Agenda Item No.
CITY OF YUCAIPA
AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development ServicWCity Engineer YF Benjamin Matlock, Planning Manager/City Planner /
Christian Farmer, Assistant Planner GF
FOR: City Council Meeting of May S, 2023
SUBJECT: Michael Khoury (Khoury DBA): A Density Bonus Agreement for Case No. 22- 033/CUP/DBA/MNV/LUCR/ARC to allow a 100% increase in land density for a 24-unit, Senior Housing Project located on a vacant parcel at 134210 Street; APN:
0319-242-01.
RECOMMENDATION:
That the City Council approve the attached Density Bonus Agreement (DBA) for the Khoury Senior Housing Project (Case No. 22-033) which will set forth the reporting requirements and covenants that are necessary to ensure that the target senior units remain consistent with the original density bonus request associated with the approved entitlement.
BACKGROUND:
Division 3, Chapter 1, Article 7 of the City's Development Code contains provisions for processing density bonus projects, which are designed to provide incentives for the production of housing for very low-income, low-income, moderate -income, and senior households in accordance with State Law, by allowing additional units to offset the costs of providing affordable housing. Pursuant to the City's Development Code, a 100% increase in density is permitted for senior housing projects; however, before the Project is constructed, a formal Density Bonus Agreement (DBA) is required to be approved by the City Council. The DBA process is identified in the Conditions of Approval for the housing project, and will set forth the reporting requirements and covenants that are necessary to ensure that the target units remain available as intended by the density bonus request.
At the regular City Council Meeting of October 22, 2018, the City Council provided preliminary approval of draft DBA template language, applicable forms, and their content to satisfy one of the permitting requirements of a density bonus application pursuant to Section 93,010735 of the Yucaipa Development Code. Two different draft agreements were presented: one agreement provided language specific to a traditional "for -rent" senior housing project, and one agreement provided language for a "for -sale" project. Both agreements were established to ensure that future projects maintain compliance with age restrictions to qualify as senior housing projects, and additionally to help streamline and expedite timelines for these future projects. The draft DBA for a "for -rent" senior housing project was reviewed and updated by the City Attorney for compliance with state law, but the updated version remains substantively the same.
At the regular Planning Commission Meeting of June 1, 2022, the Planning Commission approved Case No. 22-033/CUP/DBA/MNV/ARC/LUCR. This included a Conditional Use Permit with 73 Architectural Review and Density Bonus Agreement to permit a 24-unit Senior Housing Project, as well as a Land Use Compliance Review for an entry monument sign with a Minor Variance for encroachments into the building setback,
DISCUSSION:
The DBA includes provisions to ensure that this Project maintains compliance with age restrictions to qualify as a senior housing project, and that it also provides the appropriate multi -family site amenities and individual unit amenities pursuant to Section 88.0215 and Section 88.0210 of the City's Development Code. It should be noted that this process is simply a procedural action to meet the previously approved project's conditions of approval now prior to the issuance of building permits for construction.
Attachments: 1. Density Bonus Agreement (DBA)
2, Case No. 22-033/CUP/DB A/MNV/LUCR/ARC Approved plans Approved by: �- -
F-
RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL TO:
City of Yucaipa
34272 Yucaipa Blvd.
Yucaipa, CA 92399
Attn: City Clerk
With a copy to:
Michael Khoury
15661 Sunburst Ln
Huntington Beach, CA 92647
APNs: 0319-242-01
FOR RECORDER
Exempt from Recording Fees Pursuant to Government Code Section 27383
DENSITY BONUS AGREEMENT
(SENIOR HOUSING; RENTAL PROJECT)
THIS DENSITY BONUS AGREEMENT "A eement") is dated as April 24, 2023, and is entered into by and between Michael Khoury, (the "Developer"), and the CITY OF YUCAIPA, a California municipal corporation (the "City" j .�O�3 141
RECITALS
A. Developer owns and is developing real property in the City of Yucaipa, County of San Bernardino, California ("Property") described in Exhibit "A" attached hereto and incorporated herein by reference.
B. The Property is generally located at 13421 I � �trcet] in Yucaipa, California.
Developer will be constructing a multi -family, senior housing project, consisting of twenty-three (23) senior units and one (1) manager's unit on the Site together with any improvements appurtenant thereto ("Project").
