Item 27 - Case No. 22-122/APP An Appeal of the Planning Commission — Yucaipa City Council, September 12, 2022 (part 2 of 2)

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name � r- T l i'-z-
Address_,nJsi,s, c-'T
City, State, Zip Yip c ej A '1 2 `T
Email addre CO vn
-737-

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery, I look forward to the various varieties of grapes that will help to expand the selection at this establishment.

Name
Address `l ` . &` � c�fC. 1 r-J
c�
City, State, Zip Y�J�111f
Email address t . �G_
-738-

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the reeds of growth that helps make this area unique for everyone.

Name
Address J , ALI .._
City, State, Zip
Email address
-740-

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery, I loop forward to the various varieties of grapes that will help to expand the selection at this establishment.

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
1 pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth, North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name � '
Address
City, State, Zip L Cam" '"Zn, l
Email addres �
N
-741-

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Corp Winery. As a patron of the Winery, I look forward to the various varieties of grapes that will help to expand the selection at this establishment.

Preston Todd and his wife have put a lot of time and effort into this business and seeing them with the ability to expand their business with this natural extersion of the land that they farm is incredible. Moving the new development of houses to one area to allow the vineyard to grow and expand is a great idea.

Addres Lou%i6�
City, State, Zip � c( -TIC
Email add C-1-la ! . cay-
-742-

fr .J'0'I`!'c Zs `�:.) i Ir 'C' �I� i:c��'� �l�J� �� h The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery, I look forward to the various varieties of grapes that will help to expand the selection at this establishment.

Name �,6k 1 �, k4P�t-t l
Addre (QND,
City, State, zip ��O(Ao Gt;1 eu ytcl
4 Email address��<<ti
-743-

Name?
Addre�
City, State, Zip(4
232-0
Email address 'JI(641
-744-

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Corm Winery. As a patron of the Winery, I look forward to the various varieties of grapes that will help to expand the selection at this establishment.

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that i am one of them. Please consider the needs of growth that helps make this area unique for everyone. 5 r
Name l (I --xaT e4r , 44k
Address w 1
City, State, Zip Q
Email address ��y}�4e
-745-

Notice to Yucaipa City Council rMembers
The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery, I look forward to the various varieties of grapes that will help to expand the selection at this establishment.

Name—J3 Ll1r
Address
City, State, Zipi C
Email address
-746-

ql.

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery, As a patron of the Winery, I look forward to the various varieties of grapes that will help to expand the selection at this establishment.

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring is back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name/�Vf
/ v
Addre f,ze#P ee,
City, State, Zip VU(J,h jp1j' C-4 q 1 1
Email address 1 1p�b
-747-

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery, I look forvard to the various varieties of grapes that will help to expand the selection at this establishment.

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that 1 am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name
Address
City, State, Zip hk k�� C,A
Email address F G

'n -
The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery, As a patron of the Winery, I look forward to the various varieties of grapes that will help to expand the selection at this establishment,
Preston Todd and his wife have put a lot of time and effort into this business and seeing them with the ability to expand their business with this natural extension of the land that they farm is incredible. Moving the new development of houses to one area to allow the vineyard to grow and expand is a great idea.

Name
Address ( �yT r L V
City, State, zip
Email address
-749-

Name
Address
City, State, Zip'
1 Email addr,•�.�-
1?
-750-

Name , JfGJ
Address
City, State, zip `'i f9 ICI Cf%
Email address
-751-

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery, 1 took forward to the various varieties of grapes that will help to expand the selection at this establishment.

Preston Todd and his wife have put a lot of time and effort into this business and seeing them with the ability to expand their business with this natural extension of the land that they farm is incredible. Moving the new development of houses to one area to allow the vineyard to grow and expand is a great idea,
New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name E rYL! iM a r-Z'4 Q �-�
Address C w
City, State, Zips f {° q .126311
Email address
-752-

The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery. I look forward to the various varieties of grapes that will help to expand the selection at this establishment.

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and 1 am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name 4 A("G
Address OMM� cc-OPsil r} !
City, State, Zip v F c.A c�7-3fi;f
Email address i cE Ca,
-753-

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth, North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name KO r� (AV 'F'-S
Addres ')CY'ti MCIS C- i
City, State, Zip �btc ;
Email address? Qchip.-,
-754-

New growth in the City of Yucaipa is a pleasant sight and this combinaticn of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Communities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone. •- ti
Name
Address
City, State, Zip Y2�0—, 441 ? -Z3 73
Email address yi
. .
-755-

New growth in the City of Yucaipa is a pleasant sight and this combination of housing with the Vineyards will continue to bring us back to the North Cork Winery and will assist in growing the Customer base for all of Yucaipa
I pray that the City Council in Yucaipa takes the entire City of Yucaipa, as well as other local Commurities into account in approving this project and allowing for smart growth. North Cork Vineyard has thousands of customers, and I am proud to say that I am one of them. Please consider the needs of growth that helps make this area unique for everyone.

Name zr TWO
AddresyUC'
City, State, Zip IAAC'jCf A CA X2 (71-1
Email address
-756-

oUc t' Ywcaj, n H-w CouncH Members
The proposed housing tract of 51 homes averaging 14,700 square feet over 51 acres, will add open space and acreage totaling more than 20 acres to the North Cork Winery. As a patron of the Winery, i look forward to the various varieties of grapes that will help to expand the selection at this establishment.

City, State, Zip ��. 7 - C'
3 /`.�
Email address �AiP•//
- -Cv
-757-

20-138/131)PlFDP/TTM 20375--Serrano Estates

MITIGATION MONITORING AND REPORTING PROGRAM

FOR THE SERRANO ESTATES PLANNED DEVELOPMENT
CASE NO. 20-136/PDPIFDPITTM 20375
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 monitoringof the mitigation measures required by adoption of Mitigated Negative Declaration prepared for a Planned Development project that includes a Preliminary Development Plan and Tentative Tract Map (TTM 20375)/Final Development Plan for the proposed Serrano Estates Project, which will establish 51 Single Family Residential lots on parcels greater than 12,000 square feet, several lettered lots forwater quality basins„ and a27-acre remainder lot that would include space for vineyards as well as 13 acres ❑f permanent open space, located on three existing parcels totaling 52 acres along the east side of Yucaipa Ridge Road directly south of the City limits to unincorporated San Bernardino County.

Section 21081.E of the Public Resources Code and Section 15091(d) ofthe CEQA Guidelines require public agencies to "adopta 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 mustdefine specific reporting and/or monitoring requirements to be enforced during Project implementation priorto 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 m itigatio n 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 complianc e reports
• Maintenance of records concerning the status of all approved mitigation measures • Quality control assurance of field monitoring personnel City of Yucaipa 1
-758-

20,136IPDPIFDPITTM 20375—Serrano Estates
+ 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 MMRP 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" referto when monitoringwill 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
-759-

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Prepared for:

Yucaipa 52, LLC
2044 Valle Vista Avenue
Monrovia, CA 91016
Prepared by:

Premium Land Development
12460 California Street, Ste 240
Yucaipa, CA 92399

Table of Contents
Section 1.0 — Plan Overview

1.1 Introduction
4 1.2 Project Location
4 1.3 Legal Description
11 1.4 Project Context
11 1.5 Project Phasing
16 Section 2.0 — General Plan Consistency

2.1 Consistency with the General Plan
17 2.2 Land Use
17 2.3 Housing
23 2.4 Public Services
26 2.5 Circulation
33 2.6 Parks, Recreation, Trails, and Open Space
38 2.6.1 Multipurpose Trails
38 2.6.2 Natural Open Spaces
41 2.6.3 Biological Resources
43 2.7 Public Safety
45 2.7.1 Geologic and Seismic Safety
45 2.7.2 Air Quality
46 2.7.3 Noise and Vibration
48 2.8 Scenic Highway
49 11Page
-765-

Section 3.0 — Development Standards

3.1 General Provisions and Development Standards

3.2 Single Family Design Guidelines

3.2.1 Floor Plans

3.3 Residential Parking Requirements

3.3.1 Location of Parking Spaces

3.3.2 Vehicle Access

3.3.3 Design and Improvements

3.4 Community Preservation/Maintenance
Section 4.0 — Site Development and Infrastructure

4.1 Grading

4.2 Water Quality Management Plan (WQMP)

4.3 Storm Drainage Facilities

4.4 Sanitary Sewer Facilities

4.5 Subdivision
Section 5.0 — Appendix
50 55
55 55
55 55
56 59
60 60
60 61
61 I-V
2 1 P a g e

37.1'E

List of Exhibits

1. Citywide General Plan Map
5 2. Vicinity Map
6 3. Site Photos
7-10

4. Site Specific General Plan Map
14 5. Base Map
15 6. Land Use Plan
22 7. Public Facilities Map
27 8. Water Line Connection
32 9. Circulation Plan
35 10. Anticipated Traffic Flow
37 11. Multipurpose Trail Map
40 12. Lot Layout
42 13. Yucaipa Ridge Road Street Section
57 14. Yucaipa Ridge Road Street Section
57 15. Slope Section at East Boundary
57 16. Transition From Natural to Developed
58 17. Typical Interior Street Section
58 18. Decorative Entry Monument Sign 58

19. Tentative Tract Map 62
3 1 P a g e
-767-

1.1 INTRODUCTION
Serrano Estates is a proposed residential development that harmoniously blends residential with the natural environment. The Project consists of 51 single-family dwellings on 52.02 gross acres with 16 lots to be sold to households with at least one senior citizen or qualifying resident, and a remainder parcel that will be planted with vineyards by Yucaipa Ridge Vineyards, which will be in conjunction with a current Yucaipa vintner. Additional details regarding the senior age -restriction can be found in section 2.3 "Housing." The proposed Project is designed to be consistent with the existing, rural development pattern surrounding the site and will create a high -quality environment. The future development will be consistent with the City of Yucaipa's regulations for land use, infrastructure, utilities, and public services; and construction will be consistent with the current version of the California Building Code (CBC).

