HomeMy WebLinkAbout2018-06-27 - Agenda Packet - PC-HPCr9*_17�0
JUNE 27, 2018
HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA
RANCHO CUCAMONGA CIVIC CENTER
COUNCIL CHAMBERS
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
A. 7:00 P.M. — CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairman Oaxaca
Vice Chairman Macias
Commissioner Guglielmo
Commissioner Munoz
Commissioner Wimberly
B. PUBLIC COMMUNICATIONS
This is the time and place for the general public to address the Historic Preservation
Commission or Planning Commission on any item listed or not listed on the agenda. State law
prohibits the Commission from addressing any issue not previously included on the Agenda.
The Commission may receive testimony and set the matter for a subsequent meeting.
Comments are to be limited to five minutes per individual or less, as deemed necessary by the
Chair, depending upon the number of individual members of the audience. This is a professional
business meeting and courtesy and decorum are expected. Please refrain from any debate
between audience and speaker, making loud noises or engaging in any activity which might be
disruptive to the decorum of the meeting.
C. CONSENT CALENDAR/HISTORIC PRESERVATION COMMISSION
AND PLANNING COMMISSION
The following Consent Calendar items are expected to be routine and non -controversial. They
will be acted upon by the Commission at one time without discussion. Any item may be removed
for discussion.
NONE
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JUNE 27, 2018
HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA
RANCHO CUCAMONGA CIVIC CENTER
COUNCIL CHAMBERS
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
D. PUBLIC HEARINGS/PLANNING COMMISSION
The following items do not legally require any public testimony, although the Chairman may
open the meeting for public input.
D1. ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2015-00683
— ARCHIBALD OIL — A request to amend the General Plan land use designation from Low
Medium Residential to General Commercial for a 1.22 -acre site located at the northeast
corner of Archibald Avenue and Arrow Route; APNs: 0208-291-05 and 0208-291-06. Related
Files: Zoning Map Amendment DRC2015-00684, Design Review DRC2015-00682,
Conditional Use Permit DRC2015-00681, Variance DRC2016-00831, and Minor Exception
DRC2017-00879. Staff has prepared a Mitigated Negative Declaration of environmental
impacts for consideration. This application will be forwarded to the City Council for final
action. CONTINUED FROM JUNE 13, 2018.
D2. ENVIRONMENTAL ASSESSMENT AND ZONING MAP AMENDMENT DRC2015-00684 —
ARCHIBALD OIL — A request to amend the Zoning Map land use district from the Low
Medium (LM) Residential District to the General Commercial (GC) District for a 1.22 -acre site
located at the northeast corner of Archibald Avenue and Arrow Route; APNs: APNs: 0208-
291-05 and 0208-291-06. Related Files: General Plan Amendment DRC2015-00683, Design
Review DRC2015-00682, Conditional Use Permit DRC2015-00681, Variance DRC2016-
00831, and Minor Exception DRC2017-00879. Staff has prepared a Mitigated Negative
Declaration of environmental impacts for consideration. This application will be forwarded to
the City Council for final action. CONTINUED FROM JUNE 13, 2018.
D3. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2015-00682 —
ARCHIBALD OIL — A request to establish retail sales in an existing 1,728 square foot vacant
service station building, re-establish an existing 1,481 square foot canopy with 4 fuel pumps,
and install a 968 square foot car wash on a 29,456 square foot (0.676 acre) parcel in the Low
Medium (LM) Residential District (proposed General Commercial (GC) District) at the
northeast corner of Archibald Avenue and Arrow Route, located at 8477 Archibald Avenue;
APN: 0208-291-05. Related Files: General Plan Amendment DRC2015-00683, Zoning Map
Amendment DRC2015-00684, Conditional Use Permit DRC2015-00681, Variance
DRC2016-00831, and Minor Exception DRC2017-00879. Staff has prepared a Mitigated
Negative Declaration of environmental impacts for consideration. CONTINUED FROM
JUNE 13, 2018.
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JUNE 27, 2018
HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA
RANCHO CUCAMONGA CIVIC CENTER
COUNCIL CHAMBERS
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
D4. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2015-00681 —
ARCHIBALD OIL — A request to establish a 968 square foot automated car wash associated
with a request to establish retail sales in an existing 1,728 square foot vacant service station
building and re-establish an existing 1,481 square foot canopy with 4 fuel pumps on a 29,456
square foot (0.676 acre) parcel in the Low Medium (LM) Residential District (proposed
General Commercial (GC) District) at the northeast corner of Archibald Avenue and Arrow
Route, located at 8477 Archibald Avenue; APN: 0208-291-05. Related Files: General Plan
Amendment DRC2015-00683, Zoning Map Amendment DRC2015-00684, Design Review
DRC2015-00682, Variance DRC2016-00831, and Minor Exception DRC2017-00879. Staff
has prepared a Mitigated Negative Declaration of environmental impacts for consideration.
CONTINUED FROM JUNE 13, 2018.
D5. ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00831 — ARCHIBALD OIL
— A request to reduce the parking setback from 10 feet to 5 feet -6 inches for the proposed
request to establish retail sales in an existing 1,728 square foot vacant service station
building, re-establish an existing 1,481 square foot canopy with 4 fuel pumps, and install a
968 square foot car wash on a 29,456 square foot (0.676 acre) parcel in the Low Medium
(LM) Residential District (proposed General Commercial (GC) District) at the northeast corner
of Archibald Avenue and Arrow Route, located at 8477 Archibald Avenue; APN: 0208-291-
05. Related Files: General Plan Amendment DRC2015-00683, Zoning Map Amendment
DRC2015-00684, Design Review DRC2015-00682, Conditional Use Permit DRC2015-
00681, and Minor Exception DRC2017-00879. Staff has prepared a Mitigated Negative
Declaration of environmental impacts for consideration. CONTINUED FROM JUNE 13, 2018.
D6. ENVIRONMENTAL ASSESSMENT AND MINOR EXCEPTION DRC2017-00879 —
ARCHIBALD OIL — A request to reduce on-site parking by 12.5% for the proposed request
to establish retail sales in an existing 1,728 square foot vacant service station building, re-
establish an existing 1,481 square foot canopy with 4 fuel pumps, and install a 968 square
foot car wash on a 29,456 square foot (0.676 acre) parcel in the Low Medium (LM) Residential
District (proposed General Commercial (GC) District) at the northeast corner of Archibald
Avenue and Arrow Route, located at 8477 Archibald Avenue; APN: 0208-291-05. Related
Files: General Plan Amendment DRC2015-00683, Zoning Map Amendment DRC2015-
00684, Design Review DRC2015-00682, Conditional Use Permit DRC2015-00681, and
Variance DRC2016-00831. Staff has prepared a Mitigated Negative Declaration of
environmental impacts for consideration. CONTINUED FROM JUNE 13, 2018
D7. DEVELOPMENT AGREEMENT DRC2015-00118 - CITY OF RANCHO CUCAMONGA - A
review of a proposed Development Agreement between the City of Rancho Cucamonga and
SC Rancho Development Corp. and Empire Lakes Holding Company, LLC, for a previously
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JUNE 27, 2018
HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA
RANCHO CUCAMONGA CIVIC CENTER
COUNCIL CHAMBERS
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
approved mixed use, high density development (Empire Lakes/The Resort) in Planning Area
1 (PA1), a property of about 160 acres located north of 4th Street, south of the Burlington
Northern Santa Fe railway, west of Milliken Avenue, and east of Utica/Cleveland Avenues,
within the Empire Lakes Specific Plan; APNs: 0209-272-20, 0210-082-91 through 93.
Related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment
DRC2015-00040, and Development Code Amendment DRC2015-00115. An Environmental
Impact Report (EIR) (SCH No. 20150410083) and Mitigation Monitoring Reporting Program
(MMRP) was reviewed and certified by the City Council on May 18, 2016. Section 15162 of
the California Environmental Quality Act provides that no further environmental review is
required for a previously certified EIR or for subsequent projects within the scope of a prior
EIR. The Development Agreement is a contract governing timelines, terms, and conditions
regarding development of Empire Lakes/The Resort and does not raise or create new
environmental impacts that were not previously contemplated in the EIR. This item will be
forwarded to the City Council for final action.
E. COMMISSION BUSINESS/HISTORIC PRESERVATION AND
PLANNING COMMISSION
INTER -AGENCY UPDATES:
COMMISSION ANNOUNCEMENTS:
F. ADJOURNMENT
I, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my
designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on
June 21, 2018 seventy two (72) hours prior to the meeting per Government Code
54954.2 at 10500 Civic Center Drive.
Lois J. Schrader
Planning Commission Secretary
City of Rancho Cucamonga
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JUNE 27, 2018
HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA
RANCHO CUCAMONGA CIVIC CENTER
COUNCIL CHAMBERS
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
If you need special assistance or accommodations to participate in this meeting, please
contact the Planning Department at (909) 477-2750. 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.
INFORMATION FOR THE PUBLIC
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.
The public may address the Planning Commission on any agenda item. To address the Planning Commission, please
come forward to the podium located at the center of the staff table. State your name for the record and speak into the
microphone. After speaking, please sign in on the clipboard located next to the speaker's podium. It is important to list
your name, address and the agenda item letter your comments refer to. Comments are generally limited to 5 minutes
per individual.
If you wish to speak concerning an item not on the agenda, you may do so under "Public Comments." There is
opportunity to speak under this section prior to the end of the agenda.
Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to
the Commissioners. A copy of any such materials should also be provided to the Secretary to be used for the official
public record.
All requests for items to be placed on a Planning Commission agenda must be in writing. Requests for scheduling
agenda items will be at the discretion of the Commission and the Planning Director.
AVAILABILITY OF STAFF REPORTS
Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning
Department, City Hall, located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730. These documents
are available for public inspections during regular business hours, Monday through Thursday, 7:00 a.m. to 6:00 p.m.,
except for legal City holidays.
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 $2,725 for all decisions of the Commission. (Fees are established and governed by the City
Council).
Page 5of6
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JUNE 27, 2018
HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA
RANCHO CUCAMONGA CIVIC CENTER
COUNCIL CHAMBERS
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
Please turn off all cellular phones and pagers while the meeting is in session.
Copies of the Planning Commission agendas, staff reports and minutes can be found at www.CitvofRC.us.
Page 6of6
Vicinity Map
Historic Preservation and
Planning Commission Meeting
JUNE 2712018
Base Line
Foothill
Arrow
* Meeting Location:
City Hall/Council Chambers
10500 Civic Center Drive
D1 -D6: General Plan Amendment DRC2015-00683, Zoning Map Amendment DRC2015-00684,
DR DRC2015-00682, CUP DRC2015-00687, Variance DRC2016-00831 and Minor Exception
DRC2017-00879
D7— Development Agreement DRC2015-00118
STAFF REPORT
DATE: June 27, 2018
TO: Chairman and Members of the Planning Commission
FROM: Candyce Burnett, City Planne(
INITIATED BY: Tom Grahn, Associate Planner
SUBJECT: ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT
DRC2015-00683 — ARCHIBALD OIL — A request to amend the General Plan
land use designation from Low Medium Residential to General Commercial for
a 1.22 -acre site located at the northeast corner of Archibald Avenue and Arrow
Route; APNs: 0208-291-05 and 0208-291-06. Related Files: Zoning Map
Amendment DRC2015-00684, Design Review DRC2015-00682, Conditional
Use Permit DRC2015-00681, Variance DRC2016-00831, and Minor Exception
DRC2017-00879. Staff has prepared a Mitigated Negative Declaration of
environmental impacts for consideration. This application will be forwarded to
the City Council for final action.
ENVIRONMENTAL ASSESSMENT AND ZONING MAP AMENDMENT
DRC2015-00684 — ARCHIBALD OIL — A request to amend the Zoning Map
land use district from the Low Medium (LM) Residential District to the General
Commercial (GC) District for a 1.22 -acre site located at the northeast corner of
Archibald Avenue and Arrow Route; APNs: 0208-291-05 and 0208-291-06.
Related Files: General Plan Amendment DRC2015-00683, Design Review
DRC2015-00682, Conditional Use Permit DRC2015-00681, Variance
DRC2016-00831, and Minor Exception DRC2017-00879. Staff has prepared a
Mitigated Negative Declaration of environmental impacts for consideration.
This application will be forwarded to the City Council for final action.
ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2015-00682
— ARCHIBALD OIL — A request to establish retail sales in an existing 1,728
square foot vacant service station building, re-establish an existing 1,481
square foot canopy with 4 fuel pumps, and install a 968 square foot car wash
on a 29,456 square foot (0.676 acre) parcel in the Low Medium (LM) Residential
District (proposed General Commercial (GC) District) at the northeast corner of
Archibald Avenue and Arrow Route, located at 8477 Archibald Avenue; APN:
0208-291-05. Related Files: General Plan Amendment DRC2015-00683,
Zoning Map Amendment DRC2015-00684, Conditional Use Permit DRC2015-
00681, Variance DRC2016-00831, and Minor Exception DRC2017-00879.
Staff has prepared a Mitigated Negative Declaration of environmental impacts
for consideration.
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
DRC2015-00681— ARCHIBALD OIL — A request to establish a 968 square foot
automated car wash associated with a request to establish retail sales in an
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PLANNING COMMISSION STAFF REPORT
DRC2015-00683, DRC2015-00684, DRC2015-00682, DRC2015-00681, DRC2016-00831 AND
DRC2017-00879 — ARCHIBALD OIL
June 27, 2018
Page 2
existing 1,728 square foot vacant service station building and re-establish an
existing 1,481 square foot canopy with 4 fuel pumps on a 29,456 square foot
(0.676 acre) parcel in the Low Medium (LM) Residential District (proposed
General Commercial (GC) District) at the northeast corner of Archibald Avenue
and Arrow Route, located at 8477 Archibald Avenue; APN: 0208-291-05.
Related Files: General Plan Amendment DRC2015-00683, Zoning Map
Amendment DRC2015-00684, Design Review DRC2015-00682, Variance
DRC2016-00831, and Minor Exception DRC2017-00879. Staff has prepared a
Mitigated Negative Declaration of environmental impacts for consideration.
ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00831 —
ARCHIBALD OIL — A request to reduce the parking setback from 10 feet to 5
feet -6 inches for the proposed request to establish retail sales in an existing
1,728 square foot vacant service station building, re-establish an existing 1,481
square foot canopy with 4 fuel pumps, and install a 968 square foot car wash
on a 29,456 square foot (0.676 acre) parcel in the Low Medium (LM) Residential
District (proposed General Commercial (GC) District) at the northeast corner of
Archibald Avenue and Arrow Route, located at 8477 Archibald Avenue; APN:
0208-291-05. Related Files: General Plan Amendment DRC2015-00683,
Zoning Map Amendment DRC2015-00684, Design Review DRC2015-00682,
Conditional Use Permit DRC2015-00681, and Minor Exception DRC2017-
00879. Staff has prepared a Mitigated Negative Declaration of environmental
impacts for consideration.
ENVIRONMENTAL ASSESSMENT AND MINOR EXCEPTION DRC2017-
00879 — ARCHIBALD OIL — A request to reduce on-site parking by 12.5% for
the proposed request to establish retail sales in an existing 1,728 square foot
vacant service station building, re-establish an existing 1,481 square foot
canopy with 4 fuel pumps, and install a 968 square foot car wash on a 29,456
square foot (0.676 acre) parcel in the Low Medium (LM) Residential District
(proposed General Commercial (GC) District) at the northeast corner of
Archibald Avenue and Arrow Route, located at 8477 Archibald Avenue; APN:
0208-291-05. Related Files: General Plan Amendment DRC2015-00683,
Zoning Map Amendment DRC2015-00684, Design Review DRC2015-00682,
Conditional Use Permit DRC2015-00681, and Variance DRC2016-00831. Staff
has prepared a Mitigated Negative Declaration of environmental impacts for
consideration.
RECOMMENDATION:
Staff recommends the Planning Commission continue the project to the July 11, 2018 Planning
Commission Meeting.
BACKGROUND:
The proposed General Plan Amendment, Zoning Map Amendment, and Design Review and
related applications were continued from the June 13, 2018 to the June 27, 2018 Planning
Commission meetings. Following circulation of the Initial Study/Mitigated Negative Declaration
for the project, staff received comments from the South Coast Air Quality Management District:
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PLANNING COMMISSION STAFF REPORT
DRC2015-00683, DRC2015-00684, DRC2015-00682, DRC2015-00681, DRC2016-00831 AND
DRC2017-00879 — ARCHIBALD OIL
June 27, 2018
Page 3
(SCAQMD) and the Department of Toxic Substances Control (DTSC) that required further
analysis. The applicant's consultants prepared responses to those comments, which were
submitted to both the DTSC and the SCAQMD. The DTSC indicated that they have no further
comments; however, the SCAQMD is still reviewing the information provided. The City is
requesting concurrence from both agencies so that a proper staff review and evaluation can be
included in the Planning Commission staff report.
CB:TGIjy
D1—D6 Pg3
STAFF REPORT
DATE: June 27, 2018
TO: Chairman and Members of the Planning Commission
FROM: Candyce Burnett, City Planner
INITIATED BY: Mike Smith, Senior Planner
SUBJECT: DEVELOPMENT AGREEMENT DRC2015-00118 - CITY OF RANCHO
CUCAMONGA - A review of a proposed Development Agreement between the
City of Rancho Cucamonga and SC Rancho Development Corp. and Empire
Lakes Holding Company, LLC, for a previously approved mixed use, high
density development (Empire Lakes/The Resort) in Planning Area 1 (PA1), a
property of about 160 acres located north of 4th Street, south of the Burlington
Northern Santa Fe railway, west of Milliken Avenue, and east of
Utica/Cleveland Avenues, within the Empire Lakes Specific Plan; APNs: 0209-
272-20, 0210-082-91 through 93. Related files: General Plan Amendment
DRC2015-00114, Specific Plan Amendment DRC2015-00040, and
Development Code Amendment DRC2015-00115. An Environmental Impact
Report (EIR) (SCH No. 20150410083) and Mitigation Monitoring Reporting
Program (MMRP) was reviewed and certified by the City Council on
May 18, 2016. Section 15162 of the California Environmental Quality Act
provides that no further environmental review is required for a previously
certified EIR or for subsequent projects within the scope of a prior EIR. The
Development Agreement is a contract governing timelines, terms, and
conditions regarding development of Empire Lakes/The Resort and does not
raise or create new environmental impacts that were not previously
contemplated in the EIR. This item will be forwarded to the City Council for
final action.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt the attached Resolution recommending
the City Council approve Development Agreement DRC2015-00118 with the revision as
described below.
BACKGROUND:
On April 11, 2018 the Planning Commission reviewed and recommended approval to the City
Council of a draft Development Agreement between the City and SC Rancho Development Corp.
and Empire Lakes Holding Company, LLC. A discussion of the project site and its background,
and a full analysis of the subject draft Agreement is attached with a Staff Report for that Planning
Commission public hearing (Exhibit A). Following the Planning Commission's review of the draft
Agreement, Staff recognized that there was no reference to any requirement or provision for non-
residential development, e.g. commercial retail or office use, in the construction schedule of the
Empire Lakes/The Resort project (hereafter referred to as "the Project") prior to the construction
of the Joint Use Public Facility (JUPF). To remedy this, Staff proposes the addition of new text to
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PLANNING COMMISSION STAFF REPORT
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
JUNE 27, 2018
Page 2
the draft Agreement that will ensure there is a minimum amount of floor area dedicated to non-
residential uses at the time the JUPF is constructed for the Project.
ANALYSIS:
A. General: Per Section 17.22.060 of the Development Code, "Development Agreements have
been determined by the City Council to be beneficial to the public in that:
1. Development Agreements increase the certainty in the approval of development projects,
thereby preventing the waste of resources, reducing the cost of development to the
consumer, and encouraging investment in and commitment to comprehensive planning,
all leading to the maximum efficient utilization of resources at the least economic cost to
the public.
2. Development Agreements provide assurance to the applicant for a development project
that upon approval of the project, the applicant may proceed with the project in accordance
with existing policies, rules and regulations, and subject to conditions of approval, thereby
strengthening the public planning process, encouraging private participation in
comprehensive planning, and reducing the economic costs of development.
3. Development Agreements enable the City to plan for and finance public facilities,
including, but not limited to, streets, sewerage, transportation, drinking water, school, and
utility facilities, thereby removing a serious impediment to the development of new
housing."