C. Under the applicable land use regulations for the Property, Developer would be allowed to construct i16.24 units per acre] on the Property. Developer has applied for and City has granted a 100% increase in density pursuant to the applicable provisions of Yucaipa Development Code Sections 83.010705 et seq. (Division 3, Chapter 1, Article 7 of the Development Code) and California Government Code Section 65915 et seq. ("Density Bonus Law"). The density bonus and any concessions and incentives or waivers related thereto will hereafter be collectively referred to as the "Density Bonus."
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10070-0142\2599733v2.doc
75 D. Developer acknowledges that the Density Bonus would not be granted in the absence of Developer's express covenant to restrict the usage of the Project, as more fully set forth herein below.
E. To meet the applicable provisions of Yucaipa Development Code Sections
83.010705 et seq. (in Division 3, Chapter 1, Article 7 of the Development Code), Developer has agreed to enter into and record this Agreement concerning the Property. The purpose of this Agreement is to regulate and restrict the occupancy, operation, and management of the Project as housing for senior citizens.
AGREEMENT
NOW, TBEREFORE, the parties hereto agree as follows:
1. Definitions. In this Agreement, the following terms shall have the following meaning:
a. "City" is the City of Yucaipa, California.
b. "Project" is the development described in Recital B above.
C. "Qualified Occupant" shall mean a senior citizen or other individual permitted to occupy a senior unit pursuant to Civil Code Section 51.3 and Section 51.12, as may be amended.
2. Binding Effect of Agreement. City and Developer hereby declare their specific intent that the covenants, reservations and restrictions as set forth herein shall be deemed covenants running with the land and shall encumber and "run with" the Property and be binding upon Developer's successors and assigns and successor to any interest in the Project. Each and every contract, deed or other instrument hereinafter executed, covering or conveying the development or any portion thereof shall conclusively be held to have been executed, delivered and accepted subject to the covenants, reservations and restrictions expressed in this Agreement, regardless of whether such covenants, reservations and restrictions are set forth in such contract, deed or other instrument.
3. Restrictions on Units: Qualified Occupant. Twenty-three (23) of the units in the Project shall be rented to and occupied by households which include at least one Qualified Occupant (the "Senior Units").
4. Term. The term of this Agreement shall begin upon the completion of the construction of the Project, evidenced by a certificate of occupancy for the Senior Units, and shall remain in full force and effect for a period of fifty-five (55) years therefrom.
5. No Conversion. During the term hereof, all residential units in the Project shall remain rental units. During the term hereof, no apartment unit in the Project shall be eligible for conversion from rental units to condominiums, townhomes or any other common interest subdivision without consent of the City Council for the City of Yucaipa. -2-
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6. On -site Manager. One (1) on -site manager unit shall be provided for the Project.
7. Submission of Materials and Annual Review. Prior to occupancy of a Senior Unit, Developer shall submit to City its occupant selection procedures which shall detail the methods which Developer shall use to advertise the availability of Senior Units in the Project and screening mechanisms which Developer intends to use to limit the occupancy of the Senior Units to Qualified Occupants.
On or before [April 24] of each year following the first leasing of any Senior Unit, Developer, or its representative, shall file a certificate of continuing program compliance with City. Each such report shall contain such information as City may require including, but not limited to, the following:
a. A Project occupancy profile;
b. A description of the physical condition and maintenance procedures for the Project, including apartment units, landscaping, walkways and recreational areas; C. The number of persons per unit;
d. Qualified Occupant name and address (unit);
C. Initial occupancy date;
f. Copies of all documents used by Developer to certify the occupant household as a Qualified Occupant; and/or
g. Copies of the leases (rent may be redacted).
8. Selection of Oualified Occupant. Developer shall determine the eligibility for occupancy of Senior Units under the terms of this Agreement. Verification of eligibility shall be based on any information reasonably requested by City, including but not limited to, documentation of the age of each Qualified Occupant (such as birth certificate, current driver's license, etc.).
9. Project Design Amenities for Senior Citizens. The Project open space, buildings and individual units shall be designed with physical amenities catering to the needs and desires of the senior citizen residents. The following physical amenities shall be included in the Project:
a. All common access areas in the Project such as entryways, walkways, and hallways will be wide enough to accommodate wheelchairs; b. The Project will meet all applicable current requirements for access and design imposed by law as administered by the City building and safety department, including, but not limited to, the Fair Housing Act (42 U.S.C. Sec. 3601 et seq.), the Americans with Disabilities Act (42 U.S.C. Sec. 12101 et seq.), and the regulations promulgated at Title 24 of the California Code of Regulations that relate to access for persons with disabilities or handicaps; and -3-
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C. The Project shall be completed and available for occupancy (i.e., a certificate of occupancy shall have been issued) by June 11, 2025 (subject to delays beyond the control of Developer). However, the City Manager of City may extend such deadline, provided the extension(s) are in writing.
