Item 13 Amended Attachment 3 - Resolution No. 2025-54 Approval of FCSP — Yucaipa City Council, August 25, 2025 (part 2 of 2)

5. Conserves Habitat and Natural Open Space in the OS-C Designation The FSCP Update include Open Space (OS) and Open Space — Conservation (OS-C) lands to balance and buffer new development. The planning areas are designed to ensure protection of significant hillsides, ridgelines, and scenic views that greatly contribute to the image of the community, especially as viewed from Interstate 10 and other key roadways, while allowing for development and other features that benefit the community. The OS-C designations also permanently conserve key habitat and drainages that are important for habitat and wildlife movement.

6. Provides Infrastructure to Serve the Specific Plan and Local Area Development within the plan area has been constrained by a lack of infrastructure. The Specific Plan includes required infrastructure facilities, including financing and phasing. • Water and Sewer Infrastructure. The Pacific Oaks Commerce Center project includes substantial extension of water and sewer along Live Oak Canyon Road/Oak Glen Road.

Additional water and sewer would be installed in conjunction with new development. • Stormwater Infrastructure. Planned site drainage improvements include the construction of necessary stormwater management and flood control facilities. Without these improvements, the area would continue to be subjected to flooding and erosion problems. Stream bank preservation and revegetation of eroded slopes may be needed in certain areas. • Multimodal Trails. The development of a multimodal trail system would expand the existing trail network and expand outdoor recreational areas in the city. Enhanced bicycle, pedestrian, and equestrian trail networks further augment connectivity within and between the Specific Plan neighborhoods.
• Street Network. Well -designed streets that incorporate traffic -calming measures, such as narrow pavement widths, trails, and tree canopies extending over streets, will improve safety and the quality of the experience of moving through the neighborhoods in the plan area. • Fire. The Pacific Oaks Commerce Center Project would fund approximately half of the cost of a ladder truck fire apparatus (with associated equipment) to be used by the City to assist with the purchase of the ladder truck. Future development that also requires a ladder truck, such as larger horizontal commercial development in the RC district, as well as three story housing projects, Freeway Corridor Specific Plan Project
CEQA Findings of Fact and
Statement of Overriding Considerations
- 191 -

would also participate in the fair share for a ladder truck. Separately, a Community Facilities District will be required to help provide future public safety and fire infrastructure funding.

7. Consistency with the Regional Goals in the RTP/SCS
SCAG's 2020-2045 RTP/SCS was adopted September 3, 2020. The RTP/SCS encompasses four principles —mobility, economy, healthy/complete communities, and environment —that are important to the region's future. The RTP/SCS lays out goals related to housing, transportation technologies, equity, and resilience in other to adequately reflect the increasing importance of these topics in the region. The City pursued and was awarded a SCAG grant to update the FCSP to enable it to anticipate and capitalize the projected market demand for residential, commercial, and industrial uses.

The Proposed Project would add a mix of uses onsite, similar to the Approved Project. However, the Proposed Project would provide warehousing jobs which would better align with the current and forecasted market conditions, would result in less GHG emissions and criteria air pollutants compared to the Approved Project, and would designate land for Agro-Commercial Tourism and allow agricultural uses in the Open Space designation. Therefore, the Proposed Project would be consistent with the RTP/SCS goals.

8. Other Considerations.

There are unavoidable, significant impacts in the following categories: Air Quality, GHG Emissions, and Noise.
• If the City does not update the FCSP, there would still be significant impacts relating to air quality, GHG emissions, and noise. Even without any growth in the City, which is not a realistic scenario, the significant impacts relating to air quality and GHG emissions will occur simply due to regional growth. Also, based on the land use requirements, warehousing and industrial uses would remain permissible in the Business Park and the Regional Commercial land use districts. • Impacts relating to construction noise and vibration are temporary in nature.

C. CONCLUSION
The City Council of Yucaipa has balanced the project's benefits against the significant unavoidable impacts. The City Council finds that the Proposed Project's benefits, outweigh the Proposed Project's significant unavoidable impacts, and these impacts, therefore, are considered acceptable in the light of the Proposed Project's benefits. The City Council finds that each of the benefits described above is an overriding consideration, independent of the other benefits, that warrants approval of the Proposed Project notwithstanding the Proposed Project's significant unavoidable impacts.

Freeway Corridor Specific Plan Project
CEQA Findings of Fact and
Statement of Overriding Considerations
- 192 -

EXHIBIT B
Mitigation Monitoring and Reporting Program

August 20251 Mitigation Monitoring and Reporting Program State Clearinghouse No. 2006041096

FREEWAY CORRIDOR SPECIFIC PLAN
for City of Yucaipa
Prepared for:

City of Yucaipa
Contact: Benjamin Matlock, Deputy Director of Community Development 34272 Yucaipa Blvd
Yucaipa, California 92399
909.797.2489
Prepared by:

PlaceWorks
Contact: Nicole Vermilion, Principal
3 MacArthur Place, Suite 1100
Santa Ana, California 92707
714.966.9220
[email protected]
www.placeworks.com

PLACEWORKS

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA
Table of Contents
Section Page

1. INTRODUCTION 1

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING PROGRAM 1

1.2 PROJECT LOCATION 1

1.3 PROJECT DESCRIPTION 2

1.4 ENVIRONMENTAL IMPACTS 5

2. MITIGATION MONITORING REQUIREMENTS 7

2.1 CATEGORIZED MITIGATION MEASURES/MATRIX 7

3. REPORT PREPARATION 79

3.1 LIST OF PREPARERS 79
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Table of Contents
List of Tables
Table Page
Table 1 Approved Project Buildout Statistical Summary 2 Table 2 Proposed Project Buildout Statistical Summary 4 Table 3 Buildout Comparison of the Proposed Project to the Approved Project 4 Table 4 Pacific Oaks Commerce Center Buildout 5
Table 5 Mitigation Monitoring Requirements — Specific Plan 9 Table 6 Mitigation Monitoring Requirements — Pacific Oaks Commerce Center 49 Page ii PlaceWorks

1. Introduction

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING

PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide a vehicle by which to monitor mitigation measures and conditions of approval outlined in the Draft Subsequent Environmental Impact Report (Draft SEIR), State Clearinghouse No. 2006041096. The Mitigation Monitoring and Reporting Program has been prepared in conformance with Section 21081.6 of the Public Resources Code and City of Yucaipa Monitoring Requirements. Section 21081.6 states:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based.

1.2 PROJECT LOCATION
The 1,238-acre Freeway Corridor Specific Plan (FCSP) area is in the City of Yucaipa in San Bernardino County.

The plan area is bisected by Interstate 10 (I-10) and abuts the Riverside County boundary to the south. Regional access to the project is provided by I-10 from the east and west. Local access is provided by Live Oak Canyon Road, County Line Road, Oak Glen Road, Wildwood Canyon Road, and Calimesa Boulevard.

Land uses in the FCSP consist primarily of agricultural land (ranching and farming), a limited number of residences, a wastewater treatment plant, and miscellaneous commercial uses such as an outdoor pottery store and storage. The Live Oak Canyon Pumpkin Farm operates seasonally, with its peak season in the fall. The pumpkin farm operates a corn maze (fall only), carnival -type rides and games, tractor/hay rides, pony rides, petting zoo, Christmas Tree sales (winter only), U-pick pumpkin patch, and concessions (fall only) during the August 2025 Page 1

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1. Introduction
fall and winter seasons.' The Henry N. Wochholz Regional Water Recycling Facility (WRWRF) is owned and operated by the Yucaipa Valley Water District (YVWD). This land use is isolated from the other areas in the FCSP and can only be accessed via a secondary road from County Line Road. The FCSP Update identifies these parcels as "not a part" (N.A.P.) of the Proposed Project because it is solely owned by the YVWD.

1.3 PROJECT DESCRIPTION
Freeway Corridor Specific Plan (Approved Project)
The FCSP provides the planning tools necessary to guide development in the plan area. The Specific Plan includes proposed land uses, development regulations and design standards. In addition, the FCSP provides for a multimodal trail and circulation system, infrastructure facilities required to support implementation of the plan, and a plan for managing natural resources. Table 1, Approved Project Buildout Statistical Summary, identifies the buildout of the Approved Specific Plan.

Table 1
Approved Project Buildout Statistical Summa
Acres
Acres
Dwelling Units
Population'
Non -Residential SF2
Employees3
Residential
424.7
2,447
6,754
NA
NA
Regional Commercial (RC)3,4
172.0
NA
NA
3,379,737
2,430
Business Park (BP)4

25.7 NA
NA
1,206,042
571
Public Facilities (PUB)5

44.8 NA
NA
NA
NA
Open Space (OS)
549.0
NA
NA
0 NA
ROW

25.3 NA
NA
NA
NA
Total
1,2426
2,447
6,754
4,585,779
2,999
Notes: Totals may not add to 100 percent due to rounding. SF = square feet; ROW = right-of-way Based on 2.76 people per unit (DOF 2022).
2 Acres to square feet based on the maximum FAR allowed in the FCSP of 0.50 for RC and 0.75 for BP. 3 Based on 1,392 square feet per employee for RC uses and 2,111 square feet per employee for BP uses (SCAG 2001). 4 BP and RC square footage adjusted to account for the amendments to the FCSP approved in July 2022, which allowed for development of a 366,423-square-foot warehouse associated with the Yucaipa County Line Warehouse Project (Yucaipa 2022). 5 Though employment is associated with the WRWRF, there are no changes in this land use between existing conditions and the Approved Project scenarios. 6 Acreage for the FCSP Update based on GIS. This four -acre difference between the 2008 Specific Plan acreage (1,242 acres) and the Specific Plan Update acreage (1,238 acres) is based on minor differences in how the boundary was mapped in 2008 and attributed to existing ROW. 1 The Yucaipa City Council had typically authorized a special event permit (SEP) annually to the Pumpkin Factory to operate the Live Oak Canyon Pumpkin Patch and Christmas Tree Farm. Live Oak Canyon Farm has operated the pumpkin patch and Christmas tree farm for over 30 years prior to the incorporation of the City of Yucaipa, and the City has authorized a SEP for the pumpkin patch and Christmas tree farm every year since 2017, which has since been memorialized with the approval of a conditional use permit. The farm has 900 parking spaces onsite and addition 300 parking spaces on Live Oak Canyon Road.

Special events at the farm run from mid -September to the end of December and may generate up to 100,000 visitors over the course of the special event. There are no changes in events or activities for the Live Oak Canyon Pumpkin Patch and Christmas Tree Farm with implementation of the Proposed Project.

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1. Introduction
2008 Certified EIR
The Proposed Project in an update to the FCSP; therefore, this SEIR relies on the findings of the 2008 EIR and the 2022 Addendum and, per CEQA Guidelines Section 15162, contains all the information necessary to ensure that the certified FCSP EIR fully evaluates the Proposed Project. The 2008 EIR and addendum, though discussed separately here, are collectively referred to in this SEIR as the 2008 Certified EIR. In accordance with CEQA Guidelines Sections 15148 and 15150, this SEIR incorporates the 2008 Certified EIR (and its constituent parts) by reference. A summary of the 2008 Certified EIR follows. 2008 Final E1R
The FCSP Environmental Impact Report (State Clearinghouse No. 2004041096) was certified in November 2008 (2008 Certified EIR or 2008 EIR). The Final EIR consists of the 2007 Draft EIR and the 2008 Recirculated Draft EIR, response to comments, revisions to the EIR based on comments, and the mitigation monitoring and reporting program. The Final EIR evaluated impacts associated with 424.7 acres for residential development, with a maximum of 2,767 dwelling units, 242.5 acres of nonresidential development, 25.3 acres of right-of-way (ROW), and 549.0 acres of open space. The Certified EIR identified significant and unavoidable impacts associated with the FCSP for the following topical areas: Aesthetics, Agriculture, Air Quality, Biological Resource, Land Use and Planning, and Noise.
2022 County Line Road Warehouse Addendum
The Approved Project includes amendments to the Specific Plan since certification of the 2008 EIR. On July 21, 2022, the City of Yucaipa approved an Addendum to the 2008 Certified EIR for development of the Countyline Road Warehouse project —a 366,423-square-foot speculative industrial warehouse building on five parcels totaling 19.32 gross acres at the northwest corner of 7th Place and County Line Lane in the southwestern corner of Yucaipa. This project is reflected as part of the Approved Project in Table ES-1, and the square footage associated with this land use is modeled as Business Park (BP) because it is a warehouse.

Freeway Corridor Specific Plan Update (Proposed Project) The Proposed Project is an update to the FCSP to guide development within the 1,238-acre plan area. Table 2, Proposed Project Buildout Statistical Summary, identifies the land uses associated with the Proposed Project. As shown in this Table, the Proposed Project would result in a total of 2,472 residential units and 5,093,265 square feet of nonresidential uses. The Specific Plan includes a list of permitted, conditionally permitted, and prohibited land uses and development standards associated with the following land use designations (see Specific Plan Table 4-2, Permitted Uses; Table 4-3, Residential Development Standards; and Table 4-4, Nonresidential Development Standards).

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1. Introduction
Table 2
Proposed Project Buildout Statistical Summa
Designation
Acres
Dwelling Units
Population1
Non-residential SF2
Employees3
Residential
290.3
2,472
6,823
NA
NA
Regional Commercial (RC)3
104.4
NA
NA
1,100,761
791
Business Park (BP)4
223.2
NA
NA
3,992,503
1,891
Agro-Commercial Tourism (AT)4

47.5 NA
NA
NA
NA
Open Space (OS)5
255.6
NA
NA
NA
NA
Open Space — Conservation (OS-C)5
147.3
NA
NA
NA
NA
Existing ROW

15.1 NA
NA
NA
NA
Not a Part (N.A.P)6
154.6
NA
NA
NA
NA
Total
1,2387
2,472
6,823
5,093,265
2,682
Notes: Totals may not add to 100 percent due to rounding. SF = square feet; ROW = right-of-way.

Based on 2.76 people per unit (DOF 2022).
2 Acres to square feet based on the maximum FAR allowed in the proposed FCSP of 0.35 for RC. Planning areas BP 2, BP 3, and 19.32 acres of BP 6 are based on the project -level data for the Pacific Oak Commerce Center project (2,054,000 square feet) and the County Line Warehouse project (366,423 square feet). The remaining acreage for planning area BP 6 (9.68 acres) and planning areas BP 1 and BP 4 is based on a maximum FAR of 0.5. It should be noted that planning area BP 4 is the Caltrans rest stop and would remain a rest stop at buildout, as Caltrans currently owns this property. However, there is an agreement that should Caltrans close the rest stop, this property would revert to the Robinson Properties ownership. As a result, square footage associated with this acreage is accounted for to provide a conservative estimate of the potential BP land uses at buildout. 3 Based on 1,392 square feet per employee for RC uses and 2,111 square feet per employee for BP uses (SCAG 2001). 4 The Live Oak Canyon Pumpkin Farm has associated employment, but there are no changes to this land use between existing conditions and the Proposed Project scenarios. The Live Oak Canyon Pumpkin Patch and Christmas Tree Farm is seasonal and employment fluctuates, with peak employment during the fall. 5 Open Space (OS) and Open Space -Conservation (OS-C) acreage is estimated based on the conceptual grading plan. 6 The WRWRF is identified as Not a Part in the FCSP Update because it is solely owned by the YVWD. 7 Acreage for the FCSP Update based on GIS. This four -acre difference between the 2008 Specific Plan acreage (1,242 acres) and the Specific Plan Update acreage (1,238 acres) is based on minor differences in how the boundary was mapped in 2008 and attributed to existing ROW.

