Yucaipa City Council
October 24, 2022

Agenda Item 19

CITY OF YUCAIPA

AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services Benjamin J. Matlock, Planning Manager/City Planner
Christian Farmer, Assistant Planner ;;
FOR: City Council Meeting of October 24, 2022
SUBJECT: Case No. 21-202/GPA/CUP/ARC: A Minor General Plan Amendment to change the land use designation of a split -zoned parcel (APN 0318-011-48), currently designated as RS-20M (Single Residential) (1.43 acres) and CG (General Commercial) (4.5-acres), to a single land use designation of CG (General -- Commercial) totaling 5.93 acres, and a Conditional Use Permit and Architectural ` Review to permit for the construction of a secured -gated self -storage facility situated on two (2) parcels totaling approximately 6.25 acres and located on the west side llth Street, on the south side of Yucaipa Boulevard, 500 feet east of 12th Street and 470 feet north of Avenue D.

RECOMMENDATION:

That the City Council conduct a public hearing and consider the Planning Commission's recommendation to:

1. Adopt Resolution No. 2022-52, approving the minor General Plan Amendment / Land Use District Change of a property from RS-20M (Single -Residential, 20,000 square foot minimum lot size) to the land use designation of CG (General Commercial); and

2. Approve first reading, by the title only, as read by staff, of Ordinance No. 416, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and

3. Approve the Conditional Use Permit (Case No. 21-202), subject to the Conditions of Approval as contained in this Agenda Report; and

4. Adopt the Findings as contained in this Agenda Report; and

5. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and -335-

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City Council Meeting of October 24, 2022

6. Direct staff to file a Notice of Determination; and,

7. Review, and if it is considered acceptable, approve the architectural design and conceptual landscaping for the proposed Project.

BACKGROUND:

Surrounding Land Use
Area Land Use District Designations; Improvement Levels (IL); and existing land uses:

Location
Land Use District
Imp.

Levels
Existing Land Uses
Site
CG (General Commercial) and RS-
20M (Single -Family Residential,
20,000 s . ft. minimum lot size
IL-1
Vacant & existing office space
North
CG
IL-1
Commercial retail center
South
RS-20M
IL-1
Single-family residences
East
CG and RS-20M
IL-1
SFRs and retail uses
West
CG
IL-1
Hickory Ranch Steakhouse
DISCUSSION:

Prior Planning Commission Meetings:

The proposed project was discussed at the regular Planning Commission hearings of September 21", 2022, and October 5, 2022, and it was ultimately recommended for approval by City Council.

There were a number of public comments both for and against the project during the Public Hearing, with the discussion including: construction nuisances, traffic, appropriateness of the location, the benefits of having a storage facility, and the appropriateness of a General Plan Amendment to rezone this area.

Construction Nuisances: Discussions occurred regarding the nuisances caused by construction with specific concerns surrounding the dust created through construction and the noise generated. It should be noted that the noise and dust generated by construction is managed through the Conditions of Approval, AQMD Requirements, and the City's Municipal Code.

Try ic: Discussions surrounded the condition of the road and the impact of the vehicles traveling along 11 h Street as well as the traffic generated as a result of the new commercial facility. The proposed site has a primary entrance provided along Yucaipa Boulevard which is a three -lane road.

The site additionally provides two points of egress, one on Yucaipa Boulevard and one on 11t' Street, which would disperse outgoing traffic. Additionally, self -storage facilities are anticipated to generate fewer trips than most other commercial uses.
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U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

Appropriateness of the Location: Concerns were raised over the appropriateness of the proposed commercial use with the proximity to residential uses. It should be noted that the majority of the property is currently designated commercial, and the General Plan Amendment is proposed to simply align the boundary of the Land Use District with the parcel. Further, the proposed use of a self -storage facility can be anticipated to generate less activity than other potential commercial uses.

Viewshed: The speakers raised concerns over the loss of viewsheds. Although the maximum height permitted within the General Commercial Land Use District is 45 feet and 35 feet in the existing residential district, the peak height of the proposed development is nineteen (19) feet.

Additionally, the City of Yucaipa Municipal Code and General Plan does not protect viewsheds from private property.

Need for Storage Units and Support for the Project: A number of public speakers provided testimony which expressed their desire to see new storage units in the town, and detailed the difficulty of getting storage units, especially in urgent situations. During Commission deliberation, Commissioner Brizzee asked if this was the "highest and best use" for the land; the applicant maintained that there is a community need for self -storage and highlighted the visibility and access issues of the parcel for other commercial uses.

Appropriateness of a General Plan Amendment: The Planning Commission noted that the proposed General Plan Amendment associated with this Project was different than other General Plan Amendment Proposals due to the split -zoned nature of the subject parcel.

Location and SettinP
The Project site consists of one (1) undeveloped, disk -tilled parcel totaling 5.93 acres and one (1) commercially developed parcel totaling 0.34 acres. The Project is bordered by residences and an abandoned orchard to the west, residences to the south and east, and a commercial retail center to the north that is also adjacent to the Project's 0.34-acre developed parcel (APN 0318-011-07).

The Project topography is generally flat with a slight downward slope traversing from northeast to southwest with a high point elevation of 2,180 feet at the Project's northeastern boundary, and a low point elevation of 2,149 feet at the Project's southwestern boundary. The Project site, as observed from a site reconnaissance, contains grassy vegetation and appears to be disk graded on an annual basis for weed abatement purposes.
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U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

General Plan Amendment:

The proposed Project consists of a minor amendment to the City of Yucaipa General Plan ("GPA") to change the land use designation of a split -zoned parcel (APN 0318-011-48), currently designated RS-20M (Single Residential) (1.43 acres) and CG (General Commercial) (4.5-acres), to a single land use designation of CG (General Commercial) totaling 5.93-acres. The GPA is proposed to redesignate approximately 1.43 acres to correspond with the Project boundary and to allow for the ingress/egress required for the site and to provide for a single land use district for the entire Project.

The neighboring vacant RS-20M parcel will remain in the RS-20M land use designation for future development consistent with that District.

Pursuant to the City's development review procedures, the proposed minor General Plan Amendment is a policy decision to be considered by the City Council with recommendation from the Planning Commission, and in order to approve a change in the Land Use District Designation, certain Findings have to be made.
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U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

Conditional Use Permit
The proposed Project consists of a Conditional Use Permit (CUP) and Architectural Review (ARC) to permit for the construction of a secured -gated self -storage facility ("U-Stor-It") on two parcels totaling approximately 6.25 acres, located on the west side of IIth Street, south of Yucaipa Boulevard, 500 feet east of 12th Street and 470 feet north of Avenue D. The Project proposes the construction of one (1) rental office building (968 square feet), five (5) storage buildings totaling 146,700 square feet that contain 1,208 climate controlled self -storage units, and an open RV storage and parking area.

To establish the Project's main driveway access off of Yucaipa Boulevard, the Project will require the demolition and removal of three commercial buildings at 33075 Yucaipa Blvd. (APN 0318-011-07), which will then be improved with the construction of a new driveway and a rental office. For emergency access requirements, a secondary driveway will be constructed off of 1 lth Street. For onsite stormwater quality treatment, the Project will include a 0.20-acre stormwater retention/infiltration basin capable of retaining stormwater during a 100-year storm event that will be situated at the southwest corner of APN 0318-011-48. The Project's hours of operation will be between 9:30 am and 6:00 pm daily for the rental office, and access for the storage units will be between the hours of 6:00 am and 6:00 pm Monday through Friday and 6:00 am to 5:00 pm on the weekend. Prior to occupancy, the project will complete a lot merger to merge the two parcels.

Architectural Review
The applicant has submitted an architectural design package for the proposed self -storage warehouse and the preliminary landscape plan design for the overall site (attached) and requests City Council approval as required in the Conditions of Approval. The Project will be located -339-

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City Council Meeting of October 24, 2022

close in proximity to Yucaipa Boulevard; however, the proposed location of storage buildings will not be readily visible to motorists from Yucaipa Boulevard due to the proposed buildings situated behind of the existing commercial use buildings fronting Yucaipa Boulevard and the use of landscaping and a block wall. The Project's proposed 19-foot tall rental office would be the most visible building and would abut Yucaipa Boulevard and would incorporate architectural enhancements consisting of a raised parapet with green painted trimming, stone veneer siding, a steel framed canopy (painted green), false door panels (painted forest green), beige color stucco finish, and frontal landscaping planters. Because of the visibility from Yucaipa Boulevard, Building A and Building B would also incorporate architectural enhancements consisting of terra cotta hipped roof projections, stone veneer siding applied to loading bay and pedestrian door entries and terra cotta roofing parapet projections situated at northwest and northeast corners of the building. The proposed architectural design to both the rental office building and Building B Storage would assist in complimenting and enhancing the overall aesthetic appearance to the area. The remaining storage buildings are proposed to be built with tan, split face CMU block wall along the rear with metal panels along the front to match. The storage buildings are proposed to feature roll -up doors and standing seam metal roof to be painted in a forest green.

SELF W GE
OFFICE • NORTH ELEVATION �, 4Ff1GE • YI�EST LLEVATION
U-Stor-It Rental Office
Yucaipa Boulevard View
The preliminary landscaping plan has been designed to complement the building design and provide a visual screen along the perimeter of the site. The proposed Project includes drought tolerant ornamental landscaping that would cover 25.9 percent of the site. Proposed landscaping would include perimeter planting of 36-inch box trees, 15-gallon trees, various shrubs, and -340-

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City Council Meeting of October 24, 2022

groundcover to screen the proposed buildings, infiltration/detention basin, and parking and loading areas from the viewpoints along Yucaipa Boulevard and llth Street. The landscaping has been conditioned to meet the City's Water Conservation Ordinance and will be subject to review by the City's contract Landscape Architect.

Internal Circulation:

An internal circulation design will be provided throughout the site for vehicles and pedestrians.

Off-street parking will be provided throughout the site and will exceed the parking and loading requirement specified in the Yucaipa Development Code. Driveways for vehicles entering and leaving the development would be provided along Yucaipa Boulevard, with a secondary emergency access easement through the adjacent shopping center, and an egress only lane on 11 th Street.

Roadway Improvements:

The majority of the roadway improvements along the site frontage have been previously constructed along Yucaipa Boulevard. Any remaining street frontage areas, including along llth Street, would be conditioned to be developed during the construction of the Project. In addition, the construction of driveways for the site would also be the responsibility of the applicant.

Demolition Permit:

The three (3) commercial buildings currently located 33063 Yucaipa Blvd would be demolished in order to accommodate the development.
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U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

Consistency with the General Plan and Development Code
The proposed Project is mostly located within the CG (General Commercial) Land Use District.

The table below provides an evaluation of the proposed Project's consistency with adopted development standards with the City Development Code provided the General Plan Amendment is approved.

COMPLIANCE WITH GENERAL

CRITERIA

PROPOSAL

PLAN AND DEVELOPMENT
CODE'
Land Use
Wholesale/Warehouse Operations
Yes: CG standards for allow such
warehousing
Building
The tallest portion of the building
Yes: CG Development standards
Height
reaches a height of 18'.
allow a building height of 45 feet.

Building and
. Building Coverage:

Yes: CG Development standards
Lot
Approximately 34.7 percent.
allow a building coverage of 60
Coverage
• Site Coverage: Approximately
percent and 90 percent coverage for

74.1 percent.
buildings and paved surfaces,
respectively.

Landscaping
• Site Landscaping: 70,650 square
Yes: A minimum of 10 percent of the
feet or approximately 26 percent
site must be landscaped.
of the project site is landscaped.

Building
Building Setback
Yes: CG Development standards are
Setback
• Front Yard: 30 Feet
as follows:
• East Side Yard: 10 Feet
• Front Yard Setback: 15 Feet
• West Side Yard: 10 Feet
• Side Yard Setbacks: 0 Feet
• Rear Yard: 15 Feet
(when adjacent to a
commercial or industrial land
use district)
• Rear Yard Setbacks: 15 Feet
Parking
• 22 total parking spaces
Yes: The Development Code requires
Spaces
the following:
• 4 parking spaces
The proposed Project supports a number of General Plan policies. These include the following:

CDL-1.2 Places for Commerce. Provide sites for a range of commercial uses, including shopping, dining, entertainment, and offices that provide a strong employment base and offer local services; improve commercial properties along I-10 through infrastructure, aesthetics, and development strategies.

I Compliance provided if the General Plan Amendment is approved -342-

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City Council Meeting of October 24, 2022

• CDL-10.1 Development Review. Implement and adhere to development review procedures and design guidelines in the City of Yucaipa Municipal Code that advance the visual quality of the community.
• CDL-10.3 Site Planning. Identify and preserve the positive characteristics and features of a site, such as viewsheds, heritage trees, and rock outcroppings, during the design and development of new projects.
• CDL-10.4 Design Variation. Encourage identifiable architectural designs, design variations, and well -planned projects that are visually interesting, neighborhood or district oriented, and well integrated with the surroundings. • CDL-10.7 Basins. Design retention/detention basins to be visually attractive, with natural landscaping and a public use component such as trails, and well integrated with any associated project and with adjacent land uses.
• CDL-10.9 Building Materials. Use high -quality, natural building materials that evoke a sense of quality and permanence, such as stucco, plaster, stone, and wood; natural colors and textures are preferred.
• CDL-10.12 Architectural Detail. While recognizing sensitivity to budget, require publicly visible sides of a building to contain architectural detail and fagade articulation, strong patterns of shade and shadow, and integrated architectural detail; blank walls are discouraged.

Environmental Review
The Initial Study prepared for this proposal, which was made available for comment for 20 days beginning on July 15, 2022 and ending on August 4, 2022, considers the potential environmental impacts that could occur as a result of the Project. The Initial Study was provided to the State Clearinghouse and was made available to the public through a hardcopy form at City Hall and as a digital file on the City's website.

To support the analysis for the Project, several technical studies, including an Air Quality and Greenhouse Gas Analysis, Geotechnical Study, Phase I and II Site Assessment, Parking Study, and Drainage Study were prepared. Based on the trip generation analysis through the ITE Trip Generation Manual and the City of Yucaipa VMT and Traffic Impact Analysis Guidelines, this project screens out of any required analysis due to the apparent low trip generation and its function as a community serving commercial Project. Based upon the analysis, all available evidence indicates that any adverse impacts that could occur can be mitigated to a less -than - significant level, and consequently, the Planning Commission recommended the adoption of a Mitigated Negative Declaration. Notable measures include protocols for tribal monitors, the procedure for any inadvertent cultural resource discoveries, and the biological protocols for nesting birds. No comments were received during the public notice period.

Processinz and Procedural Actions
Notices of the Project were sent to all surrounding property owners within a 300-foot radius of the Project site, and two written responses were received. One response was from the owner selling one of the properties for the project, indicating that storage would be a welcome use -343-

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City Council Meeting of October 24, 2022

given the lack of self -storage facilities in the area. Another comment letter was received by the property to the east, with concerns over the impact of the development to their property.

Concerns included the site safety, fencing, hours of use, fencing, landscaping, lighting, construction impacts and the impact on property values. The concerned party did contact the developer, who made minor changes to the site in order to mitigate some of the concerns.

Additionally, the City has standard Conditions of Approval which will mitigate some of the concerns. It should be noted that self -storage uses by nature tend to have less operational impacts on the surrounding area, and their property will be further mitigated by a buffer residential parcel that is located between their property and the Project.

CONCLUSION:

With approval of the General Plan Amendment to modify the CG Land Use District Boundary to align with the project footprint, the proposed Conditional Use Permit would be consistent with the Yucaipa General Plan, Development Code, and adopted standards. Appropriate Conditions of Approval have been applied to the project to ensure compliance with City, state, and federal regulations. The required findings for approval of the Conditional Use Permit and General Plan Amendment have been made and are attached and have been recommended by the Planning Commission.

FISCAL IMPACT:

Based on a net 145,000 square feet of commercial development on 5.93 acres, the Project can be expected to generate $545,918.11 in Development Impact Fees, using the current fee schedule, as follows:

Drainage Facilities: $88,235.20
Traffic Facilities: $334,123.89
Public Facilities: $46,259.51
Fire Facilities: $77,299.50
TOTAL: $545,918.11
Attachments: General Plan Amendment Findings
Land Use District & Location Map
Site photos
Conditions of Approval
Resolution No. 2022-52
Ordinance No. 416
Comment Letters Received
Minutes from the Planning Commission of September 21, 2022 Minutes from the Planning Commission of October 5, 2022 Mitigation Monitoring and Reporting Program
Environmental Initial Study (attachments provided online:
https://yucaipa.org/enviroiunental-review/ )
Project Plans
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Approved by:
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U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

FINDINGS: GENERAL PLAN AMENDMENT NO.21-202
The Initial Study prepared for this proposal adequately discusses the potential impacts of the Project and indicates that all potentially significant environmental impacts that could occur are at a level that is considered to be less -than -significant. The Project will not have a significant adverse effect on the environment.

2. The proposed General Plan Amendment has been referred to the public water purveyor, and pursuant to the Governmental Code Section 65958.1, an adequate water supply exists or is planned that will serve any future project that could be proposed.

3. The proposed Land Use District Change is in the public interest, there will be a community benefit, and other existing and permitted uses will not be compromised, because the change will result in enhanced land use compatibility and align to the proposed development proposed at the City's entry along Yucaipa Boulevard.

4. The proposed Land Use District Change is consistent with the goals and policies of the General Plan, and it will provide for a reasonable and logical extension of the existing land use pattern in the surrounding area, because the General Commercial is presently adjacent to the area subject to the General Plan Amendment, and the change in the Land Use District will maintain a uniformity of land uses that corresponds to the site plan for the commercial development.

5. The proposed Land Use District Change does not conflict with provisions of this Code, or any applicable specific plan, because it will provide compatibility with the surrounding land use designations, and all applicable residential development standards and would be implemented by future projects, including the proposed Land Use Compliance Review. The subject property is also not located in a specific plan.

6. The proposed Land Use District Change will not have a substantial adverse effect on surrounding property, because any future residential development will be designed and constructed to mitigate any adverse conditions, and appropriate public improvements will be required to provide sufficient capacity in the infrastructure required to support the development. -346-

U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

FINDINGS: CONDITIONAL USE PERMIT NO.21-202

1. The Initial Study prepared for this proposal adequately discusses the potential impacts of the Project and indicates that all potentially significant environmental impacts that could occur are at a level that is considered to be less -than -significant. The Project will not have a significant adverse effect on the environment.

2. The site for the proposed use is adequate in size and shape to accommodate the proposed use and all yards, open spaces, setbacks, walls and fences, parking areas, landscaping, and other features pertaining to the application, because the site is large enough and the design is configured to accommodate the proposed Project and accompanying features.

3. The site for the proposed use has adequate access, meaning that the site design incorporates appropriate street and highway limitations, because the ingress and egress along Yucaipa Boulevard and I Vh Street and contains appropriate internal driveway circulation.

4. The proposed use will not have a substantial adverse effect on abutting property or the permitted use thereof, meaning that the use will not generate excessive noise, vibration, traffic, or other disturbances, because: 1) The Project design provides for adequate building setbacks, which are greater than those required within the City's standard commercial land use districts; 2) The proposed storage facility complies with City development standards; 3) Improvements have been conditioned to occur prior to occupancy; 4) Existing access has been provided along Yucaipa Boulevard and 111h Street; and; 5) Adequate on -site landscaping is proposed along the property lines adjacent to more sensitive land uses, and on - site. In addition, the use will not substantially interfere with the present or future ability to use solar energy systems because the height of the proposed buildings will not substantially hinder the use of such devices on surrounding properties.

