Agenda Item No. 26
CITY OF YUCAIPA
AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services Benjamin J. Matlock, Planning Manager/City PI er�
Madeline Jordan, Assistant Planner
FOR: City Council Meeting of September 12, 2022
SUBJECT: Case No. 21-045/GPA/LUCR/MJV/DBA/ARC (Riverwalk Senior Development):
A Minor General Plan Amendment to change the land use designation of a property from RM-72C (Multiple Residential) to RM-24 (High Density Multiple Residential), a Density Bonus Agreement (DBA) to qualify for a 25% increase in land density, a Land Use Compliance Review with Architectural Review to construct a 150-unit, three story, age -restricted senior housing complex for individuals who are 55 years and older, with two (2) monument signs at the entrance of the 5-acre site, and two (2) Major Variances to allow for a total of eighty (80) percent of the 150-units to be 1- bedroom in lieu of thirty-five (35) percent, and for one (1) bedroom units to provide seventy-six (76) square feet of private open space in lieu of the one hundred fifty (150) square feet required for ground floor units and the one hundred (100) square feet required for above ground units, located at 12836 3rd Street, APN: 0319-112-03.
RECOMMENDATION:
That the City Council conduct a public hearing and consider the Planning Commission's recommendation to:
1. Adopt Resolution No. 2022-40, approving the minor General Plan Amendment / Land Use District Change of a single parcel (APN: 0319-112-03) from RM-72C (Multiple Residential) to RM-24 (High Density Multiple Residential); and
2. Approve first reading, by the title only, as read by staff, of Ordinance No. 411, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
3. Approve Density Bonus Request and Land Use Compliance Review No. 21-045, and Variances subject to the Conditions of Approval as contained in this Agenda Report; and
4. Adopt the Findings as contained in this Agenda Report; and
5. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and -401-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MN/DBA/ARC)
6. Direct staff to file a Notice of Determination; and,
7. Review, and if it is considered acceptable, approve the architectural design and conceptual landscaping for the proposed Project.
BACKGROUND:
Planning Commission Meeting:
The proposed Project was discussed at the regular Planning Commission hearing on August 3, 2022, and was ultimately recommended for consideration of approval by City Council. While there were no public comments made during the Public Hearing, the primary discussion with the Planning Commissioners included: parking demand that would occur following the development of the Project, the overall height of the senior apartments, the avoidance of the drainage area and how it relates to the proposed variances, and the appropriateness of a General Plan Amendment to rezone this area.
Parking Capacity: Comments by the Planning Commission explored if the proposed 146 parking spaces for the Project were sufficient for the 150 senior units, noting that seniors may still have more than one (1) vehicle within a household. However, pursuant to State Law (AB-744), the required parking for the Project is 75 spaces, and the Project has therefore provided a surplus of 71 spaces.
Additionally, the property manager would likely regulate parking through rental contracts on a unit - by -unit basis.
Height of Multi -Story Structures: A key element discussed at the Planning Commission Meeting was the proposed height of the three-story building, with specific concerns over privacy, neighborhood compatibility and viewsheds, as the three-story structure is proposed to be 43.5 feet in height. Although the Development Code does not protect viewsheds, this General Plan Amendment will require greater setbacks than the existing land use designation, as the RM-24 Land Use District requires a minimum front setback of 35 feet and a minimum side setback of 20 feet, which would reduce the impact of the multi -story structure from adjoining streets. Additionally, the Commission noted that the site was lower in elevation than other sites nearby, which would help abate the potential concerns.
Avoidance of the Drainage Area/Variances: The Project site includes a natural drainage channel along the: southern property line, which reduces the developable area of the site, and makes it more difficult to meet all development standards. Additionally, the Mitigation Monitoring and Reporting Program (M IRP) requires the applicant to provide the City the required permits or authorized clearance obtained from the Department of Fish and Game in accordance with the Section 1600 et. seq. of the State Fish and Game Code, from the United States Army Carps of Engineers in accordance with Section 404 of the Clean Water Act, and from the California Regional Water Quality Control Board Santa Ana Region in accordance with Section 401 of the Clean Water Act, for any impacts to the channel.
Appropriateness of a General Plan Amendment: The Planning Commission discussed the appropriateness of a General Plan Amendment (GPA) and the efforts to change what had previously been planned for by the General Plan. The proposed GPA and LUCR would permit the net increase of 63 senior dwelling units compared to a project that was built at the density permitted in the RM- 72C Land Use District, which would allow an 87-unit senior housing Project with a maximum height -402-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCRIMJV/DBA/ARC)
of 35 feet through the standard Conditional Use Permit (CUP)IDen.sity Bonus Agreement (DBA) process.
The City of Yucaipa utilizes a "one map system" in which the General Plan Land Use Designations and Zoning Categories are the same and combined onto one map, though the land use classification of "Multi -Family Residential" would remain with approval of the GPA. The proposed Project reflects a policy decision that is to be weighed through the Planning Commission and City Council Hearing process to determine if the GPA supports the overall goals and objectives of the City. Cities may amend the required elements of their General flan no more than 4 times in a year.
It was ultimately noted that the Project would help the City facilitate the production of affordable housing by providing housing options for the growing senior population within the community, and was therefore recommended for approval by City Council with a 4-1-2-0 vote.
Surroundine Land Uses:
Area Land Use Designations; Improvement Levels; and existing Land lases:
Site:
RM-72C (Multiple Residential —
IL-1
Single-family Residence
7,200 s . ft. minimum lot size
North:
RM-72C
IIr 1
Single-family Residence
South:
RM-72C
H,1
Single-family Residences
East:
RM-72C
IL-1
Approved Entitlement (Case No. 2 1 -
086/CUP/DBA) for Senior
Development
West:
RM-72C and Mobilehome Park
IL-1
Mobilehome Park
Overlay MPQ District 1
-403-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LIICRIMN/DBA/ARC)
DISCUSSION:
Location andSettina:
The proposed Project would change the land use designation of 5 (gross) acres at 12836 3rd Street, located between Avenue E and Bella Vista Drive. As a part of the Project, three (3) residential buildings, including one (1) residence and two (2) accessory buildings, will be demolished and were assessed as part of the environmental review and found to have no historical or cultural significance.
The Project area is primarily surrounded by residential uses. There is an existing mobilehome park which abuts the Project to the west, and single-family residences with deep lots that accommodate a drainage channel directly to the south of the site. To the east of the site is a large vacant property under development with 52 senior housing units (Case No. 21-086/CUP/DBA). The Project site previously had an entitlement approved for Tentative Tract Map (TTM) 19900, an 18-lot, single-family residential subdivision. There is a portion of a blue line stream located along the southern property line, which is intended to be avoided to the greatest extent possible by the proposed Project design, and per the mitigation measures provided in the Initial Study, would be subject to regulatory permits should there ultimately be permanent impacts to jurisdictional features.
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
Project Design and Description:
General Plan Amendment:
The proposed Project consists of an amendment to the City of Yucaipa General Plan ("GPA") to change the Land Use Designation of a single parcel (APN: 0319-112-03) from the City's Multiple Residential (RM-72C) Land Use Designation to High Density Multiple Residential (RM-24). The proposed site is five (5) gross acres, which meets the minimum district size required to establish the RM-24 Land Use District that would permit multiple family residential development projects with a base density of 20-24 dwelling units per acre. Concurrent with the GPA, the Project application includes a Land Use Compliance Review with Architectural Review, Density Bonus Agreement, and two (2) Variances to permit a 150-unit, three story, age -restricted senior housing complex for individuals who are 55 years and older, and includes two (2) monument signs at the entrance of the site.
Density Bonus:
Division 3, Chapter 1, Article 7 of the Yucaipa Development Code contains provisions for processing density bonus projects, which are designed to provide incentives for the production of housing for very low-income, low-income, moderate -income, and senior households in accordance with State Law, by allowing additional units to offset the costs of providing affordable housing. In addition to the GPA, the applicant has submitted a Density Bonus request to construct a senior housing development with an effective land use density of 30 dwelling units/acre. Consistent with Section
83.010715(b)(4) of the Yucaipa Development Code, the proposed GPA for an RM-24 Land Use Designation on the site would allow an additional 25% increase in density with the age restriction and therefore permit the 150 units senior housing units associated with this Project.
As per the Yucaipa Development Code and State Law, incentives, defined as a reduction in site development standards or a modification of the requirements of the City of Yucaipa Development -405-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR /M7V/DBA/ARC)
Code, may be requested through the Density Bonus Agreement process if an applicant agrees to construct a certain percentage of their units as affordable. Section 83.010715(c)(3) of Yucaipa Development Code details that one (1) incentive shall be provided to a developer who agrees to construct at least ten (10) percent of the total units for low-income households. The proposed Project includes this affordability component and therefore requests an incentive to remove the requirement for 125 square feet of exterior lockable storage area that would otherwise be required for each unit within the Project pursuant to the Development Code Section 88.01310(h). This incentive request is consistent with State law and the City of Yucaipa's Density Bonus procedures.
Before the Project is constructed, a formal Bonus Density Agreement is required to be approved by the City Council. This process is identified in the proposed Conditions of Approval and will set forth the reporting requirements and covenants that are necessary to ensure that the target units remain available as intended by the density bonus request.
Land Use Compliance Review:
Pursuant to the Development Code Section 84.0335(b)(2), multiple family projects within the RM- 24 Land Use District shall be permitted by right, pursuant to the administrative review procedures contained in Development Code Section 83.030305, and the development review procedures contained in the City's Architectural/Design Review application. A residential entitlement application (Land Use Compliance Review including Architectural Review) has been submitted concurrent with the GPA request for the proposed Project and would provide for 150 senior apartment units on the parcel subject to the GPA. The site has been designed to comply with the proposed RM-24 Land Use District requirements, and would feature all 150 units within a single, U-shaped three-story apartment building. 120 of the proposed units will be one (1) bedroom floorplans that offer 650 square feet of living space, and 30 will be two (2) bedroom floorplans that offer 980 square feet of living space.
Each unit is required to provide the amenities listed within Section 88.01310, Dwelling Size and Amenities, of the Development Code. As noted on the Project plans, the units will be provided with a laundry facility with a washer and dryer, garbage disposal, oversized closets, and decorative doors with a peephole and deadbolt. Additionally, each residential unit will also be provided with private open space; however, a Variance is requested to allow for a reduction in the minimum private open space requirement from a minimum of 100 square feet to a minimum of 76 square feet and is further discussed below.
Private amenities to serve the residents of the development are provided as part of the Project, and include a pool and spa, a barbecue facility, community multipurpose room, two (2) dog parks, a large open lawn area, and other open space and common area landscaping. '1•
City Council Meeting of September I2, 2022
Riverwalk Senior Development — (Case No, 21-045/GPAILUCR/MJV/DBA/ARC)
California Assembly Bill 744 requires no more than 0.5 parking spaces per unit for rental senior housing projects with paratransit service or within `V2-half mile of accessible bus route (operating at least eight times per day). The applicant has provided a letter from Omnitrans dated July 22, 2021, that notes the Project site is located within 1/2-mile walking distance from Omnitrans Route 319, and further is proposing 146 on -site parking spaces for the 150-unit rental senior housing Project.
The applicant has noted that 25 parking spots, or 17% of the total number of parking spaces, will be proposed as compact spots. Section 87.0601(a)(1) of Yucaipa Development Code, details that an approved Land Use Compliance Review or Conditional Use Permit application may authorize up to 25% of the required parking for multiple residential, commercial, industrial, and institutional uses to be allocated to compact car parking spaces. However, the Project site provides for a surplus of 71 parking spaces from what is required by State Law, and therefore the proposed compact parking spaces are an agreeable component of the site design.
The Project has frontage along 3rd Street and will be accessible via two (2) 24-footwide drive aisles that will be designed to meet appropriate Fire Department and Engineering standards. As noted in the Initial Study, the Project proposes two (2) landscaped detention basins towards the rear of the property which will be designed to maintain the site's historic drainage flows. The applicant will be responsible for the preparation of a Water Quality Management Plan (WQMP), which is a standard Condition of Approval for new development projects.
Variances:
There are two (2) variances requested as a part of the Project approval, While Section 88.01310 (a) of the Yucaipa Development Code notes that no more than 35% percent of the total number of units shall be one -bedroom units to avoid concentrating smaller units in a single project, the applicant has requested a Variance to provide flexibility with this standard and allow 80% (I20/150 units) to be one -bedroom. Additionally, a Variance has been requested to reduce the minimum private open space requirement for the Project. Section 88.01310(e) of Yucaipa Development Code provides that each dwelling unit shall have a minimum private open space of one hundred fifty (150) square feet, in the -407-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
form of patio or private yard, with a minimum dimension of ten (10) feet, and further details that for units above the ground unit, one or two balconies with a combined area of one hundred (100) square feet shall be provided. The current Project proposes that one (1) bedroom units would have 76 square feet of private open space in the form of a patio or balcony, and that two (2) bedroom units would have 206 square feet of private open space. Further the second -floor units provide more open space than what is required by the RM-24 design requirement.
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1 1-bedroom floorplan
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2-bedroom floorplan
The applicant has prepared the required Variance Findings for the Project, as required by the variance application submittal process, and are attached for reference. To construct the Project as proposed, all four of the mandatory Findings required for the approval of each Variance must be adopted (see attached Findings). These Findings recognize that there are extraordinary or unusual circumstances that apply to the property or to the intended use that justify the reduction of a particular development standard, highlighting that both variances reflect the typical lifestyle habitats of the proposed demographic for this age -restricted, rental senior housing Project, and each unit would serve fewer people than a typical apartment intended for families. Findings for the Variance are required to be adopted as part of the Project approval process. Below are the four Major Variance Findings and staffs recommendation that the Findings have been met for each respective Variance.
Variance Fitr&ng ]:
The granting of this variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability to use solar energy systems.
Staff Response:
'1:
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
Maximum Percentage of One (1) Bedroom Units: The granting of this variance will not be materially detrimental to other properties or land uses in the area because the reduction of 2-bedroom units will reduce the average household sizes within the development, further reducing the demand for additional parking and congestion within the site and the surrounding vicinity, and better cater to the age demographic of the Project. The orientation of the building and its size should not interfere with the ability to use solar energy systems, and the Project would be conditioned to meet the current building code requirements for energy efficiency.
Minimum Private Open Space Requirement: The granting of this variance will not be materially detrimental to other properties or land uses in the area because the private open space is intended as a dwelling unit amenity for those served by the proposed Project. Additionally, the site provides outdoor open space beyond that which is required by the City's Development Code, as well as the five (5) recreational amenities within the development. The orientation of the building and its size should not interfere with the ability to use solar energy systems, and the Project would be conditioned to meet the current building code requirements for energy efficiency.
Variance Finding 2:
There are exceptional circumstances and conditions applicable to this property and its permitted use that do not apply to other properties in the vicinity and in particular the same subdivision.