Buildout Comparison to the Approved Project
Table 3, Buildout Comparison of the Proposed Project to the Approved Project, identifies the net change in dwelling units and nonresidential square footage associated with the update to the FCSP. The Proposed Project would result in increases of 25 dwelling units and 69 people, a reduction of approximately 2.28 million square feet of Regional Commercial (RC), an increase of approximately 2.79 million square feet of Business Park (BP), and a reduction of 317 employees.

Table 3
Buildout Comparison of the Proposed Project to the ADDroved Project Dwelling Units
Population
Regional Commercial
(RC) SF
Business Park
(BP) SF
Total Non -
residential SF
Employees
Approved Project
2,447
6,754
3,379,737
1,206,042
4,585,779
2,999
Proposed Project
2,472
6,823
1,100,761
3,992,503
5,093,265
2,682
Net Change
25 69
-2,278,976
2,786,461
507,486
-317
Notes: SF = square feet RC = Regional Commercial; BP = Business Park. There is no change associated with the existing pumpkin farm.

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1. Introduction
Pacific Oaks Commerce Center
The Proposed Project includes a project -level analysis for buildout of the Pacific Oaks Commerce Center in planning areas BP 2 and BP 3 ("project area"). Table 4, Pacific Oaks Commerce Center Buildout, identifies the land use components associated with the Pacific Oaks Commerce Center project. Building 1 would have 1,032,500 square feet of warehouse and 20,000 square feet of office use, for a total of 1,052,500 square feet of building space. Building 2 would have 981,500 square feet of warehouse and 20,000 square feet of office use, for a total of 1,001,500 square feet of building space. Each building also would allow up to 25 percent of the building square -footage for cold -storage uses. As a result, the Pacific Oaks Commerce Center would result in development of up to 2,054,000 square feet.

Table 4
Pacific Oaks Commerce Center Buildout
Land Use
Acres
Building SF
Docking Bays
Trailer Stalls
Auto Stalls
Parcel 1 — Residential Pad1.2

29.53 —
—
—
—
Parcel 2 — Residential Pad' . 2

32.04 —
—
—
—
Parcel 3 — Building 1

60.27 1,052,500
178
410
515
Parcel 4 — Open Space

65.82 —
—
—
—
Parcel 5 — Open Space

30.04 —
—
—
—
Parcel 6 — Trailer Parking3

29.68 —
—
322
—
Parcel 7 — Building 23

65.53 1,001,500
178
326
471
Total
312.91
2,054,000
356
1,058
986
Notes: SF = square feet.
1 The Pacific Oaks Commerce Center project does not include development of residential land uses. The acreages for Parcel 1 and Parcel 3 are included because of the need to grade these parcels during construction of the southem portion of Wildwood Canyon Road and the parcels associated with the warehouse buildings and trailer parking. These sites are designed for future residential uses pursuant to the Specific Plan. 2 The FCSP identifies PA 10 as 35.2 acres whereas Parcel 1 and Parcel 2 of the Pacific Oaks Commerce Center project total 61.57 acres. This is because the Specific Plan excludes manufactured slope in the land use density and intensity calculations. For Parcel 1 and Parcel 2, there are 26.37 acres of manufactured slope (43 percent of the total acreage of Parcel 1 and Parcel 2), which is included in the 553 acres of open space. 3 The FCSP identifies BP 3 as 71.3 acres whereas Parcel 6 and Parcel 7 of the Pacific Oaks Commerce Center project total 95.2 acres. This is because the Specific Plan excludes manufactured slope in the land use density and intensity calculations. For Parcel 6 and Parcel 7, there are 23.9 acres of manufactured slope (25 percent of the total acreage of Parcel 6 and Parcel 7), which is included in the 553 acres of open space.

1.4 ENVIRONMENTAL IMPACTS

1.4.1 Impacts Considered No Impact or Less Than Significant The SEIR identified various thresholds from the CEQA Guidelines among a number of environmental categories that would not be significantly impacts by the Proposed Project in Chapter 5, Environmental Analysis, and therefore, did not require mitigation. Impacts to the following environmental resources were found to be less than significant or no impact:
• Agriculture and Forestry Resources • Public Services
• Energy • Recreation
• Hazards and Hazardous Materials • Transportation
• Land Use and Planning • Utilities and Service Systems • Mineral Resources • Wildlife
• Population and Housing
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1.4.2 Potentially Significant Adverse Impacts That Can Be Mitigated, Avoided, or Substantially Lessened
The SEIR concluded that the proposed project could result in one or more potentially significant impacts in the following topic areas:
• Aesthetics
• Biological Resources
• Cultural Resources
• Geology and Soils
• Hydrology and Water Quality
• Tribal Cultural Resources
However, the SEIR also found that these impacts would be reduced, avoided, or substantially lessened through the implementation of mitigation measures, which are listed in Table 5, Mitigation Monitoring Requirements — Specific Plan, and Table 6, Mitigation Monitoring Requirements — Pacific Oaks Commerce Center.

1.4.3 Unavoidable Significant Adverse Impacts
The following impact would remain significant and unavoidable after implementation of required mitigation, as identified in the SEIR:
• Air Quality
• Greenhouse Gas Emissions
• Noise

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2. Mitigation Monitoring Requirements

2.1 CATEGORIZED MITIGATION MEASURES/MATRIX
Mitigation measures have been categorized in matrix format, as shown in Table 5 for the Specific Plan, and Table 6 for the Pacific Oaks Commerce Center project. The matrix identifies the environmental factor, specific mitigation measures, schedule, and responsible monitor. The mitigation matrix will serve as the basis for scheduling the implementation of, and compliance with, all mitigation measures.

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AESTHETICS
AES-1
Prior to issuance of grading permits, lighting plans and signage Future Project Applicants
Prior to Issuance of
City of Yucaipa Planning
plans for new development shall be reviewed by the Community Grading Permits, Lighting
Division
Development Department to ensure that minimal light intrusion and spill over into adjacent residential areas occurs.

Plans, and Signage Plans
AES-2
Prior to issuance of grading permits, and during the Specific Plan Future Project Applicants
Prior to Issuance of
City of Yucaipa Planning
review process for future development in the Specific Plan site, the Grading Permits and During
Division
Director of Community Development shall ensure that mirrored and highly reflective surfaces are discouraged or, where proposed, shall be accompanied by a design -level glare impact analysis that demonstrates no adverse visual impairment to motorists or other visual nuisance occurs.

Review Process for Future
Development

AIR QUALITY
AQ-1
In accordance with South Coast Air Quality Management District (AQMD) Rule 403, the City will require the following measures to be taken during the construction of all future development projects on the Specific Plan Site associated with the proposed Specific Plan to reduce the amount of dust and other sources of PM10:

Future Project Applicants,
Construction Contractors
During Construction
City of Yucaipa Planning
Division
•
Water exposed soils at least twice three times daily and maintain equipment and vehicle engines in good condition and in proper tune;
•
Wash off trucks leaving development sites and water down all construction areas;
•
Replace ground cover on construction sites if it is determined that the site will be undisturbed for lengthy periods;
•
Reduce speeds on unpaved roads to less than 15 miles per hour;
•
Halt all grading and excavation operations when wind speeds exceed 25 miles per hour;
•
Properly maintain diesel -powered on -site mobile equipment; •
Install particulate filters on off -road construction equipment; August 2025
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AQ-2
All appliances installed as part of future development projects shall be energy efficient appliances (i.e., washers/dryers, refrigerators, stoves, etc.).

Future Project Applicants,
Construction Contractor
Prior to Building Occupation
City of Yucaipa Planning
Division
AQ-3
Future residential development projects on the Specific Plan site shall utilize electric fireplaces in lieu of traditional fireplaces and wood burning stoves.

Future Project Applicants,
Construction Contractor
During Construction
City of Yucaipa Planning
Division
AQ-4
Future development projects on the Specific Plan site shall install Energy Star labeled roof materials.

Future Project Applicants,
Construction Contractor
During Construction
City of Yucaipa Planning
Division
AQ-5
Future residential development projects on the Specific Plan site shall install energy -reducing ceiling/whole-house fans.

Future Project Applicants,
Construction Contractor
During Construction
City of Yucaipa Planning
Division
AQ-6
The City of Yucaipa shall require that applicants for new development projects incorporate the following to reduce air pollutant emissions during construction activities:
• Use construction equipment rated by the United States Environmental Protection Agency as having Tier 4 (model year 2008 or newer) Final or stricter emission limits, for engines between 50 and 750 horsepower. If Tier 4 Final equipment is not available, the applicant shall provide documentation or demonstrate its unavailability to the City of Yucaipa Building & Safety Division prior to the issuance of any construction permits. • Limit nonessential idling of heavy equipment for more than three minutes.

Future Project Applicants,
Construction Contractors
During Construction
City of Yucaipa Planning
Division

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
•
Prohibit off -road diesel -powered equipment from being in the "on" position for more than 10 hours per day.
•
Use electric -powered hand tools, forklifts, and pressure washers, and provide electrical hookups to the power grid rather than use of diesel -fueled generators to supply their power, as feasible. •
Plans submitted for grading permit issuance and building permit issuance once grid power to the site is available, shall designate an area in the construction site where electric -powered construction vehicles and equipment can charge. The provision of temporary electric infrastructure for such purpose shall be approved by the utility provider, Southern California Edison (SCE). If SCE will not approve the installation of temporary power for this purpose, the establishment of a temporary electric charging area will not be required. If electric equipment will not be used on the construction site because the construction contractor(s) does not have such equipment in its fleet, the establishment of a temporary electric charging area also will not be required. If electric powered equipment is in the contractor(s) equipment fleet, and SCE approval is secured, the temporary charging location is required to be established upon issuance of grading permits and building permits.
•
Outside of site preparation, limit the amount of daily grading disturbance area, as feasible.
•
During construction, the construction contractor shall maintain a list of all operating equipment in use on the construction site for verification by the City of Yucaipa. The construction equipment list shall state the makes, models, Equipment Identification Numbers, Engine Family Numbers, and number of construction equipment on -site.
•
Use paints with a VOC content that meets the South Coast Air Quality Management District Super Compliant architectural coatings standard of 10 grams per liter (g/L) or less for coating building architectural surfaces.

August 2025

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2. Mitigation Monitoring Requirements
Table 5
Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
• Use paints with a VOC content of 50 g/L or less for parking areas and surfaces.
• Provide information on transit and ridesharing programs and services to construction employees.
• Provide meal options onsite or shuttles between the facility and nearby meal destinations for construction employees, as feasible.

These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City's Planning Division
AQ-7
The City of Yucaipa shall require that project developer/facility owner for new development projects that would use off -road equipment (e.g., forklifts and yard trucks) in daily business operations only utilize zero -emissions off -road equipment. The project developer/facility owner shall disclose this requirement to all tenants/business entities prior to the signing of any lease agreement. In addition, the limitation to use only zero -emissions off - road equipment shall be included all leasing agreements.

Future Project Applicants,
Construction Contractors
During Construction
City of Yucaipa Planning
Division
Prior to issuance of a Business License for a new tenant/business entity, the project developer/facility owner and tenant/business entity shall provide to the City of Yucaipa Planning Division and Business License Division, a signed document (verification document) noting that the project development/facility owner has disclosed to the tenant/business entity the requirement to use only zero emissions equipment for daily operations. This verification document shall be signed by authorized agents for the project developer/facility owner and tenant/business entities and the agreement shall be retained by the facility owner onsite. In addition, if applicable, the tenant/business entity shall provide documentation (e.g., purchase or rental agreement) to the City of Yucaipa Planning Division and Business License Division to verify, to the City's

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AQ-8
Only electric standby and/or hybrid electric transport refrigeration units (E/S TRUs) shall be utilized onsite for daily warehouse and business operations. All E/S TRUs shall comply with the California Air Resources Board's "Alternative Technology" requirements under Section 2477(e)(1)(A)(3) of the California Code of Regulations, Title 13, Article 8, Chapter 9, Division 3. The project developer/facility owner shall disclose this requirement to all tenants/business entities prior to the signing of any lease agreement. In addition, the limitation to use only E/S TRUs shall be included all leasing agreements.

Future Project Applicants
During Operation
City of Yucaipa Planning
Division
AQ-9
All truck/dock bays that serve cold storage facilities within the proposed buildings shall be electrified to facilitate plug-in capability and support use of electric standby and/or hybrid electric transport refrigeration units. All site and architectural plans submitted to the City of Yucaipa Planning Division shall note all the truck/dock bays designated for electrification. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify electrification of the designated truck/dock bays.

Future Project Applicants,
Construction Contractors
Prior to Issuance of a
Certificate of Occupancy
City of Yucaipa Planning
Division
AQ-10
To reduce idling emissions from transport trucks, signage shall be placed at truck access gates, loading docks, and truck parking areas that identify applicable California Air Resources Board (CARB) anti -idling regulations (e.g., Rule 2485) and directional information to the nearest freeway on -ramps. At minimum, each sign shall include: 1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict non -essential idling to no more than two consecutive minutes (compared to five minutes currently allowed under Rule 2485); and 3) telephone numbers of the building facilities manager and CARB to report violations. Directional text on the sign shall read "To Truck Route" with a directional arrow. All signage shall be made of weather-proof materials. Truck check -in points shall be inside the project site to ensure no trucks are queuing on local roadway. All Future Project Applicants,
Construction Contractors
During Construction
City of Yucaipa Planning
Division
August 2025

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In addition, the building owner shall implement the following measures:
• Occupants/tenants shall be provided documentation on the United States Environmental Protection Agency's SmartWay program.
• Occupants/tenants shall be provided documentation on funding opportunities, such as the Carl Moyer Program, that provide incentives for using cleaner -than -required engines and equipment.
• Occupants/tenants shall be provided information on efficient scheduling and load management to reduce unnecessary
queuing and idling of trucks.

AQ-11
The property manager/owner shall specify in all property maintenance bids that the landscape maintenance contractor shall only use zero emissions landscaping equipment in line with new requirements from the California Air Resources Board for small off - road engines. Prior to the issuance of a Certificate of Occupancy, the property manager/facility owner shall provide documentation Future Project Applicants,
Construction Contractors
During Operation
City of Yucaipa Planning
Division
(e.g., purchase, rental, and/or services agreement) to the City of Yucaipa Building & Safety Division, that all landscaping equipment utilized will be zero emissions equipment. The property manager/facility owner shall also provide the property landscaping maintenance schedule as part of this documentation. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify, to the City's satisfaction, that any landscaping equipment utilized will be zero emissions equipment.