1.2 PROJECT LOCATION
The Project site is comprised of three contiguous, rectangular -shaped properties located along Yucaipa's northern city limits and sits at the base of the San Bernardino Mountains, neighboring the San Bernardino National Forest. The site consists of one small bluff along the northern boundary of the property with the remaining land categorized as gentle rolling land that slopes from northeast to southwest, and two natural drainage channels traversing the site from northeast to southwest. Existing vegetation onsite consists of scattered trees and dense shrubs.

The subject property is accessible from Yucaipa Ridge Road that runs north and south and is intersected by Quartz Street and Crystal Street.
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1.3 LEGAL DESCRIPTION
That portion of Yucaipa Valley colony Subdivision No. 2, as per plat recorded in Book 16, of Maps,

Page 75 ends

APN: 0320-161-08:

The North 636.7325 ft. and West 1163 ft. of the North % NW % NW % SEC 19 Township Range 1W
APN 0320-161-09:

The West 1163 ft. of the North % NW % SEC 19 Township 1S Range 1W, Except North 636.7325 ft.

APN 0320-161-20:

The West 1163 ft. of Lot 1 Block B measured to the centerline of Bryant St. (Yucaipa Ridge Road).

BRYANT ST 17.2 AC M/L.

1.4 PROJECT CONTEXT
The project site consists of three contiguous parcels, Assessor's Parcel Number 0320-161-08, 09 and 0320-181-28, which totals 52.02 gross acres in size, inclusive of all street improvements and open space. The City of Yucaipa's General Plan Land Use Designation for the subject properties is RL-1 (Rural Living, 1 gross -acre minimum lot size), and the properties are located within the Custom Home and Hillside Overlay Districts. A Tentative Tract Map (TTM 14297) was previously approved by the County of San Bernardino on October 10, 1989, and by the City of Yucaipa on August 21, 1991, and then revised on February 19, 2003 to include a Not -A -Part parcel and 33 single-family lots ranging in size of 1.0 acres to 1.17 acres. TTM 14297 has not been recorded; however, significant progress has been established in the filing of the Final Map and has been deemed timely filed. Therefore, TTM 14297 is a valid entitlement with the City of Yucaipa and may be completed subject to the required Conditions of Approval.

The proposed Serrano Estates Residential Development has a proposed gross density of 0.98 dwelling units per acre for a total of 51 units with lot sizes ranging from 12,196 square feet to 23,958 square feet, with 16 lots to be sold to households with at least one senior citizen or 111 Page
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qualifying resident, and a remainder parcel with approximately 12 acres of developable area that will be planted with vineyards by Yucaipa Ridge Vineyards, which will be in conjunction with a current Yucaipa vintner. The RL-1 Land Use District, Custom Home Overlay District, and Hillside Overlay Districts are established to provide for new and existing residential neighborhoods with lower densities that emphasize well -articulated architectural design while also recognizing the importance of protecting prominent hillside resources. Land use designations with one -acre minimum lot sizes are typically located at the peripheral suburban areas and in transition to hillsides and steeper topography.

The RL-1 designation spans the entire 52.02 acres of the Project site. Based on the applicable housing density permitted by the RL-1 zoning, a total of 52 units are allowed on the 52.02 gross acres site. In an effort to concentrate development into a relatively condensed portion of the property to preserve natural resources while establishing agricultural operations, the Planned Development application is proposed. The Planned Development is used to accommodate lot sizes less than the 1-acre minimum while maintaining the allowable housing density ratio permitted by the RL-1 Land Use District.

Concurrently filed with the proposed Planned Development is Tentative Tract 20375, serving to implement the subdivision element of the Serrano Estates Planned Development. Tentative Tract 20375 consists of a 51-lot residential subdivision with a minimum net lot size of 12,000 square feet consistent with the lot area requirements established by the development standards of the Serrano Estates Planned Development. Access to the lots will be provided by extending Quartz Street to loop through the northern half of the residences and connecting back to Yucaipa Ridge Road, and by continuing Crystal Street onto the site and creating a cul-de-sac at the terminus. A meandering multipurpose trail is proposed along Yucaipa Ridge Road and portions of the Quartz Street road extension to provide the community with a recreational amenity. Two landscaped detention basins are proposed to accommodate increased stormwater flows onsite; one basin located in front of Lot 1 along the western Yucaipa Ridge Road property line and one basin western contiguous to Lot 47. A Homeowners Association will be formed to maintain the Project's interior streetscape, landscaped detention basins, and portions of the multipurpose 121 Page
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trail. The proposed Project is designed for the construction of single-family residences by a homebuilder as a complete residential project with each lot sold individually to homeowners, and a remainder parcel that will be planted with vineyards by Yucaipa Ridge Vineyards, which will be in conjunction with a current Yucaipa vintner. No residential development may occur within Planning Areas A, C, & D.

Proposed Development Tabulation — Land Use
Land Use Areas
Designation
District Size
Housing Density
Planning Area A
Agricultural
12 acres
No dwellings
Planning Area B
Low Residential
27 acres
1/12,000sf; 51 du
Planning Area C & D
Natural Open Space &
Open Space
13 acres
No dwellings
Street Improvements
Total Lineal Feet of New Streets
2,795 If
Total Grading (Cubic Yards)
185,000 cu yd
Population and Student Generation
Total Population Generated*
151 people
Total Students Generated**
37 students
*Calculated by multiplying City of Yucaipa US Census 2019 average household size by number of dwellings proposed by development.
**Calculated average household composition of persons 18 years of age or younger by the total population generated from the Project.
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SITE SPECIFIC GENERAL PLAN MAP - EXHIBIT 4
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BASE MAP - EXHIBIT 5
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1.5 PROJECT PHASING
Recordation and bonding for Tentative Tract Map 20375 for the Serrano Estates Residential Development will be completed in one phase. The developer will complete the rough and precise grading to establish the building pads, construct the driveway drainage facilities, install public utility infrastructure, install landscaping, and construct all homes and site improvements. It is estimated that improvement plans will be completed by July 15, 2022, and the Final Map will be ready to record at that time. Based on these assumptions, below is the anticipated construction schedule.

Anticipated Construction Schedule
Timeframe
Work Completed
August 01, 2022 — November 15, 2022
Commence grading of rough pads, cut streets,
and prepare the site for utility installation.

November 15, 2022—January 15, 2023
Install all water, sewer, and dry utilities both
onsite and offsite.

January 15, 2023 — February 10, 2023
Install all curb, gutter, paving streets, and
other street improvement related items.

January 15, 2023 — February 01, 2023
Install all perimeter fencing and landscaping
along Yucaipa Ridge Road.

February 01, 2023 — March 10, 2023
Install detention basins.

February 15, 2023 — March 01, 2023
Complete precise grading on all lots
March 10, 2023 —April 15, 2023
Form and install pads for all houses and install
multipurpose trail and fencing.

April 15, 2023 — October 01, 2023
Commence construction of houses and
landscaping as they are built. Build out and
last home sale anticipated to be October 01,
2023.
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2.1 CONSISTENCY WITH THE GENERAL PLAN
As required by state law, this section provides an assessment of consistency with the goals and objectives of the current City of Yucaipa General Plan. The framework for this assessment is the list of the City's goals and objectives drawn from the Land Use, Housing, Conservation, Open Space, Noise and Safety Elements where applicable. The goals and objectives are presented below along with the proposed community's conformance to these goals and objectives.

The Serrano Estates Residential Development shall serve to implement the following General Plan Goals:

2.2 LAND USE
Goal CDL-1 (Land Use Mix): "A community with adequate sites for housing, parks, business, and institutional uses that meet local need for housing, employment, recreation, and services." Policies (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.

Policies (CDL1-4 — Places for Recreation and Conservation) Provide parks, recreational facilities, and multi functional open spaces in sufficient quantities and in a manner that is consistent with the Emerald Collar articulated in the Parks, Recreation, Trails, and Open Space Element.

Policies (CDL1-5 — Transportation System)
Develop and maintain a transportation system that is closely coordinated with land use planning decisions, moves people and goods efficiently and safely, and is designed to accommodate and promote scenic viewsheds.

Policies (CDL 1.8 — Overlay Districts)
Require that development projects comply with applicable regulations in the municipal code when the underlying parcels are located within a designated overlay district.

The Serrano Estates Residential Development shall implement this goal by providing single- family detached housing within the City's zoning designation that allow up to 52 dwelling units on the site. The area surrounding the project site is of rural character that is defined by large homes on relatively large lots surrounded by natural open space. The parcel sizes within 300 feet 171 Page
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surrounding the proposed development range in size from 0.30 acre to over 10 acres. The developed or pad area of the surrounding parcels vary between approximately 13,000 sq. ft. to 98,000 sq. ft. The pad areas of the project range in size from approximately 11,000 sq. ft. to almost 20,000 sq. ft. with lot sizes between approximately 12,000 square feet and 23,759 square feet, which will allow the Serrano Estates Residential Development to create a development footprint that is consistent with the surrounding neighborhoods.