10. Monitoring. It is contemplated that, during the term of this Agreement, City will perform monitoring functions. Developer shall have no claim or right of action against City based on any alleged failure to perform such function. In addition, Developer shall cooperate with and utilize such forms, software, websites, and third -parry vendors as may be required by City. City shall have a right to review the documentation submitted by Development in connection with any applicable state and federal reporting and records -keeping requirements. City shall also be allowed to conduct physical inspections of the Project as it shall deem necessary, provided that said inspections do not unreasonably interfere with the normal operations of the Project and reasonable notice is provided.
11. Indemnification. Developer shall defend, indemnify and hold City and its elected officials, officers, agents and employees harmless from claims, liabilities, losses, damages and costs and expenses arising from or relating to: (i) personal injuries, including death, and property damage which may arise from the activities of Developer or those of its contractor, subcontractor, agent, employee or other person acting on its behalf which relate to the Project; and (ii) any fair housing claims. Notwithstanding the foregoing, this provision shall not apply to any such claims which arise out of, or by reason of, the sole negligence or sole willful misconduct of City.
12. Event of Default. Developer is in default under this Agreement upon the happening of one or more of the following events or conditions:
a. If a warranty, representation, or statement made or furnished by Developer to City and is inaccurate in any material respect when it was made; or b. A breach by Developer of any of the provisions or terms of this Agreement, after notice and opportunity to cure as provided in Section 13 below.
13. Enforcement. In the event of a default under the provisions of this Agreement by Developer is not corrected within thirty (30) days after such notice is given, then City may, without further notice, declare a default under this Agreement and City may then enforce as any normal violation of the standards and provisions of the Yucaipa Development Code, or Yucaipa Municipal Code, applicable to this Agreement. However, notwithstanding the foregoing, City may at any time apply to any court, state or federal, for injunctive relief against any violation by Developer of any provision of this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement are available to the parties to pursue in the event there is a breach of this Agreement.
14. Developer Representation Re: Priority. Developer represents and warrants that this Agreement, when recorded, is senior and prior to all deeds of trust and other liens, except for liens for property taxes and assessments not yet due.
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15. No Waiver of Remedies. City does not waive any claim of defect in performance by Developer if upon periodic review City does not enforce or terminate this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any other subsequent breach thereof or default hereunder.
16. Rights of Lenders. Should Developer place or cause to be placed any encumbrance or lien on the Project, or any part thereof, subordinate to this Agreement, the beneficiary ("Lender") of said encumbrance or lien, including, but not limited to, deeds of trust, shall have the right at any time during the term of this Agreement and the existence of said encumbrance or lien to:
a. Do any act or thing required of Developer under this Agreement, and any such act or thing done or performed by Lender shall be as effective as if done by Developer itself; b. Realize on the security afforded by the encumbrance or lien by exercising foreclosure proceedings or power of sale or other remedy afforded in law or in equity or by the security document evidencing the encumbrance or lien;
C. Transfer, convey or assign the title of Developer to the Project to any purchaser at any foreclosure sale, whether the foreclosure sale be conducted pursuant to court order or pursuant to a power of sale contained in a trust deed; and d. Acquire and succeed to the interest of Developer by virtue of any foreclosure sale, whether the foreclosure sale is conducted pursuant to a court order or pursuant to a power of sale contained in a trust deed.
None of b., c. or d. shall, however, affect the continuing validity of this Agreement.
17. Notice to Lender. If Developer shall have provided City in writing with the name of the Lender and a copy of its recorded deed of trust showing its address for notices, then City shall give written notice of any default or breach under this Agreement by Developer to such Lender and if the default can be cured by the payment of money, City shall give Lender the opportunity after service of the notice to cure the breach or default within. sixty (64) days after delivery of said notice.
18. Notices. Any notice required to be given by the terms of this Agreement by either party to the other shall be provided by certified mail, return receipt requested, at the address of the respective parties as specified below or at any other such address as may be later specified by the parties hereto in a notice given pursuant to this Section.
Developer: Michael Khoury
15661 Sunburst Ln
Huntington Beach, CA 92647
Cam: City of Yucaipa
34272 Yucaipa Blvd.
Yucaipa, CA 92399
Attn: Benjamin Matlock
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10070-0142\2599733d2.doe 79
19. Attorneys' Fees. In any proceedings arising from the enforcement of this Agreement or because of an alleged breach or default hereunder, the prevailing party shall be entitled to recover its costs and its reasonable attorneys' fees incurred during the proceeding as may be fixed within the discretion of the court.