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Table 5
Mitigation Monitoring Requirements — Specific Plan

Future Project Applicants,
Construction Contractors
During plan check
City of Yucaipa Planning
Division
• The buildings' electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site.
• Conduit shall be installed from the electrical room to tractor trailer parking spaces in logical location(s) on the site determined by the project applicant during construction document plan check, for the purpose of accommodating the future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric -powered engines. • If there are electric -powered domiciled heavy-duty trucks (Class 7 and 8), the tenant/operator of the facility shall be required to provide EV truck charging facilities on site sufficient to charge the electric trucks domiciled on the site, and such facilities shall be made available for all electric trucks that use the facility, to the extent the applicable utility authorizes and has capacity to support.

All site and architectural plans submitted to the City of Yucaipa Planning Division shall note the electric charging requirements identified above.

BIOLOGICAL RESOURCES
B-1
Oak Tree Survey. Prior to grading the applicant will conduct an oak Future Project Applicant's
Prior to Grading
City of Yucaipa Planning
tree survey to identify oak trees to be encroached upon, removed and/or relocated, and those within 100 feet of the project site or construction area. oak trees will be identified, located, and tagged during the survey. An oak tree report may be required depending on the scope and the nature of the project impact on the surrounding trees, as determined during the pre -application conference. In general, the requirements for an oak tree report may be waived in Qualified Biologist or
Arborist
Division
August 2025

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B-2
Oak Tree Permit. Prior to the removal of, or the encroachment into, Future Project Applicants
Prior to Removal of, or
Encroachment Into, the
Protected Zone of Oak
City of Yucaipa Planning
Division
the "protected zone" of oak trees, the applicant will first obtain an oak tree permit as stated in section 89.0515 (b) (1) of the Yucaipa Development Code. Specifically, the protected zone for oak trees is defined as the area within a circumference measured five feet outside of the dripline of the tree and extending inwards to the trunk of the tree, with the condition that the protected zone must always be at least 15 feet from the trunk of an oak tree (Yucaipa Trees
Development Code Section 89.0501). The applicant will obtain oak tree permits to allow encroachments within the dripline as needed.

Requests for encroachments that do not exceed 50 percent of the dripline would qualify for administrative processing, whereas, requests for encroachments that exceeds 50 percent of the dripline would require Yucaipa Planning Commission review. (The
guidelines of the oak Tree Conservation Ordinance explain the processing steps involved in obtaining an oak tree permit, the information necessary to apply for an oak tree permit, the standard conditions for an oak tree permit, oak tree survey and reporting requirements, oak tree removal requirements, oak tree planting and replacement requirements, and the enforcement of the oak Tree Conservation Ordinance).

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
B-3
Oak Tree Design Guidelines. During final design the applicant will Future Project Applicants
During Final Design
City of Yucaipa Planning
provide design guidelines as set forth in the oak Tree Conservation Qualified Biologist and/or
Division
Ordinance. Section 89.0501 of the Yucaipa Development Code provides design guidelines and evaluation criteria for projects that will impact or potentially impact oak trees. City of Yucaipa enforces the conservation of all healthy oak trees unless reasonable and conforming use of the property justifies removal, cutting, pruning and/or encroachment into the protected zone of an oak tree. To the extent possible, given the constraints of the property, the project must (1) preserve or minimize impacts to existing healthy oak trees; Arborist
(2) eliminate or minimize encroachment or new construction in areas of oak trees; (3) minimize the percentage of encroachment from construction on oak trees; (4) avoid locating parking facilities and pedestrian walkways in close proximity to hazardous oak trees for safety reasons, unless it can be demonstrated that major surgery and a nutrient feeding program will restore the tree to a safe and vigorous condition, or the trees are located in minimal access areas such as drainages or steep slopes.

B-4
Oak Tree Mitigation. The applicant will mitigate oak tree impacts Future Project Applicant's
Prior to Relocation and/or
City of Yucaipa Planning
through relocation and/or replacement through habitat creation, restoration, and enhancement efforts. Requests for relocations can be processed administratively only when the diameter of the tree does not exceed six inches when measured at a point 4.5 feet above the natural grade of the tree. Requests for relocation of trees with larger diameters must be processed and reviewed by the Arborist and/or
Construction Contract
Replacement of Oak Trees
Division
Yucaipa Planning Commission and the City Council. Any
replacement trees from a nursery must be either coast live oak or valley oak (Quercus lobata). Other oak tree varieties must be approved in advance by the Community Development Department.

All relocated or replaced trees shall be monitored and maintained by a qualified biologist for five years or until the plants have become fully established and can survive without supplemental irrigation.

August 2025

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2. Mitigation Monitoring Requirements
Table 5
Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
B-5
Fuel Management Zone. A plan for the management of the fuel Future Project Applicant's
Prior to Issuance of
City of Yucaipa Planning
management zone shall be developed and submitted to the City of Qualified Biologist
Grading Permit
Division
Yucaipa for review and approval prior to issuance of a grading permit. The management plan shall include access points, signage for trails and restricted uses, and appropriate fencing.

B-6
Focused Special -Status Plant Survey and Avoidance. Outside Future Project Applicant's
Prior to Ground -Disturbing
City of Yucaipa Planning
the focused survey area (see Figure 5.4-1, Biological Resources Qualified Biologist
Activities
Division
Study Area), a focused special -status plant survey shall be conducted prior to ground -disturbing activities. The survey shall be conducted for Nevin's barberry, smooth tarplant, Parry's spineflower, slender -horned spineflower, Santa Ana River woollystar, California satintail, Hall's monardella, salt spring checkerbloom, and San Bernardino aster, or as otherwise required by an updated habitat assessment conducted by a qualified biologist. Surveys shall occur at the appropriate time of year to capture the characteristics necessary to identify the taxon. Surveys shall be conducted consistent with California Native Plant Society, U.S. Fish and Wildlife Service, and California Department of Fish and Wildlife protocols and by a qualified botanist knowledgeable of the local flora. The results of the survey shall be summarized in a report and would be valid for two years. If no special -status plants are found during the survey, no further mitigation would be required.

If special -status plants are observed, the full extent of the occurrence of a special -status plant species within the survey area shall be recorded using GPS. The location of each special -status plant occurrence shall be mapped and number of individuals for each occurrence documented. The outer extent of each occurrence shall be flagged for avoidance (to the extent feasible).

For direct impacts to special -status plant species, one or a combination of the following strategies shall be implemented:
• Avoidance and Minimization. Impacts to special -status plant occurrences shall be avoided to the greatest extent possible and minimized where avoidance is not feasible. Where Project

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
impacts to special -status plant species cannot be avoided, mitigation is required and is discussed further below.
• Salvage. If impacts to special -status plants cannot be avoided and it is feasible to effectively salvage the plants, a qualified ecologist shall develop a restoration and mitigation plan based on the life history of the species impacted, as necessary, to mitigate Project impacts. The plan shall include, at minimum, (a) collection/salvage measures for plants and/or seed banks to retain intact soil conditions and maximize success likelihood; (b) details regarding storage of plants and/or seed banks; (c) location of the proposed recipient site and detailed site preparation and plant introduction technique details for top soil storage, as applicable; (d) time of year that the salvage and replanting or seeding shall occur and the methodology of the replanting; (e) a description of the irrigation, if used; (f) success criteria; and (g) a detailed monitoring program, commensurate with the plan's goals.

B-7
Construction -Related Indirect Impacts to Biological Resources.

Future Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
Prior to issuance of a construction permit within 500 feet of proposed open space (conserved and non -conserved), suitable habitat for special -status species with potential to occur in the project site, aquatic resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts:

Qualified Biologist
Construction Permit within
500 feet of Proposed Open
Space
Division
• Biological Monitoring. A qualified project biologist approved by the City of Yucaipa shall monitor ground -disturbing and vegetation -clearing activities for the duration of the project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat, species of concern, and other sensitive biological resources outside the Project footprint. Once ground -disturbing and vegetation -clearing activities are complete, the project biologist shall conduct weekly checks to inspect construction, staking, or flagging (see "Delineation of August 2025

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2. Mitigation Monitoring Requirements
Table 5
Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
Property Boundaries," below) and ensure that all applicable requirements from the mitigation measures are being upheld. •
Worker Environmental Awareness Training. Prior to grading, a pre -construction meeting shall be required that includes a training session for Project personnel by a qualified biologist.

The training shall include (1) a description of the species of concern and its habitats; (2) the general provisions of the applicable regulations pertaining to biological resources, including the Endangered Species Act and the Clean Water Act; (3) the need to adhere to the provisions of the Endangered Species Act, the Clean Water Act, and other applicable
regulations; (4) the penalties associated with violating the provisions of the Endangered Species Act, Clean Water Act, and other applicable regulations; (5) the general measures that are being implemented to conserve the species of concern as they relate to the project; and (6) the access routes to the project site and the boundaries within which the project activities must be accomplished. Additionally, the training shall include the measures and mitigation requirements for the applicable resources. Copies of the mitigation measures and any required permits from the resource agencies will be made available to construction personnel and maintained in the construction site trailer, and be made available in alternate languages, if necessary.
•
Delineation of Property Boundaries. Before beginning
activities that would cause impacts, the contractor shall, in consultation with the biological monitor, clearly delineate the boundaries within which the impacts will take place with fencing, stakes, or flags, consistent with the grading plan. All impacts outside the fenced, staked, or flagged areas shall be avoided, and all fencing, stakes, and flags shall be maintained until the completion of impacts in that area. In addition, any avoided environmental resources will be clearly delineated.

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
•
Standard Dust Control Measures. Standard dust control
measures as per the South Coast Air Quality Management
District shall be implemented to reduce impacts on nearby plants and wildlife. Measures include controlling speed to 15 mph or less on unpaved roads, replacing ground cover in disturbed areas as quickly as possible, frequently watering active work sites, installing shaker plates, and suspending excavation and grading operations during periods of high winds.
•
Stormwater Pollution Prevention Plan. Prior to issuance of a grading permit for construction, the applicant shall submit a Stormwater Pollution Prevention Plan (SWPPP) to the City of Yucaipa that specifies best management practices to prevent all construction pollutants from contacting stormwater, with the intent of keeping sedimentation or any other pollutants from moving off -site and into receiving waters. The requirements of the SWPPP shall be incorporated into design specifications and construction contracts. Best management practices categories employed on -site would include erosion control, sediment control, and non-stormwater (good housekeeping). Best
management practices recommended for the construction phase shall include, but not be limited to:
— Limit grading to the minimum area necessary for
construction, operation, and decommissioning of the Project — Limit vegetation disturbance/removal to the maximum extent practicable
— Implement fiber rolls and sandbags around drainage areas and the site perimeter
— Stockpile and dispose of demolition debris, concrete, and soil properly
— Install a stabilized construction entrance/exit, and stabilize disturbed areas
August 2025

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2. Mitigation Monitoring Requirements
Table 5
Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
— Ensure proper protections for fueling and maintenance of equipment and vehicles
— Manage waste, aggressively controlling litter, and
implementing sediment controls.
— Stabilize soil in disturbed areas by revegetation.

The following water quality measures will be included in the SWPPP:
— Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks.
— Projects shall be designed to avoid the placement of
equipment and personnel within the stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by target species of concern, as feasible. Projects that cannot be constructed without placing equipment or
personnel in sensitive habitats shall be timed to avoid the breeding season of riparian species.
— When stream flows must be diverted, the diversions shall be conducted using sandbags or other methods requiring
minimal instream impacts. Silt fencing or other sediment trapping materials shall be installed at the downstream end of construction activity to minimize the transport of sediments off site. Settling ponds where sediment is collected shall be cleaned out in a manner that prevents the sediment from reentering the stream. Care shall be exercised when
removing silt fences, as feasible, to prevent debris or sediment from returning to the stream.
— Water pollution and erosion control plans shall be developed and implemented in accordance with the Regional Water
Quality Control Board.

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
• Minimize Spills of Hazardous Materials. All vehicles and equipment shall be maintained in proper condition to minimize the potential for fugitive emissions of motor oil, antifreeze, hydraulic fluid, grease, or other hazardous materials. Hazardous spills shall be immediately cleaned up, the contaminated soil shall be immediately cleaned up, and the contaminated soil shall be properly handled or disposed of at a licensed facility.

Servicing of construction equipment shall take place only at a designated staging area.
• Invasive Weeds. To reduce the spread of invasive plant species, landscape plants shall not be on the most recent version of the California Invasive Plant Council's California Invasive Plant Inventory ( http://www.cal-
ipc.org/ip/inventory/index.php).
• Night Work. All construction activities will be conducted during the daytime, and lights will not be kept on overnight in the construction area, as practicable. If night lighting is required during construction activities, all exterior lighting along undeveloped land shall be fully shielded and directed downward in a manner that will prevent light spillage or glare into the adjacent open space.

B-8
Long -Term Indirect Impacts to Biological Resources. Prior to Future Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
issuance of a construction permit within 500 feet of proposed open space (conserved and nonconserved), suitable habitat for special- status species with potential to occur in the Project site, aquatic resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts to special -status species:

Qualified Biologist
Construction Permit within
500 feet of Proposed Open
Space
Division
• Runoff. Future development within 500 feet of proposed open space (conserved and non -conserved), suitable habitat for special -status species with potential to occur in the Project site, aquatic resources, or sensitive vegetation communities shall incorporate measures, including measures required through the National Pollutant Discharge Elimination System requirements, August 2025

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Runoff control systems shall receive regular maintenance to ensure their effective operations.
•
Toxicants. Land uses that use chemicals or generate
bioproducts such as manure, fertilizer, or vineyard waste that are potentially toxic or may adversely affect plant species, wildlife species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharges. Measures such as those employed to address
drainage issues shall be implemented.
•
Lighting. Night lighting shall be directed away from proposed open space and/or suitable habitat for special -status species to protect species from direct night lighting. Shielding shall be incorporated in Project designs to ensure ambient lighting is not increased. Any trails that intersect proposed open space will not include night lighting.
•
Noise: Proposed noise -generating land uses affecting suitable habitat for special -status species shall incorporate setbacks, berms, or walls to minimize the effects of noise on resources pursuant to applicable rules, regulations, and guidelines related to land use noise standards. For planning purposes, wildlife should not be subject to noise that would exceed residential noise standards.

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
•
Invasive Species. When approving landscape plans for future development, emphasis will be placed on using native species that occur in the region. Invasive, nonnative plant species listed on the most recent California Invasive Plant Council inventory ( https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping.
•
Barriers. Future development shall incorporate barriers, where appropriate in individual project designs, to minimize
unauthorized public access, domestic animal predation, illegal trespass, or dumping in proposed open space and/or suitable habitat for special -status wildlife. Such barriers may include native landscaping, rocks/boulders, fencing, walls, signage, and/or other appropriate mechanisms. Any proposed trails through open space will have gates that close at nighttime as well as signage and appropriate barriers to keep people and domestic animals on the trail.
•
Restoration of Temporary Impacts. Prior to issuance of a grading or construction permit within the Project, grading and construction plans shall include the following note regarding any temporary impacts to uplands:
— Site construction areas subjected to temporary ground disturbance in undeveloped areas shall be subjected to
revegetation with an application of a native seed mix, if necessary, prior to or during seasonal rains to promote passive restoration of the area to pre -Project conditions (except that no invasive plant species will be restored). An area subjected to "temporary" disturbance means any area that is disturbed but will not be subjected to further
disturbance as part of the Project. If any grading occurred in areas intended to remain undeveloped, the site will be
recontoured to natural grade. This measure does not apply to situations in urban/developed areas that are temporarily impacted and will be returned to an urban/developed land use. Prior to seeding temporary ground disturbance areas, August 2025

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2. Mitigation Monitoring Requirements
Table 5
Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
the Project biologist will review the seeding palette to ensure no seeding of invasive plant species, as identified in the most recent version of the California Invasive Plant Inventory for the region.