The proposed Development Agreement, as originally reviewed by the Planning Commission
on April 11, 2018, was being made and entered into for the Project to ensure that the above
three goals are fulfilled. The new text that will be added to the proposed Development
Agreement (Attachment A) for the Project will further ensure that the above three goals are
fulfilled. The new text will be inserted in Section 11 — Joint Use Public Facility, Topic "D" on
page 7 of the draft Agreement. This topic originally read as follows:
"D. Construction Schedule. City shall commence construction of the JUPF within
eighteen (18) months of Property Owners' irrevocable offer of dedication of the Parcel and
full payment of the Outstanding Full Amount. City's delay or failure to commence
construction as of that date shall neither delay nor hinder development of the Project."
This topic, with new text in italics, will read as follows:
"D. Construction Schedule. City shall commence construction of the JUPF within
eighteen (18) months of Property Owners' irrevocable offer of dedication of the Parcel and
full payment of the Outstanding Full Amount, provided that City has issued certificates of
occupancy for, and commercial uses occupy, at least 22,500 square feet of non-residential
building construction located south of 6th Street. City's delay or failure to commence
construction as of that date shall neither delay nor hinder development of the Project."
For reference, per the Empire Lakes Specific Plan the minimum required non-residential floor
area for the entire Project is 220,000 square feet. With the floor area, 22,500 square feet as
stated in the construction schedule, about 10.2 percent of the maximum non-residential floor
area will need to be constructed and tenanted in order to result in the commencement of the
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PLANNING COMMISSION STAFF REPORT
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
JUNE 27, 2018
Page 3
construction of the Joint Use Public Facility (JUPF). The added text will ensure that the Project
fulfills the City's goals for this mixed use and transit -oriented project as described in the
Specific Plan.
The remainder of the topics are unchanged and are discussed in Sections 6, 9, 10, 11, 12,
and 13, respectively, on pages 1 through 14 of Exhibit D, Attachment A. Many of the
remaining terms are typically included in Development Agreements entered into by the City.
B. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA), the
City certified an Environmental Impact Report (EIR) (SCH No. 20150410083) on May 18, 2016
in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific
Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-
00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR or
Negative Declaration is required in connection with subsequent discretionary approvals of the
same project as there have been a) no substantial changes proposed to the project that
indicate new or more severe impacts on the environment; b) no substantial changes have
occurred in the circumstances under which the project was previously reviewed that indicates
new or more severe environmental impacts; c) no new important information shows the project
will have new or more severe impacts than previously considered; and (d) no additional
mitigation measures are now feasible to reduce impacts or different mitigation measures can
be imposed to substantially reduce impacts.
FISCAL IMPACT:
The proposed Development Agreement will facilitate the development of the Project and assist in
achieving the fiscal benefits that were discussed in the Staff Report for the associated
amendments to the General Plan, Specific Plan, and Development Code that were approved by
the City Council in May/June 2016. The annual revenue generated from, for example, property
tax, sales tax, fees, and assessments, and the costs for government services including, for
example, police, animal care, community development, public works, and other general
government functions were analyzed in.a fiscal impact analysis prepared in March 2016.
Per that Staff Report, the annual revenues/costs in the calculations in the analysis were based on
the Project when it was fully constructed and completed. The benefits include the project's
contribution to Park District 85 (PD85), Landscape Maintenance District 1 (LMD1), and Street
Lighting District 1 (SLD1). These benefits would not occur without implementation of the project.
This substantial, additional revenue from the proposed project would reduce the need for General
Fund contributions to these assessment districts.
Other economic benefits were expected to accrue as a result of the Project. The EIR certified for
the Project identifies the underserved and unmet housing needs in the region. The availability of
new housing opportunity allows businesses to grow by providing additional housing for new and
existing workers. Providing these housing opportunities in close proximity to the City's business
and industrial core will facilitate an environment where individuals who work in the community will
also reside in it, and support existing businesses. Due to the transit- and pedestrian -oriented
approach of the project, environmental costs are lowered and a healthier environment is created.
Furthermore, higher value industrial businesses are increasingly relying on being near a supply
of housing for potential employees when determining new locations for their operations. The
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PLANNING COMMISSION STAFF REPORT
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
JUNE 27, 2018
Page 4
Project represents an opportunity to provide the needed housing in rental and price ranges that
are affordable to early career workers. Also, an option is created for older residents looking to
"downsize" and select a location which requires less driving to reach services.
COUNCIL GOAL(S) ADDRESSED:
The proposed Development Agreement will ensure that the Project, when completed, will
contribute to the realization of several City Council goals.
The General Plan discusses several land use policies including 1) planning for vibrant, pedestrian -
friendly mixed use and high density residential areas at strategic infill locations along transit
routes; 2) implementing land use patterns and policies that incorporate smart growth practices,
including placement of higher densities near transit centers and along transit corridors; and 3)
supporting housing opportunities for workers of all income ranges.
The City Council has two goals, Goals A24 and A25 that are relevant to the Project. The objective
of Goal A24 is "to address 1) mixed use, high density, transit oriented development (TOD), and
2) underperforming or underutilized areas." The objective of Goal A25 is "review the City's zoning
districts and evaluate/investigate creating overlay districts or specific plan areas" that will create
districts in order to revitalize underperforming or underutilized areas.
CORRESPONDENCE:
This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the
property was posted, and notices were mailed to all property owners within a 660 -foot radius of
the project site. No comments and/or correspondence have been received in response to these
notices.
EXHIBITS:
Exhibit A — Vicinity Map
Exhibit B — Aerial Map
Exhibit C — Planning Commission Staff Report (April 11, 2018, without Exhibits)
Exhibit D — Resolution No. 18-17 for Development Agreement DRC2015-00118 with proposed
Development Agreement (Attachment A of the Resolution, original version)
Draft Resolution of Approval for Development Agreement DRC2015-00118 with proposed
Development Agreement (Attachment A of the Resolution, revised version)
CB:MS/jy
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REPORT
DATE: April 11, 2018
TO: Chairman and Members of the Planning Commission
FROM: Candyce Burnett, City Planne<64)
INITIATED BY: Mike Smith, Senior Planner
SUBJECT: DEVELOPMENT AGREEMENT DRC2015-00118 - CITY OF RANCHO
CUCAMONGA - A review of a proposed Development Agreement between the
City of Rancho Cucamonga and SC Rancho Development Corp. and Empire
Lakes Holding Company, LLC, for a previously approved mixed use, high
density development (Empire Lakes/The Resort) in Planning Area 1 (PA1), a
property of about 160 acres located north of 4th Street, south of the Burlington
Northern Santa Fe railway, west of Milliken Avenue, and east of
Utica/Cleveland Avenues, within the Empire Lakes Specific Plan; APNs: 0209-
272-20, 0210-082-91 through 93. Related files: General Plan Amendment
DRC2015-00114, Specific Plan Amendment DRC2015-00040, and
Development Code Amendment DRC2015-00115. An Environmental Impact
Report (EIR) (SCH No. 20150410083) and Mitigation Monitoring Reporting
Program (MMRP) was reviewed and certified by the City Council on
May 18, 2016. Section 15162 of the California Environmental Quality Act
provides that no further environmental review is required for a previously
certified EIR or for subsequent projects within the scope of a prior EIR. The
Development Agreement is a contract governing timelines, terms, and
conditions regarding development of Empire Lakes/The Resort and does not
raise or create new environmental impacts that were not previously
contemplated in the EIR. This item will be forwarded to the City Council for
final action.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt the attached Resolution recommending
the City Council approve Development Agreement DRC2015-00118.
PROJECT SITE DESCRIPTION AND BACKGROUND:
The project site is a property of 160 -acres that was formerly developed with the privately owned
and maintained Empire Lakes Golf Course located in the Empire Lakes Specific Plan (the
"Specific Plan"). The Specific Plan has an overall area of 347 -acres and is generally bound by
4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica Avenue to the
west, and 8th Street and the BNSF/Metrolink rail line to the north. The subject property is
generally located at the center of the Specific Plan. Both the Specific Plan and the project site
are bisected into south and north halves by 6th Street.
The existing land uses on and General Plan land use and zoning designations for the project site
and the surrounding properties are as follows:
EXHIBIT C D7—Pg7
PLANNING COMMISSION STAFF REPORT
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
APRIL 11, 2018
Page 2
The golf course was closed in mid -2016 following the approval by the City Council of an
amendment to the General Plan (related file: General Plan Amendment DRC2015-00114) on
May 18, 2016, and amendments to the Specific Plan and Development Code (related files:
Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-
00115) on June 1, 2016. These amendments enabled SC Rancho Development Corp. to develop
a new mixed use and transit -oriented project ("Empire Lakes/The Resort") hereafter referred to
as "the Project".
To date, the City has approved two (2) applications to subdivide the project site (related files:
Tentative Tract Maps SUBTT20073 and SUBTT20105). These maps allow SC Rancho
Development Corp., functioning as the master developer, to sell parcels within the project site to
other developers who will construct parts of the Project as envisioned in the Specific Plan. The
City is currently reviewing recently submitted proposals for development of the Project. These
applications, listed below for reference, will be reviewed by the Planning Commission at a later
date.
Empire Lakes/The Resort - Development Proposals
Phase 1(A) - 648 -Unit Multi -Family Apartments - Lewis
Design Review DRC2017-00642 and Tentative Tract Map SUBTT20118
Phase 1(B) - 296 Single -Family Townhomes, Bungalows, and Stacked Flats - Van Daele, Inc.
Design Review DRC2017-00925 and Tentative Tract Map SUBTT20147
Phase 1(C) - Recreation/Community Facility - Lewis
Design Review DRC2018-00104
Note: Pre -Application Reviews and applications that do not require Planning Commission
review and action are not listed.
ANALYSIS:
A. General: Per Section 17.22.060 of the Development Code, "Development Agreements have
been determined by the City Council to be beneficial to the public in that:
mom
Land Use
General Plan
Zoning
Site
Vacant (former private golf
Mixed Use
Planning Area 1'
course
North
Industrial Logistics and
Heavy Industrial
Minimum Impact/Heavy
ManufacturingBuild in s
Industrial MI/HI District
South
Commercial Center
Mixed Use —
Ontario Center Specific Plan
Ontario Mills'
(2254-Sp)3
East
Apartments, Offices, and
Mixed Use
Planning Areas 6, 8, 9 and 10'
Metrolink Station Parking Lot
West
Industrial/Office Buildings, and
Mixed Use
PlanningAreas 2, 4, 5, and 11'
General Industrial GI District
Utility Facilities
General Industrial
1 — Empire Lakes Specific Plan;
2 — Southern California Edison (SCE) and Cucamonga Valley Water District (CVWD);
3 — City of Ontario
The golf course was closed in mid -2016 following the approval by the City Council of an
amendment to the General Plan (related file: General Plan Amendment DRC2015-00114) on
May 18, 2016, and amendments to the Specific Plan and Development Code (related files:
Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-
00115) on June 1, 2016. These amendments enabled SC Rancho Development Corp. to develop
a new mixed use and transit -oriented project ("Empire Lakes/The Resort") hereafter referred to
as "the Project".
To date, the City has approved two (2) applications to subdivide the project site (related files:
Tentative Tract Maps SUBTT20073 and SUBTT20105). These maps allow SC Rancho
Development Corp., functioning as the master developer, to sell parcels within the project site to
other developers who will construct parts of the Project as envisioned in the Specific Plan. The
City is currently reviewing recently submitted proposals for development of the Project. These
applications, listed below for reference, will be reviewed by the Planning Commission at a later
date.
Empire Lakes/The Resort - Development Proposals
Phase 1(A) - 648 -Unit Multi -Family Apartments - Lewis
Design Review DRC2017-00642 and Tentative Tract Map SUBTT20118
Phase 1(B) - 296 Single -Family Townhomes, Bungalows, and Stacked Flats - Van Daele, Inc.
Design Review DRC2017-00925 and Tentative Tract Map SUBTT20147
Phase 1(C) - Recreation/Community Facility - Lewis
Design Review DRC2018-00104
Note: Pre -Application Reviews and applications that do not require Planning Commission
review and action are not listed.
ANALYSIS:
A. General: Per Section 17.22.060 of the Development Code, "Development Agreements have
been determined by the City Council to be beneficial to the public in that:
mom
PLANNING COMMISSION STAFF REPORT
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
APRIL 11, 2018
Page 3
1. Development Agreements increase the certainty in the approval of development projects,
thereby preventing the waste of resources, reducing the cost of development to the
consumer, and encouraging investment in and commitment to comprehensive planning,
all leading to the maximum efficient utilization of resources at the least economic cost to
the public.
2. Development Agreements provide assurance to the applicant for a development project
that upon approval of the project, the applicant may proceed with the project in accordance
with existing policies, rules and regulations, and subject to conditions of approval, thereby
strengthening the public planning process, encouraging private participation in
comprehensive planning, and reducing the economic costs of development.
3. Development Agreements enable the City to plan for and finance public facilities,
including, but not limited to, streets, sewerage, transportation, drinking water, school, and
utility facilities, thereby removing a serious impediment to the development of new
housing."
The proposed Development Agreement (Exhibit B) for the Project will ensure that the above
three goals are fulfilled. The Agreement includes the following major terms:
An initial term of 8 years, which will be extended for an additional 3 years only if the
developer pulls buildings permits for at least 1,000 units within the project;
Vested rights to develop in accordance with existing planning regulations, including the
Empire Lakes Specific Plan, during the agreement's term;
A requirement to dedicate land and contribute funding for a proposed Joint Use Public
Facility. This facility is identified as a required mitigation in the Environmental Impact
Report (EIR) to address the increase in demand for public services caused by the
project. It will have a floor area of up to 25,000 square feet and will be located as shown
on page B-1 of Exhibit B. It will be used by the City's Library Services and Community
Services Departments, and the Police Department. There also will be space within the
facility for ancillary use by the Public Works Department. As details about the dedication
of land for its construction, the cost and funding for designing, constructing, and furnishing
the facility, and its construction schedule ,are not described in the Specific Plan, this has
been addressed in the Agreement. In sum, the developer must dedicate a roughly 1.75 -
acre parcel of land to the City and contribute funding to the facility in the form of an up-
front development impact fee that will be offset by certain other developments in the area
that are expected to benefit from the facility;
• A requirement to improve and maintain an approximately 1.3 -acre private park for future
residents; and
• A requirement that the developer participate in the City's public art program.
These topics are discussed in Sections 6, 9, 10, 11, 12, and 13, respectively, on pages 1
through 14 of Exhibit B. Many of the remaining terms are typically included in Development
Agreements entered into by the City.
D7—Pg 9
PLANNING COMMISSION STAFF REPORT
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
APRIL 11, 2018
Page 4
B. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA), the
City certified an Environmental Impact Report (EIR) (SCH No. 20150410083) on May 18, 2016
in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific
Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-
00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR or
Negative Declaration is required in connection with subsequent discretionary approvals of the
same project as there have been a) no substantial changes proposed to the project that
indicate new or more severe impacts on the environment; b) no substantial changes have
occurred in the circumstances under which the project was previously reviewed that indicates
new or more severe environmental impacts; c) no new important information shows the project
will have new or more severe impacts than previously considered; and (d) no additional
mitigation measures are now feasible to reduce impacts or different mitigation measures can
be imposed to substantially reduce impacts.
FISCAL IMPACT:
The proposed Development Agreement will facilitate the development of the Project and assist in
achieving the fiscal benefits that were discussed in the Staff Report for the associated
amendments to the General Plan, Specific Plan, and Development Code that were approved by
the City Council in May/June 2016. The annual revenue generated from, for example, property
tax, sales tax, fees, and assessments, and the costs for government services including, for
example, police, animal care, community development, public works, and other general
government functions were analyzed in a fiscal impact analysis prepared in March 2016.
Per that Staff Report, the annual revenues/costs in the calculations in the analysis were based on
the Project when it was fully constructed and completed. The benefits include the project's
contribution to Park District 85 (PD85), Landscape Maintenance District 1 (LMD1), and Street
Lighting District 1 (SLD1). These benefits would not occur without implementation of the project.
This substantial, additional revenue from the proposed project would reduce the need for General
Fund contributions to these assessment districts.
Other economic benefits were expected to accrue as a result of the Project. The EIR certified for
the Project identifies the underserved and unmet housing needs in the region. The availability of
new housing opportunity allows businesses to grow by providing additional housing for new and
existing workers. Providing these housing opportunities in close proximity to the City's business
and industrial core will facilitate an environment where individuals who work in the community will
also reside in it, and support existing businesses. Due to the transit- and pedestrian -oriented
approach of the project, environmental costs are lowered and a healthier environment is created.
Furthermore, higher value industrial businesses are increasingly relying on being near a supply
of housing for potential employees when determining new locations for their operations. The
Project represents an opportunity to provide the needed housing in rental and price ranges that
are affordable to early career workers. Also, an option is created for older residents looking to
"downsize" and select a location which requires less driving to reach services.
D7—Pg 10
PLANNING COMMISSION STAFF REPORT
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
APRIL 11, 2018
Page 5
COUNCIL GOAL(S) ADDRESSED:
The proposed Development Agreement will ensure that the Project, when completed, will
contribute to the realization of several City Council goals.
The General Plan discusses several land use policies including 1) planning for vibrant, pedestrian -
friendly mixed use and high density residential areas at strategic infill locations along transit
routes; 2) implementing land use patterns and policies that incorporate smart growth practices,
including placement of higher densities near transit centers and along transit corridors; and 3)
supporting housing opportunities for workers of all income ranges.
The City Council has two goals, Goals A24 and A25 that are relevant to the Project. The objective
of Goal A24 is "to address 1) mixed use, high density, transit oriented development (TOD), and
2) underperforming or underutilized areas." The objective of Goal A25 is "review the City's zoning
districts and evaluate/investigate creating overlay districts or specific plan areas" that will create
districts in order to revitalize underperforming or underutilized areas.
CORRESPONDENCE:
This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the
property was posted, and notices were mailed to all property owners within a 660 -foot radius of
the project site. No comments and/or correspondence have been received in response to these
notices.
EXHIBITS:
Exhibit A — Vicinity Map
Exhibit B—Aerial Map
Draft Resolution of Approval for Development Agreement DRC2015-00118 with proposed
Development Agreement (Attachment A of the Resolution)
CB:MS/Is
D7—Pg 11
RESOLUTION NO. 18-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO CUCAMONGA, CALIFORNIA,
RECOMMENDING APPROVAL OF DEVELOPMENT
AGREEMENT DRC2015-00118, A PROPOSED DEVELOPMENT
AGREEMENT BETWEEN THE CITY OF RANCHO CUCAMONGA
AND SC RANCHO DEVELOPMENT CORP. AND EMPIRE LAKES
HOLDING COMPANY, LLC, FOR A PREVIOUSLY APPROVED
MIXED USE, HIGH DENSITY DEVELOPMENT (EMPIRE
LAKESITHE RESORT) IN PLANNING AREA 1 (PAI), A
PROPERTY OF ABOUT 160 ACRES LOCATED NORTH OF 4TH
STREET, SOUTH OF THE BURLINGTON NORTHERN SANTA FE
RAILWAY, WEST OF MILLIKEN AVENUE, AND EAST OF
UTICA/CLEVELAND AVENUES, WITHIN THE EMPIRE LAKES
SPECIFIC PLAN; APNS: 0209-272-20, 0210-082-91 THROUGH
93.
A. Recitals.
I. The City of Rancho Cucamonga and SC Rancho Development Corp. and Empire
Lakes Holding Company, LLC filed an application for Development Agreement DRC2015-00118
as described in the title of this Resolution. Hereinafter in this Resolution, the subject Development
Agreement is referred to as "the application."
2. On April 11, 2018, the Planning Commission conducted a duly noticed public
hearing on the 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. The 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 April 11, 2018, including written and oral staff reports,
together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a property that was previously improved with the
Empire Lakes Golf Course, a privately owned and operated 18 -hole golf course with an ara_a
of 160 acres.
b. Development of the subject property (the "project site") is governed by the
Rancho Cucamonga Industrial Area Specific Plan (IASP) Subarea 18 Specific Plan, the City's
Development Code, and the City's General Plan.
C. The Specific Plan, as it was originally approved in 1994, consisted of
eleven (11) "Planning Areas" which are identified with Roman numerals, i.e. Planning Area
IA/IB through X. The project site was within "Planning Area IA", "Planning Area IB", and
(partly) "Planning Area III" of the Specific Plan. Following an amendment to the Specific Plan,
the project site is now in "Planning Area 1 (PAI)".