5. The proposed uses are consistent, subject to approval of the General Plan Amendment, with the goals, policies, standards, and maps of the General Plan and any applicable plan, because the proposed Project and associated uses are permitted in the General Commercial Land Use District of the Yucaipa General Plan and the proposed Development Agreement does not involve improvements or activities inconsistent with adopted plans.

6. The lawful conditions stated in the approval are deemed necessary to protect the public health, safety, and general welfare, because they ensure adequate circulation, drainage, and compatibility with surrounding land uses.

7. The design of the site has considered the potential for the use of solar energy systems and passive or natural heating and cooling opportunities, because there are no obstructions to the collection of solar energy or the natural movement of wind toward or around surrounding properties.
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U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

LAND USE: GENERAL COMMERCIAL (CG & RS-20M)
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LOCATION

U-Stor-It (Case No. 21-202/GPA/CUP/ARC)
City Council Meeting of October 24, 2022

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SITE PHOTOS
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Capital Funds, LLC Page 1
Case No. 21-202/GPA/CUP/ARC
Conditions of Approval; 10-24-2022

CONDITIONAL USE PERMIT
ON -GOING CONDITIONS/GENERAL REQUIREMENTS:

PLANNING DIVISION (909) 797-2489 EXT. 224
This Conditional Use Permit and Architectural review is for the construction of a secured -gated self -storage facility. This Project includes a proposed General Plan Amendment to change the land use designation of a split -zoned parcel currently designated as CG (General Commercial) and RS-20M (Single - Residential, 20,000 square foot minimum) to a single land use district of CG. The storage facility is to include the construction of one (1) office building (968 square feet), five (5) storage buildings totaling 146,700 square feet that contain 1,208 climate controlled self -storage units, and an accessory RV storage and parking area situated on two (2) parcels totaling approximately 6.25 acres and located on the west side 11th Street, on the south side of Yucaipa Boulevard. Any alteration or expansion of these facilities, or increase in the developed area of the site from that shown on the approved site plan, may require the submission of a new application or an additional application for Revisions for review and approval.

2. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any claim, action or proceeding attacking or seeking to set aside, void or annul the approval of all or part of the matters applied for, or any other claim, action or proceeding relating to or arising out of such approval. This obligation includes the obligation to reimburse the City, its agents, officers and employees for any court costs or attorney fees which the City, its agents, officers, or employees are required by a court to pay as a result of such claim, action or proceeding. The City agrees to notify the applicant of any such claim, action or proceeding promptly after the City becomes aware of it.

The City may participate in the defense of the claim, action or proceeding, but such participation will not relieve the applicant of applicant's defense and indemnification obligations, including City expenses.

3. This Conditional Use Permit shall become null and void if all conditions have not been complied with and the occupancy or use of the land has not taken place within three (3) years of the date of approval. One extension of time, not to exceed three (3) years, may be granted upon written request and submittal of the appropriate fee not less than 30 days prior to the date of expiration. PLEASE NOTE: this will be the only notice given for the above specified expiration date.

The applicant is responsible for the initiation of an extension request.

4. The applicant/owner shall pay a fee of $2,548.00, pursuant to Senate Bill 1535.

This fee shall be submitted to the Planning Division within three (3) days after the effective date of conditional approval along with a $50.00 administrative handling fee required by the Clerk. Payments shall be made with a Check, Money Order -350-

Capital Funds, LLC
Case No. 21-202/GPA/CUP/ARC
Conditions of Approval; 10-24-2022

or Cashier's Check for $2,598.00 made payable to the "Clerk of the Board". The Planning Division shall then file the Notice of Determination within three (3) days after the effective date of conditional approval. The applicant should be aware that Section 21089(b) of the Public Resources Code provides that any project approved under CEQA is not operative, vested or final until the required fee is paid. Proof of fee payment will be required prior to issuance of building permits.

All conditions of this Conditional Use Permit are continuing conditions. Failure of the applicant and/or operator to comply with any or all of said conditions at any time may result in the revocation of the permit granted to use the property.

5. The applicant/owner shall maintain in good condition at all times all permanent plantings as identified on the approved landscape plan.

6. All new utility lines shall be placed underground. Existing overhead distribution lines shall be placed underground when four (4) or more utility poles on the same street are located on or adjacent to the project site.

7. Mail delivery shall be by neighborhood boxes or other delivery as approved by the U.S. Postal Service.

8. All signs proposed by this project may only be lit by steady, stationary, shielded light directed at the sign, by light inside the sign, by direct stationary neon lighting or by an alternating lighting system that changes no more than once per hour.

The glare from the luminous source shall not exceed one-half (0.5) foot candle.

9. Parking and on -site circulation requirements shall be maintained at all times.

A. Any occupancies which require additional parking that has not been provided for through this Conditional Use Permit, such as restaurants or places where food or refreshments are dispensed which have seating, shall not be approved until an application for revision is submitted for review and approval showing the additional parking.

B. All markings to include parking spaces, directional designations, "No Parking" designations, and "Fire Lane" designations shall be clearly defined and said markings shall be maintained in good condition at all times.

C. Parking and site circulation surfaces (City Road Specification #39) shall be maintained in good condition at all times.

10. Noise levels shall not exceed City Standards as required by Development Code Section 87.0905(b).

11. Commercial storage of vehicles will be constrained to the spaces denoted on the site plan for that storage.
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Case No. 21-202/GPA/CUP/ARC
Conditions of Approval, 10-24-2022

12. All refuse generated at the premises shall at all times be stored in approved containers and shall be placed in a manner so that visual and public health nuisances are minimized.

13. All refuse containing garbage shall be removed from the premises at least two times per week in conformance with Municipal Code Section 8.24.030(B).

14. The applicant shall implement the approved "Solid Waste Recycling Plan" for any new commercial, industrial, or institutional uses located on the property. The developer and all occupants of the property shall make a good faith effort to fully comply with each component of the approved Plan. Any proposed revision to this Plan shall be subject to the review and approval of Yucaipa Disposal, Inc. (909) 797-9125.

15. Developers of commercial/industrial/institutional projects shall attempt to ensure that at least 20% of the total cost of the project shall be spent with Yucaipa businesses and/or the hiring of Yucaipa residents.

16. The project site shall remain in full compliance with all City Sign Regulations at all times.

17. The applicant/property owner shall be required to apply an anti -graffiti coating, and/or provide a landscape design of a type and nature that is acceptable to the City Planner, to each of the publicly viewable surfaces deemed by the City Planner to be likely to attract graffiti.

18. The applicant/property owner, and any and all successors in interest, shall for ten (10) years after the issuance of a Certificate of Occupancy, provide the City with sufficient matching paint and/or anti -graffiti coating on demand for use in the painting over or removal of graffiti from any designated graffiti attracting surfaces.

19. The project shall implement the applicable mitigation measures listed in the Mitigation Monitoring and Reporting Program.

CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246

20. This project is protected by the Yucaipa Fire Department/California Department of Forestry and Fire Protection. Prior to any construction occurring on any parcel, the applicant shall contact the Fire Marshall for verification of current fire protection development requirements. All new construction shall comply with the adopted Uniform Fire Code and all applicable statutes, codes, ordinances, standards and policies of the Yucaipa Fire Department/CDF.

21. This project is in Fire Safety Review Area 2. This is a high fire hazard area. This project shall comply with the construction and development standards for a FR-2 Area. Contact the Building and Safety Division for FR-2 construction and development standards.
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Capital Funds, LLC
Case No. 21-202/GPA/CUP/ARC
Conditions of Approval; 10-24-2022

22. Fire Department access roadways and/or public/private streets and driveways shall not exceed 12% grade (please note: Engineering Division requirements may be more restrictive).

23. Required fire flow for this project, as determined by I.S.O. Formula, is as follows:
gpm = 1,500; at 20 psi residual; for 2 hour duration. System shall be looped with minimum eight (8) inch mains; six (6) inch laterals; six (6) inch risers; six (6) inch diameter hydrants with one 2 Y2" outlet and one 4" outlet.

24. Approved fire hydrant capable of supplying required fire flow shall be provided to all premises upon which facilities, buildings, or portions of buildings are constructed or moved within the jurisdiction. When any portion of the facility or building protected is in excess of 400 feet from a fire hydrant on a public street, as measured by an approved route around the exterior of the facility or building, additional fire hydrants meeting the required fire flow shall be provided.

ENGINEERING DIVISION (909) 797-2489 EXT. 228

25. Submit WQMP Plan for Approval

26. Applicant shall demonstrate that the site does not create concentrated discharges to adjacent properties and/or public right-of-way in excess of historical flows. If project does create concentrated or sheet flows off -site that are greater than historical, the applicant shall demonstrate that the downstream facilities can accommodate flows; otherwise, applicant shall provide on -site detention for excess flows in accordance with the approved WQMP.

27. Road sections within and/or bordering the project shall be designed and constructed with curbs, gutters, and sidewalks to City Road Standards, and in accordance with the General Plan Circulation Element.

28. Final improvement plans and profiles shall indicate the location of any existing utility facility which would affect construction. Existing utility poles shall be shown on the improvement plans and relocated as necessary without cost to the City.

29. Continuous water spraying or other approved methods must be used during grading operations to control fugitive dust.

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A GRADING PERMIT:

PLANNING DIVISION (909) 797-2489 EXT. 224

30. Grading permits shall not be issued for any areas to be graded and remain undeveloped until a revegetation plan is approved by the Planning Division, and until bonds are posted for revegetation.
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31. The project shall implement the applicable mitigation measures listed in the Mitigation Monitoring and Reporting Program.

ENGINEERING DIVISION (909) 797-2489 EXT. 228

32. Applicant shall submit a Notice of Intent and comply with the requirements of the General Construction Activity Storm Water Permit from the State Water Resources Control Board if the project site is 1 acre or greater. In addition, the Storm Water Pollution Prevention Plan (SWPPP) is required to be submitted to the City Engineer for review and approval.

33. Groundwater pollution from urban run-off water generated by the project shall be mitigated using various structural and non-structural best management practices (BMPs), per the requirements of the California Regional Water Quality Control Board, Santa Ana Region and/or as indicated in the "New Development/Redevelopment Guidelines." All provisions of the Water Quality Management Plan (WQMP) consistent with the 2010 MS4 permit, and the most recent regulatory mandates shall be met.

34. The applicant shall provide documentation indicating that the WQMP, grading plan, erosion control plan and landscape plan are consistent with each other. The documentation shall indicate that each document has been reviewed by the applicant for consistency.

35. The applicant's plans indicate approximately 74.1 % of the site to be improved with impervious surfaces. Design features shall be included to direct storm water run-off flows into landscaped pervious areas before any run-off flows into public rights -of -way.

36. In addition to the drainage, traffic related, or other requirements stated herein, other "on -site" or "off -site" improvements may be required which cannot be determined from tentative plans at this time and would have to be reviewed after more complete improvement plans and profiles have been submitted to the City Engineer.

37. Existing City roads which will require reconstruction shall remain open for traffic at all times, with adequate detours, during actual construction. A cash deposit may be required to cover the cost of grading and paving. Upon completion of the grading and paving to the satisfaction of the Engineering Division, the cash deposit will be refunded.

38. Prior to signing of the improvement plans, any proposed grading within the road right-of-way shall be done under the direction of a Soils Testing Engineer, hired by the applicant. Compaction tests of embankment construction, trench backfill, and all subgrades shall be performed at no cost to the City. Prior to placement of any base materials, and/or paving, a written report shall be submitted by the applicant's engineer to the City Engineer for review and approval. -354-

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39. A topographic map shall be provided to facilitate the design and review of necessary drainage facilities at the time the site is developed.

40. Additional 3-foot dedication is required to provide for a 33-foot half -width right-of- way. A copy of the Grant Deed for all properties affected by this requirement must be submitted to the City Engineer prior to document preparation.

41. 11th shall be designed as a water -carrying street and its water carrying capacity shall be maintained.

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A BUILDING PERMIT:

BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 225

42. This project will require one or more building permits. Permits will require a complete permit application and complete building plans to be submitted for approval prior to commencement of work.

43. The site shall be developed in compliance with all current model codes in effect at the time of building permit submittal. All plans shall be designed in compliance with the latest editions of the California Building Codes as adopted by the City of Yucaipa.

44. Three (3) copies of the grading plan shall be submitted to the Building and Safety Division for review and approval. A copy of the grading plan shall be submitted to the Planning Division when graded slopes exceed five (5) feet in height. All on -site cut and fill slopes shall:

A. Be a part of the downhill lot when between individual lots, or as approved by the City Planner and City Engineer.

B. Incorporate recommendations of the approved geology and soils reports.

C. Be contour graded to blend with existing natural contours.

D. Be limited to a maximum slope ratio of two -to -one (2:1) and a maximum vertical height of thirty (30) feet. Setbacks from the top and bottoms of slopes shall be a minimum of one-half (1/2) the slope height or per CBC.

E. Preclude damage to the site and downstream properties during heavy storm run-off, especially during the construction stage by including a stringent slope, erosion, and sediment control program on the proposed grading plan. Any such damage allowed to occur will be the responsibility of the applicant.
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G. Provide letters of consent from adjacent property owners for proposed offsite grading.

45. Site Facilities such as parking (open and covered), recreation facilities, and trash dumpsters, shall be accessible per California Building Code (CBC) 11A, 11 B and 31 B.

46. Buildings on the site shall be accessible per California Building Code (CBC) 11 B.

47. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licenses architect or engineer.

48. Separate submittals and permits are required for all accessory structures such as but not limited to trash enclosures, patios, block walls, and storage buildings.

49. The perimeter of the jobsite shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place. All construction entrances/exits shall be approved in advance by city personnel.

50. Government Code Section 65850.2 (AB 3205) requires the City to not issue the final certificate of occupancy unless the applicant has met or is meeting the requirements of the South Coast Air Quality Management District. The applicant shall complete the Air Quality Permit Checklist (available at front counter) to determine whether air quality permits are required for any equipment that may be operated at the site (for non-residential buildings).

South Coast Air Quality Management District
21865 Copely Drive
Diamond Bar, CA 91765-4182
(800) 388-2121

51. If applicable, a tree removal plan, permit and preconstruction inspection, in compliance with the City's Plant Protection and Management Ordinance, shall be approved prior to any land disturbance and/or removal of any trees or plants.

52. Three (3) copies of a landscape and irrigation plan prepared by a Registered Landscape Architect for the planting (drought tolerant landscaping shall be utilized to minimize water consumption) and permanent irrigation system for the development, including setback areas and parkways, shall be submitted to the Building & Safety Division for review and approval. Said plans must be consistent with the City of Yucaipa Landscape Design and Installation Guidelines and include the following details:

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to be shown on the plan and screened with landscaping and/or decorative fencing/trim.

B. A permanent automatically -controlled irrigation system.

C. Landscaping shall consist of drought tolerant vegetation appropriate to the local climate. Trees, shrubs and ground covers in the following quantities shall be required as follows:

1. Tree planting (15-gallon size):
a. 1 for each 600 sq. ft. of total landscaped
area (one required, minimum);
b. 80% of total trees required to be 15 gallon.

C. 1 for every 12 parking stalls.

2. 24-to-96-inch box trees:
a. 20% of total trees required (one required, minimum).

3. Tree Spacing/location:
a. small trees: 20 feet O.C. max.
b. large trees: 30 feet O.C. max.

C. street trees: 15 gal. min./30 feet O.C. max.
d. min. 6 feet from curbs, paving and sidewalks.
trees in parkway between sidewalk and curb
shall be provided with a linear root barrier.

4. 5-gallon shrubs:
a. 60% of total shrubs required to be 5 gallon;
b. 10 for each 300 sq. ft. of landscaped area.

5. 1-gallon shrubs:
a. 40% of total shrubs required.

6. Ground Cover:
a. Drought tolerant adapted when mature, or native;
b. Maximum spacing: 12 inches O.C., or as suitable for planting material;
C. Hydroseeding (establish recommended mixture); specify weight or volume per unit area.
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D. Parking/vehicular circulation areas screened with landscaped berms adjacent to streets.

E. Landscape detail of trash enclosures, to be located within 200 ft. of building pad.

F. All walls and fences shall be shown, at the top of slope (if applicable), with the style, design, materials, and colors indicated.

G. Design features to direct storm water run-off into landscaped pervious areas to achieve percolation into the ground before run-off flows reach the public right-of-way of Yucaipa Boulevard and 11th Street.

H. Detector -check valve assembly screening and camouflage, which shall include landscaped berms and/or depressions, shrub screening, and the painting of the equipment to match the landscaping. The height of the equipment shall not exceed the minimum ground clearance established by the applicable code. It is not permitted to be located within the front yard building setback area, unless otherwise approved by City Inspector.

ENGINEERING DIVISION (909) 797-2489 EXT. 228

53. Submit engineered road improvement plans to the City Engineer.

54. The WQMP shall be approved, and the developer shall provide a financial mechanism for the maintenance of the detention basins which shall be set in place and approved by the City Engineer. The WQMP maintenance agreement shall be executed and recorded by the applicant.

PLANNING DIVISION (909) 797-2489 EXT. 224

55. The enrollment of the Yucaipa Joint Unified School District is severely impacted by new development. To mitigate the impact of this project, developer shall pay such taxes as are required by the Yucaipa Joint Unified School District Community Facilities District No. 1, and any other fees assessed by Government Code Section 53080, and 65995-65997.

56. The City of Yucaipa has implemented development impact fees for various infrastructure and capital facilities needs generated by new development. These fees will provide for various capital facilities including, but not limited to, roads, parks, flood control and drainage, public facilities, and firefighting facilities. This project shall be subject to all such development impact fees which are in effect at the time building permits are issued.
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57. The applicant/owner shall process a Condition Compliance Review through the City for verification of conditions prior to the issuance of building permits.

58. Water service shall be by Western Heights Water Company. The Western Heights Water Company letter dated 12/1/2021 is included as a Condition of Approval. Submit evidence of service to Building and Safety at time of Condition Compliance review.

59. Sewage disposal shall be by Yucaipa Valley Water District. The Yucaipa Valley Water District letter dated 12/1/2021 is included as a Condition of Approval.

Submit evidence of service to Building and Safety at time of Condition Compliance review.

60. Prior to building permit, applicant shall submit a report for risk assessment of potential health hazards from exposure to hazardous materials. For information, contact County Fire Department/Hazardous Materials Division/Local Oversite Program at (909) 386-8401.

61. Verification of application for sign registration and plot plan approval by the Planning Division must be submitted prior to the issuance of a building permit for the installation, wiring, remodeling or reconstruction of any sign or portion thereof which requires a building permit.

62. The applicant shall submit a "Solid Waste Recycling Plan" for review and approval. This Plan shall address two (2) principal recycling programs: 1) the recycling of construction waste/debris during the demolition and/or development phase of the project, and 2) the recycling of the solid waste that is generated daily by each proposed use during the operational phase of the project. The construction waste component shall include: complete information on the individual or firm that will be responsible for implementing the recycling plan; complete information on all proposed recycling facilities that will receive waste products; and estimates of the volume or weight of each type of material that will be recycled. The operational waste component shall include: complete information on the location, access, sizes, and numbers of solid waste and recycling bins needed to serve each proposed use that is located within the project. For information on the types of waste disposal services that are available, you may contact Yucaipa Disposal, Inc. at (909) 797-9125 for assistance.

63. Proof of fee payment of Fish and Game fees and/or County Administrative handling fees pursuant to California State Assembly Bill 3158 shall be submitted.