B-9
Pre -construction Pond Check for Western Spadefoot. A pre- construction pond check by a qualified biologist shall occur within the construction area prior to the rainy season before start of construction activities. If no potential habitat for western spadefoot is found during the survey, no further mitigation would be required.

Future Project Applicants
Qualified Biologist
Prior to Rainy Season,
Before Stary of
Construction
City of Yucaipa Planning
Division
If potential habitat for western spadefoot is identified, construction fencing appropriate for amphibian exclusion will be installed around the construction area. A pre -construction pond check and focused survey for western spadefoot will be conducted the winter prior to grading activities in the construction area. The pond check will occur within 24 hours of the winter season's first three rain events and prioritize ponded features that hold water for 45 days or greater.

Ideally, these rain events would produce a minimum of 0.2 inch during a 24-hour period.

If western spadefoot are detected during surveys in the fenced construction footprint, then biologists shall collect western spadefoot adults from areas within 300 feet of known occupied pools. Adults shall be relocated outside of the construction footprint to portions of the conserved open space (see Mitigation Measure B-10, Wildlife Movement) that have suitable breeding habitat and few or no western spadefoot individuals. Relocation of western spadefoot will follow the latest amphibian handling guidelines provided by the U.S.

Geological Survey.

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
B-10
Wildlife Movement. Future development of the Project outside of the Pacific Oaks Commerce Center will prioritize the configuration of open space such that Yucaipa Creek (NWW-01), oak Glen Creek (NWW-02), and Yucaipa Creek's tributary (NWW-03) are able to support move -through streambed and upland habitat for wildlife.

Approximately 145 acres will be placed under long-term protection (i.e., conservation easement or other protective mechanism, such as the donation of land to the City for maintaining permanent open space), with configuration generally consistent with the Land Use Plan (Figure 3-7, Proposed Land Use Plan, of this SEIR).

The following conditions will be implemented among the land use categories outlined in Figure 3-7:
• Agro-Commercial Tourism (AT): The existing Live Oak
Canyon Farm will not change from existing condition as a part of the Specific Plan. Existing condition includes full avoidance of Yucaipa Creek by farm operations. Live oak Canyon Farm will continue to avoid Yucaipa Creek.
• Planning Area C 6: Commercial development associated with C-6 will avoid Yucaipa Creek's tributary (NWW-03) and be clustered to leave a sufficient buffer from the existing drainage to allow for wildlife movement.
• Planning Area PA 11: Residential development associated with PA 11 will avoid Yucaipa Creek's tributary (NWW-03) and be clustered to leave a sufficient buffer from the existing drainage to allow for wildlife movement.
• Planning Area BP 4: Business park development in BP 4 will avoid Yucaipa Creek (NWW-01) and be clustered to leave a sufficient buffer from the existing drainage to allow for wildlife movement.

Throughout the conserved open space, the following measures will be implemented:
• Lighting will be directed toward development and shielded away from the open space.

Future Project Applicants
and City of Yucaipa
(conservation easement)
Prior to and During
Operation
City of Yucaipa Planning
Division
August 2025

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Future development must be consistent with the City of Yucaipa General Plan Environmental Impact Report, which includes the following design standards for habitat connectivity:
• Adhere to low density zoning standards
• Encourage clustering of development
• Avoid known sensitive biological resources
• Provide shielded lighting adjacent to sensitive habitat areas • Encourage development plans that maximize wildlife movement • Provide buffers between development and wetland/riparian areas
• Protect wetland/riparian areas through regulatory agency permitting process
• Encourage wildlife -passable fence designs (e.g., three -strand barbless wire fence) on property boundaries
• Encourage preservation of native habitat on the undeveloped remainder of developed parcels
• Minimize road/driveway development to help prevent loss of habitat due to roadkill and habitat loss
• Use native, drought -resistant plant species in landscape design • Encourage participation in local/regional recreational trail design effort
B-11
Pre -construction Nesting Bird Survey. Construction activities shall avoid the migratory bird nesting season (typically January 1 through September 30) to reduce any potential significant impact to birds that may be nesting within the construction area. If construction activities must occur during the migratory bird nesting season, an avian nesting survey of the Project site and within 500 Future Project Applicant's
Qualified Biologist
During Construction
Outside of Bird Nesting
Season
City of Yucaipa Planning
Division

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
feet of all impact areas must be conducted to determine the presence/absence of fully protected species (including white-tailed kite), protected migratory birds, and active nests. The avian nesting survey shall be performed by a qualified wildlife biologist within 72 hours prior to the start of construction in accordance with the Migratory Bird Treaty Act and California Fish and Game Code Sections 3503, 3503.5, and 3513. If an active bird nest is found, the nest shall be flagged and mapped on the construction plans along with an appropriate buffer established around the nest, which will be determined by the biologist based on the species' sensitivity to disturbance (typically 300 feet for passerines and 500 feet for raptors and special -status species). The nest area shall be avoided until the nest is vacated and the juveniles have fledged. The nest area shall be demarcated in the field with flagging and stakes or construction fencing. On -site construction monitoring shall also be conducted when an active nest buffer is in place. No Project activities may encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined the nestlings have fledged and the nest is no longer considered active.

B-12
Pre -construction Burrowing Owl Surveys and Avoidance. One pre -construction burrowing owl survey shall be completed no more than 14 days before initiation of site preparation or grading activities and a second survey shall be completed within 24 hours of the start of site preparation or grading activities. If ground -disturbing activities are delayed or suspended for more than 30 days after the pre - construction surveys, the Project site shall be resurveyed. Surveys for burrowing owl shall be conducted in accordance with protocols established in the Staff Report on Burrowing Owl Mitigation, prepared by the California Department of Fish and Game (now California Department of Fish and Wildlife [CDFW]) in 2012 or current version.
• If burrowing owls are detected, a burrowing owl relocation plan shall be prepared and implemented in consultation with the City of Yucaipa. The relocation plan shall discuss the avoidance of Future Project Applicant's
Qualified Biologist
No More than 14 Days Prior
to Site Preparation or
Grading Activities
City of Yucaipa Planning
Division
August 2025

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2. Mitigation Monitoring Requirements
Table 5
Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
disturbance to burrows during the nesting season for burrowing owls (February 1 through August 31), as well as the appropriate buffers to be established around occupied burrows as
determined by a qualified biologist. No Project activities shall be allowed to encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined that occupied burrows have been vacated or the nesting season has completed.
• Outside of the nesting season, passive owl relocation techniques approved by CDFW shall be implemented. Owls shall be
excluded from burrows in the immediate project area, and within a buffer zone if there is a threat to the surface or subterranean burrow structure, by installing one-way doors in burrow entrances. These doors will be placed at least 48 hours prior to ground -disturbing activities. The Project area shall be monitored daily for one week to confirm owl departure from burrows prior to any ground -disturbing activities. Compensatory mitigation for permanent loss of owl habitat will be provided following the guidance in the CDFW 2012 Staff Report on Burrowing Owl Mitigation or current version.
• Where possible, burrows will be excavated using hand tools and refilled to prevent reoccupation. Sections of flexible plastic pipe shall be inserted into the tunnels during excavation to maintain an escape route for any wildlife inside the burrow.

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
and coast patch -nosed snake. Surveys need not be conducted in all areas simultaneously, as long as they are conducted within 14 days of the initiation of ground disturbance or vegetation clearing in each area individually. If special -status species are detected, appropriate buffers shall be established, necessary and appropriate for the species, unless it is not feasible to avoid the species. If possible, non -listed special -status wildlife species may be captured and relocated to suitable habitat nearby where they are safe from construction activities. Surveys and relocation of these species may only be conducted by the qualified Project biologist.
• If non -listed special -status reptiles or small mammals are detected, they will be moved out of harm's way.
• The project biologist shall remain available at all times after initiation of ground disturbance or vegetation clearing in case special -status wildlife species enter the construction area. If nonlisted special -status species are detected in the construction area after initiation of ground disturbance or vegetation clearing, the qualified Project biologist shall take measures to move the species, or encourage it to move, to a safe place away from construction activities.

B-14
Pre -construction Bat Survey and Avoidance. The Project contains potentially suitable roosting and/or foraging habitat to support western mastiff bat. Potential impacts to bats by the Project may occur through direct removal of occupied roosts or indirectly through the removal of suitable foraging habitat. To determine if bats are currently roosting or foraging on the Project site, and to determine the level of impact that may occur by the Project, the following measures shall apply.
• Pre -construction Survey. A pre -construction clearance survey for bats will be conducted at a minimum of one month prior to the start of construction to determine if any bats are currently roosting within buildings on the Project site. The pre -construction survey will consist of a daytime roost assessment by a qualified bat biologist to determine if any bats or signs of active roosting Future Project Applicant's
Qualified Biologist
At a Minimum, 1 Month
Prior to State of
Construction
City of Yucaipa Planning
Division
August 2025

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Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
are present. An emergence survey at dusk will be conducted after the roost assessment is completed to observe if any bats are emerging from suitable roost locations on the Project site.

Additionally, active and passive acoustic monitoring will be concurrent with the emergence survey to determine if any bats are echolocating within the Project site, identify the echolocating species, and determine the level of bat activity on site. Passive acoustic detectors will be deployed for a minimum of three nights. Once retrieved, bat echolocation calls will be analyzed off site using Sonobat software and manual vetting to identify calls to the species level. If no bats are observed during the pre - construction survey, the Project may commence without
potential impacts to bats. However, if bats are observed roosting in the Project site, additional measures will be required as follows.
— Maternity Roosting Season Avoidance. All Project -related activities, including bat roost exclusion, shall occur outside the general bat maternity roosting season of March through August. Roost exclusion must only occur during the time when bats are most active (early spring or fall) to increase the potential to exclude all bats from buildings and minimize the potential for a significant impact to occur by avoiding the maternity roosting season.
— Replacement Roost Installation. one month prior to the exclusion of bats from the buildings, the applicant will procure and install one or two bat boxes from a reputable vendor, such as Bat Conservation and Management, to allow bats
sufficient time to acclimate to a new potential roost location.

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Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
boxes will be suitable to house crevice -roosting bat species, including Mexican free -tailed bat, and large enough to contain a minimum of 50 bats (e.g., Four Chamber Premium Bat House). The bat boxes shall be installed on a 20-foot pole in an area that will be preserved by the Project.
— Roost Exclusion. Approximately one month after bat boxes have been installed, exclusion of the existing roost within the buildings will occur. The primary exit points for roosting bats will be identified, and all secondary ingress/egress locations on the buildings will be covered with a suitable material (e.g., tarp or wood planks) to prevent bats from leaving from other locations. The primary exit point will remain uncovered to allow exclusion devices to be installed. Exclusion devices will consist of plastic sheeting or a screen (with mesh one -sixth of an inch or smaller) installed at the top and allowing bats to leave but not return. The exclusion devices will be installed at night to increase the potential that bats have already left the roost and are less likely to return. Exclusion devices will be left in place for one week to ensure any remaining bats in the buildings are excluded. A passive acoustic monitoring
detector will also be deployed during the exclusion period to verify excluded species and monitor if bat activity has decreased during the exclusion period. Periodic monitoring during the exclusion period shall also be conducted to
observe if any bats are still emerging from the buildings, and an active monitoring survey shall be conducted on the final night of exclusion to ensure no bats are emerging from the buildings and determine exclusion has been successful. Any continued presence of roosting bats will require an
adjustment to the exclusion devices and schedule.

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Impacts to American badger individuals and wintering and natal dens shall be avoided and minimized during construction activities through the following measures.
• Pre -construction Surveys (Wintering). During the colder months (generally between November 1 and February 15, when daily temperatures do not exceed 45°F), pre -construction surveys shall be conducted by the Project biologist in suitable habitat no earlier than 14 days prior to construction activities to determine whether American badger winter dens are present within the construction zone or within 100 feet of the construction zone boundary.
• Avoidance Measures (Wintering). If an American badger winter den is occupied within the construction zone or within 100 feet of the construction zone, the den location shall be clearly marked with fencing or flagging in a manner that does not isolate the badger from intact adjacent habitat or prevent the badger from accessing the den, to avoid inadvertent impacts on the den.

If it is not practicable to avoid the wintering den during construction activities, an attempt will be made to trap or flush the individual and relocate it to suitable open space habitat.

Future Project Applicant's
Qualified Biologist
During the Colder Months,
No Earlier Than 14 Days
Prior to Construction
Activities
City of Yucaipa Planning
Division

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Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
• Pre -construction Surveys (Natal Dens). During the late winter and summer (generally from March 15 through July 31), when American badgers may use natal dens for birthing and pup rearing, pre -construction surveys shall be conducted by the Project biologist no earlier than 14 days prior to ground - disturbing construction activities to determine whether American badger natal dens are present within the Project construction zone or within 200 feet of the construction zone.
• Avoidance Measures (Natal Dens). If natal dens are detected during construction, construction activities shall be halted within 200 feet of the natal den. This buffer may be reduced based on the location of the den or type of construction activity, and at the direction of the project biologist. Construction activities shall not preclude the ability of the documented badgers to disperse to on -site open space or off -site habitat when the natal den is vacated (i.e., habitat suitable for dispersal must be maintained until dispersal occurs). Construction will be postponed or halted in these areas until it is determined by the Project biologist that the young are no longer dependent on the natal den. To avoid inadvertent impacts during construction and to ensure that construction activities are at least 200 feet from active natal dens, any active natal dens within the survey area shall be clearly marked with fencing or flagging in a manner that will not inhibit normal behavioral activities (e.g., foraging and dispersing from the site) by the mother and pups.

B-16
Pre -construction Survey for Crotch Bumble Bee. A pre-
construction survey for Crotch bumble bee (Bombus crotchii) shall occur within the construction area during the primary flight period for workers and males (April 1 through August 31) and prior to the start of construction activities. The survey shall ensure that no nests for Crotch bumble bee are within the construction area. Crotch bumble bee is a habitat generalist, ground -nesting bee. Surveys and other relevant recommendations will be in accordance with the most recent protocol available at the time of the surveys.

Future Project Applicant's
Qualified Biologist
During Primary Flight
Period for Workers and
Males (April 1 through
August 31) and Prior to
Construction
City of Yucaipa Planning
Division
August 2025

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Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
In the event an Incidental Take Permit is needed, mitigation for direct impacts to Crotch bumble bee will be fulfilled through compensatory mitigation at a minimum 1:1 nesting habitat replacement of equal or better functions and values to those impacted by the Project, or as otherwise determined through the Incidental Take Permit process. Mitigation will be accomplished either through off -site conservation or through a mitigation bank approved by the California Department of Fish and Wildlife. If mitigation is not purchased through a mitigation bank, and lands are conserved separately, a cost estimate will be prepared to estimate the initial start-up costs and ongoing annual costs of management activities for the management of the conservation easement area(s) in perpetuity. The funding source will be in the form of an endowment to help the qualified natural lands management entity that is ultimately selected to hold the conservation easement(s). The endowment amount will be established following the completion of a Project -specific Property Analysis Record to calculate the costs of in -perpetuity land management. The Property Analysis Record will take into account all management activities required in the Incidental Take Permit to fulfill the requirements of the conservation easement(s), which are currently in review and development.