20. Applicable Law. This Agreement shall be construed in accordance with and governed by the laws of the State of California.
21. Partial Invalidity. If any provisions of this Agreement shall be deemed to be invalid, illegal or unenforceable, the validity, legality or enforceability of the remaining provisions hereof shall not in any way be affected or impaired thereby.
22. Recordation. This Agreement shall be recorded in the Official Records of the County Recorder of the County of San Bernardino prior to the issuance of any building permit(s) for the Project.
23. Non -Discrimination.
a. Obligation to Refrain from Discrimination. Developer covenants by and for itself and any successors in interest that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, sexual orientation, marital status, national origin, ancestry, familial status, source of income or disability in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Property, nor shall Developer or any person claiming under or through it establish or permit any such practice or practices of discrimination or segregation of any person or group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees of the Property or the rental, lease sale of the Property and any dwelling unit thereon. The foregoing covenants shall run with the Property.
b. Nondiscrimination Covenants. Developer agrees that neither it nor its agents shall unlawfully discriminate against any tenant or prospective tenant of any Senior Units on the basis of race, color, creed, religion, sex, sexual orientation, marital status, national origin, familial status, source of income or disability of any person. All such leases or contracts shall contain or be subject to nondiscrimination or nonsegregation clauses. (1) Leases. In leases "The lessee herein covenants by and for itself, its successors and assigns, and all persons claiming under or through them, and this lease is made and accepted upon and subject to the following conditions:
That there shall be no discrimination against or segregation of any person or group of persons, on account of race, color, religion, sex, sexual orientation, disability, medical condition, familial status, source of income, marital status, national origin or ancestry in the leasing, subleasing, renting, transferring, use, occupancy, tenure or enjoyment of the land herein leased, nor shall lessee itself, or any person claiming under or through it, establish or permit such practice or practices of -6-
10070-0142\2599733v2.doc 80
discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, sublessees, subtenants or vendees in the land herein leased."
(2) Contracts. In contracts "There shall be no discrimination against or segregation of any person or group of persons on account of race, color, religion, sex, sexual orientation, disability, medical condition, familial status, source of income, marital status, national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the land, nor shall the transferee itself or any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees of the land."
24. Time of Essence. Time is of the essence of every provision hereof in which time is a factor.
(Signatures on following page.)
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10070-0142\2599733v2.doc 81
IN WITNESS WHEREOF, this Agreement has been executed by the parties and shall be effective on the Effective Date set forth herein.
DEVELOPER:
Michael oury
Name: Michael Khoury_f
Title: Manager
CITY:
CITY OF YUCAIPA,
a municipal corporation
By: . Mayor
Justin Beaver
O—O
Un
City Clerk
11*4 A a 1XIMS Eliit) iu
Steven Graham, City Attorney
10070-0142\2599733v2.doc
F-I!
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of San Bernardino
On April 11, 2023,
before me, Kimberly Costas, Notary Public,
(insert name and title of the officer)
personally appeared Michael Khoury
who proved to me on the basis of satisfactory evidence to be the person(-s) whose name is are subscribed to the within instrument and is acknowledi
ed to me that i§�sheAhey executed the same in
he4t4eir authorized capacity(ie&), and that b hit signature(s) on the instrument the person(&), or the entity upon behalf of which the person() acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
(Seal)
*my
KIMBERLY COSTAS
Notiry Public -CaliforniaSan Bernardino County
Commission k 2417571
Comm. Expires Oct 3, 2026
83 EXHIBIT "A"
LEGAL DESCRIPTION OF THE SITE
THE NORTH 1/2 OF BLOCK 166, SUBDIVISION NO.8 OF A PART OF YUCAIPA VALLEY,
IN THE CITY OF YUCAIPA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER PLAT RECORDED IN BOOK 19 OF MAPS, PAGES 43 AND 44, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM THE EAST 380 ASSESSOR'S PARCEL NUMBER: 0319-242-01
-10-
10070-0142\2599733Wi.doc
84 AVENUE H
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EESON EASEMENT
C.I
(E)