64. Provide detailed building elevations including materials, finishes, colors, and signage for all buildings for Planning Division review and approval prior to issuance of building permits. Building elevations shall be consistent with those approved by the Planning Commission.
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65. The applicant/property owner shall grant to the City, in writing, the irrevocable right of entry over, and access to, such property, upon twenty-four (24) hours' posted notice, by authorized City employees or agents, for the purpose of removing or painting over graffiti on any designated graffiti attracting surfaces.

66. The project shall implement the applicable mitigation measures listed in the Mitigation Monitoring and Reporting Program.

CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246

67. Applicant -developer shall provide the Fire Department with a letter from the water company serving the project -development, verifying that financial arrangements have been made and bonds posted for the required Fire Department approved water improvements.

68. A fuel break of one hundred (100) feet (brush and weed clearance) is required prior to construction. The clearance shall be maintained on a year-round basis.

69. Fire hydrants shall be installed and operational as per approved water system delivery plans prior to any framing, construction, or delivery of combustible materials to project site.

SUBJECT PROPERTY SHALL NOT BE OCCUPIED AND/OR USED FOR

PURPOSES APPLIED FOR UNTIL THE FOLLOWING CONDITIONS
HAVE BEEN MET:

CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246

70. Fire Department access roadways and/or public/private streets exceeding one hundred fifty (150) feet in length shall have a Fire Department approved turn- around at the terminus (cul-de-sac). Minimum radius shall be not less than 40 feet.

71. Driveways exceeding 150 feet shall have a Fire Department approved turn- around at the terminus (hammer -head tee).

72. Fire Department access roadways and/or public/private streets and driveways shall extend to within one hundred fifty (150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building. An access road, approved by the Fire Department, shall be provided to within fifty (50) feet of all structures when the natural grade between access road and structure is in excess of 30%. Where an approved access road cannot be provided, a fire protection system shall be required and approved by the Fire Department.

73. The Development and/or project, and each phase thereof, shall have a minimum of two (2) remote points of access, including a secondary access, for fire and -360-

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other emergency equipment and for routes of escape which will safely handle evacuations.

74. Manual operated gates across Fire Department access roadways, public and/or private streets and driveways, shall be equipped with approved emergency key - operated ("Knox" type) locks. For automatic gates, a "Knox" keyed emergency access switch shall be installed at location determined by Fire Department, and shall over -ride all command functions and open gate automatically upon activation. All automatic gates shall have a manual over -ride for use during loss of electric power. "Knox box" request forms are available from the Fire Department.

75. Address numbers shall be placed on all new and existing commercial and multi- family residential structures in such a manner as to be plainly visible and legible from the access roadway or street. Structures shall have numbers of 8" height, 3/8" stroke on contrasting background. Address numbers shall be illuminated so as to be visible and legible from access roadway or street. Industrial occupancies shall have address numbers of 12" height, '/2" stroke and shall be illuminated so as to be visible and legible from access roadway or street. Where structure setback exceeds one hundred (100) feet from the access roadway or street, additional non -illuminated numbers 6" in height, 3/8" stroke, on contrasting background shall be displayed at property access entrance.

76. "No Parking — Fire Lane" signs shall be posted at locations designated by Fire Department. Fire lane curbs shall be painted red with white letters stating "No Parking — Fire Lane".

77. On -site fire hydrants capable of supplying the required fire flow shall be installed at locations identified by the Fire Marshall. System shall be looped with minimum eight (8) inch mains; six (6) inch laterals; six (6) inch risers; six (6) inch diameter hydrants with one 2'/2" outlet and one 4" outlet.

78. Approved fire hydrant pavement markers shall be installed.

79. Automatic fire sprinklers shall be installed according to NFPA 13 and Fire Department requirements. Submit three (3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored (if any), for Fire Department review and approval prior to any installation. Submit copy of California C-16 license.

80. Automatic fire sprinkler control devices (P.I.V. & O.S.&Y.) shall be visible from Fire Department access roadway, and identify system being controlled and address of structure. Fire Department Connection (FDC) shall be located no closer than fifty (50) feet and not to exceed one hundred fifty (150) feet from structure. Required fire hydrant shall have a maximum distance from FDC of thirty (30) feet. FDC shall identify address and system of structure being protected.
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81. A minimum of one 2A-10BC fire extinguisher shall be installed for each 3,000 sq. ft. of floor area. Travel distance to any one fire extinguisher shall not exceed 75 feet. Additional fire extinguishers, size and class to be determined by Fire Department, may be required. Fire extinguishers shall be serviced annually and shall have a current sfm service tag attached.

82. An automatic fire detection and alarm system meeting the requirements of CFC Article 10, CBC and NFPA 72 shall be installed. Three (3) sets of shop plans with material cut sheets and calculations shall be submitted to the Fire Department for review and approval prior to installation.

83. A class "A" roof covering structure with "bird stops" shall be installed.

84. The main electrical panel and all sub -panels shall be labeled on inside cover for all circuits.

85. Water heater (fuel fired) shall be property vented to exterior of structure. Water heater shall be seismic strapped to wall and be located 18" above a garage floor.

86. Commercial and industrial structures/occupancies and gated complexes shall have a "Knox box" system installed on the exterior of the buildings or complex.

Location of device to be determined by the Fire Department. The box shall contain keys necessary to gain access and may contain pre -plans and msds information as required by the Fire Department.

87. Commercial exit requirements:

A. Required exit doors shall be maintained in an operable condition at all times.

B. Required exit doors shall swing outward and away in the direction of exit travel.

C. Obstructions shall not be placed in the required width of an exit. Exits shall not be blocked or locked shut or obstructed in any manner during business hours.

D. Exit paths shall be illuminated when structure is occupied.

E. Exit path illumination shall be supplied from two (2) sources of power when occupant load is one hundred (100) persons or more.

F. When exit way/exit pathway and/or exit doorway is not easily identified, additional exit signs shall be installed.

G. Exit signs shall be internally or externally illuminated by two lamps or shall be of the self -luminous type.
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88. Submit to Fire Marshal's office building and/or structure plans for Fire Department Review.

ENGINEERING DIVISION (909) 797-2489 EXT. 228

89. Construct curb and gutter (with match -up paving) 22 feet from centerline.

90. Construct sidewalk adjacent to site with landscaped parkway.

91. Construct driveway approach/entrance. Commercial driveways require radius type approaches.

92. Developer shall be required to place construction traffic control in public right-of- way during the construction of off -site improvements. Traffic control devices shall be maintained 24 hours a day 7 days a week as directed by the City Engineer.

93. The Applicant shall provide written documentation that the WQMP is consistent with the BPMs shown on the as -built grading plans and landscape plans. In case of inconsistency, the Applicant shall revise the WQMP to match the as -built plans.

94. Special Comments and/or Requirements: Applicant shall provide traffic analysis for parcels/areas that will be affected by zone changes to the general plan.

Traffic analysis shall indicate changes in traffic volume/trip generation for existing zoning to proposed zoning.

PLANNING DIVISION (909) 797-2489 EXT. 224

95. Parking and on -site circulation requirements shall be provided for as identified on the approved site plan.

96. All access drives and parking areas shall be surfaced with a minimum of 2 inches of asphalt concrete surfacing, City Road Specification No. 39, which shall be appropriately striped to accommodate safe vehicular circulation.

97. All access drives shall be a minimum of 24 feet wide to facilitate two-way traffic.

98. All parking stalls shall be clearly striped and permanently maintained with double or hairpin lines on the surface of the facility, with the two lines being located an equal nine (9) inches on either side of the stall sidelines; arrows shall be painted on the paving to indicate direction of traffic flow.

99. Any lights used to illuminate the site shall be hooded and designed so as to reflect away from adjoining properties and public thoroughfares. 100. All landscaping and irrigation shown on the approved landscape and irrigation plans and all required walls shall be completed. Trees in the parkway between -363-

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sidewalk and curb/gutter shall be provided with a linear root barrier. Provide the City with a Certificate of Substantial Completion from the certified professional that prepared the approved landscape and irrigation plans. 101. All rooftop mechanical equipment is to be screened from ground vistas. 102. Developers of commercial/industrial/institutional projects shall submit a report detailing the percentage of project costs spent in the City of Yucaipa. At a minimum, this report shall contain a list of local businesses/individuals that have been solicited for bids and/or received contracts for materials or services. 103. Developers of commercial, industrial, or institutional projects shall submit all applicable documentation that is required to verify the volume of weight of each type of construction waste or debris that has been recycled or otherwise disposed of in a lawful manner.
104. Provide a bicycle parking rack in a suitable location. 105. The project shall implement the applicable mitigation measures listed in the Mitigation Monitoring and Reporting Program.
106. A video surveillance and recording system shall be installed that is capable of covering all exterior portions of the subject property, including parking areas and service alleys.
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RESOLUTION NO.2022-52

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUCAIPA,

CALIFORNIA, APPROVING GENERAL PLAN LAND USE DISTRICT
CHANGE NO. 21-202, APPROVING THE CHANGE OF THE LAND USE DESIGNATION OF APPROXIMATELY 1.43 ACRES FROM RS-20M
(SINGLE RESIDENTIAL, 20,000 SQ. FT. MINIMUM LOT SIZE) TO CG (GENERAL COMMERCIAL) TO ALIGN WITH THE BOUNDARIES OF
A COMMERCIAL DEVELOPMENT AS A PART OF CASE NO. 22-
202/CUP
WHEREAS, the City Council of the City of Yucaipa (the "City Council") has before it a request for approval of a General Plan Amendment through the fourth quarter General Plan Amendment to change a Land Use District designation (the "Project"); and WHEREAS, the Initial Study which has been prepared for the Project evaluates and determines that any potentially significant environmental impacts that occur are at a level that are less -than -significant; and
WHEREAS, the General Plan Land Use District Amendment is in the public interest, and there will be a community benefit, because the development would provide a service to the local community and enhanced land use compatibility; and
WHEREAS, the General Plan Land Use District Amendment is consistent with General Plan goals and policies regarding residential uses, and it will provide additional commercial opportunities within the City; and
WHEREAS, the General Plan Land Use District Amendment will not have a substantial adverse effect on surrounding properties as any future project will require improvements and include development standards to ensure compatibility with surrounding land uses.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:

It has reviewed and considered the information contained in General Plan Land Use District Amendment No. 21-202, approving the change of the Land Use Designation of approximately 1.43 acres of a parcel (APN: 0318-011-48) from the City's RS-20M (Single Residential — 20,000 sq. ft. minimum lot size) to CG (General Commercial) as shown on the attached Exhibit A, incorporated herein by this reference, and now approves this project.

PASSED, APPROVED and ADOPTED on this _cn day of October, 2022.

ATTEST:

Jennifer Crawford, City Clerk
David Avilla, Mayor
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Exhibit A

PROPOSED GENERAL PLAN CHANGE AREA
ca pa lud Yucal a �d Yuca a 81ud
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ORDINANCE NO.416

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF YUCAIPA, CALIFORNIA, AMENDING ORDINANCE
NO. 343, AMENDING THE OFFICIAL LAND USE PLAN

AND ZONING ORDINANCE OF THE CITY OF YUCAIPA

THE CITY COUNCIL OF THE CITY OF YUCAIPA DOES ORDAIN AS
FOLLOWS:

Section 1. A public hearing has been held before the City Council of the City of Yucaipa (the "City"), duly noticed and conducted pursuant to the Planning and Zoning Laws of the State of California and applicable provisions of Division 3 of the Development Code as adopted by Ordinance No. 124; and the Official Land Use Plan of the City, as adopted by Ordinance No. 343, is hereby amended as provided in Section 2 herein below.

Section 2. The proposed land use designation contained on the "Official Land Use Districts Map" on file with the City, and bearing the file number Case No. 21- 202/GPA/CUP, changes the Land Use District designation of a split -zoned parcel (APNs:
0318-022-48) from the City's General Commercial (CG) and Single Residential Land Use District (RS-20M) to the City's General Commercial Land Use District (CG) as shown on the attached Exhibit A.

Section 3. The City Clerk is hereby directed to cause the following summary of this ordinance to be published by two (2) insertions in the Yucaipa News Mirror, a newspaper of general circulation that is printed, published, and circulated in the City of Yucaipa, and hereby designated for that purpose by said Council of the City of Yucaipa through the fourth quarter General Plan Amendment: "Ordinance No. 416 changes the Land Use Designation of a split -zoned parcel (APNs: 0318-022-48) from the City's General Commercial (CG) and Single Residential Land Use District (RS-20M) to the City's General Commercial Land Use District (CG) as part of Case No 21-202/GPA/CUP."
PASSED, APPROVED and ADOPTED on this _`h day of October, 2022.

ATTEST:

Jennifer Crawford, City Clerk
David Avila, Mayor
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Exhibit A

PROPOSED GENERAL PLAN CHANGE AREA
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My name is Gary Morris. My wife and I own the apartments at 12194 11th Street in Yucaipa.

I am a Registered Civil Engineerand a Licensed Real Estate Broker. I have done a complete review of the proposed storage facility. I find the facility is not appropriate for placement in the residential area.

The construction phase of the proposed storage facilitywould create dust, noise and truck traffic congestion fora significant period of time, destroying the normal peace and quietof the surrounding neighborhood.

Based on my knowledge of the land use in Yucaipa, there are many other appropriate locations fora storage facility.

I strongly object to the placementof the proposed storage facility in ourquiet residential area.

Thankyou.
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Christian Farmer et al
Assistant City Planner
City of Yucaipa
34272 Yucaipa Blvd
Yucaipa, CA 92399
September 9, 2022
Christine Yegge
Property Manager
12194111h Street Apartments
Yucaipa, CA 92399
RE: ADVERSLY EFFECTED BY THE U-STOR-IT

PROPOSED PROJECT
Dear Mr. Farmer
I have personally facilitated many improvements to the aforementioned apartments, at considerable expense. We have done everything possible to be a positive addition to Yucaipa. Providing much needed safe, quiet and affordable housing.

The negative impact to our property and financial investment:

Tenant complaints
During construction on an extremely large scale: Noise from huge construction equipment as well as workers, dirt and dust, and the many issues that arise potentially putting our tenants at risk and inconvenience. 11th Street has been in severe disrepair for over two years. It is dangerous and damaging to numerous vehicles. Now you are proposing a commercial business causing trucks of all weights and sizes with access off 11th Street, as well as, overcrowded Yucaipa Boulevard.
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The City of Yucaipa has required training for Property Managers, which I attended, advocating for safety. This proposed project is completely contrary to everything presented. You are exposing our tenants to numerous people day and night. Driving through the storage facility in direct contact with them. Noise, lights, exhaust, and people causing our tenants, citizens you have sworn to protect, to be at RISK.

This project jeopardizestenant income, with potential move outs and a greater difficulty of attracting new tenants.

This project absolutely damages our property value. Currently, with tenant income and even greater Fianacial damage with any future sale of the entire Lot, including the existing units and property available for additional units.

Again, we have been YUCAIPA rental owners for nearly 40 years and certainly do not wish to be damaged and dismissed so gravely by a City we have supported.

Request all Yucaipa employees: City Manager, Planning, as well as Committee Members, who have any authority for decision making on this travesty receive copies of our letters of concern.

I await your reply,
Christine Yegge
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To Honorable Chairman and Planning Commissioners,
My name is Jonathan Yegge, I am a resident of the city for years and have a direct connection to this city for decades. I have seen the positive change that your efforts have caused all over the city. The downtown area has become very popular and the PAC is a great addition to the community. Expanding opportunities for dining as well as access to healthcare as the Kaiser development by the freeway is very beneficial to all citizens. However it is with a sad and heavy heart I write this letter to you. Unfortunately I work as a first responder as many of your citizens do and I am unable to attend the public comment meeting for the U-Stor-it zoning change.

It is the job of this committee to safeguard the citizens from large corporations coming in, and doing whatever they please with no regard to the surrounding residents. This plan is in direct conflict with this task. They are asking you to rezone residential properties to commercial, the commercial corridor around the boulevard is there for a reason. It is one thing I'd a residential development grows around a existing commercial development but this is asking these residents to allow a large commercial entity to be built literally in the middle of the existing residences.

I personally have a wonderful view of the beautiful crafton hills that would be turned into a direct view of the side of a storage where house. By placing trees in an attempt to beautify the obstruction that they are building, they actually just increased the obstructions to my view. I know preserving the scenic views around the Boulevard is a priority for this committee.

I help manage 5 apartments directly adjacent to the property and these are apart of my grandparents retirement plan. Due to your efforts of brining up the desirability of the city it has directly impacted being able to keep the units filled and receive a steady income. This project will directly impact all of these units ability to rent quickly and bring in the same amount of income. They have been good landlords for decades providing safe affordable housing something severely lacking in CA.

I finally am concerned about the infrastructure, this project will have moving trucks and large vehicles coming up and down the boulevard. The current Secure -Care storage facility in the city has some of the worse sections of road on the boulevard. This city has had steel plates from a sink hole in the middle of 11th street since 2019 with no end in sight. Except for a couple hundred feet and one storm drainage there is no pre existing curbing or drainage. This project covers a vast amount of acreage storms are getting more intense across the world, should this project have a containment issue with their one pond it could be disastrous for the surrounding residences. I don't have confidence in the infrastructure in the area to holdup to the increased wear and tear of construction and beyond.

The environmental impact report concluded Public Services, Utilities/Service Systems, Transportation/Traffic, and Aesthetics would not be impacted in any way. However I don't see how they can't address these matters. A storage facility means more rental trucks up and down the boulevard. These trucks are driven by private citizens who do not follow the truck routes causing increased traffic on surface streets. The 11th St/Yucaipa intersection already has an incredibly high amount of U turns. To avoid making a U-Turn in a truck you will have lots of trucks driving down 11th and 10th streets. 11th street doe not have a signal light to control traffic to keep these trucks on the truck routes. 11th streets sink holes happed right in front of two commercial businesses with occasional deliveries the city streets are not prepared for this amount of traffic. When they finally repaired the 11th street sink holes within the last week there were 5 vehicles parked in front of the property construction workers are known for parking in the street impacting all these residents. There is no way that there won't be an impact on the public services when you have additional traffic when you have 24/7 access and when you -372-

have a target rich environment for theft. I don't see how a corporation can ask all these citizens to sacrifice so much when
I appreciate your time and careful consideration of this issue as it impacts many of your citizens with little benefit to them. Sometimes it's not just about the tax income increase it's about your citizens quality of life.

Very Respectfully,
Jonathan Yegge
Yucaipa,
CC:

David Avila Mayor
Justin Beaver Mayor Pro Tern
Greg Bogh Council Member
Bobby Duncan Council Member
Jon Thorp Council Member
Ray Casey City Manager
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Areas of concern regarding the project site

1. Safety and security
- Storage Facilities bring additional safety and security risks including increased crime and break-ins.

What safety protocols will the storage facility have to ensure that my property and the nearby properties are protected?
-Will they have onsite security?

2. Fire Lane/Exit on 1 lth Street
- Will this be an exit lane or is it an emergency only fire lane? We have had issues with people driving on our property as well as parking on our lawn. How will the builders and owners ensure that this does not happen during the building process as well as once the facility is open? Will they be extending the sidewalk from Yucaipa Auto Electric? If so, how far will that extend?
- If this is an exit, will it be limited to office hours only?

3. Hours of use
- The hours of use are indicated as 9:30 - 6. Is that for the office only or will customers have an access code to use after hours? If they have afterhours access, will there be security onsite?

4. Fence
- How tall will the wall be?
- Will the wall replace the fencing on my property? If not, will they put in a separate wall to protect my property as well as to create a sound barrier.