Staff Response:
Maximum Percentage of One (1) Bedroom Units: There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties within the same district or vicinity because the proposed Project is requesting a Density Bonus and will provide housing intended to meet the City's Regional Housing Needs Assessment requirements for the 6th Housing Cycle, and in particular will provide a wider range of housing opportunities for senior residents within the community. Senior citizens have lower average household sizes, so this age -restricted, rental senior housing Project, would serve fewer people than a typical apartment project intended for families. Ultimately by allowing flexibility with the requirement for a larger percentage of 1-bedroom units within the development, the Project will be able to provide housing for the maximum number of households (150 units) possible following approval of the GPA and Project.
Minimum Private Open Space Requirement: There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties within the same district or vicinity because a natural drainage channel along the southern property line places a physical impediment on the property by reducing the developable area of the site, making it more difficult to meet all development standards. While one (1) bedroom units are proposed to have 76 square feet of private open space rather than the required 100 square feet, it can be assumed that the 1-bedroom units will also have a smaller household size and may include single seniors. The Project does, however, provide for the required five (5) recreational amenities which will provide opportunities for interaction and community building for residents within the development and in turn improve their general well-being. Additionally, it should be noted that the two (2) bedroom units are proposed to have 206 square feet of private open space, which is greater than the RM-24 design requirement.
,l.
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-0451GPAILUCRIMNIDBAIARC)
Variance Finding 3:
The strict application of the land use district deprives this property of privileges enjoyed by other properties enjoyed by others in the vicinity or in the same land use district.
Staff Response:
Maximum Percentage of One (1) Bedroom Units: The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district because with approval of the GPA the maximum number of senior units on this site would be 150. With strict adherence to the requirement for a maximum of35% of all units to be l-bedroom, on top of other development standards and design requirements such as lot coverage, parking, recreational amenities and public open space, the development would likely have had to reduce the total number of units provided on site. In addition, while parking improvements traditionally have no setback requirements and may be installed up to the property line, this site has a blue -line stream that is located along the southern property line, and the parking improvements required were consolidated to the northwest of the site to avoid this natural drainage channel.
Minimum Private Open Space Requirement: The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district because with approval of the GPA the maximum number of senior units on this site would be 150.
With strict adherence to the private open space requirement, on top of other development standards and design requirements such as lot coverage, parking, recreational amenities, and public open space, the development would likely have had to reduce the total number of units provided on site.
Variance Finding 4:
The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the General Plan and any applicable plan.
Staff Response:
Maximum Percentage of One (1) Bedroom Units: The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the City's General Plan and Development Code, in the event that the proposed General Plan Amendment to change the land use designation of the site from RM-72C to RM-24 is approved to permit the high density senior housing Project. The site design that is proposed functions appropriately for this type of development, and provides the amenities required by the Development Code for high density multiple family housing projects. The General Plan and its housing element further encourages the creation of senior and affordable housing projects, including Policies HN-3.1, 3.3, and 4.1.
Minimum Private Open Space Requirement: The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the City's General Plan and Development Code, in the event that the proposed General Plan Amendment to change the land use designation of the site from RM-72C to RM-24 is approved to permit the high density senior housing Project. The site design that is proposed functions appropriately for this type of development, and provides the amenities required by the Development Code for high density multiple family housing -410-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
project. The General Plan and its housing element further encourages the creation of senior and affordable housing projects, including Policies HN-3.1, 3.3, and 4.1.
Architecture Review:
As referenced above, pursuant to Section 84.0335 of the Development Code, the Project includes the architecture review of the proposed 150-unit senior apartment building. This would fulfill the City's standard Conditions of Approval, as Planning Commission approval of the building design is required prior to the issuance of a building permit.
OP
71 The elevations of the building are included as a part of the staff report package and reflect an architectural design that provides a modem craftsman aesthetic. The peak height of the 3-story building will be 43.5 feet and the structure will include gabled roofs and stone veneer accents that are intended to compliment the design of other Craftsman -inspired designs within the City of Yucaipa.
Stucco in cream and gray shades will be the primary building material for the structure, while standing seam metal awnings, bronze aluminum railings, and fiber cement panels will also be integrated into the structure to provide a modern craftsman aesthetic. A conceptual landscaping plan has also been submitted, and was designed to complement the building and Project site design. It should be noted that Section 88.01325(a)(12) of the High -Density Multiple Residential Design Guidelines details that the applicant would be required to plant at least fifty (50) trees per gross acre that are specifically concentrated at the exterior streetscapes and entry nodes of the Project site. While the current conceptual plan is not in compliance with this standard, a Condition of Approval has been added to ensure the planting of these trees. The landscaping is also conditioned to meet the City's Water Conservation Ordinance.
Consistency with the General Plan and Development Cade:
The proposed project consists of 150 senior apartment units on 5 gross acres. The proposed Project has the following characteristics.
-411-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
COMPLIANCE WITH GENERAL
CRITERIA
REQUIREMENTS
PLAN AND DEVELOPMENT
CODE'
30 dwelling units per acre
Yes: Overall density is 30 dwelling units
Dens!
pursuant to GFA rezone and
per acre.
City Density Bonus.
• Front Yard Setback
Yes:
(Multi -Story): 35 Feet
• Front Yard Setback: 121.19'
minimum 40 feet average
. Side Yard Setbacks: 64.37' & 76.87'
Setbacks
• Side Yard Setbacks
. Rear Yard Setbacks: 111.99'
(Multi -Story): 20 feet
• Rear Yard Setback Multi -
Story): 20 Feet
0.5 spaces per unit consistent
Yes2: 75 spaces are required, and 146
Parking
with AB-744
spaces (including 25 compact spots) have
been provided.
Lot Coverage
60% maximum lot coverage
Yes: Project provides a lot coverage of
30.74 /o.
• One (1) bedroom*: 650
Yes/No3: The 1-bedroom units provide
square feet
650 square feet of living area, and the 2-
• Two (2) bedroom: 800
bedroom units offer 980 square feet of
Dwelling Unit Size
square feet
living area.
• *No more than 35% of the
units within a development
shall be one (1) bedroom
Required site amenities
'Yes/No4: Project provides enhanced
include entry treatment and (5)
accent paving with concreate banding at
recreational amenities. Each
the front of the site, 44.21 % of open space
dwelling is required to provide
which includes: a pool and spa, a
three (3) interior amenities
barbecue facility, community
Amenities
from approved list.
multipurpose room, two (2) dog parks,
and a large open lawn area. Each
individual unit also provides a laundry
facility with a washer and dryer, garbage
disposal, oversized closets, private open
space, and decorative doors with a
peephole and deadbolt
Compliance provided if the General Plan Amendment is approved 2 0.5 space/unit for rental senior units within'/rmile of transit 3 Variance request to allow a total of 80% of the 150-units to be 1-bedroom in lieu of 35% { Variance request to allow one (1) bedroom units to provide seventy-six (76) square feet of private open space in lieu of the one hundred fifty (150) square feet required for ground floor units and the one hundred (100) square feet required for above ground units.
-412-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBAIARC)
The Project meets or exceeds the City's General Plan and Development Code standards for the above referenced items as well as for access and site design. In addition, the proposed Project supports a number of General Plan policies. These include the following:
• CDL-1.1 Places to Live. Provide sites for a range of housing types, locations, and densities in a variety of neighborhood settings equipped with amenities that support a high quality of life. • CDL-10.1 Development Review. Implement and adhere to development review procedures and design guidelines in the City of Yucaipa Municipal Code that advance the visual quality of the community.
• CDL-10.5 Private Landscaping and Parks. Require developers to incorporate appropriately sized and drought -tolerant vegetation with sufficient maintenance to provide a mature -looking landscape in three -five years after installation. Require private recreational facilities in new multifamily housing projects.
• CDL-10.9 Building Materials. Use high -quality, natural building materials that evoke a sense of quality and permanence, such as stucco, plaster, stone, and wood; natural colors and textures are preferred.
• CDL-10.12 Architectural Detail. While recognizing sensitivity to budget, require publicly visible sides of a building to contain architectural detail and facade articulation, strong patterns of shade and shadow, and integrated architectural detail; blank walls are discouraged. • HN-2.1 Balanced Housing Stock. Designate adequate land for a broad range of types of housing, including single-family attached and detached, multiple -family housing, and mixed uses located in accordance with the land use and community design element. • HN-3.1 Design Features. Require new and rehabilitated residential units to be well designed, with appropriate attention to site planning, materials and colors, building treatments, landscaping, open space, parking, and environmentally sustainable practices. • HN-3.3 Housing Incentives. Facilitate the development of market rate and affordable housing through regulatory incentives (e.g., density bonus), permit processing (e.g., planned development), and other incentives, where feasible and appropriate. • HN-4.1 Senior Housing. Support the continued development and maintenance of affordable rental and ownership housing and services that allow seniors to remain in their homes or seek retirement housing in Yucaipa.
Processine and Procedural Actions:
Notices of the Project were sent to all surrounding property owners within a 300-foot radius of the Project site and one (1) written comment was received which noted concerns about the proposed development blocking views and detracting from a "rural" community feel. The letter also indicated that they felt the previously approved entitlement for Tract Map (TTM)19900, an 18-lot single-family residential subdivision, would fit better with the surrounding area. It should be noted that the City of Yucaipa's General Plan and Development Code do not have policies that protect views from private properties. Additionally, irrespective of the proposed GPA to change the Land Use Designation of the site, the current zoning of the property is Multiple -Residential (RM-72C), which could also permit a multi -family development with a base density of 8.7 units/acre, or a senior development with a density of up to 17.4 senior units/acre through the City's Density Bonus procedures. The GPA would allow higher density residential development, and the current Project proposal provides a 42% net increase in the total allowable units with approval of the RM-24 Land Use District. -413-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPAILUCRIMJV/DBA/ARC)
The proposed Project is consistent with the City of Yucaipa Development Code requirements to establish the RM-24 Land Use District and construct a high -density development project. The proposed development will provide housing intended to meet the City's Regional Housing Needs Assessment requirements for the 6th Housing Cycle that requires the construction of 2,866 units, and in particular will provide a wider range of housing opportunities for seniors residents within the community.
Environmental Review:
The Initial Study prepared for this proposal, which was made available for comment for 20. days beginning on June 10, 2022, and ending on June 30, 2022 , considers the potential environmental impacts that could occur as a result of the Project. Based upon the analysis conducted by staff, all available evidence indicates that any adverse impacts that could occur are at a less -than -significant level, and consequently, the Planning Commission is recommending the adoption of a Mitigated Negative Declaration (NM) should the City Council approve the GPA. Mitigation measures reflect recommendations based on technical studies as a part of the project review. There were no comments received through tribal consultation as part of SB 18/AB52 noting concerns with the development, and additionally there were no comments received on the Initial Study during the public review process by local, regional or state agencies, or by members of the public.
It should be noted that in an effort to provide a conservative analysis, the Initial Study and supplemental technical studies also considered that the development could be developed under the RM-24 designation, including a maximum of 120 non -age restricted units that would be permissible in a "by right" process, For example, the traffic section of the Initial Study highlights that the proposed senior Project, or the development of a non -age restricted housing Project consistent with the new designation, would not result in an increase in Vehicle Miles Traveled (VMT).
CONCLUSION:
The proposed Land Use District Change to change the Iand use designation of the site from RM-72C to RM-24 requires an amendment to the General Plan. Pursuant to the City's Development Code, the action requires a recommendation from the Planning Commission to the City Council. The proposed Land Use Compliance Review has been designed to be generally consistent with the RM-24 Land Use District requirements and Development Code standards, with the exception of several Variances that have been identified, provided the General Plan Amendment is approved. However, the Project meets standards for access, lot size and dimension, and site design, and the setbacks. The required findings for approval of the General Plan Amendment, and Variances have been made and are attached from the Planning Commission's recommendation for approval of the General Plan Amendment /Land Use District Change.
5 Seniors have accounted for more than half of the City's population growth since 2010 (Table 2-1 from the 2021 — 2029 Draft Housing Element).
b Initial Study was submitted to the State Clearinghouse for review beginning on June 10, 2022. -414-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
FISCAL IMPACT:
Because there is an existing single-family residence on site that is proposed to be demolished, the Project will receive a credit of $1.9,513.68 for existing development within a 0.25-acre portion of the total 5-acre Project site. Therefore, based on a net total number of 149 residential units on 4.75 acres, the Project can be expected to generate $1,770,255.44 in Development Impact Fees, using the current fee schedule, as follows:
Drainage Facilities:
$70,677,44
Traffic Facilities:
$1,095,591.00
Public Facilities:
$151,684.50
Fire Facilities:
$137,431.50
Park Facilities:
$314,871.00
TOTAL:
$1,770,255.44
Attachments: General Plan Amendment Findings
Variance Findings
Land Use District & Location Map
Site photos
Conditions of Approval
Approved by:
Planning Commission Meeting Minutes (8-3-2022)
Project Notice Comment Letter
Applicant Letter of Justification
Ordinance No. 411
Resolution No. 2022-40
Mitigated Negative Declaration ( https://yucaipa.or Ig_w- content/ut)loads/dev svcs/MND/Riverwalk-21-045/ISMND21- 0456.9.22.pdf? t=1654799602 — Under Separate Cover)
Mitigation and Monitoring Reporting Plan
Project Plans
-415-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
FINDINGS: GENERAL PLAN AMENDMENT NO.21-045
1. The Initial Study prepared for this proposal adequately discusses the potential impacts of the Project and indicates that all potentially significant environmental impacts that could occur are at a level that is considered to be less -than -significant. The Project will not have a significant adverse effect on the environment.
2. The proposed General Plan Amendment has been referred to the public water purveyor, and pursuant to the Governmental Code Section 65958.1, an adequate water supply exists or is planned that will serve any future project that could be proposed.
3. The proposed Land Use District Change is in the public interest, there will be a community benefit, and other existing and permitted uses will not be compromised, because the change will result in enhanced land use compatibility and will provide additional housing opportunities within the City. The General Plan Amendment would provide the RM-24 Land Use District to the subject site, and would permit a multiple family development project that provides housing intended to meet the City's Regional Housing Needs Assessment requirements for the 6th Housing Cycle.
4. The proposed Land Use District Change is consistent with the goals and policies of the General Plan, and it will provide for a reasonable and logical extension of the existing land use pattern in the surrounding area, because the Multiple Residential Land Use District is presently located within the surrounding vicinity of the site and in particular the Project will provide a wider range of housing opportunities within the community.
5. The proposed Land Use District Change does not conflict with provisions of this Code, or any applicable specific plan, because it will provide compatibility with the surrounding land use designations, and all applicable residential development standards would be implemented by future projects, including the proposed Land Use Compliance Review. The subject property is also not located in a specific plan.
