" = 1'-0"E
EXTERIOR ELEVATION- WEST3/16" = 1'-0"W
CL-6CL-7CL-6
CL-6CL-6CL-7 CL-7CL-7CN-1MT-4MT-4CN-1CL-7
MT-4MT-4PL-11CL-7CL-7C-7 C-7

E/A3.7b
N/A3.7b
W/A3.7b
220'-8"
151'-2"
151'-4"
221'-4"
221'-4"
152'-8"
151'-4"
221'-4"
S/A3.7b
N/A3.7b
E/A3.7b W/A3.7b
221'-4"
152'-8"
151'-4"
221'-4"
S/A3.7b
N/A3.7b
E/A3.7b W/A3.7b
T.O.P.EL= ±35'-6"
T.O.P.EL= ±36'-0"
T.O.P.EL= ±37'-0"
T.O.P.EL= ±33'-4"T.O.CANOPYEL= ±41'-0"T.O.P.EL= ±37'-0" T.O.P.EL= ±38'-10"
MAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC ENLARGED FLOOR PLAN- STORAGE 3 STORYA3.7aN FLOOR PLAN- STORAGE 3 STORY- 2ND FLOOR1/16" = 1'-0"2FLOOR PLAN- STORAGE 3 STORY- GROUND FLOOR1/16" = 1'-0"1 FLOOR PLAN- STORAGE 3 STORY- 3RD FLOOR1/16" = 1'-0"3 ROOF PLAN- STORAGE 3 STORY1/16" = 1'-0"4

EXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

MATERIALFINISH
39'-0"T.O.P.36'-0"10'-0" T.O.P37'-0"
T.O.P39'-0"
7'-10 1/2"
37'-0"T.O.P.35'-6"
T.O.P39'-0"
7'-10 1/2"35'-6"
8'-0"T.O.P.37'-10"41'-0"39'-0"T.O.P.
7'-10 1/2"
8'-0"
37'-0"T.O.P.41'-0"
29'-0"3'-0"EXTERIOR ELEVATION- SOUTH3/32" = 1'-0"S
EXTERIOR ELEVATION- NORTH3/32" = 1'-0"N
EXTERIOR ELEVATION- EAST3/32" = 1'-0"E
EXTERIOR ELEVATION- WEST3/32" = 1'-0"W
CL-6CN-1CL-8CL-6CN-1
CL-8CL-6C-1
CL-8CL-6C-1
CN-1
CL-6CN-1
CL-8CL-6C-1 CL-6
CL-6CL-6CN-1CN-1
CL-6CL-6CL-6

ADAADA20'-0"17'-0"
S
211'-7"
21'-1"
E/A3.8b
N/A3.8b
S/A3.8b
W/A3.8b
263'-4"
28'-8"158'-4"28'-9"26'-6"211'-012"
151'-4"30'-0"
T.O.P.EL= ±16'-0"T.O.P.EL= ±16'-0" T.O.P.EL= ±16'-0"
T.O.P.EL= ±16'-0"
T.O.P.EL= ±16'-0"
MAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC ENLARGED FLOOR PLAN- STORAGE 1 STORYA3.8aN
FLOOR PLAN- STORAGE 1 STORY1/16" = 1'-0"1 ROOF PLAN- STORAGE 1 STORY1/16" = 1'-0"2

EXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

MATERIALFINISH
T.O.P16'-0"16'-0"T.O.P.
16'-0"T.O.P. T.O.P16'-0"
16'-0"T.O.P. T.O.P16'-0"
16'-0"T.O.P. T.O.P16'-0"
EXTERIOR ELEVATION- SOUTH1/8" = 1'-0"S
EXTERIOR ELEVATION- NORTH1/8" = 1'-0"N
EXTERIOR ELEVATION- EAST1/8" = 1'-0"E
EXTERIOR ELEVATION- WEST1/8" = 1'-0"W
MT-5
MT-5
MT-5
MT-5

MATERIAL BOARD/ LEGENDMAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC A4.0

STONE VENEEREXTERIOR MATERIAL LEGEND

RAINSCREENCLADDING

FIBER CEMENTSIDING

METAL PANELS

STONE VENEERSIDING
CANOPY

EXTERIORCEMENT PLASTER

1. EQUITONE - PICTURA PA0412. EQUITONE - LINEA LT603. EQUITONE - PICTURA PW8414. EQUITONE - LINEA LT205. EQUITONE - PICTURA TBD

MATERIALFINISH
FCS-1FIBER CEMENT SIDINGRAINSCREEN CLADDING
FCS-2FCS-3
STN-1STN-2STN-3STN-4STN-5STN-6FCS-4FCS-5
CL-1CL-2CL-3CL-4CL-5CL-6CL-7CL-8PLASTER PAINTPL-1PL-2PL-3PL-4PL-5PL-6PL-7PL-8PL-9PL-10PL-11PL-12CANOPY FINISH

METAL FINISH
C-1C-2C-3C-4C-5C-6C-7
MT-1MT-2MT-3CONCRETE FINISHCN-1
MT-4MT-5MT-6
16'-8"CONCRETEWALKWAYSLOPE2% MAX
SLOPE5% MAX

APLANCSIDE
13'-4"6'-8"CONC. APRON
12'-8"4'-0"
4'-8"
8'-8"
6'-0"
4'-0" ASPHALTCONCRETENO PARKINGNO PARKINGSLOPE1%4" CONCRETE SLAB WITH #4 BARS @ 12" O.C.E.W. AT MID DEPTH OVER 4" CRUSHED ROCK.

CANE BOLT KEEPER HOLE(DRILLED), TYP.8" CMU BLOCK TRASH ENCLOSUREWITH METAL GATE PER CITYSTANDARD6" HIGH CONCRETE STEP6" HIGH X 6" WIDE CONC. CURBAT SIDES 4" WIDE X 2'-0" O.C. DIAGONAL STRIPING PAINTED'TRAFFIC YELLOW', PROVIDE 6" HIGH STENCILEDLETTERS TO READ "NO PARKING" BFRONT

TRASH ENCLOSURE
7'-4"
HSS 4"x4"x316" COLUMNS, TYP.
1"x1" TS RUNNERS @ 4" O.C. WITH 1-1/2" BOLTS ATEA. POST.STEEL GATESSTEEL GATE LOCKING HARDWAREHSS 5"x5"x14" COLUMNS 20'-0"
CITY OF VICTORVILLE - TRASH ENCLOSURE NOTESDETAIL SHALL BE IN COMPLIANCE WITH THE CITY OF VICTORVILLE TRASHENCLOSURE.1)WALLS ARE TO BE OF DECORATIVE BLOCK, MASONRY, OR SIMILARMATERIALS CONSISTENT WITH THE ARCHITECTURE, COLOR, AND ACCENTMATERIALS OF THE PRIMARY BUILDING2)GATES ARE TO BE SOLID METAL CONSTRUCTION3)SWIVEL POINTS ON DOORS SHALL BE LOCATED OUTSIDE OF THE OPENINGAREA OF THE ENCLOSURE4)SWIVEL POINTS SHALL BE ATTACHED TO CONCRETE FILLED STEELPOSTS/COLUMNS AT ENDS OF WALLS5)ENCLOSURE SHALL BE ON A LEVEL PAD AT GROUND LEVEL. THE AREABETWEEN THE PAD AND THE PICK UP AREA SHALL BE A PAVED AREA 4 INCHDEEP FOR THE WIDTH OF THE ENCLOSURES AND SHALL NOT EXCEED AGRADE OF 2%WALL NOTES1.8 INCH MINIMUM CMU BLOCK2.ALL REBAR TO BE #4 MINIMUM3.LAP ALL REBAR MIN. 20 INCH4.MIN. 3 INCH FROM REBAR TO EARTH5.GROUT ALL CELLS CONTAINING REBAR6.3 INCH COVER OF EARTH FROM TOP OF FOOTINGPAINT FINISHESPAINT CMU BRICK AND GATETBD 6'-0"3'-6"CSIDE ELEVATION
8'-8"4'-0"SEE PLAN8" CMU BLOCK TRASHENCLOSURE PER CITYSTANDARD HSS 5"x5"x14"COLUMNSCONC.APRON
2'-0"3'-6"6'-0"T. O.MASONRY
12'-8"
STEEL GATESLINE OF PAVING2'X2'X3'-6" FOOTINGFOR STEELCOLUMNSFRONT ELEVATIONB4"2'-0"1'-0"8" CMU BLOCK TRASHENCLOSURE PER CITYSTANDARD 8"
1"x1" TS RUNNERS @ 4" O.C.WITH 1-1/2" BOLTS AT EA.POST.HSS 12"x6"x316" BEAMSHSS 10"x4"x316" TRELLIS BEAMSPAINTED CORRUGATED METALROOF HSS12"x6"x316"BEAMSHSS 10"x4"x316" TRELLIS BEAMSPAINTED CORRUGATED METALROOF STEEL GATE4"7'-0"
2'-0"HSS 5"x5"x14"COLUMN
5"x5"x14" TS
1"x1" TS RUNNERS @ 4" O.C.WITH 1-1/2" BOLTS AT EA.POST.

PROPOSE TYP. TRASH ENCLOSUREMAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC A5.0

PROPOSED RENDERINGSMAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC A6.0
PROPOSED RENDERINGSMAY 11, 2021VICTORVILLE CONNECTIONNOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.COPYRIGHT © 2021BEAR VALLEY ROAD, BETWEEN 2ND AVENUE & 3RD AVENUE, VICTORVILLE, CA75-21705-00700 South Flower St. 22nd Floor, Los Angeles, CA90017t: 213.800.9400 BEAR VALLEY DEVELOPMENT COMPANY, LLC A6.1
0 842
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.9b
2020108
MAY 28, 2021CONCEPT 17-PLEX BUILDING ELEVATIONS
FrontLeft
RearRight
35’ Max
TYPE A - 17-PLEX (x7)
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 3068
FX 2040
3068
3068
3068
FX 3050FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
FX 2040
3068
3068
3068
FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
3068
3068
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR FX 2650
3068
FX 2040
3068
3068
3068
FX 2040
FX3050
FX3050FX3050
3068
3068
FX3050
3068
3068
3068
FX3050
2468
3068
2668
W/H
2468
2468
FX 2040 FX 3050
3068
W/H
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
3068
3068
158'-2"
W/H
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX2650
TYPE A - 17-PLEX (x7)
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
First Floor
Second Floor
Victorville Connection Apartments 10/30/2020
17-Plex 5 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 0 0
2 2BR 920 4 20
3 2BR 1039 3 15
4 2BR 1085 8 40
5 3BR 1200 2 10
17 85
Garages 12 84
15-Plex 9 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 6 54
2 2BR 920 4 36
3 2BR 1039 0 0
4 2BR 1085 4 36
5 3BR 1200 1 9
15 135
Garages 10 90
12-Plex 13 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 0 0
2 2BR 920 4 52
3 2BR 1039 3 39
4 2BR 1085 4 52
5 3BR 1200 1 13
12 156
Garages 10 130
Total Garages 304
Carports 122
Surface Parking 334
Total Parking Provided 760
Total Parking Req'd (2 per unit) 750
Total Net Unit Area
TOTAL 376
1BR 54 14.4% Note: 2 units will be
2BR 290 77.1% repurposed as a
3BR 32 8.5% Maint. Office
0 842
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.9c
2020108
MAY 28, 2021CONCEPT 17-PLEX BUILDING PLANS
W/H
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX2650
TYPE A - 17-PLEX (x7)
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
Third Floor
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.9d
2020108
MAY 28, 2021
0 842
CONCEPT 17-PLEX BUILDING & ROOF PLANS
TYPE A - 17-PLEX (x5)

FLAT ROOF WITH MULTIPLE HEIGHT PARAPETS

SOLAR PANELS

HVAC UNITS
HATCH

HVAC UNITS
0 842
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.10a
2020108
MAY 28, 2021CONCEPT 15-PLEX BUILDING ELEVATIONS
FrontLeft
RearRight
35’ Max
30 October 2020
First Floor
Second Floor
3068
TYPE A - 17-PLEX (x7)
TYPE B - 15 PLEX (x11)
TYPE C - 12 PLEX (6x)
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 3068
FX 2040
3068
3068
3068
FX 3050FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
3068
FX 2040
3068
3068
3068
FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 3068
3068
3068
3068
3068
3068
3068
FX 2040
3068
3068
3068
FX 3050FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
FX3050 FX3050
3068
3068 3068
FX3050FX3050
2468
2668
2668
W/H
3068
210
68 3068
3068
3068
3068
FX 3050FX 3050
3068
3068 3068
FX 3050 FX 3050
2468
2668
2668
W/H
210
68 3068
3068
FX 2040
3068
3068
3068
FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
W/H
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR
3068
3068
3068
3068
3068
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 3068
FX 2040
3068
3068
3068
FX 3050FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
FX 2040
3068
3068
3068
FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
3068
3068
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR FX 2650
3068
FX 2040
3068
3068
3068
FX 2040
FX3050
FX3050FX3050
3068
3068
FX3050
3068
3068
3068
FX3050
2468
3068
2668
W/H
2468
2468
FX 2040 FX 3050
3068
W/H
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
3068
3068
158'-2"
W/H
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX2650
TYPE A - 17-PLEX (x7)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
3068
3068
FX 3050FX 3050
2468
2868 2468
FX 3050 FX 3050
2468
2668
2668
2668
W/H
3068
3068
FX3050 FX3050
2468
2868 2468
FX3050FX3050
2468
2668
2668
2668
W/H
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE B - 15 PLEX (x11)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE C - 12 PLEX (6x)
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
W/H
2668
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
2468
FX3050FX3050
2668
0 842
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.10b
2020108
MAY 28, 2021CONCEPT 15-PLEX BUILDING PLANS
Victorville Connection Apartments 10/30/2020
17-Plex 5 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 0 0
2 2BR 920 4 20
3 2BR 1039 3 15
4 2BR 1085 8 40
5 3BR 1200 2 10
17 85
Garages 12 84
15-Plex 9 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 6 54
2 2BR 920 4 36
3 2BR 1039 0 0
4 2BR 1085 4 36
5 3BR 1200 1 9
15 135
Garages 10 90
12-Plex 13 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 0 0
2 2BR 920 4 52
3 2BR 1039 3 39
4 2BR 1085 4 52
5 3BR 1200 1 13
12 156
Garages 10 130
Total Garages 304
Carports 122
Surface Parking 334
Total Parking Provided 760
Total Parking Req'd (2 per unit) 750
Total Net Unit Area
TOTAL 376
1BR 54 14.4% Note: 2 units will be
2BR 290 77.1% repurposed as a
3BR 32 8.5% Maint. Office
Third Floor
W/H
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX2650
TYPE A - 17-PLEX (x7)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
3068
3068
FX 3050FX 3050
2468
2868 2468
FX 3050 FX 3050
2468
2668
2668
2668
W/H
3068
3068
FX3050 FX3050
2468
2868 2468
FX3050FX3050
2468
2668
2668
2668
W/H
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE B - 15 PLEX (x11)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE C - 12 PLEX (6x)
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
W/H
2668
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
2468
FX3050FX3050
2668
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.10c
2020108
MAY 28, 2021
0 842
CONCEPT 15-PLEX BUILDING & ROOF PLANS
TYPE B - 15 PLEX (x9)