EXHIBIT D D7—Pg 12
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
April 11, 2018
Page 2
d. The overall area of the Specific Plan is 347 acres. The Specific Plan is
bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica
Avenue to the west, and 8th Street and the. BNSF/Metrolink rail line to the north. The project
site is generally located at the center, and covers about 46%, of the Specific Plan. Both the
Specific Plan and the golf course are bisected into north and south halves by 6th Street.
e. To the east of the project site are multi -family residences within four (4)
apartment complexes. Adjacent to the northeast corner of the project site are office buildings
and the Rancho Cucamonga Metrolink station. To the west of the part of the project site
located south of 6th Street is an office complex comprised of multiple tenants including
Southern California Edison (SCE) and Inland Empire Health Plan (IEHP). To the west of the
part of the project site located north of 6th Street are logistics/manufacturing buildings. To the
north of the project site, beyond the BNSF/Metrolink rail line, are additional
logistics/manufacturing buildings. To the south, on the opposite side of 4th Street, is vacant
land within the City of Ontario.
f. The zoning designations surrounding the Empire Lakes Specific Plan are
as follows: north - Minimum Impact/Heavy Industrial (MI/HI) District; south - Ontario Center
Specific Plan (2254 -SP) (in the City of Ontario); east - General Industrial (GI) District and
Industrial Park (IP) District, and Industrial Park (IP) District, (Industrial Commercial Overlay
District (ICOD)); and west - General Industrial (GI) District and Industrial Park (IP) District.
g. Associated with the subject application are applications that were approved
by the City Council to amend the General Plan (related file: General Plan Amendment
DRC2015-00114) on May 18, 2016, and amend the Specific Plan and Development Code
(related files: Specific Plan Amendment DRC2015-00040 and Development Code
Amendment DRC2015-00115) on June 1, 2016. The purpose of those applications is to
enable SC Rancho Development Corp. and Empire Lakes Holding Company, LLC to construct
a new mixed use, transit -oriented, high density development project (the `overall project')
within the project site;
h. Per Section 17.22.060 of the Development Code, "Development
Agreements have been determined by the City Council to be beneficial to the public in that:
Development Agreements increase the certainty in the approval of
development projects, thereby preventing the waste of resources,
reducing the cost of development to the consumer, and encouraging
investment in and commitment to comprehensive planning, all leading
to the maximum efficient utilization of resources at the least economic
cost to the public.
Development Agreements provide assurance to the applicant for a
development project that upon approval of the project, the applicant
may proceed with the project in accordance with existing policies, rules
and regulations, and subject to conditions of approval, thereby
strengthening the public planning process, encouraging private
participation in comprehensive planning, and reducing the economic
costs of development.
• Development Agreements enable the City to plan for and finance public
facilities, including, but not limited to, streets, sewerage, transportation,
D7—Pg 13
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
April 11, 2018
Page 3
drinking water, school, and utility facilities, thereby removing a serious
impediment to the development of new housing."
The proposed Development Agreement is being made and entered into for the Project to ensure
that the above three goals are fulfilled.
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 finds and concludes as follows:
a. Is consistent with the objectives, policies, and general land uses specified
in the General Plan and any applicable Specific Plans. The proposed Development Agreement
enables the construction of the overall project within the project site consistent with the
amendments to the General Plan, Empire Lakes Specific Plan, and Development Code (General
Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and
Development Code Amendment DRC2015-00115, respectively) and approved by the City Council
in 2016.
b. Is compatible and in conformity with public convenience, general welfare,
and good land use and zoning practice. The proposed Development Agreement will increase
certainty and provide assurances for subsequent development projects within the overall project
and enable the City to plan for and finance public facilities.
C. Will not be detrimental to the health, safety, and general welfare of the City.
The proposed Development Agreement does not substantially change the overall project, does
not introduce new or more severe environmental impacts that were not already analyzed in the
Environmental Impact Report (EIR) (SCH No. 20150410083) that was certified by the City on May
18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114,
Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-
00115.
d. Will not adversely affect the orderly development of property or the
preservation of property values. The proposed Development Agreement will prevent the
inefficient use of resources, reduce the public cost of development, and encourage
comprehensive planning.
4. Based upon the facts and information contained in the application, together with
all written and oral reports included for the environmental assessment for the application, the
Planning Commission finds that no subsequent or supplemental environmental document is
required pursuant to the California Environmental Quality Act (CEQA) in connection with the
review and approval of this application based upon the following findings and determinations:
a. Pursuant to the California Environmental Quality Act (CEQA), the City
certified an Environmental Impact Report (EIR) (SCH No. 20150410083) on May 18, 2016 in
connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan
Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant
to CEQA Guidelines Section 15162, no subsequent or supplemental EIR or Negative Declaration
is required in connection with subsequent discretionary approvals of the same project as there
have been a) no substantial changes proposed to the project that indicate new or more severe
impacts on the environment; b) no substantial changes have occurred in the circumstances under
D7—Pg 14
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
April 11, 2018
Page 4
which the project was previously reviewed that indicates new or more severe environmental
impacts; c) no new important information shows the project will have new or more severe impacts
than previously considered; and (d) no additional mitigation measures are now feasible to reduce
impacts or different mitigation measures can be imposed to substantially reduce impacts.
b. The Planning Commission finds, in connection with the proposed
Development Agreement, that substantial changes to the project or the circumstances
surrounding the overall project have not occurred which would create new or more severe impacts
than those evaluated in the previously certified EIR. The purpose of the Development Agreement
is to increase certainty and provide assurances for subsequent development projects within the
overall project and enable the City to plan for and finance public facilities.
C. Staff further finds that the overall project will not have one or more
significant effects not discussed in the previously certified EIR, not have more severe effects than
previously analyzed, and that additional or different mitigation measures are not required to
reduce the impacts of the project to a level of less than significant. The purpose of the
Development Agreement is to increase certainty and provide assurances for subsequent
development projects within the overall project and enable the City to plan for and finance public
facilities.
d. Based on these findings and all evidence in the record, the Planning
Commission concurs with the staff determination that no additional environmental review is
required pursuant to CEQA in connection with the City's consideration of the proposed
Development Agreement.
5. On the basis of the foregoing and the totality of the administrative record before it,
the Planning Commission hereby recommends that the City Council approve Development
Agreement DRC2015-00118 as shown in Attachment A.
The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 11TH DAY OF APRIL 2018.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Francisco Oaxaca, Chairman
ATTEST:
("'p- :& "m--
Candyce urnett, ecretary
D7—Pg 15
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
April 11, 2018
Page 5
I, Candyce Burnett, 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 11th day of April 2018, by the following vote -to -wit:
AYES: COMMISSIONERS: GUGLIELMO, MACIAS, MUNOZ, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE
D7—Pg 16
RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL
TO:
CITY OF RANCHO CUCAMONGA
P.O. BOX 807
RANCHO CUCAMONGA, CA 91729
ATTN: CITY CLERK
ABU V E. THIS LINE FOR RECORDER'S USE
EXEMPT FROM RECORDING FEE PER GOVERNMENT CODE SECTION 6103
DEVELOPMENT AGREEMENT NO.
REGARDING THE EMPIRE LAKES SPECIFIC PLAN, RANCHO CUCAMONGA,
CALIFORNIA
This Development Agreement ("Agreement" or "Development Agreement") is made and entered
into as of the "Effective Date" set forth herein, by and among SC Rancho Development Corp., a
California corporation and Empire Lakes Holding Company, LLC, a Delaware limited liability
company (each, a "Property Owner" and, collectively, "Property Owners") and the City of Rancho
Cucamonga, a California municipal corporation ("City").
RECITALS
1. On May 18, 2016, the City Council of the City of Rancho Cucamonga ("Council") adopted
Resolution No. 16-056, approving General Plan Amendment DRC2015-00114, which amended
the 2010 General Plan of the City of Rancho Cucamonga to allow a proposed mixed use, high
density residential/commercial development on a site developed with the now -closed Empire
Lakes Golf Course located north of Fourth Street, south of the BNSF/Metrolink rail line, west of
Milliken Avenue, and east of Utica/Cleveland Avenues. Resolution No. 16-056 and all
attachments and exhibits thereto are hereby incorporated by this reference.
2. On June 1, 2016, following second reading, the Council adopted Ordinance No. 888,
adopting Specific Plan Amendment DRC2015-00040, which amended the Rancho Cucamonga
Industrial Area Specific Plan (IASP) Subarea 18 Specific Plan (the "Specific Plan"), to allow and
set forth the design and technical standards/guidelines for a proposed mixed use, high density
residential/cornmercial development on a site currently developed with the Empire Lakes Golf
Course located north of 4th Street, south of the BNSF/Metrolink rail line, west of Milliken Avenue,
and east of Utica/Cleveland Avenues. Ordinance No. 888 and all attachments and exhibits thereto
are hereby incorporated by this reference.
3. On June 1, 2016, following second reading, the Council adopted Ordinance No. 889,
adopting Development Code Amendment DRC2015-00115, which amended the provisions of the
Development Code of the City Rancho Cucamonga to allow a proposed mixed use, high density
residential/commercial development on a site currently developed with the Empire Lakes Golf
Course located north of 4th Street, south of the BNSF/Metrolink rail line, west of Milliken Avenue,
Atta c h m e n t A D7—Pg 17
and east of Utica/Cleveland Avenues. Ordinance No. 889 and all attachments and exhibits thereto
are hereby incorporated by this reference.
4. For purposes of this Agreement, the proposed mixed use, high density
residential/commercial development as approved and defined by Resolution 16-056 and
Ordinances 888 and 889 is referred to herein as the "Project," and Resolution 16-056 and
Ordinances 888 and 889 are referred to collectively as the "Project Approvals."
5. As set forth in the Project Approvals, the Project requires the construction of a Joint Use
Public Facility ("JUPF") of up to 25,000 square feet in floor area, including public parking spaces
and secured parking spaces for City vehicles, to provide the City with office and programming
space to address the increase in demand for public facilities to support police, library, public works
and community services that will be caused by the Project.
6. California Government Code Section 65864, et seq. (the "Development Agreement
Statute") authorizes cities to enter into binding development agreements with persons having legal
or equitable interests in real property for the development of such property.
7. City and Property Owners mutually desire to enter into this Development Agreement
pursuant to the Development Agreement Statute and Section 17.22.060 of the Municipal Code in
order to implement the Project, including but not limited to ensuring that the Property Owners
donate the land required for the JUPF to the City, ensuring that the City receives timely and
sufficient funds to allow the City to design, build, and furnish the JUPF, and providing a
mechanism for Property Owners to be reimbursed funds they advance to City for the JUPF from
certain development impact fees the City collects.
8. On 2018, City adopted its Ordinance No. (the "Ordinance"),
thereby approving this Development Agreement among the City and Property Owners, which is
effective as of 2018. All of the requirements of the California Environmental
Quality Act have been met with respect to the Project, Project Approvals and this Agreement; and
this Agreement is consistent with the City's General Plan and the Specific Plan.
AGREEMENT
NOW, THEREFORE, the parties hereto agree as follows:
Section 1. Definitions. In this Agreement, unless the context otherwise requires, the
following terms shall have the following meaning:
"Adjustment Date" shall have the meaning ascribed to it in Section I I .B.
"City" means the City of Rancho Cucamonga.
"Community and Recreation Center DIF" means the Community and Recreation Center Impact
Fee authorized and imposed pursuant to Chapter 3.52 of the Municipal Code, as it may be amended
or superseded.
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"Property Owner" means each of SC Rancho Development Corp., a California corporation and
Empire Lakes Holding Company, LLC, a Delaware limited liability company.
"Effective Date" shall mean the date that the Ordinance becomes effective.
"Full Amount" shall have the meaning ascribed to it in Section I I.B.
"Index" shall have the meaning ascribed to it in Section I I .B.
"Library DIF" means the Library Impact Fee authorized and imposed pursuant to Chapter 3.56 of
the Municipal Code, as it may be amended or superseded.
"Municipal Code" means the Rancho Cucamonga Municipal Code, as amended from time to time.
"Offset DIF" shall have the meaning ascribed to it in Section 11.C.
"Ordinance" means Ordinance No. , which approved this Agreement.
"Outstanding Full Amount" shall have the meaning ascribed to it in Section 11.B.
"Parcel" shall have the meaning ascribed to it in Section I I .A.
"Park Improvement DIF" means the Park Impact Fee for park improvements imposed pursuant to
Chapter 3.68 of the Municipal Code, as it may be amended or superseded.
"Park Land DIF" means the Park In -Lieu Fee for park land acquisition imposed pursuant to
Chapter 3.68 of the Municipal Code, as it may be amended or superseded.
"Police DIF" means the Police Impact Fee imposed pursuant to Chapter 3.64 of the Municipal
Code, as it may be amended or superseded.
"Project" means the proposed mixed use, high density residential/commercial development as
approved and defined by Resolution 16-056 and Ordinances 888 and 889.
"Service Area" means that area within the City located within approximately one mile surrounding
the Subject Property and more particularly identified on the map and parcel listing in Exhibit C.
"Subject Property" means the real property that is the subject of the Project Approvals and as
legally described in Exhibit A to this Agreement.
"Term" shall have the meaning ascribed to it in Section 6 below.
Section 2. Recitals. The recitals are part of this Agreement and shall be enforceable as any
other provision of this Agreement.
Section 3. Interest of Property Owner. Each Property Owner warrants and represents that,
as of the Effective Date, it has or will have legal title to or an equitable interest in a portion of the
Subject Property, as specified for each Property Owner in Exhibit A hereto; that it has full legal
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right to enter into this Agreement; and that the persons executing this Agreement on behalf of each
Property Owner have been duly authorized to do so.
Section 4. Binding Effect of Agreement. Property Owners hereby subject the Project and
the Subject Property to the covenants, reservations, and restrictions as set forth in this Agreement.
The City and the Property Owners hereby declare their specific intent that the covenants,
reservations and restrictions as set forth herein shall be deemed covenants running with the land
and shall pass to and be binding upon each Property Owner's successors and assigns in title or
interest to the Subject Property. Each and every contract, deed or other instrument hereinafter
executed, covering or conveying the Subject Property or any portion thereof shall conclusively be
held to have been executed, delivered, and accepted subject to the covenants, reservations and
restrictions expressed in this Agreement, regardless of whether such covenants, reservations, and
restrictions are set forth in such contract, deed or other instrument.
The City and Property Owners hereby further declare their understanding and intent that the benefit
of such covenants touch and concern the land by enhancing and increasing the enjoyment and use
of the Subject Property by Property Owners and the future occupants of the Subject Property, the
intended beneficiaries of such covenants, reservations and restrictions, and by furthering the public
purposes for which this Agreement is adopted.
Section 5. Relationship of Parties. It is understood that the contractual relationship between
City and Property Owners is such that City and each Property Owner are each an independent
party and neither is the agent or partner of the other for any purpose whatsoever and neither shall
be considered to be the agent or partner of the other for any purpose whatsoever.
Section 6. Term of Agreement. The initial tern of this Agreement (the "Tenn") shall
commence on the Effective Date and shall expire eight (8) years thereafter. The initial Term shall
be automatically extended for an additional three (3) years if, prior to expiration of the initial Term,
building permits have been issued for at least 1,000 dwelling units within the Project. If the Term
has been so extended, it shall be automatically extended again for an additional three (3) years if,
prior to expiration of the extended eleven -year Term, building permits have been issued for at least
1,600 dwelling units within the Project. (Reference in this Agreement to the "Term" shall mean
the initial Term and as such Term may be automatically extended in accordance with this Section
6.)
Section 7. Timing of Development. Because the California Supreme Court held in Pardee
Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that failure of the parties to provide
for the timing of development resulting in a later adopted initiative restricting the timing of
development to prevail over such parties' agreement, it is the City's and Property Owners' intent
here to cure that deficiency by acknowledging and providing that Property Owners shall have the
right (without obligation), subject to the provisions of this Development Agreement, to complete
the Project in such order and at such rate and at such times as Property Owners deem appropriate
within the exercise of their subjective business judgment.
Section 8. If a Property Owner should sell, mortgage, hypothecate, assign, or transfer
(collectively "transfer" in this Section) the Subject Property or any portion thereof to any person
or entity at any time during the Term of this Agreement, such transfer shall be deemed to include
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an assignment of all rights, duties and obligations created by this Development Agreement with
respect to all or any portion of the Subject Property so transferred. Following not less than thirty
(30) days prior, written notice to the City, the written assumption by the assignee of all of the
obligations of Property Owner under this Agreement pursuant to any such transfer shall relieve
Property Owner, without any act or concurrence by the City, of its legal duty to perform under this
Agreement except to the extent that Property Owner is in default (subject to applicable notice and
cure periods) with respect to any such obligations that accrued prior to the proposed transfer.
Section 9. General Rights, Standards and Restrictions Pertaining to Development of the
Project. The following specific rights and restrictions shall apply to the use of the Subject
Property pursuant to this Development Agreement:
A. Property Owners shall have the right to develop the Project on the Subject Property
in accordance with the terms and conditions of the Project Approvals and this Agreement, and City
shall have the right to control development of the Subject Property in accordance with the
provisions of the Project Approvals and this Agreement.
B. The type, density, intensity, configuration of uses allowed, size, and location of
buildings and other improvements and provisions for the reservation or dedication of land for
public purposes, location of public improvements, including, but not limited to landscaping,
irrigation, sidewalk, and drive approaches, together with other terms and conditions of
development applicable to the Project, shall be as set forth in the Project Approvals and this
Agreement.
C. The term of all tentative subdivision maps approved with respect to the Subject
Property shall be extended for not less than the Term of the Development Agreement, as permitted
by Government Code Section 66452.6.
D. Each tentative map prepared for portions of the Subject Property comprised of any
residential subdivision shall comply with .the provisions of Government Code Section 66473.7. -
Section 10. Effect of City Regulations on Development of Project. Except as expressly
provided in this Agreement, all substantive and procedural requirements and provisions contained
in City's ordinances, specific plans, rules and regulations, including, but not limited to, the Rancho
Cucamonga Municipal Code and Development Code, in effect as of the Effective Date of this
Development Agreement, shall apply to the construction and development of the Project and
Subject Property.
A. The provisions of this Section shall not preclude the application to the development
of the Project and the Subject Property of those changes in City ordinances, regulations, plans, or
specifications that are (i) specifically mandated and required by changes in state or federal laws or
regulations as provided in California Government Code Section 65869.5 or any successor
provision or provisions, (ii) required to ensure public safety and are made applicable throughout
the City, or (iii) are required to ensure access under the Americans with Disabilities Act. In the
event such changes prevent or preclude compliance with one or more of the provisions of this
Agreement, such provisions of this Agreement shall be modified or suspended or performance
thereof delayed, as may be necessary to comply with such changes in the law.
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B. Except as provided below, the payment of fees associated with the construction of
the Project, including land use approvals, development fees, building permits, etc., shall be in the
amounts in effect at the time application is made for such approvals or permits and such amounts
may increase over time. However, the Community and Recreation Center DIF, Park Improvement
DIF and Park Land DIF, Library DIF, Police DIF, and the public art requirements applicable to
the Project pursuant to Chapter 17.124 of the Municipal Code and Ordinance No. 912 shall not
increase during the Term of this Development Agreement.
C. Prior to the issuance of the first building permit for the Project, Property Owners
shall submit an analysis to the City documenting the traffic impact nexus of the Project's for -sale
single-family detached units and condominium units relative to the "Residential Multi -Family
Attached" product for the purpose of calculating development impact fee rates. This analysis shall
indicate definitive parameters that would be used in making the determination of whether these
units should be considered "Residential Multi -Family Attached" during the permitting phase for
each development. If the City Council finds, based on its review of the aforementioned analysis,
that the traffic impacts caused by single-family detached units and/or condominium units are
similar to those caused by multi -family units, then the City will use the rate for "Residential Multi -
Family Attached" units in calculating the development impact fees for those for -sale single-family
detached units and/or condominium units addressed in the analysis. As to development impact
fees other than Transportation, City shall rely on the previously adopted City of Rancho
Cucamonga Development Impact Fee Study Report (Colgan Report) dated April 22, 2014 to make
its determination as to the application of development impact fees to proposed development.
D. City may apply to the Project any and all new health and safety regulations (e.g.,
fire, building, and seismic, plumbing, and electric codes) that become applicable to the City as a
whole after the Effective Date.
Section 11. Joint Use Public Facility
A. Land Dedication. Property Owners will make an irrevocable offer of dedication
to the City of approximately 1.75 net acres of land for the JUPF generally located within Planning
Area N-13 at the intersection of 71h Street and a future street expected to be named the "Resort
Parkway," as shown on Exhibit B to this Agreement (the "Parcel"). City shall provide no
additional consideration for the Parcel beyond the promises and covenants made in this
Agreement. The City shall be responsible for all operations and maintenance costs of the JUPF.