The Land Use Plan for the Serrano Estates development includes four planning areas: Planning Areas A, B, C, and D. Uses permitted within the Planning Areas are identified in "Section 3.1 Development Standards" of this report and are generally limited to single-family detached residential units, accessory dwelling units, row, field, tree, and crop cultivation, and accessory uses consistent with the City of Yucaipa's Development Code Section 84.0510. Planning Area A is intended for future agricultural activities to occur, which include row, field, tree, and nursery crop cultivation, and no residential dwelling units may be constructed within this area. Planning Area A may allow for the construction of accessory structures; however, accessory structures within this planning area will be limited to a combined square footage of 10,000 square feet and will be subject to review and approval by the Planning Commission through the Architectural Review process. Accessory structures constructed within Planning Area A may only be used for the sole purpose of supporting the associated row, field, tree, or nursery crop cultivation activities such as equipment or material storage, and no structures may be used for commercial purposes such as a bar or tasting room. Planning Area B will allow single-family residential units at a maximum housing of one (1) dwelling unit per 12,000 square feet. The Project site is 52 gross acres in size, which equates to a Project density of one (1) dwelling unit per one (1) gross acre, which remains consistent with the existing Rural Living Land Use District's allowable housing density. Residential dwelling units are only permitted within Planning Area B. Planning Area C is intended to remain as natural open space with the only improvements permitted within Planning Area C being multipurpose trails, passive recreation activities, and uses/improvements deemed necessary by the City Engineer. Planning Area D will be improved a multipurpose trail, a landscaped buffer consisting of an orchard of a non-invasive plant species, and the remaining 181 Page
WOM

portion of the landscaped buffer will remain as natural open space until development activities occur on the remainder parcel. No dwelling units or development footprint can be constructed within Planning Areas C or D.

The proposed Project is located within the Custom Home (CH) Overlay District, which was established with the intention of promoting the compatibility and viability of certain rural residential neighborhoods. The CH Overlay District implements special design standards in order to promote and maintain the development of rural residential land uses exhibiting an excellence of design greater than otherwise could be achieved using conventional development standards.

Realizing the value of the CH Overlay District and its efforts to protect the rural character of the area, the Serrano Estates Residential Development will retain the themes of the CH Overlay District to the greatest extent feasible. To retain the development standards of the CH Overlay District, Planning Areas B will require all single-family residences to maintain a minimum floor area of 2,200 square feet of habitable space, all residences will have a minimum street frontage of 60 feet, will provide 600 square feet of garage area with a three vehicle capacity, and will offer seven (7) distinct Floor Plans and Building Elevations with similar Floor Plan, Building Elevation, and color scheme separated by at least five (5) lots.

The only proposed Development Standards that are not consistent with the CH Overlay District pertain solely to front and side yard setbacks; however, the Planned Development application allows for flexibility in establishing Development Standards such as setback requirements. To account for the reduced setback and separation between residences, greater emphasis has been placed on the Landscaped Parkway to create a rural atmosphere and provide a visual and physical buffer between the roadway and the residences. Notably, the Landscaped Parkway will include 36 feet of paved roadway, which is consistent with a Typical Interior Street Section; however, in lieu of constructing curb, gutter, and sidewalk that would be required in a typical urban development, the Serrano Estates Residential Development proposes to construct a concrete header, drainage swale, and a multipurpose trail that is bound by landscaping and rail fencing, which will be maintained by the homeowner's association. The proposed Landscaped Parkway 191 Page
yE.1911

will encourage passive recreation and the unique street design will reinforce the rural character of the development.

Given the similarities in developable area and pad sizes between the proposed Project and the surrounding residential lots, the large quantities of land dedicated to open space, and by retaining the intent of the CH Overlay District, the Serrano Estates Residential Development will retain the rural values of the area and be compatible with the surrounding neighborhoods and future land uses.

Goal CDL-2 (Hillsides and Ridgelines): "Preservation of prominent ridgelines and hillsides to protect viewsheds, recreational opportunities, sensitive biological resources, and ecological benefits while allowing development where appropriate." Policies (CDL 2.2 — Viewshed):

Preserve views to and from hillsides and ridgelines to maintain the image and quality of Yucaipa where overlay district apply. Preserve canyons, ridgelines and rock outcrops through regulation of development as appropriate.

Policies (CDL 2.3 — Development Projects):

Concentrate hillside development in areas with the least environmental impacts.

Density, open space, and building design and site planning are to be correlated with steepness of the terrain; allow clustering to maximize open space.

Policies (CDL 2.7 — Site Planning):

Promote land use patterns that are consistent with the slopes, landform, vegetation, and scenic quality of hillsides. Ensure projects fit the natural site topography rather than altering natural topography or features to accommodate a stock pad.

The Serrano Estates Residential Development will protect the existing hillside resources to the greatest extent possible by locating all residential construction to a condensed portion of the site and outside of the Hillside Overlay District's boundary. The proposed lot and pad configuration of the development site will also serve to enable the construction of homes similar in size and higher end affordability. The development proposes a public multipurpose trail for the community that connects the Project to the City of Yucaipa's existing trail system. A 200-foot landscaped buffer will be provided along the north side of the extended Quartz Street to provide 201 Page
WIM

a natural transition between the development to the south and the potential agricultural activities. The location of the landscaped buffer is based on viability of crop production and the natural topography of the property. The portion of the landscaped buffer within Lettered Lot E, approximately 30 feet wide, will be planted with trees native to the area and will be the responsibility of the Project developer to install the necessary plantings. Any manufactured slopes created by the landscape buffer resulting in slopes that are 2:1 or greater will be landscaped prior to completion of the project, and installation will be the responsibility of the project developer. The Lettered Lot E portion of the landscape buffer will be maintained by the homeowner's association. The remainder of the 200-foot landscaped buffer will remain as natural open space until an agricultural activity commences that creates a necessity for the landscaped buffer. It will be the responsibility of the future property owner to install and maintain an orchard of a non-invasive plant species for the remaining portion of the 200-foot landscaped buffer to provide adequate separation between the proposed residences and the agricultural operations. To assure the remaining portions of the landscape buffer will be completed, the City of Yucaipa will require as a Condition of Approval to install the remaining portions of the landscape buffer prior to any development or agricultural related activities take place on the remainder parcel. Additionally, CC&R's will be prepared that places a condition on the remainder parcel to complete the landscape buffer prior to agricultural related activities taking place, which the future property owner will be made aware of during the transfer of land and/or title.
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LAND USE PLAN
Designation Min. Lot Size Acreage # _
❑ Planning Area A- 10 gross acres Appmx. l2ac.

Agricultural
❑ Planning Area R- 12O00 sq. 1. Appmx. 27 ac.
_ Low Residential
Planning Area 0- WA Approx. 10 so.

Natural Open Space
r! -
1 Planning Area0- N/A Approx.3 ac.
r Open Spa.

LAND USE PLAN - EXHIBIT 6
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2.3 HOUSING
Goal HN-2 (Housing Sites): "Adequate sites through General Plan land use designations and specific plans that provide opportunities for housing in appropriate locations." Policies (HN 2.4 — North Bench and Wildwood Canyon):

Require all new residential development in the North Bench and Wildwood Canyon to be consistent with the custom home overlay, adopted density and development standards, and the rural character of those areas.

Goal HN-2 (Housing Design): "Well -designed housing that contributes to property values, is affordable to residents, and is practical and cost-effective to build." Policies (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.

Policies (HN-3.5 — Overlay Districts)
Require adherence to housing -related regulations in the City's overlay district — hillside, custom home, natural hazards, scenic resources, biological resources, noise, cultural resources, and others, as applicable.

Goal ED-5 (Economic Development Program): "Effective local programs and partnerships that support local economic development."
Policies (ED 5.7 — Yucaipa Valley Character):

Preserve the scenic qualities and rural characteristics of Yucaipa by discouraging development and land uses that would detract from or degrade these qualities and characteristics and by avoiding investments in infrastructure that would promote such development and land uses.

The Serrano Estates Residential Development shall implement this goal by utilizing the design flexibility permitted by the Planned Development to maintain the maximum housing density allowed in the RL-1 Land Use District while preserving prominent hillside resources and reducing impacts to the natural drainage courses on site. There is a small bluff that exists along the northern boundary of the project site, which is located within the Hillside Overlay District; however, the Serrano Estates Residential Development has been designed for all residential lots to be located outside of the Hillside Overlay District's boundaries. The proposed residential development will maintain the existing rural character of the neighborhood by reducing minimum lot size and building setback requirements to provide an ample inventory of land 231 Page
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available for natural open space and potential agricultural uses around the subject residential development. A visual landscaped buffer within Lettered Lot E will provide a natural transition between the Low Residential to the south and the Agricultural and Natural Open Space to the north. Combining Lettered Lot E and the areas designated for Natural Open Space, the Serrano Estates Residential Development will dedicate over 13 acres of land as Open Space in perpetuity.

