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Home My WebLink About18-17 - Resolution - Recommending Approval of Development Agreement between the City of Rancho Cucamonga and SC Rancho Development Corp 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 (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. 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 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 area 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 (PA1)". 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, 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 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: "fiCr Candyce urnett, ecretary 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 RECORDING REQUESTED BY, AND WHEN RECORDED MAIL TO: CITY OF RANCHO CUCAMONGA P.O. BOX 807 RANCHO CUCAMONGA, CA 91729 ATTN: CITY CLERK SPACE ABOVE 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/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/\ 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 11.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 maybe amended or superseded. #177929 v2 9088.12 2 1 123 1-000 1\2130434v9.doc "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 11.B. "Index" shall have the meaning ascribed to it in Section 11.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 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 maybe 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 #177929 v2 9088.12 3 1 123 1-000 1\2130434v9.doc 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 "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 #177929 v2 9088.12 4 11231-0001\2130434 v9.doc 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. #177929 v2 9088.12 5 11231-0001\2130434v9.doc 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 7th 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 2,000th 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 #177929 v2 9088.12 6 11231-0001\213 0434v9.doc 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 11.A 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 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 11.0 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 2,000th 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 #177929 v2 9088.12 7 11231-0001\2130434v9.doc 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 6th Street)and not later than the issuance of a building permit for the 2,000th 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 #177929 v2 9088.12 8 11231-0001\2130434v9.doc 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 seq. 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 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. #177929 v2 9088.12 9 1 123 1-0001\2130434v9.doc 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 #177929 v2 9088.12 10 11231-0001\2130434v9.doc 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 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 #177929 v2 9088.12 1 1 11231-0001\2130434v9.doc 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 1 123 1-000 1\2130434v9.doc 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 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 #177929 v2 9088.12 13 11231-0001\2130434v9.doc 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] #177929 v2 9088.12 14 1 123 1-000 1\2130434v9.doc 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 SC RANCHO DEVELOPMENT CORP., a Municipal Corporation California corporation Dated: By: Name: Its: Authorized Agent Dennis L. Michael Mayor EMPIRE LAKES HOLDING COMPANY, LLC, a Delaware limited liability company ATTEST: By: North Mountain Corporation, a California corporation, its Manager Janice C. Reynolds By: City Clerk Name: Its: Authorized Agent Approved as to form: Dated: James L. Markman City Attorney #177929 v2 9088.12 15 11231-0001\2130434v9.doc 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. Signature (Seal) #177929 v2 9088.12 16 1 123 1-000 1\2130434 v9.doc 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. Signature (Seal) #177929 v2 9088.12 1 1 123 1-000 1\2130434v9.doc 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. Signature (Seal) #177929 v2 9088.12 A-1 1 123 1-000 1\2130434v9.doc 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 0°05'22"EAST 384.51 FEET AND ALONG THE EASTERLY LINE OF SAID PARCEL 1 THE FOLLOWING EIGHT(8)COURSES: SOUTH 5°20'33" 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 34°57'19" 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 74°28'00" 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 41°43'34" WEST 449.75 FEET; SOUTH 0°37'21" 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; #177929 v2 9088.12 A-2 1 123 1-000 1\2130434v9.doc 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 0°06'32" WEST 738.67 FEET; THENCE LEAVING SAID EASTERLY LINE NORTH 89°45'13" EAST 342.95 FEET; THENCE SOUTH 49°10'44"EAST 275.70 FEET; THENCE NORTH 40°49'16" 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 0°28'12" EAST 695.14 FEET TO THE TRUE POINT OF BEGINNING. #177929 v2 9088.12 A-3 1 123 1-0001\2130434v9.doc 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 B: 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 89°53'28"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°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; #177929 v2 9088.12 A-4 1 123 1-0001\2130434v9.doc THENCE NORTH 49°10'44"WEST 275.70 FEET; THENCE SOUTH 89°45'13"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 0°06'32" WEST, ALONG SAID EASTERLY LINE, 1414.52 FEET, TO THE POINT OF BEGINNING. PARCEL C: 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 0°37'21" 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 4°38'32" 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 8°15'02"EAST; THENCE WESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 7°37'41", AN ARC LENGTH OF 45.13 FEET; THENCE NORTH 89°22'39"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. #177929 v2 9088.12 A-5 1 123 1-000 1\2130434v9.doc EXHIBIT B LOCATION OF DEDICATED LAND i 1 1 , Fl 1-1 1 12"i'L ' •ii''' ' r 1 _ -T.-1-"..__.- 1-__,-fl - == , , IsYl- , r.----.- -I, :7.:. - =' - ITT' 1 ,-,1, --' , Potential Pedestrian __J - I I-J , ,-. i-`- -— - -1 *.• ',-7""- 1 _-`--1- t*T-77-1 r" I, "" -\\ z -- ct _, 1f • -i , \ , 2"., ,---- --- jj lia34.12.,r Elf.--11 "8, Lr -.-T , j, L... ['...._. ,L_,..., ._., ..,_,...,__J - )011:01 CM]=1-11 FrIz-At..s.'2•74 , ,,,".",,,,„11,,,°,,c,--, -----„,_.+77-7kai_L[,...Q . , ",'--t.7 ., ' 71-1-n 8 •=',,==.:.‘ =,,2 ,"-=-,.,,-4, i -- ----- ,,.-='_, L._'‘...-_,..--:- '-'- '. .0416 0, ,..,=,CC'' 'N. ,,,,- c,. N„. _ A17f='=";' El l' ;, <?/> Connection ITyli li - - --t i Loz Id. 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The Resort 11 CORP " .A Rancho Cucamonga,CA Lewis Group of Companies #177929 v2 9088.12 B-1 11231-0001\2130434v9.doc MI& 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 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