6. The proposed Land Use District Change will not have a substantial adverse effect on surrounding property, because any future residential development will be designed and constructed to mitigate any adverse conditions, and appropriate public improvements will be required to provide sufficient capacity in the infrastructure required to support the development. -416-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/I,UC17/MJV/DBA/ARC)
FINDINGS, VARIANCE NO.21-04_5,— Maximum Percentage of One (1) Bedroom Units
1. The granting of this variance will not be materially detrimental to other properties or land uses in the area because the reduction of 2-bedroom units will reduce the average household size within the development, further reducing the demand for additional parking and congestion within the site and the surrounding vicinity, and better cater to the age demographic of the Project. The orientation of the building and its size should not interfere with the ability to use solar energy systems, and the Project would be conditioned to meet the current building code requirements for energy efficiency.
2. `here are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties within the same district or vicinity because the proposed Project is requesting a Density Bonus and will provide housing intended to meet the City's Regional Housing Needs Assessment requirements for the 6th Housing Cycle, and in particular will provide a wider range of housing opportunities for senior residents within the community. Senior citizens have lower average household sizes, so this age -restricted, rental senior housing project, would serve fewer people than a typical apartment project intended for families. Ultimately by allowing flexibility with the requirement for a larger percentage of 1-bedroom units within the development, the Project will be able to provide housing for the maximum number of households (150 units) possible following approval of the GP,A. and Project.
3. The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district because with approval of the GPA the maximum number of senior units on this site would be 150. With strict adherence to the requirement for a maximum of 35% of all units to be 1-bedroom, on top of other development standards and design requirements such as lot coverage, parking, recreational amenities and public open space, the development would likely have had to reduce the total number of units provided on site. In addition, while parking improvements traditionally have no setback requirements and may be installed up to the property line, this site has a blue -line stream that is located along the southern property line, and the parking improvements required were consolidated to the northwest of the site to avoid this natural drainage channel.
4. The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the City's General Plan and Development Code, in the event that the proposed General Plan Amendment to change the land use designation of the site from RM- 72C to RM-24 is approved to permit the high density senior housing Project. The site design that is proposed functions appropriately for this type of development, and provides the amenities required by the Development Code for high density multiple family housing projects. The General Plan and its housing element further encourages the creation of senior and affordable housing projects, including Policies HN-3.1, 3.3, and 4.1. -417-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-0451GPAILUCRIMJVIDBAIARC)
FINDINGS: VARIANCE NO.21-045 — Minimum Private Open Space Requirement The granting of this variance will not be materially detrimental to other properties or land uses in the area because the private open space is intended as a dwelling unit amenity for those served by the proposed Project. Additionally, the site provides outdoor open space beyond that which is required by the City's Development Code, as well as the five (5) recreational amenities within the development. The orientation of the building and its size should not interfere with the ability to use solar energy systems, and the Project would be conditioned to meet the current building code requirements for energy efficiency.
2. There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties within the same district or vicinity because a natural drainage channel along the southern property line places a physical impediment on the property by reducing the developable area of the site, making it more difficult to meet all development standards. While one (1) bedroom units are proposed to have 76 square feet of private open space rather than the required 100 square feet, it can be assumed that the 1-bedroom units will also have a smaller household size and may include single seniors. The Project does, however, provide for the required five (5) recreational amenities which will provide opportunities for interaction and community building for residents within the development and in turn improve their general well-being. Additionally, it should be noted that the two (2) bedroom units are proposed to have 206 square feet of private open space, which is greater than the RM-24 design requirement.
3. The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district because with approval of the GPA the maximum number of senior units on this site would be 150. With strict adherence to the private open space requirement, on top of other development standards and design requirements such as lot coverage, parking, recreational amenities, and public open space, the development would likely have had to reduce the total number of units provided on site.
4. The granting of the variance is compatible with the objectives, policies, general land uses and programs specified in the City's General Plan and Development Code, in the event that the proposed General Plan Amendment to change the land use designation of the site from RM- 72C to RM-24 is approved to permit the high density senior housing Project. The site design that is proposed functions appropriately for this type of development, and provides the amenities required by the Development Code for high density multiple family housing project.
The General Plan and its housing element further encourages the creation of senior and affordable housing projects, including Policies 14N-3.1, 3.3, and 4.1.
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARQ
LAND USE — EXISTING: MULTIPLE -RESIDENTIAL (RM-72C )
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-419-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — {Case No. 21-045/GPA/LUCR/MJV/DBA/ARQ
PHOTOS
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-420-
City Council Meeting of September 12, 2022
Riverwalk Senior Development — (Case No. 21-045/GPA/LUCR/MJV/DBA/ARC)
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Vacant property to the east of the site under development with 52 senior housing units (Case No. 21-086/CUP/DBA).
-421-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-0451GPAIDBAILUCRIMJV
Conditions of Approval, 9-12-2022
STANDARD CONDITIONS — CONDITIONAL USE PERMIT
ON -GOING CONDITIONS/GENERAL REQUIREMENTS:
PLANNING DIVISION (909) 797-2489 EXT. 224
1. A Minor General Plan Amendment to change the land use designation of a property from RM-72C (Multiple Residential) to RM-24 (High Density Multiple Residential), a Density Bonus Agreement (DBA) to qualify for a 25% increase in land density, a Land Use Compliance Review with Architectural Review to construct a 150-unit, three story, age -restricted senior housing complex for individuals who are 55 years and older, with two (2) monument signs at the entrance of the 5-acre site, and two (2) Major Variances to allow for a total of eighty (80) percent of the 150-units to be 1-bedroom in lieu of thirty-five (35) percent, and for one (1) bedroom units to provide seventy-six (76) square feet of private open space in lieu of the one hundred fifty (150) square feet required for ground floor units and the one hundred (100) square feet required for above ground units on a 5 acre parcel located at 12836 3rd Street. Any alteration or expansion or increase in the developed area of the site from that shown on the approved site plan, may require the submission of a new application or an additional application for Revisions for review and approval.
2. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any claim, action or proceeding attacking or seeking to set aside, void or annul the approval of all or part of the matters applied for, or any other claim, action or proceeding relating to or arising out of such approval. This obligation includes the obligation to reimburse the City, its agents, officers and employees for any court costs or attorney fees which the City, its agents, officers, or employees are required by a court to pay as a result of such claim, action or proceeding. The City agrees to notify the applicant of any such claim, action or proceeding promptly after the City becomes aware of it.
The City may participate in the defense of the claim, action or proceeding, but such participation will not relieve the applicant of applicant's defense and indemnification obligations, including City expenses.
3. This General Plan Amendment and Land Use Compliance Review shall become null and void if all conditions have not been complied with and the occupancy or use of the land has not taken place within three (3) years of the date of approval.
One extension of time, not to exceed three (3) years, may be granted upon written request and submittal of the appropriate fee not less than 30 days prior to the date of expiration. PLEASE NOTE: this will be the only notice given for the above specified expiration date. The applicant is responsible for the initiation of an extension request.
-422-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-045/GPA/DBA/LUCR/MJV
Conditions of Approval, 9-12-2022
4. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
5. The applicant/owner shall pay a fee of $2,598.00, pursuant to Senate Bill 1535.
This fee shall be submitted to the Planning Division within three (3) days after the effective date of General Plan Amendment and Land Use Compliance approval along with a $50.00 administrative handling fee required by the Clerk. Payments shall be made with a Check, Money Order or Cashier's Check for $2,548.O0 made payable to the "Clerk of the Board". The Planning Division shall then file the Notice of Determination within three (3) days after the effective date of conditional approval. The applicant should be aware that Section 21089(b) of the Public Resources Code provides that any project approved under CEQA is not operative, vested or final until the required fee is paid. Proof of fee payment will be required prior to issuance of building permits.
6. All conditions of this General Plan Amendment, Density Bonus Agreement and Land Use Compliance Review are continuing conditions. Failure of the applicant and/or operator to comply with any or all of said conditions at any time may result in the revocation of the permit granted to use the property.
7. The applicant/owner shall maintain in good condition at all times all permanent plantings as identified on the approved landscape plan.
8. All new utility lines shall be placed underground. Existing overhead distribution lines shall be placed underground when four (4) or more utility poles on the same street are located on or adjacent to the project site.
9. Mail delivery shall be by neighborhood boxes or other delivery as approved by the U.S. Postal Service.
10. All signs proposed by this project may only be lit by steady, stationary, shielded light directed at the sign, by light inside the sign, by direct stationary neon lighting or by an alternating lighting system that changes no more than once per hour.
The glare from the luminous source shall not exceed one-half (0.5) foot candle.
11. Parking and on -site circulation requirements shall be maintained at all times.
A. All markings to include parking spaces, directional designations, "No Parking" designations, and "Fire Lane" designations shall be clearly defined and said markings shall be maintained in good condition at all times.
B. Parking and site circulation surfaces (City Road Specification #39) shall be maintained in good condition at all times.
12. Noise levels shall not exceed City Standards as required by Development Code Section 87.0905(b) Noise Standards.
-423-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-045IGPAID BA/LUCR/MJV
Conditions of Approval, 9-12-2022
13. All refuse generated at the premises shall at all times be stored in approved containers and shall be placed in a manner so that visual and public health nuisances are minimized.
14. All refuse containing garbage shall be removed from the premises at least two times per week in conformance with Municipal Code Section 8.24.030(A).
15. The applicant shall implement the approved "Solid Waste Recycling Plan" for any new commercial, industrial, or institutional uses located on the property. The developer and all occupants of the property shall make a good faith effort to fully comply with each component of the approved Plan. Any proposed revision to this Plan shall be subject to the review and approval of Yucaipa Disposal, Inc. (909) 797-9125.
16. The project site shall remain in full compliance with all City Sign Regulations at all times.
17. The applicant/property owner shall be required to apply an anti -graffiti coating to proposed block walls, and/or provide a landscape design of a type and nature that is acceptable to the City Planner, to any publicly viewable surfaces deemed by the City Planner to be likely to attract graffiti.
18. The applicant/property owner, and any and all successors in interest, shall for ten (10) years after the issuance of a Certificate of Occupancy, provide the City with sufficient matching paint and/or anti -graffiti coating on demand for use in the painting over or removal of graffiti from any designated graffiti attracting surfaces.
19. The Project shall maintain compliance with the provisions of the Density Bonus Agreement and the Project's annual reporting requirements.
20. Developers of residential development projects greater than a single dwelling unit shall attempt to ensure that at least 25% of the total cost of the project will be spent with Yucaipa businesses and/or the hiring of Yucaipa residents, ENGINEERING DIVISION (909) 797-2489 EXT. 228
21. Submit WQMP Plan for Approval.
22. The natural drainage courses traversing the site shall not be occupied or obstructed.
23. Applicant shall demonstrate that the site does not create concentrated discharges to adjacent properties and/or public right-of-way in excess of historical flows. If project does create concentrated or sheet flows off -site that are greater than historical, the applicant shall demonstrate that the downstream facilities can accommodate flows; otherwise, applicant shall provide on -site detention for excess flows in accordance with the approved WQMP. -424-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-045/GPA/DBA/LUCRIMJV
Conditions of Approval, 9-12-2022
24. Adequate provisions shall be made to intercept and conduct the tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties at the time the site is developed.
25. Road sections within and/or bordering the project shall be designed and constructed with curbs, gutters, and sidewalks to City Road Standards, and in accordance with the General Plan Circulation Element.
26. Final improvement plans and profiles shall indicate the location of any existing utility facility which would affect construction. Existing utility poles shall be shown on the improvement plans and relocated as necessary without cost to the City.
27. Continuous water spraying or other approved methods must be used during grading operations to control fugitive dust.
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
28. This project is protected by the Yucaipa Fire Department/California Department of Forestry and Fire Protection. Prior to any construction occurring on any parcel, the applicant shall contact the Fire Marshall for verification of current fire protection development requirements. All new construction shall comply with the adopted Uniform Fire Code and all applicable statutes, codes, ordinances, standards and policies of the Yucaipa Fire Department/CDF.
29. Fire Department access roads and/or public/private streets and residential driveways shall have a minimum vertical clearance of thirteen (13) feet and six (6) inches.
30. Fire Department access roadways and/or public/private streets and driveways shall not exceed 12% grade (please note: Engineering Division requirements may be more restrictive).
31. Cul-de-sac and dead-end streets shall not exceed 350 feet in FR-1 areas. In all other areas, cul-de-sacs shall not exceed six hundred (600) feet in total length, unless otherwise approved by the Fire Department.
32. Required fire flow and duration for this project, is determined by California Fire Code Appendix `B'. System shall be looped with minimum eight (8) inch mains; six (6) inch laterals; six (6) inch risers; six (6) inch diameter hydrants with one 2 1/2" outlet and one 4" outlet.
33. Approved fire hydrants capable of supplying required fire flow shall be provided to all premises upon which facilities, buildings or portions of buildings are constructed or moved within the jurisdiction. When any portion of the facility or building protected is in excess of 400 feet from a fire hydrant on a public street, as measured by an approved route around the exterior of the facility or building, additional fire hydrants meeting the required fire flow shall be provided. -425-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-0451GPAIDBAILUCR/MJV
Conditions of Approval, 9-12-2022
34. Fire hydrants shall be installed at locations to be determined by the California Fire Code (2019) Appendix "CC". Required fire flow to be determined by the California Fire Code (2019) Appendix "B", [Table B105.1(2)]. Minimum fire flow shall not be less than 1500 gpm.
35. Residential automatic fire sprinklers shall be installed according to NFPA 13D, or Section R313 of the California Residential Code and Fire Department requirements. Submit two (2) sets of shop plans with material cut sheets and hydraulic calculations. Submit copy of California C-1 B license. a. Minimum water meter supplying a 13D system shall be 1" minimum pipe size for interior use shall be 1" residential sprinkler heads of proper temperature rating shall be installed in attic and built-up storage spaces where mechanical equipment (FAU, etc.) is installed. CFC NFPA.
35. Automatic fire sprinkler control devices (P.I.V. & O.S.&Y.) shall be visible from Fire Department access roadway, and identify system being controlled and address of structure. Fire Department Connection (FDC) shall be located no closer than fifty (50) feet and not to exceed one hundred fifty (150) feet from structure. Required fire hydrant shall have a maximum distance from FDC of thirty (30) feet. FDC shall identify address and system of structure being protected.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A GRADING PERMIT:
PLANNING DIVISION (909) 797-2489 EXT. 224
37. Grading permits shall not be issued for any areas to be graded and remain undeveloped until a revegetation plan is approved by the Planning Division, and until bonds are posted for revegetation.
38. Prior to demolition of the three (3) residential structures onsite, an asbestos containing material (ACM) and lead -based paint (LBP) survey shall be conducted to assess each resident structure for the presence of ACMs and LBPs. If survey results indicate the presence of these hazardous materials, an ACM and/or LBP removal plan shall be required to address the standard protocol for the removal and remediation of materials by a licensed contractor certified by CaIOSHA, prior to or during demolition. Any ACM/LBP materials shall then be required to be disposed of at a licensed and regulated facility that accepts ACM and LBP waste materials, consistent with existing regulations.
39. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP). -426-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-0451GPA/DBA/LUCR/MJV
Conditions of Approval, 9-12-2022
ENGINEERING DIVISION_(909) 797-2489 EXT. 228
40. Applicant shall submit a Notice of Intent and comply with the requirements of the General Construction Activity Storm Water Permit from the State Water Resources Control Board if the project site is 1 acre or greater. In addition, the Storm Water Pollution Prevention Plan (SWPPP) is required to be submitted to the City Engineer for review and approval.
41. Prior to the alteration of any wetland habitats, the required permits or authorized clearance shall be obtained from the Department of Fish and Game in accordance with the Section 1600 et. seq. of the State Fish and Game Code, from the United States Army Carps of Engineers in accordance with Section 404 of the Clean Water Act, and from the California Regional Water Quality Control Board Santa Ana Region in accordance with Section 401 of the Clean Water Act.
42. Groundwater pollution from urban run-off water generated by the project shall be mitigated using various structural and non-structural best management practices (BMPs), per the requirements of the California Regional Water Quality Control Board, Santa Ana Region and/or as indicated in the "New Development/Redevelopment Guidelines." All provisions of the Water Quality Management Plan (WQMP) consistent with the 2010 MS4 permit and most recent regulatory mandates shall be met.
43, The applicant shall provide documentation indicating that the WQMP, grading plan, erosion control plan and landscape plan are consistent with each other. The documentation shall indicate that each document has been reviewed by the applicant for consistency.
44. The applicant's plans indicate approximately 51.16% of the site to be improved with impervious surfaces. Design features shall be included to direct storm water run-off flows into landscaped pervious areas before any run-off flows into public rights -of -way.
45. In addition to the drainage, traffic related, or other requirements stated herein, other "on -site" or "off -site` improvements may be required which cannot be determined from tentative plans at this time and would have to be reviewed after more complete improvement plans and profiles have been submitted to the City Engineer.
46. A thorough evaluation of the structural road section, to include parkway improvements, from a qualified materials engineer, shall be submitted to the Engineering Division,
47. Existing City roads which will require reconstruction shall remain open for traffic at all times, with adequate detours, during actual construction. A cash deposit may be required to cover the cost of grading and paving. Upon completion of the -427-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-045/GPA/DBA/LUCR/MJV
Conditions of Approval, 9-12-2022
grading and paving to the satisfaction of the Engineering Division, the cash deposit will be refunded.
48. Prior to signing of the improvement plans, any proposed grading within the road right-of-way shall be done under the direction of a Soils Testing Engineer, hired by the applicant. Compaction tests of embankment construction, trench backfill, and all subgrades shall be performed at no cost to the City. Prior to placement of any base materials, and/or paving, a written report shall be submitted by the applicant's engineer to the City Engineer for review and approval.
49. A topographic map shall be provided to facilitate the design and review of necessary drainage facilities at the time the site is developed.
50. Additional three (3) foot dedication is required to provide for a thirty-three (33) foot half -width right-of-way. A copy of the Grant Deed for all properties affected by this requirement must be submitted to the City Engineer prior to document preparation.
51. Future building pads shall be elevated adequately above the base flood elevation as reflected on FEMA maps to reduce damage from flooding. 52 31d Street shall be designed as a water -carrying street and its water carrying capacity shall be maintained.
BUILDING AND SAFETY DIVISION 909 797-2489 EXT. 225
53. The building(s) shall comply with all structural and non structural provisions of the California Building Code.
54. Any change of occupancy will require submission of plans for approval to Building and Safety. It is the applicant's responsibility to contact the local Building and Safety Division for a pre -construction inspection prior to occupancy of the building(s).
55. The buildings) or structure(s) shall meet all applicable requirements of the adopted model codes and amendments
56. The site shall be developed in compliance with all current model codes. All plans shall be designed in compliance with the latest editions of the California Building Codes as adopted by the City of Yucaipa.
57. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel, and where necessary to provide access. Paths of travel shall incorporate (but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts and walking surface material. The accessible route(s) of travel shall be the most practical direct route between accessible building entrances, site facilities, accessible
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-0451GPAIDBAILUCRIMJV
Conditions of Approval, 9-12-2022
parking, public sidewalks, and the accessible entrance(s) to the site. California Building Code (CBC) 11A and 11B.
A. City of Yucaipa enforces the State of California provisions of the California Building Code disabled access requirements. The Federal ADA standards differ in some cases from the California State requirements. It is the building owner's responsibility to be aware of those differences and comply accordingly.
B. Disabled access parking shall be located on the shortest accessible route.
Relocate parking spaces accordingly.
58. Multi -family buildings on the site shall be accessibleladaptable per California Building Code (CBC), Chapters; 11A and 11B.
59. Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings.
60. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer. Based on change of use and potential exiting and fire life safety improvements.
61. Three (3) copies of the grading plan shall be submitted to the Building and Safety Division for review and approval. A copy of the grading plan shall be submitted to the Planning Division when graded slopes exceed five (5) feet in height. All on -site cut and fill slopes shall:.
A. Incorporate recommendations of the approved geology and soils reports.
B. Be contour graded to blend with existing natural contours.
C. Be limited to a maximum slope ratio of two -to -one (2:1) and a maximum vertical height of thirty (30) feet. Setbacks from the top and bottoms of slopes shall be a minimum of one-half (112) the slope height or per CBC.
D. Preclude damage to the site and downstream properties during heavy storm run-off, especially during the construction stage by including a stringent slope, erosion, and sediment control program on the proposed grading plan. Any such damage allowed to occur will be the responsibility of the applicant.
62. For all required walls, the applicant shall submit plans to and obtain building permits from the Building and Safety Division.
-429-
Randy Citlau, Riverwalk Senior Housing Project
Case No. 21-045/GPA/DBA/LUCR/MJV
Conditions of Approval, 9-12-2022
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A BUILDING PERMIT:
PLANNING DIVISION (909) 797-2489 EXT. 224
63. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
64. The enrollment of the Yucaipa Joint Unified School District is severely impacted by new development. To mitigate the impact of this project, developer shall pay such taxes as are required by the Yucaipa Joint Unified School District Community Facilities District No. 1, and any other fees assessed by Government Code Section 53080, and 65995-65997.
65. The City of Yucaipa has implemented development impact fees for various infrastructure and capital facilities needs generated by new development. These fees will provide for various capital facilities including, but not limited to, roads, parks, flood control and drainage, public facilities, and fire fighting facilities. This project shall be subject to all such development impact fees which are in effect at the time building permits are issued.
66, The applicant/owner shall process a Condition Compliance Review through the City for verification of conditions prior to the issuance of building permits.
67. Water service shall be by Yucaipa Valley Water District. The Yucaipa Valley Water District letter dated February 24, 2021, is included as a Condition of Approval. Submit evidence of service to Building and Safety at time of Condition Compliance review.
68. Sewage disposal shall be by Yucaipa Valley Water District, The Yucaipa Valley Water District letter dated February 24, 2021, is included as a Condition of Approval. Submit evidence of service to Building and Safety at time of Condition Compliance review.
69. The applicant shall submit a "Solid Waste Recycling Plan" for review and approval. This Plan shall address two (2) principal recycling programs: 1) the recycling of construction waste/debris during the demolition and/or development phase of the project, and 2) the recycling of the solid waste that is generated daily by each proposed use during the operational phase of the project. The construction waste component shall include: complete information on the individual or firm that will be responsible for implementing the recycling plan; complete information on all proposed recycling facilities that will receive waste products; and estimates of the volume or weight of each type of material that will be recycled. The operational waste component shall include: complete information on the location, access, sizes, and numbers of solid waste and recycling bins needed to serve each proposed use that is located within the project. For information on the types of waste disposal services that are -430-
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available, you may contact Yucaipa Disposal, Inc. at (909) 797-9125 for assistance.
70. Proof of fee payment of Fish and Game fees and/or County Administrative handling fees pursuant to California State Assembly Bill 3158 shall be submitted.
71. Provide detailed building elevations including materials, finishes, colors, and signage for all buildings for Planning Division review and approval prior to issuance of building permits. Building elevations shall be consistent with those approved by the Planning Commission.
72. The applicant/property owner shall grant to the City, in writing, the irrevocable right of entry over, and access to, such property, upon twenty-four (24) hours' posted notice, by authorized City employees or agents, for the purpose of removing or painting over graffiti on any designated graffiti attracting surfaces.
73. The Project, including the Landscaping Plan shall comply with Chapter 2, High Density Residential Design Standards, of the Development Code and objective design requirements from the City's Design Guidelines.
74. A Density Bonus Agreement shall be executed between the City and the Project Applicant.
ENGINEERING DIVISION 909 797-2489 EXT. 228
75. Submit engineered road improvement plans to the City Engineer.
76. The WQMP shall be approved and the developer shall provide a financial mechanism for the maintenance of the detention basins which shall be set in place and approved by the City Engineer. The WQMP maintenance agreement shall be executed and recorded by the applicant.
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 225
77. Three copies of a Landscape Documentation Package shall be submitted for Building and Safety Division review and approval. Said Landscape Documentation Package shall be consistent with the requirements of Chapter 4, of Division 10, of the Development Code and include all of the following elements:
A. Project Information
(1) Date
(2) Project Applicant
(3) Project Address (if available, parcel and/or lot number(s)) -431-
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(4) Total Landscape Area (square feet)
(5) Project Type (e.g., new, rehabilitated, public, private, cemetery, homeowner -installed)
(6) Water Supply Type (e.g,, potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well
(7) Checklist of All Documents in Landscape Documentation Package (8) Project Contacts (to include contact information for the project applicant and property owner)
(9) Applicant Signature and Date (with statement, "I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape Documentation Package"). (B) Water Efficient Landscape Worksheet
(1) Hydrozone Information Table
(2) Water Budget Calculations
(1) Maximum Applied Water Allowance (MAWA)
(II) Estimated Total Water Use (ETWU)
(C) Soil Management Report
(D) Landscape Design Plan
(E) Irrigation Design Plan
(F) Grading Design Plan
(G) Certification of Substantial Completion (to be submitted after installation of the project).
A copy of the approved Landscape Documentation Package shall be provided to the property owner or site manager along with the record drawings and any other information normally forwarded to the property owner or site manager. A copy of the Water Conservation Concept Statement and the Certificate of Substantial Completion shall be sent by the project manager to the local retail water purveyor.
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78. Three (3) copies of a Landscaping and Irrigation Plan shall be submitted for Building and Safety Division review and approval for all proposed lots (including areas to be maintained by a Landscape Maintenance District, which shall have separate landscape plans). Said Landscape and Irrigation Plan shall include all of the requirements specified in the current City of Yucaipa Landscape Design and Installation Guidelines, and shall also include the following:
A. The required slope planting. Slope planting shall be required for the surface of all cut slopes more than five (5) feet in height and fill slopes more than three (3) feet in height. Said slopes shall be protected against damage from erosion by planting with grass or ground cover plants.
Slopes exceeding eight (8) feet in vertical height shall also be planted with shrubs, spaced at not to exceed ten (10) feet on centers; and trees, spaced at not to exceed thirty (30) feet on centers, per City Landscape Design and Installation Guidelines.
Trees 50% 15 gal.; 50% 5 gal.
Shrubs 50% 5 gal.; 50% 1 gal.
Groundcover 100% coverage
B. Parkway planting with trees and appropriate groundcover. Trees in the parkway between sidewalk and curb shall be provided with root barriers.
Tree spacing/location:
Small trees: 25 feet on center
Large trees: 30 feet on center
C. No fence, wall, or retaining wall shall exceed six (6) feet in height (four (4) feet in front yard setback areas) unless a Variance is approved by the City.
D. Neighborhood entry monuments, including elevations.
E. All required and proposed multi -use trails, including specifications for construction.
79. All irrigation systems, where required, shall be designed on an individual lot basis unless commonly maintained in an approved manner.
80. All landscaping and irrigation systems shown on the approved landscape and irrigation plans, all required walls, trails, and/or other improvements shall be completed or suitable bonds shall be posted for their completion. Separate bonds are required for individual lots and Landscape Maintenance District Areas. -433-
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Conditions of Approval, 9-12-2022
73, This project will require one or more building permits. Permits will require a complete permit application and complete building plans to be submitted for approval prior to commencement of work.
74. The site shall be developed in compliance with all current model codes. All plans shall be designed in compliance with the latest editions of the California Building Codes, California Energy Codes, California Accessibility Codes, and Yucaipa Municipal Codes as adopted by the City of Yucaipa.
75. Three (3) copies of the grading plan shall be submitted to the Building and Safety Division for review and approval. A copy of the grading plan shall be submitted to the Planning Division when graded slopes exceed five (5) feet in height. All on -site cut and fill slopes shall:
A. Be a part of the downhill lot when between individual lots, or as approved by the City Planner and City Engineer.
B. Incorporate recommendations of the approved geology and soils reports.
C. Be contour graded to blend with existing natural contours.
D. Be limited to a maximum slope ratio of two -to -one (2:1) and a maximum vertical height of thirty (30) feet. Setbacks from the top and bottoms of slopes shall be a minimum of one-half (112) the slope height or per CBC.
E. Preclude damage to the site and downstream properties during heavy storm run-off, especially during the construction stage by including a stringent slope, erosion, and sediment control program on the proposed grading plan. Any such damage allowed to occur will be the responsibility of the applicant.
76. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel, and where necessary to provide access. Paths of travel shall incorporate (but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts and walking surface material. The accessible route(s) of travel shall be the most practical direct route between accessible building entrances, site facilities, accessible parking, public sidewalks, and the accessible entrance(s) to the site. California Building Code (CBC) 11 A and 11 B.
a. City of Yucaipa enforces the State of California provisions of the California Building Code disabled access requirements. The Federal ADA -434-
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standards differ in some cases from the California State requirements, It is the building owner's responsibility to be aware of those differences and comply accordingly.
b. Disabled access parking shall be located on the shortest accessible route. Relocate parking spaces accordingly.
77. Multi -family and public use structures on the site shall be accessible per California Building Code (CBC) 11A and 11 B.
78. Multi -family and public use structures on the site shall be accessible per California Building Code (CBC) 11A and 11B.
79, Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings.
80. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer.
81. The perimeter of the jobsite, adjacent to any public right-of-way, shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place.
All construction entranceslexits shall be approved in advance by city personnel.
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
82. Applicant -developer shall provide the Fire Department with a letter from the water company serving the project -development, verifying that financial arrangements have been made and bonds pasted for the required Fire Department approved water improvements.
83. A fuel break of one hundred (100) feet (brush and weed clearance) is required prior to construction. The clearance shall be maintained on a year-round basis. 84, Fire hydrants shall be installed and operational as per approved water system delivery plans prior to any framing, construction, or delivery of combustible materials to project site.