FLAT ROOF WITH MULTIPLE HEIGHT PARAPETS

SOLAR PANELS

HVAC UNITS
HATCH

HVAC UNITS
0 842
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.11a
2020108
MAY 28, 2021CONCEPT 12-PLEX BUILDING ELEVATIONS
FrontLeft
RearRight
35’ Max
First Floor
Second Floor
3068
TYPE A - 17-PLEX (x7)
TYPE B - 15 PLEX (x11)
TYPE C - 12 PLEX (6x)
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 3068
FX 2040
3068
3068
3068
FX 3050FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
3068
FX 2040
3068
3068
3068
FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 3068
3068
3068
3068
3068
3068
3068
FX 2040
3068
3068
3068
FX 3050FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
FX3050 FX3050
3068
3068 3068
FX3050FX3050
2468
2668
2668
W/H
3068
210
68 3068
3068
3068
3068
FX 3050FX 3050
3068
3068 3068
FX 3050 FX 3050
2468
2668
2668
W/H
210
68 3068
3068
FX 2040
3068
3068
3068
FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
W/H
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR
3068
3068
3068
3068
3068
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 3068
FX 2040
3068
3068
3068
FX 3050FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
FX 2040
3068
3068
3068
FX 2040
FX 3050
FX 3050 FX 3050
3068
3068
FX 3050
3068
3068
3068
FX 3050
2468
3068
2668
W/H
2468
2468
FX 2040
3068
3068
3068
3068
3068
3068
3068
8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR 8'-0" x 7'-0" SECT. GAR. DOOR FX 2650
3068
FX 2040
3068
3068
3068
FX 2040
FX3050
FX3050FX3050
3068
3068
FX3050
3068
3068
3068
FX3050
2468
3068
2668
W/H
2468
2468
FX 2040 FX 3050
3068
W/H
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
3068
3068
158'-2"
W/H
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX2650
TYPE A - 17-PLEX (x7)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
3068
3068
FX 3050FX 3050
2468
2868 2468
FX 3050 FX 3050
2468
2668
2668
2668
W/H
3068
3068
FX3050 FX3050
2468
2868 2468
FX3050FX3050
2468
2668
2668
2668
W/H
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE B - 15 PLEX (x11)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE C - 12 PLEX (6x)
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
W/H
2668
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
2468
FX3050FX3050
2668
0 842
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.11b
2020108
MAY 28, 2021CONCEPT 12-PLEX BUILDING PLANS
Victorville Connection Apartments 10/30/2020
17-Plex 5 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 0 0
2 2BR 920 4 20
3 2BR 1039 3 15
4 2BR 1085 8 40
5 3BR 1200 2 10
17 85
Garages 12 84
15-Plex 9 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 6 54
2 2BR 920 4 36
3 2BR 1039 0 0
4 2BR 1085 4 36
5 3BR 1200 1 9
15 135
Garages 10 90
12-Plex 13 Buildings
Plan # of Beds SF # of Units Total Units
1 1BR 750 0 0
2 2BR 920 4 52
3 2BR 1039 3 39
4 2BR 1085 4 52
5 3BR 1200 1 13
12 156
Garages 10 130
Total Garages 304
Carports 122
Surface Parking 334
Total Parking Provided 760
Total Parking Req'd (2 per unit) 750
Total Net Unit Area
TOTAL 376
1BR 54 14.4% Note: 2 units will be
2BR 290 77.1% repurposed as a
3BR 32 8.5% Maint. Office
Third Floor
W/H
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
FX 2650
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
2468
2468
2668
2468
3068
3068
FX3050 FX3050
FX3050
FX3050
2868
2468
2468
2068
FX3050
2668
W/H
2068
FX2650
TYPE A - 17-PLEX (x7)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
3068
3068
FX 3050FX 3050
2468
2868 2468
FX 3050 FX 3050
2468
2668
2668
2668
W/H
3068
3068
FX3050 FX3050
2468
2868 2468
FX3050FX3050
2468
2668
2668
2668
W/H
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE B - 15 PLEX (x11)
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX 2650
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
W/H
2468
FX3050FX3050
2868
2668
2468
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
W/H
2468
FX 3050 FX 3050
2468
2468
2668
2468
3068
3068
FX 3050FX 3050
FX 3050
FX 3050
2868
2468
2468
2068
FX 3050
2668
W/H
2068
FX2650
TYPE C - 12 PLEX (6x)
2668
2468
2468
2468
2468
3068
3068
FX 3050
BI-PASS6068
FX 3050FX 3050
2468
2668
2468
FX 3050 FX 3050
2668
W/H
2668
2468
2468
2468
2468
3068
3068
FX3050
BI-PASS6068
FX3050 FX3050
2468
2668
2468
FX3050FX3050
2668
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.11c
2020108
MAY 28, 2021
0 842
CONCEPT 12-PLEX BUILDING & ROOF PLANS
TYPE C - 12 PLEX (x13)

FLAT ROOF WITH MULTIPLE HEIGHT PARAPETS

SOLAR PANELS

HVAC UNITS
HATCH

HVAC UNITS
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.12a
2020108
MAY 28, 2021
W/H
12'-7"12'-5" x
BDRM
12'-8"14'-1" x
LIVE
13'-0"14'-1" x

DINE/KIT
11'-9"19'-7" x
LIVE
10'-4"11'-5" x
DINE
10'-4"8'-3" x
KIT
10'-11"11'-7" x
BR2
13'-2"12'-11" x
BR1
14'-6"15'-0" x
LIVE
12'-7"9'-9" x
DINE
9'-3"12'-4" x
KIT
12'-1"13'-4" x
BR1
12'-3"11'-3" x
BR2
10'-1"8'-3" x
KIT
10'-4"9'-11" x
DINE
10'-11"14'-1" x
LIVE
10'-5"10'-3" x
BR2
12'-9"12'-5" x
BR1
6'-5"11'-8" x
75 sf BALCONY
6'-1"12'-6" x
75 sf BALCONY
6'-4"11'-10" x
75 sf BALCONY
5'-6"13'-11" x
75 sf BALCONY
W/H
10'-10"16'-1" x
150 sf PATIO
9'-11"11'-3" x
BR2
10'-6"10'-5" x
BR3
12'-1"13'-3" x
BR1
14'-6"15'-1" x
LIVE
9'-3"12'-4" x
KIT
12'-10"10'-2" x
DINE

STORGSTORG
STORG
STORG
STORG
W/H
W/H
W/H
PLAN 1
1 BD / 1 BA
750 SF
PLAN 3
2 BD / 2 BA
ADAPTABLE @ LEV 1
PLAN 5
3 BD / 2 BA

ADAPTABLE
1200 SF
1039 SF
PLAN 4
2 BD / 2 BA
1085 SF
PLAN 2
2 BD / 2 BA
920 SF
LEVEL 1 - 150 sf PATIO
0 421

CONCEPT UNIT PLANS
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.13a
2020108
MAY 28, 2021RECREATION BUILDING CONCEPTUAL PERSPECTIVES

9'-3"10'-6" x
OFFICE
9'-3"10'-6" x
OFFICE 5'-11"7'-10" x
I.T.
11'-5"20'-4" x

CONFERENCE
14'-4"9'-0" x

WORK/BRK
6'-6"6'-8" x

UTILITY
25'-10"15'-1" x

WORK SPACE
19'-9"16'-1" x

PRESENTATION
12'-6"21'-6" x
LOBBY
14'-9"10'-10" x

MAIL/PARCEL
25'-5"38'-3" x

FITNESS
28'-5"32'-10" x

CLUB ROOM
UCREF

RCUCICEUCMW
UC
REF
5'-11"6'-10" x

UTILITY
9'-9"6'-7" x

VESTIBULE
5'-10"7'-8" x
JAN
5326 SF
880 SF400 SF

THE CONNECTION
930 SF
230 SF
8 TABLES
15 CHAIRS
15 CHAIRS
15 CHAIRS
15 CHAIRS15 CHAIRS
8 TABLES
15 CHAIRS
15 CHAIRS
15 CHAIRS
15 CHAIRS15 CHAIRS
29'-8"31'-10" x

MULTIPURPOSE
19'-6"21'-6" x

MULTIPURPOSE
860 SF
420 SF
10'-5"18'-1" x

MAIL/PARCEL
1971 SF
FX
3650
FX
3650
FX
3650
1646 SF
10'-5"18'-1" x

MAIL/PARCEL
35'-11"31'-10" x

MULTIPURPOSE
978 SF
8 TABLES
15 CHAIRS
15 CHAIRS
15 CHAIRS
15 CHAIRS15 CHAIRS
8 TABLES
15 CHAIRS
15 CHAIRS
15 CHAIRS
15 CHAIRS15 CHAIRS

STORG COUNTER
STORG

UTILITY

STORG COUNTER
STORG

UTILITY

GARAGE DR

ROLL UP

GARAGE DR

ROLL UP

GARAGE DR

ROLL UP
AMENITY BUILDING 2 AMENITY BUILDING 3

WOMENS MENS
POOL

EQUIPMENT

OUTDOOR
SHOWER
JAN.

ELEC
I.T./TEL./
CABLE
ACID
TANK
50 GAL.

1.51.5 POOL
FILTER
SAND
TR-140C
POOL
FILTER
SAND
TR-140C
HEATER
CR-337A
H20
SPA
HEATER
CR-337A

ADA LIFT

STORAGE
(3)

CHLORINE
TANK
53 GAL.

SPA
FILTER
SAND
TR-100C
SPA
FILTER
SAND
TR-100C
33/4 2

1.5 POOL
FILTER
SAND
TR-140C
HEATER
CR-337A
POOL
HEATER
CR-337A

POOL POOL

POOL BUILDING
0 842
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.13b
2020108
MAY 28, 2021AMENITY BUILDINGS FLOOR PLANS
B E A R V A L L E Y R D.
3 R D A V E
2 N D A V E
SITE
16545 BEAR VALLEY RD.

HESPERIA, CA 92345
16559 BEAR VALLEY RD.

HESPERIA, CA 92345
16575 BEAR VALLEY RD.

HESPERIA, CA 92345
16511 BEAR VALLEY RD.

HESPERIA, CA 92345
16453 BEAR VALLEY RD.

HESPERIA, CA 92345
16493 BEAR VALLEY RD.

HESPERIA, CA 92345
16721 BEAR VALLEY RD.

HESPERIA, CA 92345
16716 BEAR VALLEY RD.

VICTORVILLE, CA 92395
16850 BEAR VALLEY RD.

VICTORVILLE, CA 92395
12219 2ND AVENUE
VICTORVILLE, CA 92395
SW CORNER OF BEAR VALLEY RD & 2ND AVENUE
HESPERIA, CA 92345
NW CORNER OF BEAR VALLEY RD & 3RD AVENUE
VICTORVILLE, CA 92395
MARCH 30, 2021

VICTORVILLE CONNECTION
NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO

ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.

VICTORVILLE, CA 92395
12268 3rd Ave.

VICTORVILLE, CA 92395
12256 3rd Ave.

VICTORVILLE, CA 92395
12280 3rd Ave.

VICTORVILLE, CA 92395
12290 3rd Ave.

VICTORVILLE, CA 92395
12314 3rd Ave.

VICTORVILLE, CA 92395
SE CORNER 2ND AVE. & JASMINE ST.

VICTORVILLE, CA 92395
A3.13c
2020108
MAY 28, 2021AMENITY BUILDINGS CONCEPTUAL PERSPECTIVES
For exact color refer to manufacturer actual samples.
© 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

VICTORVILLE CONNECTION
Victorville, California

MJM INVESTMENT GROUP
October 6, 2021 | 2020108

EXTERIOR COLOR & MATERIALS
SIDING
UNIT
DOORS
FRENCH
DOORS
METAL

RAILING
GARAGE
DOORS
STUCCO
COLOR #1
STUCCO
COLOR #2
STUCCO
ACCENT

CITY COUNCIL

ATTACHMENT G
Tentative Tract Map No. 20560
JAN.

ELEC

WORK/BRK

UTILITY

MAIL/PARCEL
UC REF

RC UC ICE
UC M W
UC REF
OFFICE

VESTIBULE
JAN
880 SF 400 SF

THE CONNECTION
930 SF
230 SF

N O P ARKING N O P ARKING

N O P ARKING N O P ARKING
VAN
T

BUILDING SLAB

PROPOSED
F.F. =3034.25
PAD = 3033.50
T
OWNER / DEVELOPER:

BEAR VALLEY ROAD & 2ND AVENUE, LLC
AND BEAR VALLEY DEVELOPMENT CO., LLC
ENGINEER:

DRC ENGINEERING, INC.

ARCHITECT:

DLR GROUP
SOIL ENGINEER:

MERRILL JOHNSON

LEGAL DESCRIPTION
EXISTING PARCELS AND EASEMENTS PER PARCEL MAP NO. 17603 PARCEL MAP BOOK 230, PAGES 13 & 14
NOTES:
1) THE EXISTING 19 PARCELS OF PARCEL MAP NO. 17603 WILL BE RECONFIGURED TO THE 13 PARCELS AS SHOWN ON TENTATIVE MAP NO.
2) THE EASEMENTS ESTABLISHED BY PARCEL MAP NO. 17603 FOR INGRESS AND EGRESS,

PUBLIC UTILITIES AND SANITARY SEWER EASEMENTS WILL BE VACATED BY

RECORDATION OF
3) THE 30' DRAINAGE EASEMENT OT THE CITY OF VICTORVILLE PER BOOK 6583, PG 199, O.R. WILL BE VACATED BY RECORDATION OF
4) THE DRAINAGE EASEMENTS DEDICATED ON PARCEL MAP NO. 17603 FOR THE

PUBLIS STORM DRAINS THAT PASS THROUGH THE SITE SHALL BE RETAINED AS SHOWN ON SHEET 1.

N.A.P.

TRACT
20560.