The offer of dedication shall occur by separate instrument within ninety (90) days after
(i) Property Owners have completed full public street improvements adjacent to the Parcel,
including but not limited to all wet and dry utilities within the street stubbed to the Parcel boundary
that are customary for development of the Parcel or (ii) Property Owners have obtained a building
permit for the 2,0001h residential dwelling unit within the Project, whichever occurs first. Prior to
the offer of dedication of the Parcel, Property Owners shall remove excess soils from the Parcel to
match the grade of the adjoining public streets. City shall be solely responsible for any
over -excavation and re -compaction of the soils on the Parcel. If Property Owners fail to
irrevocably offer to dedicate the Parcel as of the date required by this paragraph, Property Owners
shall not seek and City shall not approve any further building permits for residential units in the
Project until the irrevocable offer of dedication has occurred and the offer has been accepted by
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the City Council, provided that the City shall also have available all remedies under law in
connection with the Property Owners' failure to dedicate the Parcel, including specific
performance. The City Council shall accept the irrevocable offer of dedication within sixty (60)
days after the date the Property Owners have completed the public street improvements described
above in this Section I LA and submitted the irrevocable offer of dedication to the City.
B. Full Amount. The parties agree that the estimated cost of designing, building, and
furnishing the JUPF as of the Effective Date is $11,000,000 (the "Full Amount"). Commencing
on the one year anniversary of the Effective Date and each 12 months thereafter (each, an
"Adjustment Date"), the Full Amount shall be adjusted based upon the percentage change in the
Engineering News Record Construction Cost Index for Los Angeles County (the "Index") for the
twelve-month period ending in the month preceding the Adjustment Date. The annual adjustment
of the Full Amount shall cease when Property Owners have completed the required work on and
abutting the Parcel described in Section I I.A, made the irrevocable offer of dedication of the
Parcel, and paid the Outstanding Full Amount. For purposes of this Agreement, the "Outstanding
Full Amount" shall mean the Full Amount, as adjusted each Adjustment Date, less (i) the amount
of "Offset DIFs" (defined below) received by the City prior to payment of the Outstanding Full
Amount and (ii) interest earnings on the fiends deposited in the special fiord described in
Section I LC below, if the City elects to retain such funds in an interest-earning account, less
reasonable costs related to the administration of the account. The "Offset DIFs" means (i) the
amount for Police DIFs, Library DIFs, Community and Recreation Center DIFs paid within the
Project and (ii) the amount of Police DIFs, Library DIFs, and Community and Recreation Center
DIFs collected within the Service Area following the Effective Date. City shall diligently pursue
the collection of all Offset DIFs within the Service Area. Commencing on the one year anniversary
of the Effective Date and each 12 months thereafter, City shall provide Property Owners with a
written statement of the number of building permits issued within the Service Area and the type
and extent of the development for which such building permits were issued. In no case will the
Offset DIFs exceed the Full Amount.
C. Funding. The then current Outstanding Full Amount shall be paid by Property
Owners concurrent with, or prior to, the issuance of a building permit for the 2,000`h residential
dwelling unit within the Project. City shall deposit all payments of Offset DIFs within the Project
and the payment of the Outstanding Full Amount made by Property Owners in a special fund from
which disbursements may be made by the City solely for the design, construction, and furnishing
of the JUPF.
D. Construction Schedule. City shall commence construction of the JUPF within
eighteen (18) months of Property Owners' irrevocable offer of dedication of the Parcel and full
payment of the Outstanding Full Amount. City's delay or failure to commence construction as of
that date shall neither delay nor hinder development of the Project.
E. DIF Deposit. Property Owners' payment of the Outstanding Full Amount shall
constitute a deposit against payment of all Police DIFs, Library DIFs and Community and
Recreation Center DIFs for the remaining residential units within the Project and the remaining
non-residential building construction within the Project that would otherwise be subject to such
DIFs not to exceed a total of 3,450 residential units and 220,000 square feet of non-residential
construction within the Project. At the time such deposit is exhausted, Property Owners shall be
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responsible for paying all DIFs for the remaining residential units and non-residential building
construction or part thereof within the Project. Such deposit against payment of the Police DIFs,
Library DIFs and Community and Recreation Center DIFs shall apply irrespective of the expiration
or earlier termination of this Agreement. Such deposit, however, shall not be transferable for use
outside the Project and shall not be available for reuse within the Project for a residential unit or
non-residential construction on a parcel for which the deposit had been used previously.
Section 12. Public Art. Property Owners agree to participate in the City's Public Art Program
and comply with all requirements of Chapter 17.124 of the Municipal Code and Ordinance No.
912.
Section 13. Recreation Facilities.
A. Camp Improvements. Property Owners shall improve an approximately
1.30 -acre private park within Planning Area N-15 (the "Camp") with the development of Phase 2
of the Project (north of 6`h Street) and not later than the issuance of a building permit for the 2'000`h
dwelling unit within the Project.
B. Formation of Property Owners Association. Prior to issuance of the first
building permit for the Project, Property Owners shall record a declaration of covenants, conditions
and restrictions ("CC&Rs") for the Subject Property that forms a master property owners
association (the "Association") and obligates the Association to maintain, among other things, the
following improvements: (i) parkways (i.e., curb to right-of-way line); (ii) the non -vehicular
portions of the roundabout (i.e. the center) areas along the public streets and roads; and (iii) the
Camp in accordance with the requirements described in the following sub -section. The CC&Rs
shall be in form and substance reasonably satisfactory to the City Attorney and, with respect to the
above -referenced improvements, shall not be subject to amendment without the City's reasonable
consent.
C. Camp Maintenance. Until the Association becomes operational, Property Owners
shall own the Camp and maintain the Camp in good condition and repair. Once the Association
becomes operational, the Camp shall be deemed part of the Project's common area and shall be
maintained by the Association. The costs of maintenance of the Camp shall be the responsibility
of the Property Owners and the Association and the City shall bear no costs for such maintenance.
Section 14. Annual Review. During the term of this Development Agreement, City shall
annually review the extent of good faith compliance by Property Owner with the terms of this
Agreement. Property Owner shall file an annual report with the City indicating information
_regarding compliance with the terms of this Agreement no later than January 7 for the previous
calendar year, commencing January 7, 2019.
Section 15. Indemnification and Legal Challenge. To the maximum extent permitted by law,
each Property Owner must defend, indemnify, and hold City and its elected officials, officers,
contractors serving as City officials, agents, and employees ("Indemnitees") harmless from
liability for damage and/or claims for damage for personal injuries, including death, and claims
for property damage, and with respect to all other actions and liabilities for damages caused or
alleged to have been caused by reason of the Property Owner's activities in connection with the
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development and/or construction of the Project, and which may arise from the direct or indirect
operations of the Property Owner or those of the Property Owner's contractors, agents, tenants,
employees or any other persons acting on Property Owner's behalf, which relate to the
development and/or construction of the Project. This indemnity provision applies to all damages
and claims for damage, as described above, regardless of whether or not the City prepared,
supplied, or approved the plans, specifications, or other documents for the Project. Each Property
Owner shall also defend, indemnify and hold the Indemnitees harmless from and against any and
all claims, liabilities, losses, damages, costs and expenses arising from or related to the Property
Owner's failure, or any of its contractor's failure, to pay prevailing wages pursuant to Labor Code
Section 1720 et seg. in connection with construction of the Project and associated public and
private improvements.
In the event of any legal action challenging the validity, applicability, or interpretation of any
provision of this Agreement, any of the entitlement documents pertaining to the Project including,
without limitation, the City's General Plan, Zoning Ordinance, or any other supporting document
relating to the Project, the applicable Property Owner must indemnify, defend and hold harmless
the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by,
and/or awarded against, the City or any of the Indemnitees in relation to such action. The City
shall have the right to select counsel of its choice. The parties hereby agree to cooperate in
defending such action. The City will not voluntarily assist in any such third -party challenge or
take any position adverse to the Property Owner in connection with such third -party challenge. In
the event of any litigation challenging the effectiveness of this Agreement, or any portion hereof,
this Agreement shall remain in full force and effect while such litigation, including any appellate
review, is pending, unless otherwise ordered by the court. Absent issuance of an injunction, the
Property Owner may elect to continue development under this Agreement pending completion of
the litigation but it shall do so at its sole risk, and the City shall not be liable for any loss suffered
as a result thereof. This Section shall survive the expiration or earlier termination of this
Agreement.
Section 16. Amendments. This Agreement may be amended or canceled, in whole or in part,
only by mutual written consent of the parties and then in the manner provided for in California
Government Code § 65868, et seg., or successor provisions thereto.
Section 17. Enforcement. In the event of a default under the provisions of this Agreement by
a Property Owner, City shall give written notice to the Property Owner (or its successor) by
registered or certified mail addressed at the address stated in this Agreement, and if such violation
is not corrected to the reasonable satisfaction of City within thirty (30) days after such notice is
served on the Property Owner, or if not corrected within such reasonable time as may be required
to cure the breach or default if said breach or default cannot be cured within said thirty (30) days
(provided that acts to cure the breach or default must be commenced within said thirty (30) days
and must thereafter be diligently pursued by Property Owner), then City may, without further
notice, declare a default under this Agreement and, upon any such declaration of default, City may
bring any action necessary to specifically enforce the obligations of the Property Owner growing
out of the operation of this Development Agreement, apply to any court, state or federal, for
injunctive relief against any violation by the Property Owner of any provision of this Agreement,
or apply for such other relief as may be appropriate.
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Section 18. Event of Default. A Property Owner is in default under this Agreement upon the
happening of one or more of the following events or conditions:
A. If a material warranty, representation or statement made or furnished by the
Property Owner to City set forth herein or in any document incorporated by reference herein is
false or proved to have been false in any material respect when it was made;
B. If a finding and determination is made by City following an annual review pursuant
to this Agreement, upon the basis of substantial evidence, that the Property Owner has not
complied in good faith with any material terms and conditions of this Agreement, after notice and
opportunity to cure as provided by this Agreement; or
C. A breach by the Property Owner of any of the provisions or terms of this
Agreement, after notice and opportunity to cure as provided in this Agreement.
Section 19. No Waiver of Remedies. City does not waive any claim of defect in performance
by a Property Owner if on periodic review City does not enforce this Agreement. Nonperformance
by a Property Owner shall not be excused because performance by the Property Owner of the
obligations herein contained would be unprofitable, difficult, or expensive, or because of a failure
of any third party or entity, other than City. Subject to the provisions of Section 19, all other
remedies at law or in equity which are not otherwise provided for in this Agreement are available
to each party to pursue in the event that there is a breach of this Development Agreement by the
other party (subject to applicable notice and cure periods). No waiver by City or a Property Owner
of any breach or default under this Development Agreement by the other party shall be deemed to
be a waiver of any other subsequent breach thereof or default hereunder.
Section 20. City Not Liable For Damages. It is acknowledged by the parties that the City
would not have entered into this Agreement if it could be held liable in damages under or with
respect to this Agreement or the application thereof. Consequently, and except for the payment of
attorney's fees in accordance with this Agreement, the City shall not be. liable in damages to the
Property Owners, or to any assignee, transferee, or any other person, and the Property Owners
covenant on behalf of itself and its successors in interest not to sue for or claim any damages:
A. For any breach of this Agreement;
B. For the taking, impairment or restriction of any right or interest conveyed or
provided hereunder or pursuant hereto;
C. Arising out of or connected with any dispute, controversy or issue regarding the
application or interpretation or effect of the provisions of this Agreement; or
D. For any injury to or interference with the rights of the property owner, allegedly or
actually arising out of, or incurred in connection with, the parties entering this Agreement, or their
exercise of any rights under this Agreement.
The parties hereby warrant that each enters into this Agreement with the understanding that if the
City defaults on its obligations under this Agreement due to an action taken by the electorate of
the City in the exercise of the reserved powers of initiative and referendum, this Agreement shall
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be modified or suspended to the extent required by Government Code Section 65869.5 and
Property Owner's right to seek specific performance, a writ of mandate, or other mandatory relief
shall be limited by such force as the action taken by the electorate may have in light of state law
as determined by any court of competent jurisdiction, in which case the Property Owners' principal
remedy shall lie in reformation of this Agreement
Section 21. Rights of Lenders Under this Agreement. Should a Property Owner place or
cause to be placed any encumbrance or lien on the Project, or any part thereof, the beneficiary
("Lender") of said encumbrance or lien shall have the right at any time during the tern of this
Agreement and the existence of said encumbrance or lien to:
A. Do any act or thing required of the Property Owner under this Agreement, or cure
any default of the Property Owner under this Agreement within the time limits set forth in this
Agreement, and any such act or thing done or performed by Lender or cure shall be as effective as
if done by Property Owner;
B. Realize on the security afforded by the encumbrance or lien by exercising
foreclosure proceedings or power of sale or other remedy afforded in law or in equity or by the
security document evidencing the encumbrance or lien (hereinafter referred to as "a trust deed");
C. Transfer, convey or assign the title of the Property Owner to the Subject Property
to any purchaser at any foreclosure sale, whether the foreclosure sale be conducted pursuant to
court order or pursuant to a power of sale contained in a trust deed; and
D. Acquire and succeed to the interest of the Property Owner by virtue of any
foreclosure sale, whether the foreclosure sale is conducted pursuant to a court order or pursuant to
a power of sale contained in a trust deed.
Should any Lender require or request an amendment of this Agreement in respect of the rights and
remedies granted to a Lender, City hereby agrees to consider such an amendment in good faith and
in accordance with state and local law so long as the proposed amendment does not materially and
adversely affect the rights, powers, and remedies of the City in respect of a default by the Property
Owner hereunder.
Section 22. Notice to Lender. City shall give written notice of any default or breach under this
Agreement by Property Owner to Lender (if known by City) simultaneously with such notice of
default City gives to Property Owner and afford Lender the opportunity after receipt of service of
the notice to:
A. Cure the breach or default within thirty (30) days after service of said notice, where
the default can be cured by the payment of money;
B. Cure the breach or default within thirty (30) days after service of said notice where
the breach or default can be cured by something other than the payment of money and can be cured
within that time; or
C. Cure the breach or default in such reasonable time as may be required where
something other than payment of money is required to cure the breach or default and cannot be
R177929v2 9088.12 11
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performed within thirty (30) days after said notice, provided that acts to cure the breach or default
are commenced within a thirty (30) day period after service of said notice of default on Lender by
City and are thereafter diligently continued by Lender.
Section 23. Action by Lender. Notwithstanding any other provision of this Agreement, a
Lender may forestall any action by City for a breach or default under the terms of this Agreement
by a Property Owner by commencing proceedings to foreclose its encumbrance or lien on the
Subject Property. The proceedings so commenced may be for foreclosure of the encumbrance by
order of court or for foreclosure of the encumbrance under a power of sale contained in the
instrument creating the encumbrance or lien. The proceedings shall not, however, forestall any
such action by the City for the default or breach by the Property Owner unless:
A. They are commenced within thirty (30) days after service on Property Owner (and
on Lender if Lender's address is provided by notice to the City pursuant this Agreement) of the
notice described hereinabove;
B. They are, after having been commenced, diligently pursued in the manner required
by law to completion; and
C. Lender keeps and performs all of the terms, covenants, and conditions of this
Agreement requiring the payment or expenditure of money by the Property Owner until the
foreclosure proceedings are complete or are discharged by redemption, satisfaction, or payment.
Section 24. Notice. Any notice required to be given by the terms of this Agreement shall be
provided by certified mail, return receipt requested, at the address of the respective parties as
specified below or at any other such address as may be later specified by the parties hereto.
To SC Rancho Development Corp.: 1156 N. Mountain Avenue
Upland, California 91786
Fax: (909) 949-6700
Attention: Mr. Bryan T. Goodman
To Empire Lakes Holding Company: 1156 N. Mountain Avenue
Upland, California 91786
Fax: (909) 949-6700
Attention: Mr. Bryan T. Goodman
To City: City of Rancho Cucamonga
10500 Civic Center Drive
Rancho Cucamonga, California
Attention: City Manager
Section 25. Attorneys' Fees. In any proceedings arising from the enforcement of this
Development Agreement or because of an alleged breach or default hereunder, the prevailing party
shall be entitled to recover its costs and reasonable attorneys' fees and experts' fees incurred during
the proceeding (including appeals) as may be fixed within the discretion of the court.
#177929 v2 9088.12 12
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Section 26. Binding Effect. This Agreement shall bind, and the benefits and burdens hereof
shall inure to, the respective parties hereto and their legal representatives, executors,
administrators, successors and assigns, wherever the context requires or admits.
Section 27. Applicable Law and Venue. This Agreement shall be construed in accordance
with and governed by the laws of the State of California. Venue for any action or litigation brought
for breach or to enforce any provision of this Agreement shall be the Superior Court of the County
of San Bernardino, California.
Section 28. Partial Invalidity. If any provisions of this Agreement shall be deemed to be
invalid, illegal, or unenforceable, the validity, legality, or enforceability of the remaining
provisions hereof shall not in any way be affected or impaired thereby.
Section 29. Recordation. The City Clerk shall record this Agreement in the Official Records
of the County Recorder of the County of San Bernardino within ten (10) business days following
the Effective Date. Upon the expiration of the terms of this Agreement and the request of the
Property Owners, the City will execute and deliver, in recordable form, an instrument confirming
that this Agreement is terminated and of no filrther force or effect.
Section 30. Force Majeure. In the event that any party hereto shall be delayed or hindered or
prevented from performance of any act required hereunder by reason of acts of God, strikes,
lockouts, labor troubles, inability to procure materials, riots, insurrection, terrorism, war or other
reason of similar nature not the fault of the party delayed in performing the work or doing the acts
required under the terms of this Agreement, then the performance of such act shall be excused for
the period of the delay caused by the foregoing. Financial inability shall not be deemed an excuse
for delay under this Section 30.
Section 31. Integrated Agreement. This Development Agreement consists of this Agreement
together with all Exhibits attached hereto, and all of the same are hereby incorporated by reference.
The provisions of this Agreement shall govern over any inconsistent or conflicting provisions set
forth in the Exhibits. No representation or promise, verbal or written, not expressly set forth herein
shall be binding or have any force or effect.
Section 32. Time of Essence. Time is of the essence in every provision hereof in which time
is a factor.
Section 33. Operating Memoranda. The provisions of this Agreement require a close degree
of cooperation between the City and Property Owners. The anticipated refinements to the Project
may demonstrate that clarifications to this Agreement and the Project Approvals are appropriate
with respect to the implementation of this Agreement and the Project Approvals. If, when, and as
it becomes necessary or appropriate to take implementing actions or make such changes,
adjustments or clarifications, the Parties may effectuate such actions, changes, adjustments or
clarifications through an operating memorandum ("Operating Memorandum") approved by the
parties in writing which references this Section 33. Such Operating Memorandum shall not require
public notices and hearings or an amendment to this Agreement unless it is required by Section 16
above. The City Manager shall be authorized, after consultation with and approval of Property
Owners, to determine whether a requested adjustment, clarification or implementing action (i) may
9177929v2 9088.12 13
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be effectuated pursuant to this Section 33 and is consistent with the intent and purpose of this
Agreement and the Project Approvals or (ii) is of the type that would constitute an amendment to
this Agreement and thus would require compliance with the provisions of Section 16 above. The
authority to enter into such Operating Memorandum is hereby delegated to the City Manager and
the City Manager is hereby authorized to execute any Operating Memorandum hereunder without
further City Council action.
[Signature Page Follows]
k 177929 v2 9033.12 14
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IN WITNESS WHEREOF, this Agreement has been executed by the parties and shall be effective
on the Effective Date set forth hereinabove.