5. Landscaping
- How close in proximity will the trees be to my property line? - How tall will these trees be? Will the height of these trees affect our ability to get solar panels on our home?
- What actions will be taking place to ensure that these trees do not affect my property (the fence, and waterlines)?
- There are currently 2 palm trees that are up against my fence that I have requested numerous times to be trimmed or removed and the owners of the property have failed to do so. This has caused the integrity of my fence to be affected as the trees are pushing up against our fence.

6. Lighting
- What type of lighting will they be using? All of our bedrooms face the property, will the block wall be tall enough to create a barrier to ensure that we will not be affected by bright lights in our windows? - Will there be additional street lighting that will be added at or near the fire lane/exit on 11 th St? Currently there is no street lighting in this section, and this is of concern if there will be additional traffic on 1 lth Street.

7. Property Value
- What actions is the company taking to ensure that the integrity of our neighborhood and the property values remain intact? We have worked hard to increase the value of our home over the past 11 years and with this proposed change it will greatly affect our ability to sell our home at a future date.

8. Construction
- What will the construction hours be?
- What will the builders do to ensure the protection of my property during the construction process? This is of great concern. We homeschool, so we are home all the time. I have 4 young children who play outside and I need to know that they will be safe doing so. We had an issue a month ago when this lot was being cleared where they knocked down a portion of my fence. Thankfully my dogs did not get out and my children were not in the backyard at the time, but how will they ensure that nothing like this will happen during the building process? Thank you again for your help with getting these questions answered.

Sincerely,
Mn Parker
Ow
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Maria Koolhoven
Subject: FW: Project U-Stor It (Case No. 21-202/GPA/CUP/ARC) From: Pamela Smyth
Sent: Tuesday, Septem erq,W:REM
To: Benjamin Matlock ; Pamela Sm
Subject: Project U-Stor It (Case No. 21-202/GPA/CUP/ARC) Dear Mr. Matlock and Planning Commission members:

I reviewed this project after seeing it posted on the Panorama Point Nextdoor site that now includes what they call "lower Yucaipa" and decided to make a few comments for your consideration prior to the Wednesday night hearing on this matter.

While I understand the need to change the split zoning to a single land use zone, I would urge you to more seriously consider the actual and "real" impacts this kind of land use has on those who live near commercial land uses and to think beyond what the short -hand simplified "Initial Impact" study describes.

In this case, I would suggest that whatever trees and shrubs are suggested as buffers would be planted in such a way to truly create a living wall that will, in fact, buffer such impacts as parking lot light glare, noise, and the presence of surveillance cameras. If possible, I would try to elevate the land to create a tiered effect so that some trees are higher than others and will help reduce the flow of light -glow that will impact the residences below this project.

While I am fully aware of how shoe -box lighting configurations work and help to control glare and light trespass, they also create a white/gray glow that wipes out the darkness these neighbors may be used to and that can keep people awake at night, depending on where they live in relation to the nearest parking lot areas to be lit at night. We also know that noise travels from vehicle doors being opened and closed and from roll -up doors being lifted and dropped, and that cement walls help that noise to be reverberated or to "bounce" off that surface to sometimes make the sound more pronounced rather than to help deaden it. At the very least, please consider that whatever is planted along those residential boundary lines should be fast-growing and not Cypress trees that take 40 years to reach maturity, even if planted close together. Even with a row of trees planted along it, a six-foot cement wall does only a little to mitigate the impacts of living directly next to commercial or industrial properties.

I am asking you to go to the homes nearby and look at the site and project as if it were going in next to your homes. What would each of you want your city to do to make your quality of life a priority? Not a one of you came to my home and property to be struck in the face and eyes by blinding commercial floodlights and horrendous billboard glare. Only when I wrote to Mayor Avila personally did he ask the council members to take a look at the "harsh reality" of the billboard that blinds me and anyone nearby.

One person's perspective on the scene is not enough.
1 -375-

Thank you for considering the real -life concerns of your Yucaipa residents.

Yours sincerely,
Pamela Smyth
Redlands, CA 92373
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Agenda Item No.

City of Yucaipa

PLANNING COMMISSION MINUTES
Regular Meeting of September 21, 2022
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Community Meeting Room, 34272 Yucaipa Boulevard, Yucaipa, on September 21, 2022, at 6:30 PM.

PRESENT: J.R. Allgower, Chair
Richard Beck, Commissioner
Bart Brizzee, Commissioner
Tony Hicks, Commissioner
Lloyd Rekstad, Commissioner
Aron Wolfe, Commissioner
ABSENT: Christopher Markarian, Vice Chair
CITY STAFF: Benjamin Matlock, City Planner/Planning Manager Madeline Jordan, Assistant Planner
Christian Farmer, Assistant Planner
Maria Koolhoven, Planning Commission Assistant

CONVENE PLANNING COMMISSION
The meeting was called to order at 6:32 p.m., with the Pledge of Allegiance led by Commissioner Rekstad.

ROLL CALL
PUBLIC COMMENT: No public comments not on the agenda.

CONSENT AGENDA
The following Consent Agenda items are expected to be routine and non -controversial. The Planning Commission will act upon them, at one time, without discussion. Any Councilmember or staff member may request removal of an item from the Consent Agenda for discussion.

The title is deemed to be read, and further reading waived on any ordinance listed on the Consent Agenda for second reading and adoption.

1. SUBJECT: Approve Item No. 1, Planning Commission Minutes of September 7, 2022.

ACTION: MOTION BY Commissioner Brizzee, SECOND BY Commissioner Hicks, CARRIED, 5-0-1-1, TO APPROVE CONSENT AGENDA ITEM NO. 1.

NEW BUSINESS:

Planning Commission Minutes Page 1
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2. SUBJECT: Pacific Horizons Homes (Case No. 22-125/ARC): An Architectural Review for Tract 17349, which proposes to utilize 6-foot vinyl fencing as a screening material in lieu of a 6- foot CMU block around the majority of the site's perimeter located west of Bryant Street and south of Sunnyside Drive; APN: 0303-041-27.

RECOMMENDATION: That the Planning Commission review the revised site plan for Tract 17349 which proposes to utilize 6-foot vinyl fencing as a screening material around the majority of the site's perimeter, in lieu of a 6-foot CMU block wall, and if considered an appropriate change, approve Case No. 22-125/ARC.

DISCUSSION: Madeline Jordan, Assistant Planner, presented the project. No public comments were received.

The Applicant, David Klein, addressed the Commission, noting that changes and updates were made to the project regarding the perimeter fencing to keep the cost down.

Chair Allgower had a question regarding the location of the block wall. Assistant Planner Jordan noted that the block wall will border the corner lots at the entrance to the site, as well as the landscape detention basin.

Commissioner Wolfe noted that there is consistency with the vinyl fencing material proposed for this project and those used in other previously approved projects.

ACTION: MOTION BY Commissioner Wolfe, SECOND BY Commissioner Hicks, CARRIED, 6-0-0-0, TO APPROVE CONSENT AGENDA ITEM NO. 2.

PUBLIC HEARINGS: The order of Business for the Public Hearing Shall Be:

A. Staff Presentation D. Applicant Rebuttal (if necessary) B. Applicant/Representative Presentation E. Public Hearing Closed C. Public Comments F. Commission Discussion

3. SUBJECT: Case No. 21-202/GPA/CUP/ARC: A Minor General Plan Amendment to change the land use designation of a split -zoned parcel (APN 0318-011-48), currently designated as RS-20M (Single Residential) (1.43 acres) and CG (General Commercial) (4.5-acres), to a single land use designation of CG (General Commercial) totaling 5.93 acres, and a Conditional Use Permit and Architectural Review to permit for the construction of a secured -gated self -storage facility situated on two (2) parcels totaling approximately 6.25 acres and located on the west side 1 lth Street, on the south side of Yucaipa Boulevard, 500 feet east of 12th Street and 470 feet north of Avenue D.

RECOMMENDATION:

MOTION: If the Planning Commission concurs with staff s recommendation, the following motion is provided:
"I move to continue the Public Hearing for Case No. 21-202/GPA/CUP/ARC to the October 5, 2022, Planning Commission Minutes Page 2
9-21-22 -378-

Planning Commission meeting".

DISCUSSION: Chair Allgower recused himself from this item due to a conflict of interest.

The staff is requesting that the proposed General Plan Amendment and Conditional Use Permit be continued and be brought back for consideration the by Planning Commission at a known future date, October 5, 2022. The newspaper posting of the Notice of Public Hearing, which is required for a General Plan Amendment pursuant to State Law, was ultimately not posted on the correct date. As such, the City will be publishing a new Notice of Public Hearing in the paper to give adequate notice to the general public.

Public Comments: Three speaker forms were received, and they noted that due to their availability they would like the opportunity to provide public comment. Planning Manger Matlock noted that there would not be a presentation, and the applicant would not be present to provide a rebuttal to their comments at this meeting.

Gary Morris — 116' St — He noted that he is an apartment owner Yucaipa and that he has seen both good and bad developments over the years. Mr. Morris noted that he is a registered Civil Engineer and a Licensed Real Estate Broker. He has reviewed the proposed project and finds that the facility is not appropriate in a residential area. He noted that their view will be blocked, and the dust, noise and traffic congestion are a concern. He concluded by noting that there are other locations better suited for the proposed project.

Jonathan Yegge — 1 Vh St — He noted that his scenic view would be obstructed. He noted that the Commission has done a great job in creating a nice City, but that this proposed project would be a complete opposite of all that. Mr. Yegge noted that the proposed project would be a misuse of private residential land. He concluded that traffic and the disrepair of 11 t, Street are concerns, and that he felt that numerous issues were not addressed in the Environmental Impact Report.

Christine Yegge — I I u, St- She noted that she acts as the Property Manager for the apartments on 11 th Street. She noted that she has facilitated many improvements on the property, which were very costly.

She noted that current tenants are very unhappy over the proposed project and safety is a big concern.

She noted that the proposed project would lower their property value.

ACTION: MOTION BY Commissioner Hicks, SECOND BY Commissioner Beck TO CONTINUE ITEM 3 TO THE NEXT PLANNING COMMISSION MEETING ON OCTOBER 5, 2022. MOTION CARRIED 5-0-1-1.

ANNOUNCEMENTS: City Planner, Benjamin Matlock informed the Commission that City Council recently adopted the Housing Element following the Planning Commission's recommendation. Ben Matlock noted that City Council recently held a Public Hearing for the Riverwalk Senior Housing Apartment and General Plan Project and that it was approved. The City Council also took the appeal of the Serrano Estates 51-unit subdivision, and ultimately upheld the Planning Commission denial, and referenced that the design and transition concerns of the Commission were valid issues that could be improved.

Planning Commission Minutes Page 3
9-21-22 -3 79-

PLANNING COMMISSION ADJOURNED: 7:10 pm
Benjamin Matlock
Planning Manager/City Planner
JR Allgower
Chair of the Planning Commission
Planning Commission Minutes Page 4
9-21-22 -3 80-

Agenda Item No.

City of Yucaipa

PLANNING COMMISSION MINUTES
Regular Meeting of October 5, 2022
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Community Meeting Room, 34272 Yucaipa Boulevard, Yucaipa, on September 21, 2022, at 6:30 PM.

PRESENT: J.R. Allgower, Chair
Christopher Markarian, Vice Chair
Richard Beck, Commissioner
Bart Brizzee, Commissioner
Tony Hicks, Commissioner
Lloyd Rekstad, Commissioner
Aron Wolfe, Commissioner
ABSENT: None
CITY STAFF: Benjamin Matlock, City Planner/Planning Manager Madeline Jordan, Assistant Planner
Christian Farmer, Assistant Planner
Katrina Kunkel, Associate Engineer
Maria Koolhoven, Planning Commission Assistant

CONVENE PLANNING COMMISSION
The meeting was called to order at 6:32 p.m., with the Pledge of Allegiance led by Vice Chair Markarian.

ROLL CALL
PUBLIC COMMENT: No public comments not on the agenda.

CONSENT AGENDA
The following Consent Agenda items are expected to be routine and non -controversial. The Planning Commission will act upon them, at one time, without discussion. Any Councilmember or staff member may request removal of an item from the Consent Agenda for discussion.

The title is deemed to be read, and further reading waived on any ordinance listed on the Consent Agenda for second reading and adoption.

1. SUBJECT: Approve Item No. 1, Planning Commission Minutes of September 21, 2022.

ACTION: MOTION BY Commissioner Brizzee, SECOND BY Commissioner Rekstad, CARRIED, 6-0-0-1, TO APPROVE CONSENT AGENDA ITEM NO. 1.

Planning Commission Minutes
10-5-22

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PUBLIC HEARINGS: The order of Business for the Public Hearing Shall Be:

A. Staff Presentation D. Applicant Rebuttal (if necessary) B. Applicant/Representative Presentation E. Public Hearing Closed C. Public Comments F. Commission Discussion

2. SUBJECT: U-Stor It (Case No. 21-202/GPA/CUP/ARC): A Minor General Plan Amendment to change the land use designation of a split -zoned parcel (APN 0318-011-48), currently designated as RS-20M (Single Residential) (1.43 acres) and CG (General Commercial) (4.5-acres), to a single land use designation of CG (General Commercial) totaling 5.93 acres, and a Conditional Use Permit and Architectural Review to permit for the construction of a secured -gated self -storage facility situated on two (2) parcels totaling approximately 6.25 acres and located on the west side 1 lth Street, on the south side of Yucaipa Boulevard, 500 feet east of 12th Street and 470 feet north of Avenue D.

RECOMMENDATION: That the Planning Commission discuss the project, and if the Planning Commission decides to support the approval of this proposal, recommend to the City Council that they:

A) Adopt Resolution No. 2022-52, approving the minor General Plan Amendment / Land Use District Change of a property from RS-20M (Single -Residential, 20,000 square foot minimum lot size) to the land use designation of CG (General Commercial); and B) Approve first reading, by the title only, as read by staff, of Ordinance No. 416, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
C) Approve the Conditional Use Permit (Case No. 21-202), subject to the Conditions of Approval as contained in this Agenda Report; and
D) Adopt the Findings as contained in this Agenda Report; and E) Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and F) Direct staff to file a Notice of Determination; and, G) Review, and if it is considered acceptable, approve the architectural design and conceptual landscaping for the proposed Project.

DISCUSSION: Chair Allgower recused himself from this item due to a conflict of interest.

Assistant Planner Christian Farmer presented the Agenda Report.

Planning Commission Minutes
10-5-22

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The applicant, Peter Nora addressed the Commission regarding his project. Peter Nora noted that they are a family -owned company out of the San Diego area and that they operate clean, safe, and secure properties.

He noted that safety is a priority at their facilities and to maintain security, they have a strict closing time of 6:00pm and also employ a manager at the facility. Peter Nora concluded by informing the Commission that this is a much -needed facility, as there is currently, a 1 year waiting list in the area due to a lack of storage facilities in the City. Peter Nora also responded to Commissioner Brizzee's question of the "highest and greatest use".

Public Comments: Ten speaker forms were received.

Tiffany Parker — 1 lth Street — She noted that she lives to the east of the proposed project and safety, security, hours of operation, lighting, and decreasing property value are all a concern. She noted that the proposed entrance and exit located on Yucaipa Blvd., just before 1 lth Street, has no traffic signal which raises traffic and safety concerns.

Particia Sornoso — 2°d Street— She noted that she opposes the proposed project.

Margraet Morris — 1 lth Street — She noted that she strongly objects the proposed zoning change that would allow for the proposed project to be located in a residential neighborhood, and had concerns with the devaluation of properties in the neighborhood. She concluded by noting that she also had traffic concerns, and that the increase of vehicles would be too much for that street to handle.

Boo Rivera — Church Street — She noted that she opposes the project on the basis of common sense.

She noted that the landscaping at the proposed project will not look good over time, referencing the Redlands location. She also noted lighting and safety concerns.

Fred Johnson - Avenue D — He noted that he is very impressed with the project, and that it is perfect project for the area.

Candace Haller - 16th Street — She noted that she is in favor of the proposed project. She noted that after a personal issue, she had to move and could not find any storage space in the area. She noted that she was on a waiting list for almost a year, and that she is in favor to having more storage available in the city.

Tara Golles — 16th Street — She noted that she is in favor of the proposed project. She noted that she had to find a storage facility in a neighboring city due to the lack of storage availability in Yucaipa.

William Reagan — 12554 16th Street — He noted that he is in favor of the proposed project.

Ronnie Gustason — Avenue D — He noted that he has concerns about standing water in the retention basin and wants to make sure it is periodically tested. Otherwise, he noted that he is in favor for the proposed project.

Jonathan Yegge — 1 lth Street — He noted that he had concerns with the retention basin and would like to know if it would be subject to rainwater collection and testing. He noted that there are better locations for this proposed Project in the City instead of this residential area.

Planning Commission Minutes
10-5-22

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The applicant, Peter Nora clarified that there will be wall pack lights facing the interior of the property, and a full photometric study would be conducted for the building permits; however in order to accommodate residents, he would remove any wall pack lights from being placed along the East side of 11th Street. He did confirm that the lighting would be motion sensored as well.

The Public Hearing was then closed.

Commissioner Beck noted that it is a nice project. He noted that crime -wise, limiting the ability for people to cut through that property will cut down any issue tremendously.

Commissioner Hicks noted that he understands that people don't like new construction being built around them; however, he noted he likes the project proposed including the hours of operation.

Commissioner Wolfe noted that this is a great project. He noted that there are similar projects throughout the city near residential areas, and that with his law enforcement background, safety issues occur more frequently with people trying to break into residential property than into a storage facility.

He concluded by thanking the public for attending and for their comments.

Commissioner Brizzee noted that he appreciated Commissioner Wolfe's comments. He noted that he does not have a problem with the project and was in favor of the rezone.

ACTION: MOTION BY Commissioner Wolfe, SECOND BY Commissioner Beck, CARRIED, 6-0-0-1, TO APPROVE CONSENT AGENDA ITEM NO.2.

3. SUBJECT: Tina Eshelman (Case No. 22-049/SUP/ARC): A Special Use Permit for the Architectural Review of a 600 square foot, 10.5-foot-tall, detached metal garage located on a Single Residential property located at 12862 Custer Street; APN: 0322-102-41.

RECOMMENDATION: That the Planning Commission conduct a public hearing; and:

A) Review the architectural design of the proposed metal structure, and if it is acceptable, approve the design subject to the Conditions of Approval; and
B) Adopt the Special Use Permit Findings as contained in the Agenda Report; and C) Adopt a Categorical Exemption pursuant to the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended, Section 15303 (Class 3); and D) Direct staff to file a Notice of Exemption.

DISCUSSION:

Assistant Planner Madeline Jordan presented the Agenda Report.

The applicant, Tina Eshelman, addressed the Commission and noted that she would like to know when her project would be approved as she is ready to get started with the construction process.

Planning Commission Minutes
10-5-22

Public Comments: No comments received.

ACTION: MOTION BY Vice Chair Markarian, SECOND BY Commissioner Hicks, CARRIED, 7-0-0-0, TO APPROVE CONSENT AGENDA ITEM NO.3.

4. SUBJECT: Roger and Trish Wall (Case No. 22-099/SUP/ARC): A Special Use Permit for the Architectural Review of a 11.3-foot-tall, 1,677 square foot detached equestrian barn with metal paneling and roofing to be located on a single-family residential property at 35826 Panorama Drive. APN: 0321-161-43.

RECOMMENDATION: That the Planning Commission conduct a public hearing, and:

A) Review the architectural design of the proposed metal structure, and if it is acceptable, approve the design subject to the Conditions of Approval; and
B) Adopt the Special Use Permit Findings as contained in the Agenda Report; and C) Adopt a Categorical Exemption pursuant to the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended, Section 15303 (Class 3); and D) Direct staff to file a Notice of Exemption.