With the goal of retaining the values of the Custom Home (CH) Overlay District, the Project will require large minimum dwelling footprints with a strong emphasis on a well -articulated and diverse design that reflects the rural values of the area. The Serrano Estates Residential Development will achieve this goal by offering a minimum of five (5) architectural styles with seven (7) distinct floor plans that will comply with the City of Yucaipa's Citywide Design Guidelines, and by providing a landscape parkway design that encourages passive recreation and acts as a visual screen from the street to the residences to give the appearance of a more intimate, rural setting. To eliminate the urban feel of a residential tract of homes, the landscaped parkway has been designed to accommodate a concrete header, drainage swale, and multipurpose trail in lieu of the typical curb, gutter, and sidewalk, and the developer will coordinate with the City's Landscape Architect to install tree plantings that are compatible with the surrounding rural atmosphere. The Project also proposes decorative monument signs at the corner of Street "A" and "C" to provide an entry statement for residents entering the project that will be designed to match the architectural theme of the project and the rural character of the area.

The Project is designed for both one and two-story homes between 2,800 to 3,750 square feet on lot sizes ranging between 12,000 to 23,759 square feet. With consideration to the home sizes, lot sizes, and the desirable hillside location, the Serrano Estates Residential Development projects new home prices to range between $675,000 to $800,000. The Project will provide a high -quality place to live for potential residents considered to be in the Above -Moderate Income Category. It is anticipated that the proposed Project will attract white-collar residents who make in excess of $250,000 per year. Construction of the homes will be funded through a $5,275,000 private construction loan and funding through the Statewide Community Infrastructure Program. 241 Page
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16 of the proposed 51 lots will be covenanted with an age restriction to limit the sale and occupancy of the 16 lots to senior citizens or qualifying residents. Pursuant to Civil Code Section

51.3, a senior citizen or qualifying resident is defined as a person 62 years of age or older, or 55 years of age or older in a senior citizen housing development, and pursuant to the same section, a senior citizen housing development developed for senior citizens that has at least 35 dwelling units. Occupancy of the 16 lots will be age restricted to qualifying; however, in addition to the qualifying residents, the units may also be occupied by a permitted health care resident, qualifying permanent resident, or a cohabitant as defined by Section 297 of the Family Code.

Temporary occupancy for guests of the senior citizen or qualifying resident will be established for a period not to exceed 60 days in a calendar year for guests under the age of 55 years. It should be noted that the age restriction requirements are derived from California State Law, specifically Civil Code Section 51.3, 51.4, and Family Code Section 297. Any information and/pr requirements pertaining to the age restricted housing shall be deferred to the applicable State Law Sections and Yucaipa Development.
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2.4 PUBLIC SERVICES AND FACILITIES
Since its incorporation in 1988, the City of Yucaipa has experienced extensive growth in their public facilities and critical infrastructure. Public improvement projects completed within proximity to the Serrano Estates Residential Development consists of six (6) major bridges, two (2) detention basins, and an approved detention basin to be constructed in the future. Public facility -wise, the Serrano Estates Residential Development will utilize the Yucaipa Community Center, Eldorado Park, and Yucaipa Performing Arts Center for recreation, the Scherer Community Center for senior -related activities, a fire station, and a civic center along Yucaipa Boulevard that includes City Hall, the police station, the transit center, the library, and the Business Incubator Center. For education, the schools that will serve the proposed development will be Ridgeview Elementary School, Parkview Middle School, and Yucaipa High School. The proposed Project is also within close proximity to a shopping center with a grocery store, drug store, and restaurant on the southeast and southwest corner of Oak Glen Road and Bryant Street.

Below is a vicinity map showing the proposed Project site in relation to the existing public facilities and infrastructure.
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Proximity to Existing Public Facilities
Serrano Estates Planned Development
November 10, 2020
Reservoir Public Works Yard Q Scherer Community Center Yucaipa Scenic Highway j School ♦ Yucaipa Transit Station Yucaipa Commubnity Center SBC Scenic Highway Fire Station Yucaipa Performing Arts Center Business Incubator Center + Major Bridge City Hall p Yucaipa Community Center Existing Detention Basin Police Station 0 El Dorado Park Future Detention Basin
PUBLIC FACILITIES MAP — EXHIBIT 7
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The proposed development shall utilize the following Public Services and Utilities:

A. Fire:

GOAL S-3 (Fire Safety): A community that implements proactive fire hazard abatement strategies and, as a result, is minimally impacted by wildland and urban fires.

The California Department of Forestry and Fire Protection (CALfire) will provide fire and life safety services for the residents of the development. The nearest fire stations are Bryant Street Fire Station (1.8 miles) and the Crafton Hills Fire Station (4.3 miles). The Serrano Estates Residential Development has been designed subject to the fire protection and development standards set forth in the Fire Safety Review Area 1 and the most recent versions of the California Fire Code and California Building Code. Development standards incorporated into the project include driveway width, steepness, length, density, fire hydrant spacing, etc. A Fire Flow Analysis was prepared for the Project on October 13, 2020 from the nearest hydrant to the Project site by Krieger and Stewart Engineering Consultants, and the analysis discovered that the fire flow from the hydrant is approximately 850 gallons per minute (gpm). Adhering to the most recent versions of the California Building Code, each new dwelling unit will install a fire sprinkler system, and pursuant to Appendix B of the California Fire Code, the required fire flow for single-family residences installed with a fire sprinkler system is 500 gpm. Therefore, the 840 gpm fire flow rate should be adequate for fire and life safety purposes. Due to the Project being located within a high fire -sensitive area characterized by large quantities of dry brush onsite, a fuel modification plan will be prepared as part of the final map recordation to mitigate potential fire and life safety hazards. A Homeowner's Association will be formed to maintain the Project's fuel modification zone within the common Open Space areas within the developed portion of the Project, and maintenance of fuel modification areas on the remainder parcel will be the responsibility of the individual property owner. Landscaping will be consistent with fuel modification requirements while providing appropriate soil erosion mitigation. All residential construction will comply with the building standards established in the Plan as well. 281 Page
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B. Police:

GOAL PSF-4 (Community Safety): Professional, proactive, and community -oriented police services that maintain the safety of Yucaipa residents, visitors, workforce, and businesses.

The San Bernardino County Sheriff's Department shall be responsible for public safety and general law enforcement for the development. The Department is organized into operational and support functions that provide efficient emergency responses, pro -active enforcement, follow- up investigations of crimes and accidents, apprehension of criminals and preparation for criminal prosecutions, recovery of stolen property, and the prevention of crime through crime prevention efforts in partnerships with the citizens of the community.

C. Schools:

Public school services shall be provided by the Yucaipa-Calimesa Joint Unified School District. The following schools will serve the project: Ridgeview Elementary School, Parkview Middle School, and Yucaipa High School. The project will pay impact school fees to mitigate impacts to the school district from additional students generated by the 51 dwelling units.

D. Utilities:

GOAL PSF-4 (Community Safety): Reliable, adequate, and safe provision of electric, natural gas, telecommunications, and other similar infrastructure for Yucaipa residents and business.

Southern California Edison (SCE) shall provide electric service to the project area, and the Southern California Gas Company (SoCal Gas) shall provide natural gas service to the project. SCE and SoCal Gas shall extend services to the project in accordance with the rules and polices for extension of service on file with the California Public Utilities Commission.

E. Telecommunication Service:

GOAL PSF-4 (Community Safety): Reliable, adequate, and safe provision of electric, natural gas, telecommunications, and other similar infrastructure for Yucaipa residents and business.

Charter -Spectrum shall provide internet services to the project area, and Frontier Communications shall provide telephone services to the project area. Charter -Spectrum and Frontier Communications shall extend services to the project in accordance with extension rules 291 Page
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and policies for extension of service on file with the California Public Utilities Commission and the Federal Communications Commission.

F. Solid Waste:

GOAL PSF-9 (Waste Management): A cost-effective, integrated waste management system that meets or exceeds recycling and waste diversion mandates and community expectations.

Burrtec Disposal is contracted through the City of Yucaipa to serve the project area and will provide residential curbside waste disposal and recycling services, along with bulky item pickup, e-waste recycling, used motor oil recycling, and Christmas tree pickup services.

G. Water:

GOAL PSF-4 (Community Safety): Reliable, adequate, and safe provision of electric, natural gas, telecommunications, and other similar infrastructure for Yucaipa residents and business.

The Yucaipa Valley Water District (YVWD) will supply the development with domestic water service. YVWD is a municipal water company that serves 40 square miles with a sphere of influence totaling 68 square miles, which includes the City of Yucaipa, portions of the City of Calimesa, and some unincorporated areas of the counties of San Bernardino and Riverside. An existing water line spans the length of Yucaipa Ridge Road and will be extended further north and throughout the two proposed streets that connect the Project to Yucaipa Ridge Road to provide adequate water service to the residences and the remainder parcel. Each residential lot will connect individually to their street's respective water line.

H. Wastewater:

GOAL PSF-4 (Community Safety): Infrastructure that is available and able to sustainable collect, treat, store, reuse, and safely dispose of wastewater for existing and future needs.

Sewer services are provided by the Yucaipa Valley Water District; however, most residences utilize individual onsite wastewater treatment systems and no sewer mains have been extended into the project area. Therefore, the developer will construct a sewer line in accordance with the codes and standards set forth by the Santa Ana Regional Water Quality Control Board and Yucaipa Valley Water District to provide adequate wastewater treatment services to the Serrano Estates residential development. The new sewer line will connect to the existing sewer line on 301 Page
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Bryant Street by extending the Bryant Street sewer line north to Juniper Avenue, then extending east along Juniper Avenue and through Azurite Street, Crystal Street, and up to the top of Planning Area B. Sewer will then be installed throughout the proposed roadway system connecting the development to Yucaipa Ridge Road, and each home will have its own individual connection to the sewer line.

