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Home My WebLink About2024-07-10 - Agenda Packet Historic Preservation Commission and Planning Commission Meeting Agenda Rancho Cucamonga Civic Center COUNCIL CHAMBERS July 10, 2024 10500 Civic Center Drive Rancho Cucamonga, CA 91730 7:00 PM A. CALL TO ORDER AND PLEDGE OF ALLEGIANCE ROLL CALL: Chairman Morales Vice Chairman Boling Commissioner Dopp Commissioner Daniels Commissioner Diaz B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Planning/Historic Commission (“Planning Commission”) on any Consent Calendar item or any item not listed on the agenda that is within the Commission’s subject matter jurisdiction. The Planning Commission may not discuss any issue not included on the agenda, but may set the matter for discussion during a subsequent meeting. C. CONSENT CALENDAR C1. Consideration to adopt Regular Meeting Minutes of June 26, 2024. D. PUBLIC HEARINGS D1. MASTER PLAN, DESIGN REVIEW AND MINOR EXCEPTION – WESTERN SPIRE – Recommendation to the City Council for a request for a site plan and design review of a mixed-use development on 1.8 acres of land consisting of 176 residential units (including 2 live-work units), 7,870 square feet of commercial lease area, and 1,400 square feet of live-work commercial lease area with a related Master Plan to reduce the required non-residential floor area ratio and a Minor Exception for a reduction in the required on-site parking at the northwest corner of Red Oak Street and Spruce Avenue in the Center 2 (CE2) Zone. The City Council is the final decision-making authority on this item and a separate public hearing before that body will be scheduled at a later date. APN: 0208-353-18 (Design Review DRC2023-00154, Master Plan DRC2023-00346) and Minor Exception DRC2023- 00280. The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 – Infill Development Projects. E. GENERAL BUSINESS E1. Review of Pedestrian Access from Arabian Drive to Heritage Park. F. DIRECTOR ANNOUNCEMENTS G. COMMISSION ANNOUNCEMENTS H. ADJOURNMENT TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. If you need special assistance or accommodations to participate in this meeting, please contact the City Clerk's office at (909) 477-2700. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium. State your name for the record and speak into the microphone. After speaking, please complete a speaker card located next to the speaker’s podium. It is important to list your name, address (optional) and the agenda item letter your comments refer to. Comments are generally limited to 3 minutes per individual. If you wish to speak concerning an item not on the agenda, you may do so under “Public Communications.” As an alternative to participating in the meeting you may submit comments in writing to Elizabeth.Thornhill@cityofrc.us by 12:00 PM on the date of the meeting. Written comments will be distributed to the Commissioners and included in the record. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are available at www.CityofRC.us. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk’s Office and must be accompanied by a fee of $3,526 for all decisions of the Commission. (Fees are established and governed by the City Council). Please turn off all cell phones while the meeting is in session. I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted Seventy-Two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga, California and on the City's website. HPC/PC MINUTES – June 26, 2024 Page 1 of 2 Draft 2 8 3 1 Historic Preservation Commission and Planning Commission Agenda June 26, 2024 Draft Minutes Rancho Cucamonga, CA 91730 7:00 p.m. The regular Joint meeting of the Historic Preservation Commission and Planning Commission was held on June 26, 2024. The meeting was called to order by Chairman Morales at 7:00 p.m. A. Roll Call Planning Commission present: Chairman Morales, Vice Chairman Boling, Commissioner Daniels and Commissioner Diaz, with Commissioner Dopp absent. Staff Present: Serita Young, Assistant City Attorney; Matt Marquez, Director of Planning and Economic Development; Jennifer Nakamura, Deputy Director of Planning; Sean McPherson, Principal Planner; Tabe van der Zwaag, Assistant Planner; Elizabeth Thornhill, Executive Assistant. B. Public Communications Chairman Morales opened the public communications. Hearing no comments, Chairman Morales closed the public communications. C. Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of June 12, 2024. Motion: Moved by Vice Chairman Boling; seconded by Commissioner Daniels, to approve Minutes as presented. Motion carried 4-0-1, with Commissioner Dopp absent. D. Public Hearings D1. HILLSIDE DESIGN REVIEW– MK DESIGN STUDIO – A request for site plan and design review of a 4,907- square foot single-story single-family residence with an attached 885-square-foot garage on a 26,238 square- foot undeveloped lot within the Very Low Residential (VL) Zone and the Hillside Overlay located at 5074 Cartilla Avenue, APN; 1074-121-11. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Section 15303, which covers the construction of a limited number of structures in an urbanized area, (Hillside Design Review DRC2023-00119). Associate Planner Tabe van der Zwaag presented a PowerPoint presentation (copy on file). Chairman Morales opened the public hearing. Page 3 HPC/PC MINUTES – June 26, 2024 Page 2 of 2 Draft 2 8 3 1 Applicant Comments: Michael Hana, MK Design Studio No public comments were made, Chairman Morales closed the public hearing. Vice Chairman Boling asked staff if without the grading issue, would the project typically come before the Commission. Deputy Director of Planning Nakamura replied no and that it would be at staff level review with Director determination. Commissioner Diaz asked if there were plans for trees along the back. Applicant Hana answered if this is a requirement, they would be willing to plant trees. Homeowner Mrs. Noriega explained due to being in a high fire zone, they must adhere to the Fire Marshalls plans and limit the plants around their home. Commissioner Daniels asked if staff could bring to a future meeting history of the requirements for anything over 5 ft. of cut/fill. Instead of having a public hearing, there might be other potential alternatives. Deputy Director of Planning Nakamura confirmed staff would bring a report in the next couple of months to the Commission. Vice Chairman Boling requested to possibly change the development code and modify. He expressed the project is well designed. Chairman Morales concurred and expressed his support. Motion: Moved by Vice Chairman Boling; seconded by Commissioner Diaz to adopt Resolution 24-19, Design Review DRC2023-00119. Motion carried 4-0-1, with Commissioner Dopp absent. E. Director Announcements Deputy Director of Planning Nakamura mentioned there will be a regular meeting on July 10th. F. Commission Announcements - None G. Adjournment Motion: Moved by Vice Chairman Boling, seconded by Commissioner Diaz to adjoin the meeting. Hearing no objections, Chairman Morales adjourned the meeting at 7:17 p.m. Respectfully submitted, Elizabeth Thornhill, Executive Assistant Planning and Economic Development Department Approved: Page 4 DATE:July 10, 2024 TO:Chairman and Members of the Planning Commission FROM:Matt Marquez, Director of Planning and Economic Development INITIATED BY: Tabe van der Zwaag, Associate Planner SUBJECT:MASTER PLAN, DESIGN REVIEW AND MINOR EXCEPTION – WESTERN SPIRE – Recommendation to the City Council for a request for a site plan and design review of a mixed-use development on 1.8 acres of land consisting of 176 residential units (including 2 live-work units), 7,870 square feet of commercial lease area, and 1,400 square feet of live-work commercial lease area with a related Master Plan to reduce the required non-residential floor area ratio and a Minor Exception for a reduction in the required on-site parking at the northwest corner of Red Oak Street and Spruce Avenue in the Center 2 (CE2) Zone. The City Council is the final decision-making authority on this item and a separate public hearing before that body will be scheduled at a later date. APN: 0208-353- 18 (Design Review DRC2023-00154, Master Plan DRC2023-00346) and Minor Exception DRC2023-00280. The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 – Infill Development Projects. RECOMMENDATION: Staff recommends that the Planning Commission review Design Review DRC2023-00154, Master Plan DRC2023-00346, and Minor Exception DRC2023-00280 and approve Resolutions 2024-20, 2024-21, and 2024-22, which recommend City Council approval subject to the attached Conditions of Approval. EXECUTIVE SUMMARY: A request to construct 176 residential units (including 2 live-work units), 7,870 square feet of non- residential lease area, and 1,400 square feet of live-work commercial lease area with a related Master Plan to reduce the required non-residential Floor Area Ratio (FAR) and a Minor Exception to reduce the required on-site parking. SITE CHARACTERISTICS AND BACKGROUND: The dimensions of the undeveloped project site are approximately 276 feet along the north and south property lines and 301 feet along the east and west property lines. The site slopes from north to south from approximately 1,205 feet along the north property line and 1,193 feet at the south property line for a grade change of approximately 13 feet. Curb and gutter have been installed along the adjacent public streets. See Figure 1 below for context. Page 5 Page 2 of 10 2 4 3 1 Figure 1 – Project Location The existing land use, General Plan designation, and Zones for the project site and adjacent properties are as follows: PROJECT ANALYSIS: Compliance with the Form-Based Code and General Plan: The project was designed in compliance with the City Center General Plan land use designation and the Center 2 (CE2) Zone, which are intended for medium-high to high-density mixed-use residential and a wide range of commercial uses with vibrant public spaces promoting walkability. The project includes a high residential density (98 units per acre) with ground floor commercial adjacent to existing auto-oriented commercial, office, and civic uses. Land Use General Plan Zoning Site Vacant City Center Center 2 (CE2) North Commercial Center City Center Center 2 (CE2) South Church/School Office Employment Mixed Employment 1 (ME1) East Hotel Mixed-Use City Corridor High Corridor 2 (CO2) West Office Building City Center Center 2 (CE2) Page 6 Page 3 of 10 2 4 3 1 Project Design and Layout: The project comprises a 4 to 7-story building wrapped around a 7-story parking garage with a rooftop deck. The site faces two public streets (Red Oak Street and Spruce Avenue) along the east and south elevations, a private drive aisle along the north elevation, and an existing office building along the west elevation. Access to the parking garage will be from Red Oak Street and will provide parking for both the residential and commercial units. The project will construct sidewalks and required public infrastructure. Sidewalks are provided along each building elevation in keeping with the General Plan’s emphasis on connectivity, a new bicycle lane will be constructed along the projects frontage in keeping with the General Plan’s emphasis on improving the multimodal transit network and the existing all-stop intersection at Red Oak Street and Spruce Avenue will be replaced by a roundabout with new pedestrian crossings, a bicycle lane, and median landscaping. Development Code Chapter 17.134 (Public Open Space) requires that projects less than 3 acres in area provide 1 open space type. The project provides a mid-block tree-lined paseo with a 10-foot-wide sidewalk along the west property line. Additional common open space areas include a public plaza and outdoor seating areas. Public seating areas will be provided adjacent to the east and south elevations along with two public plazas. Page 7 Page 4 of 10 2 4 3 1 Figure 2: Site Plan Architecture: The project has a contemporary design theme with wide private decks and a flat roof. Exterior materials include the use of stucco, fiber cement siding, brick veneer, laminate wood look panels, and metal and glass railings carried to each elevation. The top deck of the parking garage is incorporated into the overall building and includes the extensive use of glazing on the north, south, and west elevations of the clubhouse building. The façade of the commercial units includes the extensive use of glazing framed by brick support columns. Page 8 Page 5 of 10 2 4 3 1 Figure 3: Elevation Looking Northwest Figure 4: Elevation Looking Southwest Figure 5: Elevation Looking Southeast Page 9 Page 6 of 10 2 4 3 1 Unit Composition and Floor Plans: The project is comprised of 176 elevator-served residential units that are all single-level except for the live- work units which have the living area above a commercial space. There are three standalone commercial units totaling 7,870 square feet and two live-work units totaling 1,400 square feet of commercial lease area. The commercial units face Spruce Avenue and the live-work units face the access driveway along the north elevation. The table below summarizes the number of residential units and square feet of commercial lease area: UNIT SUMMARY Residential Unit Type Unit Size (SF - Net)Number of Units Studio 630 - 680 SF 30 1 Bedroom 650 to 1,050 SF 87 2 Bedroom 1,160 to 1,400 SF 59 Total Number of Units 176 Commercial Total Area Commercial (SF)N/A 7,870 Commercial-Live-Work (SF)N/A 1,400 Recreational Amenities: Recreational amenities include a courtyard with an open lawn area, a dog park, an outdoor kitchen, and seating on the ground level along the west elevation, ground-level public outdoor seating areas along the west and south elevations, outdoor seating areas with BBQs on the upper levels and a pool, spa, seating areas, clubhouse, and fitness building on the roof. Figure 6: Rooftop Pool and Clubhouse Compliance with Development Standards: The project was designed in compliance with Article VIII (Form-Based Code) of the Development Code for projects within the Center 2 (CE2) Zone and shown in the following table: Page 10 Page 7 of 10 2 4 3 1 COMPLIANCE TABLE Development Standard Required Proposed Complies Density 40 to 100 DU/AC 98 DU/AC YES Non-Residential Floor Area Ratio (FAR)1.0 to 2.0 .11 YES* Primary Build-to-Line 0 to 10 Feet Less than 10 Feet YES Secondary Build-to-line 0 to 10 Feet Less than 10 Feet YES Interior Setback None 10 Feet-6 inches YES Rear Yard 10 Feet Greater Than 10 Feet YES Building Height 92 Feet Max 87 Feet YES Open Space 30 SF/Unit (5,280 SF)30,441 SF YES *With Master Plan Approval Parking: Pursuant to the Development Code, the project is required to provide 362 parking spaces, of which a minimum of 176 must be in the form of a garage or carport. Required parking includes tenant and guest parking for the residential portion of the development as well as the ground floor commercial/live-work units. The 9,270 square feet of cumulative commercial/live-work space is parked at the office/retail parking rate (1/250 gross square feet). The project provides 339 parking spaces, a 23-parking space (6.1 percent) deficiency. The applicant has submitted a Minor Exception for the parking reduction. The parking analysis table below provides a breakdown of the required and provided parking spaces: PARKING ANALYSIS Number of Units Square Footage Parking Ratio Required Parking Multi-family unit (studio)30 N/A 1.3 per unit (1 in garage or carport)39 Multi-family unit (one bedroom)87 N/A 1.5 per unit (1 in garage or carport)130 Multi-family unit (two bedrooms)59 N/A 2 per unit (1 in garage or carport) 118 Guest parking 176 N/A 1 per 5 units 36 Commercial/Live-Work N/A 9,270 1 per 250 SF for commercial units 38 Total Garage Parking Required (Covered)176 Total Garage Parking Provided (Covered)339 Total Parking Spaces Required 362 Total Parking Spaces Provided 339 Parking Deficiency 23* *Minor Exception Submitted for Parking Reduction Page 11 Page 8 of 10 2 4 3 1 Master Plan: The project includes a request for a master plan to establish site-specific development standards for non- residential floor area (FAR) to be approved by the City Council. Whereas the Development Code requires a non-residential FAR of 1.0 to 2.0 within the subject CE2 zone, the applicant is proposing a non-residential FAR of .11, which is deficient of code standards. Development Code Section 17.22.020 establishes that an applicant may propose site-specific regulations by way of a master plan which may include, but are not limited to, reducing development intensity (i.e. FAR) on a lot. In addition to these referenced Development Code regulations the City has also established a policy on master plans. Pursuant to the Development Code and the City’s master plan policy, staff notes that the City Council held a policy discussion at their regularly scheduled meeting on July 19, 2023 wherein the Council specifically discussed policy implications for allowing deficient non-residential floor area standards for parcels which meet certain criteria, specifically for lots which are less than 3-acres and which are not located within a frontage overlay along a primary corridor. During their discussion, the Council generally expressed support for allowing deficient non-residential FAR in such circumstances, on a case-by-case basis. Staff notes that the subject parcel at Spruce Street and Red Oak Avenue meets these same narrow criteria as previously discussed by City Council as the subject site is less than 3-acres (1.8 acres) and is not located within a frontage overlay. Therefore, in this case, staff supports the applicant’s requested reduction in non-residential FAR. Staff’s determination is supported by the fact that while the project is deficient in meeting the code required 1.0 to 2.0 non-residential FAR, the project proposes to still provide a cumulative 9,270 square feet of non-residential space. Further, staff notes that the project site is surrounded by a mix of existing commercial, retail, and office land uses that are readily accessible to future project residents and commercial tenants. Due to these circumstances, and despite not providing code-compliant non- residential floor area, the project would implement the City’s vision in the CE2 zone by introducing a high- density (98 du/ac) mixed-use development along a pedestrian-oriented corridor. Inclusive of the request to approve a master plan, the project does not conflict with the General Plan or the land use designation of the project site as the City Center land use designation encourages infill development with a mix of land uses. The proposed residential and commercial land uses will complement and be compatible with the surrounding area's character, which consists of a mix of retail, office, and commercial land uses. Pursuant to Development Code section 17.22.020.A.2, the Master Plan process allows for the development of high-quality infill projects that could not otherwise be constructed due to constraints of existing development standards, in this case, the required non-residential FAR. Further, pursuant to Development Code Section 17.22.020.A.3, project development would also help implement and further several goals and policies of the Rancho Cucamonga General Plan, including the ability to provide complete places (LC1.1), ensuring the quality of public space (LC-1.3), and the provision of compatible development (LC-1.11). The additional housing units will also assist the City in reaching its State housing Regional Housing Needs Allocation (RHNA) outlined in the Housing Element. Minor Exception (Parking Reduction): The applicant is requesting a 6.1 percent (23 parking spaces) reduction in the required number of parking spaces. The applicant has provided staff with a parking study to justify this proposed parking reduction, which demonstrates that the project will be sufficiently parked and that the 6.1 percent reduction in the parking requirement is not expected to negatively impact the surrounding land uses. To ensure this, the Page 12 Page 9 of 10 2 4 3 1 project has been conditioned to comply at all times with the implementation of a Parking Management Plan which has been submitted for the project. Design Review Committee: The Design Review Committee (DRC – Daniels, and Boling) reviewed the project on April 16, 2024. The Committee was complimentary of the project design and amenities and accepting of the proposed reduction in the square footage of the non-residential floor area. They stated there were adequate commercial and office uses adjacent to the building and that creating housing was a priority. The Committee raised concerns about the requested reduction in on-site parking. The applicant stated that they have a parking management plan to ensure adequate on-site parking. The Committee asked questions about the location of parking spaces for guests, customers, and delivery trucks and whether the roundabout would require modification of the existing drive approaches for the surrounding land uses. The applicant outlined the parking layout for the expected uses and staff stated that the drive approaches are not expected to be impacted by the roundabout. The Committee recommended that the project be forwarded to the Planning Commission for their review. Public Art: This project is required to comply with the public art ordinance as outlined in Chapter 17.124 of the Development Code. Based on the number of residential units and commercial square footage for this project, the total art value required per Section 17.124.020.C. is $141,270. A condition has been included pursuant to the Development Code that requires the public art requirement to be fulfilled prior to occupancy. CEQA DETERMINATION: Planning staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 – Infill Development Projects, as the project is for the construction of a mixed-use development on 1.8 acres of land. The Section 15332 CEQA exemption covers infill developments on sites less than 5 acres in area that will not have a significant impact relating to traffic, noise, air quality, or water. A Section 15332 CEQA exemption was prepared by Placeworks (May 2024), an environmental consultant hired by the City (Exhibit D – CEQA Section 15332 Infill Exemption), to demonstrate compliance with the Section 15332 exemption. Staff evaluated the CEQA exemption prepared by Placeworks and concluded that the project will not have a significant impact on the environment relating to biological resources, traffic, noise, air quality, or water. The Director of Planning and Economic Development has reviewed staff’s determination of exemption, and based on their own independent judgment, concurs with staff's determination of exemption. CORRESPONDENCE: This item was advertised as a public hearing with a regular legal advertisement in the Inland Valley Daily Bulletin newspaper on June 14, 2024, the property was posted on June 12, 2024, and notices were mailed to 59 property owners within a 660-foot radius of the project site on June 12, 2024. To date, Staff has not received any comments from the public. COUNCIL MISSION / VISION / GOAL(S) ADDRESSED: Page 13 Page 10 of 10 2 4 3 1 The proposed mixed-use project will meet the City Council’s core values of providing and nurturing a high quality of life for all, promoting and enhancing a safe and healthy community for all, building and preserving a family-oriented atmosphere, and relentless pursuit of improvement. The proposed project provides residential and commercial/retail uses in a cohesive development, forming a walkable community with a variety of activities and uses for all to enjoy. EXHIBITS: Exhibit A – Project Location Exhibit B – Project Plans Exhibit C – DRC Comments and Action Agenda Dated April 16, 2024 Exhibit D – CEQA 15332 Infill Exemption Exhibit E – Draft Resolution of Approval 2024-020 for Design Review DRC2023-00154 Exhibit F – Draft Resolution of Approval 2024-021 for Master Plan DRC2023-00346 Exhibit G – Draft Resolution of Approval 2024-022 for Minor Exception DRC2023-00280 Exhibit H – Conditions of Approval Page 14 Page 15 12 5 7 + 1 7 6 9, & , 1 , 7 < 0 $ 3 6,7( )2 2 7 + , / / % / 9 ' ,17 $552:5287( 0,//,.(1$9( 6358&($9( 5 ( ' 2 $ . :+,7(2$. 0(752/,1. -(56(<%/9' & +85&+67 +$9(1$9( &, 9 , & & ( 1 7 ( 5 ' 5 52&+(67(5$9( (/ 0 $ 9 ( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 &2 9 ( 5 6 + ( ( 7 * 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ $5 & + , 7 ( & 7 8 5 $ / * & 2 9 ( 5 6 + ( ( 7 * 3 5 2 - ( & 7 , 1 ) 2 5 0 $ 7 , 2 1 * & 2 ' ( & 2 0 3 / , $ 1 & ( * & 2 ' ( & 2 0 3 / , $ 1 & ( $ 3 ( 5 6 3 ( & 7 , 9 ( $ 3 ( 5 6 3 ( & 7 , 9 ( $ 3 ( 5 6 3 ( & 7 , 9 ( $ 3 ( 5 6 3 ( & 7 , 9 ( $ 6 , 7 ( 3 / $ 1 $ 2 3 ( 1 6 3 $ & ( 3 / $ 1 / ( 9 ( / $ 2 3 ( 1 6 3 $ & ( 3 / $ 1 / ( 9 ( / $ 2 3 ( 1 6 3 $ & ( 3 / $ 1 / ( 9 ( / $ 2 3 ( 1 6 3 $ & ( 3 / $ 1 5 2 2 ) / ( 9 ( / $ 6 , 7 ( 3 / $ 1 ) , 5 ( $ & & ( 6 6 3 / $ 1 $ / ( 9 ( / $ / ( 9 ( / $ / ( 9 ( / $ / ( 9 ( / $ / ( 9 ( / $ / ( 9 ( / $ / ( 9 ( / $ 5 2 2 ) / ( 9 ( / $ % 8 , / ' , 1 * ( / ( 9 $ 7 , 2 1 6 $ % 8 , / ' , 1 * ( / ( 9 $ 7 , 2 1 6 $ 0 $ 7 ( 5 , $ / % 2 $ 5 ' $ 6 ( & 7 , 2 1 6 $ / , 1 ( 2 ) 6 , * + 7 , / / 8 6 7 5 $ 7 , 2 1 6 $ 8 1 , 7 3 / $ 1 6 35 2 - ( & 7 7 ( $ 0 $3 3 / , & $ 1 7 2 : 1 ( 5 &, 9 , / ( 1 * , 1 ( ( 5 5( 6 , ' ( 1 7 , $ / $ 5 & + , 7 ( & 7 /$ 1 ' 6 & $ 3 ( $ 5 & + , 7 ( & 7 $5 & + , 7 ( & 7 6 2 5 $ 1 * ( 1 2 5 $ 1 * ( 6 7 5 ( ( 7 25 $ 1 * ( & $ &2 1 7 $ & 7 6( 5 $ ) , 1 0 $ 5 $ 1 $ 1 .$ , / $ 8 :( 6 7 ( 5 1 6 3 , 5 ( % $ < 6 , ' ( ' 5 , 9 ( 6 8 , 7 ( &2 5 2 1 $ ' ( / 0 $ 5 & $ &2 1 7 $ & 7 *( 5 $ / ' + $ 0 0 ( 5 0 $ 1 $ * , 1 * 3 $ 5 7 1 ( 5 9$ / 8 ( ' ( 1 * , 1 ( ( 5 , 1 * , 1 & 1 0 2 8 1 7 $ , 1 $ 9 ( 1 8 ( 6 8 , 7 ( & 83 / $ 1 ' & $ &2 1 7 $ & 7 -( ) ) ' 0 ( , 7 ( 5 / 6 5 & ( 3 5 ( 6 , ' ( 1 7 & ( 2 60 3 ( 1 9 , 5 2 1 0 ( 1 7 $ / ' ( 6 , * 1 3 $ & , ) , & & 2 $ 6 7 + : < 6 8 , 7 ( '$ 1 $ 3 2 , 1 7 & $ &2 1 7 $ & 7 75 ( 1 7 1 2 / / 3 5 , 1 & , 3 $ / 6 ( 1 , 2 5 ' ( 6 , * 1 ( 5 /$ 1 ' 6 & $ 3 ( / /$ 1 ' 6 & $ 3 ( 2 9 ( 5 $ / / & 2 1 & ( 3 7 3 / $ 1 / /$ 1 ' 6 & $ 3 ( & 2 1 & ( 3 7 ( 1 / $ 5 * ( 0 ( 1 7 3 / $ 1 6 / ( 9 ( / / /$ 1 ' 6 & $ 3 ( & 2 1 & ( 3 7 ( 1 / $ 5 * ( 0 ( 1 7 3 / $ 1 6 / ( 9 ( / / /$ 1 ' 6 & $ 3 ( & 2 1 & ( 3 7 3 / $ 1 / ( 9 ( / 5 2 2 ) / /$ 1 ' 6 & $ 3 ( : $ / / ) ( 1 & ( 3 / $ 1 ' ( 7 $ , / 6 / ( 9 ( / / /$ 1 ' 6 & $ 3 ( : $ / / ) ( 1 & ( ' ( 7 $ , / 6 / ( 9 ( / ,1 ' ( ; 7 + 6 8 % 0 , 7 7 $ / 5$ 1 & + 2 & 8 & $ 0 2 1 * $ 0$ < 5( 9 , 6 , 2 1 / 2 * 1R ' H V F U L S W L R Q ' D W H 2 5 , * , 1 $ / 1 ' 6 8 % 0 , 7 7 $ / 5 ' 6 8 % 0 , 7 7 $ / 7 + 6 8 % 0 , 7 7 $ / 7 + 6 8 % 0 , 7 7 $ / &, 9 , / &3 6 , 7 ( 8 7 , / , = $ 7 , 2 1 0 $ 3 &3 & 2 1 & ( 3 7 8 $ / * 5 $ ' , 1 * ' 5 $ , 1 $ * ( 3 / $ 1 &3 6 , * + 7 / , 1 ( 6 5 2 8 1 ' $ % 2 8 7 ( ; + , % , 7 &3 & 8 7 ) , / / 0 $ 3 &3 & 5 2 6 6 6 ( & 7 , 2 1 6 &3 3 5 ( / , 0 , 1 $ 5 < : 4 0 3 6 , 7 ( $ 1 ' ' 5 $ , 1 $ * ( 3 / $ 1 &3 ) , 5 ( $ & & ( 6 6 0 $ 3 &3 5 2 8 1 ' $ % 2 8 7 7 8 5 1 , 1 * ( ; + , % , 7 &3 2 9 ( 5 + ( $ ' 8 7 , / , 7 , ( 6 ( ; + , % , 7 6, 7 ( / , * + 7 , 1 * 3 + 2 7 2 0 ( 7 5 , & 6 ( /( 9 ( / 6 , 7 ( / , * + 7 , 1 * 3 + 2 7 2 0 ( 7 5 , & 3 / $ 1 ( /( 9 ( / 5 2 2 ) 6 , 7 ( / , * + 7 , 1 * 3 + 2 7 2 0 ( 7 5 , & 3 / $ 1 ( 6, 7 ( / , * + 7 , 1 * 6 3 ( & , ) , & $ 7 , 2 1 6 Ex h i b i t B Page 16 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 35 2 - ( & 7 , 1 ) 2 5 0 $ 7 , 2 1 * 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 17 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 &2 ' ( & 2 0 3 / , $ 1 & ( * 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 18 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 &2 ' ( & 2 0 3 / , $ 1 & ( * 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 19 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 3( 5 6 3 ( & 7 , 9 ( $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 20 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 3( 5 6 3 ( & 7 , 9 ( $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 21 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 3( 5 6 3 ( & 7 , 9 ( $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 22 55 % % 55 55 55 ^dKW ^ d K W , , ^dKW ^ d K W ^dKW ^dKW ^dKW ^d K W ^d K W ,, , ^/'E > ^dKW ^dKW ϰϬ ϰϬ , ^/'E > 98 5% 1 5/ * 98 98 « : 98 98 (* (* (* /6 4 /6 4 5/ * 5/ * 98 98 « 5. 