DISCUSSION:

Assistant Planner Christian Farmer presented the Agenda Report.

The applicants, Roger and Trish Wall motioned that they approved the project.

Public Comments: No comments received.

ACTION: MOTION BY Vice Chair Markarian, SECOND BY Commissioner Hicks, CARRIED, 7-0-0-0, TO APPROVE CONSENT AGENDA ITEM NO.4.

ANNOUNCEMENTS: City Planner, Benjamin Matlock informed the Commission that Kim Everts from The City Clerk's office has forwarded the Citizen Service Applications for Commission vacancies and that they should be turned in by November 21, 2022.

ADJOURNMENT:

The meeting adjourned at 8:14 PM.

Planning Commission Minutes
10-5-22

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Benjamin Matlock
Planning Manager/City Planner
Planning Commission Minutes
10-5-22
JR Allgower
Chair of the Planning Commission

21-202/GPA/CUP/ARC U-Stor-It

MITIGATION MONITORING AND REPORTING PROGRAM

FOR THE U-STOR-IT COMMERCIAL DEVELOPMENT
CASE No. 21-202/GPA/CUP/ARC
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines to provide for monitoring of the mitigation measures required by adoption of a Mitigated Negative Declaration prepared for a Minor General Plan Amendment to change the land use designation of a split - zoned parcel (APN 0318-011-48), currently designated as RS-20M (Single Residential) (1.43 acres) and CG (General Commercial) (4.5-acres), to a single land use designation of CG (General Commercial) totaling 5.93 acres, and a Conditional Use Permit and Architectural Review to permit for the construction of a secured -gated self -storage facility situated on two (2) parcels totaling approximately 6.25 acres and located on the west side 1 lth Street, on the south side of Yucaipa Boulevard, 500 feet east of 12th Street and 470 feet north of Avenue D.

Section 21081.6 of the Public Resources Code and Section 15091(d) of the CEQA Guidelines require public agencies to "adopt a reporting or monitoring program for changes to the Project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment." The lead agency must define specific reporting and/or monitoring requirements to be enforced during Project implementation prior to final approval of the proposed Project.

The City of Yucaipa (City) is the lead agency for the proposed Project and is responsible for administering and implementing the MMRP. The MMRP stipulates how all required mitigation measures are to be implemented and completed during the appropriate Project phase. It also facilitates documentation necessary to verify that mitigation measures were in fact properly implemented.

3.7.1 Mitigation Monitoring and Reporting Program Procedures This MMRP gives the City the primary responsibility for taking all actions necessary to implement the mitigation measures according to the specifications provided for each measure and for demonstrating that the action has been successfully completed. The City, at its discretion, may delegate responsibility for measure implementation and monitoring, or portions thereof, to other responsible individuals, such as a licensed contractor. Specific responsibilities for the City include:
• Coordination of all mitigation monitoring activities
• Management of the preparation, approval, and filing of monitoring or permit compliance reports
• Maintenance of records concerning the status of all approved mitigation measures • Quality control assurance of field monitoring personnel City of Yucaipa 1
-387-

21.202/GPA/CUP/ARC U-Stor-It
• 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" refer to when monitoring will occur. The fifth column "Method of Verification" will be used by the lead agency to ensure what implementation of the mitigation will look like. The sixth column "Verified Date/Initials" will document the person who verified that the mitigation measure was satisfactorily implemented and will include the date on which this verification occurred. The last column titled "Sanctions for Non - Compliance" will be used to assist the lead agency in determining consequences for failing to comply with the mitigation measure. The mitigation measures are presented by environmental issue area.

City of Yucaipa 2
am

20 21-2O2WAICUNARC U-Stor-It
Responsible
Sanctions
for
Responsible for
Monitoring
Timing of
Method of
Verified
for Non -
Mitigation Measure
Monitoring
Implementation
Frequency
Verification
Verification
Dateiinitials
Compliance

BIOLOGICAL RESOURCES
BIO-1: Nesting bird nesting season generally extends from Planning
Project
Prior and or
During
Notification to the
Issuance of
February 1 through September 15 in southern California and Division
Developer
during
grading and
City by the
a Stop Work
specifically, March 15 through August 31 for migratory
Inspector
construction
construction
Biologist — no-
Order
passerine birds. To avoid impacts to nesting birds (common work buffer
and special status) during the nesting season, a qualified established if
Avian Biologist will conduct pre -construction Nesting Bird nests are found
Surveys (NBS) prior to project -related disturbance to
nestable vegetation to identify any active nests. If no active nests are found, no further action will be required. If an active nest is found, the biologist will set appropriate no -work buffers around the nest which will be based upon the nesting species, its sensitivity to disturbance, nesting stage, and expected types, intensity, and duration of the disturbance, with a minimum buffer of 300 feet. The nests and buffer zones shall be field -checked weekly by a qualified biological monitor. The approved no -work buffer zone shall be clearly marked in the field, within which no disturbance activity shall commence until the qualified biologist has determined the young birds have successfully fledged and the nest is
inactive.

CULTURAL RESOURCES
CUL-1: • Due to the heightened cultural sensitivity of the Planning
Project
Prior
During
Communication
Issuance of
proposed project area, an archaeological monitor with at Division
Developer
to/During
grading and
between tribes
a Stop Work
least 3 years of regional experience in archaeology shall be Inspector
construction
construction
and developer
Order
present for all ground -disturbing activities that occur within the proposed project area (which includes, but is not limited to, tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate
removal and installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and
archaeological work). A sufficient number of archaeological monitors shall be present each workday to ensure that
simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage. A Monitoring and City of Yucaipa 3

w
0 21-202/GPA/CUP/ARC U-Stor-It
Responsible
Sanctions
for
Responsible for
Monitoring
Timing of
Method of
Verified
for Non -
Mitigation Measure
Monitoring
Implementation
Frequency
Verification
Verification
Date/Initials
Compliance
Treatment Plan that is reflective of the project mitigation ("Cultural Resources" and "Tribal Cultural Resources") shall be completed by the archaeologist and submitted to the Lead Agency for dissemination to the San Manuel Band of Mission Indians Cultural Resources Department (SMBMI). Once all parties review and approve the plan, it shall be adopted by the Lead Agency — the plan must be adopted prior to
permitting for the project. Any and all findings will be subject to the protocol detailed within the Monitoring and Treatment Plan.

TRIBAL RESOURCES
TRI.1 Tribal Monitoring: Due to the heightened cultural Planning
Project
Prior to
During
Notification to the
Withhold
sensitivity of the proposed project area, Tribal monitors Division
Developer /
permit
grading and
City by the
permit
representing the San Manuel Band of Mission Indians shall be Inspector
issuance
construction
archaeological
issuance
present for all ground -disturbing activities that occur within the and/or
proposed project area (which includes, but is not limited to, paleontological
tree/shrub removal and planting, clearing/grubbing, grading, monitor and on -
excavation, trenching, compaction, fence/gate removal and site inspection
installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and archaeological work). A sufficient number of Tribal monitors shall be present each work day to ensure that simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage. A Monitoring and Treatment Plan that is reflective of the project mitigation ("Cultural Resources" and "Tribal Cultural Resources") shall be completed by the archaeologist, as detailed within CUL-1, and submitted to the Lead Agency for dissemination to the San Manuel Band of Mission Indians Cultural Resources Department (SMBMI). Once all parties review and agree to the plan, it shall be adopted by the Lead Agency — the plan must be adopted prior to permitting for the project. Any and all findings will be subject to the protocol detailed within the Monitoring and City of Yucaipa 4

w
21-202/GPA/CUP/ARC U-Stordt
Mitigation Measure
Responsible
for
Monitorin
Responsible for
Implementation
Monitoring
Frequency
Timing of
Verification
Method of
Verification
Verified
Datelinitials
Sanctions
for Non -
Compliance
Treatment Plan.

TCR-2 Treatment of Cultural Resources: If a pre -contact Planning
Project
Throughout
During
Notification to the
Issuance of
cultural resource is discovered during archaeological
Division
Developer /
construction
grading and
City by the
a Stop Work
presence/absence testing, the discovery shall be properly Inspector
construction
archaeological
Order
recorded and then reburied in situ. A research design shall be and/or
developed by the archaeologist that shall include a plan to paleontological
evaluate the resource for significance under CEQA criteria. monitor and on -
Representatives from the San Manuel Band of Mission Indians site inspection
Cultural Resources Department (SMBMI), the
archaeologist/applicant, and the Lead Agency shall confer regarding the research design, as well as any testing efforts needed to delineate the resource boundary. Following the completion of evaluation efforts, all parties shall confer regarding the archaeological significance of the resource, its potential as a Tribal Cultural Resource (TCR), avoidance (or other appropriate treatment) of the discovered resource, and the potential need for construction monitoring during project implementation. Should any significant resource and/or TCR not be a candidate for avoidance or preservation in place, and the removal of the resource(s) is necessary to mitigate impacts, the research design shall include a comprehensive discussion of sampling strategies, resource processing, analysis, and reporting protocols/obligations. Removal of any cultural resource(s) shall be conducted with the presence of a Tribal monitor representing the Tribe, unless otherwise decided by SMBMI. All plans for analysis shall be reviewed and approved by the applicant and SMBMI prior to implementation, and all removed material shall be temporarily curated on -site. It is the preference of SMBMI that removed cultural material be reburied as close to the original find location as possible. However, should reburial within/near the original find location during project implementation not be feasible, then a reburial location for future reburial shall be decided upon by SMBMI, the landowner, and the Lead Agency, and all finds shall be reburied within this location. Additionally, in this case, reburial shall not occur until all ground -disturbing activities associated with the project have been completed, all City of Yucaipa 5

w
N
21-202WA/CUP/ARC U-Stor-It
Mitigation Measure
Responsible
for
Monitoring
Responsible for
Implementation
Monitoring
Frequency
Timing of
Verification
Method of
Verification
Verified
Date/Initials
Sanctions
for Non -
Compliance
monitoring has ceased, all cataloguing and basic recordation of cultural resources have been completed, and a final monitoring report has been issued to Lead Agency, CHRIS, and SMBMI. All reburials are subject to a reburial agreement that shall be developed between the landowner and SMBMI outlining the determined reburial process/location, and shall include measures and provisions to protect the reburial area from any future impacts (vis a vis project plans, conservation/preservation easements, etc.).
• Should it occur that avoidance, preservation in place, and on -site reburial are not an option for treatment, the landowner shall relinquish all ownership and rights to this material and confer with SMBMI to identify an American
Association of Museums (AAM)-accredited facility within the County that can accession the materials into their permanent collections and provide for the proper care of these objects in accordance with the 1993 CA Curation Guidelines. A curation agreement with an appropriate qualified repository shall be developed between the landowner and museum that legally and physically transfers the collections and associated records to the facility. This agreement shall stipulate the payment of fees necessary for permanent curation of the collections and associated records and the obligation of the Project
developer/applicant to pay for those fees.
• All draft records/reports containing the significance and treatment findings and data recovery results shall be prepared by the archaeologist and submitted to the Lead Agency and SMBMI for their review and comment. After approval from all parties, the final reports and sitefisolate records are to be submitted to the local CHRIS Information Center, the Lead Agency, and SMBMI.

TCR-3 Inadvertent Discoveries of Human Remains/Funerary Planning
Project
Throughout
During
Notification to the
Issuance of
Objects: In the event that any human remains are discovered Division
Developer /
construction
grading and
City by the
a Stop Work
within the project area, ground disturbing activities shall be archaeological
City of Yucaipa 6

w
w

21.202/GPA/CUPIARC U-Stor-It
Mitigation Measure
Responsible
for
Monitoring
Responsible for
Implementation
Monitoring
Fre uenc
Timing of
Verification
Method of
Verification
Verified
Date/Initials
Sanctions
for Non -
Compliance
suspended 100 feet around the resource(s) and an
Inspector
construction
and/or
Order
Environmentally Sensitive Area (ESA) physical
paleontological
demarcation/barrier constructed. The on -site lead/foreman shall monitor and on -
then immediately who shall notify SMBMI, the
site inspection
applicant/developer, and the Lead Agency. The Lead Agency and the applicant/developer shall then immediately contact the County Coroner regarding the discovery. If the Coroner
recognizes the human remains to be those of a Native American, or has reason to believe that they are those of a Native American, the Coroner shall ensure that notification is provided to the NAHC within twenty-four (24) hours of the determination, as required by California Health and Safety Code § 7050.5 (c).

The NAHC-identified Most Likely Descendant (MLD), shall be allowed, under California Public Resources Code § 5097.98 (a), to (1) inspect the site of the discovery and (2) make
determinations as to how the human remains and funerary objects shall be treated and disposed of with appropriate dignity.

The MLD, Lead Agency, and landowner agree to discuss in good faith what constitutes "appropriate dignity" as that term is used in the applicable statutes. The MLD shall complete its inspection and make recommendations within forty-eight (48) hours of the site visit, as required by California Public Resources Code § 5097.98.
• Reburial of human remains and/or funerary objects
(those artifacts associated with any human remains or funerary rites) shall be accomplished in compliance with the California Public Resources Code § 5097.98 (a) and (b). The MLD in consultation with the landowner, shall make the final
discretionary determination regarding the appropriate disposition and treatment of human remains and funerary objects. All parties are aware that the MILD may wish to rebury the human remains and associated funerary objects on or near the site of their discovery, in an area that shall not be subject to future subsurface disturbances. The applicant/developer/landowner should accommodate on -site reburial in a location mutual) City of Yucaipa 7

w
21-202/GPA/CUP/ARC U-Stor-It
Mitigation Measure
Responsible
for
Monitoring
Responsible for
Implementation
Monitoring
Frequency
Timing of
Verification
Method of
Verification
Verified
Date/initials
Sanctions
for Non -
Compliance
agreed upon by the Parties.
• It is understood by all Parties that unless otherwise required by law, the site of any reburial of Native American human remains or cultural artifacts shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code § 6254 (r).
• Should human remains be discovered during
construction of the proposed project, the project contractor would be subject to either the State law regarding the discovery and disturbance of human remains or the Tribal burial protocol. In either circumstance all destructive activity in the immediate vicinity shall halt and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be
contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and Developer will work with the designated MLD to determine the final disposition of the remains.

City of Yucaipa 8

BUILDING A UNITS

UNIT SIZE
SINGLE

UNIT AREA

QUANTITY
UNIT
AREA

I TOTALS
WIDTH
DEPTH
10'-0"
10'-0"
100 SF
1 1100 SF
10'-0"
25'-0"
1250 SF
1 19
14,750 SF
GRAND TOTAL: 20 4,850 SF

BUILDING B UNITS

UNIT SIZE
SINGLE

UNIT AREA

QUANTITY

UNIT AREA
TOTALS
WIDTH

I DEPTH

LOWER LEVEL
5'-0"
5'-0"
25 SF
98 2,450 SF
5'-0"
8'-8"
43 SF
106
4,593 SF
10'-0"
9'-4"
93 SF
6 560 SF
10'-0"
10'-0"
100 SF
192
19,200 SF

10.4. 15'-0"
150 SF
41 6,150 SF
10'-0"
20'-0"
200 SF
1 41
8,200 SF
12'-6"
9'-4"
1117 SF
1 2
1233 SF
LOWER LEVEL 486 41,387 SF

FIRST FLOOR
5'-0"
5'-0"
25 SF
83 2,075 SF
5'-0"
10'-0"
50 SF
107
5,350 SF

10.4. 10.4.
100 SF
182
18,200 SF

10.4. 15.4.
150 SF
49 7,350 SF
10'-0"
20'-0"
200 SF
49 9,800 SF
FIRST FLOOR 470 42,775 SF
GRAND TOTAL: 956 84,162 SF

BUILDING C UNITS

UNIT SIZE
SINGLE

UNIT AREA

QUANTITY

UNIT AREA
TOTALS
WIDTH
DEPTH
5'-0"
5'-0"
25 SF
3 75 SF
5'-0"
10'-0"
50 SF
18 900 SF
8'4"
10'-0"
83 SF
2 167 SF
10'-01,
10'4"
100 SF
34 3,400 SF
10'-0"
15-0"
150 SF
100
15,000 SF
GRAND TOTAL: 157 19,542 SF

BUILDING

D UNITS

UNIT SIZE
SINGLE

UNIT AREA

QUANTITY

UNIT AREA
TOTALS
WIDTH
DEPTH
10'-0"
25'-0"
250 SF
16 14,000
SF
GRAND TOTAL:
16 4,000 SF

BUILDING E UNITS

UNIT SIZE
SINGLE

UNIT AREA

QUANTITY

UNIT AREA
TOTALS
WIDTH
DEPTH
5'-0"
10'-0"
50 SF
8 400 SF
7-6"
10'-0"
400 SF
2 800 SF
10'-0"
20'-0"
200 SF
43 8,600 SF
15'-0"
20'-0"
300 SF
1 300 SF
GRAND TOTAL: 54 10,100 SF

UTILIZATION CALCULATIONS PER BUILDING

BUILDING A
UNIT AVG.: 4,850 S.F./20 UNITS = 242.5 S.F.

STORAGE AREA UTILIZATION: 4,850 (TOTAL UNIT SF) = 97 0% 5,000 (TOTAL GROSS SF)

BUILDING B
UNIT AVG.: 84,162 S.F./956 UNITS = 88.0 S.F.

STORAGE AREA UTILIZATION: 84,162 (TOTAL UNIT SF) = 79 4% 106,000 (TOTAL GROSS SF)

BUILDING C
UNIT AVG.: 19,542 S.F./157 UNITS =124.5 S.F.

STORAGE AREA UTILIZATION: 19,542 (TOTAL UNIT SF) = 90.5% 21,600 (TOTAL GROSS SF)

BUILDING D
UNIT AVG.: 4,000 S.F./16 UNITS =250 S.F.

STORAGE AREA UTILIZATION: 4,000 (TOTAL UNIT SF) = 100.0% 4,000 (TOTAL GROSS SF)

BUILDING E
UNIT AVG.: 10,100 S.F./54 UNITS =187.0 S.F.

STORAGE AREA UTILIZATION: 10,100 (TOTAL UNIT SF) = 100.0% 10,100 (TOTAL GROSS SF)

UTILIZATION CALCULATIONS FOR SITE
UNIT AVG.: 122,654 S.F./1,203 UNITS = 102.0 S.F.

STORAGE AREA UTILIZATION: 122,654 (TOTAL UNIT SF) = 83.6% 146,700 (TOTAL GROSS SF)

SCOPE OF WORK
NEW CONSTRUCTION OF FIVE (5) FREE-STANDING SELF -STORAGE BUILDINGS WITH SEPERATE MANAGEMENT OFFICE. ALL BUILDINGS TO

PROVIDE DRIVE UP STORAGE UNITS WITH ONE TWO-STORY BUILDING TO INCLUDE INTERIOR UNITS & CLIMATE CONTROL. PROJECT SITE TO ALSO

PROVIDE RV STORAGE PARKING

MANAGEMENT OFFICE TO PROVIDE ACCESSIBLE RESTROOMS, ONE

ACCESSED FROM INSIDE FOR EMPLOYEES AND VISITORS, ONE ACCESSED FROM OUTSIDE FOR RENTERS.