Phasing, Costs, and Financing Methods
All grading will be completed in the first phase of the development. The wet and dry utilities will be installed next to all lots with street, curb, and gutter to be installed as phasing warrants. All costs associated with extension of water supply infrastructure, and the gas, electric, and communication utilities to the project site are to be borne by the developer. The developer has received a $5,275,000 private loan, and anticipates all grading, wet utilities, dry utilities, concrete and asphalt work to be funded through this loan. A Statewide Community Infrastructure Program (SCIP) bond will be pursued to cover all off -site improvements and some Development Impact Fees including, but not limited to, water fees, sewer fees, and City of Yucaipa fees. The Project will be subject to school impact fees to mitigate the additional number of students, which will be paid by the developer prior to construction of the single-family residences.

Ongoing maintenance of these facilities will be the responsibility of the purveyor or utility company. No other public facilities or buildings are anticipated to be required as a result of the construction of the proposed development. Below is the anticipated summary of costs.

Anticipated Summary of Costs
Domestic Water Installation
$197,000
Domestic Water Impact Fees to YVWD
$665,600
Sanitary Sewer Installation
$775,000
Sewer Impact Fees to YVWD
$421,200
Storm Water Drainage Installation
$315,000
Offsite Water and Sewer Tie In
$125,000
Local Utility Installation (Electric, Cable, Television, Gas, etc.) $187,500
Public School Fees to YCJUSD
$1,283,854
Public Facilities
$73,394.88
Police and Fire Impact Fees
$41,594.28
Park Facilities
$149,417.84
31 1 -age
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WATER LINE CONNECTION - EXHIBIT 8
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2.5 Circulation
Goal T-1 (A Comprehensive Street Network): A citywide street network that delivers high quality transportation services for all roadway users, allows for emergency access, supports the land use plan, and the character of Yucaipa's environment." Policies
(CDL-1.5): Develop and maintain a transportation system that is closely coordinated with land use planning decisions, moves people and goods efficiently and safely, and is designed to accommodate and promote scenic viewsheds.
(Cl 2.2): Complete the circulation system by constructing or improving roadways consistent with figure T-1; allow modified standards where appropriate to allow for transit, bicycle facilities, sidewalks, and on -street parking to be sensitive to adjacent land uses, district, and roadway users.

The subject property is currently accessed off Yucaipa Ridge Road, which provides a minimum of 24 feet of pavement and is bounded by concrete berms on both sides of the road. As part of the Serrano Estates residential development, Yucaipa Ridge Road will be improved and widened to provide an ultimate paved width of 36 feet and a public right-of-way of 60 feet from Crystal Street to the top of Quartz Street. Access to the remainder parcel shall be provided by a 20-foot United States Forestry easement and by extending and converting the eastern portion of Yucaipa Ridge Road into a half cul-de-sac, approximately 400 feet north of Quartz Street, for a total of 35 feet of vehicular access. Access to lots 1-37 will be provided by creating a looping road that extends Quartz Street back to Yucaipa Ridge Road, and access to lots 38-51 will be provided continuing Crystal Street onto the site and creating a cul-de-sac at the terminus. Roads providing access to the Serrano Estates residences will have 36 feet of paved vehicular access and 14 feet of landscaped parkway for a total ultimate right-of-way of 50 feet. All streets providing access to the development will be local streets per the General Plan.

Three -car garages will be provided for each dwelling unit within the development to provide adequate resident parking. Additional parking is available via the driveway or on the street. The subject property is designated as Improvement Level 3, which requires that all street improvements including paving, curbs and gutters, and drainage improvements to be installed.

Improvements to Yucaipa Ridge Road will provide 60 feet of public Right -Of -Way that includes 331 Page
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36 feet of roadway with curb and gutter, 12 feet of dedication for an eight -foot -wide multipurpose trail with rail fencing that abuts the 30-foot wide landscape detention basins along the western boundary of the Project. ATypical Interior Street Section will provide 50 feet of Public Right -Of -Way and a seven -foot easement on both sides of the street will create 64 feet of total roadway and landscaped parkway, which consists of 36 feet of pavement with a one -foot by one - foot concrete header, a seven -foot landscaped drainage swale, a seven -foot easement to allow for a multipurpose trail, and rail fencing to provide a buffer and transition between the circulation system and the contiguous residential uses.
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CIRCULATION PLAN - EXHIBIT 9
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Once the improvements to Serrano Estates are complete, the vehicle capacity of this road segment will be approximately 1,000 vehicles per day (LOS C, 6th Edition). Based on the ITE Trip Generation Table, 11th Edition, the number of average daily trips (ADT) generated by a single- family residential land use is 9.57 trips per day per unit. The proposed development of 51 units with 16 of those units utilized by households with a senior citizen or qualifying resident will generate approximately 399 trips per day. Three intersections are proposed to provide the 51 units with access to the City of Yucaipa's existing roadway network: one intersection each at Quartz and Crystal Street and Yucaipa Ridge Road, and one new intersection on Yucaipa Ridge Road centrally located between Quartz Street and Crystal Street.

Considering the path of travel to work and community services and amenities, the trips generated by the Project projects to be split with all but 5% of the trips using the Crystal Street intersection.

As a result, 465 trips can be projected to be added to Yucaipa Ridge Road and the Crystal Street intersection, well within the roadway's vehicle capacity of 1,000 vehicles per day. Comparatively, it should be noted that Tentative Tract Map No. 14297, which is a valid entitlement for 33 single- family residences that could be constructed today, had an estimated 316 ADT, and the proposed Serrano Estates Residential Development estimates 399 ADT, which represents a minimal increase in ADT from what is approved to what is proposed. The proposed Project retains the allowable housing density permitted by the Rural Living Land Use District, which has been accounted for in the City of Yucaipa's General Plan for determining the City's roadway capacity, and the traffic generated by the project should have a negligible effect on the surrounding roadway's capacity.
361 Page
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ANTICIPATED TRAFFIC FLOW - EXHIBIT 10
371 Page
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2.6 PARKS, RECREATION, TRAILS, AND OPEN SPACE

2.6.1 Multipurpose Trails
Goal PR-3 (A Comprehensive Street Network): Comprehensive trail system that allows residents to travel, explore, and enjoy Yucaipa on foot, bicycle, or horseback.

Policies (PR 3.1 — Trail Development):

Develop a multipurpose trail system for hiking, biking, and equestrians throughout Yucaipa, focusing on drainage channels, hillsides, parks, and other public use areas.

Policies (PR 3.2 — Trail Access):

Trails that navigate through residential neighborhoods shall be designed to be unobtrusive, respect the privacy of bordering residences, and not detract from the safety of neighborhoods.

Policies (PR 3.3 — Environmental Protection)
Locate, design, and regulate the use of multipurpose trails so that they do not have a significant negative impact on natural habitat, wildlife, landforms, and cultural resources.

Policies (PR 3.4 — Trail Design)
Design trails to accommodate different users, with sustainable materials, appropriate trail heads and trail staging areas, signage, educational materials, safety sign -in, and other amenities.

Policies (PR 3.5 — Internal Connectivity)
Strive to connect multipurpose trails to schools, local and regional parks, residential neighborhoods, open space areas, Uptown, and other community destinations in Yucaipa.

Policies (PR 3.6 — Regional Connectivity)
Coordinate with adjacent cities to connect Yucaipa's trail network to the trails of neighboring cities to form a multi jurisdictional system that extends to the forest, badlands, and other areas.

The Project proposes a public multipurpose trail to provide available outdoor recreation for both residents of the development and members from the citywide community. The location of the proposed trail was selected with the intent of avoiding the natural resources on site while taking advantage of the scenic views of the San Bernardino Mountains. The proposed trail will integrate the residential land use with respect to the natural open space by utilizing a meandering trail that 381 Page
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weaves between the sidewalk from the public Right -of -Way along Yucaipa Ridge Road, the landscaped buffer, portions of Quartz Street, and an easement connecting the proposed trail to the existing trail system to the east of the Project. Citizens will have the opportunity to use this trail in a variety of ways including, but not limited to, running, hiking, and equestrian activities.

Maintenance of the multipurpose trail will vary between the responsibility of the HOA and the City of Yucaipa. The portions of the trail that weave between the residences, Lettered Lots, and the Public Right -Of -Way will be maintained by the HOA, and the easement that connects the proposed trail to the existing trail network will be maintained by the City of Yucaipa. 391 Page

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1.20 1 ,
MULTIPURPOSE TRAIL MAP - EXHIBIT 11
401 Page
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2.6.2 Natural Open Spaces
Goal PR-4 (Natural Open Spaces): Conservation of Yucaipa's open spaces, hills, canyons, ridgelines, and channels for visual, recreational, wildlife, and educational benefits.

Policies (PR 4.3 — Hillside Preservation):

Protect lands with steep topography, prominent natural features, ridgelines, and view sheds through adherence to Yucaipa's Hillside Preservation Ordinance.

Policies (PR 4.6 — Development Regulations)
Require proposed private and public development to respect the integrity of the natural terrain of the city; ensure that potential impacts are fully mitigated, to the extent practical.

Policies (PR 4.7 — Scenic Resources)
Protect Yucaipa's scenic resources, including scenic corridors along roads and views of the hillsides, prominent ridgelines, canyons, and other significant natural features, to the extent practical.