B-17
Burrowing Owl Protocol Survey. A protocol burrowing owl survey shall be conducted by a qualified biologist outside the focused survey area (see Figure 5.4-1, Biological Resources Study Area) prior to ground -disturbing activities. Surveys shall be conducted in accordance with the California Department of Fish and Game, (now California Department of Fish and Wildlife), 2012 Staff Report on Burrowing Owl Mitigation or current version. The results of the survey shall be summarized in a report and will be valid for a maximum of two years. If no burrowing owl are found during the survey, no further mitigation would be required; however, the Project must comply with Mitigation Measure B-12, Pre -construction Burrowing Owl Surveys and Avoidance.

Future Project Applicant's
Qualified Biologist
Prior to Ground -Disturbing
Activities
City of Yucaipa Planning
Division

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Mitigation Measure
Responsibility for
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Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
If burrowing owl are detected, the full extent of the occurrence of occupied burrowing owl habitat in the survey area shall be recorded using GPS. The outer extent of each occurrence shall be flagged for avoidance (to the extent feasible).

Direct impacts to burrowing owl shall be avoided to the greatest extent possible and minimized where avoidance is not feasible.

Where Project impacts to burrowing owl cannot be avoided, a burrowing owl protection plan will be prepared and implemented, as summarized in Mitigation Measure B-12.

B-18
Least Bell's Vireo Protocol Survey. A focused habitat assessment shall be conducted for future development outside of the focused survey area (see Figure 5.4-1, Biological Resources Study Area). If suitable habitat is present, a protocol least Bell's vireo survey shall be conducted by a qualified biologist within suitable riparian habitat prior to ground -disturbing activities. Surveys shall be conducted in accordance with the U.S. Fish and Wildlife Service (USFWS) 2001 Least Bell's Vireo Survey Guidelines, or current version. The results of the survey shall be summarized in a report and valid for a maximum of two years. If no least Bell's vireo are found during the survey, no further mitigation would be required.

If least Bell's vireo are detected, the Project shall receive authorization for take of least Bell's vireo from USFWS through the federal Endangered Species Act Incidental Take Permit process, including the preparation of a Biological Assessment. Any measures determined to be necessary through the Incidental Take Permit process to offset impacts to least Bell's vireo may supersede measures provided in this California Environmental Quality Act document and shall be incorporated into the habitat mitigation and monitoring plan.

Mitigation for direct impacts to least Bell's vireo will be fulfilled through compensatory mitigation at a 2:1 habitat replacement of Future Project Applicant's
Qualified Biologist
Prior to Ground -Disturbing
Activities
City of Yucaipa Planning
Division
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If mitigation is not purchased through a mitigation bank and lands are conserved separately, a cost estimate will be prepared to estimate the initial start-up costs and ongoing annual costs of management activities for the management of the conservation easement area(s) in perpetuity. The funding source will be in the form of an endowment to help the qualified natural lands management entity that is ultimately selected to hold the conservation easement(s). The endowment amount will be
established following the completion of a Project -specific Property Analysis Record to calculate the costs of in -perpetuity land management. The Property Analysis Record will take into account all management activities required in the Incidental Take Permit to fulfill the requirements of the conservation easement(s), which are currently in review and development.

B-19
Aquatic Resource Avoidance, Permitting, and Protection. The Specific Plan area supports aquatic resources that are considered jurisdictional under the U.S. Army Corps of Engineers (USACE), the Regional Water Quality Control Board (RWQCB), and the California Department of Fish and Wildlife (CDFW). If aquatic resources are fully avoided, no further mitigation would be required; however, the Project must comply with Mitigation Measure B-7 (Construction - Related Indirect Impacts to Biological Resources) and Mitigation Measure B-8 (Long -Term Indirect Impacts to Biological Resources).

If full avoidance is not possible, prior to construction activity, the applicant shall coordinate with USACE and the Santa Ana RWQCB (Region 8) to ensure conformance with the requirements of Section 404 and Section 401 of the Clean Water Act and the Porter — Cologne Water Quality Control Act. Prior to activity within CDFW- jurisdictional streambed or associated riparian habitat, the applicant shall coordinate with CDFW (Inland Deserts Region 6) about Future Project Applicant's
Qualified Biologist
Prior to Construction
City of Yucaipa Planning
Division

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Future development shall mitigate to ensure no -net -loss of waters at a minimum of 1:1 with establishment or re-establishment credits for impacts on aquatic resources as a part of an overall strategy to ensure no net loss, or at a higher ratio if establishment or re- establishment credits are not available. Mitigation shall be completed through use of a mitigation bank or other applicant - sponsored mitigation. Final mitigation ratios and credits shall be determined in consultation with USACE, RWQCB, and/or CDFW based on agency evaluation of current resource functions and values and through each agency's respective permitting process.

Should applicant -sponsored mitigation be implemented, a habitat mitigation and monitoring plan shall be prepared in accordance with resource agency guidelines and approved by the agencies in accordance with the proposed program permits. The habitat mitigation and monitoring plan will include but is not limited to a conceptual planting plan including planting zones, grading, and irrigation, as applicable; a conceptual planting plant palette; a long- term maintenance and monitoring plan; annual reporting
requirements; and proposed success criteria. Any off -site applicant - sponsored mitigation shall be conserved and managed in
perpetuity.

B-20
Sensitive Upland Vegetation Avoidance and Mitigation. The Specific Plan area supports sensitive vegetation communities, including Menzies's golden bush scrub and Palmer's goldenbush scrub. Future development should avoid these communities. If sensitive upland vegetation communities are fully avoided, no further mitigation will be required.

If full avoidance is not possible, prior to construction activities, the applicant shall mitigate for direct impacts to sensitive vegetation communities at a 1:1 ratio through either a mitigation bank or applicant -responsible mitigation. If applicant -responsible mitigation is performed, a mitigation plan must be prepared. The mitigation Future Project Applicant's
Qualified Biologist
Prior to Construction
City of Yucaipa Planning
Division
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Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
plan shall include: (1) the mitigation type (e.g., preservation, creation); (2) location of mitigation; (3) evaluation of how the functions and values of the impacted vegetation communities will be mitigated; (4) an implementation plan; (5) maintenance
requirements; (6) monitoring requirements; (7) reporting requirements; (8) contingency measures; (9) long-term
management; and (10) funding assurances
B-21
Culvert Undercrossing. A wildlife undercrossing shall be constructed where proposed improvements to Live Oak Canyon Road and the future Wildwood Canyon Road interchange cross over Yucaipa Creek. The undercrossing will be designed sufficient to convey large, medium, and smaller -sized wildlife. The wildlife undercrossing shall utilize existing or manufactured topography.

The crossing shall be designed to provide an openness ratio (calculated as width times height divided by length in meters) equal to or greater than 0.6 with direct line of sight at both ends. The crossing shall have a raised floor and/or side platform to allow dry passage for wildlife when water is flowing. The design should consider the use of berms to protect the undercrossing from light and noise.

Future Project Applicant's
Qualified Biologist,
Construction Contractor
During Construction
City of Yucaipa Planning
Division
B-22
Tree Removal Permit. Prior to the issuance of grading permits, it will be the responsibility of the Project applicant to obtain the necessary permits for removal of trees, including oak trees, as well as the removal of plants within 200 feet of a streambank. The Project applicant will provide the appropriate plot plan or other documentation required by the City of Yucaipa.

Future Project Applicants
Prior to Issuance of
Grading Permit
City of Yucaipa Planning
Division

CULTURAL RESOURCES AND TRIBAL CULTURAL RESOURCES
CR-1
Prior to the issuance of any grading permits in planning areas BP4 Future Project Applicants
Prior to Issuance of Any
City of Yucaipa Planning
and development within the OS, the project proponent shall retain a (in BP4 or OS) Qualified
Grading Permits in
Division
qualified architectural historian, defined as meeting Secretary of the Architectural Historian
Planning Areas BP4 and
Interior Standards to carry out all mitigation measures related to historical resources. A historic resources technical evaluation for resources P36-12607 and P36-12608 shall be prepared by the qualified architectural historian. The study shall evaluate the Development Within OS

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2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
significance and data potential of the resources in accordance with these standards. Resources present on the proposed project site shall be evaluated for eligibility for the California Register of Historical Resources (CRHR); including buildings and structures. If the resource meets the criteria for listing on the CRHR (Pub. Res.

Code Section 5024.1, Title 14 CCR, Section 4852), a program detailing how such long-term avoidance or preservation is assured shall be developed and approved prior to conditional approval.

CR-2
Prior to the issuance of any permits allowing ground -disturbing Future Project Applicant's
Prior to Issuance of Any
City of Yucaipa Planning
activities, the project proponent/operator shall retain a Qualified Qualified Archaeologist
Permits Allowing Ground-
Division
Archaeologist, defined as an archaeologist meeting the Secretary of the Interior's Standards for professional archaeology (U.S.

Disturbing Activities
Department of the Interior, 2011), to carry out all mitigation measures related to archaeological resources. The contact information for this Qualified Archaeologist shall be provided to the City of Yucaipa's Planning Department prior to the commencement of any construction activities on -site. Further, the Qualified Archaeologist shall be responsible for ensuring employee training provisions are implemented during implementation of the Project:
• Prior to any ground disturbance, the Qualified Archaeologist, or their qualified designee, shall provide worker environmental awareness protection training to construction personnel for the protection of cultural (prehistoric and historic) resources. As part of this training, construction personnel shall be briefed on proper procedures to follow should unanticipated cultural resources be made during construction. New construction personnel shall also receive the worker environmental awareness protection training. • In the event that unanticipated cultural resources are encountered during any phase of project construction, all construction work within 50 feet of the find shall cease and the Qualified Archaeologist, in coordination with the City's Planning Department, shall assess the find for importance. Construction activities may continue in other areas. If the discovery is August 2025

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Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
determined to not be significant by the Qualified Archaeologist, work will be permitted to continue in the area.
•
If a find is determined to be important by the Qualified Archaeologist, they shall immediately notify the City's Planning Department. The City's Planning Department shall determine whether the resource is eligible for inclusion in the California Register of Historical Resources (CRHR). If the City determines the resource is eligible for inclusion on the CRHR, project redesign and preservation in place shall be the preferred means to avoid impacts to significant historical resources.
•
Consistent with CEQA Guidelines Section 15126.4(b)(3)(C), if it is demonstrated that known resources (P36-000915, P36-
0012602, P36-0012604, and P36-0012605) and unanticipated finds cannot be avoided, the Lead Archaeologist, shall develop additional treatment measures in consultation with the City, which may include placement within conservation easements, preservation -in -place (e.g. capping sites with sterile, chemically neutral soil, geofabric, and some form of shallow -rooted landscaping), Phase II testing, Phase III data recovery or other appropriate measures. The City shall consult with appropriate Native American representatives in determining appropriate treatment for unearthed cultural resources if the resources are prehistoric or Native American in nature. Diagnostic
archaeological materials with research potential recovered during any investigation shall be curated at an accredited curation facility. The Lead Archaeologist shall prepare a report documenting evaluation and/or additional treatment of the resource. A copy of the report shall be provided to the City and to the South Central Coastal Information Center at California State University, Fullerton.
•
If the cultural resource is identified as being potentially eligible for listing on either the NRHP or CRHR, and project designs cannot be altered to avoid impacting the site, a Phase III Data Recovery Program to mitigate project effects shall be initiated. A

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Table 5
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Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
Data Recovery Treatment Plan detailing the objectives of the Phase III Program shall be developed and contain specific testable hypotheses pertinent to the Research Design and relative to the site(s) under study. The Phase III Data Recovery Treatment Plan shall be submitted to the City's Planning Department, the appropriate Native American Band or Tribe, if applicable for review and comment prior to implementation of the Data Recovery Program. After Approval of the Treatment Plan, the Phase III Data Recovery Program for affected, eligible site(s) shall be completed. Typically, a Phase III Data Recovery Program involves the excavation of a statistically representative sample of the site(s) to preserve those resource values that qualify the site(s) as being eligible for listing on the NRHP/CRHR. The Phase III Data Recovery Report shall be
submitted to the City's Planning Department, the appropriate Native American Band or Tribe, if applicable, and the SHPO for review and comment prior to the issuance of a grading permit.

CR-3
Prior to the issuance of a grading permit and before any brush Future Project Applicants
Prior to Issuance of a
City of Yucaipa Planning
clearance, grading, excavation and/or ground disturbing activities on the site take place, the project proponent shall retain a Secretary of Interior Standards qualified archaeological monitor to monitor all ground -disturbing activities in native soils in an effort to identify any unknown archaeological resources.

Qualified Archaeologist
Grading Permit and Before
Any Brush Clearance,
Grading, Excavation, and/or
Ground -Disturbing Activities
Division
The project archaeologist, in consultation with interested tribes, the developer and the City of Yucaipa, shall develop an Archaeological Monitoring Plan (AMP) to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. Details in the AMP shall include:
• Project -related ground disturbance (including, but not limited to, brush clearing, grading, trenching, etc.) and development scheduling;
• The development of a rotating or simultaneous schedule in coordination with the developer and the project archeologist for August 2025

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Mitigation Monitoring Requirements — Specific Plan
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
designated Native American Tribal Monitors from the consulting tribes during grading, excavation and ground disturbing activities on the site: including the scheduling, safety requirements, duties, scope of work, and Native American Tribal Monitors' authority to stop and redirect grading activities in coordination with all project archaeologists. Tribes shall coordinate as to Tribal Monitoring concurrent with development;
• The protocols and stipulations that the developer, City, Tribes and project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation.
• Pursuant to the AMP, a tribal monitor from the consulting tribe (e.g., Morongo Band of Mission Indians, San Manuel Band of Mission Indians, and/or Soboba Band of Luiseno Indians) shall be present during the initial grading activities. If tribal resources are found during grubbing activities, the tribal monitoring shall be present during site grading activities
• During construction activities, the project proponent shall ensure that Native American monitors have access to the project site to monitor grading and excavation activities. If cultural resources are discovered during ground -disturbing activities, the Native American monitor shall have authority to halt all grading activities within a predetermined radius of the find until its significance can be evaluated.

GEOLOGY AND
SOILS
GS-1
Prior to issuance of a building permit, as per existing City policies, geotechnical studies shall be prepared at the time specific development projects are proposed to address site specific geotechnical considerations. The scope of each geotechnical study is based on the underlying geotechnical conditions of the individual site.

Future Project Applicant's
Qualified Geologist
Prior to Issuance of
Building Permit, and Prior
to Design and Construction
City of Yucaipa Planning
Division

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
Prior to design and construction of any future developments within the project area, a comprehensive geotechnical evaluation, including development -specific subsurface exploration and laboratory testing, shall be conducted. The purpose of the subsurface evaluation is to:

1. Further evaluate the subsurface conditions in the area of proposed structures.

2. Provide specific data on potential geologic and geotechnical hazards.

3. Provide information pertaining to the engineering characteristics of earth materials in the project area.

From this data, recommendations for grading/earthwork, surface, and subsurface drainage, temporary and/or permanent dewatering, foundations, pavement structural sections, and other pertinent geotechnical design considerations will be formulated and shall be included in the grading and building plans for individual developments. General recommendations are as follows.