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SUBJECT PROPERTY SHALL NOT BE OCCUPIED AND/OR USED FOR
PURPOSES APPLIED FOR UNTIL THE FOLLOWING CONDITIONS
HAVE BEEN MET.
PLANNING DIVISION (909) 797-2489 EXT. 224
85. Developers of residential development projects greater than a single dwelling unit shall submit a report detailing the percentage of project costs spent in the City of Yucaipa. At a minimum, this report shall contain a list of local businesses/individuals that have been solicited for bids and/or received contracts for materials or services.
86. Parking and on -site circulation requirements shall be provided for as identified on the approved site plan.
87. All access drives and parking areas shall be surfaced with a minimum of 2 inches of asphalt concrete surfacing, City Road Specification No. 39, which shall be appropriately striped to accommodate safe vehicular circulation.
88. All access drives shall be a minimum of 24 feet wide to facilitate two-way traffic.
89. Any lights used to illuminate the site shall be hooded and designed so as to reflect away from adjoining properties and public thoroughfares.
90. All landscaping and irrigation shown on the approved landscape and irrigation plans and all required walls shall be completed. Trees in the parkway between sidewalk and curb/gutter (abutting 2nd and 3rd Streets) shall be provided with a linear root barrier. Provide the City with a Certificate of Substantial Completion from the certified professional that prepared the approved landscape and irrigation plans.
91. All roof top mechanical equipment is to be screened from ground vistas.
92. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
ENGINEERING DIVISION (909) 797-2489 EXT. 22
93. Construct curb and gutter (with match -up paving) twenty-two (22) feet from centerline.
94. Construct sidewalk adjacent to site with landscaped parkway.
95. Construct driveway approach/entrance. Commercial driveways require radius type approaches.
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Conditions of Approval, 9-12-2022
96. Developer shall be required to place construction traffic control in public right-of- way during the construction of off -site improvements. Traffic control devices shall be maintained 24 hours a day 7 days a week as directed by the City Engineer.
97. The Applicant shall provide written documentation that the WQMP is consistent with the BPMs shown on the as -built grading plans and landscape plans. In case of inconsistency, the Applicant shall revise the WQMP to match the as -built plans.
BUILDING AND SAFETY DIVISION 909 797-2489 EXT, 225
98. The building(s) shall meet all handicapped requirements. 99, The building(s) shall comply with all structural and non structural provisions of the California Building Code.
100. Any change of occupancy will require submission of plans for approval to Building and Safety. It is the applicant's responsibility to contact the local Building and Safety Division for a pre -construction inspection prior to occupancy of the building(s).
101. The building(s) or structure(s) shall meet all applicable requirements of the adopted model codes and amendments.
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
102. Residential driveways shall be paved (asphalt/concrete) and shall have a minimum width of twelve (12) feet. Driveways of this standard shall serve no more than two (2) single family dwellings and shall not exceed 12% grade. 103. Driveways exceeding 150 feet shall have a Fire Department approved turn- around at the terminus (hammer -head tee).
104. Fire Department access roadways and/or public/private streets and driveways shall extend to within one hundred fifty (150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building. An access road, approved by the Fire Department, shall be provided to within fifty (50) feet of all structures when the natural grade between access road and structure is in excess of 30%. Where an approved access road cannot be provided, a fire protection system shall be required and approved by the Fire Department.
105. The public and/or private roadways serving this project shall be named. 106. Manual operated gates across Fire Department access roadways, public and/or private streets and driveways, shall be equipped with approved emergency key- -437-
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Conditions of Approval, 9-12-2022
operated ("Knox" type) locks. For automatic gates, a "Knox" keyed emergency access switch shall be installed at location determined by Fire Prevention Department and shall over -ride all command functions and open gate automatically upon activation, All automatic gates shall have a manual over -ride for use during loss of electric power. "Knox box" ordering is available from www.knoxbox.com .
107. Address numbers shall be placed on all new and existing commercial and multi- family residential structures in such a manner as to be plainly visible and legible from the access roadway or street. Structures shall have numbers of 8" height, 3/8" stroke on contrasting background. Address numbers shall be illuminated so as to be visible and legible from access roadway or street. Industrial occupancies shall have address numbers of 12" height, 1" stroke and shall be illuminated so as to be visible and legible from access roadway or street. Where structure setback exceeds one hundred (100) feet from the access roadway or street, additional non -illuminated numbers 6" in height, 3/4" stroke, on contrasting background shall be displayed at property access entrance. 108, Approved fire hydrant pavement markers shall be installed. 109. Smoke detectors, hard wired with battery back-up, shall be installed in all sleeping areas and in all hallways leading to sleeping areas. Smoke detectors shall be installed at the top of all stairways.
110. Carbon Monoxide detectors shall be installed pursuant to manufacturer specifications.
111, The main electrical panel and all sub -panels shall be labeled on inside cover for all circuits.
112. Two sets of water delivery system plans, designed to meet the required fire flow for this project and/or development shall be submitted to the Fire Department for approval.
113. Applicant -developer shall provide the Fire Department with a letter from the water company serving the project -development, verifying that financial arrangements have been made and bonds posted for the required Fire Department approved water improvements.
114. The development and/or project, and each phase thereof, shall have a minimum of two (2) remote points of access, including a secondary access, for fire and other emergency equipment and for routes of escape which will safely handle evacuations.
115. "No Parking - Fire Lane" signs shall be posted at locations designated by Fire Marshall. Fire lane curbs shall be painted red with white letters stating, "No Parking — Fire Lane".
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Case No. 21-0451GPAID BAILUCRIMJV
Conditions of Approval, 9-12-2022
116. On site fire hydrants capable of supplying required fire flow shall be installed at locations identified by the Fire Marshall. System shall be looped with minimum eight (8) inch mains; six (6) inch laterals; six (6) inch risers; six (6) inch diameter hydrants with one 2 1/2" outlet and one 4" outlet.
117. Residential automatic fire sprinklers shall be installed according to NFPA 13D, or Section R313 of the California Residential Code and Fire Department requirements. Submit three (3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored (if any), for Fire Department review and approval prior to any installation.
Submit copy of California C-16 license. Minimum water meter supplying a 13D system shall be 1" steel pipe, or %" if other than steel pipe (actual pipe size to be hydraulically calculated). Residential sprinkler heads of proper temperature rating shall be installed in attic and built-up storage spaces where mechanical equipment (FAU, water heater, etc.) is installed.
118. Automatic fire sprinkler control devices (P.I.V. & Q.S.&Y.) shall be visible from Fire Department access roadway, and identify system being controlled and address of structure. Fire Department Connection (FDC) shall be located no closer than fifty (50) feet and not to exceed one hundred fifty (150) feet from structure. Required fire hydrant shall have a maximum distance from FDC of thirty (30) feet. FDC shall identify address and system of structure being protected.
119. A minimum of one 2A-10BC fire extinguisher shall be installed for each 3,000 sq. ft. of floor area. Travel distance to any one fire extinguisher shall not exceed 75 feet. Additional fire extinguishers, size and class to be determined by Fire Department, may be required. Fire extinguishers shall be serviced annually and shall have a current csfm service tag attached.
120. An automatic fire detection and alarm system meeting the requirements of UFC Article 10, CBC and NFPA 72 shall be installed. Three (3) sets of shop plans with material cut sheets and calculations shall be submitted to the Fire Department for review and approval prior to installation. 121. Water heater (fuel fired) shall be property vented to exterior of structure. Water heater shall be seismic strapped to wall and be located 18" above a garage floor. 122. Commercial and industrial structures/occupancies and gated complexes shall have a "Knox box" system installed on the exterior of the buildings or complex.
Location of device to be determined by the Fire Department. The box shall contain keys necessary to gain access and may contain pre -plans and SDS information as required by the Fire Department.
123. Commercial exit requirements:
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A. Required exit doors shall be maintained in an operable condition at all times.
B. Required exit doors shall swing outward and away in the direction of exit travel.
C. Obstructions shall not be placed in the required width of an exit. Exits shall not be blocked or locked shut or obstructed in any manner during business hours.
D. Exit paths shall be illuminated when structure is occupied.
E. Exit path illumination shall be supplied from two (2) sources of power when occupant load is one hundred (100) persons or more.
F. When exit way/exit pathway and/or exit doorway is not easily identified, additional exit signs shall be installed.
G. Exit signs shall be internally or externally illuminated by two lamps or shall be of the self -luminous type.
..I
Agenda Item No. 2
City of Yucaipa
Planning Commission Minutes
Regular Meeting of August 3, 2022
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Council Chambers, 34272 Yucaipa Boulevard, Yucaipa, California, on August 3, 2022, at 6:30 PM,
PRESENT: J.R. Allgower, Chair
Christopher Markarian, Vice Chair
Richard Beek, Commissioner
Tony Hicks, Commissioner
Lloyd Rekstad, Commissioner
ABSENT: Bart Brizzee, Commissioner
Aron Wolfe, Commissioner
CITY STAFF: Benjamin Matlock, City Planner/Planning Manager Madeline Jordan, Assistant Planner
Christian Farmer, Assistant Planner
Katrina Kunkel,
CONVENE PLANNING COM 1SSfON
The meeting was called to order at 6:37 PM, with the Pledge of Allegiance led by Chair Allgower.
ROLL CALL
Roll call was provided,
There were no comments received for items not listed on the agenda at Pub] iccommentAyucaina^org or in person.
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August 3, 2022
Page I of I I
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Vice Chair Markarian motioned to amend the agenda to go through the items #1, #2, #5, and #6 first, then items #3 and #4. SECOND BY Commissioner Rekstad, CARRIED, 5-0-2-0.
1. SUBJECT: Approve Item No. 1, Planning Commission Minutes of July 20, 2022 ACTION: Planning Manager Ben Matlock noted that there were not enough members present from the July 20" to vote on the meeting minutes, and the item will be moved to the August 17, 2022, agenda.
2. SUBJECT: The Well Church. (Case No. 22-0131LUCR): A Land Use Compliance Review for the architectural review of a proposed 12.75-foot-tall and 45.5 square foot freestanding digital sign associated with the Well Church at 12717 14th St., APN: 0301-173-75 RECOMMENDATION: That the Planning Commission conduct a public hearing; and:
A) Approve Land Use Compliance Review No. 22-013, subject to the Conditions of Approval as contained in this Agenda Report; and
B) Find that the Project is exempt from CEQA pursuant to Section 15311 of the State CEQA Guidelines; and,
C) Direct staff to file a Notice of Exemption.
ATLQ : MOTION BY Vice Chair Markarian, SECOND BY Commissioner Hicks, CARRIED, 5-0-2-0, TO APPROVE ITEM 2.
The order of Business for the Public Hearing Shall Be:
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August 3, 2022
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Agenda Item No.
2 City of Yucaipa
Planning Commission Minutes
Regular Meeting of August 3, 2022
A. Staff Presentation
B. Applicant/Representative Presentation
C. Public Comments
D. Applicant Rebuttal (if necessary)
E. Public Hearing Closed
F. Commission Discussion
5. SUBJECT: Pristine Builders (Case No. 22-065/LUCR/SUP/ARC): A Land Use Compliance Review to construct a 1,190 square foot detached Accessory Towelling Unit, and Special Use Permit with Architectural Review to construct a 441 square foot garage and 327 square foot patio both attached to the ADU to create a 1,958 square foot structure located at 31264 Tarryton Court; APN: 0300-561-21,
RECOMMENDATION: That the Planning Commission conduct a public hearing; and:
A) Review the architectural design of the proposed detached structure that includes an ADU and attached garage, and if acceptable, approve the design subject to the Conditions of Approval; and
B) Adopt the Special Use Permit Findings as contained in the Agenda Report; and C) Adopt a Categorical Exemption pursuant to the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended, Section 15303 (Class 3); and, D) Direct staff to file a Notice of Exemption.
DISCUSSION: Assistant Planner Madeline Jordan presented the Project.
The applicant's representative, Travis Heaps addressed the Commission regarding this project.
Vice Chair Markarian, asked staff about how often a 1,958 square foot ADU has been approved? Assistant Planner Madeline Jordan clarified that the ADU was below the 1,200 square foot threshold, but the total structure size is what has triggered the Planning Commission review.
Additionally, Planning Manager Ben Matlock informed the Commission that 2 or 3 of these larger ADU combination structures have been proposed and ultimately approved by the Planning Commission.
PUBLIC COMMENT: No comments received,
: MOTION BY Vice Chair Markarian, SECOND BY Commissioner Hicks, CARRIED, 5-0-2-0, TO APPROVE ITEM 5.
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6. SUBJECT: Blake Warner (Case No. 22-081/SUP/ARC): A Special Use Permit for the Architectural Review of a 1,500 square foot and 14-foot-tall, detached metal garage located on a Rural Living property at 10373 Country Lane; APN: 0302-262-35.
RECOMMENDATION; That the Planning Commission conduct a public hearing, and:
A) Review the architectural design of the proposed detached structure that includes an ADU and attached garage, and if acceptable, approve the design subject to the Conditions of Approval; and
B) Adopt the Special Use permit Findings as contained in the Agenda Report; and C) Adopt a Categorical Exemption pursuant to the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended, Section 15303 (Class 3); and D) Direct staff to file a Notice of Exemption.
DISCUSSION: Commissioner Richard Beck excused himself from this item due to a conflict of interest.
Assistant Planner Christian Farmer presented the Project.
The applicant, Blake Warner called in and stated that he did not have additional comments.
PUBLIC COMMENT: No comments received.
ACTION: MOTION BY Commissioner Hicks, SECOND BY Vice Chair Markarian, CARRIED, 4-0-2-1, TO APPROVE ITEM 6.
Planning Commission Minutes
August 3, 2022
iii
3. SUBJECT: Randy Citlau - Riverwalk Senior Development (21 045/GPA/LUCR/MJV/DBAIARC): A Minor General Plan Amendment to change the land use designation of a property from RM-72C (Multiple Residential) to RM-24 (High Density Multiple Residential), a Density Bonus Agreement (DBA) to qualify for a 25% increase in land density, a Land Use Compliance Review with Architectural Review to construct a 150-unit, three story, age -restricted senior housing complex for individuals who are 55 years and older, with two (2) monument signs at the entrance of the 5-acre site, and two (2) Major Variances to allow for a total of eighty (80) percent of the 150-units to be 1-bedroom in lieu of thirty-five (35) percent, and for one (1) bedroom units to provide seventy-six (76) square feet of private open space in lieu of the one hundred fifty (150) square feet required for ground floor units and the one hundred (100) square feet required for above ground units, located at 12836 3rd Street, APN: 0319-112-03, (Case No 22-070/SUP/ARC): A Special Use Permit for the Architectural Review of an existing unpermitted 1,200 square foot,l2-foot-tall, detached metal garage located on a single -residential property at 12269 Yd Street; APN: 0319-121-78.