The project site is located at the foothills of the San Bernardino Mountains and is characterized by a small bluff that rests predominantly over the development at the northern boundary of the property and is covered in a dense growth of shrubs and scattered trees. To avoid impacts to this prominent ridgeline, the Serrano Estates Residential Development is proposing to incorporate the use of the Planned Development to provide design flexibility to condense development activity towards the southwest portion of the project site. To preserve hillside and natural resources, Tentative Tract Map Number 20375 will establish the prominent ridgeline to the north and the natural drainage course to the southeast as natural open space in perpetuity. To further preserve the scenic resources onsite, the developer proposes restrict all activities on the remainder parcel to agricultural activities only.

The existing, approved TTM 14297 consists of 33 one -acre lots spread out across approximately

40.14 acres and an 11.88 Not -A -Part lot to preserve the protected hillside. It should be noted that by utilizing the Planned Development entitlement to provide flexibility in the lot area requirements, the proposed Serrano Estates Residential Development will provide more available open space and land dedicated for potential agricultural purposes than was provided by the previously approved Project. TTM 14297 would provide 11.88 acres of open space and the 411 Page
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proposed Project would provide approximately 25 acres of combined natural open space and land that could be used for agricultural purposes, with 13 acres specifically as open space. .: f
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LOT LAYOUT- EXHIBIT 12
421 Page
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2.6.3 Biological Resources:

Goal PR-5 (Biological Resources): Preservation, conservation, and management of Yucaipa biological resources, including habitats, wildlife, and natural environments.

Policies (PR 5.1 — Resource Protection):

Protect and conserve Yucaipa's biological resources, with a special focus on sensitive, rare, or endangered plant and wildlife species in accordance with state and federal resource agency requirements.

Policies (PR 5.2 — Habitat Conservation):

Support habitat conservation efforts to set aside and preserve suitable habitats, with priority given to habitats for rare and endangered species in Yucaipa in accordance with state and federal resource agency requirements.

Policies (PR 5.5 — Channels and Creeks):

While completing necessary safety improvements, preserve the ecological integrity of watersheds and creek corridors that support riparian and wildlife resources by restoring native plants and other best practices to the extent practical.

The Serrano Estates Residential Development shall implement this goal by surveying the existing site prior to any development to locate and identify any existing natural resources or sensitive animal habitat that shall be protected. The City of Yucaipa will coordinate with state and federal agencies and departments to ensure that their programs to preserve rare and endangered species and protect areas of special habitat value, as well as conserve populations and habitats of commonly occurring species, are reflected in reviews and approvals of development programs.

The California Department of Fish and Wildlife (CDFW) is responsible for conserving, protecting, and managing California's fish, wildlife, and native plant resources. To meet this responsibility, the California Fish and Game Code (F&GC), requires that the CDFW be consulted if a proposed development project has the potential to detrimentally effect a stream and thereby wildlife resources that depend on a stream for continued viability. During the biotic assessment portion of the entitlement for Tentative Tract Map Number 14297, a field survey was conducted and it was observed that existing vegetation consisted of creosote brush (Larrea tridentata), buckwheat (Eriogononum fasciculatum), prickly pear (Opuntia sp.), white and black sage (salvia apiana and Salvia mellifera), chamise (Adenostoma fasciulatum), elderberry (Sambucus Mexicana ),and 431 Page
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cottonwood (Populus fremontii); wildlife observed included jackrabbit (Lepis californicus), desert cottontail (Sylvilagus audobonii), and various lizards and small rodents. It should be noted that proposed development is not located within a General Plan designated Wildlife Corridor, and that the project area is outside of the known range of the Stephens' kangaroo rat (Dipodomys stenshi) and the San Bernardino kangaroo rat (Dipodomys merriami parvus).

The Serrano Estates Residential Development site contains two ephemeral drainage systems that run from northeast to southwest across the site. Drainage courses will be kept in their natural condition to the greatest extent feasible to retain habitat, allow some recharge of groundwater basins and resultant savings. As part of the entitlement process for Tentative Tract Map Number 14297, previously approved by San Bernardino County and the City of Yucaipa to subdivide the subject property, the California Department of Fish and Game was consulted to determine if a Streambed Alteration Agreement was required. On August 10, 2001, the California Department of Fish and Game issued a letter determining that the project would not substantially divert or obstruct the natural flow or substantially change the bed, channel, or bank of any river, stream and lake, and that a Streambed Alteration Agreement would not be required.

On December 20, 2005, a licensed ecologist and regulatory specialist from Todd Dodson and Associates conducted an investigation by reviewing previous documentation and a site review to determine if there were any jurisdictional Waters of the United States or California State Streambeds on the 52-acre project site. The result of the investigation determined that there are no rivers, streams, channels ditches, or other Riparian resources on the project site, and that no Waters of the United States would be subject to jurisdiction by the U.S. Army Corps of Engineers under Section 404 of the Clean Water Act (CWA), or by the State Regional Water Quality Control Board under Section 401 of the CWA. Further, it was determined that there are no State Waters or Streambeds that would be subject to jurisdiction by the California Department of Fish and Game under Section 1600 of the Fish and Game Code.
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2.7 PUBLIC SAFETY

2.7.1 Geologic and Seismic Safety
Goal S-1 (Geologic and Seismic Safety): "Adequate protection of public health and safety; property; and economic, social, and service functions from seismic and geologic hazards." Policies (S 1.2 — Geotechnical Analysis):

In areas within the City's Geologic and Seismic Hazards Overlay District or as required by the Building Official, require development proposals to include a geotechnical hazard analysis.

Policies (S 1.3- Alquist-Priolo Act):

Enforce development requirements, such as seismic study analyses, project siting, and project design features for proposed developments near active faults pursuant to the Alquist-Priolo Act.

Policies (S 1.4 — Building Codes):

Require adherence to the latest California Building Codes and regulations in the Geologic and Seismic Hazards Overlay District; update local codes periodically for the latest advances.

LOR Geotechnical Group, Inc. prepared a Preliminary Geotechnical Investigation report on November 2005. Their findings indicate the site to be suitable for a residential development provided that the recommendations presented in the report are incorporated into design and construction. The City of Yucaipa's Geologic Hazard Overlay District identifies the subject property to be located within the Alquist-Priolo Fault Zone. On November 30, 2005, LOR Geotechnical Group, Inc. conducted a Subsurface Fault Investigation to estimate the probability of, or relative potential for, future surface displacement to occur at the site from earthquake activity. The resulting investigation identified several sub -horizontal shear zones located along the small bluff; however, no features within the development area of the tentative map would fall into the classification of an "active" earthquake hazard. Due to the presence of the sub - horizontal shear zones at the northern boundary of the project site, development activity will be concentrated toward the southwest portion of the site to avoid potential geological hazards. The proposed site will be developed, and all structures shall be designed in accordance with, the recommendations contained in any required geologic reports. 451 Page

5.ili1

2.7.2 Air Quality
Goal S-7 (Air Quality and Climate Change): "Clean and healthful air resources that promotes public health, protects the natural environment, and mitigates local impacts to climate change."
Policies (S 7.5 — Energy Usage):

Support the reduction and conservation of energy usage in residential and nonresidential buildings through adoption of building codes, promotion of energy - saving equipment, solar power, and other technology.

Policies (CO 7.6 — Greenhouse Gas Reductions):

Reduce communitywide greenhouse gas emissions locally through the implementation of Yucaipa's Climate Action Plan; actively support regional efforts to reduce greenhouse gases throughout the county.

Policies (CO 7.7 — Open Spaces Preservation):

Continue to preserve and protect Yucaipa's open natural spaces, maintain a community forest, and plant public landscaping to help filter air pollutants and improve air quality.

The Serrano Estates Residential Development is located within the South Coast Air Basin (Basin), which is within the jurisdiction of the South Coast Air Quality Management District (SCAQMD), who is responsible for air pollution control in the Basin and prepared the 2016 Air Quality Management Plan (AQMP) that covers all areas within the Basin. Air Quality Plans identify strategies to control air pollution to be implemented by a local agency and its purpose is to bring an area into compliance with the standards and requirements of the Clean Air Act and California Clean Air Act. An important role in assessing the Project's compliance with state and federal requirements is a consistency determination that links the Project to the applicable AQMP. The SCAQMD CEQA Handbook identifies two key indicators of consistency, and the Serrano Estates Residential Development is not expected to exceed either of them. The proposed development is a conventional single-family Project to construct 51 single family residences, with 16 lots to be sold to households with at least one senior citizen or qualifying resident, and a remainder parcel limited to agricultural activities across approximately 52 acres and does not propose any changes to the City of Yucaipa's anticipated buildout as projected by the Yucaipa General Plan based off the existing RL-1 (Rural Living, 1-acre minimum) Land Use District. 461 Page
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Serrano Estates Residential Development will further implement the City of Yucaipa's General Plan Goal by including design features and mitigation measures to ensure that none of the criteria pollutants exceed the SCAQMD local emissions thresholds at the nearest sensitive receptors. The proposed project's buildings would be designed and constructed in accordance with the State's Title 24 energy efficiency standards. These standards, widely regarded as the most advanced energy efficiency standards, would help reduce the amount of energy required for lighting, water heating, and heating and air conditioning in buildings and promote energy conservation.

Best Management Practices will be implemented during construction activities to assure the proposed project does not exceed SCAQMD thresholds for construction -related activity. Project construction and operations would not result in the inefficient, wasteful or unnecessary consumption of energy. As a result, air quality, greenhouse gas, and energy -related impacts are likely to be less than significant threshold; however, a more in-depth analysis will be conducted during the environmental review of the Project.
471 Page
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2.7.3 Noise and Vibration
Goal S-6 (Noise and Vibration Safety): "Appropriate community noise and vibration levels that balance the need for peaceful environments for sensitive land uses with the needs of local businesses and regional land uses."
Policies (S 6.5 — Development Patterns):

Locate new development in areas where noise levels are appropriate for the use. Limit development of noise -producing uses adjacent to noise -sensitive receptors and require that noise -producing land uses have adequate mitigation.