5. %/ * 5/ * 75 9 (* 2' & 8# 7 . 6 %1 / / %/ * 5. 5% 1 && % # && % # $( 2 $( 2 ' ' 8&7,/(,521 5$,1672:$7(5:$<6 1</23/$67 '212732//87( ''8&7,/(,521 5$,1672:$7(5:$<6 1</23/$67 '212732//87( 1&3* '.0* 1&3* '.0* 1&3* '.0* 1&3*'.0* 1&3*'.0* 1&3* '.0* >K/E' KE>z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age 23 55 % % 55 ^dKW ^ d K W , , ^dKW ^ d K W ^dKW , ^/'E > ^dKW ^dKW ϰϬ ϰϬ , ^/'E > 98 5% 1 5/ * 98 98 (* (* 5/ * 98 « %/ * 5/ * 75 9 (* 2' & 8# 7 . 6 %1 / / %/ * 5. 5% 1 ' ' 8&7,/(,521 5$,1672:$7(5:$<6 1</23/$67 '212732//87( ' ' 8&7,/(,521 5$,1672:$7(5:$<6 1</23/$67 '212732//87( 1&3*'.0* 1&3*'.0* 1&3* '.0* >K/E' KE>z 7 7 7 7 $32 / / 2 $ 6 6 / &20 3 $ & 7 2 5 & 8 &20 3 $ & 7 ( ' 5(&< & / , 1 * &8 &20 3 $ & 7 ( ' 5()8 6 ( $32 / / 2 $ 6 6 / &20 3 $ & 7 2 5 &8 &20 3 $ & 7 ( ' 5(& < & / , 1 * &8 &20 3 $ & 7 ( ' 5(& < & / , 1 * *$ *$ *$ *$ ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 75$6+ ' , $ ' , $ ' , $ ' , $ 75 $ 6 + 52 2 0 $32/ / 2 $ 6 6 / &20 3 $ & 7 2 5 &8 &20 3 $ & 7 ( ' 5(& < & / , 1 * & 8 &20 3 $ & 7 ( ' 5() 8 6 ( $32/ / 2 $ 6 6 / &20 3 $ & 7 2 5 & 8 &20 3 $ & 7 ( ' 5(&< & / , 1 * & 8 &20 3 $ & 7 ( ' 5(&< & / , 1 * *$ *$ *$ *$ ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 75$6+ ' , $ ' , $ ' , $ ' , $ 75 $ 6 + 52 2 0 $ $ $ $ /( $ 6 , 1 * (1 7 5 < $&&(66 # # # # (( # # 81 , 7 6 $ % 2 9 ( (/ ( & 5 2 2 0 $% 2 9 ( 0$ , 1 7 ( 1 $ 1 & ( 87 , / , 7 , ( 6 &2 5 5 , ' 2 5 $ % 2 9 ( 9( + , & 8 / $ 5 (1 7 5 $ 1 & ( 3( ' ( 6 7 5 , $ 1 3/ $ = $ 6L G H $ F F H V V # # # # # # /2 1 * 7 ( 5 0 %, . ( 5 $ & . 5( 7 $ , / 7 5 $ 6 + 5 5 5$ 0 3 ) 5 2 0 6 7 5 ( ( 7 86 3 6 &2 0 0 2 1 2 8 7 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( &2 0 0 2 1 , 1 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( 3$6(23$572)23(163$&( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 23 ( 1 6 3 $ & ( 3 / $ 1 / ( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 24 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 $ $ $ $ 52 2 ) 5 5 &2 0 0 2 1 2 8 7 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( &2 0 0 2 1 , 1 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( 6 ) % 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) 6 6 ) 6 6 ) 3$ 5 . , 1 * 6 ) 52 2 ) 7 ( 5 5 $ & ( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 23 ( 1 6 3 $ & ( 3 / $ 1 / ( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 25 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 $ $ $ $ 32 2 / &$ 9 , 7 < ), / / 52 2 ) 5 5 &2 0 0 2 1 2 8 7 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( &2 0 0 2 1 , 1 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) 6 6 ) 6 6 ) 3$ 5 . , 1 * 6 ) 52 2 ) 7 ( 5 5 $ & ( 6 ) 52 2 ) 7 ( 5 5 $ & ( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 23 ( 1 6 3 $ & ( 3 / $ 1 / ( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 26 0,1;&/($5 )/22563$&( 0,1;&/($5)/225 63$&( 6,'( : $ / / %$&.:$// 6,'( : $ / / ,3&6(&7,21;0,1&/($5)/22563$&( $ $ $ $ 52 2 ) 52 2 ) 52 2 ) 32 2 / 9( 1 7 5 9( 1 7 63 $ &2 0 0 2 1 2 8 7 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( &2 0 0 2 1 , 1 ' 2 2 5 $0 ( 1 , 7 < 6 3 $ & ( 6 ) 3$ 5 . , 1 * 6 ) ), 7 1 ( 6 6 6 ) 32 2 / ' ( & . 6 ) /2 8 1 * ( 6 ) 0 5 ( 6 7 5 2 2 0 6 ) : 5 ( 6 7 5 2 2 0 6 ) 3 ( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 23 ( 1 6 3 $ & ( 3 / $ 1 5 2 2 ) / ( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 27 55 % % ^dKW ^ d K W , , ^dKW ^ d K W , ^/'E > ^dKW ϰϬ , ^/'E > 98 5% 1 5/ * 98 (* (* 98 « %/ * 75 9 (* 2' & 8# 7 . 6 %1 / / %/ * 5. 5% 1 ' ' 8&7,/(,521 5$,1672:$7(5:$<6 1</23/$67 '212732//87( 1&3*'.0* 1&3*'.0* 1&3* '.0* >K/E' KE>z 02 9 ( 6 7 $ , 5 6 6 2 8 7 + 5( ' 2 $ . $ 9 ( 6358&($9( (; , 6 7 , 1 * +2 7 ( / (; , 6 7 , 1 * 2) ) , & ( (; , 6 7 , 1 * $ / / ( < + 5 5 $ 7 ( ' 6 7 $ , 5 & $ 6 ( + 2 6 ( 3 8 / / 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 6, 7 ( 3 / $ 1 ) , 5 ( $ & & ( 6 6 3 / $ 1 $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 28 55 % % 55 55 ^dKW ^ d K W , , ^dKW ^ d K W ^dKW , ^/'E > ^dKW ^dKW ϰϬ ϰϬ , ^/'E > 98 5% 1 5/ * 98 98 (* (* 5/ * 98 « %/ * 5/ * 75 9 (* 2' & 8# 7 . 6 %1 / / %/ * 5. 5% 1 ' ' 8&7,/(,521 5$,1672:$7(5:$<6 1</23/$67 '212732//87( ' ' 8&7,/(,521 5$,1672:$7(5:$<6 1</23/$67 '212732//87( 1&3*'.0* 1&3*'.0* 1&3* '.0* >K/E' KE>z 7 7 7 7 $32/ / 2 $ 6 6 / &20 3 $ & 7 2 5 & 8 &20 3 $ & 7 ( ' 5(& < & / , 1 * &8 &20 3 $ & 7 ( ' 5() 8 6 ( $32/ / 2 $ 6 6 / &20 3 $ & 7 2 5 &8 &20 3 $ & 7 ( ' 5(&< & / , 1 * &8 &20 3 $ & 7 ( ' 5(&< & / , 1 * *$ *$ *$ *$ ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 75$6+ ' , $ ' , $ ' , $ ' , $ 75 $ 6 + 52 2 0 $32 / / 2 $ 6 6 / &20 3 $ & 7 2 5 &8 &20 3 $ & 7 ( ' 5(&< & / , 1 * & 8 &20 3 $ & 7 ( ' 5() 8 6 ( $32 / / 2 $ 6 6 / &20 3 $ & 7 2 5 & 8 &20 3 $ & 7 ( ' 5(&< & / , 1 * & 8 &20 3 $ & 7 ( ' 5(&< & / , 1 * *$ *$ *$ *$ ',$ 6,' ( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 75$6+ ' , $ ' , $ ' , $ ' , $ 75 $ 6 + 52 2 0 $ $ $ $ /( $ 6 , 1 * (1 7 5 < $&&(66(( 81 , 7 6 $ % 2 9 ( (/ ( & 5 2 2 0 $% 2 9 ( 67 2 5 $ * ( ( / ( & &2 5 5 , ' 2 5 $ % 2 9 ( 9( + , & 8 / $ 5 (1 7 5 $ 1 & ( 3( ' ( 6 7 5 , $ 1 3/ $ = $ 6L G H $ F F H V V # # # # /2 1 * 7 ( 5 0 %, . ( 6 7 2 5 $ * ( 5( 7 $ , / 7 5 $ 6 + 5 5 5$ 0 3 ) 5 2 0 6 7 5 ( ( 7 86 3 6 $' $ / L I W 3$6(2 &( , / , 1 * +( , * + 7 & ) 67 & ) 67 9H K L F X O D U J D W H V W D U W V RQ W K H Q G O H Y H O )O R R U + H L J K W D E R Y H DG M D F H Q W V L G H Z D O N &( , / , 1 * +( , * + 7 )O R R U + H L J K W D E R Y H DG M D F H Q W V L G H Z D O N &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) 6 6 ) 6 6 ) % 6 ) 3$ 5 . , 1 * 6 ) 5( 7 $ , / 6 ) 5( 7 $ , / 6 ) &2 : 2 5 . 6 ) /2 % % < 0 $ , / 6 ) /( $ 6 , 1 * 6 ) 02 9 ( , 1 7 5 $ 6 + 67 $ * , 1 * 6 ) &2 8 5 7 < $ 5 ' 6 ) % 6 ) % 6 ) '2 * : $ 6 + 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 29 55 % % 55 ^dKW ^ d K W , , ^dKW ^ d K W ^dKW , ^/'E > ^dKW ^dKW ϰϬ ϰϬ , ^/'E > 98 5% 1 5/ * 98 98 (* (* 98 « %/ * 5/ * 75 9 (* 2' & 8# 7 . 6 %1 / / %/ * 5. 5% 1 1&3*'.0* 1&3*'.0* 1&3* '.0* >K/E' KE>z 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ ' , $ ' , $ 75$6+ 5220 21/< $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ ' , $ ' , $ 75$6+ 5220 83 83 $ $ $ $ 75 $ 1 6 ) 2 5 0 ( 5 & / ( $ 5 : 2 5 . 6 3 $ & ( & / ( $ 5 : 2 5 . 6 3 $ & ( &/($ 5:25.63$ &( &/($5:25.63$&( &/($5:25.63$&( &/($5:25.63$&( & / ( $ 5 : 2 5 . 6 3 $ & ( & / ( $ 5 0 $ , 1 7 ( 1 $ 1 & ( 9( + , & / ( 3 $ 6 6 $ * ( : $ < & / ( $ 5 : 2 5 . 6 3 $ & ( 75$ 1 6 ) 2 5 0 ( 5 & / ( $ 5 : 2 5 . 6 3 $ & ( & / ( $ 5 : 2 5 . 6 3 $ & ( &/($ 5:25.63$ &( &/($5:25.63$&( &/($5:25.63$&( &/($5:25.63$&( & / ( $ 5 : 2 5 . 6 3 $ & ( & / ( $ 5 0 $ , 1 7 ( 1 $ 1 & ( 9(+ , & / ( 3 $ 6 6 $ * ( : $ < & / ( $ 5 : 2 5 . 6 3 $ & ( 23 ( 1 7 2 % ( / 2 : (/ ( & 5 2 2 0 # # # # 23 ( 1 7 2 % ( / 2 : 23 ( 1 7 2 % ( / 2 : 23 ( 1 7 2 % ( / 2 : 23 ( 1 7 2 % ( / 2 : *$ 7 ( %$ & . 8 3 67 $ / / 5 5 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 &( , / , 1 * +( , * + 7 6 ) % 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) /: 6 ) /: 6 ) 3$ 5 . , 1 * 6 ) 6 6 ) 6 6 ) % 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ $O O Q R W H G O R F N D E O H V W R U D J H D U H D V D U H FX E L F I H H W P L Q L P X P 67 Page 30 21/< $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 21/< $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,' ( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 $ $ $ $ 5 5 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) /: 6 ) /: 6 ) 6 6 ) 6 6 ) % 6 ) 3$ 5 . , 1 * 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 31 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 21/< $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 $ $ $ $ 5 5 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) 6 6 ) 6 6 ) % 6 ) 3$ 5 . , 1 * 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 32 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $3352 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 $ $ $ $ %$/&21< 5 5 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 6 ) % 6 ) % 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) 6 6 ) 6 6 ) % 6 ) 3$ 5 . , 1 * 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 33 21/< $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $335 2 $ & + 0 $ ; $ ) 6 6,' ( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 $ $ $ $ 52 2 ) 5 5 52 2 ) 7 2 3 &2 1 ' ( 1 6 ( 5 8 1 , 7 6 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 6 ) % 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) 6 6 ) 6 6 ) 3$ 5 . , 1 * 6 ) 52 2 ) 7 ( 5 5 $ & ( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 34 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 6,'( $335 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 21/ < $ 7 ( ; 7 ( 5 , 2 5 ' 2 2 5 6 ',$ 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 6,'( $33 5 2 $ & + 0 $ ; $ ) 6 ' , $ ' , $ 75$6+ 5220 $ $ $ $ 32 2 / &$ 9 , 7 < 32 2 / ) , / / $% 2 9 ( 52 2 ) 5 5 52 2 ) 7 2 3 &2 1 ' ( 1 6 ( 5 8 1 , 7 6 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 & ) 67 6 ) % 6 ) % 6 ) 6 6 ) 6 6 ) % 6 ) % 6 ) % 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) $ 6 ) 6 6 ) 6 6 ) 3$ 5 . , 1 * 6 ) 52 2 ) 7 ( 5 5 $ & ( 6 ) 52 2 ) 7 ( 5 5 $ & ( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 35 0,1;&/($5 )/22563$&( 0,1;&/($5)/225 63$&( 6,'( : $ / / %$&.:$// 6,'( : $ / / ,3&6(&7,21;0,1&/($5)/22563$&( $ $ $ $ 52 2 ) 52 2 ) 52 2 ) 32 2 / 9( 1 7 5 9( 1 7 63 $ 52 2 ) 7 2 3 & 2 1 ' ( 1 6 ( 5 8 1 , 7 6 52 2 ) 7 2 3 &2 1 ' ( 1 6 ( 5 81 , 7 6 52 2 ) 7 2 3 &2 1 ' ( 1 6 ( 5 81 , 7 6 6 ) 3$ 5 . , 1 * 6 ) ), 7 1 ( 6 6 6 ) 32 2 / ' ( & . 6 ) /2 8 1 * ( 6 ) 0 5 ( 6 7 5 2 2 0 6 ) : 5 ( 6 7 5 2 2 0 6 ) 3 ( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 52 2 ) / ( 9 ( / $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page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age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age 38 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 0$ 7 ( 5 , $ / % 2 $ 5 ' $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 39 /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / 52 2 ) / ( 9 ( / 32 2 / ' ( & . 72 3 2 ) 5 2 2 ) 72 3 ( / ( 9 $ 7 2 5 '$ 7 8 0 / , 1 ( D W +(,*+7)520$'-$&(17),1,6+('*5$'( +(,*+7)520$'-$&(17),1,6+('*5$'( /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / 52 2 ) / ( 9 ( / 32 2 / ' ( & . 72 3 2 ) 5 2 2 ) 72 3 ( / ( 9 $ 7 2 5 '$ 7 8 0 / , 1 ( D W +(,*+7)520$'-$&(17),1,6+('*5$'( +(,*+7)520$'-$&(17),1,6+('*5$'( 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 6( & 7 , 2 1 6 $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ 6( & 7 , 2 1 6( & 7 , 2 1 12 7 ( 6 $ / / % 8 , / ' , 1 * + ( , * + 7 0 ( $ 6 8 5 ( ' ) 5 2 0 ' $ 7 8 0 / , 1 ( $ 6 '( ) , 1 ( ' % < = 2 1 , 1 * 6 7 $ 1 ' $ 5' 3 ( 5 6 ( & 7 , 2 1 0 $ ; % 8 , / ' , 1 * + ( , * + 7 6 + 2 : 1 , 6 3 5 ( / , 0 , 1 $ 5 < 68 % - ( & 7 7 2 & + $ 1 * ( 3 ( 1 ' , 1 * 3 5 ( & , 6 ( * 5 $ ' , 1 * Page 40 /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / 52 2 ) / ( 9 ( / 32 2 / ' ( & . /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / /( 9 ( / 52 2 ) / ( 9 ( / 32 2 / ' ( & . 72 3 2 ) 5 2 2 ) 72 3 ( / ( 9 $ 7 2 5 1 2 5 7 + 2 5 $ 1 * ( 6 7 2 5 $ 1 * ( & $ 30 /, 1 ( 2 ) 6 , * + 7 , / / 8 6 7 5 $ 7 , 2 1 6 $ 63 5 8 & ( 5 ( ' 2 $ . $ 3 $ 5 7 0 ( 1 7 6 :H V W H U Q 6 S L U H % D \ V L G H ' U L Y H 6 X L W H & R U R Q D ' H O 0 D U & $ 5$ 1 & + 2 & 8 & $ 0 2 1 * $ & $ Page 41 5( ) « 9 « : « & (#% ' (4# / ' 67$&.(':$6+(5'5<(5 )5217/2$'[ )/22575$<2'; )( =./826552*= =*,6'.9 ^ 78 % 6 + : 5 5 2 ' [ 5( ) [ )( 67$ & . ( ' :$6 + ( 5 ' 5 < ( 5 )5 2 1 7 / 2 $ ' [ )/2 2 5 7 5 $ < 2 ' ; « % 7 ( 6 « : « «$ 4 &% &% ),%(5*/$66 6+2:(53$1:,7+),%(5*/$66 6855281''((3[:,'( ': [ 5( ) [ « 9 « : « & « ( # % ' (4#/ ' ,8/-/*'/8+°*= ,-/*7, °^° &% +2 78 % 6 + : 5 5 2 ' [ +2 78%6+:552'[ &% 67$&.(':$6+(5'5<(5 )5217/2$'[ )/22575$<2'; «9«:«&«(#%'(4#/' )( )( 5( ) [ ^ ° ) 2 + ' 8 ° , 2 5 5 8 96' ) + *= ^ 78 % 6 + : 5 5 2 ' [ ^ ° ) 2 + ' 8 °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age 42 Page 43 Page 44 Page 45 Page 46 Page 47 Page 48 008 0 ' 1 6 0 ' 40 ' GR A P H I C S C A L E SC A L E 1 " = 8 0 ' CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R en g i n e e r i n g , i n c RE D O A K S T R E E T SPRUCEAVENUE FO O T H I L L B O U L E V A R D EU CALYPTUS ST. L A U R E L S T. Page 49 CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R EN G I N E E R I N G , I N C 00 2 0 ' 4 0 ' 10 ' GR A P H I C S C A L E SC A L E 1 " = 2 0 ' R E D O A K S T R E E T SPRUCE AVENUE Page 50 CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R EN G I N E E R I N G , I N C 00 4 0 ' 8 0 ' 20 ' GR A P H I C S C A L E SC A L E 1 " = 4 0 ' R E D O A K S T R E E T SPRUCE AVENUE FO O T H I L L B O U L E V A R D EU C A L Y P T U S LAUR E L S T R E E T ST R E E T Page 51 002 0 ' 4 0 ' 10 ' GR A P H I C S C A L E SC A L E 1 " = 2 0 ' CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R en g i n e e r i n g , i n c RE D O A K S T R E E T SPRUCEAVENUE Page 52 CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R en g i n e e r i n g , i n c Page 53 CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R en g i n e e r i n g , i n c 004 0 ' 8 0 ' 20 ' GR A P H I C S C A L E SC A L E 1 " = 4 0 ' RED OAK STREET SPRUCEAVENUE Page 54 003 0 ' 6 0 ' 15 ' GR A P H I C S C A L E SC A L E 1 " = 3 0 ' F I R E L A N E N O P A R K I N G NO NO CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R en g i n e e r i n g , i n c R E D OA K S TREET SPRUCEAVENUE Page 55 002 0 ' 4 0 ' 10 ' GR A P H I C S C A L E SC A L E 1 " = 2 0 ' CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 8 SP R U C E A V E N U E A N D R E D O A K S T R E E T MU L T I - F A M I L Y D E V E L O P M E N T Kn o w w h a t ' s R en g i n e e r i n g , i n c RE D O A K S T R E E T SPRUCEAVENUE RE D O A K S T R E E T SPRUCEAVENUE RE D O A K S T R E E T SPRUCEAVENUE Page 56 00 6 0 ' 1 2 0 ' 30 ' GR A P H I C S C A L E SC A L E 1 " = 6 0 ' CI T Y O F R A N C H O CU C A M O N G A DR C # 2 0 2 3 - 0 0 1 5 4 WE S T E R N S P I R E SP R U C E A V E N U E A N D R E D O A K S T R E E T O V E R H E A D U T I L I T I E S E X H I B I T 1 1 RE D O A K S T R E E T SPRUCEAVENUE NOOVERHEADLINES NO OVERHEAD LINES Page 57 AD A L i f t PASEO T T T T TT 1. 8 1. 8 1. 6 1. 8 2. 2 2. 1 1. 4 1. 0 1. 3 1. 6 1. 3 1. 0 1. 1 1. 3 1. 0 0. 7 0. 8 1. 2 1. 3 0. 9 0. 7 0. 7 1. 2 2. 0 2. 1 1. 6 1. 1 0. 9 1. 1 1. 5 2. 0 2. 3 2. 4 2. 2 2. 3 3. 2 3. 2 1. 9 1. 4 2. 2 3. 0 2. 2 1. 5 2. 0 2. 6 1. 8 1. 1 1. 3 2. 3 2. 6 1. 6 0. 9 1. 0 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2. 8 1. 9 1. 2 2. 7 3. 1 4. 5 4. 8 4. 2 4. 8 4. 3 2. 4 2. 6 3. 0 3. 7 3. 7 3. 5 3. 5 3. 6 3. 2 2. 3 1. 2 2. 2 2. 2 1. 4 1. 9 3. 1 4. 2 3. 6 2. 8 2. 8 3. 7 4. 1 2. 5 1. 3 1. 2 2. 1 2. 2 1. 0 2. 1 2. 1 1. 4 0. 9 2. 0 2. 4 1. 2 0. 8 1. 8 1. 9 1. 9 1. 0 1. 5 1. 6 2. 6 1. 2 1. 7 1. 7 1. 9 1. 0 2. 1 2. 1 1. 3 0. 8 2. 4 2. 4 1. 6 0. 9 2. 0 2. 0 2. 3 1. 1 1. 2 2. 1 2. 0 1. 0 2. 0 2. 1 1. 2 0. 7 2. 0 2. 4 1. 2 0. 7 1. 8 1. 9 2. 0 1. 0 1. 5 1. 6 2. 5 1. 2 1. 7 1. 7 1. 8 1. 0 2. 1 2. 1 1. 2 0. 8 2. 4 2. 4 1. 4 0. 8 2. 0 2. 0 2. 0 1. 0 1. 2 2. 1 3. 5 3. 3 2. 9 2. 5 2. 3 2. 4 3. 4 4. 3 3. 8 2. 1 1. 0 2. 0 2. 1 2. 2 2. 3 2. 4 2. 2 1. 9 2. 3 2. 9 3. 3 2. 7 1. 7 0. 9 2. 0 2. 4 1. 4 1. 6 2. 0 2. 4 2. 5 2. 2 2. 2 2. 7 2. 4 1. 8 1. 2 0. 8 1. 8 1. 9 1. 6 1. 6 1. 7 2. 1 2. 5 2. 6 2. 4 2. 1 1. 8 1. 4 1. 0 0. 7 1. 5 1. 6 2. 0 1. 7 1. 6 1. 7 2. 0 2. 2 2. 1 1. 7 1. 4 1. 1 0. 8 0. 6 1. 7 1. 7 2. 0 1. 7 1. 5 1. 5 1. 8 2. 0 1. 9 1. 7 1. 3 1. 1 0. 8 0. 6 2. 1 2. 1 1. 5 1. 5 1. 5 1. 6 1. 8 2. 2 2. 2 1. 9 1. 5 1. 1 0. 8 0. 6 2. 4 2. 5 1. 2 1. 4 1. 6 1. 9 2. 0 2. 5 2. 6 2. 3 1. 8 1. 4 1. 0 0. 7 2. 1 2. 0 1. 2 1. 5 1. 9 2. 4 2. 4 2. 2 2. 3 2. 6 2. 3 1. 8 1. 3 0. 9 1. 2 2. 1 1. 6 2. 2 2. 5 2. 7 2. 3 1. 9 2. 2 2. 4 2. 8 2. 6 2. 0 1. 3 2. 0 2. 1 2. 3 3. 4 3. 2 2. 9 2. 4 2. 2 2. 4 3. 2 4. 1 4. 5 3. 6 2. 2 2. 0 2. 4 3. 2 1. 8 1. 9 2. 8 1. 5 1. 6 1. 6 0. 9 1. 7 1. 7 0. 9 0. 6 2. 1 2. 1 0. 8 0. 7 2. 4 2. 5 1. 5 1. 1 2. 1 2. 0 2. 8 1. 9 1. 2 2. 1 2. 6 1. 8 2. 0 2. 1 1. 0 2. 0 2. 4 0. 5 1. 8 1. 9 0. 5 0. 4 1. 6 1. 6 1. 0 0. 8 1. 7 1. 7 2. 2 1. 6 2. 2 2. 1 2. 9 2. 0 2. 4 2. 5 1. 4 2. 1 2. 0 1. 7 2. 9 7. 4 8. 4 8. 2 4. 8 8. 1 8. 0 7. 2 0. 7 1. 1 2. 1 0. 3 0. 3 0. 3 0. 3 0. 3 0. 3 0. 3 0. 4 0. 5 0. 7 1. 0 1. 9 4. 0 8. 6 10 . 1 7. 9 10 . 5 9. 4 7. 5 10 . 1 7. 8 3. 7 1. 9 2. 9 6. 7 10 . 3 7. 2 4. 6 7. 3 10 . 0 6. 2 0. 7 2. 0 2. 1 0. 4 0. 4 0. 3 0. 3 0. 4 0. 4 0. 4 0. 4 0. 5 0. 7 1. 2 2. 5 5. 3 6. 5 4. 9 4. 2 4. 6 4. 5 4. 1 4. 5 4. 0 2. 8 2. 0 2. 4 3. 6 4. 6 3. 8 3. 1 3. 8 4. 4 3. 1 1. 3 1. 1 1. 9 2. 3 0. 4 0. 4 0. 4 0. 4 0. 4 0. 4 0. 5 0. 5 0. 6 0. 8 1. 3 4. 4 7. 6 7. 4 4. 7 2. 8 2. 6 2. 6 2. 7 2. 8 2. 9 3. 1 2. 4 2. 3 2. 4 2. 6 2. 4 2. 3 2. 3 2. 3 1. 9 2. 6 2. 0 1. 6 1. 7 0. 5 0. 5 0. 5 0. 5 0. 5 0. 5 0. 6 0. 6 0. 7 0. 9 1. 5 4. 6 8. 3 7. 7 4. 4 2. 3 2. 1 2. 2 2. 4 2. 8 3. 5 5. 0 3. 4 2. 6 2. 5 2. 4 2. 4 2. 3 2. 1 2. 0 1. 8 2. 2 1. 2 1. 3 0. 7 0. 7 0. 7 0. 7 0. 7 0. 7 0. 7 0. 8 0. 8 1. 0 1. 6 4. 6 8. 6 8. 2 4. 2 2. 5 2. 3 2. 4 2. 8 3. 7 5. 0 8. 7 4. 9 3. 4 3. 3 3. 5 3. 4 3. 0 2. 8 2. 6 2. 4 1. 4 1. 0 1. 1 0. 9 0. 9 1. 0 1. 0 1. 0 1. 0 1. 0 1. 0 1. 1 1. 3 1. 7 4. 9 8. 6 8. 2 5. 6 3. 6 3. 2 3. 1 4. 1 6. 6 8. 4 9. 8 12 . 5 9. 5 6. 0 5. 0 5. 2 7. 1 6. 7 4. 9 4. 6 4. 7 4. 3 1. 0 0. 7 1. 1 1. 1 1. 5 1. 6 1. 6 1. 6 1. 6 1. 6 1. 6 1. 7 2. 0 3. 9 6. 2 7. 0 7. 0 7. 3 5. 4 4. 6 6. 1 11 . 5 12 . 9 11 . 1 9. 6 8. 5 9. 3 8. 5 8. 8 11 . 3 12 . 5 8. 9 9. 4 10 . 3 10 . 3 1. 3 1. 1 1. 4 1. 3 2. 7 3. 1 3. 1 2. 9 2. 9 2. 8 2. 7 2. 7 2. 8 3. 0 3. 9 6. 2 11 . 7 11 . 0 9. 8 6. 7 6. 9 11 . 9 15 . 1 15 . 1 13 . 0 11 . 3 12 . 0 13 . 5 10 . 2 13 . 4 12 . 6 13 . 4 14 . 3 17 . 7 11 . 0 2. 1 1. 9 1. 9 5. 8 4. 2 4. 8 8. 6 14 . 2 15 . 9 14 . 4 11 . 4 7. 4 7. 8 11 . 0 13 . 5 14 . 8 11 . 7 14 . 1 12 . 2 9. 0 8. 9 9. 5 12 . 4 14 . 8 14 . 6 13 . 8 3. 3 2. 2 2. 5 10 . 7 6. 3 5. 9 11 . 8 12 . 6 13 . 2 13 . 3 12 . 1 7. 6 6. 8 8. 6 11 . 7 12 . 9 11 . 5 11 . 0 12 . 8 10 . 8 9. 5 11 . 5 10 . 3 10 . 2 10 . 1 9. 3 11 . 0 10 . 6 11 . 2 7. 5 6. 6 9. 3 5. 5 5. 8 5. 7 6. 9 8. 2 6. 0 7. 1 8. 7 5. 9 5. 7 7. 2 5. 6 3. 3 1. 6 2. 2 2. 4 3. 2 3. 9 6. 3 9. 4 9. 0 11 . 4 10 . 8 8. 0 10 . 8 9. 5 6. 6 8. 9 9. 2 7. 1 10 . 1 10 . 0 7. 3 10 . 0 10 . 1 5. 7 5. 1 9. 0 11 . 4 8. 5 9. 0 8. 3 6. 4 8. 3 11 . 7 11 . 2 14 . 3 14 . 1 12 . 1 10 . 7 12 . 9 9. 8 6. 5 5. 3 4. 3 5. 6 10 . 3 10 . 9 11 . 4 9. 4 9. 7 10 . 6 10 . 7 6. 7 5. 4 6. 9 6. 1 7. 7 10 . 8 10 . 6 11 . 8 6. 0 8. 9 10 . 0 6. 5 7. 3 2. 9 1. 3 0. 4 2. 4 3. 9 3. 7 4. 4 4. 5 3. 9 4. 7 4. 6 3. 3 3. 1 4. 2 4. 7 4. 2 4. 2 4. 3 5. 2 10 . 6 4. 5 3. 1 2. 7 3. 2 4. 5 5. 1 5. 7 6. 6 5. 2 5. 3 5. 2 3. 6 3. 0 3. 2 3. 9 CL SPRUCE AVENUE CL R E D O A K A V E N U E C L LAURE L S T R E E T 14 4 N O R T H O R A N G E S T . , O R A N G E , C A 9 2 8 6 6 (7 1 4 ) 6 3 9 - 9 8 6 0 SP R U C E & R E D O A K A P A R T M E N T S We s t e r n S p i r e 11 1 1 B a y s i d e D r i v e , S u i t e 2 2 2 , C o r o n a ¬De l M a r , C A ¬ 9 2 6 2 5 (9 4 9 ) 2 9 3 - 7 0 4 2 RA N C H O C U C A M O N G A , C A 02 / 2 9 / 2 0 2 4 Ir v i n e 88 2 5 R e s e a r c h D r i v e Ir v i n e , C A 9 2 6 1 8 20 2 3 - 0 3 1 7 2 - 0 0 LE V E L 1 - S I T E L I G H T I N G P H O T O M E T R I C P L A N E1 . 0 St a t i s t i c s De s c r i p t i o n S y m b o l A v g M a x M i n M a x / M i n A v g / M i n Le v e l 1 3 . 7 f c 1 7 . 7 f c 0 . 3 f c 5 9 . 0 : 1 1 2 . 3 : 1 Sc h e d u l e Sy m b o l L a b e l Q u a n t i t y M a n u f a c t u r e r C a t a l o g N u m b e r D e s c r i p t i o n W a t t a g e S1 14 L I G M A N U A D - 2 0 0 0 1 - W 4 0 A n d e r s o n 1 M e d i u m P o s t t o p l u m i n a i r e 1 3 5 6 8 0 . 9 1 4 1 . 8 S2 35 L I G M A N F O R - 1 0 0 6 1 - O - W 4 0 F o r r e y 1 B o l l a r d 4 1 1 3 9 0 . 9 1 5 0 . 1 S3 35 L I G M A N G I - 3 1 6 1 1 - W 4 0 R e v . 2 G i n o 4 r e c t a n g u l a r w a l l d o w n l i g h t L E D 2 2 8 2 0 . 9 1 8 . 2 S4 2 L I G M A N J E - 8 0 0 3 1 - V W - W 4 0 1 9 5 9 0 . 9 1 1 5 Je t 3 9 c y l i n d r i c a l s u f a c e e x t e r i o r do w n l i g h t l u m i n a i r e L E D Nu m b e r La m p s Lu m e n s Pe r L a m p Li g h t L o s s Fa c t o r Page 58 0. 3 0. 6 1. 1 1. 9 2. 9 3. 7 3. 6 2. 7 1. 7 1. 0 0. 5 0. 3 0.3 0.5 0.9 1.6 2.3 2.9 2.8 2.2 1.4 0.8 0.5 0.3 0. 3 0. 4 0. 7 1. 1 1. 5 1. 8 1. 8 1. 4 1. 0 0. 6 0. 4 0. 2 0. 2 0. 3 0. 5 0. 7 0. 9 1. 0 1. 0 0. 9 0. 6 0. 4 0. 3 0. 2 0.2 0.3 0.3 0.4 0.5 0.6 0.6 0.5 0.2 0.2 0. 2 0. 2 0. 3 0. 3 0. 4 0. 4 0. 4 0. 4 0. 2 0. 2 0. 3 0. 3 0. 3 0. 2 0. 2 0. 2 0. 2 0. 2 0. 2 0. 3 0. 3 0. 4 0. 4 0. 4 0. 4 0. 4 0. 3 0. 2 0. 2 0.5 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.5 0.6 0.6 0.6 0.5 0.4 0.3 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L e v e l 7 3 . 4 f c 8 . 3 f c 0 . 2 f c 4 1 . 5 : 1 1 7 . 0 : 1 S4 4 L I G M A N J E - 8 0 0 3 1 - V W - W 4 0 1 9 5 9 0 . 9 1 1 5 Je t 3 9 c y l i n d r i c a l su f a c e e x t e r i o r do w n l i g h t l u m i n a i r e LE D RO O F St a t i s t i c s De s c r i p t i o n S y m b o l A v g M a x M i n M a x / M i n A v g / M i n Ro o f 3 . 2 f c 7 . 6 f c 0 . 3 f c 2 5 . 3 : 1 1 0 . 7 : 1 Sc h e d u l e Sy m b o l L a b e l Q u a n t i t y M a n u f a c t u r e r C a t a l o g N u m b e r D e s c r i p t i o n W a t t a g e Nu m b e r La m p s Lu m e n s Pe r L a m p Li g h t L o s s Fa c t o r S3 8 L I G M A N G I - 3 1 6 1 1 - W 4 0 R e v . 2 2 2 8 2 0 . 9 1 8 . 2 Gi n o 4 r e c t a n g u l a r w a l l do w n l i g h t L E D An d e r s o n 1 M e d i u m Po s t t o p l u m i n a i r e Page 59 14 4 N O R T H O R A N G E S T . , O R A N G E , C A 9 2 8 6 6 (7 1 4 ) 6 3 9 - 9 8 6 0 SP R U C E & R E D O A K A P A R T M E N T S We s t e r n S p i r e 11 1 1 B a y s i d e D r i v e , S u i t e 2 2 2 , C o r o n a ¬De l M a r , C A ¬ 9 2 6 2 5 (9 4 9 ) 2 9 3 - 7 0 4 2 RA N C H O C U C A M O N G A , C A 02 / 2 9 / 2 0 2 4 Ir v i n e 88 2 5 R e s e a r c h D r i v e Ir v i n e , C A 9 2 6 1 8 20 2 3 - 0 3 1 7 2 - 0 0 SI T E L I G H T I N G S P E C I F I C A T I O N S E3 . 0 PE D E S T R I A N W A L K W A Y S B O L L A R D FI X T U R E - T Y P E " S 2 " DE C O R A T I V E W A L L M O U N T E D L I G H T F I X T U R E - T Y P E " S 3 " M O U N T I N G + 8 ' - 0 " TR E L L I S S U R F A C E M O U N T E D D O W N L I G H T L I G H T F I X T U R E - T Y P E " S 4 " M O U N T I N G + 1 0 ' - 0 " DE C O R A T I V E P O S T T O P L I G H T F I X T U R E - T Y P E " S 1 " M O U N T I N G + 1 4 ' - 0 " Page 60 Updated 4/18/24 DESIGN REVIEW COMMENTS April 16, 2024 7:00 p.m. Tabe van der Zwaag, Associate Planner DESIGN REVIEW – WESTERN SPIRE – A request for a site plan and design review of a mixed- use development consisting of 176 residential units (including 2 live-work units), 7,870 square feet of commercial lease area, and 1,400 square feet of live-work commercial lease area on 1.8 acres of land at the northwest corner of Red Oak and Spruce Avenues in the Center 2 (CE2) Zone. APN: 208-353-18 (DRC2023-00154). Site Characteristics and Background: The dimensions of the project site are approximately 276 feet along the north property line and 301 feet along the west property line. The site slopes from north to south from approximately 1,205 feet along the north property line and 1,193 feet at the south property line for a grade change of approximately 13 feet. Curb and gutter have been installed along the adjacent public streets. The existing Land Use, General Plan, and Zoning Designations for the project site and adjacent properties are as follows: Project Design and Layout: The project is comprised of a 7-story building wrapped around an 8-story parking garage with a rooftop deck. The site faces two public streets (Red Oak and Spruce Avenues) along the east and south elevations, a private drive aisle along the north elevation, and an existing office building along the west elevation. Access to the parking garage will be from Red Oak Avenue and will provide parking to both the residential and commercial units. Sidewalks are provided along each building elevation in keeping with the General Plan’s emphasis on connectivity. Development Code Chapter 17.134 (Public Open Space) requires that projects less than 3 acres in area provide 1 open space type. The project is providing a mid-block tree-lined paseo along the west property line that includes a 10-foot-wide sidewalk. The existing all-stop intersection at Red Oak and Spruce will be replaced by a roundabout with new pedestrian crossings and median landscaping. Public seating areas will be provided adjacent to the east and south elevations along with two small public plazas. Land Use General Plan Zoning Site Vacant City Center Center 2 (CE2) North Commercial Center City Center Center 2 (CE2) South Church/School Office Employment Mixed Employment 1 (ME1) East Hotel Mixed-Use City Corridor High Corridor 2 (CO2) West Office Building City Center Center 2 (CE2) Exhibit C Page 61 DRC COMMENTS DR DRC2023-00154 – WESTERN SPIRE April 16, 2024 Page 2 Figure 1: Site Plan Architecture: The project’s exterior has a contemporary design theme with wide private decks and a flat roof. The 8th story of the parking garage is incorporated into the overall building and includes the extensive use of glazing on the north, south, and west elevations of the clubhouse Building materials include stucco, fiber cement siding, brick veneer, laminate wood look panels, and metal and glass railings carried to each elevation. The façade of the commercial units includes the extensive use of glazing framed by brick support columns. Page 62 DRC COMMENTS DR DRC2023-00154 – WESTERN SPIRE April 16, 2024 Page 3 Page 63 DRC COMMENTS DR DRC2023-00154 – WESTERN SPIRE April 16, 2024 Page 4 Unit Composition and Floor Plans: The project is comprised of 176 elevator-served residential units that are all single-level except for the live-work units which have the living area above a commercial space. There are three standalone commercial units totaling 7,870 square feet and two live-work units with a total of 1,400 square feet of commercial lease area. The commercial units face Spruce Avenue and the live-work units face the access driveway along the north elevation. The table below summarizes the number of residential units and square feet of commercial lease area: UNIT SUMMARY Residential Unit Type Unit Size (SF - Net) Number of Units Studio 630 - 680 SF 30 1 Bedroom 650 to 1,050 SF 87 2 Bedroom 1,160 to 1,400 SF 59 Total Number of Units 176 Commercial Total Area Commercial (SF) N/A 7,870 Commercial-Live-Work (SF) N/A 1,400 Recreational Amenities: Recreational amenities include a courtyard with an open lawn area, a dog park, an outdoor kitchen, and seating on the ground level along the west elevation. Ground-level public outdoor seating areas along the west and south elevations. Outdoor seating areas with BBQs on the 6th and 7th levels and a pool, spa, seating areas, clubhouse, and fitness building on the roof. Page 64 DRC COMMENTS DR DRC2023-00154 – WESTERN SPIRE April 16, 2024 Page 5 Compliance with Development Standards: The project was designed in compliance with Article VIII (Form-Based Code) of the Development Code for projects within the Center 2 (CE2) Zone and shown in the following table: COMPLIANCE TABLE Development Standard Required Proposed Complies Density 40 to 100 DU/AC 98 DU/AC YES Non-Residential 1.0 to 2.0 .11 YES* Primary Build-to-Line 0 to 10 Feet Less than 10 Feet YES Secondary Build-to-line 0 to 10 Feet Less than 10 Feet YES Interior Setback None 10 Feet-6 inches YES Rear Yard 10 Feet Greater Than 10 Feet YES Building Height 92 Feet Max 87 Feet YES Page 65 DRC COMMENTS DR DRC2023-00154 – WESTERN SPIRE April 16, 2024 Page 6 Open Space 30 SF/Unit (5,280 SF) 30,441 SF YES *With Master Plan Approval Parking: The project is required to provide 362 parking spaces, of which 176 must be in the form of a garage or carport. Required parking includes tenant and guest parking for the residential portion of the development and the ground floor commercial/live-work units. The 9,270 square feet of commercial/live-work space is parked at the office/retail parking rate (1/250 gross square feet). The project provides a total of 339 parking. The applicant is requesting a Minor Exception for the 23-parking space deficiency (6.1 percent). The parking analysis table below provides a breakdown of the required and provided parking spaces: PARKING ANALYSIS Number of Units Square Footage Parking Ratio Required Parking Multi-family unit (studio) 30 N/A 1.3 per unit (1 in garage or carport) 39 Multi-family unit (one bedroom) 87 N/A 1.5 per unit (1 in garage or carport) 130 Multi-family unit (two bedrooms) 59 N/A 2 per unit (1 in garage or carport) 118 Guest parking 176 N/A 1 per 5 units 36 Commercial/Live-Work N/A 9,270 1 per 250 SF for commercial units 38 Total Garage Parking Required (Covered) 176 Total Garage Parking Provided (Covered) 339 Total Parking Spaces Required 362 Total Parking Spaces Provided 339 Parking Deficiency 23* *Minor Exception Submitted for Parking Reduction Staff Recommendation: The project meets the City’s vision for a mixed-use development within the underlying zone in terms of walkability, pedestrian connections, the public realm, and providing a mix of uses. The project is 6.3 percent (23 spaces) deficient in complying with the required parking for all proposed uses. The applicant has provided a parking study/parking management plan which concludes that there will be adequate parking based on a shared parking analysis between the residential and commercial components of the project. Staff requests that the Design Review Committee consider the design (building architecture, site Page 66 DRC COMMENTS DR DRC2023-00154 – WESTERN SPIRE April 16, 2024 Page 7 planning, etc.) of the proposed project and recommend the selected action below: ☒Recommend Approval of the design of the project as proposed by the applicant. ☐Recommend Approval with Modifications to the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be verified by staff prior to review and action by the Planning Director / Planning Commission. ☐Recommend Conditional Approval of the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be Conditions of Approval and verified by staff during plan check after review and action by the Planning Director / Planning Commission. ☐Recommend Denial of the design of the project as proposed by the applicant. Design Review Committee Action: Staff Planner: Tabe van der Zwaag, Associate Planner Members Present: Staff Coordinator: Sean McPherson, Principal Planner Exhibit A – Project Plans Page 67 Design Review Committee Meeting Agenda April 16, 2024 FINAL MINUTES Rancho Cucamonga, CA 91730 New Time: 6:00 p.m. A. Call to Order The meeting of the Design Review Committee held on April 16, 2024. The meeting was called to order by Sean McPherson, Staff Coordinator, at 6:00 p.m. Design Review Committee members present: Vice Chairman Al Boling and Commissioner James Daniels. Staff Present: Tabe van der Zwaag, Assistant Planner; Adam Pisarkiewicz, Senior Planner. B. Public Communications Staff Coordinator opened the public communication and after noting there were no public comments, closed public communications. C. Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of March 19, 2024. Motion carried 2-0 vote to adopt the minutes as presented. D. Project Review Items D1. DESIGN REVIEW – WESTERN SPIRE – A request for a site plan and design review of a mixed-use development consisting of 176 residential units (including 2 live-work units), 7,870 square feet of commercial lease area, and 1,400 square feet of live-work commercial lease area on 1.8 acres of land at the northeast corner of Red Oak and Spruce Avenues in the Center 2 (CE2) Zone. APN: 208-353-18 (DRC2023-00154). Staff presented the item to the Design Review Committee. Following the staff’s presentation, members of the applicant team (Western Spire), including their architect provided additional background and detail on the project. Following the presentation discussion ensued over various aspects of the project. The Committee was complimentary of the project design and amenities and was accepting of the proposed reduction in the square footage of the non-residential floor area. They stated there were adequate commercial and office uses adjacent to the building and that creating housing was a priority. The Committee raised mild concerns about the requested reduction in on-site parking. The applicant stated that they have a parking management plan to ensure adequate on-site parking. The Committee asked questions about the location of parking spaces for guests, customers, and delivery trucks and whether the roundabout would require modification of the existing drive approaches for the surrounding land uses. The applicant outlined the parking and staff stated that the drive approaches are not expected to be impacted by the roundabout. The Committee recommended that the project be forwarded to the Planning Commission for their review. Page 68 The Committee took the following action: Recommend approval to PC. 2-0 Vote. D2. DESIGN REVIEW – FORE PROPERTY (FOOTHILL AND GROVE MIXED USE) – A request to construct a mixed-use development comprising 308 residential units and 14,704 square feet of commercial lease area on 9.15 acres of land at the northeast corner of Foothill Boulevard and Grove Avenue in the Center 1 (CE1) Zone. APN: 0207-011-35, 36, 41, 43, 44, and 45 (DRC2022-00379). Staff presented the item to the Design Review Committee. Following the staff’s presentation, the Committee made the following comments: • Commissioners concerned with the on-street parking along Foothill Blvd and Grove Ave. o Concern that parallel parking along Foothill Blvd could be dangerous given the speed of vehicles. o Concern about the efficacy of back-in, angled parking along Grove and that it will force drivers to travel north into the residential neighborhoods of Upland in order to circle back to Foothill Blvd. • Commissioners would like the applicant to consider a masonry block wall along the northern property line instead of the tubular steel fence that is being proposed. • Commissioners concerned that the retail entrances only face Foothill Blvd, rather than also having rear entrances which would make it more convenient for residents of the development to access. Applicant explained that there are no rear entrances because the area behind the retail building is a private area for residents only and the area in front of the retail building is for the general public. • Commissioners requested that the applicant accurately depict the proposed back-in, angled parking on all renderings that include Grove Avenue. • Commissioners are in favor of the architectural style and associated materials/colors. The Committee took the following action: Recommend approval to PC. 2-0 Vote. E. Adjournment Meeting was adjourned at 8:00 p.m. Respectfully submitted, Elizabeth Thornhill, Executive Assistant Page 69 ATTACHMENT TO NOTICE OF EXEMPTION SUPPLEMENT INFORMATION Spruce & Red Oak Mixed-Use Project Supplemental Information per CEQA Guidelines Section 15300.2 (Exceptions to Categorical Exemptions) and Section 15332 (In-Fill Development Projects) Development and operation of the proposed mixed-use project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines, Class 32, Section 15332 (In-Fill Development Projects), provided that the exceptions under Section 15300.2 do not apply. Pursuant to Section 15300.2, a categorical exemption is not allowed if the project would have one of the following impacts: a)Cumulative impact. b)Significant effect. c) Impact to scenic highways. d)Hazardous impact due to project being located on any hazardous materials list compiled pursuant to Section 65962.5 of the Government Code. e)Impact on historical resources. Development and operation of the proposed project is also categorically exempt from CEQA provided that the project meets the conditions outlined in Section 15332, as follows: a)The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b)The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c) The project site has no value as habitat for endangered, rare, or threatened species. d)Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e)The site can be adequately served by all required utilities and public services. The following supplemental information includes a review of the project and evaluates if any of the five exceptions outlined in Section 15300.2 would apply to the project and if the project meets any of the conditions outlined in Section 15332. PROJECT LOCATION The approximately 1.8-acre (7,8709 square feet) project site is in the northern portion of the City of Rancho Cucamonga (City), in San Bernadino County (see Figure 1, Regional Location). The project site comprises one parcel (Assessor’s Parcel Number 0208-351-18) at the northwestern corner of the Spruce Avenue and Red Oak Street intersection. Exhibit D Page 70 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 2 The project site is generally bounded by Foothill Boulevard to the north, Laurel Street to the west, Red Oak Street to the south, and Spruce Avenue to the east (see Figures 2, Local Vicinity, and 3, Aerial Photograph). Regional access to the project site is via Interstate 15 (I-15) and Interstate 10 (I-10) approximately 1.7 miles southeast and 2.6 miles south of the site, respectively. Local access is provided via Foothill Boulevard just north of the project site. The offsite roadway improvement area (offsite improvement area) that is a part of the proposed project consists of approximately 0.87 acre (38,000 square feet) of right-of-way along Spruce Avenue and Red Oak Street (see Figure 3), which abut the eastern and southern project site boundaries, respectively. EXISTING LAND USE AND CONTIONS As shown in Figure 3, the project site is a roughly square-shaped, relatively level vacant parcel that consists of undisturbed soil (no evidence of any grading having occurred) and ruderal vegetation consisting of nonnative plant species. There is a mature pine tree with a large canopy along the eastern end of the project site, abutting the Spruce Avenue roadway frontage. Per the Rancho Cucamonga General Plan, the project site has a land use designation of City Center (C) and is zoned Center 2 Zone (CE2) per the City’s zoning map (Rancho Cucamonga 2024a, 2024b). SURROUNDING LAND USES As shown on Figure 2, the project site is surrounded by various land uses, which include commercial and office uses to the west, a commercial retail center to the north, a hotel (Best Western) to the east, across Spruce Avenue, a church (Abundant Living Family Church) to the south, across Red Oak Street, and a medical facility (Kindred Hospital) to the southeast, beyond the Red Oak Street and Spruce Avenue intersection. Surrounding land use designations include City Center (C) to the north and east, office employment district (D) to the south, and City Corridor High (MU) to the east (Rancho Cucamonga 2024). Surrounding Zoning designations include Center 2 Zone (CE2) to the north and east, Mixed Employment 1 Zone (ME1) to the south, and Corridor 2 Zone (CO2) (Rancho Cucamonga 2024a) PROJECT DESCRIPTION Proposed Land Use The proposed project consists of the development of a seven-story mixed-use building with up to 176 residential units wrapped around a seven-level parking structure. The proposed unit mix would consist of 30 studio units, 87 one-bedroom units (of which 2 units are proposed as one-bedroom live/work units), and 59 two-bedroom units. The building would also include 9,270 square-feet of retail/commercial space consisting of 5,910 square feet of ground floor retail, 1,400 square feet of live/work retail/commercial space (700 square feet for each unit), and 1,960 square feet of ground floor co-work/commercial space. Page 71 ONTARIOONTARIO UPLANDUPLAND RANCHORANCHO CUCAMONGACUCAMONGA CHINOCHINO FONTANAFONTANA JURUPA VALLEYJURUPA VALLEY 0 2 Scale (Miles)Source: ESRI, 2022 Figure XX - Figure Title Here 1. Introduction PR O J E C T N A ME H E R E C I T Y O F P R O J E C T H E R E PlaceWorks Figure 1 - Regional Location SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Source: Generated using ArcMap 2024. 0 Scale (Miles 2 60 C ALIFORNIA 210 C A LIFORNIA 10 Project SiteProject Site Co u n t y o f S a n B e r n a r d i n o Co u n t y o f S a n B e r n a r d i n o County of RiversideCounty of Riverside Note: Unincorporated county areas are shown in white. County Boundary Co u n t y o f L o s A n g e l e s Co u n t y o f L o s A n g e l e s Ontario International Airport Page 72 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 4 This page intentionally left blank. Page 73 0 2,000 Feet Figure XX - Figure Title Here 1. Introduction P R O J E C T N A M E H E R E C I T Y O F P R O J E C T H ER E Source: ESRI, 2022 PlaceWorks Figure 2 - Local Vicinity SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Source: Generated using ArcMap 2024. 0 Scale (Feet) 2,000 7th St7th St 6th St6th St 8th St8th St Jersey BlvdJersey Blvd Arrow RteArrow Rte Foothill Blvd/Historic US Hwy 66Foothill Blvd/Historic US Hwy 66Sp r u c e Sp r u c e Av e Av e Ha v e n A v e Ha v e n A v e He r m o s a A v e He r m o s a A v e W h i t e Oak Ave Eucalyptus StEucalyptus St Church StChurch St Red O a k S t Red O a k S t Laurel StLaurel St Terra Vista Pwk y Terra Vista Pwk y Baseline RdBaseline Rd Mi l l i k e n A v e Mi l l i k e n A v e Off-site Improvements Boundary Project Site Boundary Page 74 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 6 This page intentionally left blank. Page 75 PlaceWorks Figure 3 - Aerial Photograph SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Source: Nearmap 2024. 0 Scale (Feet) 200 Foothill Blvd/Historic Rte 66Foothill Blvd/Historic Rte 66 Sp r u c e A v e Sp r u c e A v e White Oak AveWhite Oak Ave Eucalyptus StEucalyptus St Laurel StLaurel St Red Oak AveRed Oak Ave Eucaly p t u s S t Eucaly p t u s S t Laurel St Laurel St Commercial Commercial Mimi’s Cafe Black Bear Diner Best Western Inn Abundant Preschool of Learning Kindred Hospital Commercial Off-site Improvements Boundary Project Site Boundary Page 76 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 8 This page intentionally left blank. Page 77 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 9 As shown on Figure 4, Conceptual Site Plan, which depicts the ground level of the proposed building, the residential units proposed along the southern, western, and northern ends of the building would be accessed via internal walkways and public sidewalks proposed along Red Oak Street. The two live/work units would be placed in the northeastern end of the building abutting the proposed retail space; the live-work units would front onto the alley way that forms the northern site boundary fronting and the parking area of the existing commercial retail center to the north. The proposed retail and co-work/commercial space would front onto and take direct access from Spruce Avenue, allowing visibility of these uses from Spruce Avenue. Placement of retail and co-work/commercial uses along Spruce Avenue would help activate the corridor and promote walkability. The ground level would also feature the leasing office, lobby/mail room, dog washroom, and long- term bicycle storage room. The upper levels of the building, floors two to seven, would house the majority of the residential units. Access to the units on the upper levels would be provided via internal pedestrian corridors on each level of the building, and via elevators and stairwells within the parking structure. The rooftop level would contain the fitness center, lounge, pool, and spa. Architectural Design and Character The proposed architectural style of the mixed-use building would be Contemporary, and design elements (e.g., roof style, window fenestration and details, wall material) would be consistent with this architectural style. For example, the design elements would include smooth and raked stucco walls; glass railings for balconies and roof terraces; fabricated metal railings; vinyl windows and doors; arcadia storefront systems; brick veneer; stucco overhangs; fiber cement panels; and high-pressure wood laminate panels. Building pop-outs and offsets, variations in building heights, colors and materials, and balconies and terraces would be added to offset the building’s massing, provide human scale, and provide relief to and variation in the building form and style as seen from all sides of the building (see conceptual building renderings on Figures 5a and 5b and conceptual building elevations on Figure 6a and 6b). Facilities, Amenities, and Services Onsite facilities and amenities for project residents include a leasing office, a lobby/mailroom, flex area, a ground-level courtyard, a paseo dog wash, three roof terraces, and a roof top fitness center, lounge, and pool area. As shown on Figure 4, Conceptual Site Plan, the main ground-level courtyard area would be placed on the western end of the building. The courtyard area would include a dog park enclosure, activity lawn, fire pit lounge area, tuck-under outdoor kitchen and bar counter, picnic plaza with fire pit and lounge area, enhanced pavement, and landscaping. A small plaza would be provided for the retail spaces along the eastern end of the building, which would provide patio dining opportunity for the future tenant mix. A pedestrian arrival plaza would be provided at the southeastern end of the building, would feature enhanced paving, a sculpture, and landscaping. The pedestrian arrival plaza would serve as the main entry way to the leasing office. Access, Circulation, and Parking Vehicular Access and Circulation On s ite Vehicular access would be provided via a full access driveway (all turning movements permitted) on Red Oak Street, approximately 175 feet west of the Spruce Avenue and Red Oak Street intersection. The driveway would Page 78 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 10 lead into the seven-level parking structure. No vehicular access is proposed from Spruce Avenue or the alley way that borders the site on the north. The proposed project also includes offsite roadway improvements along Spruce Avenue, Red Oak Street, and the alley way abutting the northern site boundary, which are described below. Vehicular Access and Circulation Offs ite The proposed public improvements along Spruce Avenue and Red Oak Street total approximately 0.87 acre (38,000 square feet); the offsite improvement area is shown in purple outline on Figure 3, Aerial Photograph. The improvements include construction of concrete curb, gutter, sidewalk, and crosswalks; extending the existing median; addition of traffic islands; and asphalt concrete pavement to reconfigure the “T” intersection of Red Oak Avenue and Spruce Avenue into a single lane wide roundabout to promote better vehicular and pedestrian circulation. Parkway and median landscaping would be installed to visually enhance the roadway edges and intersection. The two-lane vehicular traffic coming from all directions would be restricted down to a single lane to allow for a smooth transition in and out of the unsignalized roundabout (see Figure 4, Conceptual Site Plan). Pedestrian and Bicycle Access, Circulation, and Facilities As shown on Figure 3, Aerial Photograph, there are currently no sidewalks along the portions of Spruce Avenue or Red Oak Street that abut the project site. Under the proposed project, new sidewalks would be provided along Spruce Avenue and Red Oak Street, thereby completing the sidewalk system along these street frontages. The new sidewalks would allow pedestrian access to the various entry points, amenities and uses of the proposed project and would connect to the existing sidewalks along Spruce Avenue and Red Oak Street. As shown on Figure 4, bicycle racks would be provided near the entry of the leasing office in the main pedestrian entry plaza. Also, a long-term bicycle storage room is proposed on the ground floor near the southern end of the building. Although no dedicated on- or off-street bikeways exist or are proposed along the roads that abut the Project Site (Spruce Avenue and Red Oak Street), there are existing and proposed sidewalks along these roads that bicyclists could use. The sidewalk system along Spruce Avenue would allow bicyclists to connect to the dedicated on-street bicycle lanes along Foothill Boulevard, which is just north of the project site. Parking The proposed project would include 339 parking spaces within the project’s seven-level parking structure. Of the proposed 339 spaces, up to 288 spaces are identified for resident parking, while the remaining 51 spaces, at a minimum, are proposed to be allocated for resident guest and retail/commercial parking needs. Landscaping and Lighting As shown on Figure 4, Conceptual Site Plan, the proposed project’s landscape plan features a variety of new trees, shrubs, and groundcover along the southern, eastern, and western site boundaries, within the main courtyard and various plazas, and along the Spruce Avenue and Red Oak Street frontages. New landscaping is also proposed for the offsite improvement area, which would consist of ground cover, shrubs, and trees. All setbacks and other common areas not occupied by buildings or hardscape improvements (e.g., drive aisles, pedestrian walkways) would be landscaped. As shown on Figure 4, decorative pavers would be provided in the courtyards, plazas, walkways, and corridors. Page 79 Source: SMP Environmental Design 2023. PlaceWorks 0 Scale (Feet) 50 SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Figure 4 - Conceptual Site Plan S p r u c e A v e S p r u c e A v e Red Oak AveRed Oak Ave Page 80 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 12 This page intentionally left blank. Page 81 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-986012 / 2 0 / 2 0 2 3 1 0 : 5 9 : 0 4 A M PERSPECTIVE A1.0.3 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 PlaceWorks SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Figure 5a - Conceptual Rendering, Looking North-West of Red Oak Street and Spruce Avenue Source: Architects Orange 2023. Page 82 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 14 This page intentionally left blank. Page 83 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-98601 2 / 2 0 / 2 0 2 3 1 1 : 0 0 : 1 8 A M PERSPECTIVE A1.0.1 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 PlaceWorks SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Figure 5b - Conceptual Rendering, Looking South-West from Spruce Avenue Source: Architects Orange 2023. Page 84 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 16 This page intentionally left blank. Page 85 LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 2' - 3" 12' - 0" DATUM LINE at 1199' 82' - 10" 86' - 10" 4' - 0" 4' - 0" 90' - 10" LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 1 2' - 0" 2' - 3" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 12' - 1" 82' - 10" DATUM LINE at 1199' 86' - 10" 4' - 0" 90' - 1 0" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-98601 2 / 2 0 / 2 0 2 3 9 : 3 5 : 0 1 A M BUILDING ELEVATIONS A2.9 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 NORTH ELEVATION SOUTH ELEVATION 0'30'60'120'240' NOTES*ALL BUILDING HEIGHT MEASURED FROM DATUM LINE AS DEFINED BY ZONING STANDARD, PER SECTION 17.34.030. *MAX. BUILDING HEIGHT SHOWN IS PRELIMINARY, SUBJECT TO CHANGE PENDING PRECISE GRADING. LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1 " 10' - 1" 10' - 1" 2' - 3" 12' - 0" DATUM LINE at 1199' 82' - 10" 86' - 10" 4' - 0" 4' - 0" 90' - 10" LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 12' - 1" 82' - 10" DATUM LINE at 1199' 86' - 10" 4' - 0" 90' - 10" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-98601 2 / 2 0 / 2 0 2 3 9 : 3 5 : 0 1 A M BUILDING ELEVATIONS A2.9 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 NORTH ELEVATION SOUTH ELEVATION 0'30'60'120'240' NOTES *ALL BUILDING HEIGHT MEASURED FROM DATUM LINE AS DEFINED BY ZONING STANDARD, PER SECTION 17.34.030. *MAX. BUILDING HEIGHT SHOWN IS PRELIMINARY, SUBJECT TO CHANGE PENDING PRECISE GRADING. LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 2' - 3" 12' - 0" DATUM LINE at 1199' 82' - 10" 86' - 10" 4' - 0" 4' - 0" 90' - 1 0" LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 12' - 1" 82' - 10" DATUM LINE at 1199' 86' - 10" 4' - 0" 90' - 10" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-98601 2 / 2 0 / 2 0 2 3 9 : 3 5 : 0 1 A M BUILDING ELEVATIONS A2.9 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 NORTH ELEVATION SOUTH ELEVATION 0'30'60'120'240' NOTES *ALL BUILDING HEIGHT MEASURED FROM DATUM LINE AS DEFINED BY ZONING STANDARD, PER SECTION 17.34.030. *MAX. BUILDING HEIGHT SHOWN IS PRELIMINARY, SUBJECT TO CHANGE PENDING PRECISE GRADING. Source: Architects Orange 2023. PlaceWorks 0 Scale (Feet) 120 SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Figure 6a - Conceptual North and South Building Elevations North Elevation South Elevation Page 86 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 18 This page intentionally left blank. Page 87 LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 1 0' - 1" 12' - 1" 86' - 10" 82' - 10" 4' - 0" LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10 ' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 12' - 1" 82' - 10" 86' - 10" 4' - 0" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-98601 2 / 2 0 / 2 0 2 3 9 : 3 5 : 0 2 A M BUILDING ELEVATIONS A2.10 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 EAST ELEVATION WEST ELEVATION 0'30'60'120'240' DATUM LINE at 1199' DATUM LINE at 1199' NOTES*ALL BUILDING HEIGHT MEASURED FROM DATUM LINE AS DEFINED BY ZONING STANDARD, PER SECTION 17.34.030. *MAX. BUILDING HEIGHT SHOWN IS PRELIMINARY, SUBJECT TO CHANGE PENDING PRECISE GRADING. LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10' - 1" 10' - 1 " 10' - 1" 10' - 1" 10' - 1" 10' - 1" 12' - 1" 86' - 10" 82' - 10" 4' - 0" LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 12' - 1" 82' - 10" 86' - 10" 4' - 0" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-98601 2 / 2 0 / 2 0 2 3 9 : 3 5 : 0 2 A M BUILDING ELEVATIONS A2.10 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 EAST ELEVATION WEST ELEVATION 0'30'60'120'240' DATUM LINE at 1199' DATUM LINE at 1199' NOTES *ALL BUILDING HEIGHT MEASURED FROM DATUM LINE AS DEFINED BY ZONING STANDARD, PER SECTION 17.34.030. *MAX. BUILDING HEIGHT SHOWN IS PRELIMINARY, SUBJECT TO CHANGE PENDING PRECISE GRADING. LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10 ' - 1" 10' - 1" 12' - 1" 86' - 10" 82' - 10" 4' - 0" LEVEL 1 0' -0" LEVEL 2 12' -1" LEVEL 3 22' -2" LEVEL 4 32' -3" LEVEL 5 42' -4" LEVEL 6 52' -5" LEVEL 7 62' -6" ROOF LEVEL 72' -7" POOL DECK 74' -10" TOP OF ROOF 86' -10" TOP ELEVATOR 90' -10" 12' - 0" 2' - 3" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 10' - 1" 1 2' - 1" 82' - 10" 86' - 10" 4' - 0" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-98601 2 / 2 0 / 2 0 2 3 9 : 3 5 : 0 2 A M BUILDING ELEVATIONS A2.10 SPRUCE & RED OAK APARTMENTS Western Spire 1111 Bayside Drive, Suite 222, Corona Del Mar, CA 92625 (949) 293-7042 RANCHO CUCAMONGA, CA 12/20/2023 2022-918 EAST ELEVATION WEST ELEVATION 0'30'60'120'240' DATUM LINE at 1199' DATUM LINE at 1199' NOTES *ALL BUILDING HEIGHT MEASURED FROM DATUM LINE AS DEFINED BY ZONING STANDARD, PER SECTION 17.34.030. *MAX. BUILDING HEIGHT SHOWN IS PRELIMINARY, SUBJECT TO CHANGE PENDING PRECISE GRADING. Source: Architects Orange 2023. PlaceWorks 0 Scale (Feet) 120 SPRUCE & RED OAK MIXED-USE PROJECT CITY OF RANCHO CUCAMONGA Figure 6b - Conceptual East and West Building Elevations East Elevation West Elevation Page 88 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 20 This page intentionally left blank. Page 89 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 21 Lighting for the apartment complex would consist of building-mounted light fixtures; lighting for pedestrian walkways; ground-mounted decorative lighting for landscape, architectural features, and signage; interior lighting for the apartment complex and parking garage; lighting for the courtyards, including for the swimming pool area; and security lighting. See the conceptual building renderings on Figures 5a and 5b for an illustration of the potential nighttime lighting scheme for the apartment complex. Infrastructure Improvements and Utility and Service Systems Following is a discussion of the infrastructure improvements and utility and service systems needed to accommodate the proposed project. All proposed infrastructure and improvements would require City approval and where necessary, approval of the utility/service provider. Water System The Cucamonga Valley Water District (CVWD) would provide potable