1. Seismic Ground Shaking — Measures to prevent risk of loss, injury or death involving seismic ground shaking include constructing new development to the latest adopted building codes. In addition, new development should not be located near active earthquake faults.

2. Erosion or Loss of Topsoil — Erosion and sediment control measures shall be implemented as required by the City's Grading and Water Quality ordinances.

3. Where Expansive Soils Exist — Measures for the design of foundations, slabs, flatwork, and other improvements subject to damage from expansive soils.

4. For Potential Areas of Soil Subsidence or Lateral Spreading — measures to prevent subsidence due to dewatering or other groundwater withdrawals, and measures to prevent lateral spreading by appropriate load distribution, foundation
August 2025

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Compliance with this measure shall be verified by the Community Development Department.

GS-2
Detailed geotechnical and hydrology reports shall be prepared prior to any development approval or grading activities. These reports shall specifically address erosion control and surface runoff for both construction and long-term operations on the site.

Recommendations contained in these reports to prevent soil erosion, siltation, and debris influx into the drainage system shall be implemented. Compliance with this measure shall be verified with the Community Development Department.

Future Project Applicant's
Qualified Geologist
Prior to Any Development
or Ground -Disturbing
Activities
City of Yucaipa Planning
Division
GS-3
All excavation activities in any and all areas identified as likely to contain paleontological resources will be monitored by a qualified paleontological monitor. Paleontological monitors must be equipped to salvage fossils as they are unearthed and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. Monitors shall be empowered to temporarily halt all construction activity to allow removal of abundant or large specimens.

Future Project Applicant's
Qualified Paleontologist
During Ground -Disturbing
Activities
City of Yucaipa Planning
Division
GS-4
All recovered paleontological specimens will be prepared to a point of identification and permanent preservation, including washing of sediments to recover small specimens shall be conducted.

Identification and full curation of all specimens into an established, accredited museum repository with permanent retrievable paleontological storage is required.

Future Project Applicant's
Future Project Applicant's
Qualified Paleontologist
If Paleontological
Resources are Discovered
City of Yucaipa Planning
Division

GREENHOUSE GAS EMISSIONS
GHG-1
The City of Yucaipa shall require applicants of development projects to install electric vehicle (EV) spaces in compliance with the Tier 2 standards under Section A5.106.5.3.2 of the Non -Residential Future Project Applicants,
Construction Contractor
Prior to Issuance of
Certificate of Occupancy
City of Yucaipa Planning
Division
Voluntary Measures or Section A4.106.8.2.1 of the Residential Voluntary Measures, whichever is applicable, in the 2022 California Green Building Standards Code (CALGreen). All site plans

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Table 5
Mitigation Monitoring Requirements — Specific Plan

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
submitted to the City of Yucaipa Building and Safety Division shall illustrate compliance to either Section A5.106.5.3.2 or A4.106.8.2.1, whichever is applicable. In addition, the City of Yucaipa shall require applicants of development projects to include car/vanpool program with preferred parking and provide reserved preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles.

Prior to issuance of the certificate of occupancy, the project applicant shall provide documentation to the City of Yucaipa Planning Division that verifies compliance with this measure.

GHG-2
The City of Yucaipa shall require applicants to design and construct all buildings to be all electric with electricity to be the only permanent source of energy for water -heating, mechanical and heating, ventilation, and air conditioning (HVAC) (i.e., space -heating and space cooling), cooking, and clothes -drying. All major appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, and water heaters) provided/installed are electric powered Future Project Applicants,
Construction Contractor
Prior to Issuance of
Building Permits (electric
buildings) and Prior to
Issuance of Certificate of
Occupancy (Energy Star
Appliances)
City of Yucaipa Planning
Division
Energy Star certified or of equivalent energy efficiency where applicable. Prior to issuance of building permits, applicants shall provide plans that show the aforementioned requirements to the City of Yucaipa Planning Division. Prior to issuance of the certificate of occupancy, the City of Yucaipa Building & Safety Division shall verify installation of the electric -powered Energy Star or equivalent appliances.

See Mitigation Measures AQ-2 through and AQ-5, under Air Quality.

HYDROLOGY AND WATER QUALITY
HWQ-1
Grading shall be phased so that prompt revegetation or construction Future Project Applicant's
During Construction
City of Yucaipa Planning
will control erosion. Where possible, only those areas which will be built on, resurfaced, or landscaped shall be disturbed.

Construction Contractor
Activities
Division
HWQ-2
Spill containment systems shall consist of a system of dikes, walls, barriers, berms and/or other devices designed to contain the spillage of the liquid contents of the containers stored in them and to minimize the buildup of stormwater from precipitation, and run-on from roof drainage and outside areas. If the spill containment Future Project Applicants
and Construction
Contractor
Prior to issuance of
Occupancy Permits
City of Yucaipa Planning
Division
August 2025

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HWQ-3
Spilled and/or leaked materials and/or wastes and any accumulated Future Project
During Operation
City of Yucaipa Planning
precipitation shall be removed from the spill containment system in as timely a manner as is necessary to prevent the overflow of the spill containment system. Unless otherwise approved in writing by the City Engineer, all chemicals or wastes discharged within the spill containment system shall be disposed of in accordance with all applicable federal, state, and local rules, regulations, and laws, and shall not be discharged into the public sanitary sewer system, stormwater drainage system or onto the ground.

Applicants/Tenants
Division and Future
Building Owner/Operator

TRIBAL CULTURAL RESOURCES
See Mitigation Measures CR-2 and CR-3, under Cultural Resources.

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AESTHETICS
AES-1
Prior to issuance of grading permits, lighting plans and signage Project Applicant
Prior to Issuance of
City of Yucaipa Planning
plans for new development shall be reviewed by the Community Grading Permits, Lighting
Division
Development Department to ensure that minimal light intrusion and spill over into adjacent residential areas occurs.

Plans, and Signage Plans
AES-2
Prior to issuance of grading permits, and during the Specific Plan Project Applicant
Prior to Issuance of
City of Yucaipa Planning
review process for future development in the Specific Plan site, the Grading Permits and During
Division
Director of Community Development shall ensure that mirrored and highly reflective surfaces are discouraged or, where proposed, shall be accompanied by a design -level glare impact analysis that demonstrates no adverse visual impairment to motorists or other visual nuisance occurs.

Review Process for Future
Development

Project Applicant's
Construction Contractor
During Construction
City of Yucaipa Planning
Division
•
Water exposed soils at least twice three times daily and maintain equipment and vehicle engines in good condition and in proper tune;
•
Wash off trucks leaving development sites and water clown all construction areas;
•
Replace ground cover on construction sites if it is determined that the site will be undisturbed for lengthy periods;
•
Reduce speeds on unpaved roads to less than 15 miles per hour;
•
Halt all grading and excavation operations when wind speeds exceed 25 miles per hour;
•
Properly maintain diesel -powered on -site mobile equipment; •
Install particulate filters on off -road construction equipment; August 2025

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AQ-2
All appliances installed as part of future development projects shall be energy efficient appliances (i.e., washers/dryers, refrigerators, stoves, etc.).

Project Applicant,
Construction Contractor
Prior to Building Occupation
City of Yucaipa Planning
Division
AQ-4
Future development projects on the Specific Plan site shall install Energy Star labeled roof materials.

Project Applicant,
Construction Contractor
During Construction
City of Yucaipa Planning
Division
AQ-6
The City of Yucaipa shall require that applicants for new development projects incorporate the following to reduce air pollutant emissions during construction activities:
• Use construction equipment rated by the United States Environmental Protection Agency as having Tier 4 (model year 2008 or newer) Final or stricter emission limits, for engines between 50 and 750 horsepower. If Tier 4 Final equipment is not available, the applicant shall provide documentation or demonstrate its unavailability to the City of Yucaipa Building & Safety Division prior to the issuance of any construction permits. • Limit nonessential idling of heavy equipment for more than three minutes.
• Prohibit off -road diesel -powered equipment from being in the "on" position for more than 10 hours per day.
• Use electric -powered hand tools, forklifts, and pressure washers, and provide electrical hookups to the power grid rather than use of diesel -fueled generators to supply their power, as feasible.

Project Applicant,
Construction Contractor
During Construction
City of Yucaipa Planning
Division

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
•
Plans submitted for grading permit issuance and building permit issuance once grid power to the site is available, shall designate an area in the construction site where electric -powered construction vehicles and equipment can charge. The provision of temporary electric infrastructure for such purpose shall be approved by the utility provider, Southern California Edison (SCE). If SCE will not approve the installation of temporary power for this purpose, the establishment of a temporary electric charging area will not be required. If electric equipment will not be used on the construction site because the construction contractor(s) does not have such equipment in its fleet, the establishment of a temporary electric charging area also will not be required. If electric powered equipment is in the contractor(s) equipment fleet, and SCE approval is secured, the temporary charging location is required to be established upon issuance of grading permits and building permits.
•
Outside of site preparation, limit the amount of daily grading disturbance area, as feasible.
•
During construction, the construction contractor shall maintain a list of all operating equipment in use on the construction site for verification by the City of Yucaipa. The construction equipment list shall state the makes, models, Equipment Identification Numbers, Engine Family Numbers, and number of construction equipment on -site.
•
Use paints with a VOC content that meets the South Coast Air Quality Management District Super Compliant architectural coatings standard of 10 grams per liter (g/L) or less for coating building architectural surfaces.
•
Use paints with a VOC content of 50 g/L or less for parking areas and surfaces.
•
Provide information on transit and ridesharing programs and services to construction employees.

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Prior to issuance of a Business License for a new tenant/business entity, the project developer/facility owner and tenant/business entity shall provide to the City of Yucaipa Planning Division and Business License Division, a signed document (verification document) noting that the project development/facility owner has disclosed to the tenant/business entity the requirement to use only zero -emissions equipment for daily operations. This verification document shall be signed by authorized agents for the project developer/facility owner and tenant/business entities and the agreement shall be retained by the facility owner onsite. In addition, if applicable, the tenant/business entity shall provide documentation (e.g., purchase or rental agreement) to the City of Yucaipa Planning Division and Business License Division to verify, to the City's satisfaction, that any off -road equipment utilized will be zero - emissions.

Project Applicant,
Construction Contractor
During Construction
City of Yucaipa Planning
Division
AQ-8
Only electric standby and/or hybrid electric transport refrigeration units (E/S TRUs) shall be utilized onsite for daily warehouse and business operations. All E/S TRUs shall comply with the California Air Resources Board's "Alternative Technology" requirements under Section 2477(e)(1)(A)(3) of the California Code of Regulations, Title Project
Applicants/Tenants
During Operation
City of Yucaipa Planning
Division and Building
Owner/Operator

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
13, Article 8, Chapter 9, Division 3. The project developer/facility owner shall disclose this requirement to all tenants/business entities prior to the signing of any lease agreement. In addition, the limitation to use only E/S TRUs shall be included all leasing agreements.

AQ-9
All truck/dock bays that serve cold storage facilities within the proposed buildings shall be electrified to facilitate plug-in capability and support use of electric standby and/or hybrid electric transport refrigeration units. All site and architectural plans submitted to the City of Yucaipa Planning Division shall note all the truck/dock bays designated for electrification. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify electrification of the designated truck/dock bays.

Project Applicant,
Construction Contractor
Prior to Issuance of a
Certificate of Occupancy
City of Yucaipa Planning
Division
AQ-10
To reduce idling emissions from transport trucks, signage shall be placed at truck access gates, loading docks, and truck parking areas that identify applicable California Air Resources Board (CARB) anti -idling regulations (e.g., Rule 2485) and directional information to the nearest freeway on -ramps. At minimum, each sign shall include: 1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict non -essential idling to no more than two consecutive minutes (compared to five minutes currently allowed under Rule 2485); and 3) telephone numbers of the building facilities manager and CARB to report violations. Directional text on the sign shall read "To Truck Route" with a directional arrow. All signage shall be made of weather-proof materials. Truck check -in points shall be inside the project site to ensure no trucks are queuing on local roadway. All site and architectural plans submitted to the City of Yucaipa Planning Division shall note the locations of these signs. Prior to issuance of the Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify the installation of these signs.

In addition, the building owner shall implement the following measures:

Project Applicant,
Construction Contractor
During Construction
City of Yucaipa Planning
Division
August 2025

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AQ-11
The property manager/owner shall specify in all property maintenance bids that the landscape maintenance contractor shall only use zero emissions landscaping equipment in line with new requirements from the California Air Resources Board for small off - road engines. Prior to the issuance of a Certificate of Occupancy, the property manager/facility owner shall provide documentation (e.g., purchase, rental, and/or services agreement) to the City of Yucaipa Building & Safety Division, that all landscaping equipment utilized will be zero emissions equipment. The property manager/facility owner shall also provide the property landscaping maintenance schedule as part of this documentation. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify, to the City's satisfaction, that any landscaping equipment utilized will be zero emissions equipment.

Project Applicant,
Construction Contractor
During Operation
City of Yucaipa Planning
Division
AQ-12
The City of Yucaipa shall require the following measures for warehouse facilities:
• The buildings' electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site.
• Conduit shall be installed from the electrical room to tractor trailer parking spaces in logical location(s) on the site determined by the project applicant during construction document plan check, for the purpose of accommodating the Future Project Applicants,
Construction Contractors
During plan check
City of Yucaipa Planning
Division

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric -powered engines. • If there are electric -powered domiciled heavy-duty trucks (Class 7 and 8), the tenant/operator of the facility shall be required to provide EV truck charging facilities on site sufficient to charge the electric trucks domiciled on the site, and such facilities shall be made available for all electric trucks that use the facility, to the extent the applicable utility authorizes and has capacity to support.

All site and architectural plans submitted to the City of Yucaipa Planning Division shall note the electric charging requirements identified above.

BIOLOGICAL RESOURCES
B-1
Oak Tree Survey. Prior to grading the applicant will conduct an oak Project Applicant's
Prior to Grading
City of Yucaipa Planning
tree survey to identify oak trees to be encroached upon, removed and/or relocated, and those within 100 feet of the project site or construction area. Oak trees will be identified, located, and tagged during the survey. An oak tree report may be required depending on the scope and the nature of the project impact on the surrounding trees, as determined during the pre -application conference. In general, the requirements for an oak tree report may be waived in situations involving the removal of dead or hazardous trees and/or potential impacts to less than four trees. In situations requiring the submission of an oak tree report, the document shall be certified by the oak tree consultant to be true and correct and must be acceptable to the Community Development Director (Yucaipa Qualified Biologist and/or
Arborist
Division
Development Code Section 89.0501). The oak tree report will include information on the oak trees proposed for impacts, including location, diameter of trunk, diameter of canopy, height, and the health and condition of the subject oak trees. In addition, a site plan map must be submitted during the application process. The site plan map is required to show proposed grading and construction areas, oak tree locations, and the exact location of the dripline of an oak tree.