RECOMMENDATION: That the Planning Qmmissionblic hearin • and ii' tbe-PJanning Commission decide§ tLIQPQrt thLUproval of this 12rol2osal, recommend to the City Council that they:
A) Adopt Resolution No. 2022-40, approving the minor General Plan Amendment / Land Use District Change of a single parcel (APN: 0319-112-03) from RM-72C (Multiple Residential) to RM-24 (High Density Multiple Residential); and B) Approve first reading, by the title only, as read by staff, of Ordinance No. 411, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
C) Approve Density Bonus Request and Land Use Compliance Review No. 21-045, and Variances subject to the Conditions of Approval as contained in this Agenda Report; and D) Adopt the Findings as contained in this Agenda Report; and E) Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and F) Direct staff to file a Notice of Determination; and, G) Review, and if it is considered acceptable, approve the architectural design and conceptual landscaping for the proposed Project.
DISCUSSION: Assistant Planner Madeline Jordan presented the Project. Assistant Planner Jordan noted that one response was received during the Project review period that noted concerns about the development blocking views and detracting from a rural community feel, and how they felt that the previously approved entitlement for the tract map would be a better fit with the surrounding areas.
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August 3, 2022
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Assistant Planner Jordan noted that, the Yucaipa's General Plan and Development Code does not have any policies that protect views from private properties and that the current land use designation and the proposed land use designation would allow for Multi -Family Development, Assistant Planner Jordan noted that if the Commission determines that the General Plan Amendment and the project proposal are acceptable, the Commission would then provide a recommend to the City Council.
Chair Allgower had a question regarding parking and asked if the 146 parking spots would be sufficient for the number of apartments proposed. Assistant Planner Jordan noted that 75 spaces are required pursuant to state law.
Commissioner Rekstad asked if the City of Yucaipa has adequate firefighting equipment to reach the third floor of the building? Planning Manger Ben Matlock informed Commissioner Rekstad that certain design elements are needed for the three-story buildings to provide the necessary access and is validated during the permit process.
Vice Chair Markarian asked if amendments to the General Plan have been made before. Planning Manager Matlock informed him that there have been amendments in that past, including the electronic messaging center project approved earlier this year.
Vice Chair Markarian asked what the threshold is for a project to require an amendment to the general plan. Planning Manager Matlock provided a few examples, such as, a modification to a General Plan policy or any re -zoning requests would trigger a General Plan Amendment.
Vice Chair Markarian asked what would be needed of this Project to not require a general plan amendment? Planning Manger Matlock informed him that it would require a reduction of the number of units and stories to instead conform to the existing RM designation.
Commissioner Rekstad asked how the drainage along the southern area of the site would impact the development of the property? Planning Manger Ben Matlock responded that the drainage channel impacts some of the available building pad area, and avoidance of this feature is part of the reason for the Variance requests.
Commissioner Rekstad noted that he strongly objects to amending the general plan for the convenience of an isolated project, even though he thinks this project design is wonderful and was concerned about location since the general plan amendment would place a project in an area that was not intended for this density. He concluded that he felt that the Commission needs better justification on this Project. Planning Manager Matlock clarified to the Commission that this is not a City initiated request, and instead was submitted to the City on behalf of the property owner.
As part of the process, staff does not make the ultimate policy decision but provides analysis and input towards the Project before it goes to the Planning Commission and City Council for consideration.
Vice Chair Markarian asked when the last time was that the General Plan was last made and when will it be revised again. Planning Manager Ben Matlock informed the Commission that the last comprehensive General Plan was adopted in April 2016. However, several minor General Plan Amendments have been approved since then, and in order to stay consistent with state law, the Planning Commission Minutes Page 6 of l 1
August 3, 2022
Housing Element needs to be updated every eight (8) years, which is currently in process.
Additionally, cities may amend any of the required elements no more than 4 times in a year.
The applicant, Craig Heaps, noted that he was a resident of Yucaipa for 28 years and addressed the Commission on the proposal. He stated that this property is already zoned residential multi- family, and the project is a market rate senior project that will include more amenities than found at other types of projects. He noted that their approach was to have a 55+ senior community in the middle of town to be closer to grocery stores and restaurants.
He also noted that The City is mandated to facilitate affordable housing, a ten percent low-income component is included with this proposal.
Mr. Heaps concluded with a note that the senior population in Yucaipa grew by 26 percent over the past several years, and a project like this one would help accommodate the increase in population.
PUBLIC COMMENT: No comments received
ACTION: MOTION BY Chair Allgower, SECOND BY Commissioner Hicks, CARRIED, 4- 1-2-0, TO APPROVE ITEM 3.
4. SUBJECT: Premium Land Development. Case No 21-085/GPA/LUCR/DBA: A General Plan Amendment to change the land use district from RM-10M (Multiple Residential) to RM-24 (High Density Multiple Residential) an affordability provision that will be executed through a Density Bonus Agreement and a Land Use Compliance Review to permit a privately gated 200-unit multi -family apartment Project on four parcels totaling 8.39 acres with a Density Bonus Agreement to covenant ten (10) percent of the units as low-income affordable; to be located between 3rd Street to the west, and 2nd Street to the east, at approximately 375 feet north of County Line Road. A lot merger will also be processed to consolidate all four parcels into a single lot. APNs 0319-253-28, -29, -30, -84.
RECOMMENDATION. That the Planning Commission conduct a public hearing; and if the Planning Commission decides to support the approval of this proposal, recommend to the City Council that they:
A) Adopt Resolution No. 2022-41, approving the minor General Plan Amendment / Land Use District Change of a property from RM-10M Multiple Residential, 10,000 square foot minimum lot size) to the land use designation of RM-24 (High Density Multiple Residential); and
B) Approve first reading, by the title only, as read by staff, of Ordinance No. 412, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
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C) Approve the Land Use Compliance Review (Case No. 21-085), subject to the Conditions of Approval as contained in this Agenda Report; and
D) Adopt the Findings as contained in this Agenda Report; and E) Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and F) Direct staff to file a Notice of Determination; and, G) Review, and if it is considered acceptable, approve the architectural design and conceptual landscaping for the proposed Project.
DISCUSSION: Contract Planner Jon Braginton presented the Project. He noted that several comment letters were received during the project notice period, with responses noting concern with the increased density, traffic, public services, aesthetics, drainage, safety, overcrowding and noticing practices. Contract Planner Braginton noted that if the Commission determines that the General Plan Amendment and the project proposal are acceptable, the Commission would then provide a recommend to the City Council.
The applicant's representative, Craig Heaps addressed the Commission. Mr. Heaps noted that he recognized that traffic was a concern by the neighboring residents, and their Traffic Engineer is also in attendance to answer any questions by the Commission.
Mr. Heaps wanted to reiterate that multi -family apartments are needed and that this is a complex that is comparable to The Bungalows in Chapman Heights, a well maintained and successful project. He also noted that based on neighborhood concerns, he had held a community meeting to help answer questions and concerns. However, he noted that out of the 102 letters mailed out to the area, 10 people ultimately attended the meeting. From the comments received at the meeting, he noted that they will be modifying the project to relocate the trash bins further from the property lines and also agreed to extend the sidewalks and curb/gutter along the neighboring properties to connect the project and the nearby elementary school to the City's County Line Road improvements, and to also better manage existing drainage concerns.
PUBLIC COMMENT: Sixteen speaker forms were received,
1. Randy Main-2"d Street- He noted that he lives next door to proposed project and loves the rural feel of the existing area. He noted that the property has been kept in deplorable condition and despite being told for years that it would get cleaned up, nothing has happened. He noted concerns that a new project would stilt be treated like a junk pit and opposes the project.
2, Judy Main -tad Street- She noted that Premium Land Development wants to change the existing zoning, and build nine buildings with seven of them being three stories high. She felt that this project would tower over the existing neighborhood, and that no amount of Planning Commission Minutes Page 8 of 11
August 3, 2022
ii.
landscaping or trees will hide buildings of this size. Additional concerns-, with 200 apartments is the additional people to the area, which will create an overflow of parking, and traffic concerns, and that additional efforts for sidewalks, and the building design is needed, and therefore opposes any changes to the General Plan for the project.
3. Fred Pierce -San Rosen Court- Mr. Pierce has noted he had a lot of concerns, and wanted to first know who the applicant is. He indicated that he had researched the applicant's company, Premier Land Development, and that their filing was terminated by the State of California in 2015, due to failure of paying taxes, and there is now a Premier Land Development LLC that is currently suspended by the Franchise Tax Board. He asked why the City is dealing with someone who has been suspended by the Franchise Tax Board and how that would happen? He concluded that he opposes the project. 4, Darrel Mack- County Line Road- He noted that he had lived in their house since 1985, and that his view was initially taken over by the Terra Glen Apartments and will be exacerbated with this project. He also noted that traffic on Second St., from the school will be worse, and that it is already terrible, and is doubtful that the roundabouts will help. He also noted that he is concerned about the water usage, and opposes the project.
5. Thomas Murphy -County Line Road- He noted that his concerns were with traffic as well as water issues, referencing that he has received letters from South Mesa informing him that he needs to reduce his water usage, or they will install a restrictor on his meter. He doesn't understand how an additional 200 families will be moving in with this constraint, and that, a minimum of 400 cars and 200 additional families is too much of a project. He concluded that he has no problem with city growth, but there must be a limit, and we should keep Yucaipa rural in expressing that his opposition to the project, 6, Marla Green- San Rosen Court- Ms. Green noted that she had received her notices late and felt that the proposed development is out of context for the neighborhood that consists of single-family homes. She iterated that parking and traffic will be an even bigger issue as the surrounding roads were not designed for the heavy flow of traffic proposed, and therefore opposes the project.
7. Jon McKinney-21d Street- He noted that his family has been in Yucaipa for 75 years- and is horrified that this project is even being considered. He commented that the traffic before and after school is a mess, and with the number of cars proposed, the traffic will back up for over a mile, He also noted a concern with the Post -Acute next door and whether emergency responders can reach the site with the projected traffic. Mr. McKinney opposes the project.
8. Walter Pinson Jr.-2d Street- Opposes project (gave up his time).
9. Olen Main -Tara Lane- He noted that the City has invested a lot of money and time into developing the General Plan and opposes the proposed amendment.
10. Holly Pinson -San Carlos Street- Ms. Pinson opposes the project, noting that she has lived in other cities and moved to Yucaipa for the rural and community feel. She noted that they are currently experiencing a high level of speeding along their streets, and had safety concerns.
11. Scarlett Parisi -Sari Carlos Street- She noted that the project is too much for the single -story homes in the area, and bringing in a three-story project would affect the aesthetics of the area and cause a parking and traffic issues. She noted that she opposes the project.
12. Ashley Sepulveda -San Carlos Street- She noted that she opposes the project, and disagrees with the notion that our schools need more students. She commented that the schools do not have enough teachers or staff to handle the kids that are currently enrolled, despite the Planning Commission Minutes
August 3,2022
ME US
school sites having available capacity. She noted that the Developer is looking at this project from a financial perspective and not the student's best interest.
13. Michael McKinney-2id Street- He noted that he was very upset to hear about this project - at the last minute and felt that the proposed three-story project does not fit with the area.
He noted concerns with the land use as there is a horse ranch not too far from his current home and did not understand how the site could be zoned as multiple family. He also noted concern for -the barn owls and the red tail hawks in the area, and that there are no parks or sidewalks in the area to support the future residents.
14. Arthur Walter- 2" Street- He noted that he has lived on 21d Steet since 1985, and traffic is a constant issue, and that there is no room for a project like this in that area. He also noted safety concerns, particularly because the nearby school does not have enough parking at their site do their overflow of parking goes down the entire street.
15. Jim Wagner- County Line Rd- Mr. Wagner opposes the project and feels that his views as a resident doesn't matter. He does not want a three-story building in the area, and that the property is currently filled with filthy tractors and transients living in the area.
16. Erika Murphy- County Line Rd- Ms. Murphy noted her opposition to the project and does not agree with the Developer when he says new businesses will be coming into the area.
She noted concerns with the type of businesses that are currently in the area, including those at Third Street and County Line and that the area is already being overtaken by transients. She concluded with that she feels that the proposed project would be a better fit for the Chapman Heights area.
The applicant, Mr. Heaps agreed that there are code enforcement issues in the area and that it needs to be cleaned up. He understands the traffic concerns, however he noted that there was a traffic study conducted that showed appropriate traffic levels following the completion of the County Line Road roundabouts. He also informed the Commission that South Mesa. Water has assured him that despite the drought, that there is enough water for the project, and water and sewer availability were not an issue. Mr. Heaps also clarified that he is the President of Premium Land Development and not Premier Land Development LLC as referenced in a public comment.
Vice Chair Markarian asked about the condition and status of Premium Land Development, including if he has all his licenses and if he is in good standing? Mr. Heaps, responded affirmatively.
The project's Traffic Engineer, Perry Ilercil from the Gandini Group, noted that the traffic study was conducted pursuant to the City of Yucaipa's traffic guidelines and the National Standards for trip generation. The traffic study determined that there will be no level of service issues with the project,
The Public Hearing was then closed.
ACTION: MOTION TO CONTINUE THE ITEM TO THE NEXT SCHEDULED MEETING BY Commissioner Hicks, SECOND BY 'Vice Chair Markarian, CARRIED, 5-0- 2-0,
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ANNOUNCEMENTS: The next scheduled Planning Commission meeting is scheduled for August 17, 2022.
The meeting adjourned at 9:47 PM.
Benjamin Matlock JR Allgower
Planning Manager/City Planner Chair of the Planning Commission Planning Commission Minutes
August 3, 2022
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CITY OF YUCAIPA PLANNING DIVISION �it,R►�1
PROJECT NOTICE
DATE: August 23, 2021
CASE NUMBER: Case No, 21-045/GPA/CUP/DBA/MfV/ARCILUCR
APPLICANT: PREIviiUM[ LAND DEVELOPMENT OF7
PROPOSAL: A General Plan Amendment to change the land use designation ofa property from R1v1.7�[' r;]t Fit Residential) to RM-24 (High bensiry Multiple Residential), a Conditional Use Permit with Major Variances and a Density Bonus Agret;ment to build a 150-unit, three story, age -restricted senior housing complex for individuals who are 55 years and older, and a Land Use Compliance Review for two (2) monument signs at the entrance to the site.
LOCATION: 12836 3rd Street, APN- 0319.112-03
ATTENTION PROPERTY OWNERS AND PEVIEWING AGENCIES: The development proposal listed above has been filed with the City Planning Division. You are invited to comment because your property is near the Proposed project, Your comments must be received by this office no later than September 08, 2021. Corntnencc received after this date might not be considered in the decision. Please refer to this proiect by the applicant's name and case number indicated abosc. If yuL "Ave no comment, no reply is necessary- If you have any questions regarding this proposal, please contact Madeline Jordan at (909) 797-2499, ext. 250, 'You may send your comments to the City of Yucaipa Planning Division, 34272 Yucaipa Boulevard, Yucaipa, CA 92;99, or via FAX to (909) 790-9203.