The land uses surrounding the Serrano Estates Residential Development includes government conservancy land and a single-family residence to the north, vacant residential land to the south and east, and low -density residential uses to the north and west. The proposed project is in a rural, residential area. According to a report prepared by the United States Environmental Protection Agency in March of 1974, noise levels for a typical residential land use range from 45 dBA Leq for indoor activities, 55 dBA Leq for outdoor activities, and 32 dBA Leq at nighttime.

Considering that the only uses permitted within the planned development are consistent with the Rural Living Land Use District, noise levels associated with the project area are expected to range between 45 and 55 dBA Leq. Based on the attenuation that distance provides (a six -decibel drop-off per every doubling of distance), operational noise associated with the proposed single- family dwelling units would not be readily noticeable at nearby sensitive receptors and comparable to existing uses surrounding the site. Operational noise will not result in significant noise impacts. Therefore, the proposed project would be consistent with established City of Yucaipa noise standards and would not result in significant environmental impacts associated with construction or operational noise.
481 Page
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2.8 SCENIC HIGHWAY
The Serrano Estates Residential Development is not located within a scenic highway corridor and therefore does not affect the California or San Bernardino County Scenic Highway Program. 491 Page
51=1.1

3.1 GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
The Development Standards and Design Guidelines are established in conjunction with the City of Yucaipa Development Code and Citywide Design Guidelines to assure the development of a high -quality residential project. The following provisions establish land use restrictions for each specific planning area to protect the resident's quality of life. Any situations not specifically addressed by this document, shall be subject to the City of Yucaipa if such regulations are not in conflict with the intent and the objectives of the Serrano Estates Residential Development Preliminary Development Plan Report.
501 Page
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DEVELOPMENT STANDARDS - PLANNING AREA A — AGRICULTURAL

PERMITTED USES
The following uses may be permitted:
*Row, field, tree and nursery crop cultivation
The following uses are prohibited:

All uses not stated as "permitted uses"

DEVELOPMENT STANDARDS
Front Setback:
40' minimum
Rear Setback:
25' minimum
Side Setback (Interior):
20' minimum
Side Setback (Street Side):
30' minimum (from property line)
Height:
35' maximum (2.5 stories)
Building Coverage (max. percent):
40%
Lot Coverage (max. percent):
40%
*Any accessory structures associated with agricultural operations shall be limited to 10,000 square feet combined and shall be subject to review and approval by the Planning Commission through the Architectural Review process.
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DEVELOPMENT STANDARDS — PLANNING AREA B — LOW RESIDENTIAL

PERMITTED USES
The following uses may be permitted:

Single family dwelling unit
Small residential care facility
Small family daycare home
Animal Raising (pursuant to Development Code §

84.0320)
Accessory uses as specified by Yucaipa
Development Code § 84.0510, 84.0550, 84.0560,
and 84.0570
The following uses are prohibited:

All uses not stated as "permitted uses"

DEVELOPMENT STANDARDS
Minimum Lot Area:
12,000 Square Feet
Minimum Lot Width:
75' (at front bldg. setback line)
Minimum Lot Depth
100'
Minimum Street Frontage:
60'
Minimum Habitable Floor Area:
2,200 sq. ft.

Front Setback to Residence:
25' minimum (from property line)
Rear Setback:
20' minimum
Side Setback (Interior):
10' and 5' minimum
Side Setback (Street Side):
15' minimum (from property line)
Height:
35' maximum (2.5 stories)
Building Coverage (max. percent):
40%
Lot Coverage (max. percent):

SO%
Required Parking Spaces:

3.0 spaces w/in enclosed garage
Minimum Garage Area:
600 square feet with three (3) vehicle capacity
Minimum Driveway Length:
25' (from garage door to multipurpose trail)
Standard Driveway Stall Dimension:
9' x 20' (18' x 20' for 2 spaces)
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DEVELOPMENT STANDARDS — PLANNING AREA C — NATURAL OPEN SPACE

PERMITTED USES
The following uses may be permitted:

Multipurpose trail and other passive outdoor
recreation.

Natural channels, levees, spreading grounds,
detention basins, roads, trails, culverts, and
diversion drains, where plans are approved by the
City Engineer.

Nature preserves and mitigation "banks,"
including habitat restoration
The following uses are prohibited:

All uses not stated as "permitted uses"

DEVELOPMENT STANDARDS
Multipurpose (MP) Trail
Yucaipa Ridge Road: 8' min. width
Interior Street Section: 7' min. width
All other MP trails: 4' min. width
* Planning Area C should remain as natural open space to the greatest extent feasible with limited pedestrian activity that have little to no effect on the natural environment. No man-made structures or improvements should be constructed unless deemed necessary by the City Engineer. 531 Page

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DEVELOPMENT STANDARDS — PLANNING AREA D — OPEN SPACE

PERMITTED USES
The following uses may be permitted:

Multipurpose trail and other passive outdoor
recreation.

Natural channels, levees, spreading grounds,
detention basins, roads, trails, culverts, and
diversion drains, where plans are approved by the
City Engineer.

Nature preserves and mitigation "banks,"
including habitat restoration
Row, Field, Tree, and Nursery Crop Cultivation
The following uses are prohibited:

All uses not stated as "permitted uses"

DEVELOPMENT STANDARDS
Multipurpose (MP) Trail
Yucaipa Ridge Road: 8' min. width
Interior Street Section: 7' min. width
All other MP trails: 4' min. width
* Planning Area D is intended to provide a buffer between the Very Low and Low Planning Areas and should remain as natural open space to the greatest extent feasible with limited pedestrian activity that have little to no effect on the natural environment. No man-made structures or improvements should be constructed unless deemed necessary by the City Engineer. 541 Page
5311.2

3.2 SINGLE-FAMILY DESIGN GUIDELINES/REQUIREMENTS

3.2.1 FLOOR PLANS
Each unit will have a minimum of 2,200 square feet of habitable space with an attached 600 square -foot enclosed garage. All homes will not exceed 2.5 stories in height (35 feet), and each unit will have a minimum street frontage of 56 feet. The Serrano Estates Residential Development will feature five (5) architectural styles and will utilize reverse footprints to provide a minimum of seven (7) distinct floor plans. The design of all structures and single-family residences will adhere to the City of Yucaipa's Citywide Design Guidelines.

3.3 RESIDENTIAL PARKING REQUIREMENTS
The project shall provide a minimum of 3.0 parking spaces per unit: three garage spaces per unit plus two driveway spaces are provided, as well as available on -street parking.

3.3.1 LOCATION OF PARKING SPACES
Each unit will have a minimum of three spaces provided within an attached garage, two spaces will be provided within the driveways, and additional street parking shall be provided throughout the residential development.

3.3.2 VEHICLE ACCESS
Access to the project site will be via Yucaipa Ridge Road along the western boundary of the development, by extending Crystal Street onto the project site with a cul-de-sac at the terminus, and by looping Quartz Street through the development and back to Yucaipa Ridge Road. Yucaipa Ridge Road will be improved to provide a 60-foot public Right -of -Way between Quartz and Crystal Street, and Quartz Street and Crystal Street shall each be constructed to provide a 50-foot public Right -of -Way. Access to the Remainder Parcel shall be provided by an existing 20-foot United States Forestry easement and by improving the eastern half of Yucaipa Ridge Road north of Quartz Street and creating a half cul-de-sac at the terminus for 50 feet of vehicular access. In total, three separate intersections will be either be expanded or constructed as part of the development. Stop signs will be installed at the improved intersections. 551 Page
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3.3.3 DESIGN AND IMPROVEMENTS
All driveways will be surfaced with or paved with asphalt concrete, concrete, or other surface approved by the City of Yucaipa's Public Works Division and will be maintained in good condition.

Landscape parkway design will feature a 36-foot drive aisle from curb to curb, a seven -foot drainage swale, and a seven -foot multipurpose trail easement that is bound by split -rail fencing.

Entry monument sign will be maximum of four (4) feet in height and will emphasize the architectural theme of the Project by incorporating decorative stone accents and other ornamental materials within its design.
01 _
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561 Page
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R building setbacs
r
lettered lot
21, building pad
(n} wrb & i
er guttdevcrative
— cone. block wall
2:1 slooe
(e) curb (n}road widening mule -purpose trail landscaped (e) at. pavement i {e) a.c. berm detention basin
{o be removed
A) EXHIBIT 13 -YUCAIPA RIDGE ROAD STREET SECTION
Easement to USFS for
ingresslegress !
I
I
(e) a.c,lpavemen i j (n) road wideni�gJ n• curb & multi purpose trail � (gutter
B) EXHIBIT 14 - YUCAIPA RIDGE ROAD STREET SECTION
Tract Bougdary
natural terrain
rear property line mu11kpurpose
trail
existing ground _� I— — — J ;
7~— 2:1
eowete v-ditch
rr
prcpcsed slope
retaining wall
cope Section o ftat Sounds
C) EXHIBIT 15 -SLOPE SECTION AT EASTERN BOUNDARY
571 Page
E: ►. E

native
exist, drainage vegetation
course
exist, ground
lettered lot D
proposead
landscape
multipurpose
tra l l
D) EXHIBIT 16 —TRANSITION FROM NATURAL TO DEVELOPED
easement
house
proposed grade
' I 1'x1' canc. header a.c. Pavement I j
2:1 elope 2.0% 2.0°16 2.1 dope5't7lBndsmped drainageSwale rail fenc TYPICAL. INTERIOR 5TREET
E) EXHIBIT 17 —TYPICAL INTERIOR STREET SECTION
Entry Monument
F) EXHIBIT 18 — DECORATIVE ENTRY MONUMENT SIGN
581 Page
MOW

3.4 COMMUNITY PRESERVATION/MAINTENANCE
The Serrano Estates residential development common areas, multipurpose trail, and lettered lots will be maintained through the establishment of a Homeowner's Association (HOA).