O 1fi93' SFR
I
STATISTICAL SUMMARY
BUILDING DATA
BUILDING 1
APARTMENTS GARAGE
LEVEL 1
4 281 SQ. FT. 2.387 Sp. FT
LEVEL2
BUILDING 2
546850. FT.
LEVEL 1
1201 SQ. FT. 2,307 SQ. FT,
LEVEL 2
5.458 SO. FT.
BUILDING 3
LEVEL 1
4.301 SO. FT. 2.307 S0. FT.
LEVEL
5468 SQ, FT.
TOTAL ZB 24750. FT. 7,16i S0, FT
PARKING SUMMARY
i BED 2 BED
UNIT TYPES pw UNIT UNIT
UNIT'W
UNIT'B' 6 6
UNIT'C' 6 6
UNIT D' 6 6
UNITE' 3
TOTAL 24 3 21
PARKING REQUIRED FOR SENIOR
45 BEDROOMS TOTAL X 1 SPACES PER UNIT a5
24 UNITS (GUEST PARKING) XU.5SPACESPERBED 12
TOTAL: 57
PARKING PROVIGEO
(PARKING SPACES SIZE = 5 X 19' MIN )
COVERED (GARAGE PARKING: 33
OPEN GUEST PAR.-. 26
TOTAL: 59
PROJECT DATA:
ONMER
MICHAEL KHOUREY
REPRESENTATIVE:
ARCHIMETRICS-JAY NELSON
11771DAHO STREET, SUITE 200
REDLANDS. CA 92374
PHONE( A) 322-7502
PREP. DATE:
SEPTEMBER 28, 2021
A.P N.
0313242 01-0000
LEGAL DESCRIPTION:
THE NORTH 120E BLOCK 166, SUBDIVISION NO.8 OFAPAAT
OF YUCAIPA VALLEY, IN THE CITY OF YUCAJPA, COUNTY OF SAN
BERNAROINO, STATE OF CALIFORNIA, AS PER PLAT RECORDED
IN BOOK 19 OF MAPS, PAGES 43 AND H, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY,
EXCEPTING THEREFROM THE EAST 380 FEET THEREOF.
PROJECTADDRESS-.
S.W. CORNER OF 4TH STREET B H STREET
YUCAIPA. CA
GENERALPLAN:
RM-IBM
PROJECT SCOPE.
CONSTRUCTNEWAPARTMENTSBNLDINGSONAVACANTSFTE
WITH PARKING AND LANDSCAPING
BUILDING INFO
OCCUPANCYTYPE RZ
BUILDINGUSE MULTFFAMILY
SPRINKLERED YES
TYPED CONSTRUCTION V-8
UTILITIES:
WATER- CITY OF YUCAIPA
DI6TRICT
TELEPHONE- FRONTIER
GAS- SOUTHERN CALIFORNIA GAS CO.
ELECTRIC- SOUTHERN CALIFORNIA EDISON
SEWER CITY OF YUCAIPA
BUILDING HEIGHT:
2 STORY MAXIMUM
LOT AREA
74513 SQ Q FT.)1.72 ACRES
COVERAGEARFASAREA
OF USE
BUILDINGS
SO. FT. REQUIRED% PROVIDED%
21,430 - 21,438 SF(28.8%)
MMURICS
PgftKING/PAVED
25.412 — 24,1035E (I4.1%)DEg
WSTW
LANDSCAPING
IBa16 MIN. IIp BF(1Sx1 ISIFF. SF(2L2%)
1177 IDAHO STREET,
STE 200A
OPEN SPACEREOUIRED:
11,513 SO FTX IM 29,81'7 SQ. FT.
REDLANDS. CALIF. 92374
9D9 322-7582
OPEN SPACE PROVIDED
(INCLUDING PRIVATE AREAS): 34,905 SQ, FT. (46 8%)
GENERAL NOTES
KEYNOTES
1. NO PROTECTEDORNATIVETREE5EXI6TONTHISPARCEL.
❑1
ENTRY
2. EDISON EASEMENT SHONM ON SITE PLAN. NO OTHER EASEMENTS EXIST. ❑2
TRASH ENCLOSURE
J. VARIANCE REQUESTED FOR FRONT YARD SETBACKTD BEREDUCED 10225' TO THE 1ST STORY, AND 2SWFOR THE 2ND STORY,
❑3
CONCRETE SIDEWALKS
C EACH DOOR PROVIDING INGRESSIEGRESS TO ANY DWELLING UNIT SHALL BE 4❑
NEW DRIVE APPROACH PER CITY STANDARDS
EQUIPPED WITH:
�5
INDICATES ENCLOSED PARKING (TEW1N7)
A. A PEEPHOLE ALLOW9NG A PERSON INSIDE THE UNIT TO SEE, AT VAGE
ANGLE, PERSONS OUTSIDE OF THE UNITATTHE DOOR, WITHOUTTHE ©
INDICATES OPEN PARKING (GUEST)
PERSON INSIDE BEING SEEN.