CITY OF RANCHO CUCAMONGA, a
Municipal Corporation
Dated:
ATTEST:
Dennis L. Michael
Mayor
Janice C. Reynolds
City Clerk
Approved as to form:
James L. Markman
City Attorney
'l177929v2 9033.12 15
11231-0001'211 30434v9.doc
SC RANCHO DEVELOPMENT CORP., a
California corporation
By:
Name:
Its: Authorized Agent
EMPIRE LAKES HOLDING COMPANY,
LLC, a Delaware limited liability company
By: North Mountain Corporation, a
California corporation, its Manager
Its: Authorized Agent
Dated:
D7—Pg 31
A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
State of California
County of San Bernardino
On before me,
(insert name and title of the officer)
Notary Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
(Seal)
4 M939 v2 9033.12 16
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A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
State of California
County of San Bernardino
On
Notary Public, personally appeared
before me,
(insert name and title of the officer)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies),.and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
n177929v2 9035.12
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(Seal)
A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
State of California
County of San Bernardino
On , before me,
(insert name and title of the officer)
Notary Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorizedcapacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Si
�1177929v2 9088.12 A -I
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(Seal)
EXHIBIT A
LEGAL DESCRIPTION
OF SUBJECT PROPERTY
A. PROPERTY OF SC RANCHO DEVELOPMENT CORP
PARCEL B OF LOT LINE ADJUSTMENT NO. LLA2017-00002 RECORDED ON JUNE 22, 2017 AS
DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF SAN BERNARDINO COUNTY,
CALIFORNIA. MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THOSE PORTIONS OF PARCEL l AND PARCEL 12, IN THE CITY OF RANCHO CUCAMONGA, COUNTY
OF SAN BERNARDINO, STATE OF CALIFORNIA, BOTH OF PARCEL MAP NO. 14647, AS PER MAP FILED
IN BOOK 177, PAGES 90 THROUGH 96 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER
OF SAID COUNTY; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID PARCEL 12, SAID POINT ALSO BEING ON THE
SOUTHERLY RIGHT-OF-WAY OF SIXTH STREET, AS SHOWN ON SAID PARCEL MAP;
THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89°31148" EAST 609.96 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89'31'48" EAST 607.85 FEET
TO THE NORTHEAST CORNER OF SAID PARCEL l;
THENCE LEAVING SAID SOUTHERLY RIGHT-OF-WAY SOUTH 000522" EAST 384.51 FEET AND ALONG
THE EASTERLY LINE OF SAID PARCEL 1 THE FOLLOWING EIGHT (8) COURSES:
SOUTH 5020'33" WEST 599.94 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 250.00 FEET;
SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 29°36'46", AN ARC
LENGTH OF 129.21 FEET;
SOUTH 34057'19" WEST 893.24 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 180.00 FEET;
SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 39°30'42", AN ARC
LENGTH OF 124.13 FEET;
SOUTH 74028'00" WEST 207.22 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
SOUTHEASTERLY AND HAVING A RADIUS OF 250.00 FEET;
SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 32°44'26", AN ARC
LENGTH OF 142.86 FEET;
SOUTH 41043'34" WEST 449.75 FEET;
SOUTH 0037'21" WEST 154.21 FEET, TO A POINT ON THE NORTHERLY RIGHT-OF-WAY OF FOURTH
STREET, AS SHOWN ON SAID PARCEL MAP;
THENCE, ALONG SAID NORTHERLY RIGHT-OF-WAY, NORTH 89'22'39" WEST 40.84 FEET TO THE
BEGINNING OF A TANGENT CURVE, CONCAVE NORTHERLY AND HAVING A RADIUS OF 339.00 FEET;
N 177929Q 9088.12 A-2
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THENCE NORTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 4-01-11", AN ARC
LENGTH OF 23.78 FEET;
THENCE, LEAVING SAID NORTHERLY RIGHT-OF-WAY NORTH 0°37'21" EAST 360.30 FEET;
THENCE SOUTH 89°53'31" WEST 372.27 FEET TO A POINT ON THE EASTERLY LINE OF THAT CERTAIN
PARCEL OF LAND DESCRIBED IN RESOLUTION NO. 94-225 RECORDED FEBRUARY 28, 1995 AS
INSTRUMENT NO. 1995-0060621 OFFICIAL RECORDS;
THENCE ALONG SAID EASTERLY LINE NORTH 0006'32" WEST 738.67 FEET;
THENCE LEAVING SAID EASTERLY LINE NORTH 89045'13" EAST 342.95 FEET;
THENCE SOUTH 49' 10'44" EAST 275.70 FEET;
THENCE NORTH 40049'16" EAST 694.51 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 600.00 FEET;
THENCE NORTHERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 40°21'04", AN ARC
LENGTH OF 422.55 FEET;
THENCE NORTH 0028'12" EAST 695.14 FEET TO THE TRUE POINT OF BEGINNING.
"1177929 v2 9038.12 A-3
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B. PROPERTY OF EMPIRE LAKES HOLDING COMPANY
PARCEL A:
PARCEL 13 OF PARCEL MAP NO. 14647, IN THE CITY OF RANCHO CUCAMONGA, COUNTY OF SAN
BERNARDINO, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 177, PAGES 90 THROUGH
96, INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AND AS
AMENDED BY CERTIFICATE OF CORRECTION RECORDED OCTOBER 25, 1995 AS INSTRUMENT NO.
95-369354 OF OFFICIAL RECORDS.
71.ZiiNG
PARCEL A OF LOT LINE ADJUSTMENT NO. LLA2017-00002 RECORDED ON JUNE 22, 2017 AS
DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF SAN BERNARDINO COUNTY,
CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THOSE PORTIONS OF PARCEL I AND PARCEL 12, BOTH OF PARCEL MAP NO. 14647, AS PER MAP FILED
IN BOOK 177, PAGES 90 THROUGH 96 OF PARCEL MAPS, AND ALL OF PARCEL "B" OF CERTIFICATE
OF COMPLIANCE FOR LOT LINE ADJUSTMENT NO. 400, RECORDED SEPTEMBER 18, 1997, AS
INSTRUMENT NO. 97-0344260, ALL IN THE CITY OF RANCHO CUCAMONGA, COUNTY OF SAN
BERNARDINO, STATE OF CALIFORNIA. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL "B", SAID POINT ALSO BEING THE
BEGINNING OF A CURVE, CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 24.00 FEET, A
RADIAL BEARING TO SAID POINT BEARS SOUTH 89053'28" WEST;
THENCE NORTHEASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 90'34'44", AN
ARC LENGTH OF 37.94 FEET TO A POINT ON THE NORTHERLY LINE OF SAID PARCEL "B", SAID POINT
ALSO BEING ON THE SOUTHERLY RIGHT-OF-WAY OF SIXTH STREET, AS SHOWN ON SAID MAP;
THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89'31'48" EAST 303.28 FEET TO THE
BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHERLY AND HAVING A RADIUS OF 406.25 FEET;
THENCE EASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 6'21'35", AN ARC
LENGTH OF 45.09 FEET TO THE BEGINNING OF A REVERSE CURVE, CONCAVE NORTHERLY AND
HAVING A RADIUS OF 406.25 FEET, A RADIAL BEARING TO SAID POINT BEARS NORTH 6°4947" EAST;
THENCE EASTERLY ALONG SAID CURVE. THROUGH A CENTRAL ANGLE OF 6'21'35", AN ARC
LENGTH OF 45.09 FEET;
THENCE, CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89'31'48" EAST 132.55 FEET
TO THE NORTHEASTERLY CORNER OF SAID PARCEL "B";
THENCE NORTH 0'06'32" WEST 5.00 FEET TO THE NORTHWEST CORNER OF SAID PARCEL 12:
THENCE, CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89'31'48" EAST 609.96
FEET;
THENCE LEAVING SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 00'28'12" WEST 695.14 FEET TO THE
BEGINNING OF A TANGENT CURVE, CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 600.00
FEET;
THENCE SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 40'21'04", AN
ARC LENGTH OF 422.55 FEET;
THENCE SOUTH 40'49'16" WEST 694.51 FEET:
#177929v2 9088.12 A-4
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THENCE NORTH 490 10'44" WEST 275.70 FEET;
THENCE SOUTH 89045'13" WEST 342.95 FEET TO A POINT ON THE EASTERLY LINE OF THAT CERTAIN
PARCEL OF LAND DESCRIBED IN RESOLUTION NO. 94-225 RECORDED FEBRUARY 28, 1995 AS
INSTRUMENT NO. 1995-0060621 OFFICIAL RECORDS;
THENCE NORTH 0006'32" WEST, ALONG SAID EASTERLY LINE, 1414.52 FEET, TO THE POINT OF
BEGINNING.
1"Z17o11NA
PARCEL C OF LOT LINE ADJUSTMENT NO. LLA2017-00002 RECORDED ON JUNE 22, 2017 AS
DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF SAN BERNARDINO COUNTY,
CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEING A PORTION OF PARCEL 1 OF PARCEL MAP NO. 14647, IN THE CITY OF RANCHO CUCAMONGA,
COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 177, PAGES 90
THROUGH 96 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF PARCEL 1, SAID POINT BEING ON THE EASTERLY LINE
OF THAT CERTAIN PARCEL OF LAND DESCRIBED IN RESOLUTION NO. 94-225 RECORDED FEBRUARY
28, 1995 AS INSTRUMENT NO. 1995-0060621 OFFICIAL RECORDS;
THENCE ALONG THE WEST LINE OF SAID PARCEL 1, NORTH 0°06'32" WEST 328.42 FEET;
THENCE, LEAVING SAID WEST LINE, NORTH 89°53'31" EAST 372.27 FEET;
THENCE SOUTH 0037'21" WEST 360.30 FEET TO THE BEGINNING OF A NON -TANGENT CURVE,
CONCAVE NORTHERLY AND HAVING A RADIUS OF 339.00 FEET, A RADIAL BEARING TO SAID POINT
BEARS SOUTH 4038'32" WEST, SAID BEGINNING ALSO BEING A POINT ON THE NORTHERLY RIGHT-
OF-WAY OF FOURTH STREET, AS SHOWN ON SAID PARCEL MAP; THENCE WESTERLY ALONG SAID
CURVE, THROUGH A CENTRAL ANGLE OF 3°36'31", AN ARC LENGTH OF 21.35 FEET TO THE
BEGINNING OF A REVERSE CURVE, CONCAVE SOUTHERLY AND HAVING A RADIUS OF 339.00 FEET,
A RADIAL BEARING TO SAID POINT BEARS NORTH 8015'02" EAST;
THENCE WESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 7°37'41", AN ARC
LENGTH OF 45.13 FEET;
THENCE NORTH 89022'39" WEST 281.79 FEET;
THENCE, LEAVING SAID NORTHERLY RIGHT-OF-WAY, NORTH 41°41'31" WEST 29.75 FEET TO THE
POINT OF BEGINNING;
SAID LAND IS ALSO SHOWN AS PARCEL C, PURSUANT TO LOT LINE ADJUSTMENT NO. LLA2017-
00002 RECORDED ON JUNE 22, 2017 AS DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF
SAN BERNARDINO COUNTY, CALIFORNIA.
4.177929 v2 9088.12 A-5
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EXHIBIT B
LOCATION OF DEDICATED LAND
,r
®'
CONCEPTUAL SITE PLAN (11.22.17)
�M7929v2 9088.12 B -I
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CA
EXHIBIT C
SERVICE AREA
PARCEL LISTING AND MAP
Zone 1 — Subject
0208-052-32
0208-053-26
Property
0208-052-33
0208-053-27
0209-272-20
0208-052-34
0208-053-28
0210-082-91
0208-052-35
0208-053-29
0210-082-92
0208-052-36
0208-053-30
0210-082-93
0208-052-37
0208-053-31
0208-052-38
0208-053-32
Zone 2 — Service Area
0208-052-39
0208-053-33
208-052-01
0208-052-40
0208-062-01
0208-052-02
0208-052-41
0208-062-02
0208-052-03
0208-052-42
0208-062-03
0208-052-04
0208-052-43
0208-062-04
0208-052-05
0208-052-73
0208-062-05
0208-052-06
0208-053-01
0208-062-06
0208-052-07
0208-053-02
0208-062-07
0208-052-08
0208-053-03
0208-062-08
0208-052-09
0208-053-04
0208-062-09
0208-052-10
0208-053-05
0208-062-10
0208-052-11
0208-053-06
0208-062-11
0208-052-12
0208-053-07
0208-062-12
0208-052-13
0208-053-08
0208-062-13
0208-052-14
0208-053-09
0208-062-14
0208-052-15
0208-053-10
0208-062-15
0208-052-16
0208-053-11
0208-062-16
0208-052-17
0208-053-12
0208-212-01
0208-052-18
0208-053-13
0208-212-02
0208-052-19
0208-053-14
0208-212-03
0208-052-20
0208-053-15
0208-212-04
0208-052-21
0208-053-16
0208-212-05
0208-052-22
0208-053-17
0208-212-06
0208-052-23
0208-053-18
0208-212-07
0208-052-24
0208-053-19
0208-212-08
0208-052-25
0208-053-20
0208-212-09
0208-052-26
0208-053-21
0208-212-10
0208-052-27
0208-053-22
0208-212-11
0208-052-28
0208-053-23
0208-212-12
0208-052-29
0208-053-24
0208-212-13
0208-052-30
0208-053-25
0208-212-14
0208-052-31
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0208-212-15
0208-212-58
0208-213-33
0208-212-16
0208-212-59
0208-213-34
0208-212-17
0208-212-60
0208-213-35
0208-212-18
0208-212-61
0208-213-36
0208-212-19
0208-212-62
0208-213-37
0208-212-20
0208-212-63
0208-213-38
0208-212-21
0208-212-64
0208-213-39
0208-212-22
0208-212-65
0208-213-40
0208-212-23
0208-212-66
0208-213-41
0208-212-24
0208-212-67
0208-213-42
0208-212-25
0208-212-68
0208-213-43
0208-212-26
0208-213-01
0208-213-44
0208-212-27
0208-213-02
0208-213-45
0208-212-28
0208-213-03
0208-213-46
0208-212-29
0208-213-04
0208-213-47
0208-212-30
0208-213-05
0208-213-48
0208-212-31
0208-213-06
0208-213-49
0208-212-32
0208-213-07
0208-213-50
0208-212-33
0208-213-08
0208-213-51
0208-212-34
0208-213-09
0208-213-52
0208-212-35
0208-213-10
0208-213-53
0208-212-36
0208-213-11
0208-213-54
0208-212-37
0208-213-12
0208-213-55
0208-212-38
0208-213-13
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D7 -Pg 63
RESOLUTION NO. 18-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO CUCAMONGA, CALIFORNIA,
RECOMMENDING APPROVAL OF DEVELOPMENT
AGREEMENT DRC2015-00118, A PROPOSED DEVELOPMENT
AGREEMENT BETWEEN THE CITY OF RANCHO CUCAMONGA
AND SC RANCHO DEVELOPMENT CORP. AND EMPIRE LAKES
HOLDING COMPANY, LLC, FOR A PREVIOUSLY APPROVED
MIXED USE, HIGH DENSITY DEVELOPMENT (EMPIRE
LAKES/THE RESORT) IN PLANNING AREA 1 (PAI), A
PROPERTY OF ABOUT 160 ACRES LOCATED NORTH OF 4TH
STREET, SOUTH OF THE BURLINGTON NORTHERN SANTA FE
RAILWAY, WEST OF MILLIKEN AVENUE, AND EAST OF
UTICA/CLEVELAND AVENUES, WITHIN THE EMPIRE LAKES
SPECIFIC PLAN; APNS: 0209-272-20, 0210-082-91 THROUGH
93.
A. Recitals.
1. The City of Rancho Cucamonga and SC Rancho Development Corp. and Empire
Lakes Holding Company, LLC filed an application for Development Agreement DRC2015-00118
as described in the title of this Resolution. Hereinafter in this Resolution, the subject Development
Agreement is referred to as "the application."
2. On June 27, 2018, the Planning Commission conducted a duly noticed public
hearing on the 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 Raricho Cucamonga as follows:
1. The 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 June 27, 2018, including written and oral staff reports,
together with public testimony, this Commission hereby specifically finds as follows:
a. The application was originally reviewed by the Planning Commission during
a public hearing on April 11, 2018. The Planning Commission made a recommendation of
approval to the City Council by adopting Resolution No. 18-17.
b. As there was no reference to any requirement or provision for non-
residential development, e.g. commercial retail or office use, in the construction schedule of
the Empire Lakes/The Resort project (hereafter referred to as "the Project'), to remedy this,
the addition of new text to the draft Agreement is proposed that will ensure there is a minimum
amount of floor area dedicated to non-residential uses at the time the Joint Use Public Facility
(JUPF) is constructed for the Project.
D7—Pg 65
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
June 27; 2018
Page 2
C. The application applies to a property that was previously improved with the
Empire Lakes Golf Course, a privately owned and operated 18 -hole golf course with an area
of 160 acres.
d. Development of the subject property (the "project site") is governed by the
Rancho Cucamonga Industrial Area Specific Plan (IASP) Subarea 18 Specific Plan, the City's
Development Code, and the City's General Plan.
e. The Specific Plan, as it was originally approved in 1994, consisted of
eleven (11) "Planning Areas" which are identified with Roman numerals, i.e. Planning Area
IA/IB through X. The project site was within "Planning Area IA", "Planning Area IB", and
(partly) "Planning Area III" of the Specific Plan. Following an amendment to the Specific Plan,
the project site is now in "Planning Area 1 (PA1)".
f. The overall area of the Specific Plan is 347 acres. The Specific Plan is
bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica
Avenue to the west, and 8th Street and the BNSF/Metrolink rail line to the north. The project
site is generally located at the center, and covers about 46%, of the Specific Plan. Both the
Specific Plan and the golf course are bisected into north and south halves by 6th Street.
g. To the east of the project site are multi -family residences within four (4)
apartment complexes. Adjacent to the northeast corner of the project site are office buildings
and the Rancho Cucamonga Metrolink station. To the west of the part of the project site
located south of 6th Street is an office complex comprised of multiple tenants including
Southern California Edison (SCE) and Inland Empire Health Plan (IEHP). To the west of the
part of the project site located north of 6th Street are logistics/manufacturing buildings. To the
north of the project site, beyond the BNSF/Metrolink rail line, are additional
logistics/manufacturing buildings. To the south, on the opposite side of 4th Street, is vacant
land within the City of Ontario.
h. The zoning designations surrounding the Empire Lakes Specific Plan are
as follows: north - Minimum Impact/Heavy Industrial (MI/HI) District; south - Ontario Center
Specific Plan (2254 -SP) (in the City of Ontario); east - General Industrial (GI) District and
Industrial Park (IP) District, and Industrial Park (IP) District, (Industrial Commercial Overlay
District (ICOD)); and west - General Industrial (GI) District and Industrial Park (IP) District.
i. Associated with the subject application are applications that were approved
by the City Council to amend the General Plan (related file: General Plan Amendment
DRC2015-00114) on May 18, 2016, and amend the Specific Plan and Development Code
(related files: Specific Plan Amendment DRC2015-00040 and Development Code
Amendment DRC2015-00115) on June 1, 2016. The purpose of those applications is to
enable SC Rancho Development Corp. and Empire Lakes Holding Company, LLC to construct
a new mixed use, transit -oriented, high density development project (the "overall project")
within the project site;
j. Per Section 17.22.060 of the Development Code, "Development
Agreements have been determined by the City Council to be beneficial to the public in that:
• Development Agreements increase the certainty in the approval of
development projects, thereby preventing the waste of resources,
D7—Pg 66
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
June 27, 2018
Page 3
reducing the cost of development to the consumer, and encouraging
investment in and commitment to comprehensive planning, all leading
to the maximum efficient utilization of resources at the least economic
cost to the public.
Development Agreements provide assurance to the applicant for a
development project that upon approval of the project, the applicant
may proceed with the project in accordance with existing policies, rules
and regulations, and subject to conditions of approval, thereby
strengthening the public planning process, encouraging private
participation in comprehensive planning, and reducing the economic
costs of development.
• Development Agreements enable the City to plan for and finance public
facilities, including, but not limited to, streets, sewerage, transportation,
drinking water, school, and utility facilities, thereby removing a serious
impediment to the development of new housing."
The proposed Development Agreement, as originally reviewed by the Planning Commission
on April 11, 2018 was being made and entered into for the Project to ensure that the above
three goals are fulfilled. The new text that will be added to the proposed Development
Agreement (Attachment A) for the Project will further ensure that the above three goals are
fulfilled. The new text will be inserted in Section 11, Topic "D" on page 7 of the draft
Agreement. This topic originally read as follows:
"D. Construction Schedule. City shall commence construction of the JUPF within
eighteen (18) months of Property Owners' irrevocable offer of dedication of the Parcel and
full payment of the Outstanding Full Amount. City's delay or failure to commence
construction as of that date shall neither delay nor hinder development of the Project."
This topic, with new text in italics, will read as follows:
"D. Construction Schedule. City shall commence construction of the JUPF within
eighteen (18) months of Property Owners' irrevocable offer of dedication of the Parcel and
full payment of the Outstanding Full Amount, provided that City has issued certificates of
occupancy for, and commercial uses occupy, at least 22,500 square feet of non-residential
building construction located south of 6th Street. City's delay or failure to commence
construction as of that date shall neither delay nor hinder development of the Project."