HOURS OF OPERATION: 9:30 A.M. - 6:00 P.M. DAILY

PROJECT TEAM
OWNER

U-STOR-IT
501 W. BROADWAY, STE. 2020
SAN DIEGO, CA 92101

PETER NORA
619.255.7478
[email protected]

ARCHITECT

DDCA ARCHITECTS

JOHN SWIERK, AIA
3321 S. ROUTE 31
815.444.8444
PRAIRIE GROVE, IL 60012
[email protected]

CIVIL ENGINEER

OMEGA ENGINEERING

SEAN SAVAGE
4340 VIEWRIDGE AVE, SUITE B
858.634.8620
SAN DIEGO, CA 92123
[email protected]

LANDSCAPE ARCHITECT
McCULL000GH LANDSCAPE ARCHITECTS
DAVID McCULLOUGH
703 16TH STREET, SUITE 100
619.296.3150
SAN DIEGO, CA 92101
[email protected]
tjm!smroFtm IT

SELF STORAGE
YUCAIPA, CA 92399
MUNICIPAL CODE DATA 11
LAND USE DISTRICT:

CG - GENERAL COMMERCIAL
PROPOSED USE: SELF -STORAGE BUILDINGS & ACCESSORY

OFFICE (REQUIRES CONDITIONAL USE PERMIT)
MAX. BUILDING HEIGHT: 45'-0"
REQUIRED SETBACKS:

FRONT: 15'-0"
SIDE: 10'-0"
STREET SIDE: 15'-0"
REAR: 10'-0"
LAND USE DISTRICT:

RS-20M - SINGLE RESIDENTIAL
PROPOSED USE: STORM WATER BMP w/DETENTION (REQUIRES

CONDITIONAL USE PERMIT)
MAX. BUILDING HEIGHT: 35'-0"
REQUIRED SETBACKS:

FRONT: 25'-0"
SIDE: 10'-0" & 5'-0"
STREET SIDE: 15'-0"
REAR: 20'-0"
FAR CALCULATION:

ALLOWABLE FAR = 1.0 OF TOTAL PROJECT AREA
TOTAL PROJECT AREA: 272,516 S.F.

ALLOWABLE BUILDING AREA: 272,516 S.F.

ACTUAL TOTAL AREA OF BUILDINGS: 147,668 S.F.

LOCATION MAP
- a
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FAr
F OUs.

PROJECT SITE _
14 IL
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- -
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11 PROJECT DIRECTORY
GENERAL:

TZ1.0 PLANNING & ZONING TITLE SHEET
PZ0.0 ARCHITECTURAL SITE PLAN
ARCHITECTURAL:

PZ1.0 MANAGEMENT OFFICE ELEVATIONS

PZIA MANAGEMENT OFFICE FLOOR PLAN
PZ2.0 STORAGE BUILDING A - ELEVATIONS
PZ2.1 STORAGE BUILDING A - FLOOR PLAN
PZ3.0 STORAGE BUILDING B - ELEVATIONS
PZ3.1 STORAGE BUILDING B - STREET LEVEL PLAN
PZ3.2 STORAGE BUILDING B - LOWER LEVEL PLAN
PZ4.0 STORAGE BUILDING C - ELEVATIONS
PZ4.1 STORAGE BUILDING C - FLOOR PLAN
PZ5.0 STORAGE BUILDING D - ELEVATIONS
PZ5.1 STORAGE BUILDING D - FLOOR PLAN
PZ6.0 STORAGE BUILDING E - ELEVATIONS
PZ6.1 STORAGE BUILDING E - FLOOR PLAN
CIVIL:

Cl CIVIL CONSTRAINTS SHEET
C2 PRELIMINARY GRADING
C3 SITE SECTIONS
C4 DMA MAP
C5 SLOPE ANALYSIS
LANDSCAPING:

L-100 LANDSCAPE DEVELOPMENT PLAN
L-200 LANDSCAPE CALCULATIONS AND NOTES
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
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PROJECT NO.
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PROJECT MGR.

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PLANNING & ZONING
SHEET
TITLE
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7 2 54.

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PARKING

REQUIREMENTS
USE
AREA
(S.F.)

MINIMUM
RQRMNT
SPACES
REQ'D
SPACES

PROVIDED

SELF -STORAGE
146,700
1/10,000 S.F.*
15 ACCESSORY OFFICE
968
1/250 S.F.
4 TOTAL PARKING SPACES REQUIRED 19 (INCL. 1 ADA)
22 ADDITIONAL LOADING SPACES PROVIDED
8 * REQUIRED PER INDUSTRY STANDARDS. PARKING STUDY MAY BE

PROVIDED UPON REQUEST

SITE COVERAGE
TYPE
AREA
(S.F.)
0/0

OF SITE

BUILDINGS
94,668

34.7 PAVEMENT
107,198

39.4 LANDSCAPE
70,650

25.9 TOTALS
272,516
100
1 01-4"

SPLIT -FACE CMU
w/C.S. CAP
CEDAR 5x5 POST
w/SWING GATE

DUMPSTER ENCLOSURE

LAND USE DISTRICTS

CG - GENERAL COMMERCIAL
RS-20M - SINGLE RESIDENTIAL
10'-4"

SPLIT -FACE CMU
w/C.S. CAP

CEDAR POST
w/SWING GATE
EMENT

DUMSTER ELEVATION
1/4" = V-0" \,, J 1/4" = V-0"
VIEW FROM 11TH STREET
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
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PRACTICAL BEIGE)
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3EYOND
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FIRST FLOOR
100'-0"

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OFFICE - NORTH ELEVATION
1/4" = 1'-0"

OFFICE - SOUTH ELEVATION
1/4" = 1'-0"
FIRST FLOOR n
100'-0"
5'-6"

LF STORAGE
—STUCCO FINISH
STEEL
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1/4" = 1'-0"
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OFFICE - EAST ELEVATION
1/4" = 1'-0"
FIRST FLOOR n
100'--0"
—STONE VENEER
FIRST FLOOR n
100' — 0"
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
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MANAGEMENT OFFICE FLOOR PLAN
1/4" = V-0"
NORTH

NORTHWEST CORNER VIEW
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
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FLOOR PLAN
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GREEN COLOR - TYP.)

BUILDING A -WEST ELEVATION
1/8" = 1'-0"

BUILDING A - EAST ELEVATION
1/8" = 1'-0"
1/4" / V-0"
_ROOF
109'-0"
FIRST FLOOR �
100'-0"

BUILDING A - SOUTH ELEVATION
1/8" = 1'-0"
1/4" / V-0"

TERRACOTTA

ROOF TILES
STUCCO (COLOR SW6100

PRACTICAL BEIGE) OVER THIN -SET
STONE VENEER @ BUMP -OUTS
(TYP.)
ROOF 0
109'-0"
FIRST FLOOR n
100'-00"

BUILDING A - NORTH ELEVATION
MBCI 7.2 MTL. PANEL
(LIGHT STONE COLOR -
TYP. )
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
690 F
109'-0"
IRST FLOOR n
100'-0" V
ROOF n
109'-00"
FIRST FLOOR n
100'-0" V
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ELEVATIONS
PZ2mO
-399-

200'-0"

STO RAG E

BUILDING A

BUILDING A FLOOR PLAN
1/8" = 1'_O"
NORTH
2021.12.01 ISSUED FOR ZONING REVIEW
1 2022.01.05 RE -ISSUED FOR ZONING REVIEW I
1 2022.08.24 REVISIONS FOR PLAN HEARING I
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PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING A -

FLOOR PLAN
PZ2ml

STUCCO FINISH

STUCCO FINISH
w/HALF-LITE (TYP.) (TYP) ROCA) OVER THIN -SET STONE GREEN COLOR - TYP.) n BUILDING B - NORTH ELEVATION VENEER @ BUMP -OUTS (TYP.) 1/16" = V-0"

METAL CANOPY
(PAINTED LEAF GREEN)

STANDING SEAM

METAL ROOF

TERRACOTTA

ROOF TILES

STUCCO FINISH
w/CONTROL JOINTS
(COLOR SW6100

PRACTICAL BEIGE)
_ ROOF
109'-0"

FIRST FLOOR
1 100'-0"
rlqNilm
� i, w -1 i
77,rTiI�I

BUILDING B - SOUTH ELEVATION
1/16" = V-0"
_ROOF O
109'-01,
r FLooR n
100'-0"
J1 Wt w 111 M-1 I
w/CONTROL JOINTS
(SW6100 PRACTICAL
BEIGE)

BUILDING B - EAST ELEVATION
1/16" = 1'-0"

NORTH VIEW
_ROLLING DOOR (FOREST
GREEN COLOR - TYP.)

STUCCO FINISH
(COLOR SW9105

ALMOND ROCA)

THIN -SET

STONE VENEER
STUCCO FINISH (COLOR SW9105

ALMOND ROCA) OVER THIN -SET
STONE VENEER @ BUMP -OUTS (TYP.)

BUILDING B - WEST ELEVATION
1/16" = 1'-0"

SOUTH VIEW
_ _ ROOF
109'-0"

FIRST FLOOR
100'-0"

LOWER LEVEL
91'-0"
H.M. DOOR & FRAME
w/HALF-LITE (TYP.)
2021.12.01 ISSUED FOR ZONING REVIEW
12022.01.05 RE -ISSUED FOR ZONING REVIEW I
12022.08.24 REVISIONS FOR PLAN HEARING
0 O')
~
W Or)
�
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ROOF n
109'-0"
'LOOR n
100'-0" V
LEVEL n
91'-00
PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING B -

ELEVATIONS
PZ3mO
-401-

A
op
0 0
0 PZ3. 44
51'-8" 38'-0"

STO RAG E

BUILDING B
300A
Fp
12'-0" 38'-0" 12'-0" 38'-0"

STO RAG E

BUILDING B
300B

BUILDING B FLOOR PLAN - STREET LEVEL
1/16" = 1'-0"
530'-0"
12'-0" 38'-0" 52'4"
PZ3.0
1 T-0"
38'-0"

STO RAG E

BUILDING B
300C
12'-0" 38'-0" 12'-0" 38'-0" 12'-0" 38'-0"

STO RAG E

BUILDING B
300D
NORTH
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
51'-8"
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PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING B -

STREET LEVEL PLAN
PZ3ml
0 N
co
0 N
N
N
0 N
N
W
CD
N
N
H
0 U
-402-

0 0
0 4

STORAGE STORAGE STORAGE STO RAG E

BUILDING B (LL) BUILDING B (LL) BUILDING B (LL) BUILDING B (LL)

BUILDING B FLOOR PLAN - LOWER LEVEL
1/16" = V-0"
NORTH
2021.12.01 ISSUED FOR ZONING REVIEW
1 2022.01.05 RE -ISSUED FOR ZONING REVIEW I
1 2022.08.24 REVISIONS FOR PLAN HEARING I
0 wrn
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PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING B -

LOWER LEVEL PLAN
PZ3m2
—403—

STANDING SEAM

METAL ROOF

BUILDING C - NORTH ELEVATION
3/32" = 1'-0"

STANDING SEAM

METAL ROOF

ROLLING DOOR (FOREST
GREEN COLOR - TYP.)

BUILDING C -SOUTH ELEVATION
3/32" = 1'-0"
(rUKLS i GKLLN w/HALF-LITE (TYP)
COLOR - TYP.)
n BUILDING C - EAST ELE
1/8" = 1'-0"

METAL PANEL
(GRAY TONE - TYP.)
ROOF
100'-0"

IST FLOOR
91'-0"
.j .j

VATI O N

ROLLING DOOR (FOREST
GREEN COLOR - TYP.)
8'-0"
(TYP-U.N.O.)
\—H.M. DOOR & FRAME
w/HALF-LITE
(FOREST GREEN I''I•'. " I ` 1'"
COLOR - TYP.) w/HALF-LITE
n BUILDING C - WEST ELEVATION
1/8" = V-0"
MBCI 7.2 MTL. PANEL
(LIGHT STONE
COLOR - TYP.)
ROOF n
100'-0"
FIRST FLOOR All
91'-0" V
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
0 wrn
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ROOF �
100'-0"

FIRST FLOOR
91'-0"
� ROOF n
100'-0" V
FIRST FLOOR n
91'-0" V
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PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING C -

ELEVATIONS
PZ4mO
Lo
Lp
io
0 N
N
N
0 N
N
W
N
N
N
H
O
U
-404-
O

STO RAG E

BUILDING C

BUILDING C FLOOR PLAN
3/32" = V-0"
PZ4.0
1 360'-0"
2 A( PZ4.0
NORTH
2021.12.01 ISSUED FOR ZONING REVIEW
1 2022.01.05 RE -ISSUED FOR ZONING REVIEW I
1 2022.08.24 REVISIONS FOR PLAN HEARING I
0 wrn
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D
3 PZ4.0
PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING C -

FLOOR PLAN
PZ4ml
-405-

STANDING SEAM

XXX METAL ROOF

BUILDING D -EAST ELEVATION
3/ 16" = 1'-0"

BUILDING D - WEST ELEVATION
3/ 16" = 1'-0"
1/4" / 1'-0"

BUILDING D - NORTH ELEVATION
3/ 16" = 1'-0"
f�V LL11Vl] VVVf\ `I I I'IUL.1 / .L III I L. r/-%IVLL - I (T/P) GREEN COLOR - TYP.) (LIGHT STONE COLOR - I '
TYP. )

BUILDING D - SOUTH ELEVATION
3/16" = 1'-0"
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
0 rn
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ROOF
100'-0"

SST FLOOR
91'-0"
ROOF
100'-0"

FIRST FLOOR
91'-0"
PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING D -

ELEVATIONS
PZ500
-406-

PZ5.0 4

BUILDING D FLOOR PLAN
3/16" = V-0"
NORTH
1 PZ5.0
2021.12.01 ISSUED FOR ZONING REVIEW
1 2022.01.05 RE -ISSUED FOR ZONING REVIEW I
1 2022.08.24 REVISIONS FOR PLAN HEARING I
0 wrn
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PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING D -

FLOOR PLAN
PZ501
-407-

1/4" / V-0"

STANDING SEAM

METAL ROOF
MBCI 7.2 MTL. PANEL
T
(LIGHT STONE COLOR -
TYP.)
1rTT
I I I
I- I I
111 1
WTI
-I -I- -I'l
I
ROLLING DOOR (FOREST gyp-U.N.O.)
GREEN COLOR - TYP.)

BUILDING E - NORTH ELEVATION
1/16" = 1'-0"

BUILDING E -SOUTH ELEVATION
1/16" = 1'-0"

BUILDING E - EAST ELEVATION
1/16" = 1'-0"
STANDING SEAM MBCI 7.2
METAL ROOF METAL PANELS 1/4" / V-0"
_ ROOF
100'-0"

ST FLOOR

ROLLING DOOR (FOREST
GREEN COLOR - TYP.)

BUILDING E -WEST ELEVATION
ROOF n
100'-0"

FIRST FLOOR
91'-0"
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 REVISIONS FOR PLAN HEARING
_ ROOF
100'-0"
zIRST FLOOR
91'-0"
ROOF n
100'-0"
_FIRST FLOOR n
91'-0"
0 wrn
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PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING E -

ELEVATIONS
PZ6mO
o_
Lo
v
N
N
N
0 N
N
W
CD
N
N
H
O
U
-408-
O

0 0
415'-0"
395'-0"
20'-0"
0 0
rn

STO RAG E

BUILDING E
600
0 0
N

BUILDING E FLOOR PLAN
1/16" = V-0"
NORTH
2021.12.01 ISSUED FOR ZONING REVIEW
1 2022.01.05 RE -ISSUED FOR ZONING REVIEW I
1 2022.08.24 REVISIONS FOR PLAN HEARING I
0 wrn
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PROJECT NO. 121160
PROJECT MGR. SHT

STORAGE BUILDING E -

FLOOR PLAN
PZ6ml

FEMA FLOOD "ZONE ALo
-`�----�----mac----`� -----��-----My-----
- -QQ
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YUCAIPA BOULEVARD `♦
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MMH
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`,z1669
21703
`.---
\
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2156..4
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x
12151.9
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2157.5
x
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--- LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW lS SITUATED IN THE CITY OF YUCAIPA, COUNTY OF SAN BERNARDlNO, STATE OF CALIFORNIA, AND lS DESCRIBED AS FOLLOWS.

M H 277i5♦� `
- - PARCEL 1.•
I \
ALL THAT PORTION OF PARCEL 1 OF PARCEL MAP NO. 3974 AS PER MAP RECORDED IN BOOK 36, PAGE OF PARCEL MAPS, IN 21 THE CITY OF YUCAIPA, COUNTY OF SAN BERIVARDINO, STATE OF CALIFORNIA, IN THE OFFICE OF THE COUNTY RECORDER OF

SAID COUNTY, DESCRIBED AS FOLLOWS,
BEGINNING AT THE SOUTHEAST COMER OF SAID PARCEL 1, SAID POINT BEING IN THE CENTERLINE OF 11TH STREET AS SHOWN x x - _ i _ _- I - ON SAID MAP;
2165s ----- EASEMENT FOR PUBLIC UTILITIES. GRANTED TO SOCAL x I GROUND OBSCURED 1 » I I I - I 1 1 THENCE NORTH 0' 00 51 WEST ALONG THE CENTERLINE OF 11TH STREET A DISTANCE OF 79.20 FEET, THENCE WEST PARALLEL -' EDISON COMPANY ON 0811011978, IN BOOK 9493 I '
- ,- --' TO THE NORTH LINE OF SAID PARCEL I A DISTANCE OF 187.60 FEET, THENCE SOUTH 0' 00' 51 " EAST PARALLEL TO THE ` --____ ;PAGE 1778. ?P\ P 1� I I I _ \�� CENTERLINE OF 11TH STREET A DISTANCE OF 179.20 FEET MORE OR LESS TO THE SOUTH LINE OF SAID PARCEL 1; 1 THENCE EAST ALONG THE SOUTH LINE OF SAID PARCEL 1 A DISTANCE OF 75.09 FEET TO AN ANGLE POINT; THENCE NORTH 0' x `k6i.6 x 21 6 ,- ,,--' -'' II I x ` P 00' 51" WEST ALONG THE EAST LINE OF PARCEL 1 A DISTANCE OF 100.00 FEET TO AN ANGLE POINT; THENCE EAST ALONG _ THE SOUTH LINE OF PARCEL I A DISTANCE OF 112.51 FEET MORE OR LESS TO THE TRUE POINT OF 8610101%