August 2025

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2. Mitigation Monitoring Requirements
Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
B-2
Oak Tree Permit. Prior to the removal of, or the encroachment into, Project Applicant's
Qualified Biologist and/or
Prior to Removal of, or
Encroachment Into, the
City of Yucaipa Planning
Division
the "protected zone" of oak trees, the applicant will first obtain an oak tree permit as stated in section 89.0515 (b) (1) of the Yucaipa Arborist
Protected Zone of Oak
Development Code. Specifically, the protected zone for oak trees is defined as the area within a circumference measured five feet outside of the dripline of the tree and extending inwards to the trunk of the tree, with the condition that the protected zone must always be at least 15 feet from the trunk of an oak tree (Yucaipa Trees
Development Code Section 89.0501). The applicant will obtain oak tree permits to allow encroachments within the dripline as needed.

Requests for encroachments that do not exceed 50 percent of the dripline would qualify for administrative processing, whereas, requests for encroachments that exceeds 50 percent of the dripline would require Yucaipa Planning Commission review. (The
guidelines of the Oak Tree Conservation Ordinance explain the processing steps involved in obtaining an oak tree permit, the information necessary to apply for an oak tree permit, the standard conditions for an oak tree permit, oak tree survey and reporting requirements, oak tree removal requirements, oak tree planting and replacement requirements, and the enforcement of the oak Tree Conservation Ordinance).

B-3
Oak Tree Design Guidelines. During final design the applicant will Project Applicant's
During Final Design
City of Yucaipa Planning
provide design guidelines as set forth in the oak Tree Conservation Qualified Biologist and/or
Division
Ordinance. Section 89.0501 of the Yucaipa Development Code provides design guidelines and evaluation criteria for projects that will impact or potentially impact oak trees. City of Yucaipa enforces the conservation of all healthy oak trees unless reasonable and conforming use of the property justifies removal, cutting, pruning and/or encroachment into the protected zone of an oak tree. To the extent possible, given the constraints of the property, the project must (1) preserve or minimize impacts to existing healthy oak trees; Arborist
(2) eliminate or minimize encroachment or new construction in areas of oak trees; (3) minimize the percentage of encroachment from construction on oak trees; (4) avoid locating parking facilities and pedestrian walkways in close proximity to hazardous oak trees for safety reasons, unless it can be demonstrated that major surgery

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
and a nutrient feeding program will restore the tree to a safe and vigorous condition, or the trees are located in minimal access areas such as drainages or steep slopes.

B-4
Oak Tree Mitigation. The applicant will mitigate oak tree impacts Project Applicant's
Arborist and/or
Construction Contractor
Prior to Relocation and/or
Replacement of Oak Trees
City of Yucaipa Planning
Division
through relocation and/or replacement through habitat creation, restoration, and enhancement efforts. Requests for relocations can be processed administratively only when the diameter of the tree does not exceed six inches when measured at a point 4.5 feet above the natural grade of the tree. Requests for relocation of trees with larger diameters must be processed and reviewed by the Yucaipa Planning Commission and the City Council. Any
replacement trees from a nursery must be either coast live oak or valley oak (Quercus lobata). Other oak tree varieties must be approved in advance by the Community Development Department.

B-5
Fuel Management Zone. A plan for the management of the fuel management zone shall be developed and submitted to the City of Yucaipa for review and approval prior to issuance of a grading permit. The management plan shall include access points, signage for trails and restricted uses, and appropriate fencing.

Project Applicant's
Qualified Biologist
Prior to Issuance of
Grading Permit
City of Yucaipa Planning
Division
B-7
Construction -Related Indirect Impacts to Biological Resources.

Prior to issuance of a construction permit within 500 feet of proposed open space (conserved and non -conserved), suitable habitat for special -status species with potential to occur in the Project site, aquatic resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts:
• Biological Monitoring. A qualified project biologist approved by the City of Yucaipa shall monitor ground -disturbing and vegetation -clearing activities for the duration of the Project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat, species of concern, and other sensitive biological resources outside the Project footprint. Once Project Applicant's
Qualified Biologist
Prior to Issuance of a
Construction Permit within
500 feet of Proposed Open
Space
City of Yucaipa Planning
Division
August 2025

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
completion of impacts in that area. In addition, any avoided environmental resources will be clearly delineated.
•
Standard Dust Control Measures. Standard dust control
measures as per the South Coast Air Quality Management
District shall be implemented to reduce impacts on nearby plants and wildlife. Measures include controlling speed to 15 mph or less on unpaved roads, replacing ground cover in disturbed areas as quickly as possible, frequently watering active work sites, installing shaker plates, and suspending excavation and grading operations during periods of high winds.
•
Stormwater Pollution Prevention Plan. Prior to issuance of a grading permit for construction, the applicant shall submit a Stormwater Pollution Prevention Plan (SWPPP) to the City of Yucaipa that specifies best management practices to prevent all construction pollutants from contacting stormwater, with the intent of keeping sedimentation or any other pollutants from moving off site and into receiving waters. The requirements of the SWPPP shall be incorporated into design specifications and construction contracts. Best management practices categories employed on site would include erosion control, sediment control, and non-stormwater (good housekeeping). Best
management practices recommended for the construction phase shall include, but not be limited to:
— Limit grading to the minimum area necessary for
construction, operation, and decommissioning of the Project — Limit vegetation disturbance/removal to the maximum extent practicable
— Implement fiber rolls and sandbags around drainage areas and the site perimeter
— Stockpile and dispose of demolition debris, concrete, and soil properly
— Install a stabilized construction entrance/exit, and stabilize disturbed areas
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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
• Minimize Spills of Hazardous Materials. All vehicles and equipment shall be maintained in proper condition to minimize the potential for fugitive emissions of motor oil, antifreeze, hydraulic fluid, grease, or other hazardous materials. Hazardous spills shall be immediately cleaned up, the contaminated soil shall be immediately cleaned up, and the contaminated soil shall be properly handled or disposed of at a licensed facility.

B-8
Long -Term Indirect Impacts to Biological Resources. Prior to Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
issuance of a construction permit within 500 feet of proposed open space (conserved and nonconserved), suitable habitat for special- status species with potential to occur in the Project site, aquatic resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts to special -status species:

Qualified Biologist
Construction Permit within
500 feet of Proposed Open
Space
Division
• Runoff: Future development within 500 feet of proposed open space (conserved and non -conserved), suitable habitat for special -status species with potential to occur in the Project site, aquatic resources, or sensitive vegetation communities shall incorporate measures, including measures required through the National Pollutant Discharge Elimination System requirements, to ensure that the quantity and quality of runoff discharged is not August 2025

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Runoff control systems shall receive regular maintenance to ensure their effective operations.
•
Toxicants: Land uses that use chemicals or generate
bioproducts such as manure, fertilizer, or vineyard waste that are potentially toxic or may adversely affect plant species, wildlife species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharges. Measures such as those employed to address
drainage issues shall be implemented.
•
Lighting: Night lighting shall be directed away from proposed open space and/or suitable habitat for special -status species to protect species from direct night lighting. Shielding shall be incorporated in Project designs to ensure ambient lighting is not increased. Any trails that intersect proposed open space will not include night lighting.
•
Noise: Proposed noise -generating land uses affecting suitable habitat for special -status species shall incorporate setbacks, berms, or walls to minimize the effects of noise on resources pursuant to applicable rules, regulations, and guidelines related to land use noise standards. For planning purposes, wildlife should not be subject to noise that would exceed residential noise standards.
•
Invasive Species: When approving landscape plans for future development, emphasis will be placed on using native species that occur in the region. Invasive, nonnative plant species listed

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
on the most recent California Invasive Plant Council inventory ( https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping.
•
Barriers: Future development shall incorporate barriers, where appropriate in individual project designs, to minimize
unauthorized public access, domestic animal predation, illegal trespass, or dumping in proposed open space and/or suitable habitat for special -status wildlife. Such barriers may include native landscaping, rocks/boulders, fencing, walls, signage, and/or other appropriate mechanisms. Any proposed trails through open space will have gates that close at nighttime as well as signage and appropriate barriers to keep people and domestic animals on the trail.
•
Restoration of Temporary Impacts: Prior to issuance of a grading or construction permit within the Project, grading and construction plans shall include the following note regarding any temporary impacts to uplands:
— Site construction areas subjected to temporary ground disturbance in undeveloped areas shall be subjected to
revegetation with an application of a native seed mix, if necessary, prior to or during seasonal rains to promote passive restoration of the area to pre -Project conditions (except that no invasive plant species will be restored). An area subjected to "temporary" disturbance means any area that is disturbed but will not be subjected to further
disturbance as part of the Project. If any grading occurred in areas intended to remain undeveloped, the site will be
recontoured to natural grade. This measure does not apply to situations in urban/developed areas that are temporarily impacted and will be returned to an urban/developed land use. Prior to seeding temporary ground disturbance areas, the Project biologist will review the seeding palette to ensure no seeding of invasive plant species, as identified in the most recent version of the California Invasive Plant Inventory for the region.

August 2025

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Qualified Biologist
Season, Before Stary of
Construction
Division
If potential habitat for western spadefoot is identified, construction fencing appropriate for amphibian exclusion will be installed around the construction area. A pre -construction pond check and focused survey for western spadefoot will be conducted the winter prior to grading activities in the construction area. The pond check will occur within 24 hours of the winter season's first three rain events and prioritize ponded features that hold water for 45 days or greater.

Ideally, these rain events would produce a minimum of 0.2 inch during a 24-hour period.

Geological Survey.

B-11
Pre -construction Nesting Bird Survey. Construction activities Project Applicant's
During Construction
City of Yucaipa Planning
shall avoid the migratory bird nesting season (typically January 1 through September 30) to reduce any potential significant impact to birds that may be nesting within the construction area. If construction activities must occur during the migratory bird nesting season, an avian nesting survey of the Project site and within 500 feet of all impact areas must be conducted to determine the presence/absence of fully protected species (including white-tailed kite), protected migratory birds, and active nests. The avian nesting survey shall be performed by a qualified wildlife biologist within 72 hours prior to the start of construction in accordance with the Qualified Biologist
Outside of Bird Nesting
Season
Division
Migratory Bird Treaty Act and California Fish and Game Code Sections 3503, 3503.5, and 3513. If an active bird nest is found, the

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
nest shall be flagged and mapped on the construction plans along with an appropriate buffer established around the nest, which will be determined by the biologist based on the species' sensitivity to disturbance (typically 300 feet for passerines and 500 feet for raptors and special -status species). The nest area shall be avoided until the nest is vacated and the juveniles have fledged. The nest area shall be demarcated in the field with flagging and stakes or construction fencing. On -site construction monitoring shall also be conducted when an active nest buffer is in place. No Project activities may encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined the nestlings have fledged and the nest is no longer considered active.

B-12
Pre -construction Burrowing Owl Surveys and Avoidance. One pre -construction burrowing owl survey shall be completed no more than 14 days before initiation of site preparation or grading activities and a second survey shall be completed within 24 hours of the start of site preparation or grading activities. If ground -disturbing activities are delayed or suspended for more than 30 days after the pre - construction surveys, the Project site shall be resurveyed. Surveys for burrowing owl shall be conducted in accordance with protocols established in the Staff Report on Burrowing Owl Mitigation, prepared by the California Department of Fish and Game (now California Department of Fish and Wildlife [CDFW]) in 2012 or current version.
• If burrowing owls are detected, a burrowing owl relocation plan shall be prepared and implemented in consultation with the City of Yucaipa. The relocation plan shall discuss the avoidance of disturbance to burrows during the nesting season for burrowing owls (February 1 through August 31), as well as the appropriate buffers to be established around occupied burrows as
determined by a qualified biologist. No Project activities shall be allowed to encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined that occupied burrows have been vacated or the nesting season has completed.

Project Applicant's
Qualified Biologist
No More than 14 Days Prior
to Site Preparation or
Grading Activities
City of Yucaipa Planning
Division
August 2025

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Mitigation Monitoring Requirements — Pacific Oaks Commerce Center Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
• Outside of the nesting season, passive owl relocation techniques approved by CDFW shall be implemented. Owls shall be
excluded from burrows in the immediate project area, and within a buffer zone if there is a threat to the surface or subterranean burrow structure, by installing one-way doors in burrow entrances. These doors will be placed at least 48 hours prior to ground -disturbing activities. The Project area shall be monitored daily for one week to confirm owl departure from burrows prior to any ground -disturbing activities. Compensatory mitigation for permanent loss of owl habitat will be provided following the guidance in the CDFW 2012 Staff Report on Burrowing Owl Mitigation or current version.
• Where possible, burrows will be excavated using hand tools and refilled to prevent reoccupation. Sections of flexible plastic pipe shall be inserted into the tunnels during excavation to maintain an escape route for any wildlife inside the burrow.

B-13
Pre -construction Clearance Surveys. Pre -construction clearance surveys for special -status wildlife shall be conducted by a qualified Project biologist within 14 days of the initiation of ground disturbance or vegetation clearing within and adjacent to construction areas. Surveys shall be appropriate for detecting potentially occurring species, such as Dulzura pocket mouse, northwestern San Diego pocket mouse, Stephens' kangaroo rat, San Diego desert woodrat, Los Angeles pocket mouse, Southern California legless lizard, California glossy snake, coastal tiger whiptail, red diamondback rattlesnake, Blainville's horned lizard, and coast patch -nosed snake. Surveys need not be conducted in all areas simultaneously as long as they are conducted within 14 days of the initiation of ground disturbance or vegetation clearing in each area individually. If special -status species are detected, appropriate buffers shall be established, necessary and appropriate for the species, unless it is not feasible to avoid the species. If possible, non -listed special -status wildlife species may be captured and relocated to suitable habitat nearby where they are safe from Project Applicant's
Qualified Biologist
Within 14 Days of Initiation
of Ground Disturbance or
Vegetation Clearing
City of Yucaipa Planning
Division

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
construction activities. Surveys and relocation of these species may only be conducted by the qualified Project biologist.
• If non -listed special -status reptiles or small mammals are detected, they will be moved out of harm's way.
• The project biologist shall remain available at all times after initiation of ground disturbance or vegetation clearing in case special -status wildlife species enter the construction area. If nonlisted special -status species are detected in the construction area after initiation of ground disturbance or vegetation clearing, the qualified Project biologist shall take measures to move the species, or encourage it to move, to a safe place away from construction activities.

B-14
Pre -construction Bat Survey and Avoidance. The Project contains potentially suitable roosting and/or foraging habitat to support western mastiff bat. Potential impacts to bats by the Project may occur through direct removal of occupied roosts or indirectly through the removal of suitable foraging habitat. To determine if bats are currently roosting or foraging on the Project site, and to determine the level of impact that may occur by the Project, the following measures shall apply.
• Pre -construction Survey. A pre -construction clearance survey for bats will be conducted at a minimum of one month prior to the start of construction to determine if any bats are currently roosting within buildings on the Project site. The pre -construction survey will consist of a daytime roost assessment by a qualified bat biologist to determine if any bats or signs of active roosting are present. An emergence survey at dusk will be conducted after the roost assessment is completed to observe if any bats are emerging from suitable roost locations on the Project site.