If you want to be notified of the project decision, print your name clearly and legibly on this form and mail it to the address above along with a self-addressed, stamped envelope. All decisions are subject to an appeal period of ten 00) calendar days after an action is taken.
COINf-M,ENTI'S (If you need additional space, please attach additional pagesy SIGNAT[ DAT AGENCY
n
PRINT NAME
IF YOU CHALLE
ONLY THOSE iSa�w :vu UK SUMEONE ELSE RAISED IN -- -- — "V' mar ne WMirED TO RAISING DIVISION AT, OR PRIOR To, THE TIME IT MAKE$ ITS DECISION O ETHE PROPOSAL OR, IF A PUDENCE BLICC HMAIUNC, I5 HELD ON THE PROPOSAL, YOU OR SOMEONE ELSE MUST HAVE RAISED THOSE ISSUES AT THE PUBLIC HEARjNG OR IN WRITjEN
CORRESPONDENCE DELIY'ERED TO THE HEARING BODY AT, OR PRIOR TO, THE HEARING, DUE TO TIME CONSTRAINT$ ANr] THE NUMBER OF PERSONS WISHING TO GIVE OPAL TESTIMONY, TIME RESTRICTIONS MAY BE PLACED ON ORAL TESTIMONY AT ANY PUBLIC IMARING ABOUT' TMS PROPOSAL. YOU MAY YOUR COMMENTS IN WRITING TO ASSURE THAT YOU ARE ABLE TO EXPRESS YOURSELF ADEQUATELY WISH TO MAKE cc: Surrounding Property Owners
Fire Department
Building & Safety Division
Yucaipa Valley Water District
Engineering Division
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To Whom it may concern,
As residents/owners of 34680 Bella Vista Drive, Yucaipa, we are so disappointed to read that the city of Yucaipa has approved a high -density multi residential apartment building right behind our home. We moved to this area because of the farm -like setting and beautiful view.
A three story apartment building will be an eye sore and block our view of the mountains. We bought this horde with the understanding that the land in question was already subdivided for a cul-de-sac for 18 homes. What happened to that plan? It fits much more with the neighborhood than an apartment building will
We beseech you to please change your mind and not allow for this apartment building to be built and we would like to know what the outcome is.
Sincerely,
Angelo and Miranda Cunanan
34680 Bella Vista Drive
Yucaipa, CA. 92399
909-641-2607
-453-
FINDINGS FOR VARIANCES
The Granting of such variance will not be materially detrimental to other properties or land uses in the area and will not substantially interfere with the present or future ability to use solar energy systems.
Reducing the amount of private open space will not be materially detrimental to the surrounding land uses because the private open space is intended as a dwelling unit amenity, which is site specific and has no impact to the neighboring properties or ability to continue the existing land use. allowing for an 80-20% mix of one -bedroom and two -bedroom units in lieu of .35-65% will not be materially detrimental to the surrounding land uses because the reduction in the two -bedroom units will decrease the overall impact of the Project. With fewer bedrooms it can be assumed that the overage household size would be less than would be less and would require less parking. It should be noted that the project is for active seniors, which generally has a household size smaller than a typical multi -family apartment project. The proposed Variances will not interfere with the property's present or future ability to utilize solar because the Project has been designed with adequate open space, which can be utilities for solar in the future.
There are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply to other properties in the same district or vicinity.
The subject property is a standard parallelogram shape; however, a natural drainage channel along the southern property line places a physical impediment on the Project. This drainage channel alters/limits the developable area of the property which ultimately causes the development to be shifted northwest and way from the channel.
Pursuant to SB 33Q Housing Crisis Act of 2029, the State of California has declared a statewide housing emergency as California is experiencing a housing supply crisis with housing demand for outstripping supply. California needs an estimated .180,000 homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over the next seven years. The Regional Housing Needs Assessment (RHNA) has determined the City of Yucaipa to be responsible for constructing north of 2,500 dwelling units. Due to the extraordinary circumstances of the Housing Crisis, paired with the slow rate of housing production over the last several years and the inflated cost of construction, Variances from the Development Code ore necessary to support the viable construction of the senior housing land use in this location.
The strict application of the land use district deprives such property of privileges enjoyed by other properties in the vicinity or in the same land use district.
The strict application of the High Density Multiple Residential Land Use District would require the development to reduce the number of dwelling units; however, the proposed density is necessary to assure a cost-effective Project for the developer. Parking improvements such as pavement or parking stalls have no setback requirements and may be installed up to the property line, but because of the natural drainage channel, the parking area is forced to shift 12450 CALIFORNIA ST STD; 240
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northwest, which affects the overall Project. If the Project were located at o different site, with the some parcel dimensions, and with no drainage channel, then there would be no infringement on the developable area of the Project. Therefore, the strict application of the High Density Multiple Residential Land Use District deprives this property of privileges enjoyed by the other properties in the vicinity or Land Use District.
The granting of the variance is compatible with the objectives, policies, general land uses, and programs specified in the City's General Plan and any other applicable plan.
The granting of the requested Variances is compatible with the objectives, policies, general land uses, and programs with the City's General Plan and the intent of SB 330 and AB 744. It is the goal of the City of Yucolpo's General Plan to establish, "A community with adequate sites for housing, parks, business, and institutional uses that meet the local need of housing, employment, recreation, and services," and, "Well -designed housing that contributes to property values, is affordable to Yucaipa residents, and is practical and cost-effective to build.
To achieve this goal, the General Plan references several policies including: CDL-1.1 "Places to Live. Provide sites for a range of housing types, locations, and densities in a variety of neighborhood settings equipped with amenities that support a high quality of Life,' HN-3.2 "Entitlement Process. Offer flexible entitlement processes that facilitate innovative and imaginative housing solutions, yet balance the developer's need for predictability in the approval process, governmental regulation, and oversight," and HN-3.3 "Housing Incentives.
Facilitate the development of market rate and affordable housing through regulatory incentives, permit processing, and other incentives, where feasible and appropriate."Granting of the requested Variances will allow the proposed Project to become feasible and realistic far the developer to construct and will achieve the City of Yucaipa's goal of providing high quality and diverse places to live within the community and reducing barriers to the development of housing at all income levels.
Pursuant to SB 330 Section 2 (c)(1), `it is the intent of the Legislature, in enacting the Housing Crisis Act of 2019, to do both of the following: suspend certain restrictions on the development of new housing during the period of statewide emergency, and work with local governments to expedite the permitting of housing," The Project is proposed for age restricted apartments, and 10% of the total units will be covenanted as affordable rental units. The granting of the requested Variances will remove restrictions placed on the development as intended by the State of California that would otherwise render the Project infeasible, and work toward achieving the RH1UA's target unit goal for low-income housing.
Pursuant to AS 744 Section 1 (r-s), "it is the intent of the Legislature to reduce the cost of development by eliminating excessive minimum parking requirements for transit -oriented developments that includes affordable housing, senior housing, and special needs housing.
The Legislature further declares that the need to address infr"ll development and excessive parking requirements is a matter of statewide concern and is not a municipal affair."Pursuant to AB 74.4 Section 2 (e)(1), "in no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section." By granting the requested Variances to the Development Standards for private open space and dwelling unit mix requirements, the City of Yucaipa will 1246U CALIFORNIA ST'STE 240
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be honoring the intent of AS 744 to enable projects to become more viable based on affordability by eliminating excessive Development Code requirements that are otherwise burdensome to the development of low-income housing that is identified as a need within the community.
12460 CALIFORNIA ST STE ?CEO
YUCAIPA CA 92399
909.570.9990
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ORDINANCE NO. 411
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF YUCAIPA, CALIFORNIA, AMENDING
ORDINANCE NO. 343, AMENDING THE OFFICIAL
LAND USE PLAN AND ZONING ORDINANCE OF
THE CITY OF YUCAIPA
THE CITY COUNCIL OF THE CITY OF YUCAIPA DOES ORDAIN AS
FOLLOWS:
Section 1. A public hearing has been held before the City Council of the City of Yucaipa (the "City"), duly noticed and conducted pursuant to the Planning and Zoning Laws of the State of California and applicable provisions of Division 3 of the Development Code as adopted by Ordinance No. 124; and the Official Land Use Plan of the City, as adopted by Ordinance No. 343, is hereby amended as provided in Section 2 herein below.
Section 22. The proposed land use designation contained on the "Official Land Use Districts Map" on file with the City, and bearing the file number Case No. 20- 045/GPA, changes the Land Use District designation of a single parcel (APN:
0319-112-03) from the City's RM-72C (Multiple Residential —7,200 sq. ft. minimum lot size) to RM-24 (High Density Multiple Residential) as part of a senior housing project as shown on the attached Exhibit A.
Section 3. The City Clerk is hereby directed to cause the following summary of this ordinance to be published by two (2) insertions in the Yucaipa News Mirror, a newspaper of general circulation that is printed, published, and circulated in the City of Yucaipa, and hereby designated for that purpose by said Council of the City of Yucaipa: "Ordinance No. 411 changes the Land Use Designation of a single parcel (APN: 0319-112-03) from the City's RM-72C (Multiple Residential —7,200 sq. ft. minimum lot size) to RM-24 (High Density Multiple Residential) as part of Case No. 20-045/GPA/LUCR/MN/DBA/ARC.'°
PASSED, APPROVED and ADOPTED on this -'h day of September, 2022.
ATTEST:
Jennifer Crawford, City Clerk
David Avila, Mayor
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Exhibit A
PROPOSED GENERAL PLAN CHANGE AREA
RESOLUTION NO.2022-40
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUCAIPA,
CALIFORNIA, APPROVING GENERAL PLAN LAND USE DISTRICT
CHANGE NO. 21-045, APPROVING THE CHANGE OF THE LAND USE DESIGNATION OF THE 5-ACRE SITE FROM RM-72C (MULTIPLE
RESIDENTIAL, 7,200 SQ. FT. MINIMUM LOT SIZE) TO RM-24 (HIGH
DENSITY MULTIPLE RESIDENTIAL)
WHEREAS, the City Council of the City of Yucaipa (the "City Council") has before it a request for approval of a General Plan Amendment to change a Land Use District designation (the "Project"); and
WHEREAS, the Initial Study which has been prepared for the Project evaluates and determines that any potentially significant environmental impacts that occur are at a level that are less -than -significant; and
WHEREAS, the General Plan Land Use District Amendment is in the public interest, and there will be a community benefit, because the development would provide senior housing that is directly accessible to neighborhood serving uses; and
WHEREAS, the General Plan Land Use District Amendment is consistent with General Plan goals and policies regarding residential uses, and it will provide additional housing opportunities within the City; and
WHEREAS, the General Platt Land Use District Amendment will not have a substantial adverse effect on surrounding properties as any future project will require improvements and include development standards to ensure compatibility with surrounding land uses.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
It has reviewed and considered the information contained in General Plan Land Use District Amendment No. 21-045, approving the change of the Land Use Designation of 12836 31d Street (APN: 0319-112-03) from the City's RM-72C (Multiple Residential — 7,200 sq. ft. minimum lot size) to — R.M-24 (High Density Multiple Residential) as shown on the attached Exhibit A, incorporated herein by this reference, and now approves this project.
PASSED, APPROVED and ADOPTED on this _`h day of September, 2022.
ATTEST:
Jennifer Crawford, City Clerk
David Avilla, Mayor
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Exhibit A
PROPOSED GENERAL PLAN CHANGE AREA
i„
Ef
, .pr7,,
w
o
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21.045GPAIL UCR/MJVIDBA/ARC-150 Senior Housing Units
MITIGATION MONITORING AND REPORTING PROGRAM
FOR THE GENERAL PLAN AMENDMENT FOR 150 SENIOR HOUSING UNITS CASE No. 21-045/GPAILUCR/MJV/DBAIARC
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines to provide for monitoring of the mitigation measures required by adoption of a Mitigated Negative Declaration prepared for a General Plan Amendment to change the land use designation of a property from RM-72C (Multiple Residential) to RM-24 (High Density Multiple Residential), and a Land Use Compliance Review and Density Bonus Agreement with Major Variances and an Architectural Review to construct a 150-unit, three story, age -restricted senior housing complex for individuals who are 55 years and older, with two (2) monument signs at the entrance of the site located at 12836 3rd Street.
Section 21081.6 of the Public Resources Code and Section 15091(d) of the CEQA Guidelines require public agencies to "adopt a reporting or monitoring program for changes to the Project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment." The lead agency must define specific reporting and/or monitoring requirements to be enforced during Project implementation prior to final approval of the proposed Project.
The City of Yucaipa (City) is the lead agency for the proposed Project and is responsible for administering and implementing the MMRP. The MMRP stipulates how all required mitigation measures are to be implemented and completed during the appropriate Project phase. It also facilitates documentation necessary to verify that mitigation measures were in fact properly implemented,
3.7.1 Mitigation Monitoring and Reporting Program Procedures This MMRP gives the City the primary responsibility for taking all actions necessary to implement the mitigation measures according to the specifications provided for each measure and for demonstrating that the action has been successfully completed. The City, at its discretion, may delegate responsibility for measure implementation and monitoring, or portions thereof, to other responsible individuals, such as a licensed contractor. Specific responsibilities for the City include.
• Coordination of all mitigation monitoring activities
« Management of the preparation, approval, and filing of monitoring or permit compliance reports
+ Maintenance of records concerning the status of all approved mitigation measures City of Yucaipa 1
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21-045GPAJLUCRIMJVJDBAJARC-150 Senior Housing Units
+ Quality control assurance of field monitoring personnel • Coordination with other agencies regarding compliance with mitigation or permit requirements
+ Reviewing and recommending acceptance and certification of implementation documentation
• Acting as a contact for interested parties or surrounding property owners who wish to register complaints, observations of unsafe conditions, or environmental violations; verifying any such circumstances; and developing any necessary corrective actions
3.7.2 Mitigation Monitoring and Reporting Program Matrix The MMR.P is organized in a matrix format. The first column identifies the mitigation measure.
The second column titled "Responsible for Monitoring," refers to the agency responsible for ensuring that the mitigation measure is implemented. The third column "Monitoring Frequency" and the fourth column "Timing of Verification" refer to when monitoring will occur. The fifth column "Method of Verification" will be used by the lead agency to ensure what implementation of the mitigation will look like. The sixth column "Verified Date/Initials" will document the person who verified that the mitigation measure was satisfactorily implemented and will include the date on which this verification occurred. The last column titled "Sanctions for Non - Compliance" will be used to assist the lead agency in determining consequences for failing to comply with the mitigation measure. The mitigation measures are presented by environmental issue area.