TM 20560.

CITY COUNCIL

ATTACHMENT H
Planning Commission: Executive
Summary, Excerpt Minuets, &
Resolutions P-22-026 – P-22-029

EXECUTIVE SUMMARY

PLAN21-00023

PROJECT DESCRIPTION: A General Plan Amendment, Planned Unit Development, Site Plan and Tentative Tract Map with an Initial Study and M itigated Negative Declaration to allow for the development of mixed-use commercial and residential project on an approximately 34 acre site that includes approximately 230,632 sq. ft. of commercial, retail, office, self-storage and restaurants on the approximately 16 acre southern half of the site; 376 multi-family residential units on the remaining northern half of the site; a nd the redesign of 18 parcels into 18 parcels via Tentative Tract Map No. 20560.

APPLICANT: MJM Investment Compa ny, LLC

PLANNING COMMISSION PUBLIC HEARING DATES: August 10, 2022

SUMMARY FOR AUGUST 10, 2022 PLANNING COMMISSION MEETING

NUMBER OF PEOPLE WHO COMMENTED: 1

NUMBER OF PEOPLE SPEAKING IN FAVOR: 1

NUMBER OF PEOPLE SPEAKING OPPOSED: 0

NUMBER OF WRITTEN COMMENTS IN FAVOR: 0

NUMBER OF WRITTEN COMMENTS OPPOSED: 0

STAFF RECOMMENDATION: Recommend City Council Approval

PLANNING COMMISSION ACTION: Recommended City C ouncil Approval

PLANNING COMMISSION VOTE: Cook-Askins Jr. Aye
Mesen Aye
Thomas Aye
Kurth Aye
Harriman Aye

sms
Excerpt from the August 10, 2022, Regular Planning Commission Meeting

PLAN21-00023 – MJM Investment Company, LLC

2. A General Plan Amendment, Planned Unit Development , Site Plan and Tentative Tract Map with an Initial Study and Mitigated Negative Declaration to allow for the development of mixed-use commercial and residential project on an approx imately 34 acre site that includes approximately 230,632 sq. f t. of commercial, retail, office, self- storage and restaurants on the approximately 16 acre southern half of the site; 376 multi-family residential units on the remaining northern half of the site; and the redesign of 18 parcels into 18 parcels via Tentative Tract Map No. 20560.

Location: North of and abutting Bear Valley Road between S econd Avenue and Third
Avenue.

Recommendation:

Staff
recommends that the Planning Commission conduct a p ublic hearing, receive testimony regarding the proposed project and take t he following actions:

1. Environmental Assessment – Recommend that the City Council adopt the attached Mitigated Negative Declaration with a Mitigation Monitoring and Reporting Program for the project; and

2. General Plan Amendment – Adopt Resolution No. P-22-026, recommending approval by the City Council of the General Plan Amendment portion of Case No. PLAN21-00023; and

3. Planned Unit Development – Adopt Resolution No. P-22-027, recommending approval by the City Council of the Planning Unit Development portion of Case No. PLAN21-00023; and

4. Site Plan – Adopt Resolution No. P-22-028, recommending approval by the City Council of the Site Plan portion of Case No. PLAN21-00023, subject to the attached conditions of approval; and

5. Tentative Tract Map – Adopt Resolution No. P-22-029, recommending approval by the City Council of the Tentative Tract Map portion of Case No. PLAN21- 00023, subject to the attached conditions of approval.

Senior Planner Alex Jauregui provided a detailed Po wer Point presentation on the project.

Questions ensued.

Chairman Kurth opened the public hearing.

Speakers:

Applicant, Michael Asheghian, gave some extra infor mation on the project and made themselves available for questions.

Questions and comments ensued.

Chairman Kurth closed the public hearing.

Motion was made to approve staff recommendations.

Moved: Vice Chair Harriman
Seconded: Commissioner Mesen

Motion passed 5-0

Ayes: Commissioner Cook-Askins, Jr., Commissioner Mesen, Commissioner Thoma s, Vice Chair Harriman, Chairman Kurth

CITY COUNCIL

ATTACHMENT I
Planning Commission:

August 10, 2022, Agenda Item
Item Number:
2 Planning Commission

CONTINUED PUBLIC HEARINGS
Meeting of: August 10, 2022
Submitted By:

Alex Jauregui, Senior Planner

Case:

PLAN21-00023
Subject:

A General Plan Amendment, Planned Unit Development, Site Plan and Tentative Parcel Map with an Initial Study and Mitigated Negative Declaration to allow for the development of mixed-use commercial and residential project on an approximately 34 acre site that includes approximately 230,632 sq. ft. of commercial, retail, office, self-storage and restaurants on the approximately 16 acre southern half of the site; 376 multi-family residential units on the remaining northern half of the site; and the redesign of 19 parcels into 18 parcels via Tentative Tract Map No. 20560.

Applicant:

MJM Investment Company, LLC
Location:

North of and abutting Bear Valley Road between Second Avenue and Third Avenue Recommendation:

Staff recommends that the Planning Commission conduct a public hearing, receive testimony regarding the proposed project and take the following actions:

1. Environmental Assessment – Recommend that the City Council adopt the attached Mitigated Negative Declaration with a Mitigation Monitoring and Reporting Program for the project; and

2. General Plan Amendment – Adopt Resolution No. P-22-026, recommending approval by the City Council of the General Plan Amendment portion of Case No. PLAN21-00023; and

3. Planned Unit Development – Adopt Resolution No. P-22-027, recommending 2 7
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approval by the City Council of the Planning Unit Development portion of Case No.

PLAN21-00023; and

4. Site Plan – Adopt Resolution No. P-22-028, recommending approval by the City Council of the Site Plan portion of Case No. PLAN21-00023, subject to the attached conditions of approval; and

5. Tentative Tract Map – Adopt Resolution No. P-22-029, recommending approval by the City Council of the Tentative Tract Map portion of Case No. PLAN21-00023, subject to the attached conditions of approval.

Summary:

The applicant is requesting approval of the mixed-use project in order to convert existing commercial designated land to a Planned Unit Development and allow for a coordinated multi-family residential and commercial mixed-use development at the subject site. The project will provide a mixed-use development that includes 376 multi-family dwelling units comprised of 1, 2, and 3 bedroom apartments, as well as 230,632 sq. ft. of commercial space that will accommodate a mix of retail, restaurant, office and storage uses. The proposed “Victor Valley Connection” project will also include a Tentative Tract Map to subdivide the underlying land into separate parcels; however, the entire project area will be unified by a Planned Unit Development zoning designation that will ensure site and building design, site access, pedestrian connections, parking, landscaping and other development standards are coordinated throughout the site in order to create a “…unique, alternative and superior…” development as required by the Victorville Municipal Code.

The location is surrounded on three sides by Circulation Element designated roadways of Bear Valley Road (Super Arterial) to the south and Second Avenue and Third Avenue (Arterials) to the east and west which will be improved along the sites frontages and include sufficient capacity to serve the proposed development. Staff supports the proposed development given its high quality of design and well developed plans and development standards that will ensure the project complies with the intent of the proposed Mixed Use General Plan designation.

Discussion/Analysis:

1. Environmental Assessment.

An Initial Study and Mitigated Negative Declaration (Attachment K) have been prepared for the project in accordance with Section 15070 of the California Environmental Quality Act (CEQA), and all of the proposed mitigation measures have been included within the proposed Site Plan Conditions of Approval (Conditions of Approval 39 - 56). Mitigation measures for air quality, biological resources, cultural and tribal cultural resources, geology and soils, greenhouse gas, hydrology and water, as well as transportation were included in the proposed Mitigated Negative Declaration that will ensure that any potential effects on the environment are considered less than significant. As of the close of the required 30-day CEQA review period on May 31, 2022, comments on the subject environmental documents were received from the California Department of Fish and Wildlife (CDFW) as well as the 2 7
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Southwest Regional Council of Carpenters (SWRCC). These comments, responses from the applicant, as well as any necessary mitigation is discussed as follows:
CDFW Comments w/Responses (Attachment M) – The submitted CDFW comments note concerns with the baseline biological conditions assumed and/or documented by the proposed Initial Study/Mitigated Negative Declaration (IS/MND) as well as the adequacy of proposed a Mitigation Measure with respect to the Burrowing Owl. Given the previously cleared/graded condition of the site, existing drainage improvements, as well as specific project specific studies noted in the response to the CDFW comments and included in the Biological Assessment prepared by the applicant’s consultant, Staff concurs with the responses by the applicant’s biological consultant and their position of no further studies being required. Additionally, as requested by the CDFW, the updated Mitigation Measure regarding the Burrowing Owl has been included in the IS/MND and the proposed Site Plan Conditions of Approval (Mitigation Measure BIO-1 & Condition No. 46).
SWRCC Comments (Attachment N) – Comments received from the SWRCC address a range of items that they identify as concerns and/or inadequate to mitigate the impacts of the proposed project. While the applicant remains in discussions with SWRCC to resolve the noted items by a separate agreement, as of this writing the subject comments have not been withdrawn by the SWRCC.

Topics noted by the SWRCC relate to specific areas such as biological resources, energy impacts, transportation/VMT impacts, water quality, air quality, a local workforce, General Plan consistency, and general CEQA compliance and document preparation. Staff concurs with the responses provided by the applicant’s environmental consultant and notes that appropriate Mitigation Measures were included in the IS/MND to reduce any potential impacts to a level of less than significant, which are adequately supported by special studies, and environmental documents prepared in compliance with applicable CEQA requirements.

2. General Plan Amendment.

Overview
The proposed development includes the redesignation of approximately 34 acres of Commercial land identified in the Land Use Element of the General Plan to Mixed Use land (Attachment E). This redesignation to Mixed Use is necessary to accommodate the inclusion of residential dwellings that are not permitted within the Commercial land use designation while still maintaining a commercial component. The Land Use Element of the General Plan defines the Mixed Use designation as “…intended to facilitate well integrated multi-family and commercial developments...” that permits a mix of residential and commercial development.

Staff does not object to the redesignation as proposed given that development trends within the last decade have shifted away from large commercial nodes due to various 2 7
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factors (e.g. increased use of ecommerce) as well as the City’s need to address the Statewide housing shortage and provide additional areas for dwellings to address the City’s allocation of the Regional Housing Needs Assessment (RHNA).

General Plan Policies
The City’s General Plan Land Use Element and recently updated Housing Element support the proposed change to Mixed Use and the inclusion of the additional housing types within the City as follows:
Land Use Element Policy 1.1.4: Encourage continued development of a variety of residential densities meeting the needs of those desiring to live in Victorville. Land Use Element Policy 1.2.3: Ensure that new development is compatible with existing developments and public infrastructure.
Housing Element Policies A.3 & P.1: Identify commercial and residential zones where zoning can be changed to allow for mixed-use and/or higher density residential development.

According to the City’s recently adopted General Plan Housing Element, development within the City of Victorville included no multi-family units between 2015 and 2020 while multi-family units account for approximately 15% of the City’s total housing stock, indicating a need to provide a greater variety of hosing types. The noted policies are further supported by the Southern California Association of Government’s (SCAG) growth forecast for City’s population to increase 58% by 2045, showing a need to provide additional dwellings for future residents of the City of Victorville. In order to accommodate the need to provide additional housing sites, the subject site has also been identified in the Land Use Element update process as a candidate to be changed to mixed use, which would accommodate the proposed development.

Additionally, the proposals inclusion of residences along the northern half of the site and the associated Planned Unit Development standards will provide a buffer of over 100’ between existing single-family homes and the proposed multi-family dwellings, which exceed existing commercial setbacks by over 70’, thereby ensuring compatibility with existing residential development in the vicinity.

3. Planned Unit Development.

Overview
Pursuant to the Land Use Element of the General Plan as well as Section 16-3.09.010 of the Victorville Municipal Code (V.M.C.), the Mixed Use designation is required to obtain approval of a Planned Unit Development (PUD) in order to provide site specific development standards for the subject site. Excepting for maximum residential density (60 dwelling units per acre), maximum lot coverage (50%), maximum building height (150’), and no more than fifty percent of the project being comprised of residential development, which is regulated by Section 16-3.09.020 of the V.M.C., the 2 7
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proposed PUD establishes all other development standards including allowable land uses, setbacks, recreational amenities, design standards, etc.

The proposed PUD complies with and further regulates the noted development standards (with residential percentage of development being less than 50% when accounting for gross acreage of the site and reduced building height and density) and Staff supports the project as proposed since it generally follows residential standards outlined for R-4 (Very High Density Residential) and C-2 (General Commercial) with limited exceptions primarily related to parking and land use allowances. The applicant has also worked with Staff throughout the development process to address concerns with respect to buffers, site design, and development standards to propose a final product that is “…unique, alternative and superior to those that can be accomplished through the rigid standards yet remain consistent with the goals and objectives of the General Plan…” as required by Section 16-3.16.020 of the V.M.C.

Development Standards
The proposed PUD divides the project site into two districts, comprised of “District 1” that consists of the multi-family residential component as well as “District 2” that includes the commercial land uses. These districts also identify additional land uses that may be established within the PUD that would otherwise require a discretionary approval, including a storage facility within “District 2” that will be listed as a permitted use.

The following provides a brief overview of the proposed Planned Unit Development standards (Attachment F) with comparisons to the R-4 and C-2 District standards as applicable.

District 1 PUD Standards
Requirement District 1 Comparable R-4
Maximum Lot Coverage 60% 40%
Maximum Building Height 40 ft. 35 ft.

Maximum Density 20.14 du/ac 20 du/ac
Minimum Setbacks
Front Yard 15 ft. 15 ft.

Street Side Yard 10 ft. 10 ft.

Interior Side Yard 5 ft. 5 ft.

Rear Yard 10 ft. 15 ft.

Setback From Existing
Single-Family 100’ when over 1 story 100’ when over 1 story Setback From District 2 10 ft. N/A
Recreational Space
Private Per Unit 75 sq. ft. 75 sq. ft.

Common Per Unit 13 Facilities 200 sq. ft.

Off-Street Parking
Spaces Per Unit Approx. 1.95 2.0
Total Provided/Required 733 752
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District 2 PUD Standards
Requirement District 2 Comparable C-2
Maximum Lot Coverage 60% 60%
Maximum Building Height 50 ft.
45 ft.
(120 ft. if approved
by the Planning
Commission)
Minimum Setbacks
Front Yard 10 ft. 10 ft.

Street Side Yard 10 ft. 10 ft.

Interior Side Yard 0 ft. 0 ft.

Rear Yard 0 ft. 0 ft.