water service to the project site. As a part of the proposed project, new onsite potable water lines would connect to existing offsite water mains in Spruce Avenue and Red Oak Street. Proposed potable water infrastructure improvements would include trenching and installing new lines, and connection to the offsite water main. No offsite water line or main construction or upsizing would be required to accommodate the proposed project as the existing water system is adequate to serve the project. However, some construction would occur within the public right-of-way of Spruce Avenue and Red Oak Street in order to make the necessary infrastructure connections to the existing water main. The proposed water system improvements would be designed and constructed in accordance with City and CVWD requirements and would require City and CVWD approval. Wastewater System CVWD would provide wastewater collection and conveyance service to the project site. As a part of the proposed project, new onsite sewer lines would connect to existing offsite sewer mains in Red Oak Street and Spruce Avenue. No offsite sewer line construction or upsizing would be required to accommodate the proposed project as the existing wastewater system is adequate to serve the project. However, some construction would occur within the public right-of-way of Spruce Avenue and Red Oak Street in order to make the necessary infrastructure connections to the existing sewer main. The proposed wastewater system improvements would be designed and constructed in accordance with City and CVWD requirements and would require City and CVWD approval. Drainage System Under proposed conditions, site runoff would be conveyed similar to existing conditions, continuing to flow southwesterly via new onsite drainage collection, conveyance, and treatment systems. Project development would increase the amount of impervious surfaces on the site, which would increase the volume of site discharge by 2.182 cubic feet per second under a 100-year storm event. However, as described in the Preliminary Hydrology Report prepared for the project (VEI 2023), the increased flow from the project would be captured through drainage inlets at the west and south portions of the project site and routed through an onsite storm drain system that discharges to below ground infiltration chambers with drywells. The chambers would be sized to capture and retain 90 percent of the predeveloped runoff volume. The proposed drainage system improvements will be designed and constructed in accordance with City requirements. Page 90 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 22 Solid Waste System Solid waste generated by the proposed project would be collected and hauled away by Burrtec Waste Industries and transported to/disposed of at one of the landfills serving the City. Solid waste generated by the residential, retail, and commercial uses would be processed in the trash compactor rooms on the ground level of the parking structure. A trash room with trash chutes would be provided on each level for resident use. Once deposited into the trash chute, garbage would flow down via gravity to solid waste bins in the trash compactor rooms. Utilities and Service Systems Plans for utilities that would serve the proposed project would include provision of electricity (City of Rancho Cucamonga), natural gas (Southern California Gas Company), and telecommunications (various, including Frontier Communications, Comcast, and Charter Spectrum). All new utility infrastructure would be installed underground or placed in enclosed spaces (e.g., utility closets). DISCRETIONARY ACTIONS AND APPROVALS Under CEQA Guidelines Section 15357, a discretionary action means a project that calls for an exercise of judgment or deliberation when the public agency—for this project, the public agency is the City of Rancho Cucamonga—decides to approve or disapprove a particular activity, as distinguished from situations where the public agency or body merely has to determine whether there has been conformity with applicable statutes, ordinances, regulations, or other fixed standards. The City of Rancho Cucamonga is the lead agency under CEQA and has the principal approval authority over the proposed project. Following is a list of the discretionary actions and approvals required for project implementation.  Adoption of a Class 32 CEQA Exemption  Approval of DRC2023-00154: Design Review  Approval of DRC2023-00346: Master Plan (to permit project with reduced non-residential component) NONDISCRETIONARY/MINISTERIAL ACTIONS AND APPROVALS Under CEQA Guidelines Section 15369, non-discretionary or ministerial actions or approvals are those that involve little or no discretion (e.g., connections to utility infrastructure), merely apply a checklist or clear requirements to the facts as presented and are often issued over the counter by a county or city staff. These actions or approval are ones that require only conformance with a fixed standard or objective measurement and require little or no personal judgment by a government agency as to the wisdom or manner of carrying out the action. Generally, non-discretionary or ministerial permits require a public official to determine only that the project conforms with applicable zoning and building code requirements and that applicable fees have been paid. Following is a list of the nondiscretionary/ministerial actions and approvals required for project implementation.  Approval and issuance of grading and building permits.  Approvals for water, sewer, and storm drain infrastructure improvements in the public right-of-way (if necessary).  Approvals and issuance of permits for offsite roadway improvements Page 91 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 23 EXCEPTIONS UNDER SECTION 15300.2 Exception A: Cumulative Impact The proposed project includes construction of a seven-story mixed use development, with 176 residential units with ground-floor commercial. The proposed project would not combine with other activities or development projects in the area that would result in cumulative impacts. The issues relevant to the proposed project are temporary (e.g., construction noise and traffic), localized, and confined to the vicinity of the project site. Additionally, impacts related to topical areas that consider impacts on a more cumulative level (e.g., regional), such as air quality, greenhouse gas emissions, and traffic, would not be cumulatively considerable with project development in conjunction with other cumulative projects in the city, as substantiated below under Condition D, Result in Significant Effects, of Section 15332. Furthermore, the project site is in an urbanized area of the city where supporting utility infrastructure (e.g., water, wastewater, electricity, natural gas) and public services (e.g., solid waste collection, police and fire protection, schools) currently exist and are adequate to serve the proposed project. Implementation of the proposed project would connect to the existing utility infrastructure in the surrounding area (i.e., connection to water and sewer lines in abutting roadways) and not require the construction of new or expansion of existing utility infrastructure and public services. Therefore, due to the project site’s relatively small scale and the nature of the proposed project, no significant cumulatively considerable impacts are anticipated, and Exception A would not apply. Exception B: Significant Effect As stated in CEQA Guidelines Section 15300.2(c), a categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. As demonstrated below under Exceptions C, D, and E of Section 15300.2 and Conditions A through E of Section 15332, construction and operation of the proposed project would not have a significant impact on the environment. Therefore, Exception B would not apply to the project. Exception C: Scenic Highways As shown on Figure 2, Aerial Photograph, the project site is in an urbanized area of the city. According to the Rancho Cucamonga General Plan, there are no designated scenic view corridors abutting or within proximity of the project site (Rancho Cucamonga 2021). Additionally, the nearest officially state designated scenic highway, according to the California Department of Transportation’s (Caltrans) Scenic Highway System Map, is Route 210/Route 138, approximately 19 miles northwest of the project site (Caltrans 2024). Due to the distance and existing intervening development, the proposed project would not obstruct any view of and/or from this officially designated state scenic highway. Based on the preceding, project implementation would not result in damage to scenic highways, and Exception C would not apply Page 92 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 24 Exception D: Hazardous Waste Sites The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5, which specifies lists of the following types of hazardous materials sites: hazardous waste facilities; hazardous waste discharges for which the State Water Quality Control Board has issued certain types of orders; public drinking water wells containing detectable levels of organic contaminants; underground storage tanks with reported unauthorized releases; and solid waste disposal facilities from which hazardous waste has migrated. The following databases were reviewed for hazardous material site listings on or within 0.25 mile of the project site:  GeoTracker, State Water Resources Control Board (SWRCB 2024)  EnviroStor, Department of Toxic Substances Control (DTSC 2024)  EnviroMapper, US Environmental Protection Agency (USEPA 2024a)  EJScreen, US Environmental Protection Agency (USEPA 2024b) Based on the database review, the project site has not been identified as a hazardous materials site pursuant to Government Code Section 65962.5, and therefore the proposed project would not create a hazard to the public. According to the US Environmental Protection Agency’s (EPA) EnviroMapper database, there are 10 hazardous waste sites within 0.25 mile of the project site, as shown in Table 1. Four of the sites were determined to have various hazardous waste that were disposed of according to state and federal laws and regulations and are considered inactive hazardous waste sites. The remining active hazardous waste sites (Harber Freight, Pet Smart, 99 cents only store, Michaels, Fire Below) all contain an active permanent permit to sell typical hazardous consumer products and dispose of them in accordance with state and federal laws and regulations. The potential for the contaminants of concern to impact the proposed project is unlikely, as is the potential for the project to cause the contaminants of concern to be disturbed or released. Table 1 Hazardous Waste Sites Within 0.25 mile of the Project Site Site Address and Case No. Database Identifier Cleanup Status Proximity to Site 10837 Laurel, Rancho Cucamonga, CA 91730 (CAD983625823) EnviroMapper Hazardous waste liquid, NOS, silver Inactive (expired: 6/30/2000) 400 feet west 8179 Spruce Avenue, Rancho Cucamonga, CA 91730 (CAC002990424) EnviroMapper N/A Inactive (expired: 2/25/2019) 440 feet east 10841 White Oak Avenue, Rancho Cucamonga, CA 91730 (CAL000324033) EnviroMapper Gasoline mixture Inactive (expired: 6/30/2021) 630 feet southeast 10801 Foothill Boulevard Units 101 and 102, Rancho Cucamonga, CA 91730 (CAL000331243) EnviroMapper N/A Inactive (expired: 6/30/2021) 665 feet west Page 93 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 25 Additionally, the Phase I Environmental Site Assessment (ESA) prepared for the project site determined that there is one known CORRACTS facility (facilities that are subject to corrective action) within one mile of the project site at 10667 Jersey Boulevard associated with Robert Manufacturing Company (Orswell & Kasman, Inc. 2022). The facility has been given a low corrective action, and due to its distance any potential contamination or hazards are unlikely. The Phase I ESA also identified two CalEPA sites within a mile, but similarly, due to the distance, any potential contamination or hazards are unlikely. No other hazardous materials sites are listed on or within 0.25 mile of the project site on any of the databases searched. Furthermore, the Phase I ESA determined that no hazardous substances (above ground or underground), hazardous standing water and pools, superfund sites or other hazardous activities or materials have been identified on or surrounding the project site. Therefore, no impact on the public or environment would occur as a result of the project, and Exception D would not apply. Table 1 Hazardous Waste Sites Within 0.25 mile of the Project Site Site Address and Case No. Database Identifier Cleanup Status Proximity to Site 10828 E Foothill Boulevard Suite #120, Rancho Cucamonga, CA 91730 (CAL000426893) EnviroMapper Non-RCRA hazardous waste liquid - cosmetics Active - Permanent 930 feet northwest 10848 Foothill Boulevard, Rancho Cucamonga, CA 91730 (CAL000386303) EnviroMapper Sodium hydroxide, sodium hypochlorite, charcoal Active - Permanent 960 feet northwest 10788 Foothill Boulevard Suite #103, Rancho Cucamonga, CA 91730 (CAL000371263) EnviroMapper Waste aerosols, sodium hydroxide, potassium hydroxide, acetone, and petroleum distillates Active - Permanent 1,200 feet northwest 8316 Red Oak Street, Rancho Cucamonga, CA 91730 (CAC002999615) EnviroMapper N/A Inactive (expired: 5/7/2019) 1,242 feet southwest 10940 Foothill Boulevard, Rancho Cucamonga, CA 91730 (CAL000401545) EnviroMapper Waste aerosols, fluorescent bulbs, waste pesticides Active - Permanent 1,275 feet northeast 10950 Foothill Boulevard, Rancho Cucamonga, CA 91730 (CAR000350405) EnviroMapper Flammable liquid, waste aerosols, batteries, and consumer product liquid waste Active - Permanent 1,300 feet northeast Source: USEPA 2024a. Page 94 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 26 Exception E: Historical Resources CEQA Guidelines Section 15064.5 defines historic resources as resources listed or determined to be eligible for listing by the State Historical Resources Commission, a local register of historical resources, or the lead agency. Generally, a resource is considered to be “historically significant” if it meets one of the following criteria: i. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; ii. Is associated with the lives of persons important in our past; iii. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or iv. Has yielded, or may be likely to yield, information important in prehistory or history. As shown on Figure 2, Aerial Photograph, the project site is vacant land and void of any buildings or structures. The project site is and has always consisted of vacant land. Per the Cultural Resources Existing Conditions Report prepared for the 2022 Rancho Cucamonga General Plan Update, no historic resources or landmarks are listed on or abutting the project site. The nearest historic landmark to the project site is the Cucamonga Service Station, approximately 1.5 miles west of the site at 9670 Foothill Boulevard (NPS 2024, Rancho Cucamonga 2020). Additionally, according to a review of the national and state historical resources databases (National Register of Historic Places, California Historical Landmarks, California Points of Historical Interest, and California Register of Historic Resources), the project site is not identified as a significant historical resource (NPS 2024, OHP 2024). Therefore, implementation of the proposed project would not cause a substantial adverse change in the significance of a historical resource, and Exception E would not apply. CONDITIONS UNDER SECTION 15332 Condition A: General Plan and Zoning Consistency The City enforces numerous goals, policies, and regulations related to the purpose of avoiding or mitigating an environmental effect. The planning and regulatory plans that govern development and use of the project site are the Rancho Cucamonga General Plan and Development Code (Title 17 of the City’s Municipal Code). The development and design standards and regulations in the Development Code constitute the zoning regulations that govern development of the project site. Following is an analysis of the proposed project’s consistency with these adopted land use regulations. As demonstrated below, the project meets Condition A. General Plan Consistency The project site has a General Plan land use designation of City Center. As stated in Chapter 1, Land Use and Community Character, of the Rancho Cucamonga General Plan, the City Center use designation is established to accommodate retail, commercial, and housing in various forms (Rancho Cucamonga 2021). Page 95 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 27 Implementation of the proposed project, which consists of an infill mixed-use project, would not conflict with the general plan or the land use designation of the project site. The residential, live-work, and retail uses proposed under the project, including the density, are permitted under the City Center land use designation. The City Center land use designation also encourages infill and redevelopment with a mix of uses. Project development does not include or require any amendments to the Rancho Cucamonga General Plan. The proposed project would not represent a change in land use or pattern that is inconsistent with the Rancho Cucamonga General Plan. The residential and commercial uses proposed would complement and be compatible with the character of the surrounding area, which consists of a mix of retail, office, and commercial uses. Project development would also help implement and further a number of goals and policies the Rancho Cucamonga General Plan, including Goal LC-1, LC-2, LC-4, and LC-6. For policies, the proposed project would help implement various policies, including but not limited to the ability to provide complete places (LC- 1.1), ensuring the quality of public space (LC-1.3), and the provision of compatible development (LC-1.11). Additionally, the San Bernardino Transportation Analysis Model (SBTAM) travel demand model land use inputs for the project area transportation analysis zone (TAZ) used for the recent general plan update EIR were reviewed. At general plan buildout, the project area TAZ includes 2,064 multi-family dwelling units. Currently, there are zero multi-family residential units in the TAZ; as such, the project is in alignment with forecast residential unit growth in the city. Retail and professional employment are also accounted for in the project area TAZ and are expected to grow by buildout year. Therefore, this project is consistent with the assumptions used for the general plan. In determining the appropriateness of the proposed project, the Rancho Cucamonga Planning Commission would review the project’s consistency and conformance with the objectives, goals, and standards of the Rancho Cucamonga General Plan. Therefore, project implementation would not conflict with the Rancho Cucamonga General Plan. Zoning Consistency The project site is zoned Center 2 Zone (CE2). The CE2 zone was established to provide medium- to high- intensity mixed-use development along walkable corridors. It applies to mixed-use urban areas with pedestrian- friendly commercial and residential hubs and infill development along vibrant public spaces that promote walkability. As stated in Table 17.128.020-1, Summary Table of Form-Based Zones, of the Rancho Cucamonga Development Code uses permitted in the CE2 zone include ground-floor commercial and retail activity with mixed commercial or residential uses on upper floors, high density residential, and civic uses with no maximum heights. The uses proposed under the mixed-use project (residential over ground-level commercial uses and live-work units) are permitted uses under the CE2 zoning designation. The project site is in an area surrounded by a mix of commercial, retail, and office uses that are readily accessible to future project residents and commercial tenants via a well-established sidewalk system. The proposed project would help implement the City’s vision for development projects in the CE2 zone by introducing a high-density (99 du/ac) mixed-use development along walkable corridors along Spruce Avenue, Red Oak Street, and Foothill Boulevard. The ground-level retail and commercial uses proposed along Spruce Avenue would help activate the corridor and promote walkability. Page 96 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 28 Additionally, project implementation would not require the approval of an amendment to the zoning standards or a zone change; nor would it require a variance or any adjustments from the City’s zoning standards, which help ensure that development projects in Rancho Cucamonga are designed and implemented in a manner that is not detrimental to the project site or its surroundings. The proposed project has been designed and would be developed in accordance with all applicable Rancho Cucamonga zoning standards, including those related to building height and setbacks, placemaking, building and site plan design, landscaping, and parking. Compliance with the applicable zoning standards would be ensured through the City’s development review process, which includes Rancho Cucamonga Planning Commission review of the project. Further, in determining the appropriateness of the proposed project, the Rancho Cucamonga Planning Commission would review the project’s conformance with the objectives and requirements of the City’s zoning standards as provided in the Development Code (e.g., parking, setbacks, building height, density). Therefore, project implementation would not conflict with the Rancho Cucamonga Development Code. Condition B: Project Location and Size Project development would occur within the city limits on a project site of no more than five acres (site comprises 1.8 acres) surrounded by a mix of office, retail, and commercial land uses (see Figure3, Aerial Photograph). As shown on Figure 3, the site is in a highly urbanized area of the city and is considered an infill development site. Therefore, the proposed project meets Condition B. Condition C: Biological Value The analysis in this section is based in part on the Biological Resources Assessment conducted by ECORP Consulting Inc (Appendix A) for the 1.8-acre project site and 0.87-acre offsite improvement area shown on Figure 3, Aerial Photograph. The purpose of the assessment was to evaluate the potential impacts to biological resources as a result of project development. Following is a summary of the findings and conclusions of the assessment. As shown on Figure 3, the project site is vacant and undeveloped, with displaced sandy soil and ruderal vegetation. The project site is disturbed, with trash present, tire tracks crossing the northwest corner of the site, and nonnative plant species dominating the landscape. The offsite improvement area is developed and disturbed with roadway improvements. The project site and roadway improvement area are bounded by urban uses. The project site contains one vegetation community, cheatgrass grassland, and the surrounding area has one land cover type, developed. Cheatgrass grassland is a non-native species that occurs in disturbed areas, including abandoned fields, eroded areas, overgrazed rangeland, road verges, waste places, foothills, and lower montane slopes. Developed is not a vegetation community, but constructed or physically altered land, to an extent that natural vegetation communities are no longer supported. The developed areas, which consist of the offsite improvement area and a 300-foot buffer around the project site, contain small strips of landscaped vegetation, with ornamental trees, yet primarily consist of paved roadways, parking lots, and commercial development. Page 97 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 29 Wildlife Movement Corridors The project site and offsite improvement area are in an urbanized area of the city, with the closest native habitat block approximately five miles north at the San Gabriel Mountains. The project site and offsite improvement area provide minimal wildlife movement opportunities and do not contain any major drainages or washes that would be considered movement corridors for wildlife, nor are any such features abutting or within proximity of the project site. Therefore, the project site or offsite improvement area are not considered a linkage or corridor between natural habitats areas. Special-Status Wildlife Three wildlife species have the potential to occur within the project site and possibly in the offsite improvement area based on the presence of suitable habitat and documented observations in the vicinity: burrowing owl (Athene cunicularia), Crotch bumble bee (CBB, Bombus crotchii), and Delhi sands flower-loving fly (Rhaphiomidas terminatus abdominalis). Burrowing owl was determined to have a moderate potential to occur due to the presence of marginal suitable habitat observed in the project site. The CBB was determined to have a moderate potential to occur due to the presence of marginal suitable habitat and California Natural Diversity Database (CNDDB) occurrences within the vicinity of the project site. Delhi sands flower-loving fly was determined to have a low potential to occur due to the presence of limited suitable habitat and historical CNDDB occurrences in and around the project site. None of these species were observed during the biological survey conducted by ECORP. However, as a part of the project approval and to confirm the presence or absence of these species, the following biological surveys would be included as conditions of approval. Compliance with the conditions of approval will be ensured through the City’s development review and building permit process. Focused Breeding Season Surveys for Burrowing Owl. Due to the presence of suitable habitat on the project site, focused burrowing owl surveys shall be conducted following the methods described in the California Department of Fish and Wildlife’s (CDFW) Staff Report on Burrowing Owl Mitigation (California Department of Fish and Game 2012). The protocol requires that a focused burrow survey and four focused surveys be conducted during the breeding season (February 1 through August 31). The surveys should be conducted in the morning one hour before sunrise to two hours after sunrise or in the early evening two hours before sunset to one hour after sunset during favorable weather conditions (e.g., wind less than 20 miles per hour (mph), temperature less than 90°F). If burrowing owls or suitable burrowing owl burrows with sign (e.g., whitewash, pellets, feathers, prey remains) are identified on the project site during the survey and impacts are unavoidable, the project applicant shall develop a Burrowing Owl Management Plan that outlines additional protection measures developed in accordance with CDFW’s Staff Report on Burrowing Owl Mitigation. Coordination with CDFW may also need to occur. Protection measures included in the Burrowing Owl Management Plan may include establishment of no-disturbance buffers, additional biological monitoring during construction activities, seasonal work restrictions, or passive relocation conducted outside of the owl breeding season. Delhi Sands Flower-Loving Fly Habitat Suitability Assessment. Due to the presence of limited suitable habitat (Delhi sands) and prior to construction occurring on the project site, a habitat assessment shall be performed for the project site and adjacent areas by a US Fish and Wildlife Services-permitted biologist with a 10(a)(1)(A) permit to conduct surveys for Delhi sands flower-loving fly and with extensive knowledge of the species. The purpose of the habitat assessment will be to determine the presence of suitable habitat for the Page 98 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 30 species within the project site and adjacent areas as well as ascertain the potential for the species to occur on or adjacent to the project site. The habitat assessment will include a site walkover, a check of adjacent empty lots for comparison of habitat quality to the project site, photographs to document the site conditions, and characterizing the type and quality of the habitats within the project site with respect to Delhi sands