O
AOAACCESSIBLE PARKING STALL
B. A DEADSOLT LOCK ATTACHED TO THE CONSTRUCTION STUDDING. 8�
VA ND DIRECTORY SIGN (SIGN
5. AMENITIES PROVIDED.
ILUMIINATED DUSK DAM)TANiALLUMINATEO
TO BE ILLUMINATED DUSK TO DAWN)
OVERSIZED CLOSETS
REFRIGERATOR
9❑
MAILBOX KIOSK - PROVIDE LIGHTING AT MAILBOX FOR SECURITY
AUTOMATIC DISHWASHER
WA51TER/DRYERUNITS
10 MONUMENT SIGN
DECORATIVE ODORS
ENCLOSEDGARAGE
AIR CONDITIONER
AUTOMATIC GARAGE DOOR OPENER
VICINITY MAP
CITY UP YllCaIPA
PROJECT
LOCATION
H STREET
10 RESIDENTIAL -�1—1
COUNTY LINE ROAD
MULTI -FAMILY NORTH
PROPOSED ARCHITECTURAL SITE PLAN
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1177 IDAHO STREET, STE 200A
REDLANDS, CALIF. 92374
909 322-7582
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PALERMO II
A VILLA COMMUNITY
XXXXX AVENUE H
YUCAIPA, CALIFORNIA, 92399
PROJECT DIRECTORY
PROPERTY OWNER:
MICHAELKHOURY
REPRESENTATIVE:
ARCMIMETRICS- JAY NELSON
I— DAHOSTREET,SUITE—
REDLANDS. CA 92374
PHONE (909) 322-7582
SCOPE OF WORK
CONSTRUCTION OF A CMU MONUMENT SIGN— STONE & PLASTERED FINISH.
PALERMO II
A VILLA COMMUNITY
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XXXXX AVENUE H
YUCAIPA, CALIFORNIA 92399
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REDLANDS, CALIF. 92374
909 322-7582
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( B LOGO AND LETTERING DIMENSIONS
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CONSUL
BID
PEN cnac
m"
to. 1"25
SHEI RUE
OVERALL FLOOR
1ST A PAW LEVEL PLANS
SHED N0.
A2.0
SHEET OF
NOTICE TO CONTRACTOR
APPROVAL OF THESE PLANS BY THE CITY OF YUCAIPA DOES NOT
CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OF THE
LOCATION OR OF THE EXISTENCE OR NON-EXISTENCE OF ANY
UNDERGROUND UTILITY PIPE OR STRUCTURE WITHIN THE LIMITS OF THIS PROJECT. THE CONTRACTOR SHALL ASSUME FULL
RESPONSIBILITY FOR THE PROTECTION OF ALL UTILITIES WITHIN THE LIMITS OF THE PROJECT. CONTRACTOR SHALL CONTACT
UNDERGROUND ALERT 48 HOURS PRIOR TO START OF WORK,
Ud..Fn..d S...I- A6w
WIIF TELL F
i-l00
22T4600
POINT 2
2484.0207
S/N .LSSIT4
� 1
SCALE 1"= 20'
20 0 20 40 60
PROJECT INFORMATION
OWNER: ACAA LIMITED PARTNERSHIP
CONTACT: ED HADDAD
422 WIER RD
SAN BERNARDINO. CA 92408
909-8
09-9558
PROJECTADDRESS:
SE CORNER AVE'H' 8 4TH ST
YUCAIPA, CA 92399
ASSESSORS PARCEL NUMBER:
0319�242-01
EARTHWORK ESTIMATE:
560 CY CUT 2,125 CY FILL
THESE ARE RAW QUANTITIES WITHOUT
ADJUSTMENTS FOR SHRINKAGE OR SUBSIDENCE
SITE AREA:
72,543 SF = 1.665 AC
CITY OF YUCAIPA
PRELIMINARY GRADING PLAN
AVEW APARTMENTS
SE CORNER OF AVENUE'H' A 4TH ST, YUCAIPA, CA 92399
BENCHMARK:
DESIGNED BY
ES
6 QC3
2079 SKY VIEW DRIVE
RECOMMENDEDFORAPPROVALSY. GATE
:ITT BM No. 111
q� 33M 8.3m
COLTON, CA 92324
DRAWN BY
SFH
NORTHWEST CORNER OF AVE'H'
&ASSOCIATES
19091 824-277S
APPROVED BY'. DATE
nNiME
BOUT
0 STH ST.. 1 OLE OF THE
CHECKED BY
Fermin G. PlPlie0o, Deputy City ENg,,,,,
CURE RETURN 0.5 ITSOO TNWEST OF
POWER POLE NO. 1551790E 175-841, 155FT
ID
.-CHARGElCRNO
NFIN OF CENTERLINE OF AVE 'H'. 41 FT EAST OFCENTERLINE OF STN Si.