Setback From District 1
30 ft.
(Lot 12 Exception – 0 ft. when
40 ft. from residential buildings)
N/A
Off-Street Parking
Spaces per 100 sq. ft.

Stand Alone Restaurants) Approx. 0.8 1
Spaces per 250 sq. ft.
(Multi-tenant Retail/Office) Approx. 1.4 1
Total Provided/Required 527 391
Other Components
Included in the proposed PUD are additional standards related to various aspects of the development that will provide flexibility and options to adjust the development as needed to meet future market demands. Such standards include design guidelines that will address various aspects of the site design (e.g. building designs, entryways, landscaping, lighting, etc.), a phasing plan to allow for the incremental development of the site, and an alternative site plan design (Attachment F – Appendix A), which will allow for the increase of dwelling units from 376 to 428 with appropriate technical studies should the market conditions warrant such an alternative.

4. Site Plan.

General Information
The applicant is requesting approval of a mixed-use project in order to allow for a mixed-use development at the subject site consisting of multi-family residential and commercial areas. The project proposes 376 multi-family dwelling units comprised of 1, 2, and 3 bedroom apartments at the northern half of the site and includes an alternative option that increases residential dwelling units to 428. The southern half of the site is comprised of 230,632 sq. ft. of commercial space (including 4,492 sq. ft. of a previously entitled fueling stations/carwash) that will accommodate a mix of retail, restaurant, office and storage uses. The proposed “Victor Valley Connection” project residential and commercial components are further described as follows:
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Multi-Family Residential
oThe residential component of the project is located on 6 parcels of the associated subdivision map and includes 1, 2, & 3 bedroom units spread among three separate building types that are three stories in height with attached garages. 1 bedroom units are proposed at 750 sq. ft. in size while 2 bedroom units range from 920-1085 sq. ft. and 3 bedroom units are 1200 sq. ft. in size. Also included within the residential area of the site are carports, and multiple amenities such as three community buildings, a pool/spa, dog park, BBQ area, tot lot, etc. Direct access to this area is provided by Second and Third Avenues (Arterials), with a coordinated pedestrian access point to the commercial area of the project site where shop tenants and outdoor seating areas are provided.

Commercial
oThe commercial portion of the project is located on 12 parcels of the associated subdivision map and includes proposed retail, restaurant, office, and storage uses as well as a parcel dedicated to parking. 230,632 sq. ft. of commercial space is included within the commercial portion of the site; however, a 4,492 sq. ft. fueling station/carwash has been previously approved the Planning Commission, bringing the total area of new commercial development included in the subject proposal to 226,040 sq. ft. Direct access to the site is provided by abutting roadways Second and Third Avenues (Arterials) as well as Bear Valley Road (Super Arterial), with cross access provided throughout the commercial area of the project in a clearly defined hierarchy of drive aisles in accordance with V.M.C. standards. No tenants have been identified at this time; however, the site is designed to accommodate retail/restaurant users throughout the site with a focus on medical/office and storage along the site’s easterly boundary.
Development on-site is proposed in six phases (Attachment F – Exhibit 4), with the majority of roadway improvements and driveways having been improved in conjunction with a previous entitlement on the subject site. While minor adjustments will be made to existing roadways in conjunction with the project, the installation with a traffic signal at the intersection of Third Avenue and Bear Valley Road will be required in conjunction with the development of Phase 1 and will ensure sufficient emergency access to the various phases of development. Site Plan Condition of Approval 4 has also been included to ensure access to undeveloped phases of the project are restricted accordingly. As proposed, the project does not require approval of any Conditional Use Permits given the allowances provided by the proposed Planned Unit Development.

Additionally, any future requests for alcohol sales would be reviewed on a case by case basis based on the proposed land use and alcohol license concentration conditions at the time of the request.
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Parking
As discussed in the Planned Unit Development (PUD) section of this analysis, parking within the “Victor Valley Connection” project is determined by the PUD, which requires 1,260 off-street parking spaces. While the proposal complies with the parking required by the PUD, Staff notes that if the total project area were regulated by Title 16 a total of 1,143 parking spaces would be required. As proposed, the development as a whole provides 117 parking spaces in excess of typical Title 16 standards and Site Plan Condition of Approval 9 has been included to ensure the reciprocal access and use of parking is maintained throughout the site.

Site Improvements
The proposal complies with all applicable Title 16, Commercial and Multi-Family Design Guidelines, and PUD development standards and site design requirements as the site plan includes: main driveways with increased depth and stacking area to prevent entry/exit congestion, a hierarchy of interior drive aisles with sufficient width to provide improved circulation, and the screening of loading areas and trash enclosures away from site frontages to reduce visibility. Additionally, the residential component of the proposal includes centrally located amenities (e.g. pool, clubhouse, and tot lot) as well as other amenities throughout the development (e.g. BBQ areas w/outdoor seating, dog park, and grass areas) that provide recreational opportunities throughout the residential area. The applicant has worked with Staff to provide a design that Staff supports and Site Plan Conditions of Approval 2, 3 & 13 have been included to ensure compliance with the noted development standards and design guidelines are maintained. Although proposed trash enclosure locations and sizes are designed in accordance with Title 16 standards, the trash enclosure details specify a smooth finish concrete block in lieu of the minimum split face block typically required by the Planning Commission. Therefore, Site Plan Condition of Approval 17 has been added in order to require upgraded trash enclosure materials in accordance with Title 16 and the Commercial Design Guidelines. Additionally, Site Plan Condition of Approval 18 requires the sequential numbering of enclosures in accordance with V.M.C. standards.
oIn order to address refuse created by patrons of shopping centers when traveling through the site as well as residents of multi-family developments, Section 16-3.24.110(k) of the V.M.C. requires the installation of public litter containers throughout the site at 300-350 foot intervals along walkways and within 10 feet of food generating or food selling stores. This V.M.C. section also requires these containers to be the responsibility of the property owner and be constructed of durable high quality materials consistent with the design of the site. Therefore, Site Plan Condition of Approval 19 has been included in order to verify compliance with this requirement.
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Landscaping
The proposal complies with Title 16, Commercial Design Guidelines, Multi-Family Design Guideline and PUD landscaping requirements since planters are placed throughout the parking field and at the end of parking rows with multiple 24-inch box trees included in the design at a rate of almost three times the amount required by Title 16. Landscaping is also proposed at base of some commercial buildings to frame pedestrian paths and enhance architectural designs while landscaping within the residential areas is used to screen the residences from adjacent commercial areas as well as used to enhance outdoor recreation areas. Staff finds that the landscape plan is consistent with the requirements of Title 16 and the Commercial and Multi-Family Design Guidelines as well as the PUD. In order to ensure the proposal remains in full compliance with applicable standards and the subject PUD, Staff has included Site Plan Conditions of Approval 24 - 28, requiring all plant species and groundcover to be installed in conjunction with Title 16 standards and ongoing maintenance.

Miscellaneous
Pursuant to Section Sec. 16-3.22.170 of the V.M.C. and the PUD, a master sign program is required for commercial uses with over 5 tenants in order to provide a unified freestanding sign design and enhanced wall sign requirements. Therefore, Site Plan Condition of Approval 12 has been added in order to require a master sign program prior to the issuance of any Certificate of Occupancy within the development.
In addition to the correspondence received during the projects CEQA review process, comments were received from various agencies/entities as a result of City requests for comment on the proposed shopping center (Attachment O).

Comments from the Mojave Desert Air Quality Management District were received, and their comments have been addressed in the Initial Study and Mitigated Negative Declaration (Attachment K), which have also been included as Site Plan Conditions of Approval 39 - 44. Additional comments from Burrtec have been addressed by Site Plan Condition of Approval 17 to ensure the commercial component of the project is developed in accordance with all applicable standards.

Elevations
The proposals elevations (Attachment I) include architectural treatments and features on all sides with tower elements, multi-level canopies, architectural panel siding, metal siding, and various materials changes throughout. The applicant has worked with Staff to provide elevations that include a modern design aesthetic with multiple finishes and materials that coordinate between commercial and residential areas while providing a baseline of design for any future modifications. Staff supports the building designs as proposed.
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5. Design Guideline Compliance.

The proposed PUD includes various design standards intended to complement the existing Commercial and Multi-Family Design Guidelines, including site specific requirements for Site Design, Entryway Design, Building Design and Architectural Treatments, Lighting, Walls and Fences, and Landscaping. Staff finds that the project complies with the site specific design standards as well as those included in Title 16 as discussed below.

Commercial Site Planning and Design
a. Site Grading: The proposal will generally follow the existing graded contours of the site with minor adjustments and is designed to optimize water retention via underground stormwater basins and landscape areas.
b. Buffers: The site is designed with landscape buffers and height restrictions to separate commercial and residential uses; however, given the mixed-use nature of the site, coordination and interconnectivity of the entire development is permitted per the PUD.
c. Off-Site Connections: The site is bound on three sides by public roadways that are each connected to the project via driveways and pedestrian paths of travel that link the entire site with neighboring properties. Additional on-site connections to residential areas of the site provides interconnectivity throughout. d. Plaza, Courtyards, Patios, Arcades: Outdoor spaces are such as outdoor plazas, courtyards, seating areas, and a meditation garden is dispersed throughout. e. Pedestrian Access: Accessible pedestrian access is provided to all building entrances with landscaped pathways interconnected throughout the site and available at all driveway entrances.
f. Cart Return: N/A
g. Loading and Delivery: The loading and delivery area is located at the rear of the major tenant buildings outside of required setbacks and is screened from the primary right-of-way due to its orientation away from the street frontage. Pad tenants will also be required to provide similar screening as needed. h. Landscaping: All landscape planters are in accordance with the Development Code and are planted with minimum 24” box trees in excess of Title 16 standards. i. Parking Lot Area Planting: Landscape planters are dispersed throughout the site with main driveways framed by enhanced landscaping that creates an entry feature.
j. Paving Treatment: Enhanced paving is provided at all driveways as conditioned. k. Parking and Circulation: The site provides vehicular access from all roadways, with buildings located at street frontages as well as an on-site circulation pattern with a clear hierarchy of drive aisles that will reduce vehicle/pedestrian conflicts. l. Project Entry Design: Appropriate landscaping is provided as proposed. m. Screening of Utility Equipment: The site has large planter areas to accommodate and screen any utility equipment on-site and is conditioned for screening of all equipment.
n. Trash and Recycling Enclosures: The proposed trash enclosures are located away from street frontages with adequate access from the buildings. 2 7
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o. Exterior Light Design: Parking area and wall lighting are required to be architecturally compatible with the main structure and theme of the buildings, as required by the Conditions of Approval.

Residential Site Planning and Design
a. Site Grading: The proposal will generally follow the existing graded contours of the site with minor adjustments and is designed to optimize water retention via landscape areas.
b. Compatibility: New units are located away from existing structures in excess of Municipal Code standards and in a manner that provides increased separation from existing residences with adequate buffers.
c. Building Siting: Buildings are located either fronting onto interconnected pedestrian paths or common open space and all garages are internally located and not visible from the street.
d. Driveways and Guest Parking Areas: The main driveway entry includes a planter divider and gated entry with enhanced landscaping and paving. e. Setbacks: The project meets all setback requirements and provides increased setbacks along Third Avenue and northern boundary of the site to adequately buffer from existing single-family residential development. f. Open Space and Landscaping: Private and common recreational area comply with proposed PUD standards and included amenities generally comply the requirements of the Design Guidelines.
g. Utilities: Ample landscape area exists to screen utilities as needed. h. Walls and Fences: As conditioned and noted in the plans, walls and fences will coordinate with existing development by including wrought iron and decorative pilasters.
i. Refuse Enclosures and Equipment: Refuse enclosures are located throughout the site and included Conditions of Approval will ensure architectural compatibility. j. Drainage: Drainage basins are either screened from view or located underground.

Commercial Building Design
a. Continuity: The proposal provides a coordinated architectural theme that will unify building designs throughout the site.
b. Massing: Tower elements, wall plane variations, and varying parapet heights as well as canopies and material changes at primary elevations facing the street provide variation in the wall planes and height.
c. Scale: The proposed buildings combine elements of “human” and “monumental” scale that utilize the multiple level façade projections, material changes, and landscaping to reduce the buildings scale and incorporate the architectural theme among all buildings.
d. Roof Forms and Parapets: The varying wall planes and heights prevent long, unbroken horizontal lines, and canopies provide roof overhangs. The proposed design will conceal views of rooftop equipment from the street as conditioned. e. Roof Drains: Roof drains and/or overflow scuppers are not visible on the elevations and drains or downspouts cannot be visible if added per the Conditions of Approval.
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f. Sides and Backs of Buildings: Material changes and architectural elements are provided on all sides of the building or are screened from public view. g. Windows and Doors: Doors and windows are designed to complement the building design with coordinated colors and finishes.
h. Awnings and Umbrellas: Awnings are proposed that provide architectural treatment to the elevations visible from the street.
i. Arches, Porches and Covered Walkways: N/A
j. Building Materials and Texture: The buildings have a variety of materials that improve the appearance of the buildings and add to their architectural theme, including canopies, differing architectural panels and metal siding, as well as a masonry stone veneer.
k. Colors: The proposed color palette is primarily gray and earth tones with a contrasting yellow color on included in the design. The canopy and materials enhance the architectural theme and coordinate with the color scheme throughout the shopping center.
l. Signage: Signage will be required to comply with Title 16 and required master sign program as conditioned.

Residential Architectural Design
a. Architectural Style: The modern style design includes multiple parapet heights, various wall planes, and multiple materials that are consistent throughout the development.
b. Scale and Massing: Multiple wall planes, variation in building footprints and facades, as well as various architectural elements comply with the Design Guidelines.
c. Garage Design: Garages are integrated into the design of the buildings by being attached to units with complementary architecture while carports are required to include similar features as conditioned.
d. Entries and Windows: Front entries are linked by enhanced pedestrian connections and include identifiable entries.
e. Architectural Trim and Finish Materials: Trim and finish materials are consistent with the architectural theme proposed.
f. Additions and Accessory Buildings: All accessory buildings will coordinate with proposed structures on-site as conditioned.
g. Exterior Lighting: Lighting will coordinate with the proposed development and be designed to limit impacts to neighboring development as conditioned.

6. Tentative Tract Map.
The proposed Tentative Tract Map will subdivide the existing eighteen parcels into eighteen new parcels in order to provide lot dimensions and boundaries that reflect the current design. Given pre-existing site improvements such as water lines, sewer infrastructure, and street improvements, the Tentative Tract Map approach was proposed in lieu of multiple lot line adjustments in an effort clarify infrastructure ownership and dedication issues with a single action.
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All lots created by the Tentative Tract Map meet minimum size requirements of similar C-2 and R-4 Zone Districts while included Tentative Tract Map Condition of Approval 5 will ensure reciprocal parking and access throughout the development.