flower- loving fly. At the conclusion of the habitat assessment, a brief report of findings as well as recommendations on whether focused surveys should be conducted or not shall be provided. The report will also include any project-specific minimization and avoidance measure recommendations, if deemed necessary. Crotch Bumble Bee (CBB) Preconstruction Surveys. If the CBB is no longer a candidate or listed species under the California ESA at the time ground-disturbing activities are planned to begin, then no additional protection measures are recommended for this species. If the CBB is legally protected under the California ESA as a Candidate or Listed species at the time ground-disturbing activities are scheduled to begin, two weekly nest-detection preconstruction CBB surveys during suitable weather conditions and appropriate time of day (1 hour after sunrise to 2 hours before sunset, <8 mph sustained winds, mostly sunny, between 65 and 90 degrees F) by a qualified CBB biologist with the 2nd and final survey within 24 hours of ground disturbance/vegetation clearing of that parcel if that is to occur during the colony active period (April through August). CDFW notification and approval of further avoidance and minimization measures (presence of a biomonitor during initial clearing/grading) will need to be employed if the species is observed foraging but not nesting. A nest avoidance buffer (typically 100-foot circumference and inclusive of connectivity corridors and active foraging habitat) would need to be established if a nest is found. Due to isolation of the project site, it would likely need to have seasonal avoidance of clearing if a nest is found or suspected to be the sole source of foraging habitat for a nearby nest. If clearing/grading is to occur during the queen flight season (February through March, respectively), then three weekly preconstruction CBB surveys during suitable weather conditions would be recommended during the flight season (February through October) and same avoidance measures as above in order to detect newly emerged queens that are searching for a nest location. An Incidental Take Permit would likely be required if a nest is found. Raptors and Migratory Birds The ornamental vegetation and anthropogenic structures (e.g., utility poles and commercial buildings) adjacent to the project site may support the nesting activities of raptors and other migratory and resident bird species. Additionally, habitat for ground-nesting bird species is present on the project site. There is potential for nesting birds to be impacted by project activities if construction, vegetation maintenance, or tree removal activities are conducted during the nesting season (January 15 to August 31 for raptors; February 1 to September 30 for passerines). None of these species were observed during the biological survey conducted by ECORP. However, as a part of the project approval and to confirm the presence or absence of these species, the following biological surveys would be included as conditions of approval. Compliance with the conditions of approval will be ensured through the City’s development review and building permit process. Preconstruction Nesting Bird Survey. When feasible, it is recommended that any construction, ground- disturbing activities, vegetation management, and tree removal be conducted outside the breeding season for birds (the breeding season is approximately January 15 to August 31 for raptors and February 1 to September 30 for passerines) to avoid violations of the MBTA and California Fish and Game Code §§ 3503, 3503.5, and 3513. If activities with the potential to disrupt nesting birds, including special-status bird species, are scheduled to occur during the bird breeding season, it is recommended that a preconstruction nesting bird survey be Page 99 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 31 conducted by a qualified biologist who is experienced in the identification of avian species no more than three days prior to the start of construction activities. The nesting bird survey will include the Proposed Project impact area and adjacent areas where Project activities have the potential to cause indirect impacts to nesting birds. If nesting birds are not observed during the survey, construction activities, vegetation management, or tree removal may begin. If nesting birds, including nesting raptors, are observed during the survey, measures will be implemented to avoid or minimize potential Project-related impacts to active nests. Measures may include but not be limited to biological monitoring during the activities, seasonal work restrictions, or establishment of a no work buffer around active nests until nesting has been completed as determined through periodic nest monitoring conducted by the biologist. The size of the no-work buffer will be determined by the biologist, depending on the species and nest status. Aquatic Resources No blue line streams, drainages exist within the project site or within a 300-foot buffer of the site. The nearest aquatic feature is Deer Creek, 0.7 mile west of the project site. Additionally, no potential jurisdictional waters of the U.S. or State were identified during this survey. Special-Status Plants One special-status plant species has a moderate potential to occur on the project site: paniculate tarplant. The project site provides moderately suitable habitat for this species in the sandy soils of the cheatgrass grassland present onsite, and one occurrence was documented in 2013 approximately 2.5 miles east of the project site. One federally listed plant species has low potential to occur on the project site: San Diego ambrosia. No special- status plants were observed during the biological survey. However, as a part of the project approval, the following biological survey would be included as a condition of approval. Preconstruction Surveys for Special-Status Plants. Paniculate tarplant has a moderate potential to occur on the project site, and San Diego ambrosia has a low potential to occur. As such, a focused preconstruction rare plant survey shall be conducted during the appropriate blooming period or the season immediately prior to project implementation to ensure no new individual of rare plants are present on the project site prior to the start of construction. The survey shall be conducted in accordance with the USFWS, CNPS, and CDFW protocols for surveying special-status plant populations during the blooming period for paniculate tarplant (April to November) and San Diego ambrosia (April to October) occurring the season prior to the start of ground-disturbing activities. If paniculate tarplant and/or San Diego ambrosia are not identified within the Project boundaries or in adjacent areas where project activities may result in impacts to these species, then ground-disturbing activities may commence without implementing additional species protection measures. If either species is detected during the preconstruction survey and the location(s) is/are outside the project impact area, then an environmentally sensitive area fence shall be established around the plant at an appropriately sized buffer determined by a botanist, and no project activities may occur inside the buffer for any reason. If either species is detected during the preconstruction survey and project-related impacts are unavoidable, then consultation with the appropriate regulatory agency (USFWS and/or CDFW) may be needed to develop a mitigation plan or additional avoidance and minimization measures. Page 100 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 32 Conclusion Based on the preceding, project implementation will not cause a substantial adverse impact on biological resources. Therefore, the proposed project meets Condition C. Condition D: Result in Significant Effects As demonstrated below, the proposed project would not result in any significant effects related to air quality, noise, traffic, or water quality. Therefore, the proposed project meets Condition D. Air Quality The project site and offsite improvement area are within the South Coast Air Basin (SoCAB) and the South Coast Air Quality Management District (South Coast AQMD) jurisdiction. The following analysis evaluates the impacts of the proposed project based on the significance criteria of the South Coast AQMD. The analysis focuses on air pollution from regional emissions and localized pollutant concentrations. “Emission” refers to the actual quantity of pollutant, measured in pounds per day. “Concentration” refers to the amount of pollutant material per volumetric unit of air. Concentrations are measured in parts per million (ppm) or micrograms per cubic meter (µg/m3). Emissions of the proposed project are modeled using the California Emissions Estimator Model (CalEEMod), version 2022.1.1.21. Modeling emissions worksheets, assumptions, and output files are provided in Appendix B. The following provides a summary of the potential short- and long-term air quality impacts associated with the proposed project. Regional Emissions Construction Table 2 shows the project-related criteria air pollutant emissions generated from construction activities (operation of construction equipment, fugitive dust generated from ground disturbance, etc.) and construction- related on-road vehicles (haul trucks, worker, and vendor trips, etc.) associated with the proposed project. As shown in the table, construction activities associated with the project would not exceed the South Coast AQMD regional construction significance thresholds. Therefore, construction-related regional impacts to air quality would not be significant. Table 2 Maximum Daily Construction Emissions Year Maximum Daily Emissions (pounds/day)1 VOC NOx CO SO2 PM102 PM2.52 Year 2024 3 33 35 <1 6 2 Year 2025 9 7 26 <1 4 1 Year 2026 6 48 76 <1 9 3 Project Maximum Daily Emissions 9 48 76 <1 9 3 South Coast AQMD Maximum Daily Thresholds 75 100 550 150 150 55 Exceeds Threshold No No No No No No Source: CalEEMod Version 2022.1.1.21. Highest winter or summer emissions are reported. 1 Based on construction equipment mix provided and/or verified by the project applicant. Where specific information regarding project-related construction activities or processes was not available, construction assumptions were based on CalEEMod defaults, which are based on construction surveys conducted South Coast AQMD. 2 Includes implementation of fugitive dust control measures required by South Coast AQMD under Rule 403, including watering disturbed areas a minimum of two times per day, reducing speed limit to 15 miles per hour on unpaved surfaces, and street sweeping with Rule 1186–compliant sweepers. Page 101 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 33 Operation Long-term air pollutant emissions generated by the proposed project would be generated by area sources (e.g., landscape fuel use, aerosols, and architectural coatings), mobile sources from vehicle trips, and energy use (i.e., natural gas) associated with the project. Table 3 identifies the long-term criteria air pollutant emissions generated from operation of the proposed project. As shown in the table, operation of the proposed project would not generate criteria air pollutant emissions that exceed the South Coast AQMD’s regional significance thresholds. Therefore, long-term operation-related impacts to air quality would not be significant. Table 3 Maximum Daily Operational Phase Emissions Source Criteria Air Pollutants (pounds/day) VOC NOX CO SO2 PM10 PM2.5 Mobile Sources1 5 5 47 <1 11 3 Area 8 <1 18 <1 <1 <1 Energy <1 1 <1 <1 <1 <1 Project Maximum Daily Emissions 13 6 65 <1 11 3 South Coast AQMD Maximum Daily Thresholds 55 55 550 150 150 55 Exceeds Regional Threshold? No No No No No No Source: CalEEMod Version 2022.1.1.21. Totals may not equal 100 percent due to rounding. 1 Based on the trip generation data provided by Fehr & Peers (See Appendix C). Localized Emissions Construction The proposed project could expose sensitive receptors to elevated pollutant concentrations if it would cause or contribute significantly to elevated pollutant concentration levels. Unlike regional emissions, localized emissions are typically evaluated in terms of air concentration rather than mass so they can be more readily correlated to potential health effects. Localized significance thresholds (LSTs) are based on the California Ambient Air Quality Standards (AAQS), which are the most stringent AAQS established to provide a margin of safety in the protection of public health and welfare. They are designed to protect sensitive receptors most susceptible to further respiratory distress, such as asthmatics, the elderly, very young children, people already weakened by other disease or illness, and people engaged in strenuous work or exercise. The screening-level construction LSTs are based on the size of the project site, distance to the nearest sensitive receptor, and Source Receptor Area (SRA). The nearest offset residential receptors are the apartments over 900 feet to the north of the project site. The screening-level LSTs (pounds per day) are used to gauge whether a project could potentially exceed the LSTs. Table 4 shows the maximum daily construction emissions (pounds per day) generated during onsite construction activities compared with the South Coast AQMD’s screening-level construction LSTs. As shown in the table, the maximum daily NOx, CO, PM10 and PM2.5 construction emissions generated from onsite construction-related activities would be less than their respective South Coast AQMD screening-level LSTs. Therefore, project-related construction activities would not have the potential to expose sensitive receptors to substantial pollutant concentrations, and construction-related localized air quality impacts would not be significant. Page 102 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 34 Table 4 Localized Construction Emissions Source Pollutants(pounds/day)1 NOX CO PM10 PM2.5 Main - Site Preparation, Rough Grading, & Fine Grading Overlap 25 26 4 1 Main - Site Preparation, Rough Grading, Fine Grading, & Utility Trenching Overlap 27 29 4 1 Main - Utility Trenching 2 3 <1 <1 Main - Building Construction 2024 3 5 <1 <1 Main - Building Construction 2025 3 5 <1 <1 Main - Building Construction 2025 & Architectural Coating Overlap 4 6 <1 <1 Main - Building Construction 2026 3 5 <1 <1 Main - Building Construction 2026, Main - Paving, Main - Finishing/Landscaping, Offsite Demolition, Offsite - Grubbing, & Offsite Grading Overlap 43 55 4 2 Main - Building Construction 2026, Main - Paving, Main - Finishing/Landscaping, & Offsite Drainage Overlap 12 19 <1 <1 Main - Building Construction 2026, Offsite - Paving, & Offsite Striping Overlap 10 15 <1 <1 South Coast AQMD 1-acre or less Screening LST 118 863 5 4 Exceeds LST? No No No No Source: CalEEMod Version 2022.1.1.21; South Coast AQMD 2008, 2011. Notes: In accordance with South Coast AQMD methodology, only onsite stationary sources and mobile equipment are included in the analysis. For the purposes of this analysis, screening-level LSTs are based on receptors within 82 feet (25 meters) of the project site in SRA 32 for all pollutants. Main = primary onsite project; Offsite = offsite improvements 1 Based on construction equipment mix provided and/or verified by the project applicant. Where specific information regarding project-related construction activities or processes was not available, construction assumptions were based on CalEEMod defaults, which are based on construction surveys conducted South Coast AQMD. Operation The operation of the proposed project would not generate substantial quantities of emission from onsite, stationary sources. Land uses with stationary sources that have the potential to generate substantial emissions would require a permit from South Coast AQMD. These include industrial land uses, such as chemical processing, and warehousing operations where substantial truck idling could occur onsite. The proposed project does not fall within these categories of uses. The operation of the proposed project would include use of standard onsite mechanical equipment, such as heating/ventilation/air conditioning units, and air pollutant emissions generated from this equipment would be nominal. Therefore, localized air quality impacts for operation-related emissions would not be significant. Noise The following provides a summary of the potential short- and long-term noise impacts associated with the proposed project. Page 103 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 35 Project Construction Noise Two types of short-term noise impacts could occur during construction: (1) mobile-source noise from transport of workers, material deliveries, and debris and soil haul and (2) stationary-source noise from use of construction equipment. Existing uses surrounding the project site would be exposed to construction noise. Construction Equipment Noise generated during construction is based on the type of equipment used, the location of the equipment relative to sensitive receptors, and the timing and duration of the noise-generating activities. Each activity phase of construction involves the use of different construction equipment, and therefore each activity phase has its own distinct noise characteristics. Noise levels from construction activities are dominated by the loudest piece of construction equipment. The dominant noise source is typically the engine, although work piece noise (such as dropping of materials) can also be noticeable. The noise generated at each activity phase is determined by combining the Leq contributions from the top three loudest pieces of equipment used at a given time. Construction activities associated with the proposed project would not require blasting or pile driving. Demolition and grading typically generate the highest noise levels because they require the largest equipment. Construction noise quite often exhibits a high degree of variability because factors such as noise attenuation due to distance, the number and type of equipment, and the load and power requirements to accomplish tasks at each construction activity phase result in different noise levels at a given sensitive receptor. Heavy equipment such as a dozer or a loader can have maximum, short-duration noise levels of 85 dBA at 50 feet. Since noise from construction equipment is intermittent and diminishes at a rate of 6 dBA per doubling distance, the average noise levels at noise-sensitive receptors would be lower, because mobile construction equipment would move around the site with different loads and power requirements. Construction noise from activity that occurs throughout the entire construction site is calculated at spatially averaged distances (i.e., from the acoustical center of the general construction site to the property line of the nearest noise sensitive receptors) because the area around the center of construction activities best represents the potential average construction-related noise levels at the various sensitive receptors. Therefore, the distances of construction activity to sensitive receptors would be consistent between each phase. The City of Rancho Cucamonga does not have an established criterion for daytime construction noise levels. Therefore, the Federal Transit Administration (FTA) daytime criterion of 80 dBA Leq for residential uses is used to determine impact significance. The nearest sensitive receptors to the project site include Kindred Hospital to the southeast and Abundant Living Family Church to the south (see Figure 3, Aerial Photograph). Project-related construction noise levels at these receptors were modeled using the Federal Highway Administration (FHWA) Roadway Construction Noise Model (RCNM), and construction equipment is based on information provided by the project applicant and CalEEMod default equipment mix. Table 5 summarizes the aggregate noise levels by activity phase at various receptor distances. As shown in the table, construction noise would attenuate to 73dBA Leq or less at the nearest noise-sensitive receptor, which is below the FTA criterion of 80 dBA Leq. Additionally, noise from construction activities would be temporary and cease upon project completion. Therefore, no impact from construction noise would occur. Page 104 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 36 Table 5 Project-Related Construction Noise, Energy-Average (Leq) Noise Levels, dBA Construction Activity Phase Noise Level at Nearest Receptors RCNM Reference Noise Level Kindred Hospital to the South Abundant Living Family Church to the South Project-Site Construction Phases Distance in feet onsite construction 50 520 600 Site Prep 80.8 60.5 59.2 Site Prep Soil Haul 80.8 60.5 59.2 Grading 82.0 61.7 60.4 Utility Trenching 77.4 57.1 55.8 Building Construction 80.0 59.7 58.4 Paving 83.5 63.2 61.9 Finishing/Landscaping 80.1 59.8 58.5 Roadway Improvement Construction Phases Distance in feet offsite construction 50 200 430 Demolition 84.5 72.5 65.8 Drainage and Utilities 75.1 63.1 56.4 Asphalt Paving 83.1 71.1 64.4 Architectural Coating 73.7 61.7 55.0 Source: FHWA RCNM. Operational Noise Mechanical Equipment The proposed project would include heating, ventilation, and air conditioning systems (HVAC) for the mixed- use building. Mechanical equipment is anticipated to be installed on the rooftop of the proposed building. For a conservative analysis, it was assumed that the rooftop HVAC equipment would be installed at the edge of the building closest to receptors and with no acoustical shielding. As mentioned above, the nearest sensitive receptor is the Kindred Hospital southeast of the project site. HVAC units are typically 72 dBA Leq at a distance of 3 feet. The proposed project would be approximately 150 feet from the hospital property line. At 150 feet, noise levels would attenuate to 38 dBA, which is below the daytime and nighttime exterior noise standards of 65 dBA and 60 dBA, respectively. Also, although the noise analysis considered a conservative scenario (no acoustical shielding at the rooftop), the City requires that all rooftop equipment be shielded. With the shielding, the noise that would be generated by the HVAC system would be further reduced. Therefore, HVAC noise would be not perceptible to offsite sensitive receptors. A trash compactor would be placed within the interior of the proposed structure on the ground floor. All trash compacting noise would be fully shielded and noise would be blocked by the parking structure. Therefore, trash compacting noise would be not perceptible to offsite sensitive receptors. Page 105 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 37 Traffic Noise A project will normally have a significant effect on the environment related to noise if it substantially increases the ambient noise levels for adjoining areas. Most people can detect changes in sound levels of approximately 3 dBA under normal, quiet conditions, and changes of 1 to 3 dBA are perceptible under quiet, controlled conditions. Changes of less than 1 dBA are usually indiscernible. A change of 5 dBA is readily discernible to most people in an exterior environment. Based on this, the following thresholds of significance—similar to those recommended by the Federal Aviation Administration (FAA)—are used to assess traffic noise impacts at sensitive receptor locations. A significant impact would occur if traffic noise increase would exceed:  1.5 dBA in an ambient noise environment of 65 dBA CNEL and higher.  3 dBA in an ambient noise environment of 60 to 64 CNEL.  5 dBA in an ambient noise environment of less than 60 dBA CNEL. Project-related traffic noise increases were calculated using study roadway segment volumes provided by Linscott, Law & Greenspan (LLG) for existing and opening year scenarios with and without the project trip contributions. Results of the traffic noise modeling are summarized in Table 6. Traffic modeling based on data provided by LLG indicates that project-related increases would be up to 2.4 dBA CNEL along Spruce Avenue, between Red Oak Street and White Oak Avenue, as shown in the table. Therefore, traffic noise increases would not exceed 3.0 dBA CNEL (the lowest acceptable increase) and traffic noise impacts would not occur as a result of project implementation. Generation of Excessive Groundborne Vibration or Groundborne N oise L evels Construction can generate varying degrees of ground vibration, depending on the construction procedures and equipment. Operation of construction equipment generates vibrations that spread through the ground and diminish with distance from the source. The effect on buildings in the vicinity of the construction site varies depending on soil type, ground strata, and receptor-building construction. The effects from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibrations at moderate levels, to slight structural damage at the highest levels. Vibration from construction activities rarely reaches the levels that can damage structures. Table 6 Project Traffic Noise Increase Roadway Segment ADT dBA CNEL Existing No Project Existing Plus Project Project Noise Increase Over Existing Conditions Southbound – Spruce Avenue 307 348 0.54 Westbound – Red Oak Avenue 297 349 0.70 Northbound – Kindred Hospital Driveway 114 196 2.35 Eastbound – White Oak Avenue 205 212 0.15 Source: LLG 2024. Page 106 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 38 The City of Rancho Cucamonga establishes a threshold of 85 VdB or below within 200 feet of an existing structure. Therefore, the FTA criteria is used to determine impact significance at nearby structures. To determine potential vibration velocity, it is conservatively assumed that construction equipment could operate at the edge of the project site and offsite roadway improvements area. Therefore, the distance from the vibration source (construction equipment) to closest receptor for both construction site and roadway improvements is measured from the edge of the site to the nearest structure façades. The proposed project involves construction activities adjacent to the office building abutting the western site boundary and would include offsite roadway improvements approximately 30 feet north of the hotel (Best Western Plus Heritage Inn Ontario) east of the project stie boundary across Spruce Avenue. Table 7 summarizes vibration levels for typical construction equipment at a reference distance of 25 feet and distances to the surrounding structures. Table 7 Vibration Levels for Typical Construction Equipment Equipment FTA Reference VdB at 25 feet Office Building to the West of the Construction Site Best Western Inn to the North of the Roadway Improvements City threshold of 85 VdB within 200 feet City threshold of 85 VdB within 200 feet Vibratory Roller 94.0 105.9 91.6 Large Bulldozer 87.0 98.9 84.6 Loaded Trucks 86.0 97.9 83.6 Jackhammer 79.0 90.9 76.6 Small Bulldozer 58.0 69.9 55.6 Exceeds City Threshold? Yes Yes Source: FTA, 2018. Transit Noise and Vibration Impact Assessment, September. Notes: VdB = Vibration velocity decibels Paving activities and equipment within 10 feet of the office building and 30 feet of the hotel could result in excessive vibration annoyance levels at these structures. However, with incorporation of the following condition of approval, project-related vibration levels would be reduced to below 85 VdB within 200 feet of the nearest structure, as defined in Policy N-1.8 of the Rancho Cucamonga General Plan. The condition of approval would be provided as a part of the project approval. Construction Vibration Reduction Measure. During the project’s construction activity, specifically paving and vibration compaction within 15 feet of any existing building or structure, the construction contractor(s) shall use a static roller in lieu of a vibratory roller. Use of a static roller is predicted to generate vibration levels of approximately 94 Vibration velocity decibels (VdB) at a distance of 25 feet (New Zealand Transport Agency 2012). At 50 feet, vibration levels would be approximately 85 VdB. Prior to issuance of any construction permits, the vibration equipment requirements shall be noted on all construction management plans and architectural building plans and verified by the City