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 finds and concludes as follows:
a. Is consistent with the objectives, policies, and general land uses specified
in the General Plan and any applicable Specific Plans. The proposed Development Agreement
enables the construction of the overall project within the project site consistent with the
amendments to the General Plan, Empire Lakes Specific Plan, and Development Code (General
Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and
Development Code Amendment DRC2015-00115, respectively) and approved by the City Council
in 2016.
D7—Pg 67
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
June 27, 2018
Page 4
b. Is compatible and in conformity with public convenience, general welfare,
and good land use and zoning practice. The proposed Development Agreement will increase
certainty and provide assurances for subsequent development projects within the overall project
and enable the City to plan for and finance public facilities.
C. Will not be detrimental to the health, safety, and general welfare of the City.
The proposed Development Agreement does not substantially change the overall project, does
not introduce new or more severe environmental impacts that were not already analyzed in the
Environmental Impact Report (EIR) (SCH No. 20150410083) that was certified by the City on
May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-
00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment
DRC2015-00115.
d. Will not adversely affect the orderly development of property or the
preservation of property values. The proposed Development Agreement will prevent the
inefficient use of resources, reduce the public cost of development, and encourage
comprehensive planning.
4. Based upon the facts and information contained in the application, together with
all written and oral reports included for the environmental assessment for the application, the
Planning Commission finds that no subsequent or supplemental environmental document is
required pursuant to the California Environmental Quality Act (CEQA) in connection with the
review and approval of this application based upon the following findings and determinations:
a. Pursuant to the California Environmental Quality Act (CEQA), the City
certified an Environmental Impact Report (EIR) (SCH No. 20150410083) on May 18, 2016 in
connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan
Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant
to CEQA Guidelines Section 15162, no subsequent or supplemental EIR or Negative Declaration
is required in connection with subsequent discretionary approvals of the same project as there
have been a) no substantial changes proposed to the project that indicate new or more severe
impacts on the environment; b) no substantial changes have occurred in the circumstances under
which the project was previously reviewed that indicates new or more severe environmental
impacts; c) no new important information shows the project will have new or more severe impacts
than previously considered; and (d) no additional mitigation measures are now feasible to reduce
impacts or different mitigation measures can be imposed to substantially reduce impacts.
b. The Planning Commission finds, in connection with the proposed
Development Agreement, that substantial changes to the project or the circumstances
surrounding the overall project have not occurred which would create new or more severe impacts
than those evaluated in the previously certified EIR. The purpose of the Development Agreement
is to increase certainty and provide assurances for subsequent development projects within the
overall project and enable the City to plan for and finance public facilities.
C. Staff further finds that the overall project will not have one or more
significant effects not discussed in the previously certified EIR, not have more severe effects than
previously analyzed, and that additional or different mitigation measures are not required to
reduce the impacts of the project to a level of less than significant. The purpose of the
Development Agreement is to increase certainty and provide assurances for subsequent
PLANNING COMMISSION RESOLUTION NO. 18-17
DEVELOPMENT AGREEMENT DRC2015-00118 — CITY OF RANCHO CUCAMONGA
June 27, 2018
Page 5
development projects within the overall project and enable the City to plan for and finance public
facilities.
d. Based on these findings and all evidence in the record, the Planning
Commission concurs with the staff determination that no additional environmental review is
required pursuant to CEQA in connection with the City's consideration of the proposed
Development Agreement.
5. On the basis of the foregoing and the totality of the administrative record before it,
the Planning Commission hereby recommends that the City Council approve Development
Agreement DRC2015-00118 as shown in Attachment A.
The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF JUNE 2018.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
ATTEST:
Francisco Oaxaca, Chairman
Candyce Burnett, Secretary
I, Candyce Burnett, 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 27th day of June 2018, by the following vote -to -wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
D7—Pg 69
RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL
TO:
CITY OF RANCHO CUCAMONGA
P.O. BOX 807
RANCHO CUCAMONGA, CA 91729
ATTN: CITY CLERK
IIj XV -61'7 613AR& ly
EXEMPT FROM RECORDING FEE PER GOVERNMENT CODE SECTION 6103
DEVELOPMENT AGREEMENT NO.
REGARDING THE EMPIRE LAKES SPECIFIC PLAN, RANCHO CUCAMONGA,
CALIFORNIA
This Development Agreement ("Agreement' or "Development Agreement') is made and entered
into as of the "Effective Date" set forth herein, by and among SC Rancho Development Corp., a
California corporation and Empire Lakes Holding Company, LLC, a Delaware limited liability
company (each, a "Property Owner" and, collectively, "Property Owners") and the City of Rancho
Cucamonga, a California municipal corporation ("City").
RECITALS
1. On May 18, 2016, the City Council of the City of Rancho Cucamonga ("Council") adopted
Resolution No. 16-056, approving General Plan Amendment DRC2015-00114, which amended
the 2010 General Plan of the City of Rancho Cucamonga to allow a proposed mixed use, high
density residential/commercial development on a site developed with the now -closed Empire
Lakes Golf Course located north of Fourth Street, south of the BNSF/Metrolink rail line, west of
Milliken Avenue, and east of Utica/Cleveland Avenues. Resolution No. 16-056 and all
attachments and exhibits thereto are hereby incorporated by this reference.
2. On June 1, 2016, following second reading, the Council adopted Ordinance No. 888,
adopting Specific Plan Amendment DRC2015-00040, which amended the Rancho Cucamonga
Industrial Area Specific Plan ([ASP) Subarea 18 Specific Plan (the "Specific Plan"), to allow and
set forth the design and technical standards/guidelines for a proposed mixed use, high density
residential/commercial development on a site currently developed with the Empire Lakes Golf
Course located north of 4th Street, south of the BNSF/Metrolink rail line, west of Milliken Avenue,
and east of Utica/Cleveland Avenues. Ordinance No. 888 and all attachments and exhibits thereto
are hereby incorporated by this reference.
3. On June 1, 2016, following second reading, the Council adopted Ordinance No. 889,
adopting Development Code Amendment DRC2015-00115, which amended the provisions of the
Development Code of the City Rancho Cucamonga to allow a proposed mixed use, high density
residential/commercial development on a site currently developed with the Empire Lakes Golf
Course located north of 4th Street, south of the BNSF/Metrolink rail line, west of Milliken Avenue,
ATTACHMENT A
D7 -Pg 70
and east of Utica/Cleveland Avenues. Ordinance No. 889 and all attachments and exhibits thereto
are hereby incorporated by this reference.
4. For purposes of this Agreement, the proposed mixed use, high density
residential/commercial development as approved and defined by Resolution 16-056 and
Ordinances 888 and 889 is referred to herein as the "Project," and Resolution 16-056 and
Ordinances 888 and 889 are referred to collectively as the "Project Approvals."
5. As set forth in the Project Approvals, the Project requites the construction of a Joint Use
Public Facility ("JUPF") of up to 25,000 square feet in floor area, including public parking spaces
and secured parking spaces for City vehicles, to provide the City with office and programming
space to address the increase in demand for public facilities to support police, library, public works
and community services that will be caused by the Project.
6. California Government Code Section 65864, et seq. (the "Development Agreement
Statute") authorizes cities to enter into binding development agreements with persons having legal
or equitable interests in real property for the development of such property.
7. City and Property Owners mutually desire to enter into this Development Agreement
pursuant to the Development Agreement Statute and Section 17.22.060 of the Municipal Code in
order to implement the Project, including but not limited to ensuring that the Property Owners
donate the land required for the JUPF to the City, ensuring that the City receives timely and
sufficient funds to allow the City to design, build, and furnish the JUPF, and providing a
mechanism for Property Owners to be reimbursed funds they advance to City for the JUPF from
certain development impact fees the City collects.
8. On , 2018, City adopted its Ordinance No. (the "Ordinance"),
thereby approving this Development Agreement among the City and Property Owners, which is
effective as of 2018. All of the requirements of the California Environmental
Quality Act have been met with respect to the Project, Project Approvals and this Agreement, and
this Agreement is consistent with the City's General Plan and the Specific Plan.
AGREEMENT
NOW, THEREFORE, the parties hereto agree as follows:
Section 1. Definitions. In this Agreement, unless the context otherwise requires, the
following terms shall have the following meaning:
"Adjustment Date" shall have the meaning ascribed to it in Section I I.B.
"City" means the City of Rancho Cucamonga.
"Community and Recreation Center DIF" means the Community and Recreation Center Impact
Fee authorized and imposed pursuant to Chapter 3.52 of the Municipal Code, as it may be amended
or superseded.
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"Property Owner" means each of SC Rancho Development Corp., a California corporation and
Empire Lakes Holding Company, LLC, a Delaware limited liability company.
"Effective Date" shall mean the date that the Ordinance becomes effective.
"Full Amount" shall have the meaning ascribed to it in Section i I.B.
"Index" shall have the meaning ascribed to it in Section I I.B.
"Library DIF" means the Library Impact Fee authorized and imposed pursuant to Chapter 3.56 of
the Municipal Code, as it may be amended or superseded.
"Municipal Code" means the Rancho Cucamonga Municipal Code, as amended from time to time.
"Offset DIF" shall have the meaning ascribed to it in Section I I.C.
"Ordinance" means Ordinance No. , which approved this Agreement.
"Outstanding Full Amount" shall have the meaning ascribed to it in Section I I.B.
"Parcel" shall have the meaning ascribed to it in Section 11.A.
"Park Improvement DIF" means the Park Impact Fee for park improvements imposed pursuant to
Chapter 3.68 of the Municipal Code, as it may be amended or superseded.
"Park Land DIF" means the Park In -Lieu Fee for park land acquisition imposed pursuant to
Chapter 3.68 of the Municipal Code, as it may be amended or superseded.
"Police DIF" means the Police Impact Fee imposed pursuant to Chapter 3.64 of the Municipal
Code, as it may be amended or superseded.
"Project' means the proposed mixed use, high density residential/commercial development as
approved and defined by Resolution 16-056 and Ordinances 888 and 889.
"Service Area" means that area within the City located within approximately one mile surrounding
the Subject Property and more particularly identified on the map and parcel listing in Exhibit C.
"Subject Property" means the real property that is the subject of the Project Approvals and as
legally described in Exhibit A to this Agreement.
"Term" shall have the meaning ascribed to it in Section 6 below.
Section 2. Recitals. The recitals are part of this Agreement and shall be enforceable as any
other provision of this Agreement.
Section 3. Interest of Property Owner. Each Property Owner warrants and represents that,
as of the Effective Date, it has or will have legal title to or an equitable interest in a portion of the
Subject Property, as specified for each Property Owner in Exhibit A hereto; that it has full legal
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right to enter into this Agreement; and that the persons executing this Agreement on behalf of each
Property Owner have been duly authorized to do so.
Section 4. Binding Effect of Agreement. Property Owners hereby subject the Project and
the Subject Property to the covenants, reservations, and restrictions as set forth in this Agreement.
The City and the Property Owners hereby declare their specific intent that the covenants,
reservations and restrictions as set forth herein shall be deemed covenants running with the land
and shall pass to and be binding upon each Property Owner's successors and assigns in title or
interest to the Subject Property. Each and every contract, deed or other instrument hereinafter
executed, covering or conveying the Subject Property or any portion thereof shall conclusively be
held to have been executed, delivered, and accepted subject to the covenants, reservations and
restrictions expressed in this Agreement, regardless of whether such covenants, reservations, and
restrictions are set forth in such contract, deed or other instrument.
The City and Property Owners hereby further declare their understanding and intent that the benefit
of such covenants touch and concern the land by enhancing and increasing the enjoyment and use
of the Subject Property by Property Owners and the future occupants of the Subject Property, the
intended beneficiaries of such covenants, reservations and restrictions, and by furthering the public
purposes for which this Agreement is adopted.
Section 5. Relationship of Parties. It is understood that the contractual relationship between
City and Property Owners is such that City and each Property Owner are each an independent
party and neither is the agent or partner of the other for any purpose whatsoever and neither shall
be considered to be the agent or partner of the other for any purpose whatsoever.
Section 6. Term of Agreement. The initial term of this Agreement (the "Term") shall
commence on the Effective Date and shall expire eight (8) years thereafter. The initial Term shall
be automatically extended for an additional three (3) years if, prior to expiration of the initial Term,
building permits have been issued for at least 1,000 dwelling units within the Project. If the Term
has been so extended, it shall be automatically extended again for an additional three (3) years if,
prior to expiration of the extended eleven -year Term, building permits have been issued for at least
1,600 dwelling units within the Project. (Reference in this Agreement to the "Tenn" shall mean
the initial Term and as such Term may be automatically extended in accordance with this Section
6.)
Section 7. Timing of Development. Because the California Supreme Court held in Pardee
Construction Co. v City of Camarillo, 37 Cal.3d 465 (1984), that failure of the parties to provide
for the timing of development resulting in a later adopted initiative restricting the timing of
development to prevail over such parties' agreement, it is the City's and Property Owners' intent
here to cure that deficiency by acknowledging and providing that Property Owners shall have the
right (without obligation), subject to the provisions of this Development Agreement, to complete
the Project in such order and at such rate and at such times as Property Owners deem appropriate
within the exercise of their subjective business judgment.
Section 8. If a Property Owner should sell, mortgage, hypothecate, assign, or transfer
(collectively "transfer" in this Section) the Subject Property or any portion thereof to any person
or entity at any time during the Term of this Agreement, such transfer shall be deemed to include
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an assignment of all rights, duties and obligations created by this Development Agreement with
respect to all or any portion of the Subject Property so transferred. Following not less than thirty
(30) days prior, written notice to the City, the written assumption by the assignee of all of the
obligations of Property Owner under this Agreement pursuant to any such transfer shall relieve
Property Owner, without any act or concurrence by the City, of its legal duty to perform under this
Agreement except to the extent that Property Owner is in default (subject to applicable notice and
cure periods) with respect to any such obligations that accrued prior to the proposed transfer.
Section 9. General Rights, Standards and Restrictions Pertaining to Development of the
Project. The following specific rights and restrictions shall apply to the use of the Subject
Property pursuant to this Development Agreement:
A. Property Owners shall have the right to develop the Project on the Subject Property
in accordance with the terns and conditions of the Project Approvals and this Agreement, and City
shall have the right to control development of the Subject Property in accordance with the
provisions of the Project Approvals and this Agreement.
B. The type, density, intensity, configuration of uses allowed, size, and location of
buildings and other improvements and provisions for the reservation or dedication of land for
public purposes, location of public improvements, including, but not limited to landscaping,
irrigation, sidewalk, and drive approaches, together with other terms and conditions of
development applicable to the Project, shall be as set forth in the Project Approvals and this
Agreement.
C. The term of all tentative subdivision maps approved with respect to the Subject
Property shall be extended for not less than the Term of the Development Agreement, as permitted
by Government Code Section 66452.6.
D. Each tentative map prepared for portions of the Subject Property comprised of any
residential subdivision shall comply with the provisions of Government Code Section 66473.7.
Section 10. Effect of City Regulations on Development of Project. Except as expressly
provided in this Agreement, all substantive and procedural requirements and provisions contained
in City's ordinances, specific plans, rules and regulations, including, but not limited to, the Rancho
Cucamonga Municipal Code and Development Code, in effect as of the Effective Date of this
Development Agreement, shall apply to the construction and development of the Project and
Subject Property.
A. The provisions of this Section shall not preclude the application to the development
of the Project and the Subject Property of those changes in City ordinances, regulations, plans, or
specifications that are (i) specifically mandated and required by changes in state or federal laws or
regulations as provided in California Government Code Section 65869.5 or any successor
provision or provisions, (ii) required to ensure public safety and are made applicable throughout
the City, or (iii) are required to ensure access under the Americans with Disabilities Act. In the
event such changes prevent or preclude compliance with one or more of the provisions of this
Agreement, such provisions of this Agreement shall be modified or suspended or performance
thereof delayed, as may be necessary to comply with such changes in the law.
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B. Except as provided below, the payment of fees associated with the construction of
the Project, including land use approvals, development fees, building permits, etc., shall be in the
amounts in effect at the time application is made for such approvals or permits and such amounts
may increase over time. However, the Community and Recreation Center DIF, Park Improvement
DIF and Park Land DIF, Library DIF, Police DIF, and the public art requirements applicable to
the Project pursuant to Chapter 17.124 of the Municipal Code and Ordinance No. 912 shall not
increase during the Term of this Development Agreement.
C. Prior to the issuance of the first building permit for the Project, Property Owners
shall submit an analysis to the City documenting the traffic impact nexus of the Project's for -sale
single-family detached units and condominium units relative to the "Residential Multi -Family
Attached" product for the purpose of calculating development impact fee rates. This analysis shall
indicate definitive parameters that would be used in making the determination of whether these
units should be considered "Residential Multi -Family Attached" during the permitting phase for
each development. If the City Council finds, based on its review of the aforementioned analysis,
that the traffic impacts caused by single-family detached units and/or condominium units are
similar to those caused by multi -family units, then the City will use the rate for "Residential Multi -
Family Attached" units in calculating the development impact fees for those for -sale single-family
detached units and/or condominium units addressed in the analysis. As to development impact
fees other than Transportation, City shall rely on the previously adopted City of Rancho
Cucamonga Development Impact Fee Study Report (Colgan Report) dated April 22, 2014 to make
its determination as to the application of development impact fees to proposed development.
D. City may apply to the Project any and all new health and safety regulations (e.g.,
fire, building, and seismic, plumbing, and electric codes) that become applicable to the City as a
whole after the Effective Date.
Section 11. Joint Use Public Facility
A. Land Dedication. Property Owners.will make an irrevocable offer of dedication
to the City of approximately 1.75 net acres of land for the JUPF generally located within Planning
Area N-13 at the intersection of 7d' Street and a future street expected to be named the "Resort
Parkway," as shown on Exhibit B to this Agreement (the "Parcel"). City shall provide no
additional consideration for the Parcel beyond the promises and covenants made in this
Agreement. The City shall be responsible for all operations and maintenance costs of the JUPF.
The offer of dedication shall occur by separate instrument within ninety (90) days after
(i) Property Owners have completed full public street improvements adjacent to the Parcel,
including but not limited to all wet and dry utilities within the street stubbed to the Parcel boundary
that are customary for development of the Parcel or (ii) Property Owners have obtained a building
permit for the 2'0001h residential dwelling unit within the Project, whichever occurs first Prior to
the offer of dedication of the Parcel, Property Owners shall remove excess soils from the Parcel to
match the grade of the adjoining public streets. City shall be solely responsible for any
over -excavation and re -compaction of the soils on the Parcel. If Property Owners fail to
irrevocably offer to dedicate the Parcel as of the date required by this paragraph, Property Owners
shall not seek and City shall not approve any further building permits for residential units in the
Project until the irrevocable offer of dedication has occurred and the offer has been accepted by
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the City Council, provided that the City shall also have available all remedies under law in
connection with the Property Owners' failure to dedicate the Parcel, including specific
performance. The City Council shall accept the irrevocable offer of dedication within sixty (60)
days after the date the Property Owners have completed the public street improvements described
above in this Section 1 LA and submitted the irrevocable offer of dedication to the City.
B. Full Amount. The parties agree that the estimated cost of designing, building, and
famishing the JUPF as of the Effective Date is $11,000,000 (the "Full Amount"). Commencing
on the one year anniversary of the Effective Date and each 12 months thereafter (each, an
"Adjustment Date"), the Full Amount shall be adjusted based upon the percentage change in the
Engineering News Record Construction Cost Index for Los Angeles County (the "Index") for the
twelve-month period ending in the month preceding the Adjustment Date. The annual adjustment
of the Full Amount shall cease when Property Owners have completed the required work on and
abutting the Parcel described in Section 11.A, made the irrevocable offer of dedication of the
Parcel, and paid the Outstanding Full Amount. For purposes of this Agreement, the "Outstanding
Full Amount" shall mean the Full Amount, as adjusted each Adjustment Date, less (i) the amount
of "Offset DIFs" (defined below) received by the City prior to payment of the Outstanding Full
Amount and (ii) interest earnings on the funds deposited in the special fund described in
Section I LC below, if the City elects to retain such funds in an interest-earning account, less
reasonable costs related to the administration of the account. The "Offset DIFs" means (i) the
amount for Police DIFs, Library DIFs, Community and Recreation Center DIFs paid within the
Project and (ii) the amount of Police DIFs, Library DIFs, and Community and Recreation Center
DIFs collected within the Service Area following the Effective Date. City shall diligently pursue
the collection of all Offset DIFs within the Service Area. Commencing on the one year anniversary
of the Effective Date and each 12 months thereafter, City shall provide Property Owners with a
written statement of the number of building permits issued within the Service Area and the type
and extent of the development for which such building permits were issued. In no case will the
Offset DIFs exceed the Full Amount.