ALLGOWER, GERALD
' \ --__ 21674 � l I G8.7 '� � I I 33063 YUCAIPA BLVD
1 __ _ ----- P �27 I � PARCEL 2.•
-_-_�_ _ - x ; x °P x I I YUCAIPA, CA 92399
_ ------ : °P I I APN: 0318-011-07-0000
- / I ALL THAT PORTION OF PARCEL 1 OF PARCEL MAP NO. 5677 AS PER MAP RECORDED IN BOOK 57 PAGES 26 AND 27 OF - - - I I `1 217 . I PARCEL MAPS AND LOT 6 SUBDIVISION NO. 2 OF A PART OF DUNLAP RANCH AS PER MAP RECORDED IN BOOK 20 PAGE 47 ;��711RA
AND PARCEL 1 OF PARCEL MAP NO. 3974 AS PER MAP RECORDED IN BOOK 36, PACE 1 OF PARCEL MAPS, ALL IN THE CITY -- GO �N32999A YUCAIPA PA BLVDLY -EST OF Vcj c EASEMENT FOR PUBLIC UTILITIES. GRANTED TO SOCAL I 0.0' SETBA I I o PARCEL 1, THENCE EAST ALONG THE SOUTH LINE OF SAID PARCEL I A DISTANCE OF 75.09 FEET TO AN ANGLE POINT, THENCE _ -"-- ____ ______ ___ -- N 89'5914 W 142.01 ----x= `
�' - - _ - _ �- - - 1 ? Z NORTH 0' 00' S1 "WEST ALONG THE EAST LINE OF PARCEL 1 A DISTANCE OF 100.00 FEET TO AN ANGLE POINT, ` --- _-_-_ _ -``_� -�'� I ,\ \`. ; 21731 I I THENCE EAST ALONG THE SOUTH LINE OF SAID PARCEL 1 A DISTANCE OF 112.51 FEET MORE OR LESS TO THE TRUE POINT OF _ = - = - = _ �1; - - o BEGINNING
------------ - - o= �
- ------ ` ` .8 -� l , 2166.3 `\ 2168.5 i 211+4 I `� `\ i �> U - a / I I , 10..0 SETBACK N 89'5914 W 230.04 ;
`----------i.`�` r t
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EASEMENT FOR DRAINAGE. RECORDED ON 0 /16/1979, 21524 �_cy- I I I 2153,a / i �\ \� 2158.4 IN 932 BOOK 9665 PAGE 1589. / ; 1 ; x `\ l
l 2162. d' �
_ ;JOHNSON FREDERICK DB & ELOISE DNS __; \ e 1 I ` I \ ► i r x 32968 AVENUE D i��ll ` dv ` �, / i i CHACON, JESSE �
O I �`\ I o \ RAPLEE JOHN & SUSAN 1 \ 1 1 33008 AVENUE D r i i YUCAIPA, CA 92399 , o j -, 0 32996 AVENUE D _=\ ► i ; r 1 APN: 0318-011-18-0000 % ` / ♦` YUCAIPA, CA 92399 54.7 `�\ 1 YUCAIPA, CA 92399 t ICj , , , 215221
27S 1 � x APN: 0318-011-15-0000 / j
`'`� Q; „� `♦ I I �/ APN: 0318-011-16-0000
l= i r--------- W ` �♦ I I I W
to
�:1 i' ��' i 1 i \'I_♦ 2150.5
Z, x `\ I/ I Z I \

10.0' SETBACK.,. / '; ;� / I--10.0' SETBACK
II
At
1 N 89'59'20" W 104.98'-F---] ;
GRAPHICAL SCALE- 1" = 40'
0 20 40 80 120
FILENAME P°° ID#U OMEGA 10669 U-STOR-IT YUCAIPA JACAD I DISCREAOIVARYI0669-CGP-OI-CONSTRA/NTS.DWG DATE 1/3/2022 10-45-29 AM 2162.9
W

19.0 14.0' 39.0 °
EX. RAISED MED/AN

YUCAIPA BLVD TYPICAL SECTION
12 xr
1 I
I
I
1 1
\
1 2164.9
x \`

10.0' SETBACK \�`
I
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11 \
N
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GROUND OBSCURED x 2169.E
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1 X163.9 1\ II 11
O
2168.4 11
\ , 1
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x 1
2175.7
;1 -�1728 N 89*59'14" W 112.51'
\ 1 \ 1 I ;
O \ 1 1 fH
o GROUND OBSCURED
CD
1 I I I 1 1
PARKER WILLIAM & TIFFANY �\ Lu
12170 11TH ST W
co YUCAIPA, CA 92399
APN: 0318-011-32-00001
o� \
\ \ U� �' 2179.5
2A0. 6 `\ �� 217k I O % ` T
x \ \♦ \ x 1 `\ 1 \
7� �!•. tttt. tttt. � r
N 89S914" W 217°52' -- -
,x 2S. 1r\� 7
x J.

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0 1 I '
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2178.5

MORRIS GARY L & MARGARET J TRUST
12194 11TH ST \ \ ;
YUCAIPA, CA 92399 > yS i % \�
2170.71 ' APN: 0318-011-26-0000 ��� N� 6s
I x ! i i x �.

N2.7
x ,
`� i i i
i `� GROUND OBSCURED i
x 216" i i 11 ♦ ♦"` x 2169. \�_ �� -�`��\ r ` j -`♦`.` -`\ x I x /
�'f
;' CALDERON, CINDY
(, - 12216 11TH ST
YUCAIPA, CA 92399
-APN: 0318-011-11-0000
- I
NOT TO SCALE -410-
1 WiNUGN "AAt

ENGINEERING CONSULTANTS
4340 VIEWRIDGE AVE. SUITE B
SAN DIEGO, CA 92123
PH: (858) 634-8620 FAX.•(858)-634-8627

TENNESSEE LANE
�VGp\PPBwO

YUCAIPA BLVD
co
AVE D
SITE
AVE E
co
co)
x
C,
P4
0 VICINITY MAP:

NO SCALE

EXISTING LEGEND
I TEM
SYMBOL
CENTERUNE...................................................................................................................................... -
RIGHT-OF-WAY.................................................................................................................................

EX. PROPERTY LINE............................................................................................................................ � - -
EXCONTOUR..................................................................................................................................... _---2�g--
EX. SPOT ELEVATION..........................................................................................................................

EX SANITARY SEWER & MANHOLE........................................................................................................ -S S
EXWATER......................................................................................................................................... -W W
EXFIRE HYDRANT ASSEMBL Y.............................................................................................................. .

EXCURB & GUTTER...........................................................................................................................

EXTREE...........................................................................................................................................

EX. STREET LIGHT.............................................................................................................................. ,
EX. AC BERM....................................................................................................................................

SITE ADDRESS.

APN #:
(VACANT LOT) 11TH ST. YUCAIPA CA, 92399
318-011-07, 47 & 48

TITLE INFORMA TION
SOURCE OF TOPOGRAPHY:

TITLE INFORMATION FOR THIS SURVEY BASED ON A PRELIMINARY REPORT TOPOCRAPHY SHOWN HEREON lS BASED ON AERIAL PHOTOGRAMMETRIC PREPARED BY PACIFIC COAST TITLE COMPANY AS ORDER NO. 10242066, MAPPING OBTAINED FROM THE AEROTECH MAPPING INC. FLOWN ON EFFECTIVE DA TE-• AUGUST 03, 2021.

AUGUST 23, 2021.

VERTICAL BENCHMARK:

BASIS OF BEARINGS
DESCRIPTION: PK NAIL AND WASHER STAMPED BY IN TOP OF CURB, THE BASIS OF BEARINGS FOR THIS SURVEY lS THE CENTERLINE OF

0.55' WEST OF BCR, AT SOUTHWEST CORNER
YUCAIPA BL VD AS SHOWN ON PARCEL MAP NO 13992, FILED IN BOOK INTERSECTION YUCAIPA BL VD AND 12TH ST.
219 OF PARCEL MAPS, PAGES 42-43, SAID BEARING BEING 'W
8959'14 E"
ELEVATION.• 2145.596' (NGVD29)

ABBREVIATIONS

UTILITY COMPANY INFO -
BC
BB
BW
CONC
ELEC
FF
FG
FH
FL
GAS
ZP
PL
R/W
SCO
SD
SMH
c
Tw
YY/V/
WV
SHEET INDEX.

ASPHAL T CONCRETE

BOLLARD
Bl0 BASIN

BOTTOM OF WALL

CONCRETE

ELECTRICAL UTILITIES

FINISH FLOOR

FINISH GRADE

FIRE HYDRANT

FLOW LINE

GAS FACILITIES

LIGHT POLE

PAVEMENT

PROPERTY LINE

RIGHT-OF-WAY

SEWER CLEAN -OUT

STORM DRAIN

SEWER MANHOLE

TOP OF CURB

TOP OF WALL

WATER METER BOX

WATER VALVE
NO..

DESCRIPTION
Cl.............................................

CONSTRAINTS MAP
C2.............................................

PRELIMINARY GRADING
C3.............................................

SITE SECTIONS
C4.............................................

DMA MAP
C5.............................................

SLOPE ANAL PSIS
UPSTORmIT
Till
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 RE -ISSUED FOR PLAN HEARING

PROVIDER

YUCAIPA VALLEY WATER DISTRICT (SEWER)

WESTERN HEIGHTS WATER COMPANY (WATER)

SOUTHERN CALIFORIVIA GAS COMPANY (GAS)

SOUTHERN CALIFORNIA EDISON (ELECTRIC)
aco
~
W m
pU
m
UL)
Z }
}
CONTACT NO.
(909) 797-5117
(909) 790-1901
(909) 307-7070
(800) 655-4555
O
CD oq
= •a
Q .c In
N - ,"
_>
�o
0 (Jr
m
m a
VI
4-J -
U �
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cN
0 Q
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L v >`
0 U
PROJECT NO. 121160
PROJECT MGR. SHT

CONSTRAINTS MAP
c I
r
ao
N
O
N
10 ,m
ra
N
0 N
E
IL
0 0
La
u

LEGEND.

QQ MH
I # 11
I
1 i
1 I
1 I
1 I
11 FLA 0��g
�m� �

ENGINEERING CONSULTANTS
4340 VIEWRIDGE AVE. SUITE B
SAN DIEGO, CA 92123
PH.•(858) 634-8620 FAX.•(858)-634-8627
21 on.

I TEM
CENTERLINE .........................

RIGHT -OF -WA Y....................

EX. PROPERTY LINE ...............

SETBACK LINE ......................

EX CONTOUR ........................

EX. SPOT ELEVATION .............

EX SANITARY SEWER .............

EX WATER ............................

EX FIRE HYDRANT ASSEIV& 1v .

EX CURB & GUTTER .............

PROPOSED CONTOUR .............

PROPOSED BUILDING FOOTPRINT_
••• •965.8'
S S S
W W
PROPOSED BROW DITCH ..............................

PROPOSED 9/0 BASIN.

PROPOSED CONCRETE ................................. '; :.. • s FIRE ACCESS LANE .................................... Z PROPOSED FIRE SERVICE (PVT) ................

PROPOSED FIRE SERVICE SACI(FLOW (PVT)...

PROPOSED FIRE HYDRANT ...........................

PROPOSED CMU WALL .................................

GRADING INFORMA TION.

F
0 CUT (TO FINISH SURFACE) . . . . . . . . . . .
. . . . . . . . . 9,915 CY
FILL (TO FINISH SURFACE . . . . . . . . . . .
. . . . . . . . . 18, 947 CY
UNDERCUTS . . . . . . . . . . .
. . . . . . . . . 9,992 CY
CLEARING & GRUBBING . . . . . . . . . . .
. . . . . . . . . 1, 009 CY
EXPORT (IMBALANCE) . . . . . . . . . . .
. . . . . . . . . 11 CY
GRAPHICAL SCALE I" = 40'
0 20 40 80 120
-STOR IT T-K
2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 RE -ISSUED FOR PLAN HEARING
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SAN DIEGO, CA 92123
PK•(858) 634-8620 FAX.•(858)-634-8627
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2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 RE -ISSUED FOR PLAN HEARING
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DMA BOUNDARY . . . . . . . . . . . . . . . . . . . . . . . .

DRAINAGE ARROWS . . . . . . . . . . . . . . . . . . . . . . i
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SECTION 'A -A' INFILTRATION BASIN
I

NOT TO SCALE

BOTTOM OF BASIN OPEN TO

ALLOW FULL INFIL IRA TION

ENGINEERING CONSULTANTS
4340 VIEWRIDGE AVE. SUITE B
SAN DIEGO, CA 92123
PH: (858) 634-8620 FAX.•(858)-634-8627
POINT OF COMPLIANCE . . . . . . . . . . . . . . . . . . . .

BEST MANAGEMENT PRACTICE . . . . . . . . . . . . . . . . .

DRAINAGE MANAGEMENT AREA . . . . . . . . . . . . . . . .

IMPERVIOUS AREA . . . . . . . . . . . . . . . . . . . . . .

ROOF AREA . . . . . . . . . . . . . . . . . . . . . .

LANDSCAPE AREAS . . . . . . . . . . . . . . . . . . . . . .

POC-#
BMP-#
DMA-1

DMA DATA TABLE
DMA-N0.

TOTAL AREA
(ACRES)

IMPERVIOUS
X
DESIGN

DCV (CF)
ryPE/TREATED BY
DMA-1

6.65 76
20,725
BMP-1

TREATMENT BMP DATA TABLE
BMP

TREATING

PROPOSED
F007PR/NT (SF)

PROPOSED

VOLUME (OF)
DESCRIP770N
BMP-1
DMA-1
8,511
40,227
INRL7RA77ON BASIN

SOURCE CONTROL BMP NOTES

ALL APPLICABLE SOURCE CONTROL BMPS SHALL BE UTILIZED
A. PROPOSED REFUSE AREA WILL REMAIN COVERED AND PROTECTED FROM WIND DISPERSAL.

SIGNS SHALL BE PLACED WITH WORDS 'DO NOT DUMP HAZARDOUS MATERIALS OR LIQUIDS HERE" OR SIMILAR. OWNER SHALL BE RESPONSIBLE TO KEEP THE AREA CLEAN

OF LITTER AND SPILLS
B. OWNER TO SE RESPONSIBLE FOR SWEEPING PLAZAS, SIDEWALKS, AND PARKING LOTS.

THIS IS TO BE DONE REGULARLY AND AS NEEDED TO PREVENT ACCUMULATION OF LITTER AND DEBRIS.

C. FIRE SPRINKLER TEST WATER SHALL BE DRAINED TO THE DETENTION BASIN.

D. CONDENSATE DRAIN LINES INCLUDING AIR CONDITIONING SHALL SE ROUTED TO LANDSCAPE.

E. ROOFING, GUTTERS, AND TRIM SHALL NOT BE MADE OF COPPER OR OTHER UNPROTECTED METALS THAT MAY LEACH INTO RUNOFF MUST BE AVOIDED.

DRAWDOIPN TIME
FIELD INFILTRATION TESTS WERE CONDUCTED BY GEOCON WEST, INC.

AVERAGE INFIL TRATION RATES = 3 /N/HR
FACTOR OF SAFETY APPLIED = 3.0
EFFEC77VE INFIL IRA7TON RATE = 1 IN/HR
DRAWDOWN 77ME = INCHES OF PONDING / EFFEC77VE INFIL IRA77ON RA7E = 48 /N/ 1 /N/HR
= 48 HOURS
GRAPHICAL SCALE- I' = 40'
0 20 40 80 120
CUOSTODR07117r)
2021.12.01 ISSUED FOR ZONING REVIEW
12022.01.05 RE -ISSUED FOR ZONING REVIEW I
12022.08.24 RE -ISSUED FOR PLAN HEARING I
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4340 VIEWRIDGE AVE. SUITE B
SAN DIEGO, CA 92123
PH.-058) 634-8620 FAX.•(858)-634-8627

SLOPES TABLE
NUMBER

MINIMUM SLOPE

MAXIMUM SLOPE
COLOR

AREA (SF)

AREA (AC)
1 0.009

10.009
270042

6.19 2

10.009

15.009
13235

0.30 3

15.009

20.009"
3706

0.09 4

20.009

25.009
1097

0.03 5

25.009

30.009
544

0.01 6

30.009

40.009
1758

0.04 7

40.001
100.009
2625

0.06 GRAPHICAL SCALE I" = 40'
0 20 40 80 120
•
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2021.12.01 ISSUED FOR ZONING REVIEW
2022.01.05 RE -ISSUED FOR ZONING REVIEW
2022.08.24 RE -ISSUED FOR PLAN HEARING
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SLOPE ANALYSIS
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REFERENCE NOTES SCHEDULE

U-STOR-IT

YUCAIPA, CA
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(L OCA TION & SIZE UNKNOWN)
- - - CONNECT TO EX. WTR METER
L - - - - - I CONNECT TO EX. SWR MAIN
- - - - - - - - G�L OCA TION AND SIZE UNKNOWN
- - o - - H + ++ ++++++
EX. FH + ++ + ++++
++++
++++ + ++
W Li ++
+
I++
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I+
++ + +
++ ++
II + +
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++ ++
++ ++
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- - - - - - -- -- -- -- -- --_-_-_-_ -� + +
+++ +++++++++++ -- + ++ + �++++�+-------------------
++++•+++
++ +++++++++++---------------------- - - - - - - - - - - - ___ _ ___ _ ___ __ _ I +++ , ++++++++ +++++++ F F F F F F F F F F F F F F + 0. 0' SETBACK + + + + + KLFI ETB CK LINE + ++ o �
+++ ++ ++ ++ + + ++ O
+1' + +++ + ++ I n
++ +++ LINE -� +++++ ++++++ + + +++ +++++ ++++ ++++++ +++ +++++++ ++++ ++++ LL
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+ + ++++++++++ + <±60 RV SPACES / I I l0. 0 SETBACK
++++++ LL / % 60.E x 5%
+ + +++
+++++++ + PROP FH + +++++++++ + +++ +++++++ + +++++ + ++ + +++++ ++ + + +++++ +++++ ++ + +++++ / ++++++ ++
+ +++++++ COVERED ROPOSED + +++++++++ ++++ ++++ +++ ++++++ +++ + ++++ ++ ++++++++++++++++++++++++++++ ++++++++ ++ +++
++ +++++ TRASH ENCOLSURE +�
++ +++ ++ +++ +++
+
+� +++ RESIDENTIAL
++ +++ ++++++
++ +++++++ I- -- - - -- - -- - - - -- --9'
+ STEM W LL - - - - - - - - - -- - - -- - - - - - --- - - --i +++ ++ ++++ + + +
+++++++++++++++ - I ELOCATE EX. I +++ NOT A PART ICI
+ -+ I I +++ SETBACK LINES
ATT 3 SEMENT �I I I
+++
+ + +++ +++++++ I ±++
+ ++++ ++++++ / I
++ ++++ +++++�+ CCESS RANI BLDG B =106,0 0o SF +++
++ ++ +++ +�++++� 13.5% SL PE I 2-STORY STORAGE
+ _ _
++ ++++ +++++ 530' x 100' + +
++++
++ ++ ++
++ +++ ++++ �+ + I + +
+ I + +
+++
LL W
+ +++
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+ co
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+ I o I_ in
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+ I x
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++ +++++++++ ++ +++++++++++++ ++ +++++
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++++ ++ ++++ + + + ++++ + ++ +++
+ + + + + + + + + + + + + + + + + + + + + + + + +
++ +++ +++ + + + ++++ +++++++++ +++
+++ + +++ ++ + ++ ++ ++ + +++++++++
++++
+ 1
+ + 10.0' SETBACK �
+ ++ I'
+ W ++'+I'
+ W +++ +
W
+ +++
++
+ W YUCAIPA U-STOR-IT +
+ 0 STORAGE BUILDING E 44+++
+ 4+++
+ `'13 BLDG E = 10,100 SF +++
+ PROP FH (FF SLOPES = 1.0%) 1-STORY STORAGE +++
+ SET LINE 505' X +
+ + +++ +++++ +++ ++++ + ++++ +++ ++++++++++++ +++++++ ++ +++ + ++ ++++ +++ +++ ++++ ++++ ++ ++ +++++ ++ ++ +++ ++ ++ + + + ++ ++ ++ + + + + ++ + + + +
+++ +++ +++++ +++ ++++ +++ ++++++++ +++ +++ ++++ +++++++++++ ++++ +++ + ++ +++ +++ ++++ + ++++++ + + ++_++++++,++ + ++++++
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rlrr
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AI
SYMBOL