Site Characteristics:

Existing Land Use General Plan Zoning Specific Plan
Site Undeveloped Commercial C-2T N/A
North Single-Family
Dwellings
Low Density
Residential R-1 N/A
South
Undeveloped /
Commercial / Multi-
Family Residences
City of Hesperia City of
Hesperia N/A
East Hospital / Office /
Undeveloped
Commercial /
Office
Professional
C-2T / C-A N/A
West
Undeveloped /
Single-Family
Dwellings
Commercial /
Low Density
Residential
C-2T/ R-1 N/A
Number of Radius Letters Mailed: 76
Attachments:

Attachment A – Resolution No. P-22-026 (General Plan Amendment) Attachment B – Resolution No. P-22-027 (Planned Unit Development) Attachment C – Resolution No. P-22-028 (Site Plan)
Attachment D – Resolution No. P-22-029 (Tentative Tract Map) Attachment E – General Plan Amendment & Planned Unit Development Maps Attachment F – Planned Unit Development – Development Standards Attachment G – Site Plan Graphics & Preliminary Grading Plans Attachment H – Landscape Plans & Path of Travel
Attachment I – Commercial & Residential Elevations
Attachment J – Tentative Tract Map No. 20560
Attachment K – Initial Study, Mitigated Negative Declaration, & Mitigation Monitoring and Reporting Program
Attachment L – Special Studies (e.g. Biological Survey, Cultural Resources Assessment, Water Quality Management Plan, Hydrology Study, etc.) Attachment M – CDFW Comments w/Response
Attachment N – SWRCC Comments w/Response
Attachment O – Agency Comments
Attachment P – Aerial Image

ATTACHMENT A
General Plan Amendment
Resolution No. P-22-026

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RESOLUTION NO. P-22-026

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE

RECOMENDING CITY COUNCIL ADOPTION OF THE GENERAL PLAN AMENDMENT PORTION OF CASE NO. PLAN21-00023; A GENERAL PLAN AMENDMENT WITH AN INITIAL

STUDY AND PROPOSED MITIGATED NEGATIVE DECLARATION TO REDESIGNATE APPROXIMATELY 34 ACRES OF COMMERCIAL LAND IDENTIFIED IN THE LAND USE

ELEMENT OF THE GENERAL PLAN TO MIXED USE LAND ON PROPERTY LOCATED

NORTH OF AND ABUTTING BEAR VALLEY ROAD BETWEEN SECOND AVENUE AND

THIRD AVENUE
WHEREAS, an application has been received from MJM Investment Company, LLC regarding property in the City of Victorville, County of San Bernardino, State of California, particularly described as follows:

PARCELS 1 THROUGH 8 AND 10 THROUGH 19, INCLUSIVE, OF PARCEL MAP NO. 17603, IN

THE CITY OF VICTORVILLE, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 230 PAGES 13 AND 14, OF PARCEL MAPS, RECORDS OF SAN BERNARDINO COUNTY, CALIFORNIA; and
WHEREAS, a public hearing was opened on the on the 8th day of June 2022, and closed on the 10 th day of August 2022, pursuant to Title 7, Division I, Chapter 3, Article 6 of the Government Code, State of California, to hear arguments for and against the issue; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), and the CEQA Guidelines, the City of Victorville Planning Department undertook and completed an Initial Study for the project, the result of which was the preparation and circulation of a Mitigated Negative Declaration; and
WHEREAS, the Initial Study, supporting documents, a Mitigated Negative Declaration, and comments from responsible agencies for the proposed General Plan Amendment have been presented to the Planning Commission, and after review and consideration of the environmental information the Planning Commission found that the proposal will not have a significant effect on the environment with the inclusion of revised P-22-026 – PLAN21-00023 August 10, 2022

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mitigation measures as recommended by the commenting responsible agencies, and therefore recommends City Council adoption of the Mitigated Negative Declaration; and WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis; and WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and WHEREAS, the Planning Commission finds that the proposed General Plan Amendment is consistent with the goals, policies, and objectives of the General Plan as it encourages the development of a variety of residential densities as outlined by Land Use Element Policy 1.1.4; and
WHEREAS, the Planning Commission finds that the proposed General Plan Amendment ensures that the proposed development is compatible with existing developments and public infrastructure as outlined in Land Use Element Policy 1.2.3: by providing the opportunity for residential buffers between existing single-family residences and commercial development; and by utilizing and completing water and sewer infrastructure that was previously installed; and
WHEREAS, the Planning Commission finds changing the General Plan Designation to Mixed Use does not affect the integrity of the neighborhood and it will not be detrimental to the public health, safety, or welfare or materially injurious to uses, properties or improvements in the vicinity given the required residential component of the Mixed Use designation that will provide a multi-family residential buffer between commercial development and existing single-family development that currently does not exist; and WHEREAS, the Planning Commission finds the change to Mixed Use will further the City’s ability to meet the Regional Housing Needs Assessment (RHNA) goals by increasing the number and variety of dwelling units possible within the City; and P-22-026 – PLAN21-00023 August 10, 2022

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WHEREAS, the Planning Commission finds that the subject site has been previously identified in conjunction with public workshops for a future General Plan update as a candidate for a conversion to mixed-use that includes a multi-family residential component as outlined by Housing Element Policies A.3 and P.1; and
WHEREAS, the Planning Commission finds that the loss of approximately 34 acres of commercial zoning will not impact the City’s ability to provide adequate retail commercial areas given the requirement for mixed use projects to include commercial components as outlined by Title 16 of the Victorville Municipal Code as well as changing land use patterns that have shifted away from large scale commercial shopping centers; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Title 7, Division I, Chapter 3, Article 6 of the Government Code of the State of California and Section 16-2.05.010 of the Victorville Municipal Code that General Plan Amendment portion of Case No. PLAN21-00032, a General Plan Amendment with an Initial Study and proposed Mitigated Negative Declaration to redesignate approximately 34 acres of Commercial land identified in the Land Use Element of the General Plan to Mixed Use land on the hereinabove described property be recommended for approval by the City Council.

ATTACHMENT B
Planned Unit Development
Resolution No. P-22-027

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RESOLUTION NO. P-22-027

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE

RECOMENDING CITY COUNCIL APPROVAL OF THE PLANNED UNIT DEVELOPMENT PORTION OF CASE NO. PLAN21-00023; A ZONE CHANGE WITH AN INITIAL STUDY AND PROPOSED MITIGATED NEGATIVE DECLARATION TO REZONE APPROXIMATELY 34 ACRES OF GENERAL COMMERCIAL (C-2) DESIGNATED LAND TO PLANNED UNIT

DEVELOPMENT DESIGNATED LAND WITH SITE SPECIFC DEVELOPMENT STANDARDS

ON PROPERTY LOCATED NORTH OF AND ABUTTING BEAR VALLEY ROAD BETWEEN

SECOND AVENUE AND THIRD AVENUE
WHEREAS, an application has been received from MJM Investment Company, LLC regarding property in the City of Victorville, County of San Bernardino, State of California, particularly described as follows:

PARCELS 1 THROUGH 8 AND 10 THROUGH 19, INCLUSIVE, OF PARCEL MAP NO. 17603, IN

THE CITY OF VICTORVILLE, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 230 PAGES 13 AND 14, OF PARCEL MAPS, RECORDS OF SAN BERNARDINO COUNTY, CALIFORNIA; and
WHEREAS, a public hearing was opened on the on the 8th day of June 2022, and closed on the 10th day of August 2022, pursuant to Title 7, Division I, Chapter 4, of the Government Code, State of California, to hear arguments for and against the issue; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), and the CEQA Guidelines, the City of Victorville Planning Department undertook and completed an Initial Study for the project, the result of which was the preparation and circulation of a Mitigated Negative Declaration; and
WHEREAS, the Initial Study, supporting documents, a Mitigated Negative Declaration, and comments from responsible agencies for the proposed Planned Unit Development have been presented to the Planning Commission, and after review and consideration of the environmental information the Planning Commission found that the proposal will not have a significant effect on the environment with the inclusion of revised P-22-027 – PLAN21-00023 August 10, 2022

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mitigation measures as recommended by the commenting responsible agencies, and therefore recommends City Council adoption of the Mitigated Negative Declaration; and WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis; and WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and WHEREAS, the Planning Commission finds that the location, design, and proposed uses are compatible with the existing uses in the vicinity due to the proposed Planned Unit Development providing a multi-family residential buffer between existing single-family residential abutting the site that does not currently exist, as well as the proposals maintenance of a commercial component along the site’s Bear Valley Road frontage in a manner consistent with existing commercial development in the vicinity; and WHEREAS, the Planning Commission finds that the total acreage needed for vehicular circulation has been reduced through efficient design of the site that includes a hierarchy of interior drive aisles and driveway entries, pedestrian interconnectivity between residential and commercial areas of the site that will reduce traffic, and pedestrian amenities and seating areas located through the Planned Unit Development that include pedestrian connections and will reduce automobile dependency; and
WHEREAS, the Planning Commission finds that the proposed development will be well integrated into its setting without excessive earth moving, grading, or destruction of natural features due to the project’s location on a disturbed site previously cleared and graded, that includes existing infrastructure improvements, as well as the sites overall flat topography that will not require large grading operations to develop the site as proposed; and WHEREAS, the Planning Commission finds that provisions are made within the planned unit development for both public and private open spaces, exceeding that required by P-22-027 – PLAN21-00023 August 10, 2022

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the superseded district regulations; such as the inclusion of thirteen separate recreational amenities within the residential component such as a swimming pool and clubhouse, recreational equipment, and BBQ and seating areas, which exceeds the standard open space requirements of a typical R-4 (High Density Residential) zone district; and amenities within the commercial component such as a meditation garden to serve medical offices and outdoor seating areas to serve restaurant users that are not required by the C-2 (General Commercial) zone district; and
WHEREAS, the Planning Commission finds that the proposed planned unit development as a whole is unique, alternative, and superior to typical development that would otherwise be permitted at the subject site due to enhanced design standards, amenities, entry features, and the interconnectivity of the residential and commercial areas of the site that promote pedestrian activity; and
WHEREAS, the Planning Commission finds that the site is adequate in size to accommodate the proposed Planned Unit Development due to the overall residential density not exceeding similar R-4 (High Density Residential) standards and general compliance with the development standards outlined in the existing C-2 (General Commercial) zone district within the commercial areas of the site, as well as sufficient on-site parking to meet the demands of residents and patrons utilizing the site; and
WHEREAS, the Planning Commission finds that the proposed planned unit development is consistent with and furthers the goals of the City’s adopted General Plan by promoting high quality development and high quality public spaces which are designed into the accompanying site plan and development standards outlined in the Planned Unit Development; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Sections 16-2.05.010 & 16-3.16.060 of the Victorville Municipal Code that Planned Unit Development portion of Case No. PLAN21-00032, a Zone Change with an Initial Study and P-22-027 – PLAN21-00023 August 10, 2022

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proposed Mitigated Negative Declaration to rezone approximately 34 acres of General Commercial (C-2) designated land to Planned Unit Development designated land with site specific development standards on the hereinabove described property be recommended for approval by the City Council.

ATTACHMENT C
Site Plan
Resolution No. P-22-028

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RESOLUTION NO. P-22-028

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE RECOMENDING CITY COUNCIL APPROVAL OF THE SITE PLAN PORTION OF CASE NO.

PLAN21-00023; A SITE PLAN WITH AN INITIAL STUDY AND PROPOSED MITIGATED

NEGATIVE DECLARATION TO ALLOW FOR THE DEVELOPMENT OF A MIXED-USE COMMERCIAL AND RESIDENTIAL PROJECT THAT INCLUDES APPROXIMATELY 230,632 SQ. FT. OF COMMERCIAL, RETAIL, OFFICE, SELF-STORAGE AND RESTAURANTS ON THE SOUTHERN HALF OF THE SITE AND 376 MULTI-FAMILY RESIDENTIAL UNITS ON

THE NORTHERN HALF OF THE SITE ON PROPERTY TO BE ZONED PLANNED UNIT

DEVELOPMENT LOCATED NORTH OF AND ABUTTING BEAR VALLEY ROAD BETWEEN

PARCELS 1 THROUGH 8 AND 10 THROUGH 19, INCLUSIVE, OF PARCEL MAP NO. 17603, IN

THE CITY OF VICTORVILLE, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 230 PAGES 13 AND 14, OF PARCEL MAPS, RECORDS OF SAN BERNARDINO COUNTY, CALIFORNIA; and
WHEREAS, a public hearing was opened on the on the 8th day of June 2022, and closed on the 10th day of August 2022, pursuant to Title 7, Division I, Chapter 4, of the Government Code, State of California, to hear arguments for and against the issue; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), and the CEQA Guidelines, the City of Victorville Planning Department undertook and completed an Initial Study for the project, the result of which was the preparation and circulation of a Mitigated Negative Declaration; and
WHEREAS, the Initial Study, supporting documents, a Mitigated Negative Declaration, and comments from responsible agencies for the proposed Site Plan have been presented to the Planning Commission, and after review and consideration of the environmental information the Planning Commission found that the proposal will not have a significant effect on P-22-028 – PLAN21-00023 August 10, 2022

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the environment with the inclusion of revised mitigation measures as recommended by the commenting responsible agencies, and therefore recommends City Council adoption of the Mitigated Negative Declaration; and
WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis; and WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and WHEREAS, the Planning Commission finds that the site is adequate in size to accommodate the proposed use along with adequate development standards to ensure land use compatibility due to: the projects inclusion of adequate buffers and setbacks to reduce impacts to neighboring single-family residential development; the projects conformance with applicable standards of Title 16 of the Victorville Municipal Code and the underlying Planned Unit Development including sufficient access and on-site circulation capacity, setbacks, building height limitations, and landscaping; the projects proposed site improvements such as off-street parking, refuse collection, recreational amenities, and landscaping; as well as sites location along Super Arterial (Bear Valley Road and Amethyst Road) and Arterial (Second and Third Avenues) Roadways; and
WHEREAS, the Planning Commission finds that the proposed use does not meet the suspension allowances provided by Planning Commission Policy PCP-09-001, Section

9.32.050 of the Victorville Municipal Code, or Section 16-5.12.190 of the Victorville Municipal Code for any unfinished right-of-way improvements or location of utilities underground, and that the suspension of any unfinished improvements or location of utilities underground may adversely affect the public’s health, safety and welfare; and therefore recommends that the City Council require the construction of any unfinished right-of-way improvements and the location of P-22-028 – PLAN21-00023 August 10, 2022