City of Yucaipa 2
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21-045G1pA1LUCR1MJVIDBAlARC-150 Senior Housing Units
Responsible
Sanctions for
Responsiblefar for
FMOi.100�timing
Of
Method of Verified
Non-
Miligation M494u_re_ Monitoring_ Imowmontatian
Verif ittion
Vedflcallon Datellnitials
compliance
BIOLOGY
5I0.1 Prior to demolition of the existing resident home and Planning Division
Project
At permit
During
Applicant to
Withold
barn structure, a focused survey for the western yellow Developer/
issuance
demolition
provide
Demolition
bat, western mastiff bat, pallid bat, and pocketed free- Inspector
and
focused survey
Permits
tailed bat shall be conducted by a certified biologist to construction
to the City
determine the presence or absence of the species on the project site. If any of the species are discovered, a
relocation pian shall be prepared by the certified biologist to address for the safe removal and relocation of species to a similar area of protected habitat and shall also be conducted by the certified biologist.
BIO.2 Prior to release of grading permits and removal of Planning
Project
At permit
fludng
Applicant to
Withhold
trees and shrubs, the Applicant shall contract with a
I)NIsion/Ertgineering
Developerl
issuance
grading and
provide
Grading
qualified biologist to conduct a proWnshuction general
Division
Inspector
construction
preconstruction
Permits
nesting bird survey within all suitable nesting habitats that survey to the
may be impacted by active construction during general
city
avian breeding season (February t through August 31),
The preconstruchon surveys shall be conducted no more
than 7 days prior to initiation of construction. If no active avian nests are identified within the proposed development project area or within a 300-foot buffer of the proposed development project area, no further mitigation is
necessary. If active nests of avian species covered by the MBTA are detected within the proposed development
project area or within a 300-foot buffer of the proposed development project area, construction shall be halted
until the young have fledged, until a qualified biologist has determined the nest is inactive, or until appropriate
mitigation measures that respond to the specific situation have been developed and implemented in consultation
with the regulatory agencies. Based on the discretion of City of Yucaipa 3
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21.445GPA/LIJCRIMJWD8A/ARC-150 Senior Housing Units
Responsible
Sanctions for
R4eponsiblefor
for
Monitoring
Timing of
I
Method of
Verified
Non
MkI itlon Measure
Monitoring
Im lemenurtlon
Fo"uangj
Verification
Verifiaailon
DatOnitiala
Compliance
the qualified biologist, the 300-foot buffer may be
expanded as appropriate to the species.
010.3 Prior to issuance of any grading permits for
Planning
Project
At permit
During
Applicant to
Withhold
permanent impacts in jurisdictional features, the Project DivisionlEngineering
Developed
issuance
grading and
provide
Grading
Applicant shall provide to the City of Yucaipa Planning Division
Inspector
construction
documentation
Permits
Division documentation from the USAGE. RWOCB and
from the
CDFW of the lack of federal and state jurisdictional waters USACE,
RWOGB and
on the Project site, or documentation that a Federal Clean CDFW
Water Act Section 404 permit, a Report of Waste
Discharge certification from the Regional Water Ouality Control Board (RWQCB); and/or a 5treambed Alteration
Agreement under Section 1602 of Me California Fish and
Game Cade from the California Department of Fish and
Wildlife (CUFM have been obtained. Note: the type,
amount, and location of any required mitigation (including payment of fees or purchase of credits) shall be
established by each regulatory agency during the review of any required permit.
CULTURAL
CUL•1: Archaeological monitoring during all ground-
Planning Division
Project
Prior to
During
Notification to
Issuance of a
disturbance activities, such as site preparation, demolition Developed
demolition,
grading and
the City by the
Stop Work
of historic structures, and grading up to three feet below Inspector
grading
construction
archaeological
Order
surface, in order to quickly assess any discoveries of
and/or
andlor
cultural resources during Project implementation.
during
Construction
paleontological
monitor and
on -site
inspection,
communication
between tribes
and developer
City of Yucaipa 4
. e.
21.045GPAILUCR1MJVIDBAIARC-150 Senior Housing Units
MiUgeftpn Mee6ure
Responelbfe far
Manftorin
Responsible
for
Im rementetlpn
Monitoring
Frequency
Tim[ng of
Verification
Method of
vedficatloo
Verified
Dalalinitials
Sanctions for
Non-
Com Banes
CUL-2: Uevefopment of an +fadvertent discovery plan in
Planning Division
Project
Prior to
During
Communication
Issuance of a
place to expediently address archaeological and / or tribal Developed
demolition,
grading
between tribes
Stop work
cultural resource discoveries should these be encountered Inspector
grading
and/or
and developer
Order
during any phase of development associated with the
and/or
construction
Project. In the event that these resources are inadvertently during
construction
discovered during ground -disturbing activities, work must be halted within 50 feat of the find until it can be evaluated by a qualified archaeologist. Construction activities could continue in other areas. H the discovery proves to be
significant, additional work, such as data recovery
excsvAon, may be warranted and would be discussed in
consultation with the appropriate regulatory agency(ies).
CUL-3: Procedures of conduct following the discovery of Planning Division
Project
Prior to
During
Notification to
Issuance of a
human remains on non-fedefal lands have been mandated
Developer/
demolition,
demolition,
the SB County
Stop Work
by California Health and Safety Cade g7050.5, PRC
Inspector
grading
grading
Coroner,
Order
§5097,98 and the California Code of Regulations (CCR)
and/or
and/or
communication
§15064,5(e). According to the provisions in CEQA, should during
construction
construction
between tribes
and developer
human remains be encountered, all work in the immediate vicinity of the burial must cease, and any necessary steps to ensure the integrity of the immediate area must be
taken. The San Bemardino County Coroner shall be
immediately notified and most then determine whether the remains are Native American, If the Coroner determines
the remain$ are Native American, the Coroner has 24
hours to notify the NAHC, who will in turn, notify the
person they identify as the Most•Likely-Descendent (MILD) of any human remains. Further actions will be determined, in part, by the desires of the MLD. The MLR has 48 hours to make recommendations regarding the disposition of the remains following notification from the NAHC of the
discovery. If the MLD does not make recommendations
City of Yucaipa 5
-465-
21-045GPAILUCRIMADBAIARC-150 Senior Housing Units
Rasponsiblg
Sanctions for
Responsible for
for
Monitoring
Timing of
Method of
Verified
Non.
Mltl ation Measure
Monitorin
Im lemantallon
Frequency
verification
Verification
bateMnitials
Compliance
within 48 hours, the owner shall, with appropriate dignity, reinter the remains in an area of the property secure from further disturbance, Alternatively, if the owner does not accept the MLD's recommendations, the owner or the
descendent may request mediation by the NAHC.
NOISE
N01.1: During all Project site excavation and grading on- Planning Division
Project
Ongoing
Ongoing
Noise
Code
site, construction contractors shall equip all construction Developer
Ordinance/
Enforcement
equipment, fixed or mobile, with properly operating and Code
Citation
maintained mufflers, consistent with manufacturer
Enforcement
standards.
NOI-2: The contractor shall place ail stationary
Planning Division
Project
Ongoing
Ongoing
Noise
Code
construction equipment so that emitted noise is directed Developer
Ordinance!
Enforcement
away from the noise sensitive receptors nearest the
Code
Citation
Project site.
Enforcement
N01.1 Construction equipment shall be shut off and not
Planning Division
Project
Ongoing
Ongoing
Noise
Cade
left to idle when not in use
Developer
Ordinancel
Enforcement
Code
Citation
Enforcement
N01-4; The contractor shall locate equipment staging in Planning Division
project
Ongoing
Ongoing
Noise
Code
areas that will create the greatest distance between
Developer
Ordinance)
Enforcement
construction related noiseiuibration sources and sensitive Code
Citation
receptors nearest the Project site during all Project
Enforcement
construction.
NOI.5: Jackhammers, pneumatic equipment and all other
Planning Division
Project
Ongoing
Ongoing
Noise
Cade
portable stationary noise sources used for construction Developer
Ordinance!
Enforcement
shall be shielded and noise shall be directed away from Code
Citation
sensitive receptors.
Enforcement
N01.6: The Project proponent shall mandate that the
Planning Division
Project
Ongoing
Ongoing
Noise
Cade
Developer 1
1 Ordinance) I
I
Enforcement
City of Yucaipa 6
Mo
21-045GPAILUCRIMJVIDBAIARC-150 Senior Housing Units
Re9paneiple
Sanctions for
Responsiglefor
for
Monitoring
Timing of
Method of
Verified
Non.
Mltl otlon Meaelrfe
Monitoring
Im remm"tion
Frequency
Verification
Verification
Datepnitiall
compliance
construction contractor prohibit the use of music or sound Code
Cilation
amplification on the Project site during construction,
Enforcement
NOIJ: The construction contractor shall limit haul truck Planning Division
Project
Ongoing
Ongoing
Noise
Code
deliveries to the sams hours specified for construction Developer
Ordinance/
Enforcement
equipment.
Cade
Citation
Enforcement
N01-8: Install a temporary sound barrier eight feet in
Planning Division
Project
Ongoing
Ongoing
9uilding
Code
height along the northern project boundary during the
Developer!
Inspector/Noise
Enforcement
demolition phase of construction.
Inspector
Ordinance/
Citation
Code
Enforcement
N01.9: The Protect applicant shall require that all
Planning Division
Project
Ongoing
Ongoing
Building
Code
construction conlractors will prohibit the use of vibratory Developer)
InW WorlNoise
Enforcemenl
rollers, or other similar vibratory equipment within 20 feet Inspector
Ordlnancel
Citation
and large bulldozers within 12 feet of any existing
Code
Enforcement
residential dwelling unit to the west of the Project site.
Construction activity that must occur within the distances specified within this measure would need to be performed with smaller equipment types that do not exceed the
vibratory threshold identified herein,
PALEONTOLOGICAL
PAL•t: A trained and qualified paleontological monitor
Planning Division
Project
Prior to
During
Inspector
Issuance of a
should perform monitoring of any excavations on the
Developer/
demolition,
demolition,
stop Work
Project that have the potential to impact pateonlologicar Inspector
grading
grading
Order
resources The monitor will have the ability to redirect and/or
during
and/or
construction
construction activities to ensure avoidance of adverse
construction
impacts to paleontological resources.
PAL•2: The Project paleontologist may re-evaluate the
Planning Division
Project
Pnor to
During
Communication
Issuance of a
necessity for paleontological monitoring after examination Developer/
demolition,
demolition,
between tribes
Stop Wark
of the affected sediments during excavation, with approval Inspector
grading
grading
and developer
Order
and/or
and/or
City of Yucaipa 7
-467-
21.045GPAIL UCRIMJVIDBAIARC— 150 Senior Housing Units
111-� A I ■
Responsible
Sanctions for
Responsible for
for
Monitoring
Tlming Of
Method Of
VorifHd
Non•
Mlti ation Measure
Monitoring
Implementation
Frequency
Verificatlan
Verincadon
D&Wnitlals
Compliance
from Lead Agency and Client representatives.
during
construction
and City
construction
PAL-3: Any potentially significant fossils observed shalt be Planning Division
Project
Prior to
During
Communication
issuance of a
collected and recorded in conjun0on with best
Developer/
demolition,
demolition,
between tribes
Stop Work
management practices and SVP professional standards.
Inspector
grading
grading
and developer
Order
and/or
and/or
and City
during
construction
construction
PAL-b: Any fossils recovered during mitigation should be Planning Division
Project
Prior to
During
Communication
Issuance of a
deposited in an accredited and permanent scientific
Developer)
demolition,
demolition,
between tribes
Stop Work
Institution for the benefit of current and future generations.
Inspector
grading
grading
and developer
Order
andlor
andlor
and City
during
construction
construction
PAL•i: A report documenting the results of the monitoring, Planning Division
Project
Prior to
During
Communication
Issuance of a
including any salvage activities and the *nificance of any Developer/
demolition,
demolition,
between tribes
Stop Work
fossils, will be prepared and submitted to the appropriate Inspector
grading
grading
and developer
Order
personnel. A paleontologist shall be retained for the
andlor
andlor
and City
Project and shall be on call during grading and other
during
C9nstrUCtiOn
construction
significant grounddisturbing activities. Should any
potentially significant fossil resources he discovered, no further grading shall occur in the area of the discovery until the City concurs in writing that adequate provisions are in place to protect these resources. Unanticipated
discoveries shall be evaluated for significance by a San Bernardino Certified Professional Paleontologist. If
significance criteria are met, then the Project shall be required to collect and catalogue the fossils per San
Bernardino County Museum guidelines and adequately
curate fossils in an institution with appropriate staff and facilities for their scientific information potential to he City of Yucaipa 9
e:
21-045GPAIL UCRIMJVIDBAIARC-150 Senior Housing Units
Responsible
Sanctions for
Responsible for
for
Monitoring
Timing of
Method of
Vedfled
N4n�
Nil@i ttlod M"Oure
Monitoring
Im IemenU&n
Froquancy
Verification
Verification
DateAnitlall
Corr) Ilartce
preserved. A report of findings with an itemized accession inventory shall be prepared as evidence that monitoring has been successfully completed and shall be submitted
and approved prior to the granting of occupancy permits.
City of Yucaipa 9
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YUCAIPA
SENIOR
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----------- ----- - - --
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IPrVillimll Lail Pexr1opillcill I
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MATLOCK
-473-
MATLOCK
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BEDROOM SUIT GREAT ROOM LO
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I
PATIO ssf
. l
-----------------
TYPICAL 1-BEDROOM
UNIT
- 650 sf
- 120 units
- Over sized closets
- Washer/Dryer units
- Decorative doors
Each door providing
ingress and egress to any
dwelling unit shall be
equipped with the
following devices:
- A peephole allowing a
person inside the unit to
see, at a wide angfe,
o persons outside the
unit at the door vAthout
the person being seen.
- A deadbolt lack
attached to the
construction studding.
RIVERWALK SENIOR HOUSING
YUCAIP, C
5/13/2)
ICI T L O C
-479-
0 TYPICAL 2-BEDROOM
37°-U' UNIT
1 a'-4"
-980sf
- 30 units
- Over sized closets
- Washer/Dryer units
- Decorative doors
Each door providing
ingress and egress to any
dwelling unit shall be
equipped with the
following devices:
- A peephole allowing a
person inside the unit to
see, at a wide angle,
persons outside the
unit at the door without
the person being seen.
- A deadbolt lock
attached to the
construction studding.
RIVERWALK SENIOR HOUSING
YUCAIP , CA
5/13/21
MATLOCK
-
YUCAIPA, CA
.5Jl 3121
TLOCK
FLOOR PLAN AT LEVEL I ENTRY AND
COMMON SPACE
DASHED WHITE LINE INDICATES 2ND
FLOOR COMMUNITY ROOM ABOVE
I