of Rancho Cucamonga Planning Department. Airport Land Use Noise The nearest airport to the project site is Ontario International Airport, approximately three miles to the southwest. The project site is outside of the airport land use plan. Therefore, the proposed project would not expose people residing or working in the project area to excessive noise levels. Page 107 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 39 Traffic The analysis in this section is based in part on the Traffic Impact Analysis (TIA) Report prepared by Linscott, Law & Greenspan for the proposed project (LLG 2024) and the Vehicle Miles Traveled Assessment prepared by Fher & Peers, which is included as Appendix C. Project Trip Generation and General Plan Consistency Analysis The project trip generation provided in the TIA was prepared using trip rates from the Institute of Transportation Engineers (ITE) and information provided by the project applicant pertaining to project operation. Table 5-1, Project Traffic Generation Forecast, of the TIA presents the trip generation estimate for the proposed project. As shown in the table, the proposed project is forecast to generate 1,149 daily trips, with 66 trips generated in the AM peak hour and 72 trips generated in the PM peak hour on a “typical” weekday. One key intersection (Spruce Avenue and Red Oak Street) was analyzed in the TIA under the Existing, Near Term (Year 2026), and Buildout Condition with- and without-project scenarios to ensure that project implementation would not impact the intersection in a manner that would result in an inconformity with the acceptable LOS performance standard for intersections pursuant to the Rancho Cucamonga General Plan. As concluded in the TIA, the intersection would operate an acceptable LOS under any of the three scenarios analyzed, and no impact to the intersection would occur. Therefore, the proposed project would not cause a significant effect on the existing roadway network, and no further traffic analysis is required. Vehicle Miles Traveled Screening Analysis Senate Bill (SB) 743 was signed by Governor Brown in 2013 and required the Governor’s Office of Planning and Research (OPR) to amend the CEQA Guidelines to provide an alternative to LOS for evaluating transportation impacts. SB743 specified that the new criteria should promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses. The bill also specified that delay-based level of service could no longer be considered an indicator of a significant impact on the environment under CEQA. In response, Section 15064.3 was added to the CEQA Guidelines on January 1, 2019. Section 15064.3, Determining the Significance of Transportation Impacts, states that vehicle miles traveled (VMT) is the most appropriate measure of transportation impacts and provides lead agencies with the discretion to choose the most appropriate methodology and thresholds for evaluating VMT. The provisions of Section 15064.3(c) were implemented statewide beginning on July 1, 2020. The project site, which is located in a Transit Priority Area (TPA), is accessible by multiple modes of transportation. Vehicle access to the site would be provided by a new driveway via Red Oak Street and pedestrian access via sidewalks (existing and proposed) along Spruce Avenue and Red Oak Street. Additionally, the project’s access to bicycle and public transit would reduce potential VMT in the area. Bicycle and public transit are provided via bicycle lanes and existing Omnitrans public transit services on Foothill Boulevard, approximately 400 feet northeast of the project site. The proposed project includes 338 off-street vehicle parking spaces, of which 287 are reserved for residents. Parking supply would be consistent with City of Rancho Cucamonga development standards. Based on the VMT assessment and the City of Rancho Cucamonga Traffic Impact Analysis Guidelines, adopted June 2020, the proposed project would screen-out of further VMT analysis due to its proximity to transit and its location in a TPA. Further, access and connectivity within the City Center land use designation focuses on walkability with improved sidewalk infrastructure and locating parking behind or between buildings. The project proposes Page 108 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 40 sidewalk improvements along the project frontages (Spruce Avenue and Red Oak Street) and places parking behind the street frontage in an enclosed parking structure, satisfying these requirements. The proposed project generally conforms to the City’s General Plan mobility and circulation policies by accounting for multi-modal access, promoting a high-quality pedestrian environment, and maintaining adequate LOS at adjacent intersections. The mixed-use nature of the project also promotes internalized trips, which reduces VMT relative to citywide averages. Therefore, the proposed project would have a less-than-significant VMT impact. Water Quality Following is a discussion of the potential water quality impacts resulting from urban runoff that would be generated during the construction and operational phases of the proposed project. Project Construction Phase Construction-related runoff pollutants are typically generated from waste and hazardous materials handling or storage areas, outdoor work areas, material storage areas, and general maintenance areas (e.g., vehicle or equipment fueling and maintenance, including washing). The project’s construction phase has the potential to cause deterioration in the quality of downstream receiving waters if construction-related sediments or pollutants wash into the existing storm drain system and facilities in the area. Construction-related activities that are primarily responsible for sediment releases are related to exposing previously stabilized soils to potential mobilization by rainfall/runoff and wind. Such activities include removing vegetation from the site, grading the site, and trenching for infrastructure improvements. Environmental factors that affect erosion include topographic, soil, and rainfall characteristics. Non-sediment- related pollutants that are also of concern during construction relate to non-stormwater flows and generally include construction materials (e.g., paint and stucco); chemicals, liquid products, and petroleum products used in building construction or the maintenance of heavy equipment; and concrete and related cutting or curing residues. Project-related construction activities would generate pollutants that could adversely affect the water quality of downstream receiving waters if appropriate and effective stormwater and non-stormwater management measures are not used to keep pollutants out of and remove pollutants from urban runoff. Construction projects of one acre or more are regulated under the Statewide General Construction Permit (CGP), Order No. 2022-0057-DWQ, issued by the State Water Resources Control Board in 2022. Projects obtain coverage by developing and implementing a Stormwater Pollution Prevention Plan (SWPPP) estimating sediment risk from construction activities to receiving waters and specifying BMPs that would be implemented by the project to minimize pollution of stormwater. The project’s construction contractor would be required to prepare and implement a SWPPP and associated BMPs in compliance with the CGP during grading and construction. The SWPPP would specify BMPs that the construction contractor would implement to protect water quality by eliminating and/or minimizing stormwater pollution prior to and during grading and construction and show the placement of those BMPs. Standard construction BMPs that would be incorporated into the project’s SWPPP and implemented during the construction phase include but are not limited to:  Perimeter control with silt fences and perimeter sandbags and/or gravel bags.  Stabilized construction exits with rumble strip(s)/plate(s). Page 109 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 41  Installation of storm drain inlet protection on affected onsite drains and within roadways.  Installation of silt fences around stockpiles and covering of stockpiles.  Use of secondary containment around barrels, containers, and storage materials that may impact water quality.  Stabilization of disturbed areas where construction ceases for a determined period of time (e.g., one week) with erosion controls.  Installation of temporary sanitary facilities and dumpsters. Adherence to the BMPs in the SWPPP would reduce, prevent, minimize, and/or treat pollutants and prevent degradation of downstream receiving waters. BMPs identified in the SWPPP would reduce or avoid contamination of stormwater with sediment and other pollutants such as trash and debris; oil, grease, fuels, and other toxic chemicals; paint, concrete, asphalt, bituminous materials, etc.; and nutrients. Based on the preceding, no significant water quality impacts from the project’s grading and construction activities are anticipated to occur. Project Operation Phase Operational-related activities of the proposed project (e.g., runoff from parking areas, solid waste storage areas, and landscaped areas) will generate pollutants that could adversely affect the water quality of downstream receiving waters if effective measures are not used to keep pollutants out of and remove pollutants from urban runoff. Project development would be required to comply with requirements set forth in the Santa Ana Regional Water Quality Control Board (RWQCB) MS4 permit, (Order No. R8-2010-0036, NPDES No. CAS618036) and in accordance with City of Rancho Cucamonga Municipal Code Section 19.20, which includes the preparation and implementation of a Water Quality Management Plan (WQMP). Pursuant to the City’s initial requirements for development projects, the project applicant’s civil engineer prepared a preliminary Water Quality Management Plan (PWQMP) Site and Drainage Plan, which is included in Appendix D for reference. Implementation of the PWQMP Site and Drainage Plan ensures ongoing, long-term protection of the watershed basin. As shown in the PWQMP Site and Drainage Plan, the project is designed to include onsite structural treatment control BMPs consisting of below-ground infiltration chambers and drywells located underneath the parking structure in the center of the building. These BMPs would capture and treat site runoff before it is conveyed from the project site to the public storm drain system. These BMPs would have the capacity to treat the entire Design Capture Volume (DCV 1) for the project, which is 8,280 cubic feet of water. In addition, nonstructural source control BMPs would be implemented during project operation, including:  Education of tenants and property owners of stormwater management best practices. 1 The DCV is the volume of storm water runoff that must be retained and/or biofiltered in order to satisfy pollutant control requirements. Page 110 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 42  Restrictions on outdoor storage of raw chemicals, manufacturing activities, and discharging of wastewater to paved areas.  Preparation of a Spill Contingency Plan.  Employee training of stormwater features.  Sweeping of the parking lot and driveway.  Implementation of a litter/debris control program.  Landscape management. Furthermore, as shown in the PWQMP Site and Drainage Plan, the following structural source control BMPs would be implemented:  Low-flow irrigation fixtures.  Storm drain system stenciling and signage.  Covered trash and waste storage areas.  Catch basins in the western end of the development. Preparation and submittal of a final WQMP and implementation of all identified BMPs will be ensured through the City’s development review and building plan check process. Long-term maintenance of proposed water quality control features would be required by the City as a condition of approval to ensure the long-term effectiveness of all such features. Therefore, no significant water quality impacts are anticipated to occur. Condition E: Adequate Utilities and Public Services The project site is in an urbanized area of the City that is already served by all necessary municipal utilities (i.e., water, wastewater, stormwater, solid waste) and public services (i.e., fire, police). As demonstrated below, the proposed project would not result in impact to or the need for new or expansion of existing utilities or public services. Therefore, the project meets Condition E. Utilities and Service Systems Water System Water to the project site would be supplied by the Cucamonga Valley Water District (CVWD). The proposed project would require construction of water lines onsite to connect with existing water mains in the surrounding roadway right-of-way. Some construction may occur within the right-of-way to make the necessary infrastructure connections to the existing water main, but no new or expansion of existing water lines would be required. The proposed water system improvements will be designed and constructed in accordance with City and CVWD requirements. Wastewater System CVWD would provide wastewater collection and conveyance service to the project site. The project would require the construction of new onsite sewer lines to connect to existing sewer mains or trunk lines in the Page 111 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 43 surrounding roadway right-of-way. Some construction may occur within the right-of-way to make the necessary infrastructure connections to the existing facilities, but no new or expansion of existing sewer lines would be required. The proposed wastewater system improvements will be designed and constructed in accordance with City and CVWD requirements. Drainage System Under proposed conditions and upon project completion, site runoff would be conveyed similar to existing conditions, continuing to flow southwesterly via new onsite drainage collection, conveyance, and treatment systems. Project development would increase the amount of impervious surfaces on the site, which would increase the volume of site discharge by 2.182 cubic feet per second under a 100-year storm event. However, as described in the Preliminary Hydrology Report prepared for the project (VEI 2023), the increased flow from the project would be captured through drainage inlets at the west and south portions of the project site and routed through an onsite storm drain system that discharges to below ground infiltration chambers with drywells. The chambers would be sized to capture and retain 90 percent of the predeveloped runoff volume. The proposed drainage system improvements will be designed and constructed in accordance with City requirements. Other Utilities Other utilities that would serve the project include electricity (City of Rancho Cucamonga), natural gas (Southern California Gas Company), solid waste collection service (Burrtec Waste Industries) and telecommunications (various private services, including Frontier, Charter, and Comcast). Available infrastructure and facilities (i.e., subsurface gas mains in adjacent streets) for these utilities and service system providers are readily available to serve the project site. No offsite expansion or upsizing of utility and service system infrastructure or facilities will be required to accommodate the project. Additionally, all new utility infrastructure would be installed underground or placed in enclosed spaces (e.g., utility closets). Public Services Fire Protection and Emergency Services The City of The Rancho Cucamonga Fire Protection District (RCFPD) provides fire protection and emergency services to the entire City (including the project site) from seven fire stations. The nearest fire station to the project site is Fire Station 174 at 11297 Jersey Boulevard, approximately 1.4 miles to the southeast. RCFPD also has mutual aid agreements with all of the other fire departments in San Bernardino County, including the San Bernardino County Fire Department. Project implementation would result in an increase in calls for fire protection and emergency medical service. However, considering the existing firefighting resources available in and near the City, project impacts on fire protection and emergency services (including response times) are not expected to occur. Additionally, in the event of an emergency at the project site that required more resources than Fire Station 174 could provide, RCFPD would direct resources to the site from other RCFPD stations nearby and, if needed, would request assistance from other nearby fire departments. Additionally, the project site is an infill site already served by RCFPD; therefore, project development would not result in an expansion of RCFPD’s service area. The City also involves RCFPD in the development review process in order to ensure that the necessary fire prevention and emergency response features are incorporated into development projects. For example, the Page 112 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 44 residential units and commercial uses would include sprinkler and alarm systems. Fire hydrants would also be installed at key locations onsite, as required by RCFPD, to provide adequate fire protection. Also, Knox Boxes would be placed where necessary (i.e., security gates) to provide access for emergency personnel. Additionally, emergency access to the project site would be provided via the proposed driveway off Red Oak Street, which leads to the multi-level parking structure via the alley along the northern end of the project site and via the Spruce Avenue and Red Oak Street roadway frontages. All site and building improvements would be subject to review and approval by the City and RCFPD prior to issuance of a building permit and occupancy permit. Furthermore, project development is required to comply with the most current adopted fire codes, building codes, and nationally recognized fire and life safety standards of the City and RCFPD, which impose design standards and requirements that seek to minimize and mitigate fire risk. Compliance with these codes and standards is ensured through the City’s and RCFPD’s development review and building permit process. Based on the preceding, the proposed project would not adversely affect RCFPD’s ability to provide adequate service and would not require new or expanded fire facilities. Police Protection Services The San Bernardino County Sheriff's Department (Sheriff) provides police protection services to the city (including the project site) from its police station at 10510 Civic Center Drive in Rancho Cucamonga, which is approximately 0.5 mile west of the project site. Project implementation would result in an increase in calls for police protection service. However, considering the existing police resources available in and near the city, project impacts on police services (including response times) are not expected to occur. The Sheriff’s staffing and equipment levels could absorb the additional calls and responses that could be generated by the proposed project. The project site is also an infill site already served by the Sherriff; therefore, Project development would not result in an expansion of their service area. Additionally, in the event of an emergency at the project site that required more resources than the Sheriff’s station at 10510 Civic Center Drive could provide, the Sherriff would direct resources to the site from other Sherriff stations nearby and, if needed, would request assistance from other nearby police departments. Based on the preceding, the proposed project would not adversely affect the Sherriff’s ability to provide adequate service and would not require new or expanded police facilities. Finding Since all criteria set forth in Section 15332 of the CEQA Guidelines have been met by the proposed project, the City of Rancho Cucamonga finds that the proposed project is categorically exempt from CEQA under Class 32. 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Technical Memorandum Noise and Vibration No.1. https://www.nzta.govt.nz/assets/Highways-Information-Portal/Technical-disciplines/Noise-and -vibration/Standards/Technical-memoranda/Tech-memo-NV1-construction-vibration-criteria.pdf. Orswell & Kasman, Inc. 2022, November. Phase I Environmental Site Assessment Report. Rancho Cucamonga, City of. 2024a. Zoning Plan Viewer. https://regis.maps.arcgis.com/apps/ webappviewer/index.html?id=71c7e5e09b7f48cd9a56f341f6056540. ———. 2024b. General Plan Viewer. https://regis.maps.arcgis.com/apps/webappviewer/ index.html?id=e29b6dcd1a374a9da53cb4f96686bd5e. ———. 2021, December. City of Rancho Cucamonga General Plan. https://www.cityofrc.us/GeneralPlan. ———. 2020, June. Cultural Resources Existing Conditions Report. https://www.cityofrc.us/sites/default/ files/2020-07/PlanRC_ExistingConditionsReport_CulturalResources_June2020.pdf. State Water Resources Control Board (SWRCB). 2024. GeoTracker. https://geotracker.waterboards.ca.gov/. South Coast Air Quality Management District (South Coast AQMD). 2008, June. Final Localized Significance Threshold Methodology. http://www.aqmd.gov/home/regulations/ceqa/air-quality-analysis -handbook/localized-significance-thresholds. ———. 2011. Fact Sheet for Applying CalEEMod to Localized Significance Thresholds. http://www.aqmd .gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/caleemod-guidance.pdf. US Environmental Protection Agency (USEPA). 2024a. EnviroMapper. https://enviro.epa.gov/enviro/em4ef.home. Page 114 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 46 ———. 2024b. Environmental Justice Screening and Mapping Tool (Version 2020). https://ejscreen.epa.gov/mapper/. Valued Engineering Inc. (VEI). 2023, August. Preliminary Hydrology Report. Page 115 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 47 APPENDIX A Biological Resources Assessment Report Page 116 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 48 This page intentionally left blank. Page 117 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 49 APPENDIX B Air Quality Technical Modeling Page 118 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 50 This page intentionally left blank. Page 119 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 51 APPENDIX C Trip Generation and Vehicle Miles Traveled Screening Analysis Memorandum Page 120 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 52 This page intentionally left blank. Page 121 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 53 APPENDIX D Preliminary Water Quality Management Plan Site and Drainage Plan Page 122 ATTACHMENT TO NOTICE OF EXEMPTION Spruce & Red Oak Mixed-Use Project May 2024 54 This page intentionally left blank. Page 123 RESOLUTION NO. 2024-020 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL APPROVE DESIGN REVIEW DRC2023-00154, A REQUEST FOR A SITE PLAN AND DESIGN REVIEW OF A MIXED-USE DEVELOPMENT CONSISTING OF 176 RESIDENTIAL UNITS (INCLUDING 2 LIVE-WORK UNITS), 7,870 SQUARE FEET OF COMMERCIAL LEASE AREA, AND 1,400 SQUARE FEET OF LIVE- WORK COMMERCIAL LEASE AREA WITH A RELATED MASTER PLAN TO REDUCE THE REQUIRED NON-RESIDENTIAL FLOOR AREA RATIO AND ON-SITE PARKING ON 1.8 ACRES OF LAND AT THE NORTHWEST CORNER OF RED OAK STREET AND SPRUCE AVENUE IN THE CENTER 2 (CE2) ZONE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0208-353-18. A.Recitals. 1.The applicant, Western Spire, has filed an application for the issuance of Design Review DRC2023-00154, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Design Review request is referred to as "the application." 2.On the 10th day of July 2024, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above- referenced public hearing on July 10, 2024, including written and oral staff reports, this Commission hereby specifically finds as follows: a. The application applies to a 1.8 acres undeveloped site located at the northwest corner of Red Oak and Spruce Avenues; and Exhibit E Page 124 PLANNING COMMISSION RESOLUTION NO. 2024-020 DESIGN REVIEW DRC2023-00154 – WESTERN SPIRE July 10, 2024 Page 2 b. The existing land use, General Plan designation, and Zones for the project site and adjacent properties are as follows: c. The project is for the construction of 176 residential units (including 2 live-work units), 7,870 square feet of commercial lease area, and 1,400 square feet of live-work commercial lease area with a related Master Plan to reduce the required non-residential floor area ratio and on-site parking; and d. The Design Review Committee reviewed and recommended approval as proposed on April 16, 2024; and e. The project includes a related Master Plan (DRC2023-00346) to reduce the required non-residential floor area ratio and a Minor Exception (DRC2024-00280) to reduce the required onsite parking. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby specifically finds and concludes as follows: a. The proposed development is consistent with the General Plan. The General Plan Designation for the project site is City Center, which envisions a mix of high-density residential and non-residential land uses. The project furthers the vision of the General Plan and the City Center land use designation which encourages infill development with a mix of uses. The proposed residential and commercial land uses will complement and be compatible with the surrounding area's character, comprising retail, office, and commercial uses. Project development would also help implement and further several goals and policies of the Rancho Cucamonga General Plan, including the ability to provide complete places (LC1.1), ensuring the quality of public space (LC- 1.3), and the provision of compatible development (LC-1.11). The additional housing units will also assist the City in reaching its State housing Regional Housing Needs Allocation (RHNA) outlined in the Housing Element; and b. The proposed development is in accord with the objectives of the Development Code, and the purposes of the zone in which the site is located. The project site is within the Center 2 (CE2) Zone which was established to provide medium to high-intensity mixed-use development along walkable corridors and applies to mixed-use urban areas with pedestrian- friendly commercial and residential hubs and infill development along vibrant public spaces that promote walkability. The CE2 zone is designated to have a residential density of up to 100 units per acre and a non-residential floor area of 1.0 to 2.0. Land Use General Plan Zoning Site Vacant City Center Center 2 (CE2) North Commercial Center City Center Center 2 (CE2) South Church/School Office Employment Mixed Employment 1 (ME1) East Hotel Mixed-Use City Corridor High Corridor 2 (CO2) West Office Building City Center Center 2 (CE2) Page 125 PLANNING COMMISSION RESOLUTION NO. 2024-020 DESIGN REVIEW DRC2023-00154 – WESTERN SPIRE July 10, 2024 Page 3 The project proposes a residential density of 98 units per acre and a non-residential floor area of .11. Development Code Section 17.22.020 provides the Master Plan implementation tool for deviating from development requirements for projects of exceptional design that cannot be built under an existing zone due to constraints of existing development standards. A related Master Plan has been submitted to reduce the required non-residential floor area ratio and a Minor Exception to reduce the number of onsite parking spaces; and c.The proposed development complies with each of the applicable provisions of the Development Code. The proposed development meets all standards outlined in the Development Code except for the required non-residential floor area ratio and the number of onsite parking spaces, for which Master Plan and Minor Exception applications has been submitted, respectively. Staff supports the requested deviations from the floor area ratio and parking requirements based on the small project size, 1.8 acres, the lack of frontage on a major street, and the extensive office and retail land uses in the surrounding area. Further, the applicant has provided a parking study which has demonstrated that the project will be sufficiently parked based on the proposed mix of uses and available onsite parking. The project site is surrounded by a mix of commercial, retail, and office land uses that are readily accessible to future project residents and commercial tenants; and d.The proposed development, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. A CEQA Section 15332 infill exemption was prepared for the project which demonstrates that the project would not have a significant impact on the environment. 