Conservation of underground water shall be implemented by utilizing impervious surfaces throughout the project, including the parkway design, unimproved natural open space areas, and detention basins. There will be no significant alteration to surface waters on site. The existing ephemeral drainage channel that spans along the southeast portion of the site is seasonal and will be left in its natural condition since the Project has been designed to avoid this channel.

Vegetation and soils at the Project site will be preserved to the greatest extent feasible by providing approximately 13 acres of open space. Impacts to wildlife resources onsite will be minimal as there are no wildlife linkages or corridors that traverse the site as identified by the City of Yucaipa's General Plan.
591 Page
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4.0 SITE DEVELOPMENT AND INFRASTRUCTURE
The purpose of this chapter is to identify the infrastructure, utilities and public services required to serve the Pipeline Avenue Residential Development.

4.1 GRADING
The proposed grading of the Project will comply with City of Yucaipa Engineering Division's grading requirements. Any retaining walls on the project will comply with City of Yucaipa requirements. All grading will conform to the most recent edition of the California Building Code.

New slopes within public areas will feature contour grading to the greatest extent feasible to give a more natural appearance with plant maturity. It is anticipated that there will be no import or export of dirt onto the property and that the cut/fill dirt for the grading will be retained on site.

4.2 WATER QUALITY MANAGEMENT PLAN (WQMP)
The proposed WQMP for the project will comply with the City of Yucaipa Engineering Divisions requirements and regulations. The project proposes to collect and convey the "first flush storm water" to two (2) detention basins. Best Management Practices during the construction phases for the Serrano Estates Residential Development will be implemented to mitigate potential erosion and sediment runoff.

4.3 STORM DRAINAGE FACILITIES
The Serrano Estates Residential Development will utilize the existing topography, grading of the project, and installation of one (1) bench drain behind Lot 11 to guide stormwater toward two (2) detention basins along Yucaipa Ridge Road to allow storm water to percolate into the ground and be retained onsite. Excess runoff from Lettered Lot A will be directed south of the project site, which is unimproved with no pervious surfaces and will remain consistent with historical runoff. Excess runoff from all other lettered lot detention basins will be guided toward an existing storm drain on the south side of Crystal Street, approximately 300 feet west of the project site. 601 Page
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4.4 SANITARY SEWER FACILITIES
Sanitary service to proposed residential development will be provided by the Yucaipa Valley Water District. To provide adequate sanitary services, a new sewer line with appropriate connections to each dwelling unit will be installed by the developer prior to construction of the single-family residences.

4.5 SUBDIVISION
Tentative Tract Map 20375 proposes 51 single-family detached residential lots with 12,000 square foot minimum lot size, an approximately 27.3-acre remainder parcel with future potential for a single-family residence and/or agricultural operations, two detention basins, and three public road extensions. Maintenance of all landscaped detention basins, landscaped parkway and recreation area will be the responsibility of the HOA. Maintenance of the multipurpose trail will vary between the responsibility of the HOA and the City of Yucaipa. The portions of the trail that weave between the residences, Lettered Lots, and the Public Right -Of -Way will be maintained by the HOA, and the easement that connects the proposed trail to the existing trail network at the eastern boundary of the site will be maintained by the City of Yucaipa 611 Page
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5.0 Appendix
Property Owners
Yucaipa 52, LLC, 204 Valle Vista Ave, Monrovia, CA 91016 Thomas S. Fitzroy, 204 Valle Vista Ave, Monrovia, CA 91016; (626)827-4494 Ghulam Sarwar, 35112 Wildwood Canyon Rd, Yucaipa, CA 92399; (909)790-3810 Representatives
Premium Land Development, 108 Orange St #5, Redlands, CA 92373; (909)335-1665 Engineers and Consultants
Joseph Michael Long, P.E. No. 80591, 626 E State Street, Redlands, CA 92374; (909)963-9129 Sitetech Inc., P.O. Box 592, Highland, CA 92346 — (909)864-3180 LOR Geotechnical Group, INC., 6121 Quail Valley Ct, Riverside, CA 92507; (951)653-1760 Research Associates, 34850 Date Street, Yucaipa, CA 92399 631 Page
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all basi
off -site gradir
permit to be i
R L,
Vacar,
Tract Boundary
natural terrain
rear property line multi -purpose
O trail
existing ground
2:1
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:1
roposed slope
OG Slope Section a East Boundary
exist. drainage
course
native
vegetation
exist. ground
lettered lot D
proposed
landscape
multi -purpose
trail
house
proposed grade
�D Transition -Natural to 17eveloped
TENTATIVE TRACT MAP NO. 20375
For a 51 Lot Subdivision
11 r, r Entru Monument

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®Yucaipa midge road
uilding setback
Iding pad
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block wall
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ingress/egress R/I
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5' side setback 25' front setback
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10' side setback
Typical Building Envelope
WF ainage

R/W TYPICAL INTERIOR STREET
30'
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8' 2' N.T.S.
21'
8'
(e) a.c.lpavement (n) road widening (n) curb & multi -purpose trail gutter
®Yucaipa Ridge Road
00 iardino County)
t Residence
street tree location per landscape plan
Project Notes

REPRESENTATIVE
Premium Land Development
108 Orange Street, Suite 5
Redlands, CA 92373
(909) 570-9990

APPLICANT/OWNER
Yucaipa 52 LLC
2044 Vista Ave.

Monrovia, CA 91016

LEGAL DESCRIPTION
That portion of Yucaipa Valley colony Sudivision No. 2, as per plat recorded in Book 16, of Maps, Page 75, Records of San Bernardino County, described as follows:

APN 0320-161-08:

The North 636.7325 ft. and West 1163 ft. of the North 1/2 NW 1/4 SEC 19 Township 1S Range 1W APN 0320-161-09:

The West 1163 ft. of the North 112 NW 1/4 SEC 19 Township 1S Range 1W, Exceptthe North 636.7325 ft.

APN 0320-161-20:

The West 1163 ft of Lot 1 Block B measured to the centerline of Bryant St. (Yucaipa Ridge Road).

BRYANT ST 17.2 AC M/L

ASSESSORS PARCEL NUMBER
0320-161-08, 09 & 28

SITE ADDRESS
Yucaipa Ridge Road

GENERAL PLAN DESIGNATION
Rural Residential (RL-1)1 acre minimum lot size (no change proposed).

Planned Development Application to establish modified development standards pursuant to Dev. Code Section 84.0250.

Planned Development Land Use Plan to establish Single Family Residential, Rural Residential, & Open Space designations.

PROPOSED PROJECT
Establish a Planned Development to develop a 52-acre project area into 51 lots,12,000 sq. ft. min. lot size and a remainder parcel to be developed with a single family residence, with area set aside for natural open space.

Lettered Lots A-D for WQMP/Detention purposes & maintained by HOA.

Lettered Lot E for landscape screen purposes & maintained by HOA.

STATISTICAL SUMMARY
Lot Area (Gross): 2,265,991 s.f. 52.02 ac.

Lot Area (Net): 2,213,017 s.f. 50.8 ac.

Total Lots: 51
Gross Density: 0.98 d.u.'s/ac
New public streets length: 2,795 I.f.

1. No regulated trees or plants exist on site.

2. No portion of the site is subject to a flood hazard or overlay.

3. The tentative map includes the entire contiguous
ownership of the land divider.

4. Historical offsite drainage from adjacent properties is accepted by the project site and is transmitted through the project.

5. All streets and utilities to be public.

6. The average slope of feasible access route and feasible building site does not exceed 10%.

7. No above/below ground structures exist on site.

8. Subdivision to be recorded as a single phase.

SERVING UTILITIES:

Yucaipa Valley Water District
12770 2nd St.

Yucaipa, CA 92399
(909) 797-5117
Yucaipa Valley Water District
12770 2nd St.

Yucaipa, CA 92399
(909) 797-5117
Southern California Edison
287 Tennessee St.

Redlands, CA 92373
(909) 307-6748
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16 r-_Tmm
Southern California Gas Company
155 S. G St
San Bernardino, CA 92410
(909) 335-7915
Telephone
Frontier Communications
1500 Crafton Ave., Bldg. 125
Mentone, CA 92359
(909) 794-8293
CAN
Spectrum
1078 E. Hospitality Ln.

San Bernardino, CA 92408
(909)
Legend
Street Centerline
Lot Line
Tract Boundary
------------ Easement line
Building Setback Line
Building Envelope
Multi -purpose Trail Fence
Swale Flow Line
2:1 Graded Slope
Decomposed Granite Trail
oso Existing Contour Index
Proposed Contour Index
Project Site
IVY AVE.

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z 73
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w
CARTER ST.

Vicinity'Map
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Yucaipa City CouncilSeptember 12, 2022

Yucaipa City Council
September 12, 2022