C. Funding. The then current Outstanding Full Amount shall be paid by Property
Owners concurrent with, or prior to, the issuance of a building permit for the 2,000t11 residential
dwelling unit within the Project. City shall deposit all payments of Offset DIFs within the Project
and the payment of the Outstanding Full Amount made by Property Owners in a special fund from
which disbursements may be made by the City solely for the design, construction, and furnishing
of the JUPF.
D. Construction Schedule. City shall commence construction of the JUPF within
eighteen (18) months of Property Owners' irrevocable offer of dedication of the Parcel and full
payment of the Outstanding Full Amount, provided that City has issued certificates of occupancy
for, and commercial uses occupy, at least 22,500 square feet of non-residential building
construction located south of 01' Street. City's delay or failure to commence construction as of
that date shall neither delay nor hinder development of the Project.
E. DIF Deposit. Property Owners' payment of the Outstanding Full Amount shall
constitute a deposit against payment of all Police DIFs, Library DIFs and Community and
Recreation Center DIFs for the remaining residential units within the Project and the remaining
non-residential building construction within the Project that would otherwise be subject to such
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DIFs not to exceed a total of 3,450 residential units and 220,000 square feet of non-residential
construction within the Project. At the time such deposit is exhausted, Property Owners shall be
responsible for paying all DIFs for the remaining residential units and non-residential building
construction or part thereof within the Project. Such deposit against payment of the Police DIFs,
Library DIFs and Community and Recreation Center DIFs shall apply irrespective of the expiration
or earlier termination of this Agreement. Such deposit, however, shall not be transferable for use
outside the Project and shall not be available for reuse within the Project for a residential unit or
non-residential construction on a parcel for which the deposit had been used previously.
Section 12. Public Art. Property Owners agree to participate in the City's Public Art Program
and comply with all requirements of Chapter 17.124 of the Municipal Code and Ordinance No.
912.
Section 13. Recreation Facilities.
A. Camp Improvements. Property Owners shall improve an approximately
1.30 -acre private park within Planning Area N-15 (the "Camp") with the development of Phase 2
of the Project (north of 6t11 Street) and not later than the issuance of a building permit for the 2,000t1i
dwelling unit within the Project.
B. Formation of Property Owners Association. Prior to issuance of the first
building permit for the Project, Property Owners shall record a declaration of covenants, conditions
and restrictions ("CC&Rs") for the Subject Property that forms a master property owners
association (the "Association") and obligates the Association to maintain, among other things, the
following improvements: (i) parkways (i.e., curb to right-of-way line); (ii) the non -vehicular
portions of the roundabout (i.e. the center) areas along the public streets and roads; and (iii) the
Camp in accordance with the requirements described in the following sub -section. The CC&Rs
shall be in form and substance reasonably satisfactory to the City Attorney and, with respect to the
above -referenced improvements, shall not be subject to amendment without the City's reasonable
consent.
C. Camp Maintenance. Until the Association becomes operational, Property Owners
shall own the Camp and maintain the Camp in good condition and repair. Once the Association
becomes operational, the Camp shall be deemed part of the Project's common area and shall be
maintained by the Association. The costs of maintenance of the Camp shall be the responsibility
of the Property Owners and the Association and the City shall bear no costs for such maintenance.
Section 14. Annual Review. During the term of this Development Agreement, City shall
annually review the extent of good faith compliance by Property Owner with the terms of this
Agreement. Property Owner shall file an annual report with the City indicating information
regarding compliance with the terns of this Agreement no later than January 7 for the previous
calendar year, commencing January 7, 2019.
Section 15. Indemnification and Legal Challenge. To the maximum extent permitted by law,
each Property Owner must defend, indemnify, and hold City and its elected officials, officers,
contractors serving as City officials, agents, and employees ("Indemnitees") harmless from
liability for damage and/or claims for damage for personal injuries, including death, and claims
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for property damage, and with respect to all other actions and liabilities for damages caused or
alleged to have been caused by reason of the Property Owner's activities in connection with the
development and/or construction of the Project, and which may arise from the direct or indirect
operations of the Property Owner or those of the Property Owner's contractors, agents, tenants,
employees or any other persons acting on Property Owner's behalf, which relate to the
development and/or construction of the Project. This indemnity provision applies to all damages
and claims for damage, as described above, regardless of whether or not the City prepared,
supplied, or approved the plans, specifications, or other documents for the Project. Each Property
Owner shall also defend, indemnify and hold the Indemnitees harmless from and against any and
all claims, liabilities, losses, damages, costs and expenses arising from or related to the Property
Owner's failure, or any of its contractor's failure, to pay prevailing wages pursuant to Labor Code
Section 1720 et seg. in connection with construction of the Project and associated public and
private improvements.
In the event of any legal action challenging the validity, applicability, or interpretation of any
provision of this Agreement, any of the entitlement documents pertaining to the Project including,
without limitation, the City's General Plan, Zoning Ordinance, or any other supporting document
relating to the Project, the applicable Property Owner must indemnify, defend and hold harmless
the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by,
and/or awarded against, the City or any of the Indemnitees in relation to such action. The City
shall have the right to select counsel of its choice. The parties hereby agree to cooperate in
defending such action. The City will not voluntarily assist in any such third -party challenge or
take any position adverse to the Property Owner in connection with such third -party challenge. In
the event of any litigation challenging the effectiveness of this Agreement, or any portion hereof,
this Agreement shall remain in full force and effect while such litigation, including any appellate
review, is pending, unless otherwise ordered by the court. Absent issuance of an injunction, the
Property Owner may elect to continue development under this Agreement pending completion of
the litigation but it shall do so at its sole risk, and the City shall not be liable for any loss suffered
as a result thereof. This Section shall survive the expiration or earlier termination of this
Agreement.
Section 16. Amendments. This Agreement may be amended or canceled, in whole or in part,
only by mutual written consent of the parties and then in the manner provided for in California
Government Code § 65868, et seq., or successor provisions thereto.
Section 17. Enforcement. In the event of a default under the provisions of this Agreement by
a Property Owner, City shall give written notice to the Property Owner (or its successor) by
registered or certified mail addressed at the address stated in this Agreement, and if such violation
is not corrected to the reasonable satisfaction of City within thirty (30) days after such notice is
served on the Property Owner, or if not corrected within such reasonable time as may be required
to cure the breach or default if said breach or default cannot be cured within said thirty (30) days
(provided that acts to cure the breach or default must be commenced within said thirty (30) days
and must thereafter be diligently pursued by Property Owner), then City may, without further
notice, declare a default under this Agreement and, upon any such declaration of default, City may
bring any action necessary to specifically enforce the obligations of the Property Owner growing
out of the operation of this Development Agreement, apply to any court, state or federal, for
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injunctive relief against any violation by the Property Owner of any provision of this Agreement,
or apply for such other relief as may be appropriate.
Section 18. Event of Default. A Property Owner is in default under this Agreement upon the
happening of one or more of the following events or conditions:
A. If a material warranty, representation or statement made or furnished by the
Property Owner to City set forth herein or in any document incorporated by reference herein is
false or proved to have been false in any material respect when it was made;
B. If a finding and determination is made by City following an annual review pursuant
to this Agreement, upon the basis of substantial evidence, that the Property Owner has not
complied in good faith with any material terms and conditions of this Agreement, after notice and
opportunity to cure as provided by this Agreement; or
C. A breach by the Property Owner of any of the provisions or terms of this
Agreement, after notice and opportunity to cure as provided in this Agreement.
Section 19. No Waiver of Remedies. City does not waive any claim of defect in performance
by a Property Owner if on periodic review City does not enforce this Agreement. Nonperformance
by a Property Owner shall not be excused because performance by the Property Owner of the
obligations herein contained would be unprofitable, difficult, or expensive, or because of a failure
of any third party or entity, other than City. Subject to the provisions of Section 19, all other
remedies at law or in equity which are not otherwise provided for in this Agreement are available
to each party to pursue in the event that there is a breach of this Development Agreement by the
other party (subject to applicable notice and cure periods). No waiver by City or a Property Owner
of any breach or default under this Development Agreement by the other party shall be deemed to
be a waiver of any other subsequent breach thereof or default hereunder.
Section 20. City Not Liable For Damages. It is acknowledged by the parties that the City
would not have entered into this Agreement if it could be held liable in damages under or with
respect to this Agreement or the application thereof. Consequently, and except for the payment of
attorney's fees in accordance with this Agreement, the City shall not be liable in damages to the
Property Owners, or to any assignee, transferee, or any other person, and the Property Owners
covenant on behalf of itself and its successors in interest not to sue for or claim any damages:
A. For any breach of this Agreement;
B. For the taking, 'impairment or restriction of any right or interest conveyed or
provided hereunder or pursuant hereto;
C. Arising out of or connected with any dispute, controversy or issue regarding the
application or interpretation or effect of the provisions of this Agreement; or
D. For any injury to or interference with the rights of the property owner, allegedly or
actually arising out of, or incurred in connection with, the parties entering this Agreement, or their
exercise of any rights under this Agreement.
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The parties hereby warrant that each enters into this Agreement with the understanding that if the
City defaults on its obligations under this Agreement due to an action taken by the electorate of
the City in the exercise of the reserved powers of initiative and referendum, this Agreement shall
be modified or suspended to the extent required by Government Code Section 65869.5 and
Property Owner's right to seek specific performance, a writ of mandate, or other mandatory relief
shall be limited by such force as the action taken by the electorate may have in light of state law
as determined by any court of competent jurisdiction, in which case the Property Owners' principal
remedy shall lie in reformation of this Agreement
Section 21. Rights of Lenders Under this Agreement. Should a Property Owner place or
cause to be placed any encumbrance or lien on the Project, or any part thereof, the beneficiary
("Lender") of said encumbrance or lien shall have the right at any time during the term of this
Agreement and the existence of said encumbrance or lien to:
A. Do any act or thing required of the Property Owner under this Agreement, or cure
any default of the Property Owner under this Agreement within the time limits set forth in this
Agreement, and any such act or thing done or performed by Lender or cure shall be as effective as
if done by Property Owner;
B. Realize on the security afforded by the encumbrance or lien by exercising
foreclosure proceedings or power of sale or other remedy afforded in law or in equity or by the
security document evidencing the encumbrance or lien (hereinafter referred to as "a trust deed");
C. Transfer, convey or assign the title of the Property Owner to the Subject Property
to any purchaser at any foreclosure sale, whether the foreclosure sale be conducted pursuant to
court order or pursuant to a power of sale contained in a trust deed; and
D. Acquire and succeed to the interest of the Property Owner by virtue of any
foreclosure sale, whether the foreclosure sale is conducted pursuant to a court order or pursuant to
a power of sale contained in a trust deed.
Should any Lender require or request an amendment of this Agreement in respect of the rights and
remedies granted to a Lender, City hereby agrees to consider such an amendment in good faith and
in accordance with state and local law so long as the proposed amendment does not materially and
adversely affect the rights, powers, and remedies of the City in respect of a default by the Property
Owner hereunder.
Section 22. Notice to Lender. City shall give written notice of any default or breach under this
Agreement by Property Owner to Lender (if known by City) simultaneously with such notice of
default City gives to Property Owner and afford Lender the opportunity after receipt of service of
the notice to:
A. Cure the breach or default within thirty (30) days after service of said notice, where
the default can be cured by the payment of money;
B. Cure the breach or default within thirty (30) days after service of said notice where
the breach or default can be cured by something other than the payment of money and can be cured
within that time; or
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C. Cure the breach or default in such reasonable time as may be required where
something other than payment of money is required to cure the breach or default and cannot be
performed within thirty (30) days after said notice, provided that acts to cure the breach or default
are commenced within a thirty (30) day period after service of said notice of default on Lender by
City and are thereafter diligently continued by Lender.
Section 23. Action by Lender. Notwithstanding any other provision of this Agreement, a
Lender may forestall any action by City for a breach or default under the terms of this Agreement
by a Property Owner by commencing proceedings to foreclose its encumbrance or lien on the
Subject Property. The proceedings so commenced may be for foreclosure of the encumbrance by
order of court or for foreclosure of the encumbrance under a power of sale contained in the
instrument creating the encumbrance or lien. The proceedings shall not, however, forestall any
such action by the City for the default or breach by the Property Owner unless:
A. They are commenced within thirty (30) days after service on Property Owner (and
on Lender if Lender's address is provided by notice to the City pursuant this Agreement) of the
notice described hereinabove;
B. They are, after having been commenced, diligently pursued in the manner required
by law to completion; and
C. Lender keeps and performs all of the terms, covenants, and conditions of this
Agreement requiring the payment or expenditure of money by the Property Owner until the
foreclosure proceedings are complete or are discharged by redemption, satisfaction, or payment.
Section 24. Notice. Any notice required to be given by the terms of this Agreement shall be
provided by certified mail, return receipt requested, at the address of the respective parties as
specified below or at any other such address as may be later specified by the parties hereto.
To SC Rancho Development Corp.: 1156 N. Mountain Avenue
Upland, California 91786
Fax: (909) 949-6700
Attention: Mr. Bryan T. Goodman
To Empire Lakes Holding Company: 1156 N. Mountain Avenue
Upland, California 91786
Fax: (909) 949-6700
Attention: Mr. Bryan T. Goodman
To City: City of Rancho Cucamonga
10500 Civic Center Drive
Rancho Cucamonga, California
Attention: City Manager
Section 25. Attorneys' Fees. In any proceedings arising from the enforcement of this
Development Agreement or because of an alleged breach or default hereunder, the prevailing party
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shall be entitled to recover its costs and reasonable attorneys' fees and experts' fees incurred during
the proceeding (including appeals) as may be fixed within the discretion of the court.
Section 26. Binding Effect. This Agreement shall bind, and the benefits and burdens hereof
shall inure to, the respective parties hereto and their legal representatives, executors,
administrators, successors and assigns, wherever the context requires or admits.
Section 27. Applicable Law and Venue. This Agreement shall be construed in accordance
with and governed by the laws of the State of California. Venue for any action or litigation brought
for breach or to enforce any provision of this Agreement shall be the Superior Court of the County
of San Bernardino, California.
Section 28. Partial Invalidity. If any provisions of this Agreement shall be deemed to be
invalid, illegal, or unenforceable, the validity, legality, or enforceability of the remaining
provisions hereof shall not in any way be affected or impaired thereby.
Section 29. Recordation. The City Clerk shall record this Agreement in the Official Records
of the County Recorder of the County of San Bernardino within ten (10) business days following
the Effective Date. Upon the expiration of the terms of this Agreement and the request of the
Property Owners, the City will execute and deliver, in recordable form, an instrument confirming
that this Agreement is terminated and of no further force or effect.
Section 30. Force Majeure. In the event that any party hereto shall be delayed or hindered or
prevented from performance of any act required hereunder by reason of acts of God, strikes,
lockouts, labor troubles, inability to procure materials, riots, insurrection, terrorism, war or other
reason of similar nature not the fault of the party delayed in performing the work or doing the acts
required under the terms of this Agreement, then the performance of such act shall be excused for
the period of the delay caused by the foregoing. Financial inability shall not be deemed an excuse
for delay under this Section 30.
Section 31. Integrated Agreement. This Development Agreement consists of this Agreement
together with all Exhibits attached hereto, and all of the same are hereby incorporated by reference.
The provisions of this Agreement shall govern over any inconsistent or conflicting provisions set
forth in the Exhibits. No representation or promise, verbal or written, not expressly set forth herein
shall be binding or have any force or effect.
Section 32. Time of Essence. Time is of the essence in every provision hereof in which time
is a factor.
Section 33. Operating Memoranda. The provisions of this Agreement require a close degree
of cooperation between the City and Property Owners. The anticipated refinements to the Project
may demonstrate that clarifications to this Agreement and the Project Approvals are appropriate
with respect to the implementation of this Agreement and the Project Approvals. If, when, and as
it becomes necessary or appropriate to take implementing actions or make such changes,
adjustments or clarifications, the Parties may effectuate such actions, changes, adjustments or
clarifications through an operating memorandum ("Operating Memorandum") approved by the
parties in writing which references this Section 33. Such Operating Memorandum shall not require
public notices and hearings or an amendment to this Agreement unless it is required by Section 16
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above. The City Manager shall be authorized, after consultation with and approval of Property
Owners, to determine whether a requested adjustment, clarification or implementing action (i) may
be effectuated pursuant to this Section 33 and is consistent with the intent and purpose of this
Agreement and the Project Approvals or (ii) is of the type that would constitute an amendment to
this Agreement and thus would require compliance with the provisions of Section 16 above. The
authority to enter into such Operating Memorandum is hereby delegated to the City Manager and
the City Manager is hereby authorized to execute any Operating Memorandum hereunder without
further City Council action.
[Signature Page Follows]
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IN WITNESS WHEREOF, this Agreement has been executed by the parties and shall be effective
on the Effective Date set forth hereinabove.
CITY OF RANCHO CUCAMONGA, a
Municipal Corporation
Dated:
ATTEST:
Dennis L. Michael
Mayor
Janice C. Reynolds
City Clerk
Approved as to form:
James L. Markman
City Attorney
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SC RANCHO DEVELOPMENT CORP., a
California corporation
Its: Authorized Agent
EMPIRE LAKES HOLDING COMPANY,
LLC, a Delaware limited liability company
By: North Mountain Corporation, a
California corporation, its Manager
0
Its: Authorized Agent
15
t =
A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
State of California
County of San Bernardino
On , before me,
(insert name and title of the officer)
Notary Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed,the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY tinder the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
State of California
County of San Bernardino
On , before me,
(insert name and title of the officer)
Notary Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
(Seal)
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A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
State of California
County of San Bernardino
On , before me,
(insert name and title of the officer)
Notary Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
(Seal)
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EXHIBIT A
LEGAL DESCRIPTION
OF SUBJECT PROPERTY
A. PROPERTY OF SC RANCHO DEVELOPMENT CORP
PARCEL B OF LOT LINE ADJUSTMENT NO. LLA2017-00002 RECORDED ON JUNE 22, 2017 AS
DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF SAN BERNARDINO COUNTY,
CALIFORNIA. MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THOSE PORTIONS OF PARCEL 1 AND PARCEL 12, IN THE CITY OF RANCHO CUCAMONGA, COUNTY
OF SAN BERNARDINO, STATE OF CALIFORNIA, BOTH OF PARCEL MAP NO. 14647, AS PER MAP FILED
IN BOOK 177, PAGES 90 THROUGH 96 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER
OF SAID COUNTY; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID PARCEL 12, SAID POINT ALSO BEING ON THE
SOUTHERLY RIGHT-OF-WAY OF SIXTH STREET, AS SHOWN ON SAID PARCEL MAP;
THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89°31'48" EAST 609.96 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89°31'48" EAST 607.85 FEET
TO THE NORTHEAST CORNER OF SAID PARCEL 1;
THENCE LEAVING SAID SOUTHERLY RIGHT-OF-WAY SOUTH 0005'22" EAST 384.51 FEET AND ALONG
THE EASTERLY LINE OF SAID PARCEL 1 THE FOLLOWING EIGHT (8) COURSES:
SOUTH 5020'33" WEST 599.94 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 250.00 FEET;
SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 29°36'46", AN ARC
LENGTH OF 129.21 FEET;
SOUTH 34057'19" WEST 893.24 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 180.00 FEET;
SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 39°3042", AN ARC
LENGTH OF 124.13 FEET;
SOUTH 74028'00" WEST 207.22 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
SOUTHEASTERLY AND HAVING A RADIUS OF 250.00 FEET;
SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 32°44'26", AN ARC
LENGTH OF 142.86 FEET;
SOUTH 41043'34" WEST 449.75 FEET;
SOUTH 0037'21" WEST 154.21 FEET, TO A POINT ON THE NORTHERLY RIGHT-OF-WAY OF FOURTH
STREET, AS SHOWN ON SAID PARCEL MAP;
THENCE, ALONG SAID NORTHERLY RIGHT-OF-WAY, NORTH 89°22'39" WEST 40.84 FEET TO THE
BEGINNING OF A TANGENT CURVE, CONCAVE NORTHERLY AND HAVING A RADIUS OF 339.00 FEET;
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THENCE NORTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 4-0111", AN ARC
LENGTH OF 23.78 FEET;
THENCE, LEAVING SAID NORTHERLY RIGHT-OF-WAY NORTH 0°37'21" EAST 360.30 FEET;
THENCE SOUTH 89°53'31" WEST 372.27 FEET TO A POINT ON THE EASTERLY LINE OF THAT CERTAIN
PARCEL OF LAND DESCRIBED IN RESOLUTION NO. 94-225 RECORDED FEBRUARY 28, 1995 AS
INSTRUMENT NO. 1995-0060621 OFFICIAL RECORDS;
THENCE ALONG SAID EASTERLY LINE NORTH 0006'32" WEST 738.67 FEET;
THENCE LEAVING SAID EASTERLY LINE NORTH 89045'13" EAST 342.95 FEET;
THENCE SOUTH 490 10'44" EAST 275.70 FEET;
THENCE NORTH 40049'16" EAST 694.51 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 600.00 FEET;
THENCE NORTHERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 40°21'04", AN ARC
LENGTH OF 422.55 FEET;
THENCE NORTH 0028'12" EAST 695.14 FEET TO THE TRUE POINT OF BEGINNING.