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utilities underground as required by the Victorville Municipal Code and conditions of approval contained within this resolution; and
WHEREAS, the Planning Commission finds that the proposed site plan satisfies the Site Plan Review criteria, pursuant to Section 16-3.01.030(a) of the Victorville Municipal Code because the project follows the existing contours of the site and does not create artificial slopes or introduce buildings with views that would impact or reduce the privacy of neighboring residents given the setbacks and buffers proposed; and
WHEREAS, the Planning Commission finds that the proposed site plan satisfies the Site Plan Review criteria, pursuant to Section 16-3.01.030(b) of the Victorville Municipal Code because: the project will include a unified modern design theme throughout the residential and commercial areas with screened loading areas and refuse collection, the inclusion of complete roadway improvements that will aid in traffic congestion and improve upon existing development and circulation in the vicinity, and the additional of a residential buffer between commercial development and existing single-family residences that does not currently exist along with increased setbacks from these areas to ensure privacy; and WHEREAS, the Planning Commission finds that the proposed site plan satisfies the Site Plan Review criteria, pursuant to Section 16-3.01.030(c) of the Victorville Municipal Code because the proposal will ensure minimum disruption to surrounding uses since as the project site is bound on all sides by public rights-of-way and large overhead utility line easements, and because the developed residential sites to the north and west of the project site are adequately buffered/screened with the inclusion of landscaping and enhanced setbacks while the developed properties to the east are primarily institutional/office in nature with similar impacts to surrounding properties; and
WHEREAS, the Planning Commission finds that the proposed site plan satisfies the Site Plan Review criteria, pursuant to Section 16-3.01.030(d) & (e) of the Victorville Municipal Code because the development is in general compliance with: the applicable development standards, P-22-028 – PLAN21-00023 August 10, 2022

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regulations and requirements of Title 16 of the Victorville Municipal Code; the applicable standards of the Commercial and Multi-Family Design Guidelines; as well as the site specific Planned Unit Development standards including setbacks, building height, parking, landscaping, site design, site access, and refuse collection; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Sections 16-2.05.010 & 16-3.01.060 of the Victorville Municipal Code that Site Plan portion of Case No. PLAN21-00032, a Site Plan with an Initial Study and proposed Mitigated Negative Declaration to allow for the development of a mixed-use commercial and residential project that includes approximately 230,632 sq. ft. of commercial, retail, office, self-storage and restaurants on the southern half of the site and 376 multi-family residential units on the northern half of the site on property to be zoned Planned Unit Development on the hereinabove described property be recommended for approval by the City Council subject to the following conditions of approval:

Planning Conditions:

1. This approval allows for the development of a mixed-use project that includes approximately 230,000 sq. ft. of commercial, retail, office, self-storage and restaurants as well as 376 multi- family residential units as associated improvements such as landscaping, parking, water quality measures, and the installation of trash enclosures in accordance with the construction phases outlined in the associated Planned Unit Development. The allowances provided by this Site Plan approval shall remain valid in accordance with Section 16-3.01.080 of the Victorville Municipal Code with active building permits on any portion of the project maintaining the validity of the remainder of the project entitlement in its entirety.

2. The proposed development shall comply with all applicable development standards of Title 16 and the underlying Planned Unit Development and shall be in general compliance with the Commercial and Multi-Family Design Guidelines.

3. The proposed development shall be in substantial conformity with the plans submitted as part of this application, unless modification is required to comply with the applicable development standards of the underlying Planned Unit Development, Title 16 and/or conditions of approval.

4. As a supplement the Planned Unit Development approved phasing plan, the applicant/developer submit a final phasing plan that includes all improvements, measures to restrict access to undeveloped portions of the site, and temporary/future landscaping to be installed as each phase develops, subject to review and approval by the Zoning Administrator prior to the issuance of a building permit.

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5. Any change in the design, placement or scope of any building, parking area, or amenity shall be reviewed and approved as outlined in the associated Planned Unit Development unless otherwise required by Condition of Approval.

6. Any change in use or implementation of a new use within the facility, which will require additional parking spaces resulting in noncompliance with the parking standards of the Planned Unit Development, shall cause that use to be subject to Planning Commission review and approval unless otherwise determined by the Planned Unit Development.

7. The number and location of all handicapped parking spaces shall be subject to Development Department review and approval.

8. The applicant/developer shall install decorative paving (e.g. stamped color concrete) at all driveway entries to the site as well as within the drive aisles at pedestrian connections and paths of travel, with final design and placement to be reviewed and approved by the Zoning Administrator prior to the issuance of a building permit.

9. Prior to the issuance of a building permit the applicant shall record a reciprocal access, parking, and drainage agreement between the parcels, subject to Planning Staff review and approval. Other means to address this requirement such as: the recordation of Covenants, Conditions, and Restrictions (CC&Rs); or via recordation of the associated Tentative Tract Map shall be submitted for review and approval by the Zoning Administrator prior to recordation.

10. All proposed signs, including any freestanding signage, shall comply with Title 16 and the projects approved Master Sign Program. The applicant shall be required to submit a sign package for review and must gain approval by the Planning Commission prior to approval of any signage proposed which is inconsistent with Title 16. All signs shall be subject to Planning Staff review and approval prior to obtaining a building permit.

11. All proposed temporary signage shall comply with Title 16 and the projects approved master Sign Program. All temporary signs (grand openings, special sales, etc.) shall only be affixed to the suite they serve in accordance with an approved Temporary Sign Permit. Flags or other off-site signage is prohibited within multi-tenant developments.

12. With appropriate application and filing fees to the Planning Department, the applicant/developer shall gain approval of a Master Sign Program for the entire Planned Unit Development prior to the issuance of a sign permit. The required Master Sign Program shall include designs and locations for all freestanding signage as well as address minimum standards for wall and temporary signage. Any signage proposed which is inconsistent with Title 16 allowances shall require Planning Commission review and approval.

13. The development shall be in substantial conformity with the architectural elevations and renderings submitted with this application, unless modification is required by condition.

14. All rooftop and/or ground mounted equipment visible from public right-of-ways shall be screened from view and architecturally integrated into the building.

15. Any wall mounted utility equipment (i.e. meters, panels, boxes, conduit etc.) shall not be visually exposed on the building. This type of equipment shall be internally located, P-22-028 – PLAN21-00023 August 10, 2022

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screened with landscaping or covered in a manner that is architecturally integrated into the design of the building, subject to the review and approval of the Zoning Administrator.

16. Roof drains (i.e. scuppers and down spouts) shall not be visually exposed on the building(s).

Roof drains shall be internally located, subject to the review and approval of the Zoning Administrator.

17. The applicant shall install trash enclosures throughout the site in conformance with Section 16-3.24.110(c)(3) of the Victorville Municipal Code. The enclosures shall have solid block walls with non-transparent metal gates, a solid roof/cover that is architecturally compatible with the primary building(s) onsite and serves to protect the refuse area from inclement weather, wrought iron that fully encloses the trash enclosure between the block wall/metal gates and the roof to prevent unauthorized entry and be designed to accommodate a minimum of 3 separate bins for general refuse, recyclables, and food waste/organics and deemed necessary the City’s refuse collection agency (Burrtec). Additionally, all trash enclosures shall include “walk-in” rear or side access for pedestrian use. The location, design, and quantity of said enclosures shall be subject to Burrtec and Zoning Administrator review and approval.

18. All trash enclosures on site shall provide numerical identification in accordance with Section 16-3.24.110(c)(3) of the Victorville Municipal Code. Details and specifications of required identification subject to review and approval by the Zoning Administrator prior to the issuance of a building permit.

19. Public litter containers shall be installed throughout the project at 300-350 foot intervals along walkways and within 10 feet of food generating or food selling stores in conformance with Section 16-3.24.110(k) of the Victorville Municipal Code. Actual container design and placement subject to review and approval by the Zoning Administrator prior to the issuance of a building permit.

20. Any businesses providing shopping carts for customer use shall install mandatory signage and include shopping cart identification measures in conformance with Section 16-3.07.020(j) of the Victorville Municipal Code. Compliance with these requirements shall be confirmed prior to the issuance of a Certificate of Occupancy and/or sign permit.

21. All carports shall incorporate architectural features/elements of the primary dwelling structures (including but not limited to roof pitch, style, building material and color), with final design and placement to be reviewed and approved by the Zoning Administrator prior to the issuance of a building permit.

22. Final designs of the clubhouse, pool building, and other accessory building within the residential area of the site shall incorporate architectural features/elements of the primary dwelling structures (including but not limited to roof pitch, style, building material and color), with final designs to be reviewed and approved by the Zoning Administrator prior to the issuance of a building permit.

23. The perimeter fence surrounding the residential area of the property shall be constructed of wrought iron with decorative masonry columns located approximately every twenty linear feet of fence, with final design and placement to be reviewed and approved by the Zoning Administrator prior to the issuance of a building permit.

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24. A six-inch wide planter curbing, in accordance with Engineering Standard S-09, is required along the perimeter of all landscaped areas, including planters that abut the public right-of-way sidewalk. All planter strips abutting a public right-of-way and planter islands/landscape fingers shall be a minimum interior width of five feet, exclusive of curbing unless otherwise approved by the Planning Commission. Additionally, said curbing shall be installed at all driveways and drive aisles where abutting undeveloped property in order to prevent access to undeveloped areas of the site, unless otherwise approved by the Zoning Administrator. The grading and site plans shall clearly show all required curbing.

25. The applicant/developer shall provide landscaping/irrigation plans in accordance with Chapter

13.60 of the Victorville Municipal Code, entitled Water Conservation. Landscape areas shall not exceed a slope of 3:1 and shall also meet Title 16 standards, including the minimum interior percentage of landscaping and the maximum dispersal of landscaping within a parking lot. The landscaping plan shall include a minimum of one 24-inch box tree for every eight parking spaces provided on-site. In addition, the landscaping plan shall include the maximum spacing of all plants as follows:

A. Ground cover – eighteen inches on center
B. One gallon plants – three feet on center
C. Five gallon plants – five feet on center
In addition, a note shall be conspicuously placed on the landscape plan indicating the following: Any discrepancy between the maximum spacing criteria and the number of plants shown on the landscape plan shall result in the spacing criteria superseding any other information shown on the landscape plan.

26. All proposed landscaping plant materials shall be listed on the City’s approved water-wise plant list and verified during the building permit plan check. Any plant materials not listed on the approved plant shall be subject to review and approval by the Zoning Administrator to confirm the plant’s ability to survive in the local climate.

27. All landscaped areas shall be maintained in a neat, clean, orderly, and healthful condition.

This includes proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary and the regular watering of all plants. In addition, all landscaped areas shall be provided with a suitable permanent water system.

28. Prior to issuance of a certificate of occupancy, the Applicant/Owner shall submit documentation that demonstrates the site will be regularly maintained by a commercial landscape company or comparable means, subject to the review and approval of the Zoning Administrator. The Applicant/Owner shall also include current property management contact information when submitting the documentation.

29. Access to and development within the easement for overhead utility lines along the northern boundary of the site shall be approved in writing by the entity with rights to said easement prior to the issuance of any building permits related to residential portion of the Planned Unit Development.

30. All light standards (wall and freestanding) shall be approved by the Zoning Administrator prior to building permit issuance and be architecturally compatible with the design of the buildings.

All freestanding light standards shall match and be consistently utilized throughout all lots within the Planned Unit Development with sufficient lighting installed to provide visibility, P-22-028 – PLAN21-00023 August 10, 2022

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subject to review and approval by the Zoning Administrator prior to the issuance of a building permit. Typical square “shoebox” style lighting is prohibited.

31. Electrical transformers and associated bollards shall be delineated on the site plan, landscape plan and utility plan. This equipment shall be appropriately screened from view, should not be placed adjacent to public areas, and shall not encroach into required planters and/or parking stalls. The location of this equipment shall be subject to the review and approval of the Zoning Administrator and shall correspond with the utility company’s approved location.

32. Prior to the release of any utilities for the use, all Title 16 improvements for the project shall be installed or a bond posted in the amount of one hundred fifty percent (150%) of the value of the uncompleted work shall be submitted to the Development Department, unless otherwise deemed unnecessary by the Zoning Administrator. Any modifications to the amount of the bond shall be subject to review and approval by the Zoning Administrator only if it is found that there are circumstances unique to the use that is not applicable to other uses.

33. The proposed development is required to mitigate its ongoing economic impacts that require the provision of additional municipal services. To mitigate ongoing economic impacts created by new development, the City is preparing to form a Community Facilities District (CFD) to fund the ongoing costs of City services permitted by the CFD, including such services as public safety, street/sidewalk maintenance, and other eligible service impacts. Once formed, the City CFD will have established a uniform, standardized City-wide rate structure that will apply to new developments. If the City forms said CFD prior to the recordation of a final map or issuance of a building permit for the proposed development, the Developer shall annex the subject site into the CFD or shall establish a funding mechanism to provide an ongoing source of funds for the additional services comparable to the uniform standardized City-wide rate established in the CFD Resolution and associated Financial Impact Analysis report.

34. The Applicant/Owner shall agree to defend, indemnify and hold harmless, the City of Victorville, its agents, officers and employees from any claim, action or proceeding against the City of Victorville or its agents, officers or employees to attack, set aside, void or annul this approval. The City of Victorville shall promptly notify the applicant of any such claim, action or proceeding, and the City of Victorville shall cooperate fully in the defense.

35. The applicant/developer shall be responsible for obtaining all necessary permits from any affected regulatory agencies.

36. The project shall comply with all Federal, State and local laws and policies, including: the California Government Code (including the Planning, Zoning and Development Laws), Environmental Quality Act (CEQA), Subdivision Map Act, International Building Code, Green Code, Fire Code; and, Victorville General Plan and Municipal Code; unless permitted to deviate through provisions of such, or through adopted mitigation measures, conditions of approval, or the plans themselves.

37. The applicant shall file a Notice of Determination and pay the necessary filing fee to the County of San Bernardino pursuant to Public Resources Code Section 21089(b). The project is not effective until such time as this condition has been satisfied. The applicant shall submit evidence to the Zoning Administrator or his designee indicating that this condition has been satisfied. Any delay in the applicant’s payment of the required fee shall not toll the lapse of approval date nor appeal period of this project.

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38. The applicant shall indemnify, protect, and hold harmless the City from any lawsuit filed due to the applicant’s failure to pay the fee imposed by Fish and Game Code Section 711.4.