4. Based upon the facts and information contained in the CEQA Guidelines Section 15332 Infill Exemption, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment based upon the findings as follows: a.Planning staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 – Infill Development Projects as the project is for the construction of a mixed-use development on 1.8 acres of land. The Section 15332 CEQA exemption covers infill developments on sites less than 5 acres in area that will not have a significant impact relating to traffic, noise, air quality, or water. b.A Section 15332 CEQA exemption was prepared by Placeworks (May 2024), an environmental consultant hired by the City (Exhibit D – CEQA Section 15332 Infill Exemption), to demonstrate compliance with the Section 15332 exemption. Staff evaluated the CEQA exemption prepared by Placeworks and concluded that the project will not have a significant impact on the environment relating to traffic, noise, air quality, or water. The Planning Commission has reviewed the Planning Department’s determination of exemption, and based on its own independent judgment, concurs in the staff’s determination of exemption. Page 126 PLANNING COMMISSION RESOLUTION NO. 2024-020 DESIGN REVIEW DRC2023-00154 – WESTERN SPIRE July 10, 2024 Page 4 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the attached Conditions of Approval. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF JULY 2024. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Morales, Chairman ATTEST: Matt Marquez, Secretary I, Matt Marquez, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 10th day of July 2024, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 127 RESOLUTION NO. 2024-021 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA RECOMMENDING THE ADOPTION BY THE CITY COUNCIL OF MASTER PLAN APPROVAL OF DRC2023-00346, A REQUEST TO REDUCE THE REQUIRED NON- RESIDENTIAL FLOOR AREA RATIO OF A RELATED MIXED-USE DEVELOPMENT ON 1.8 ACRES OF LAND AT THE NORTHWEST CORNER OF RED OAK STREET AND SPRUCE AVENUE IN THE CENTER 2 (CE2) ZONE AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0208-353-18. A.Recitals. 1.The applicant, Western Spire, has filed an application for the issuance of Master Plan DRC2023-00346, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Master Plan request is referred to as "the application." 2.On the 10th day of July 2024, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above- referenced public hearing on July 10, 2024, including written and oral staff reports, this Commission hereby specifically finds as follows: a. The application applies to a 1.8 acres undeveloped site located at the northwest corner of Red Oak and Spruce Avenues; and b.The existing land use, General Plan designation, and Zones for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Vacant City Center Center 2 (CE2) North Commercial Center City Center Center 2 (CE2) South Church/School Office Employment Mixed Employment 1 (ME1) East Hotel Mixed-Use City Corridor High Corridor 2 (CO2) West Office Building City Center Center 2 (CE2) Exhibit F Page 128 PLANNING COMMISSION RESOLUTION NO. 2024-021 MASTER PLAN DRC2023-00346 – WESTERN SPIRE July 10, 2024 Page 2 c. A Master Plan is being requested to reduce development requirements related to the non-residential floor area ratio of a mixed-use development. d. Development Code Section 17.22.020 establishes that an applicant may propose site-specific regulations by way of a master plan which may include, but are not limited to, development intensity (i.e., FAR) on a lot. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby specifically finds and concludes as follows: a. The proposed master plan is consistent with the goals, policies, and objectives of the General Plan. The project furthers the vision of the General Plan and the City Center land use designation which encourages infill development with a mix of uses. The proposed residential and commercial land uses will complement and be compatible with the surrounding area's character, comprising retail, office, and commercial uses. Project development would also help implement and further several goals and policies of the Rancho Cucamonga General Plan, including the ability to provide complete places (LC1.1), ensuring the quality of public space (LC-1.3), and the provision of compatible development (LC-1.11). The additional housing units will also assist the City in reaching its State housing Regional Housing Needs Allocation (RHNA) outlined in the Housing Element; and b. The proposed master plan meets the applicable requirements set forth in this title. Development Code Section 17.22.020 provides the Master Plan as a tool for establishing site- specific development standards for projects of exceptional design that cannot be built under an existing zone due to constraints of existing development standards relative to site constraints or the location of a subject parcel or parcels within the city. Whereas the Development Code requires a non-residential FAR of 1.0 to 2.0 within the subject CE2 zone, the applicant is proposing a non- residential FAR of .11, which is deficient of code standards. In addition to Development Code regulations which allow a developer to establish site specific development standards by way of a master plan, the City Council has established that parcels which meet certain criteria, specifically for lots which are less than 3-acres and which are not located within a frontage overlay along a primary corridor, may be granted a reduction in non-residential floor area due to these constraints, on a case by case basis. Staff supports the requested site-specific development standard to reduce non-residential floor area based on the small project size, 1.8 acres, the project site not being located within a frontage overlay, and the extensive office and retail land uses in the surrounding area. The project site is surrounded by a mix of commercial, retail, and office land uses that are readily accessible to future project residents and commercial tenants. The project would also help implement the City’s vision in the CE2 zone by introducing a high-density (98 du/ac) mixed-use development along a walkable corridor. 4. Based upon the facts and information contained in the CEQA Guidelines Section 15332 Infill Exemption, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment based upon the findings as follows: Page 129 PLANNING COMMISSION RESOLUTION NO. 2024-021 MASTER PLAN DRC2023-00346 – WESTERN SPIRE July 10, 2024 Page 3 a. Planning staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 – Infill Development Projects as the project is for the construction of a mixed-use development on 1.8 acres of land. The Section 15332 CEQA exemption covers infill developments on sites less than 5 acres in area that will not have a significant impact relating to traffic, noise, air quality, or water. b. A Section 15332 CEQA exemption was prepared by Placeworks (May 2024), an environmental consultant hired by the City (Exhibit D – CEQA Section 15332 Infill Exemption), to demonstrate compliance with the Section 15332 exemption. Staff evaluated the CEQA exemption prepared by Placeworks and concluded that the project will not have a significant impact on the environment relating to traffic, noise, air quality, or water. The Planning Commission has reviewed the Planning Department’s determination of exemption, and based on its own independent judgment, concurs in the staff’s determination of exemption. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the attached Conditions of Approval. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF JULY 2024. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Morales, Chairman ATTEST: Matt Marquez, Secretary I, Matt Marquez, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 10th day of July 2024, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 130 RESOLUTION NO. 2024-022 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL APPROVE MINOR EXCEPTION DRC2023-00280, A REQUEST TO REDUCE THE REQUIRED ONSITE PARKING OF A RELATED MIXED-USE DEVELOPMENT ON 1.8 ACRES OF LAND AT THE NORTHWEST CORNER OF RED OAK STREET AND SPRUCE AVENUES IN THE CENTER 2 (CE2) ZONE AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0208-353-18. A.Recitals. 1.The applicant, Western Spire, has filed an application requesting the issuance of Minor Exception DRC2023-00280, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Minor Exception request is referred to as "the application." 2.On the 10th day of July 2024, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above- referenced public hearing on July 10, 2024, including written and oral staff reports, this Commission hereby specifically finds as follows: a. The application applies to a 1.8-acre undeveloped site located at the northwest corner of Red Oak and Spruce Avenues; and b.The existing land use, General Plan designation, and Zones for the project site and adjacent properties are as follows: c.A Minor Exception is being requested to reduce the required onsite parking of a 176 residential-unit mixed-use development from 362 required parking stalls to 339 provided parking stalls, representing a deficiency of 6.1 percent, or 23 parking spaces; and Land Use General Plan Zoning Site Vacant City Center Center 2 (CE2) North Commercial Center City Center Center 2 (CE2) South Church/School Office Employment Mixed Employment 1 (ME1) East Hotel Mixed-Use City Corridor High Corridor 2 (CO2) West Office Building City Center Center 2 (CE2) Exhibit G Page 131 PLANNING COMMISSION RESOLUTION NO. 2024-021 MINOR EXCEPTION DRC2023-00280 – WESTERN SPIRE July 10, 2024 Page 2 d. The applicant has provided a parking study which has demonstrated that the project will be sufficiently parked based on the proposed mix of uses and available onsite parking. The project site is surrounded by a mix of commercial, retail, and office land uses that are readily accessible to future project residents and commercial tenants; and e. Development Code Section 17.16.110 allows parking reductions up to 25 percent upon the approval of a Minor Exception. The requested reduction by 6.1 percent is less than the maximum allowed reduction of 25 percent allowed by the Development Code. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby specifically finds and concludes as follows: a. The minor exception is consistent with the general plan or any applicable specific plan or development agreement. The General Plan Designation for the project site is City Center, which envisions a broad range of residential and non-residential land uses. The minor exception is for a 6.1 percent (23 parking spaces) reduction in the required parking which will permit the project to be developed at the density contemplated by the General Plan; and b. The proposed minor exception is compatible with existing and proposed land uses in the surrounding area. The project site is within the Center 2 (CE2) Zone, which is envisioned for a mix of residential and non-residential land uses. The 6.1 percent (23 parking spaces) reduction in the required parking will not impact the project’s compatibility with the surrounding land uses with the implementation of the Parking Management Plan submitted for the project, compliance with which is enforced by conditions imposed upon the project; and c. The proposed exception to the specific development standard(s) is necessary to allow creative design solutions compatible with the desires of the community and/or accommodate unique site conditions. The 6.1 percent (23 parking spaces) reduction in the required on-site parking will allow the project to provide a mix of residential and non-residential land uses as contemplated for the land use district; and d. The granting of the minor exception will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone, and will not be detrimental to public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. A CEQA Section 15332 Infill Exemption was prepared for the project that demonstrates that the project would not have a significant impact on the environment not already contemplated in the General Plan EIR. 4. Based upon the facts and information contained in the CEQA Guidelines Section 15332 Infill Exemption, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment based upon the findings as follows: a. Planning staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 – Infill Development Projects as the project is for the construction of a mixed-use development on 1.8 acres of land. The Section 15332 CEQA exemption covers infill developments on sites less than 5 acres in area that will not have a significant impact relating to traffic, noise, air quality, or water. Page 132 PLANNING COMMISSION RESOLUTION NO. 2024-021 MINOR EXCEPTION DRC2023-00280 – WESTERN SPIRE July 10, 2024 Page 3 b. A Section 15332 CEQA exemption was prepared by Placeworks (May 2024), an environmental consultant hired by the City (Exhibit D – CEQA Section 15332 Infill Exemption), to demonstrate compliance with the Section 15332 exemption. Staff evaluated the CEQA exemption prepared by Placeworks and concluded that the project will not have a significant impact on the environment relating to traffic, noise, air quality, or water. The Planning Commission has reviewed the Planning Department’s determination of exemption, and based on its own independent judgment, concurs in the staff’s determination of exemption. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the attached Conditions of Approval. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF JULY 2024. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Morales, Chairman ATTEST: Matt Marquez, Secretary I, Matt Marquez, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 10th day of July 2024, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Page 133 Conditions of Approval Community Development Department Project #: DRC2023-00154 DRC2023-00346 DRC2023-00280 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan Minor Exception ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions The project shall comply with all project recommendations as outlined in the categorical exemption prepared by Palceworks (May 2024). 1. The project shall remain in compliance with the Parking Management Plan in file at all times (Linscott, Law & Greenspan, April 25, 2023). In the event of any observed parking violations to the parking management plan, the City reserves the right to require the preparation of off-site, on-street parking restrictions such as, but not limited to, no parking signage, time-limit parking signage, red curb, any necessary street repairs/improvements, or the establishment of the parking district at the cost of the property owner/developer. 2. At the time of final inspection of the finished building, architectural enhancement of the upper floors of the parking garage shall be required to the satisfaction of the Planning and Economic Development Director if visible from the public view. 3. Focused Breeding Season Surveys for Burrowing Owl. Due to the presence of suitable habitat on the project site, focused burrowing owl surveys shall be conducted following the methods described in the California Department of Fish and Wildlife’s (CDFW) Staff Report on Burrowing Owl Mitigation (California Department of Fish and Game 2012). The protocol requires that a focused burrow survey and four focused surveys be conducted during the breeding season (February 1 through August 31). The surveys should be conducted in the morning one hour before sunrise to two hours after sunrise or in the early evening two hours before sunset to one hour after sunset during favorable weather conditions (e.g., wind less than 20 miles per hour (mph), temperature less than 90°F). If burrowing owls or suitable burrowing owl burrows with sign (e.g., whitewash, pellets, feathers, prey remains) are identified on the project site during the survey and impacts are unavoidable, the project applicant shall develop a Burrowing Owl Management Plan that outlines additional protection measures developed in accordance with CDFW’s Staff Report on Burrowing Owl Mitigation. Coordination with CDFW may also need to occur. Protection measures included in the Burrowing Owl Management Plan may include establishment of no-disturbance buffers, additional biological monitoring during construction activities, seasonal work restrictions, or passive relocation conducted outside of the owl breeding season. 4. www.CityofRC.us Printed: 7/3/2024 Exhibit H Page 134 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions Delhi Sands Flower-Loving Fly Habitat Suitability Assessment. Due to the presence of limited suitable habitat (Delhi sands) and prior to construction occurring on the project site, a habitat assessment shall be performed for the project site and adjacent areas by a US Fish and Wildlife Services -permitted biologist with a 10(a)(1)(A) permit to conduct surveys for Delhi sands flower -loving fly and with extensive knowledge of the species. The purpose of the habitat assessment will be to determine the presence of suitable habitat for the species within the project site and adjacent areas as well as ascertain the potential for the species to occur on or adjacent to the project site. The habitat assessment will include a site walkover, a check of adjacent empty lots for comparison of habitat quality to the project site , photographs to document the site conditions, and characterizing the type and quality of the habitats within the project site with respect to Delhi sands flower -loving fly. At the conclusion of the habitat assessment, a brief report of findings as well as recommendations on whether focused surveys should be conducted or not shall be provided. The report will also include any project -specific minimization and avoidance measure recommendations, if deemed necessary. 5. Crotch Bumble Bee (CBB) Preconstruction Surveys. If the CBB is no longer a candidate or listed species under the California ESA at the time ground -disturbing activities are planned to begin, then no additional protection measures are recommended for this species. If the CBB is legally protected under the California ESA as a Candidate or Listed species at the time ground -disturbing activities are scheduled to begin, two weekly nest -detection preconstruction CBB surveys during suitable weather conditions and appropriate time of day (1 hour after sunrise to 2 hours before sunset, <8 mph sustained winds, mostly sunny, between 65 and 90 degrees F) by a qualified CBB biologist with the 2nd and final survey within 24 hours of ground disturbance /vegetation clearing of that parcel if that is to occur during the colony active period (April through August). CDFW notification and approval of further avoidance and minimization measures (presence of a biomonitor during initial clearing /grading) will need to be employed if the species is observed foraging but not nesting. A nest avoidance buffer (typically 100-foot circumference and inclusive of connectivity corridors and active foraging habitat) would need to be established if a nest is found. Due to isolation of the project site, it would likely need to have seasonal avoidance of clearing if a nest is found or suspected to be the sole source of foraging habitat for a nearby nest. If clearing /grading is to occur during the queen flight season (February through March , respectively), then three weekly preconstruction CBB surveys during suitable weather conditions would be recommended during the flight season (February through October) and same avoidance measures as above in order to detect newly emerged queens that are searching for a nest location. An Incidental Take Permit would likely be required if a nest is found . 6. www.CityofRC.us Page 2 of 20Printed: 7/3/2024 Page 135 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions Preconstruction Nesting Bird Survey. When feasible, it is recommended that any construction , ground-disturbing activities, vegetation management, and tree removal be conducted outside the breeding season for birds (the breeding season is approximately January 15 to August 31 for raptors and February 1 to September 30 for passerines) to avoid violations of the MBTA and California Fish and Game Code §§ 3503, 3503.5, and 3513. If activities with the potential to disrupt nesting birds , including special-status bird species, are scheduled to occur during the bird breeding season, it is recommended that a preconstruction nesting bird survey be conducted by a qualified biologist who is experienced in the identification of avian species no more than three days prior to the start of construction activities. The nesting bird survey will include the Proposed Project impact area and adjacent areas where Project activities have the potential to cause indirect impacts to nesting birds. If nesting birds are not observed during the survey, construction activities, vegetation management, or tree removal may begin. If nesting birds, including nesting raptors, are observed during the survey , measures will be implemented to avoid or minimize potential Project -related impacts to active nests . Measures may include but not be limited to biological monitoring during the activities, seasonal work restrictions, or establishment of a no work buffer around active nests until nesting has been completed as determined through periodic nest monitoring conducted by the biologist. The size of the no -work buffer will be determined by the biologist , depending on the species and nest status. 7. Preconstruction Surveys for Special -Status Plants. Paniculate tarplant has a moderate potential to occur on the project site, and San Diego ambrosia has a low potential to occur. As such, a focused preconstruction rare plant survey shall be conducted during the appropriate blooming period or the season immediately prior to project implementation to ensure no new individual of rare plants are present on the project site prior to the start of construction. The survey shall be conducted in accordance with the USFWS, CNPS, and CDFW protocols for surveying special -status plant populations during the blooming period for paniculate tarplant (April to November) and San Diego ambrosia (April to October) occurring the season prior to the start of ground -disturbing activities. If paniculate tarplant and /or San Diego ambrosia are not identified within the Project boundaries or in adjacent areas where project activities may result in impacts to these species, then ground -disturbing activities may commence without implementing additional species protection measures. If either species is detected during the preconstruction survey and the location (s) is/are outside the project impact area, then an environmentally sensitive area fence shall be established around the plant at an appropriately sized buffer determined by a botanist, and no project activities may occur inside the buffer for any reason. If either species is detected during the preconstruction survey and project -related impacts are unavoidable, then consultation with the appropriate regulatory agency (USFWS and/or CDFW) may be needed to develop a mitigation plan or additional avoidance and minimization measures. 8. www.CityofRC.us Page 3 of 20Printed: 7/3/2024 Page 136 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions Construction Vibration Reduction Measure. During the project’s construction activity, specifically paving and vibration compaction within 15 feet of any existing building or structure, the construction contractor(s) shall use a static roller in lieu of a vibratory roller. Use of a static roller is predicted to generate vibration levels of approximately 94 Vibration velocity decibels (VdB) at a distance of 25 feet (New Zealand Transport Agency 2012). At 50 feet, vibration levels would be approximately 85 VdB. Prior to issuance of any construction permits, the vibration equipment requirements shall be noted on all construction management plans and architectural building plans and verified by the City of Rancho Cucamonga Planning Department. 9. Standard Conditions of Approval The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning and Economic Development Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning and Economic Department prior to the submittal of grading /construction plans for plan check, request for a business license, and/or commencement of the approved activity. 10. www.CityofRC.us Page 4 of 20Printed: 7/3/2024 Page 137 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 11. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet (s) are for information only to all parties involved in the construction /grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 12. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption fee in the amount of $50.00. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing or within 5 days of the date of project approval. 13. Any approval shall expire if Building Permits are not issued or approved use has not commenced within 2 years from the date of approval or a time extension has been granted. 14. www.CityofRC.us Page 5 of 20Printed: 7/3/2024 Page 138 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code . Prior to the issuance of building permits (for grading or construction ), the applicant shall inform the Planning Department of their choice to install public art, donate art or select the in -lieu option as outlined in 17.124.020.D. If the project developer chooses to pay the in -lieu fee, the in-lieu art fee will be invoiced on the building permit by the City and shall be paid by the applicant prior to building permit issuance. If the project developer chooses to install art, they shall submit, during the plan check process, an application for the art work that will be installed on the project site that contains information applicable to the art work in addition to any other information as may be required by the City to adequately evaluate the proposed the art work in accordance with the requirements of Chapter 17.124. If the project developer chooses to donate art, applications for art work donated to the City shall be subject to review by the Public Art Committee which shall make a recommendation whether the proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council. No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any development project (or if a multi-phased project, the final phase of a development project) that is subject to this requirement shall occur unless the public art requirement has been fulfilled to the satisfaction of the Planning Department. 15. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and /or Master Plans in effect at the time of Building Permit issuance. 16. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 17. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning and Economic Development Department, the conditions contained herein, and the Development Code regulations. 18. All Double Detector Checks (DDC) and Fire Department Connections (FDC) required and/or proposed shall be installed at locations that are not within direct view or line -of-sight of the main entrance. The specific locations of each DDC and FDC shall require the review and approval of the Planning Department and Fire Construction Services /Fire Department. All Double Detector Checks (DDC) and Fire Department Connections (FDC) shall be screened behind a 4-foot high block wall. These walls shall be constructed of similar material used on-site to match the building. 19. For multiple-family development, provide exterior lockable storage space as required by the California Green Building Code. 20. www.CityofRC.us Page 6 of 20Printed: 7/3/2024 Page 139 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single -family residential developments, transformers shall be placed in underground vaults. 