SHEET N0. 1 Of 2 SHEETS
__________It
DATE
ODUCLAS L. GOODMAN
RCE 28500. 3-31-2022
GATE
CITT Of YUGJPA PDElIL 1541RK$OE-RTMENT
ENGulEERINO DMEION
11TI.N II IS E93 FEET
PRINTED 21112t
R ww R
... ..... "I - 67.6...SB.1............8.3' .......-47.0'........ 6, ... . . )250 FF 6��
ENJ ]T 17 FF 72.1]FF /6" CURB
50%
]t.t)PE 7I.50 PE ]1.83 PE 1.6% l C6G y4% ----" '
. .......8"� .. s.. ... .. .... _._
LeG .. __........ ... .. _.. ... J ._.....
..........................�--�-TALL .... .........
2460 t
01-00
1 +00 2+00 3+00
SECTION A -A
SCALE'. HORZ 1"=20'
VERT V= 10'
IL RAN
13.0365' 4BA
2480 ... ..-zd....6.5 ..... ... .. .................. ...
SAN
]2.SO FF
6` �71.93 PE
C&G 19% 10%
2470 ... ... .. ...... .....- .-.-...—________.__..—
R
2460
O+OD 1+00
— `-PCL ----- _
GUTTER `DG
2+00 3+00
SECTION B-B
SCALE: HORZ 1"=20'
VERT 1"= 19
NOTICE TO CONTRACTOR
APPROVAL OF THESE PLANS BY THE CITY OF YUCAIPA GOES NOT
CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OF THE
LOCATION OR OF THE EXISTENCE OR NON-EXISTENCE OF ANY
UNDERGROUND UTILITY PIPE OR STRUCTURE WITHIN THE LIMITS OF THIS PROJECT. THE CONTRACTOR SHALL ASSUME FULL
RESPONSIBILITY FOR THE PROTECTION OF ALL UTILITIES WITHIN THE LIMITS OF THE PROJECT. CONTRACTOR SHALL CONTACT
UNDERGROUND ALERT 46 HOURS PRIOR TO START OF WORK.
u.J.., ..d S...:.. Ah.
Dal I: TELL FREE
"O'D
z2T-4!4D0
BENCHMARK:
clTv eM rv0 azz
AT THE NORTSHWEST CORNER OF AVE'H'
ANDABOUT THE MIOOLE OF THE
CUR BRETURN 9.5 FT sou T__ OF
POWER POLE N0, 15ii T9oE 115-eat. 25.5 FT
NORTH OF CENTER LNaE OF AVE 'n'. a1 FT
EAsr OF CENTERLINE OF 5TN IT.
ELEVATION 2419 892 FEET
DESIGNED BY
sR
I fs
e°
« CIYE
OF
jI
4pL 12II833
ASSOCIATES
DRAWN BY
BEN
CHECKED BY
oLG
---
IN CHARGE
GATE
DOUGLAS L. GOODMAN
RICE 20500. 3-31-2022
DATE
DESCRIPTION
BY
APP.
CITY OF YUCAIPA
PRELIMINARY GRADING PLAN
AVE W APARTMENTS
BE CORNER OF AVENUE'H' 8 4TH ST, YUCAIPA, CA 92399
RECOMMENDEDFORAPPROVALBY. DATE
2079 SKY VIEW DRIVE
COLTON. CA 92324
(909) 824-2TT5
APPROVED BY, DATE
Fermin G Pred1d , Deputy City E,in 1
J08 N0. ____________________------
OF4VANG K0.