39. (AQ-1) The Project Proponent shall prepare and submit to the MDAQMD, prior to commencing earth-moving activity, a dust control plan that describes all applicable dust control measures that will be implemented at the project. The most current Dust Control Plan Requirements and Dust Control Plan Submission For are available at http://mdaqmd.ca.gov/permitting/compliance-forms.

40. (AQ-2) The Project Proponent shall ensure that signage compliant with MDAQMD Rule 403 Attachment B is erected at the project site entrance not later than the commencement of construction.

41. (AQ-3) The Project Proponent shall ensure that a water truck is used to maintain moist disturbed surfaces and that water is actively spread during visible dusting episodes to minimize fugitive dust emissions. For projects with exposed sand or fines deposits (and for projects that expose such soils through earthmoving), chemical stabilization or covering with a stabilizing layer of gravel will be required to eliminate visible dust/sand from sand/fines deposits.

42. (AQ-4) All perimeter fencing shall be wind fencing or the equivalent, to a minimum of four feet of height or the top of all perimeter fencing. The owner/operator shall maintain the wind fencing as needed to keep it intact and remove windblown dropout. This wind fencing requirement may be suspended by local ordinance, rule or project specific biological mitigation prohibiting wind fencing.

43. (AQ-5) All maintenance and access vehicular roads and parking areas shall be stabilized with chemical, gravel or asphaltic pavement sufficient to eliminate fugitive dust from vehicular travel and wind erosion. Take actions to prevent project-related trackout onto paved surfaces, and clean any project-related trackout within 24 hours. All other earthen surfaces within the project area shall be stabilized by natural or irrigated vegetation, compaction, chemical or other means sufficient to prohibit visible fugitive dust from wind erosion.

44. (AQ-6) Obtain MDAQMD permits for any miscellaneous process equipment that may not be exempt under District Rule 219 including, but not limited to internal combustion engines with a manufacture’s maximum continuous rating greater than 50 brake horsepower.

45. (AQ-7) The Project Proponent shall ensure a minimum duration of 130 days for architectural coating.

46. (BIO-1) If Project activities begin during the non-nesting season (non-nesting season is typically from September 16 through December 31), a pre-construction survey shall be performed by a qualified biologist to verify the absence of nesting birds. A qualified biologist shall conduct the pre-activity survey within the Project area (including access routes) and a 300-foot buffer surrounding the Project area, no more than two hours prior to initiating Project activities.

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shall be conducted within three (3) days of the start of any vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction. Pre- construction clearance surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. The biologist conducting the clearance survey shall document the document a negative survey with a brief letter report indicating that no impacts to active avian nests will occur. If an active avian nest is discovered during the preconstruction clearance survey, construction activities shall stay outside of a no-disturbance buffer established by the qualified avian biologist. Nest buffers are species specific and shall be at least 100 feet for passerines and 300 feet for raptors. A smaller or larger no-disturbance buffer may be determined by the qualified avian biologist and will depend on the level of noise and/or surrounding anthropogenic disturbances, line of sight between the nest and the construction activity, type and duration of construction activity, ambient noise, species habituation, and topographical barriers. These factors will be evaluated on a case-by case basis when developing buffer distances. Limits of construction to avoid an active nest will be established in the field with flagging, fencing, or other appropriate barriers; and construction personnel will be instructed on the sensitivity of nest areas. A qualified avian shall be present to delineate the boundaries of the buffer area and to monitor the active nest to ensure that nesting behavior is not adversely affected by the construction activity. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, construction activities within the buffer area can occur. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

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

48. (CR-2) If human remains or funerary objects are encountered during the undertaking, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of the origin and disposition of remains pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will 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 within 48 hours of notification by the NAHC.

49. (GEO-1) Excavation activity associated with the development of the project area would impact paleontologically sensitive Pleistocene alluvial units and may uncover paleontological P-22-028 – PLAN21-00023 August 10, 2022

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resources. The project will therefore be subjected to a paleontological monitoring program designed to meet the standards, policies, and guidelines of the San Bernardino County Museum Department of Earth Sciences for excavations that would impact older Quaternary alluvium. The program requirements would be based on the depth of older alluvium and final project design. The required monitoring program shall be submitted to the City of Victorville prior to the issuance of a permit for any ground disturbing activities, subject to review and approval by the Zoning Administrator or their designee.

50. (GHG-1) Prior to the issuance of building permits, the applicant/developer shall complete a current Greenhouse Gas Emissions Screening Table in accordance with the City’s adopted version of the San Bernardino County Regional Greenhouse Gas Reduction Plan 2021, while achieving the minimum number of points necessary to comply with the City of Victorville Greenhouse Gas reductions goals.

51. (GHG-2) To the extent feasible, the City of Victorville Planning Department shall verify incorporation of the identified Screening Table Measures within the Project building plans/site designs and/or verify compliance with an updated version of the City’s Greenhouse Gas Screening Table prior to the issuance of building permit(s).

52. (WTR-1) Prior to issuance of a grading permit the applicant shall obtain coverage under the statewide general NPDES permit for control of construction and post-construction related storm water in accordance with the requirements of the Small MS4 General Permit. In addition, the applicant shall:
Prepare a project specific Storm Water Pollution Prevention Plan (SWPPP) as required in the NPDES permit and shall identify site-specific erosion and sediment control best management practices that will be implemented;
The SWPPP shall be applicable to all areas of the project site including construction areas, access roads to and through the site, and staging and stockpile areas; Temporary best management practices for all components of the project must be implemented until such time as permanent post-construction best management practices are in place and functioning; and
All excess sediment excavated as part of the Project that is not used onsite should be stockpiled in a location such that it will not be transported by wind or water into a surface water. An adequate combination of sediment and erosion control BMPs must be implemented and maintained to temporarily stabilize all stockpiled sediment until such time that it is reused and/or permanently stabilized.

53. (WTR-2) The applicant/developer shall prepare and implement a comprehensive Spill Prevention and Response Plan for the Project, subject to review and approval by the City Planner and City Engineer (or their designee) prior to the issuance of any associated building or grading permit. This plan should outline the site-specific monitoring requirements and list the best management practices necessary to prevent hazardous material spills or to contain and cleanup a hazardous material spill, should one occur.

54. (TRAN-1) The Applicant/Developer shall be responsible for implementing all required mitigation measures as outlined in the Traffic Impact Analysis prepared for the subject project on December 3, 2020 by TJW Engineering, inc., as approved by the City Traffic Engineer. Adherence to the subject mitigation measures shall be included in associated street improvement plans and the final map as deemed necessary by the City Engineer.

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

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

Engineering Conditions:

57. The developer shall install all improvements required by Section 9.32.040 of the Victorville Municipal Code (including curbs, gutters, sidewalks, pavement widening, drive approaches, street lighting, and drainage facilities) along the street frontages of the project, in accordance with the Standard Specifications for Public Improvements of the City of Victorville. The required street improvements include:
i. Installation of commercial sidewalk and driveway approaches along the frontages of the property, per City Standards. The existing sidewalk panels and driveway approaches on Bear Valley Road, Second and Third Avenues shall be removed & replaced if they do not meet current City and ADA Standards.
ii. The construction of a raised center median along on the Bear Valley Road frontage. iii. Widening and striping of the pavement along the Second Avenue frontage as required for the dedicated right turn pocket for southbound traffic and per the approved traffic study.
iv. Relocation of a storm drain catch basin, installation of a streetlight, and striping of the pavement along the Bear Valley Road frontage.
v. Removal and relocation of the curb return at the northwest corner of Bear Valley Road and Second Avenue such that it includes a 50-foot radius return with an ADA compliant City standard accessibility ramp.
vi. The developer shall modify the traffic signal at the northwest corner of Bear Valley Road and Second Avenue to accommodate the new improvements. The traffic signal shall always remain in operation during the construction of this development. vii. Removal and relocation of the curb return at the northeast corner of Bear Valley Road and Third Avenue such that it includes a 50-foot radius return with an ADA compliant ramp.
viii. Widening and striping of the pavement along Third Avenue and at the northeast corner of Bear Valley Road and Third Avenue.
ix. The developer shall install a traffic signal at the intersection of Bear Valley Road and Third Avenue.

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x. Construct Third Avenue street improvements northerly to the southerly boundary of Tract No. 12666-3 including the removal of the existing k-rails and/or barricade.

58. Street improvement plans for all required curb, gutter, sidewalks, pavement widening, driveway approaches, street lighting, and other improvements within public right-of-way shall be submitted to the Engineering Department for review and approval by the City Engineer.

59. Traffic signal improvement plans shall be submitted to the Engineering Department for review and approval by the City Engineer.

60. A signing and striping improvement plan shall be submitted to the Engineering Department for review and approval by the City Engineer.

61. The developer subdivider shall comply with all requirements of the approved Traffic Impact Study, including all applicable fair share fees.

62. The developer shall install streetlights on decorative marblelite standards along the frontages of the project property as required by the City Engineer. A street lighting plan shall be prepared by the developer’s engineer and submitted to the Engineering Department for review and approval.

63. The developer shall comply with Section 16-5.12.170 of the Victorville Municipal Code regarding the undergrounding of any existing above ground utilities on-site, along property lines, and street frontages. Overhead electrical utilities shall be relocated and placed underground prior to occupancy.

64. Prior to the issuance of permits, the developer shall enter into an Improvement Agreement for the completion of all improvements as required by Section 9.32.040 of the Victorville Municipal Code. The improvement agreement shall be secured by one of the forms specified by Section 17.64.060 of the Victorville Municipal Code.

65. The site and public walkways shall be designed and constructed for accessibility in compliance with the guidelines of the Americans with Disabilities Act Standards for Accessible Design and the Standard Specifications for Public Improvements of the City of Victorville.

66. A permit issued from the City’s Engineering Department is required prior to commencement of any work performed within public right-of-way and the City’s inspection process followed for the connection to and construction of any facilities that are to be dedicated to, owned, and maintained by the City.

67. A permit issued from the City of Hesperia’s Engineering Department is required prior to commencement of any work performed within the City of Hesperia’s public right-of-way.

68. All improvements required along the Bear Valley Road frontage shall be completed during nighttime hours, i.e. 10:00 PM to 5:00 AM. Overtime inspection fees shall be required for all nighttime works.

69. In accordance with State Water Quality Resources Board requirements, the developer shall implement measures for site design, source control, run-off reduction, storm water treatment and baseline hydro modification as defined by the Phase II Small MS4 Permit. This includes P-22-028 – PLAN21-00023 August 10, 2022

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measures installed such that post-development peak storm water runoff discharge rates do not exceed the estimated pre-development rate, and on-site post-construction BMPs for treatment of storm water run-off.

70. The developer shall prepare a water quality management plan for the on-site post- construction BMPs for treatment of storm water run-off. The project property owner shall enter into a maintenance agreement with the City for the water quality management plan.

71. A grading plan/site improvement plan shall be submitted to the Engineering Department for review and approval. The grading plan shall address all on-site and off-site drainage issues, including nuisance water and flows entering and exiting the site. A final drainage study shall be submitted with the grading plan. The developer shall provide hydrology and hydraulic calculations to size any drainage structure included in the grading plan design.

72. A geotechnical report shall be submitted with and incorporated into the grading plan.

73. Grading operations and construction shall be conducted in a manner and/or measures taken to prevent sand, dust, and debris to blow onto other properties. An adequate dust palliative shall be used at all times. After completion of grading the developer shall maintain the site such that sand, dust and debris do not blow onto other properties.

74. Temporary fencing shall be erected as required by City staff during construction to prevent windblown debris from leaving the project site and to ensure public safety.

75. If landscaped areas equal or exceeds 1,000 square feet, a separate irrigation with an RP devise shall be required. A reduced pressure backflow device per City standard W-39 must be installed behind the domestic water meter serving the site. A Fire Service Reduced Pressure Detector Assembly per City standard W-28 shall be installed on the fire protection service if on-site protection is required. The developer shall submit plans for water service connections and valves to the Engineering Department for review and approval by the City Engineer. A current water service will serve letter from Victorville Water District is required with the plan submittal. Water service shall be subject to the conditions within the will serve letter and the approved Water Feasibility Study.

76. This project requires a connection to the City’s sewage collection system. All improvements shall be installed by the developer in accordance with the Standard Specifications for Public Improvements of the City of Victorville. Sewer improvement plans shall be submitted to the Engineering Department for review and approval by the City Engineer.

77. A permit issued from the City’s Engineering Department is required for the connection to the City’s sewer and water systems.

78. The onsite water and sewer systems shall remain privately owned and maintained. The onsite sewer system shall be pressure tested, flushed, and CCTV inspected, prior to allowing the development to connect to the City’s sewer collection system.

79. The onsite storm drain system shall be pressure tested, cleaned, and CCTV inspected, prior to occupancy.

80. All public utility distribution lines, including service lines to the site, shall be installed by the developer.

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81. The method of installation (trenching or boring) for connections to existing utilities (sewer, water, storm drain, etc.) within paved streets shall be subject to approval by the City Engineer.

82. The developer shall be responsible for all costs (including application fees) incurred due to the relocation of existing utility facilities where such facilities conflict with the improvements associated with this project.

83. Landscaping within the traffic sighting distance triangle at intersections and driveway connections to public streets shall be limited to ground cover only and shall not include shrubs and trees.

84. The developer shall pay any and all fees and charges that may become effective prior to the issuance of a building permit or utility connection and shall pay such fees as a condition of obtaining a building permit.

85. Prior to construction of any improvements or any land disturbance, the developer shall construct temporary drainage facilities and provide erosion control measures as necessary to minimize storm water run-off, erosion, and silt deposition. The developer shall provide an erosion control plan of the Best Management Practices to be implemented during construction. The National Pollutant Discharge Elimination System (NPDES) stormwater permit program requires operators of construction sites one acre or larger (including smaller sites that are part of a larger common plan of development) to obtain an NPDES permit and prepare a Storm Water Pollution Prevention Plan (SWPPP). A copy of the SWPPP, and an erosion control plan shall be submitted to the Engineering Department. All NPDES guidelines must be adhered to, and best management practices followed at all times during construction.

86. A boundary survey must be performed and property corners verified prior to construction to facilitate the placement of improvements per plan direction. The developer’s engineer shall provide a horizontal control plan to the City for review or provide adequate control/dimensioning on the site/grading plan.

87. On-site drainage to streets shall be conveyed through parkway drains or as approved by the City Engineer.

88. An application for plan review and an engineer’s construction cost estimate for civil improvements shall be required at the time of initial improvement plan submittal. Payment of plan and map check fees as per the City’s Engineering Department Engineering Plan Check Fee Schedule based on the engineer’s cost estimate shall be required with the plan submittal.