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B. PROPERTY OF EMPIRE LAKES HOLDING COMPANY
PARCEL A:
PARCEL 13 OF PARCEL MAP NO. 14647, IN THE CITY OF RANCHO CUCAMONGA, COUNTY OF SAN
BERNARDINO, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 177, PAGES 90 THROUGH
96, INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AND AS
AMENDED BY CERTIFICATE OF CORRECTION RECORDED OCTOBER 25, 1995 AS INSTRUMENT NO.
95-369354 OF OFFICIAL RECORDS.
PARCEL A OF LOT LINE ADJUSTMENT NO. LLA2017-00002 RECORDED ON JUNE 22, 2017 AS
DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF SAN BERNARDINO COUNTY,
CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THOSE PORTIONS OF PARCEL 1 AND PARCEL 12, BOTH OF PARCEL MAP NO. 14647, AS PER MAP FILED
IN BOOK 177, PAGES 90 THROUGH 96 OF PARCEL MAPS, AND ALL OF PARCEL "B" OF CERTIFICATE
OF COMPLIANCE FOR LOT LINE ADJUSTMENT NO. 400, RECORDED SEPTEMBER 18, 1997, AS
INSTRUMENT NO. 97-0344260, ALL IN THE CITY OF RANCHO CUCAMONGA, COUNTY OF SAN
BERNARDINO, STATE OF CALIFORNIA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL "B", SAID POINT ALSO BEING THE
BEGINNING OF A CURVE, CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 24.00 FEET, A
RADIAL BEARING TO SAID POINT BEARS SOUTH 89053'28" WEST;
THENCE NORTHEASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 90°34'44", AN
ARC LENGTH OF 37.94 FEET TO A POINT ON THE NORTHERLY LINE OF SAID PARCEL "B", SAID POINT
ALSO BEING ON THE SOUTHERLY RIGHT-OF-WAY OF SIXTH STREET, AS SHOWN ON SAID MAP;
THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89°31'48" EAST 303.28 FEET TO THE
BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHERLY AND HAVING A RADIUS OF 406.25 FEET;
THENCE EASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 6°21'35", AN ARC
LENGTH OF 45.09 FEET TO THE BEGINNING OF A REVERSE CURVE, CONCAVE NORTHERLY AND
HAVING A RADIUS OF 406.25 FEET, A RADIAL BEARING TO SAID POINT BEARS NORTH 6°49'47" EAST;
THENCE EASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 6°2115", AN ARC
LENGTH OF 45.09 FEET;
THENCE, CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89°31'48" EAST 132.55 FEET
TO THE NORTHEASTERLY CORNER OF SAID PARCEL "B";
THENCE NORTH 0006'32" WEST 5.00 FEET TO THE NORTHWEST CORNER OF SAID PARCEL 12;
THENCE, CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 89°3148" EAST 609.96
FEET;
THENCE LEAVING SAID SOUTHERLY RIGHT-OF-WAY, SOUTH 00°28'12" WEST 695.14 FEET TO THE
BEGINNING OF A TANGENT CURVE, CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 600.00
FEET;
THENCE SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 40°21'04", AN
ARC LENGTH OF 422.55 FEET;
THENCE SOUTH 4004916" WEST 694.51 FEET;
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THENCE NORTH 490 10'44" WEST 275.70 FEET;
THENCE SOUTH 89045'13" WEST 342.95 FEET TO A POINT ON THE EASTERLY LINE OF THAT CERTAIN
PARCEL OF LAND DESCRIBED IN RESOLUTION NO. 94-225 RECORDED FEBRUARY 28, 1995 AS
INSTRUMENT NO. 1995-0060621 OFFICIAL RECORDS;
THENCE NORTH 0006'32" WEST, ALONG SAID EASTERLY LINE, 1414.52 FEET, TO THE POINT OF
BEGINNING.
PARCEL C OF LOT LINE ADJUSTMENT NO. LLA2017-00002 RECORDED ON JUNE 22, 2017 AS
DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF SAN BERNARDINO COUNTY,
CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEING A PORTION OF PARCEL 1 OF PARCEL MAP NO. 14647, IN THE CITY OF RANCHO CUCAMONGA,
COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 177, PAGES 90
THROUGH 96 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF PARCEL 1, SAID POINT BEING ON THE EASTERLY LINE
OF THAT CERTAIN PARCEL OF LAND DESCRIBED IN RESOLUTION NO. 94-225 RECORDED FEBRUARY
28, 1995 AS INSTRUMENT NO. 1995-0060621 OFFICIAL RECORDS;
THENCE ALONG THE WEST LINE OF SAID PARCEL 1, NORTH 0°06'32" WEST 328.42 FEET;
THENCE, LEAVING SAID WEST LINE, NORTH 89°53'31" EAST 372.27 FEET;
THENCE SOUTH 0037'21" WEST 360.30 FEET TO THE BEGINNING OF A NON -TANGENT CURVE,
CONCAVE NORTHERLY AND HAVING A RADIUS OF 339.00 FEET, A RADIAL BEARING TO SAID POINT
BEARS SOUTH 4038'32" WEST, SAID BEGINNING ALSO BEING A POINT ON THE NORTHERLY RIGHT-
OF-WAY OF FOURTH STREET, AS SHOWN ON SAID PARCEL MAP; THENCE WESTERLY ALONG SAID
CURVE, THROUGH A CENTRAL ANGLE OF 3°36'31", AN ARC LENGTH OF 21.35 FEET TO THE
BEGINNING OF A REVERSE CURVE, CONCAVE SOUTHERLY AND HAVING A RADIUS OF 339.00 FEET,
A RADIAL BEARING TO SAID POINT BEARS NORTH 8015'02" EAST,
THENCE WESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 7°3741", AN ARC
LENGTH OF 45.13 FEET;
THENCE NORTH 89022'39" WEST 281.79 FEET;
THENCE, LEAVING SAID NORTHERLY RIGHT-OF-WAY, NORTH 41°41'31" WEST 29.75 FEET TO THE
POINT OF BEGINNING;
SAID LAND IS ALSO SHOWN AS PARCEL C, PURSUANT TO LOT LINE ADJUSTMENT NO. LLA2017-
00002 RECORDED ON JUNE 22, 2017 AS DOCUMENT NO. 2017-0256645 IN THE OFFICIAL RECORDS OF
SAN BERNARDINO COUNTY, CALIFORNIA.
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EXHIBIT B
LOCATION OF DEDICATED LAND
I _ IIv
a1I�
R
1 lift
Ely z-1
I�aIM1
I
" or f.7
zq >
LMIS CORP CONCEPTUAL SITE PLAN (1.1.22.17)
The Resort
R; Group of ompo
--•—�^ Lawb Group of Companies
#177929v2 9088.12 - - B-1
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Zone I — Subiect
Propertv
0209-272-20
0210-082-91
0210-082-92
0210-082-93
Zone 2 — Service Area
208-052-01
0208-052-02
0208-052-03
0208-052-04
0208-052-05
0208-052-06
0208-052-07
0208-052-08
0208-052-09
0208-052-10
0208-052-11
0208-052-12
0208-052-13
0208-052-14
0208-052-15
0208-052-16
0208-052-17
0208-052-18
0208-052-19
0208-052-20
0208-052-21
0208-052-22
0208-052-23
0208-052-24
0208-052-25
0208-052-26
0208-052-27
0208-052-28
0208-052-29
0208-052-30
0208-052-31
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EXHIBIT C
SERVICE AREA
PARCEL LISTING AND MAP
0208-052-32
0208-053-26
0208-052-33
0208-053-27
0208-052-34
0208-053-28
0208-052-35
0208-053-29
0208-052-36
0208-053-30
0208-052-37
0208-053-31
0208-052-38
0208-053-32
0208-052-39
0208-053-33
0208-052-40
0208-062-01
0208-052-41
0208-062-02
0208-052-42
0208-062-03
0208-052-43
0208-062-04
0208-052-73
0208-062-05
0208-053-01
0208-062-06
0208-053-02
0208-062-07
0208-053-03
0208-062-08
0208-053-04
0208-062-09
0208-053-05
0208-062-10
0208-053-06
0208-062-11
0208-053-07
0208-062-12
0208-053-08
0208-062-13
0208-053-09
0208-062-14
0208-053-10
0208-062-15
0208-053-11
0208-062-16
0208-053-12
0208-212-01
0208-053-13
0208-212-02
0208-053-14
0208-212-03
0208-053-15
0208-212-04
0208-053-16
0208-212-05
0208-053-17
0208-212-06
0208-053-18
0208-212-07
0208-053-19
0208-212-08
0208-053-20
0208-212-09
0208-053-21
0208-212-10
0208-053-22
0208-212-11
0208-053-23
0208-212-12
0208-053-24
0208-212-13
0208-053-25
0208-212-14
C-1
D7—Pg 93
0208-212-15
0208-212-58
0208-212-16
0208-212-59
0208-212-17
0208-212-60
0208-212-18
0208-212-61
0208-212-19
0208-212-62
0208-212-20
0208-212-63
0208-212-21
0208-212-64
0208-212-22
0208-212-65
0208-212-23
0208-212-66
0208-212-24
0208-212-67
0208-212-25
0208-212-68
0208-212-26
0208-213-01
0208-212-27
0208-213-02
0208-212-28
0208-213-03
0208-212-29
0208-213-04
0208-212-30
0208-213-05
0208-212-31
0208-213-06
0208-212-32
0208-213-07
0208-212-33
0208-213-08
0208-212-34
0208-213-09
0208-212-35
0208-213-10
0208-212-36
0208-213-11
0208-212-37
0208-213-12
0208-212-38
0208-213-13
0208-212-39
0208-213-14
0208-212-40
0208-213-15
0208-212-41
0208-213-16.
0208-212-42
0208-213-17
0208-212-43
0208-213-18
0208-212-44
0208-213-19
0208-212-45
0208-213-20
0208-212-46
0208-213-21
0208-212-47
0208-213-22
0208-212-48
0208-213-23
0208-212-49
0208-213-24
0208-212-50
0208-213-25
0208-212-51
0208-213-26
0208-212-52
0208-213-27
0208-212-53
0208-213-28
0208-212-54
0208-213-29
0208-212-55
0208-213-30
0208-212-56
0208-213-31
0208-212-57
0208-213-32
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0208-213-33
0208-213-34
0208-213-35
0208-213-36
0208-213-37
0208-213-38
0208-213-39
0208-213-40
0208-213-41
0208-213-42
0208-213-43
0208-213-44
0208-213-45
0208-213-46
0208-213-47
0208-213-48
0208-213-49
0208-213-50
0208-213-51
0208-213-52
0208-213-53
0208-213-54
0208-213-55
0208-213-56
0208-213-57
0208-213-58
0208-213-59
0208-213-60
0208-213-61
0208-213-62
0208-213-63
0208-213-64
0208-213-65
0208-213-66
0208-213-67
0208-213-68
0208-213-69
0208-213-70
0208-213-71
0208-213-72
0208-213-73
0208-213-74
0208-213-75
0208-213-76
0208-214-37
0208-213-77
0208-214-38
0208-213-78
0208-214-39
0208-213-79
0208-214-40
0208-213-80
0208-214-41
0208-213-81
0208-214-42
0208-213-82
0208-214-43
0208-214-01
0208-214-44
0208-214-02
0208-214-45
0208-214-03
0208-214-46
0208-214-04
0208-214-47
0208-214-05
0208-214-48
0208-214-06
0208-214-49
0208-214-07
0208-214-50
0208-214-08
0208-214-51
0208-214-09
0208-214-52
0208-214-10
0208-214-53
0208-214-11
0208-214-54
0208-214-12
0208-214-55
0208-214-13
0208-214-56
0208-214-14
0208-214-57
0208-214-15
0208-214-58
0208-214-16
0208-214-59
0208-214-17
0208-214-60
0208-214-18
0208-214-61
0208-214-19
0208-214-62
0208-214-20
0208-214-63
0208-214-21
0208-214-64
0208-214-22
0208-214-65
0208-214-23
0208-214-66
0208-214-24
0208-214-67
0208-214-25
0208-214-68
0208-214-26
0208-214-69
0208-214-27
0208-214-70
0208-214-28
0208-214-71
0208-214-29
0208-214-72
0208-214-30
0208-214-73
0208-214-31
0208-214-74
0208-214-32
0208-214-75
0208-214-33
0208-214-76
0208-214-34
0208-214-77
0208-214-35
0208-214-78
0208-214-36
0208-214-79
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0208-214-80
0208-214-81
0208-214-82
0208-215-01
0208-215-02
0208-215-03
0208-215-04
0208-215-05
0208-215-06
0208-215-07
0208-215-08
0208-215-09
0208-215-10
0208-215-11
0208-215-12
0208-215-13
0208-215-14
0208-215-15
0208-215-16
0208-215-17
0208-215-18
0208-215-19
0208-215-20
0208-215-21
0208.215-22
0208-215-23
0208-215-24
0208-215-25
0208-215-26
0208-215-27
0208-215-28
0208-215-29
0208-215-30
0208-215-31
0208-215-32
0208-215-33
0208-215-34
0208-215-35
0208-215-36
0208-215-37
0208-215-38
0208-215-39
0208-215-40
0208-215-41
0208-216-04
0208-216-47
0208-215-42
0208-216-05
0208-216-48
0208-215-43
0208-216-06
0208-216-49
0208-215-44
0208-216-07
0208-216-50
0208-215-45
0208-216-08
0208-216-51
0208-215-46
0208-216-09
0208-216-52
0208-215-47
0208-216-10
0208-216-53
0208-215-48
0208-216-11
0208-216-54
0208-215-49
0208-216-12
0208-216-55
0208-215-50
0208-216-13
0208-216-56
0208-215-51
0208-216-14
0208-216-57
0208-215-52
0208-216-15
0208-216-58
0208-215-53
0208-216-16
0208-216-59
0208-215-54
0208-216-17
0208-216-60
0208-215-55
0208-216-18
0208-216-61
0208-215-56
0208-216-19
0208-216-62
0208-215-57
0208-216-20
0208-216-63
0208-215-58
0208-216-21
0208-216-64
0208-215-59
0208-216-22
0208-216-65
0208-215-60
0208-216-23
0208-216-66
0208-215-61
0208-216-24
0208-216-67
0208-215-62
0208-216-25
0208-21.6-68
0208-215-63
0208-216-26
0208-216-69
0208-215-64
0208-216-27
0208-216-70
0208-215-65
0208-216-28
0208-216-71
0208-215-66
0208-216-29
0208-216-72
0208-215-67
0208-216-30
0208-216-73
0208-21.5-68
0208-216-31
0208-216-74
0208-215-69
0208-216-32
0208-216-75
0208-215-70
0208-216-33
0208-216-76
0208-215-71
0208-216-34
0208-216-77
0208-215-72
0208-216-35
0208-216-78
0208-215-73
0208-216-36
0208-216-79
0208-215-74
0208-216-37
0208-216-80
0208-215-75
0208-216-38
0208-216-81
0208-215-76
0208-216-39
0208-216-82
0208-215-77
0208-216-40
0208-217-01
0208-215-78
0208-216-41
0208-217-02
0208-215-79
0208-216-42
0208-217-03
0208-215-80
0208-216-43
0208-217-04
0208-216-01
0208-216-44
0208-217-05
0208-216-02
0208-216-45
.0208-217-06
0208-216-03
0208-216-46
0208-217-07
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0208-217-08
0208-232-14
0208-354-02
0208-217-09
0208-321-31
0208-354-03
0208-217-10
0208-321-32
0208-354-04
0208-217-11
0208-321-33
0208-354-05
0208-217-12
0208-321-40
0208-354-06
0208-217-13
0208-331-08 .
0208-354-07
0208-217-14
0208-331-17
0208-354-08
0208-217-15
0208-331-22
0208-355-01
0208-217-16
0208-331-23
0208-355-02
0208-217-17
0208-331-40
0208-355-03
0208-217-18
0208-331-43
0208-355-04
0208-217-19
0208-331-44
0208-355-05
0208-217-20
0208-331-45
0208-355-08
0208-217-21
0208-331-47
0208-355-09
0208-217-22
0208-331-48
0208-355-16
0208-217-23
0208-341-12
0208-355-17
0208-222-02
0208-341-15
0208-355-18
0208-222-03
0208-341-16
0208-355-19
0208-222-04
0208-341-17
0208-355-20
0208-222-05
0208-341-18
0208-355-21
0208-222-06
0208-353-01
0208-355-23
0208-222-07
0208-353-02
0208-355-24
0208-222-08
0208-353-03
0208-355-28
0208-222-09
0208-353-04
0208-355-29
0208-222-10
0208-353-05
0208-355-30
0208-222-11
0208-353-06
0208-355-31
0208-222-12
0208-353-07
0208-355-32
0208-222-13
0208-353-08
0208-355-33
0208-222-14
0208-353-09
0208-355-34
0208-222-15
0208-353-10
0208-355-35
0208-232-01
0208-353-11
0208-355-36
0208-232-02
0208-353-12
0208-355-37
0208-232-03
0208-353-13
0208-355-38
0208-232-04
0208-353-15
0208-355-39
0208-232-05
0208-353-17
0208-355-40
0208-232-06
0208-353-18
0208-355-41
0208-232-07
0208-353-19
0208-355-42
0208-232-08
0208-353-20
0208-355-43
0208-232-09
0208-353-21
0208-355-44
0208-232-10
0208-353-23
0208-355-45
0208-232-11
0208-353-26
0208-355-47
0208-232-12
0208-353-27
0208-355-48
0208-232-13
0208-354-01
0208-355-49
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0208-622-02
0208-943-16
0208-943-59
0208-622-05
0208-943-17
0208-943-60
0208-622-06
0208-943-18
0208-943-61
0208-622-07
0208-943-19
0208-943-62
0208-622-08
0208-943-20
0208-943-63
0208-622-09
020$-943-21
0208-943-64
0208-622-1.0
0208-943-22
0208-943-65
0208-622-11
0208-943-23
0208-943-66
0208-622-12
0208-943-24
0208-.944-01
0208-622-13
0208-943-25
0208-944-02
0208-622-14
0208-943-26
0208-944-03
0208-622-15
0208-943-27
0208-944-04
0208-622-16
0208-943-28
0208-944-05
0208-622-17
0208-943-29
0208-944-06
0208-622-18
0208-943-30
0208-944-07
0208-622-19
0208-943-31
0208-944-08
0208-622-20
0208-943-32
0208-944-09
0208-622-21
0208-943-33
0208-944-10
0208-622-22
0208-943-34
0208-944-11
0208-622-23
0208-943-35
0208-944-12
0208-622-27
0208-943-36
0208-944-13
0208-622-28
0208-943-37
0208-944-14
0208-622-33
0208-943-38
0208-944-15
0208-622-34
0208-943-39
0208-944-16
0208-622-35
0208-.943-40
0208-944-17
0208-622-36
0208-943-41
0208-944-18
0208-622-37
0208-943-42
0208-.944-19
0208-622-38
0208-943-43
0208-944-20
0208-943-01
0208-943-44
0208-944-21
0208-943-02
0208-943-45
0208-944-22
0208-943-03
0208-943-46
0208-944-23
0208-943-04
0208-943-47
0208-944-24
0208-943-05
0208-943-48
0208-944-25
0208-943-06
0208-943-49
0208-944-26
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0208-943-50
0208-944-27
0208-943-08
0208-943-51
0208-944-28
0208-943-09
0208-943-52
0208-944-29
0208-943-10
0208-943-53
0208-944-30
0208-943-11
0208-943-54
0208-944-31
0208-943-12
0208-943-55
0208-944-32
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