21. A uniform hardscape and street furniture design including seating benches, trash receptacles , free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 22. All parkways, open areas, and landscaping shall be permanently maintained by the property owner , homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning and Economic Development Director and Engineering Services Department review and approved prior to the issuance of Building Permits. 23. For multiple-family development, laundry facilities shall be provided as required by the Development Code. 24. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 25. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning and Economic Development Director review and approval prior to the issuance of Building Permits. 26. The signs indicated on the submitted plans are conceptual only and not a part of this approval. Any signs proposed for this development shall comply with the Sign Ordinance and shall require separate application and approval by the Planning and Economic Development Department prior to installation of any signs. 27. A Uniform Sign Program for this development shall be submitted for Planning and Economic Development Director review and approval prior to issuance of Building Permits. 28. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). 29. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 30. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings /units/buildings with open spaces /plazas/ recreational uses. 31. www.CityofRC.us Page 7 of 20Printed: 7/3/2024 Page 140 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval All roof appurtenances, including air conditioners and other roof mounted equipment and /or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as required by the Planning Department. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Director. Any roof -mounted mechanical equipment and /or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and /or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 32. Engineering Services Department Please be advised of the following Special Conditions DIF Fees: Development impact fees are due prior to issuance of a building permit or certificate of occupancy per the Engineering Fee schedule, Government Code Section 66000, et seq. and local ordinance. Pursuant to Government Code Section 66020(d), the 90-day approval period in which the applicant may protest these fees will begin at the date the fees are invoiced. Protests must be made in writing and be delivered to the City Clerk prior to the close of business on the 90th day of the 90-day approval period. *Note that fees are subject to change annually. 1. Annexations: (1) Landscape District: A signed consent and waiver form to join the appropriate Landscape Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. (1) CFD District: The developer shall enter into an Annexation Proceeding and sign a Consent and Waiver to join Community Facilities District CFD 2022-01 (Street Lighting Services ), and shall be filed by Special Districts prior to final map approval or issuance of Building Permits whichever occurs first. Any annexation cost shall be borne by the developer. For any questions and /or processing coordination of the CFD please contact Kelly Guerra at (909) 774-2582 or by email at kelly.guerra@cityofrc.us. 2. Street Lights: The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs of street lights and to provide power to City owned street lights. 3. www.CityofRC.us Page 8 of 20Printed: 7/3/2024 Page 141 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions RCMU Requirements: 1) Electric: The Rancho Cucamonga Municipal Utility (RCMU) shall be the electrical service provider for all project related development. The Developer shall execute a Line Extension Agreement for electric service and shall construct electrical distribution facilities in accordance with such agreement and RCMU requirements and dedicate such facilities to the Rancho Cucamonga Municipal Utility. RCMU’s existing underground electric system pickup point is located off of the Northeast Corner of the proposed development along Spruce Ave . 2) Fiber Optics: The proposed development is slated to be included in the City’s Fiber Optic Master Plan that would provide a City owned Fiber -to-the-Premise (FTTP) infrastructure for Municipal Broadband. The City will require the developer to install a 1-4” UG Fiber Optic dark conduit from the City’s existing Fiber Optic pickup point vault which is located off of Foothill Blvd East of Spruce Ave and along the frontage north of the proposed development along the west side of Spruce Ave and the entire project boundaries on Spruce Ave and Red Oak Street with a 24”x36”x36” pull box (City Standard Drawing 715) along the route and at the end of the route and into the project boundary. The size, placement and location of the conduit and pull boxes shall be shown on the Street Improvement and /or Public Improvement Plans and subject to the Engineering Services Department 's review and approval prior to the issuance of building permits or final map approval, whichever comes first. On site, the City will require 1-2” UG HDPE or equal fiber optic conduit to be placed underground within a duct and structure system to be installed joint trench by the Developer per Standard Drawing 135-137 and interconnected into the City 's 4" fiber optic conduit. The size, placement and location of the conduit and/or vaults shall run into each of the development’s individual telecommunication room (s) and be shown on the final dry utility onsite substructure plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval , whichever comes first. 3) Streetlights: New streetlights will need to be installed along the frontage of the project boundaries along Spruce Ave and Red Oak Street to the City’s streetlight Standard Drawing 410. New Streetlights can either be energized by Southern California Edison or the RCMU. RCMU will be the owner of the streetlights. 4. Bike Lanes: Prior to the issuance of the grading permit the applicant shall submit for review and approval, street improvement plans to show the bike lane design to the satisfaction of the City Engineer. Bike lanes shall not join into, nor be combined with the pedestrian sidewalk path. 5. www.CityofRC.us Page 9 of 20Printed: 7/3/2024 Page 142 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions General Plan - Road Network: The project shall comply with the road network as identified in the City 's General Plan. Road typology design and priority modes of travel shall be as follows: - Spruce Ave is classified as a "Bicycle Corridor”. - Red Oak Ave is classified as a "Bicycle Corridor”. 6. Burrtec Disposal Services: Trash bins, container, and/or dumpsters shall not be staged nor placed in the public right -of-way or any portion of the street and/or parkway section. The applicant shall obtain the appropriate disposal services from Burrtec and provide a design that will accommodate and ensure the pick -up of disposal services from the onsite property location. 7. Standard Conditions of Approval Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 8. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 9. ** CD Information Required Prior to Sign-Off for Building Permit Prior to the issuance of building permits, if valuation is greater or equal to $100,000, a Diversion Deposit and a related administrative fee shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 65% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Applicant must identify if they are self -hauling or utilizing Burrtec prior to issuance of a building permit. Proof of diversion must be submitted to the Environmental Engineering Division within 60 days following the completion of the construction and / or demolition project. Contact Marissa Ostos, Environmental Engineering, at (909) 774-4062 for more information. Instructions and forms are available at the City 's website, www.cityofrc.us, under City Hall / Engineering / Environmental Programs / Construction & Demolition Diversion Program. 10. The developer shall be responsible for the relocation of existing utilities as necessary.11. Provide separate utility services to each parcel including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. 12. Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. 13. www.CityofRC.us Page 10 of 20Printed: 7/3/2024 Page 143 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Add the following note to any private landscape plans that show street trees: “All improvements within the public right-of-way, including street trees, shall be installed per the public improvement plans .” If there is a discrepancy between the public and private plans, the street improvement plans will govern. 14. Construct the perimeter street improvements to current City Standards including, but not limited to: Curb & Gutter A.C. Pvmt Side-walk Drive Approaches (W=35'Min.) Street Lights Street Trees Median Island Bike Trail Round-About Circulation Imps. Other Notes: (a) All drive approach shall have a minimum width of 35 feet per City Std. 101C. (b) Pavement reconstruction and overlays will be determined during plan check. 15. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. 16. www.CityofRC.us Page 11 of 20Printed: 7/3/2024 Page 144 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and round -about improvement plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public street improvements, prior to the issuance of Building Permits. b. Prior to any work being performed in public right -of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, and traffic signing shall be installed to the satisfaction of the City Engineer. d. Access ramps for the disabled shall be installed on all corners of intersections per City Standards or as directed by the City Engineer. e. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. f. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. 17. www.CityofRC.us Page 12 of 20Printed: 7/3/2024 Page 145 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: “Street trees shall be installed per the notes and legend on Sheet 1." Where public landscape plans are required, tree installation in those areas shall be per the public street improvement plans. Street Name Botanical Name Common Name Min. Grow Space Spacing Size Qty. Construction Notes for Street Trees : 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 18. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. 19. All public improvements (streets, drainage facilities, landscaped areas, etc.) shown on the plans shall be constructed to current City Standards. Street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approach widths at 35' minimum, sidewalks, street lights, street trees , and round-about improvements. 20. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program. 21. Round-About Street Design: Prior to the issuance of the grading permit the applicant shall submit for review and approval, street improvement plans to show the round-about circulation design to the satisfaction of the City Engineer. 22. Building and Safety Services Department Please be advised of the following Special Conditions www.CityofRC.us Page 13 of 20Printed: 7/3/2024 Page 146 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Building and Safety Services Department Please be advised of the following Special Conditions When the Entitlement Review is approved submit complete construction drawings including structural calculations, energy calculations and soils report to Building and Safety for plan review in accordance with the current edition of the CA Building and Fire Codes including all local ordinances and standards which are effective at the time of Plan Check Submittal. The new structures are required to be equipped with automatic fire sprinklers per the CBC /CRC NFPA 13, 13D, 13R and the Current RCFPD Ordinance. Disabled access for the site and buildings must be in accordance to the State of CA and ADA regulations. If it is anticipated that there will be a need for temporary fire protection water supply and/or temporary fire access, submit a separate plan for review and approval that complies with RCFD Standard 33-3. 1. Grading Section Standard Conditions of Approval Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan (s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 1. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 2. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Engineering Services Department prior to the issuance of building permits. 3. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 4. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 5. If a Rough Grading and Drainage Plan /Permit are submitted to the Engineering Services Department for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 6. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 7. The Grading and Drainage Plan shall implement City Standards for on -site construction where possible , and shall provide details for all work not covered by City Standard Drawings. 8. www.CityofRC.us Page 14 of 20Printed: 7/3/2024 Page 147 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code . 9. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 10. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Engineering Services Department. 11. This project shall comply with the accessibility requirements of the current adopted California Building Code. 12. Grading Inspections: a) Prior to the start of grading operations, the owner and grading contractor shall request a pre -grading meeting. The meeting shall be attended by the project owner /representative , the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i) The bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Engineering Services Department Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 13. All roof drainage flowing to the public right of way must drain under the sidewalk through a parkway culvert approved by the Engineering Services Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 14. Prior to issuance of a wall permit, on engineered combination garden /retaining walls along the property boundary the structural calculations for the wall shall assume a level toe /heel at the adjacent off-site property (i.e. a manufactured slope is not present). This shall be shown in the typical sections of the grading and drainage plan. 15. www.CityofRC.us Page 15 of 20Printed: 7/3/2024 Page 148 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan ) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC 1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. 16. Prior to approval of the project -specific storm water quality management plan, the applicant shall submit to the City Engineer, or his designee, a precise grading plan showing the location and elevations of existing topographical features and showing the location and proposed elevations of proposed structures and drainage of the site. 17. A drainage study with the use of the Rational Method of Hydrologic Modeling showing a 100-year, AMC 3 design storm event for on -site drainage shall be prepared and submitted to the Engineering Services Department for review and approval for on -site storm water drainage prior to issuance of a grading permit. The plan and report shall contain water surface profile gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water flows into the proposed structural storm water treatment devices. 18. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 19. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. 20. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 21. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga’s “Memorandum of Agreement of Storm Water Quality Management Plan” shall be submitted for review and approval by the Engineering Services Department and recorded with the County Recorder’s Office . 22. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 23. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for each underground infiltration device, with the Facility ID Number assigned, to the Engineering Services Department Official prior to issuance of the Grading Permit and /or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project -specific Water Quality Management Plan. 24. www.CityofRC.us Page 16 of 20Printed: 7/3/2024 Page 149 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval The land owner shall provide an inspection report by a qualified person /company on a biennial basis for the Class V Injection Wells /underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP”s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 25. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 26. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 27. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the Building and Safety Director, or his designee, and the City of Rancho Cucamonga’s “Memorandum of Storm Water Quality Management Plan” shall be recorded prior to the issuance of a grading permit or any building permit. 28. The Site and Drainage Plan in the final project -specific Water Quality Management Plan shall show the locations of all roof downspout drains. if required for storm water quality purposes, the downspouts shall include filters. 29. Prior to the issuance of a building permit or Engineering Services Department issued right of way permit, the applicant shall submit to the City Engineer, or designee, a final project specific water quality management plan for review and approval, and shall have said document recorded with the San Bernardino County Recorder's Office. 30. The final project-specific water quality management plan (WQMP) shall include executed maintenance agreements along with the maintenance guidelines for all proprietary structural storm water treatment devices (BMP’s). In the event the applicant cannot get the proprietary device maintenance agreements executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall include maintenance agreement (s) as part of the sale of the residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the property shall be included within the WQMP document. 31. www.CityofRC.us Page 17 of 20Printed: 7/3/2024 Page 150 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Prior to issuance of a grading permit and approval of the project specific water quality management plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of concern as addressed in the in the final project -specific water quality management plan (WQMP). At a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters shall be maintained on a regular basis as described in the “Inspection and Maintenance Responsibility for Post Construction BMP” section of the final project-specific water quality management plan. 32. Prior to issuance of a grading permit the Final Project -Specific Water Quality Management Plan shall include a completed copy of “Worksheet H: Factor of Safety and Design Infiltration Worksheet” located in Appendix D “Section VII – Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, …” of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer’s recommendations for Appendix D, Table VII.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors”. 33. Prior to approval of the final project -specific water quality management plan the applicant shall have a soils engineer prepare a project -specific infiltration study for the project for the purposes of storm water quality treatment. The infiltration study and recommendations shall follow the guidelines in the current adopted “San Bernardino County Technical Guidance Document for Water Quality Management Plans”. 34. The subject project, shall accept all existing off -site storm water drainage flows and safely convey those flows through or around the project site. If existing off -site storm water drainage flows mix with any on-site storm water drainage flows, then the off -site storm water drainage flows shall be treated with the on-site storm water drainage flows for storm water quality purposes, prior to discharging the storm water drainage flows from the project site. 35. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. 36. As the use of drywells are proposed for the structural storm water treatment device, to meet the infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit, adequate source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre -treatment BMPs such as sedimentation or filtration shall be evaluated prior to infiltration and discussed in the final project -specific Water Quality Management Plan document. 37. www.CityofRC.us Page 18 of 20Printed: 7/3/2024 Page 151 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No . R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements ).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a.Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b.Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c.Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as ‘100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics ), OR, by means of 5,000sqft or more of allowable space designated for parking purposes’). d.Unless adequate pre -treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity {77}, areas subject to high vehicular traffic (25,000 or more daily traffic ); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e.Class V injection wells or dry wells must not be placed in areas subject to vehicular {78} repair or maintenance activities {79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f.Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g.Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h.The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i.Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. 38. www.CityofRC.us Page 19 of 20Printed: 7/3/2024 Page 152 Project #: DRC2023-00154 DRC2023-00346 Project Name: Spruce & Red Oak Location: - 020835318-0000 Project Type: Design Review Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval RESIDENTIAL MANDATORY MEASURES – CALIFORNIA GREEN BUILDING STANDARDS CODE – Prior to the issuance of any building permit the applicant shall comply with Section 4.106.3 (Grading and Paving) of the current adopted California Green Building Standards Code: Construction plans shall indicate how the site grading or drainage system will manage all surface water flows to keep water from entering building. Examples of methods to manage surface water include, but are not limited to, the following: 1.Swales. 2.Water collection and disposal systems . 3.French drains. 4.Water retention gardens . 5.Other water measures which keep surface water away from buildings and aid in groundwater recharge. Exception: Additions and alterations not altering the drainage path. 39. (Grd.017) Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout “Information for Grading Plans and Permit”. 40. (Grd.102) Prior to issuance of a grading permit for residential projects the applicant shall show on the electrical plans and the permitted grading plan set the location for a future installation of an Electric Vehicle (EV) charging station/parking area per the current adopted California Green Building Standards Code, section 4.106.4. 41. www.CityofRC.us Page 20 of 20Printed: 7/3/2024 Page 153 Page 1 2 4 4 7 DATE:July 10, 2024 TO:Chairman and Members of the Planning Commission FROM:Matt Marquez, Director of Planning and Economic Development INITIATED BY:Jennifer Nakamura, CNU-A, Deputy Director of Planning SUBJECT:Review of Pedestrian Access from Arabian Drive to Heritage Park RECOMMENDATION: Staff recommends that the Planning Commission review the background information on the access gate on Arabian Drive to Heritage Park and provide feedback and a recommendation to the City Council. BACKGROUND: Recently, the City of Rancho Cucamonga’s Planning Department staff received inquiries from residents who reside south of Heritage Park questioning why the gate to a public park remains locked. This has prompted a review of the applicable policies outlined in our General Plan, specifically those related to land use, mobility, and open space. After much research, staff was able to find historical context for the installation of the pedestrian gate to Heritage Park from Arabian Drive. This access point became a source of contention in the early 2000’s. Initially, the gate was installed following a City Council decision on November 17, 2004, based on recommendations from the Park and Recreation Commission. The intent was to address the issues caused by Little League families parking on Arabian Drive during games and practices, which included blocking residential driveways, impeding trash collection, and creating safety hazards for children. Despite efforts to manage the parking situation through reminders and alternative parking options, the problem persisted, leading to the installation of a temporary fence and a lockable gate. The park is currently accessible by pedestrians and equestrians from the cul-de-sac at the end of Rancho Street, approximately 925 feet north of the cul-de-sac on Arabian Drive. ANALYSIS: Looking at this from the lens of the General Plan, one of its Big Ideas is to Provide Accessibility and Connectivity. The General Plan (Volume 1, page 9) states “People of all abilities and means need to be able to move about freely in their city and have choices for how they get around. To achieve this, physical improvements in the city must provide a range of travel options including new opportunities and improved networks for walking, bicycling, and transit, suited to all residents, employees, and visitors. In addition to connecting streets, developing sidewalks, and building trails, there must also be connections between similar land uses and essential destinations. Neighborhoods should not be gated or separated from each other, and should be well connected to commercial centers, arts, culture and entertainment venues, and employment districts.” There are several supporting General Plan land use policies that support this Big Idea and should be considered when reviewing this issue. These include: Page 154 Page 2 2 4 4 7 Land Use and Community Character Policies Policy LC-4.3 Connected Neighborhoods. Require that each new increment of residential development make all possible street, trail, and open space connections to existing adjoining residential or commercial development and provide for future connections into any adjoining parcels. Mobility and Access Policies Policy MA-2.4 Street Connectivity. Require connectivity and accessibility to a mix of land uses that meets residents’ daily needs within walking distance. Policy MA-2.9 High-Quality Pedestrian Environment. Enhance sidewalks to create a high-quality pedestrian environment, including wider sidewalks, improved pedestrian crossings, buffers between sidewalks and moving traffic, pedestrian lighting, wayfinding signage, shade trees, increased availability of benches, end of cul-de-sac access, etc. Open Space Policies Policy OS-1.1 Equitable Access to Parks. Strive to ensure that at least one park or other public open space is within safe, comfortable walk from homes and jobs, without crossing major streets except at signalized crossings. Equitable access to parks should be determined based on the fundamental character of the place (rural, suburban, urban) and corresponding transportation infrastructure. Policy OS-2.7 Access. Require new development to provide access to existing or future trails and provide appropriate trail amenities (e.g., benches, drinking fountains, hitching posts, bike stands, and other amenities). On June 25th, letters were mailed to all property owners on Arabian Court, Mustang Road, and Showalter Court to make them aware of the issue and the upcoming Planning Commission meeting. In addition, those that initiated the inquiry were also notified. Figure 1 - Noticing Map Page 155 Page 3 2 4 4 7 FISCAL IMPACT: None. COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: This process embraces the Council core values of working together cooperatively and respectfully with each other, staff and all stakeholders as well as actively seeing and respectfully considering all public input as we revisit previous decisions to determine how to balance all stakeholders needs. EXHIBITS: Exhibit A – Aerial Map Exhibit B – 2004 City Council Staff Report Page 156 Page 157 Page 158 Page 159 Page 160 Page 161 Page 162 Aerial Photo Page 163