Building Conditions:

89. The project shall comply with all building codes in effect at the time of plan submittal.

90. The scope of work indicated will require full accessibility to be included in accordance with Chapter 11B of the California Building Code.

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91. Plan check fees for this project will be due, and shall be paid in full, upon submittal of plans to the Building Division. The Building Division may be contacted at (760) 955-5100 for an estimation of these fees. Tools for estimating total permit fees are available on the City’s website at https://www.victorvilleca.gov/government/city-departments/development/permit- center/fees-forms. Actual amounts owed will be determined upon submittal of the plans via the City’s online permit center
Fire Conditions:

92. Shall comply with all 2019 Building and Fire Code requirements based on occupancy classification.

93. Monitored fire sprinkler system(s) are required for proposed building(s). Plans shall be submitted prior to construction.

94. Monitored fire alarm system(s) are required for proposed building(s). Plans shall be submitted prior to construction.

95. Homes (including attached garages) must be protected by automatic fire sprinkler systems.

96. Tracts with more than 100 homes shall have a water system feed from two different distribution lines.

97. Paved access from 2 points shall be required for completion and occupancy. Plans shall be submitted and approved prior to construction commencement.

98. Interior/exterior Fire Department access roadways/fire lanes shall be required per Fire Department Standard. Fire Department access roadways providing access to the buildings in this project shall be a minimum of 26 feet wide and shall be directly adjacent to 2 sides of the building. If gates, installed must comply with Fire Department Standards.

99. An approved on-site fire protection system, in accordance with Fire and Water Department Standards is required. The system is required to be in place and serviceable prior to building construction.
100. Provide a preliminary on-site fire protection plan which indicates the location of all required fire protection appliances (FDC’s, PIV’s, RP’s, hydrants, etc.) Required appliances shall be unobstructed by fencing, storage containers, parked vehicles, etc. 101. An approved water supply system, complete with street hydrants complying with Fire Department Standards, shall be in place prior to any combustible construction. 102.Required fire flow for this project is 2,500gpm @ 20psi for 4 hours duration at furthest remote hydrant. Contact Water Department to assure availability of required fire flow. 103.Fire Department access roadways greater than 150’ in length shall require approved turnarounds per Fire Department Standard. Any street exceeding 600; will require secondary access.
104.Knox Box/Key Box is required and shall be provided and installed in accordance with Fire Department Standards.

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105.Access gates shall be provided with an “Opticom” receiver capable of opening gates via decoding of the “Opticom” strobe signal transmitted by Fire, Police, and Ambulance units. All access gates shall require mechanical means for opening in event of power failure, shall not impinge on required clear width when fully open, and shall be equipped with Knox Box lock actuation devices.
106.Street Address for Single Family Homes
a. The street address shall be posted with a minimum of four (4) inches height numbers with one0half (1/2) inch stroke, visible from the legal access road. During the hours of darkness, they shall be internally illuminated.
b. Prior to occupancy the posted numbers shall be installed with numbers that contrast with their background and are legible from the street.
c. Where building set-backs exceed fifty (50) feet from roadway, additional non- illuminated contrasting four (4) inch stroke, shall be displayed at property access entrance on a permanent monument.
107.Street Addressing for Commercial, Condominiums and Industrial Buildings a. The street address shall be posted with a minimum of twelve (12) inch in height numbers with a one (1) inch stroke, visible from the street of the corresponding address.

ATTACHMENT D
Tentative Tract Map
Resolution No. P-22-029

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RESOLUTION NO. P-22-029

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE

RECOMENDING CITY COUNCIL APPROVAL OF THE TENTATIVE TRACT MAP PORTION OF CASE NO. PLAN21-00023; A TENTATIVE TRACT MAP WITH AN INITIAL STUDY AND

PROPOSED MITIGATED NEGATIVE DECLARATION TO ALLOW FOR THE SUBDIVISION OF 18 EXISTING PARCELS INTO 18 NEW PARCELS IN CONJUNCTION WITH A MIXED

USE DEVELOPMENT AND PLANNED UNIT DEVELOPMENT ON PROPERTY LOCATED

NORTH OF AND ABUTTING BEAR VALLEY ROAD BETWEEN SECOND AVENUE AND

PARCELS 1 THROUGH 8 AND 10 THROUGH 19, INCLUSIVE, OF PARCEL MAP NO. 17603, IN

THE CITY OF VICTORVILLE, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 230 PAGES 13 AND 14, OF PARCEL MAPS, RECORDS OF SAN BERNARDINO COUNTY, CALIFORNIA; and
WHEREAS, a public hearing was opened on the on the 8th day of June 2022, and closed on the 10 th day of August 2022, pursuant to Title 7, Division 2, Chapter 3, of the Government Code, State of California, to hear arguments for and against the issue; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), and the CEQA Guidelines, the City of Victorville Planning Department undertook and completed an Initial Study for the project, the result of which was the preparation and circulation of a Mitigated Negative Declaration; and
WHEREAS, the Initial Study, supporting documents, a Mitigated Negative Declaration, and comments from responsible agencies for the proposed Site Plan have been presented to the Planning Commission, and after review and consideration of the environmental information the Planning Commission found that the proposal will not have a significant effect on the environment with the inclusion of revised mitigation measures as recommended by the P-22-029 – PLAN21-00023 August 10, 2022

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commenting responsible agencies, and therefore recommends City Council adoption of the Mitigated Negative Declaration; and
WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis; and WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and WHEREAS, the Planning Commission finds that the proposed project will have no adverse effect upon abutting properties due to: development standards included in Title 16 and the associated Planned Unit Development that ensure this proposal and any future development is in accordance with minimum standards designed to protect the health, safety and welfare of the community; because the subject proposal is a mixed-use development that is in accordance with the underlying General Plan and Zone District; and because the project will complement existing development vicinity; and
WHEREAS, the Planning Commission finds that this land division is consistent with the City's adopted General Plan and Zoning Ordinance since the site meets the required lot size, access requirements, is in general conformance with the purpose of the applicable Design Guidelines and Planned Unit Development standards, and the proposal will not divide an established land use designation; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Sections 16-2.05.010 & 16-4.01.02 of the Victorville Municipal Code that Tentative Tract Map portion of Case No. PLAN21-00032, a Tentative Tract Map with an Initial Study and proposed Mitigated Negative Declaration to allow for the subdivision of 18 existing parcels into 18 new parcels in conjunction with a mixed use development and Planned Unit Development on the hereinabove described property be recommended for approval by the City Council subject to the following conditions of approval:

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Planning Conditions:

1. The proposed subdivision shall comply with all applicable development standards of Title 16 and Title 17 of the City of Victorville Municipal Code, as well as the Subdivision Map Act of the State of California.

2. The final map shall be in substantial conformance with the tentative map submitted as part of this application, unless modification is required to comply with Title 16 of the City of Victorville Municipal Code and/or conditions of approval.

3. The applicant shall provide the Zoning Administrator or his designee with a lot closure list for all lots within the subdivision at the time of submission of maps for final approval.

4. The final map shall be subject to review and approval by the Zoning Administrator or his designee prior to recordation.

5. Prior to the recordation of the final the applicant shall record a reciprocal access, parking, and drainage agreement between the parcels, subject to Planning Staff review and approval.

Other means to address this requirement such as: the recordation of Covenants, Conditions, and Restrictions (CC&Rs); or via recordation of the associated Tentative Tract Map shall be submitted for review and approval by the Zoning Administrator prior to recordation.

6. In accordance with Section 13.60.110 of the Victorville Municipal Code, all new residential tract development shall provide for the installation of reclaimed water pipelines, to the extent required by the responsible water purveyor. Such pipelines shall be connected to the water purveyor's reclaimed water system. The foregoing requirements are not applicable to individual residential lots.

7. The City of Victorville’s name shall not be used in any Conditions, Covenants, and Restrictions (CC&Rs) associated with this development to which it is not a party.

8. Prior to the release of any utilities for the use, all Title 16 improvements for the project shall be installed or a bond posted in the amount of one hundred fifty percent (150%) of the value of the uncompleted work shall be submitted to the Development Department, unless otherwise deemed unnecessary by the Zoning Administrator. Any modifications to the amount of the bond shall be subject to review and approval by the Zoning Administrator only if it is found that there are circumstances unique to the use that is not applicable to other uses.

9. The proposed development is required to mitigate its ongoing economic impacts that require the provision of additional municipal services. To mitigate ongoing economic impacts created by new development, the City is preparing to form a Community Facilities District (CFD) to fund the ongoing costs of City services permitted by the CFD, including such services as public safety, street/sidewalk maintenance, and other eligible service impacts. Once formed, the City CFD will have established a uniform, standardized City-wide rate structure that will apply to new developments. If the City forms said CFD prior to the recordation of a final map or issuance of a building permit for the proposed development, the Developer shall annex the subject site into the CFD or shall establish a funding mechanism to provide an ongoing source of funds for the additional services comparable to the uniform standardized City-wide rate established in the CFD Resolution and associated Financial Impact Analysis report.

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10. The Applicant/Owner shall agree to defend, indemnify and hold harmless, the City of Victorville, its agents, officers and employees from any claim, action or proceeding against the City of Victorville or its agents, officers or employees to attack, set aside, void or annul this approval. The City of Victorville shall promptly notify the applicant of any such claim, action or proceeding, and the City of Victorville shall cooperate fully in the defense.

11. The applicant/developer shall be responsible for obtaining all necessary permits from any affected regulatory agencies.

12. The project shall comply with all Federal, State and local laws and policies, including: the California Government Code (including the Planning, Zoning and Development Laws), Environmental Quality Act (CEQA), Subdivision Map Act, International Building Code, Green Code, Fire Code; and, Victorville General Plan and Municipal Code; unless permitted to deviate through provisions of such, or through adopted mitigation measures, conditions of approval, or the plans themselves.

13. The applicant shall file a Notice of Determination and pay the necessary filing fee to the County of San Bernardino pursuant to Public Resources Code Section 21089(b). The project is not effective until such time as this condition has been satisfied. The applicant shall submit evidence to the Zoning Administrator or his designee indicating that this condition has been satisfied. Any delay in the applicant’s payment of the required fee shall not toll the lapse of approval date nor appeal period of this project.

14. The applicant shall indemnify, protect, and hold harmless the City from any lawsuit filed due to the applicant’s failure to pay the fee imposed by Fish and Game Code Section 711.4.

15. (AQ-1) The Project Proponent shall prepare and submit to the MDAQMD, prior to commencing earth-moving activity, a dust control plan that describes all applicable dust control measures that will be implemented at the project. The most current Dust Control Plan Requirements and Dust Control Plan Submission For are available at http://mdaqmd.ca.gov/permitting/compliance-forms.

16. (AQ-2) The Project Proponent shall ensure that signage compliant with MDAQMD Rule 403 Attachment B is erected at the project site entrance not later than the commencement of construction.

17. (AQ-3) The Project Proponent shall ensure that a water truck is used to maintain moist disturbed surfaces and that water is actively spread during visible dusting episodes to minimize fugitive dust emissions. For projects with exposed sand or fines deposits (and for projects that expose such soils through earthmoving), chemical stabilization or covering with a stabilizing layer of gravel will be required to eliminate visible dust/sand from sand/fines deposits.

18. (AQ-4) All perimeter fencing shall be wind fencing or the equivalent, to a minimum of four feet of height or the top of all perimeter fencing. The owner/operator shall maintain the wind fencing as needed to keep it intact and remove windblown dropout. This wind fencing requirement may be suspended by local ordinance, rule or project specific biological mitigation prohibiting wind fencing.

19. (AQ-5) All maintenance and access vehicular roads and parking areas shall be stabilized with chemical, gravel or asphaltic pavement sufficient to eliminate fugitive dust from P-22-029 – PLAN21-00023 August 10, 2022

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21. (AQ-7) The Project Proponent shall ensure a minimum duration of 130 days for architectural coating.

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28. (WTR-1) Prior to issuance of a grading permit the applicant shall obtain coverage under the statewide general NPDES permit for control of construction and post-construction related storm water in accordance with the requirements of the Small MS4 General Permit. In addition, the applicant shall:
Prepare a project specific Storm Water Pollution Prevention Plan (SWPPP) as required in the NPDES permit and shall identify site-specific erosion and sediment control best management practices that will be implemented;
The SWPPP shall be applicable to all areas of the project site including construction areas, access roads to and through the site, and staging and stockpile areas; P-22-029 – PLAN21-00023 August 10, 2022

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Temporary best management practices for all components of the project must be implemented until such time as permanent post-construction best management practices are in place and functioning; and
All excess sediment excavated as part of the Project that is not used onsite should be stockpiled in a location such that it will not be transported by wind or water into a surface water. An adequate combination of sediment and erosion control BMPs must be implemented and maintained to temporarily stabilize all stockpiled sediment until such time that it is reused and/or permanently stabilized.

Engineering Conditions:

34. The final map shall be based upon a recent field survey made in conformity with the Land Surveyor’s Act.

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35. The subdivider shall comply with all applicable requirements and provisions of Title 16 and Title 17 of the Victorville Municipal Code, and the Subdivision Map Act.

36. The subdivision map shall show any easements of record within the subdivision boundary and annotate said easements as required by the City.

37. The subdivision property owner shall offer to dedicate public road easements on the map over all streets shown within the boundary of the subdivision.

38. Any easements required for public utilities, city owned sewer, and/or drainage facilities shall be dedicated on the final map.

42. All requirements of Section 16-5.12.170 of the Victorville Municipal Code regarding the placing of utility lines underground shall be complied with.

46. A permit issued from the City’s Engineering Department is required for the connection to the public sewer, water, and/or storm drain system.

P-22-029 – PLAN21-00023 August 10, 2022

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49. Traffic signal improvement plans shall be submitted to the Development Department for review and approval by the City Engineer.

53. The onsite storm drain system shall be pressure tested, cleaned, and CCTV inspected, prior to occupancy.

55. The subdivider shall be responsible for obtaining any permissions or easements for grading or public improvements constructed on adjacent properties.

56. The subdivider’s engineer shall prepare and submit a geotechnical report for the subdivision to the City.

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used at all times. After completion of grading the developer shall maintain the site such that sand, dust and debris do not blow onto other properties.

62. The subdivider shall submit an initial and final digital AutoCAD copy of the map.

63. The subdivider shall provide the City with a copy of the recorded final map on reproducible polyester-based film (mylar).

Building Conditions:

65. The project shall comply with all building codes in effect at the time of plan submittal.

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