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2. Mitigation Monitoring Requirements
Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
site using Sonobat software and manual vetting to identify calls to the species level. If no bats are observed during the pre - construction survey, the Project may commence without
potential impacts to bats. However, if bats are observed roosting in the Project site, additional measures will be required as follows.
— Maternity Roosting Season Avoidance. All Project -related activities, including bat roost exclusion, shall occur outside the general bat maternity roosting season of March through August. Roost exclusion must only occur during the time when bats are most active (early spring or fall) to increase the potential to exclude all bats from buildings and minimize the potential for a significant impact to occur by avoiding the maternity roosting season.
— Replacement Roost Installation. One month prior to the exclusion of bats from the buildings, the applicant will procure and install one or two bat boxes from a reputable vendor, such as Bat Conservation and Management, to allow bats
sufficient time to acclimate to a new potential roost location.

The bat boxes shall be installed within close proximity to the buildings and in an area that is within close proximity to suitable foraging habitat. The bat boxes will be oriented to the south or southwest, and the area chosen for the bat boxes must receive sufficient sunlight (at least six hours) to allow the bat boxes to reach an optimum internal temperature
(approximately 90°F) to mimic the existing bat roost. The bat boxes will be suitable to house crevice -roosting bat species, including Mexican free -tailed bat, and large enough to contain a minimum of 50 bats (e.g., Four Chamber Premium Bat House). The bat boxes shall be installed on a 20-foot pole in an area that will be preserved by the Project.
— Roost Exclusion. Approximately one month after bat boxes have been installed, exclusion of the existing roost within the buildings will occur. The primary exit points for roosting bats will be identified, and all secondary ingress/egress locations

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
on the buildings will be covered with a suitable material (e.g., tarp or wood planks) to prevent bats from leaving from other locations. The primary exit point will remain uncovered to allow exclusion devices to be installed. Exclusion devices will consist of plastic sheeting or a screen (with mesh one -sixth of an inch or smaller) installed at the top and allowing bats to leave but not return. The exclusion devices will be installed at night to increase the potential that bats have already left the roost and are less likely to return. Exclusion devices will be left in place for one week to ensure any remaining bats in the buildings are excluded. A passive acoustic monitoring
detector will also be deployed during the exclusion period to verify excluded species and monitor if bat activity has decreased during the exclusion period. Periodic monitoring during the exclusion period shall also be conducted to
observe if any bats are still emerging from the buildings, and an active monitoring survey shall be conducted on the final night of exclusion to ensure no bats are emerging from the buildings and determine exclusion has been successful. Any continued presence of roosting bats will require an
adjustment to the exclusion devices and schedule.

B-15
Pre -construction American Badger Survey and Avoidance.

Impacts to American badger individuals and wintering and natal dens shall be avoided and minimized during construction activities through the following measures.
• Pre -construction Surveys (Wintering). During the colder months (generally between November 1 and February 15, when daily temperatures do not exceed 45°F), pre -construction surveys shall be conducted by the Project biologist in suitable habitat no earlier than 14 days prior to construction activities to determine whether American badger winter dens are present within the construction zone or within 100 feet of the construction zone boundary.
• Avoidance Measures (Wintering). If an American badger winter den is occupied within the construction zone or within 100 Project Applicant's
Qualified Biologist
During the Colder Months,
No Earlier Than 14 Days
Prior to Construction
Activities
City of Yucaipa Planning
Division
August 2025

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If it is not practicable to avoid the wintering den during construction activities, an attempt will be made to trap or flush the individual and relocate it to suitable open space habitat.

Additionally, badgers can be relocated by slowly excavating the burrow, either by hand or mechanized equipment under the direct supervision of the Project biologist, removing no more than four inches at a time. After necessary trapping, flushing, or burrow excavation is completed, construction may proceed and the vacated winter den may be collapsed. If trapping is required, trapping will be limited to November 16 through the last day of February in accordance with Section 461, Title 14 of the California Code of Regulations (14 CCR 461). A written report documenting the badger removal shall be provided to the California Department of Fish and Wildlife within 30 days of relocation.
•
Pre -construction Surveys (Natal Dens). During the late winter and summer (generally from March 15 through July 31), when American badgers may use natal dens for birthing and pup rearing, pre -construction surveys shall be conducted by the Project biologist no earlier than 14 days prior to ground - disturbing construction activities to determine whether American badger natal dens are present within the Project construction zone or within 200 feet of the construction zone.
•
Avoidance Measures (Natal Dens). If natal dens are detected during construction, construction activities shall be halted within 200 feet of the natal den. This buffer may be reduced based on the location of the den or type of construction activity, and at the direction of the project biologist. Construction activities shall not preclude the ability of the documented badgers to disperse to on -site open space or off -site habitat when the natal den is vacated (i.e., habitat suitable for dispersal must be maintained until dispersal occurs). Construction will be postponed or halted

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
in these areas until it is determined by the Project biologist that the young are no longer dependent on the natal den. To avoid inadvertent impacts during construction and to ensure that construction activities are at least 200 feet from active natal dens, any active natal dens within the survey area shall be clearly marked with fencing or flagging in a manner that will not inhibit normal behavioral activities (e.g., foraging and dispersing from the site) by the mother and pups.

In the event an Incidental Take Permit is needed, mitigation for direct impacts to Crotch bumble bee will be fulfilled through compensatory mitigation at a minimum 1:1 nesting habitat replacement of equal or better functions and values to those impacted by the Project, or as otherwise determined through the Incidental Take Permit process. Mitigation will be accomplished either through off -site conservation or through a mitigation bank approved by the California Department of Fish and Wildlife. If mitigation is not purchased through a mitigation bank, and lands are conserved separately, a cost estimate will be prepared to estimate the initial start-up costs and ongoing annual costs of management activities for the management of the conservation easement area(s) in perpetuity. The funding source will be in the form of an endowment to help the qualified natural lands management entity that is ultimately selected to hold the conservation easement(s). The endowment amount will be established following the completion of a Project -specific Property Analysis Record to calculate the costs of in -perpetuity land management. The Property Analysis Record will take into account all management activities required in the Project Applicant's
Qualified Biologist
During Primary Flight
Period for Workers and
Males (April 1 through
August 31) and Prior to
Construction
City of Yucaipa Planning
Division
August 2025

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B-22
Tree Removal Permit. Prior to the issuance of grading permits, it will be the responsibility of the Project applicant to obtain the necessary permits for removal of trees, including oak trees, as well as the removal of plants within 200 feet of a streambank. The Project applicant will provide the appropriate plot plan or other documentation required by the City of Yucaipa.

Project Applicant
Prior to Issuance of
Grading Permit
City of Yucaipa Planning
Division

CULTURAL RESOURCES
CR-2
Prior to the issuance of any permits allowing ground -disturbing Project Applicant's
Prior to Issuance of Any
City of Yucaipa Planning
activities, the project proponent/operator shall retain a Qualified Qualified Archaeologist
Permits Allowing Ground-
Division
Archaeologist, defined as an archaeologist meeting the Secretary of the Interior's Standards for professional archaeology (U.S.

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
determined to not be significant by the Qualified Archaeologist, work will be permitted to continue in the area.
•
If a find is determined to be important by the Qualified Archaeologist, they shall immediately notify the City's Planning Department. The City's Planning Department shall determine whether the resource is eligible for inclusion in the California Register of Historical Resources (CRHR). If the City determines the resource is eligible for inclusion on the CRHR, project redesign and preservation in place shall be the preferred means to avoid impacts to significant historical resources.
•
Consistent with CEQA Guidelines Section 15126.4(b)(3)(C), if it is demonstrated that known resources (P36-000915, P36-
0012602, P36-0012604, and P36-0012605) and unanticipated finds cannot be avoided, the Lead Archaeologist, shall develop additional treatment measures in consultation with the City, which may include placement within conservation easements, preservation -in -place (e.g. capping sites with sterile, chemically neutral soil, geofabric, and some form of shallow -rooted landscaping), Phase II testing, Phase III data recovery or other appropriate measures. The City shall consult with appropriate Native American representatives in determining appropriate treatment for unearthed cultural resources if the resources are prehistoric or Native American in nature. Diagnostic
archaeological materials with research potential recovered during any investigation shall be curated at an accredited curation facility. The Lead Archaeologist shall prepare a report documenting evaluation and/or additional treatment of the resource. A copy of the report shall be provided to the City and to the South Central Coastal Information Center at California State University, Fullerton.
•
If the cultural resource is identified as being potentially eligible for listing on either the NRHP or CRHR, and project designs cannot be altered to avoid impacting the site, a Phase III Data Recovery Program to mitigate project effects shall be initiated. A Data Recovery Treatment Plan detailing the objectives of the August 2025

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2. Mitigation Monitoring Requirements
Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
Phase III Program shall be developed and contain specific testable hypotheses pertinent to the Research Design and relative to the site(s) under study. The Phase III Data Recovery Treatment Plan shall be submitted to the City's Planning Department, the appropriate Native American Band or Tribe, if applicable for review and comment prior to implementation of the Data Recovery Program. After Approval of the Treatment Plan, the Phase III Data Recovery Program for affected, eligible site(s) shall be completed. Typically, a Phase III Data Recovery Program involves the excavation of a statistically representative sample of the site(s) to preserve those resource values that qualify the site(s) as being eligible for listing on the NRHP/CRHR. The Phase III Data Recovery Report shall be
submitted to the City's Planning Department, the appropriate Native American Band or Tribe, if applicable, and the SHPO for review and comment prior to the issuance of a grading permit.

CR-3
Prior to the issuance of a grading permit and before any brush Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
clearance, grading, excavation and/or ground disturbing activities on the site take place, the project proponent shall retain a Secretary of Interior Standards qualified archaeological monitor to monitor all ground -disturbing activities in native soils in an effort to identify any unknown archaeological resources.

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Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center

2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
on the site: including the scheduling, safety requirements, duties, scope of work, and Native American Tribal Monitors' authority to stop and redirect grading activities in coordination with all project archaeologists. Tribes shall coordinate as to Tribal Monitoring concurrent with development;
• The protocols and stipulations that the developer, City, Tribes and project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation.
• Pursuant to the AMP, a tribal monitor from the consulting tribe (e.g., Morongo Band of Mission Indians, San Manuel Band of Mission Indians, and/or Soboba Band of Luiseno Indians) shall be present during the initial grading activities. If tribal resources are found during grubbing activities, the tribal monitoring shall be present during site grading activities.
• During construction activities, the project proponent shall ensure that Native American monitors have access to the project site to monitor grading and excavation activities. If cultural resources are discovered during ground -disturbing activities, the Native American monitor shall have authority to halt all grading activities within a predetermined radius of the find until its significance can be evaluated.

GEOLOGY AND
SOILS
GS-3
All excavation activities in any and all areas identified as likely to contain paleontological resources will be monitored by a qualified paleontological monitor. Paleontological monitors must be equipped to salvage fossils as they are unearthed and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. Monitors shall be empowered to temporarily halt all construction activity to allow removal of abundant or large specimens.

Project Applicant's
Qualified Paleontologist
During Ground -Disturbing
Activities
City of Yucaipa Planning
Division
August 2025

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Identification and full curation of all specimens into an established, accredited museum repository with permanent retrievable paleontological storage is required.

Project Applicant's
Qualified Paleontologist
If Paleontological
Resources are Discovered
City of Yucaipa Planning
Division

GREENHOUSE

GAS EMISSIONS
GHG-1
The City of Yucaipa shall require applicants of development projects to install electric vehicle (EV) spaces in compliance with the Tier 2 standards under Section A5.106.5.3.2 of the Non -Residential Voluntary Measures or Section A4.106.8.2.1 of the Residential Voluntary Measures, whichever is applicable, in the 2022 California Green Building Standards Code (CALGreen). All site plans submitted to the City of Yucaipa Building and Safety Division shall illustrate compliance to either Section A5.106.5.3.2 or A4.106.8.2.1, whichever is applicable. In addition, the City of Yucaipa shall require applicants of development projects to include car/vanpool program with preferred parking and provide reserved preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles.

Prior to issuance of the certificate of occupancy, the project applicant shall provide documentation to the City of Yucaipa Planning Division that verifies compliance with this measure.

Project Architect and
Construction Contractor
Prior to Issuance of
Certificate of Occupancy
City of Yucaipa Planning
Division
GHG-2
The City of Yucaipa shall require applicants to design and construct all buildings to be all electric with electricity to be the only permanent source of energy for water -heating, mechanical and heating, ventilation, and air conditioning (HVAC) (i.e., space -heating and space cooling), cooking, and clothes -drying. All major appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, and water heaters) provided/installed are electric powered Energy Star certified or of equivalent energy efficiency where applicable. Prior to issuance of building permits, applicants shall provide plans that show the aforementioned requirements to the City of Yucaipa Planning Division. Prior to issuance of the certificate of occupancy, the City of Yucaipa Building & Safety Division shall Project Applicant and
Construction Contractor
Prior to Issuance of
Building Permits (electric
buildings) and prior to the
Certificate of Occupancy
(Energy Star appliances)
City of Yucaipa Planning
Division

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See Mitigation Measures AQ-2 and AQ-4, under Air Quality.

HYDROLOGY AND WATER QUALITY
HWQ-1
Grading shall be phased so that prompt revegetation or construction will control erosion. Where possible, only those areas which will be built on, resurfaced, or landscaped shall be disturbed.

Construction Contractor
During Construction
Activities
City of Yucaipa Planning
Division
HWQ-2
Spill containment systems shall consist of a system of dikes, walls, barriers, berms and/or other devices designed to contain the spillage of the liquid contents of the containers stored in them and to minimize the buildup of stormwater from precipitation, and run-on from roof drainage and outside areas. If the spill containment system does not have a roof which covers the entire contained area, the spill containment system shall have the capacity to contain precipitation from at least a twenty-four (24), twenty-five (25) year rainfall event plus ten percent of the total volume of the material stored there or the volume of the largest container, whichever is greater. Spill containment systems shall also be constructed of impermeable and non -reactive materials to the liquids and/or wastes being contained.

Project Applicant and
Construction Contractor
Prior to Issuance of
Occupancy Permits
City of Yucaipa Planning
Division
HWQ-3
Spilled and/or leaked materials and/or wastes and any accumulated precipitation shall be removed from the spill containment system in as timely a manner as is necessary to prevent the overflow of the spill containment system. Unless otherwise approved in writing by the City Engineer, all chemicals or wastes discharged within the spill containment system shall be disposed of in accordance with all applicable federal, state, and local rules, regulations, and laws, and shall not be discharged into the public sanitary sewer system, stormwater drainage system or onto the ground.

Project Applicant/Tenants
During Operation
City of Yucaipa Planning
Division and Building
Owner/Operator

TRIBAL CULTURAL RESOURCES
See Mitigation Measures CR-2 and CR-3, under Cultural Resources.

August 2025

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3. Report Preparation

3.1 LIST OF PREPARERS
City of Yucaipa
Benjamin Matlock, Deputy Director of Community Development PlaceWorks
Nicole Vermilion, Principal
Jasmine Osman, Associate II
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Yucaipa City CouncilAugust 25, 2025

Yucaipa City Council
August 25, 2025