DESCRIPTION

PROPOSED PLANTING/IRRIGATED AREA

BIORETENTION PLANTING/IRRIGATED AREA

OEXISTING

UTILITY EASEMENTS

EXISTING TREE SCHEDULE

EXISTING TREES (TO BE REMOVED) BOTANICAL / COMMON NAME CONT QTY LAGERSTROEMIA INDICA EXISTING 2

CRAPE MYRTLE
PRUNUS SARGENTII EXISTING 2

SARGENT CHERRY

CONCEPT PLANT SCHEDULE

SHADE TREE
ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX, L: 0.1 - 0.3 0 ALBIZIA JULIBRISSIN / SILK TREE 36" BOX, L: 0.1 - 0.3 BRACHYCHITON ACERIFOLIUS / FLAME TREE 36" BOX, M: 0.4- 0.6 CERCIDIUM X'DESERT MUSEUM' / THORNLESS PALO VERDE 36" BOX, L: 0.1 - 0.3 CHILOPSIS LINEARIS / DESERT WILLOW 36" BOX, L: 0.1 - 0.3 GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 36" BOX, M: 0.4- 0.6 KOELREUTERIA BIPINNATA I CHINESE FLAME TREE 36" BOX, M: 0.4- 0.6 METROSIDEROS EXCELSA I NEW ZEALAND CHRISTMAS TREE 24" BOX, M: 0.4- 0.6 PROSOPIS CHILENSIS I CHILEAN MESQUITE 36" BOX, L: 0.1 - 0.3 QUERCUS AGRIFOLIA I COAST LIVE OAK MULTI -TRUNK 48" BOX, L: 0.1 - 0.3 TIPUANA TIPU / TIPU TREE 36" BOX, M: 0.4- 0.6
ULMUS PARVIFOLIA /CHINESE ELM 36" BOX, L: 0.1 - 0.3

SMALL ACCENT TREES
• ACACIA CULTRIFORMIS / KNIFE ACACIA 15 GAL, L: 0.1 - 0.3 CERCIS CANADENSIS / EASTERN REDBUD MULTI -TRUNK 15 GAL, L: 0.1 - 0.3 CORDYLINE AUSTRALIS 'SOUTHERN SPLENDOR' / SOUTHERN SPLENDOR GRASS PALM 15 GAL, M: 0.4- 0.6 ERIOBOTRYA DEFLEXA / BRONZE LOQUAT MULTI -TRUNK 15 GAL, L: 0.1 - 0.3 PHOENIX ROEBELENII / PIGMY DATE PALM MULTI -TRUNK 15 GAL, M: 0.4- 0.6 PHOTINIA X FRASERI / RED TIP PHOTINIA 15 GAL, L: 0.1 - 0.3 X CHITALPA TASHKENTENSIS / CHITALPA 15 GAL, L: 0.1 - 0.3

BIORETENTION TREES
• ARBUTUS X / ARBUTUS MULTI -TRUNK 24" BOX, M: 0.4- 0.6 ++++++++ ORNAMENTAL SHRUBS/GROUNDCOVER
++++++++ AEONIUM X'KIWI' / KIWI AEONIUM 1 GAL., L: 0.1 - 0.3 AEONIUM X'MINT SAUCER' / MINT SAUCER AEONIUM 1 GAL., L: 0.1 - 0.3 AEONIUM X'SUNBURST' / SUNBURST AEONIUM 1 GAL., L: 0.1 - 0.3 AGAVE AMERICANA / CENTURY PLANT 1 GAL. TO 5 GAL., VL: <0.1 AGAVE DESMETTIANA'VARIEGATA' / VARIEGATED SMOOTH AGAVE 1GAL. TO 5 GAL., VL: <0.1 AGAVE X'BLUE GLOW' / BLUE GLOW AGAVE 1GAL. TO 5 GAL., VL: <0.1 AGAVE X'BLUE FLAME' / BLUE FLAME AGAVE 1GAL. TO 5 GAL., VL: <0.1 ALOE PLICATILIS / FAN ALOE 1 GAL., L: 0.1 - 0.3
ALOE X'BLUE ELF' / BLUE ELF ALOE 1 GAL., L: 0.1 - 0.3
ALOE X'LEO 22918' TM / ERIK THE RED ALOE 1 GAL., L: 0.1 - 0.3 ALOE X'LEO 8542' TM / OUTBACK ORANGE ALOE 1 GAL., L: 0.1 - 0.3 ALOE X'CHRISTMAS CAROL' / CHRISTMAS CAROL ALOE 1 GAL., L: 0.1 - 0.3 ARCTOSTAPHYLOS GLAUCA / BIGBERRY MANZANITA 5 GAL., VL: <0.1 BACCHARIS SAROTHROIDES I DESERTBROOM BACCHARIS 1 GAL. TO 5 GAL., LOW BOUTELOUA GRACILIS'BLONDE AMBITION' / BLONDE AMBITION BLUE GRAMA 1 GAL., L: 0.1 - 0.3 CALAMAGROSTIS X ACUTIFLORA'KARL FOERSTER' / FEATHER REED GRASS 1GAL. TO 5 GAL., M: 0.4 - 0.6 CUPHEA IGNEA / CIGAR PLANT 1 GAL. TO 5 GAL., M: 0.4 - 0.6 DASYLIRION WHEELERI / GREY DESERT SPOON 1 GAL. TO 5 GAL., 3', 2'-3' ECHEVERIA AGAVOIDES'LIPSTICK' / LIPSTICK ECHEVERIA 1 GAL., L: 0.1 - 0.3 ECHEVERIA CANTE'WHITE CLOUD' / WHITE CLOUD ECHEVERIA 1 GAL., L: 0.1 - 0.3 ECHEVERIA X'PERLE VON NURNBERG' / PERLE VON NURNBERG ECHEVERIA 1 GAL., L: 0.1 - 0.3 ENCELIA CALIFORNICA / CALIFORNIA ENCELIA 1GAL. TO 5 GAL., L: 0.1 - 0.3 ENCELIA FARINOSA / BRITTLE BUSH 1 GAL. TO 5 GAL., VL: <0.1 EUONYMUS ALATUS 'COLES COMPACT' / COLES COMPACT BURNING BUSH 5 GAL., M: 0.4 - 0.6 EUPHORBIA TIRUCALLI 'STICKS ON FIRE' / STICKS ON FIRE PENCIL TREE 1 GAL. TO 5 GAL., L: 0.1 - 0.3 FURCRAEA FOETIDA'MEDIOPICTA' / MAURITIUS HEMP 5 GAL., L: 0.1 - 0.3 FURCRAEA MACDOUGALII / FALSE AGAVE 5 GAL., L: 0.1 - 0.3 GREVILLEA X'LONG JOHN' / LONG JOHN GREVILLEA 5 GAL., L: 0.1 - 0.3 GREVILLEA X'KINGS CELEBRATION' / KINGS CELEBRATION GREVILLEA 5 GAL., L: 0.1 - 0.3 HAKEA SUAVEOLENS / SWEET HAKEA 5 GAL., L: 0.1 - 0.3
HESPERALOE PARVIFLORA BRAKELIGHTS / RED YUCCA 1GAL. TO 5 GAL., L: 0.1 - 0.3 LAVANDULA STOECHAS 'SILVER ANOUK' / SILVER ANOUK SPANISH LAVENDER 1 GAL. TO 5 GAL., L: 0.1 - 0.3 LAVANDULA X ALLARDII 'MEERLO' / MEERLO LAVENDER 1 GAL. TO 5 GAL., L: 0.1 - 0.3 LEUCADENDRON X'JESTER' / JESTER CONEBUSH 5 GAL., M: 0.4 - 0.6 LEUCOPHYLLUM FRUTESCENS / TEXAS SAGE 1 GAL. TO 5 GAL., L: 0.1 - 0.3 LEUCOSPERMUM X'HIGH GOLD' / HIGH GOLD NODDING PINCUSHION 5 GAL., M: 0.4 - 0.6 LEUCOSPERMUM X'VELDFIRE' / VELDFIRE PINCUSHION 5 GAL., M: 0.4 - 0.6 LIGUSTRUM SINENSE 'SUNSHINE' / SUNSHINE CHINESE PRIVET 5 GAL., M: 0.4 - 0.6 LOMANDRA HYSTRIX'LHCOM' TM / TROPICBELLE MAT RUSH 1 GAL. TO 5 GAL., M: 0.4 - 0.6 LOMANDRA LONGIFOLIA'LIME TUFF' / LIME TUFF DWARF MAT RUSH 1GAL. TO 5 GAL., M: 0.4 - 0.6 LOMANDRA LONGIFOLIA'ROMA 13' TM / PLATINUM BEAUTY VARIEGATED MAT RUSH 1GAL. TO 5 GAL., M: 0.4 - 0.6 MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 1GAL. TO 5 GAL., VL: <0.1 OLEA EUROPAEA'LITTLE OLLIE' TM / LITTLE OLLIE OLIVE 5 GAL., L: 0.1 - 0.3 PHORMIUM TENAX'RAINBOW MAIDEN' / RAINBOW MAIDEN NEW ZEALAND FLAX 5 GAL., M: 0.4 - 0.6 PITTOSPORUM TENUIFOLIUM'GOLF BALL'/ GOLF BALL TAWHIWHI 1GAL. TO 5 GAL., M: 0.4 - 0.6 ROSMARINUS OFFICINALIS 'BARBEQUE' / BARBEQUE ROSEMARY 1 GAL. TO 5 GAL., L: 0.1 - 0.3 RUSSELIA EQUISETIFORMIS / FIRECRACKER PLANT 1 GAL. TO 5 GAL., M: 0.4 - 0.6 SALVIA CHAMAEDRYOIDES / MEXICAN BLUE SAGE 1 GAL., L: 0.1 - 0.3 SALVIA X 'BEE'S BLISS' / BEE'S BLISS SAGE 1 GAL. TO 5 GAL., L: 0.1 - 0.3 SENECIO FICOIDES'MOUNT EVEREST' TM / SKYSCRAPER SENECIO 1GAL. TO 5 GAL., L: 0.1 - 0.3 SENECIO VITALIS 'SERPENTS' I BLUE CHALK FINGERS 1 L: 0.1 - 0.3 GAL.,
STRELITZIA JUNCEA / NARROW -LEAFED BIRD OF PARADISE 1 GAL. TO 5 GAL., L: 0.1 - 0.3 STRELITZIA REGINAE / BIRD OF PARADISE 1 GAL. TO 5 GAL., L: 0.1 - 0.3 WESTRINGIA FRUTICOSA'SMOKEY' / SMOKEY WESTRINGIA 1 GAL. TO 5 GAL., L: 0.1 - 0.3 rrrr
rrrr

BIORETENTION SHRUBS
rrrr CAREX BROMOIDES / BROME-LIKE SEDGE 1 GAL., M: 0.4 - 0.6, 2'-3' CAREX BUCHANANII / LEATHER LEAF SEDGE 1 GAL., L: 0.1 - 0.3 CAREX PHYLLOCEPHALA 'SPARKLER'/ SEDGE 1 GAL., M: 0.4 - 0.6 CAREX SPISSA / SAN DIEGO SEDGE 1 GAL., L: 0.1 - 0.3
CHONDROPETALUM TECTORUM / SMALL CAPE RUSH 1 GAL. TO 5 GAL., M: 0.4 - 0.6 CHONDROPETALUM TECTORUM'EL CAMPO' / EL CAMPO SMALL CAPE RUSH 1GAL. TO 5 GAL., M: 0.4 - 0.6 DIANELLA CAERULEA'CASSA BLUE' / CASSA BLUE FLAX LILY 1 GAL., M: 0.4 - 0.6 DIANELLA TASMAN ICA'VARIEGATA' / VARIEGATED FLAX LILY 1 GAL., M: 0.4 - 0.6 GREVILLEA X'LONG JOHN' / LONG JOHN GREVILLEA 5 GAL., L: 0.1 - 0.3 LEYMUS CON DENSATU S 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE 1GAL. TO 5 GAL., L: 0.1 - 0.3 MUHLENBERGIA CAPILLARIS / PINK MUHLY 1GAL. TO 5 GAL., L: 0.1 - 0.3, 2'-3' MUHLENBERGIA LINDHEIMERI / LINDHEIMER'S MUHLY 1GAL. TO 5 GAL., M: 0.4 - 0.6 NASSELLA TENUISSIMA / TEXAS NEEDLE GRASS 1 GAL., L: 0.1 - 0.3 SPHAERALCEA AMBIGUA / DESERT GLOBEMALLOW 1 GAL. TO 5 GAL., L: 0.1 - 0.3 YUCCA FILAMENTOSA / ADAM'S NEEDLE 1GAL. TO 5 GAL., VL: <0.1 NOTE:

NO EXISTING OR NATIVE SPECIES OR TREES ON SITE THAT REQUIRES PROTECTION.

New Construction
Address
Yucaipa Blvd. Yucaipa,
CA 92399
G
landscape achitecture
environmental planning
urban design
McCulloughLA.com
703 16th Street Suite San
Diego, California 92101 100
619.296.3150
CLIENT: PETER NORA
501 W.Broadway Suite 2020
San Diego, Ca 92101
ND S CA pF
LIJ
Signature C7
J 12/31/2022
Renewal Date
(P� 3/30/2022
Date
F CA1-

NOT FOR

CONSTRUCTION

ISSUED FOR

INFORMATION
ONLY

SUBMITTALS I REVISIONS
No. Description Date
ISSUED FOR ZONING REVIEW 12.01.21
RE -ISSUED FOR ZONING REVIEW 01-05-22
Issue Date Project Number
3/30/2022 22168

LANDSCAPE

DEVELOPMENT
Ia
% "MM10
7 1 R 1 5 1 A -A 15 - 1 � 1 2
N
0 15 30 60
SCALE: 1 11
=30'-0"
1 rrl AA-r`I ii I rll Ir_u
Ll 00

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/I i I/ i '0 iJ
/ (L 06A 110N S/LE UNKNUWNJ I
AA -r T/ /-1/ IA/T! 1 i�
CONNECT TO EX. SWR MAIN
vv
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U-STOR-IT
YUCAIPA.. CA
am
401111111111111111
EI

7. 711111101

7. I0.0' SETBACK
I0.0' SETBACK
I
PROPOSED 20' FIRE

ACCESS EASEMENT
111IN111
ATT 1 - •
loss
Emissions

8. CONTRACTOR SHALL REPAIR AND REPLACE ALL EXISTING LANDSCAPE, IRRIGATION, AND ANY EXISTING IMPROVEMENTS DISPLACED OR DAMAGED AS A RESULT OF PERFORMING THE WORK OF THIS CONTRACT AT NO ADDITIONAL COST TO THE OWNER. EXISTING LANDSCAPE AND IRRIGATION SHALL BE EXTENDED IN -KIND INTO AREAS LEFT VACANT BY DEMOLITION AT NO ADDITIONAL COST TO THE OWNER.

WATER CONSERVATION STATEMENT:

IN RECOGNITION OF WATER AS A LIMITED RESOURCE IN SOUTHERN CALIFORNIA, THE FOLLOWING MEASURES WILL BE UNDERTAKEN TO REDUCE THIS PROJECT'S DEMAND ON THE CITY OF SAN DIEGO'S AVAILABLE WATER SUPPLY: THE IRRIGATION SYSTEM WILL BE AUTOMATIC AND WILL INCORPORATE LOW VOLUME SPRAY EMITTERS AND CONVENTIONAL LOW ANGLE SPRAY HEADS. DRIP IRRIGATION SYSTEMS MAY BE EMPLOYED WHERE CONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BE SEGREGATED TO ALLOW FOR THE SYSTEM OPERATION IN RESPONSE TO ORIENTATION AND EXPOSURE. TURF WILL BE RESTRICTED TO HIGHLY VISIBLE STREET FRONT AREAS AND/OR AREAS WHICH MAY RECEIVE SIGNIFICANT AMOUNTS OF USE AND ENJOYMENT BY THE GUESTS AND RESIDENTS. THE SPECIFIED TURF WILL HAVE RELATIVELY LOW WATER AND MAINTENANCE REQUIREMENTS. PLANT MATERIAL WILL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST, AND WEST EXPOSURES. SOIL WILL BE AMENDED AND PREPARED TO PROVIDE HEALTHY PLANT GROWTH AND COVERAGE AND TO PROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTER BEDS WILL BE MULCHED TO RETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPIRATION FROM THE ROOT ZONES. AN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPER IRRIGATION, DEVELOPMENT AND MAINTENANCE OF THE VEGETATION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT OF THE VEGETATION SELECTED. AN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPER IRRIGATION, DEVELOPMENT AND MAINTENANCE OF THE VEGETATION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT OF THE VEGETATION SELECTED. THE ESTIMATED TOTAL WATER USE (ETWU) OF THE IRRIGATION SYSTEM WILL BE DESIGNED TO WORK WITHIN THE MAXIMUM APPLIED WATER ALLOWANCE (MAWA) FOR THE DEVELOPMENT. A FULL LANDSCAPE DOCUMENT PACKAGE, PER THE LANDSCAPE WATER CONSERVATION ORDINANCE WILL BE REQUIRED TO BE SUBMITTED AND APPROVED PRIOR TO ISSUANCE OF THE BUILDING PERMIT.\ GENERAL NOTE:

ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE STANDARDS OF THE CITY-WIDE LANDSCAPE REGULATIONS AND THE LANDSCAPE TECHNICAL MANUAL AND ALL OTHER LANDSCAPE RELATED CITY AND REGIONAL STANDARDS.

RAIN SENSOR SHUTOFF DEVICE NOTE:

RAIN DEVICE AND A MOISTURE SENSING DEVICE THAT REGULATES THE IRRIGATION ALL PROPOSED IRRIGATION SYSTEMS WILL USE AN APPROVED RAIN SENSOR SHUTOFF SYSTEM FOR ALL LAWN AREAS.

McCullough Landscape Architecture
California Water Efficient Landscape Works heet
Reference Evapotranspiration (ET.)
47 ProjectType

NON-RESIDENTIAL

0.45 Hydrozone # / Planting
Description
Plant
(PF)
Factor
Irrigation
Method
Irrigation
EfFciency(IE)°
ETAF
(PF/IE)
Landscape
Area (Sq. Ft.)
ETAF x
Area
Estimated Total
Water Use
(ET WU)'
Regular Landscape Areas
A. Low Water Use Urnamental
Planting

0.25 DRIP

0.9 0.28
34,562
9601
279760
B. Bioretention Planting

0.5 DRIP

0.9 0.56
18,371
10206
297406
0 0
0 0
Totals
52933
19807
577166
Special Landscape Areas
1 0
0 1
0 0
1 0
0 1
0 0
Totals
0 0
0 ETWU Total
577166
Maximum Allowed Water Allowance (MAWA)e
694110
ETAF Calculations
Regular Landscape Areas
Total ETAF x Area
Total Area
Average ETAF
All Landscape Areas
Total ET AF x Area
Total Area
Average ETAF
19807
52933

0.37 19807
52933

0.37 Average ETAF for Regular Landscape Areas must be 0.55 or below for residential areas, and 0.45 or below for non - MH
I

10.o' sEraal"a
i
0 7
New Construction
Address
Yucaipa Blvd. Yucaipa,
CA 92399
G
landscape achitecture
environmental planning
urban design
McCullough LA.com
703 16th Street Suite San
Diego, California 92101 100
619.296.3150
CLIENT: PETER NORA
501 W.Broadway Suite 2020
San Diego, Ca 92101
�PNU) S CA pF
or,,CULLOti , q�co-)
Z� a� C
LIJ 0 -. m
Signature • n
J 12/31/2022
Renewal Date
v • 3/30/2022
Date
OF CA

NOT FOR

CONSTRUCTION

ISSUED FOR

INFORMATION
ONLY

SUBMITTALS I REVISIONS
No. Description Date
ISSUED FOR ZONING REVIEW 1-2.01.21
RE -ISSUED FOR ZONING REVIEW 01-05-22
Issue Date Project Number
3/30/2022 22168

LANDSCAPE

NOTES AND

CALCULATIONS
N
0 15 30 60
SCALE: 111=30'-011
7 6 5 d -41 h- 3 9 1 (r) nn/-r`1 11 1 nl Icu
L200