SHEET N-- 2 OF 2 SHEETS
DATE
CITY OF YULVj'ttIIICNORKS DEPARTMENT
ENI NEEFI. DMSION
PRINTED V112022
I'ilvL3AC
3z .r.a
90 2
W $�o$
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m•`omao�Qj�omoW�yu� ��<� �i$ a�F�y �g11LL�yY15 y¢
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li 'N`d'3ans.- ccramarr. waw R o 'u a 3 'a
a
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91 k—r
4 '.` Y JII 4 3r
/
�gy�I
rr t'
Tim"
r II�P ea.'1
/Y
i
X
CURB 8
GUTTER
SIDEWALK '
MAIL BOX
F9 *K
I (N) DRIVE APPROACH
PER CITY STANDARDS
REFER TO CIVIL PLAN
S1 F. _ S2 40 S3
4 I
S4 k
SS S.
i
S
AVENUE H
SIDEWALK CURB 8 (N) DRIVE APPROACH
GUTTER :ISPER CITY STANDARDS
REFER TO CIVIL PLAN
BLDG #1
C � 7
x
TRELLIS
MAIL BOX
KIOSK
C �
(N)6'BLOCK PL
PERIMETER WALL
BLDG #2
BLDG #3
X
30.04' 19' T)
t � I
L—
I
I
X
2a.2�I
I
1 X
s;
SCREENING V
TREES
PERIMETER C' 20' 40' 60' 00'
NORTH
OWNER
MICHAEL KHOUREY
REPRESENTATIVE
ARCHIMETRICS - JAY NELSON
REDLANDS, CA 92374
(909) 322.7582
PL
SCREENING
TREES @
PERIMETER
TRASH
ENCLOSURE PER
CITY STANDARDS
PL
TRASH
ENCLOSURE PER
CITY STANDARDS
PROPOSED PLANT PALETTE
IM
om©o
mM©o
(N) 6' BLOCK
PERIMETER WALL MAWA/ETWU CALCULATIONS
Prpiea Name.' CMETON --
SCREENING SCREENING ETo=am ary at rpyalw
TREES@ ]A=uhis salt
PERIMETER MAWA= (Eta)(0.62)((0.45)9LA]
35%_913 0A,
MAWA=Matlmum Applletl Water Allowance
Elp-Reference Fvapvinnap railon (inch per rear)
0 bl•Canvers on Tadpr(!o VI aml
045 ETAtllustment Fatten roc NI—Id-illarea.
u Eanauape Are Is9uare reet)
FTWU= Wtn110 6711PFrHA1/IF
ASSESSOR'S PARCEL NO.
0319-242-01-0000
GROSS ACREAGE
1.72 AC. /74,923 S.F
®Pffi�O�mIC1�®
PF Plant'11- 003 for low wateruu plants
oa o,61or naderate water use plams
0> 1 o for high water use plants
NA=Hydro—Area (Low, matlera[e MgM1).aqua.. Feel)
IE=Irngal on ElT—c (Mimmom=0311
MAWA > Total ETWU
350,913 > 307,984 gal./yr
TOTAL LANDSCAPE AREAS
LANDSCAPE: 22,615 SQ. FT.
TOTAL % OF LANDSCAPE:
22,615 SQ. FT. / 74,923 S.F. = 30%
WWICAK ALCNI[W:
LandArq
Le—,Arch4—bPlanners
865 S. Milliken Ave.
Suite E
Ontario, CA 91761
[phi 909-259-9428
[email protected]
9&OQ
moaaaa:n
a gm
Q
Rl�plle
Com
m
KM CHECK FM
ORM MI
in xa 21-W
9EFT mmE
LANDSCAPE
CONCEPTUAL PLAN
91ER N0.
SHEET OF
92 PF Plant'11- 003 for low wateruu plants
oa o,61or naderate water use plams
0> 1 o for high water use plants
NA=Hydro—Area (Low, matlera[e MgM1).aqua.. Feel)
IE=Irngal on ElT—c (Mimmom=0311
MAWA > Total ETWU
350,913 > 307,984 gal./yr
TOTAL LANDSCAPE AREAS
LANDSCAPE: 22,615 SQ. FT.
TOTAL % OF LANDSCAPE:
22,615 SQ. FT. / 74,923 S.F. = 30%
WWICAK ALCNI[W:
LandArq
Le—,Arch4—bPlanners
865 S. Milliken Ave.
Suite E
Ontario, CA 91761
[phi 909-259-9428
[email protected]
9&OQ
moaaaa:n
a gm
Q
Rl�plle
Com
m
KM CHECK FM
ORM MI
in xa 21-W
9EFT mmE
LANDSCAPE
CONCEPTUAL PLAN
91ER N0.
SHEET OF
92