Yucaipa City Council
December 11, 2023

Agenda Item No.

CITY OF YUCAIPA

AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services/City Engineer VV- Benjamin J. Matlock, Deputy Director of Community Development/City Planner``.,' Christian Farmer, Assistant PlannerC-F
FOR: City Council Meeting of December 11, 2023
SUBJECT: Premium Land Development on behalf of the Moss Family Foundation (Case No 21-191/GPA/LUCR/DBA): A General Plan Amendment to change the land use district from RM-10M (Multiple Residential) to RM-24 (High Density Multiple Residential), and a Land Use Compliance Review to develop a three (3) story, 144 unit housing Project with Architectural Review and a Density Bonus Request to increase the base density by 20 percent that provides twelve (12) units, or ten (10) percent of the base density allowed, at the low income affordable level. The Project is located across four parcels totaling 5.12 acres at 12249 14ffi Street. A Lot Merger will also be processed to consolidate all four parcels into a single lot. APNs 0301- 051-29, -30, -48 & 49.

RECOMMENDATION:

That the City Council conduct a public hearing and consider the Planning Commission's recommendation to:
1) Adopt Resolution No. 2023-57, approving the minor General Plan Amendment/Land Use District Change of a property from RM-10M (Multiple Residential, 10,000 square foot minimum lot size) to the land use designation of RM-24 (High Density Multiple Residential); and
2) Approve first reading, by the title only, as read by staff, of Ordinance No. 437, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
3) Approve the Density Bonus Agreement Request and Land Use Compliance Review (Case No. 21-191), 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

6) Direct staff to file a Notice of Determination; and
7) Review, and if it is considered acceptable, approve the architectural design and conceptual landscaping for the proposed Project.

BACKGROUND:

Planning Commission Meeting:

The proposed Project was discussed at the regular Planning Commission hearing on November 15, 2023, and was ultimately recommended for consideration of approval by City Council. There were three public comments with key topics including: parking demand that would occur following the development of the Project, the overall height of the apartments, the traffic the Project could generate, and the appropriateness of a General Plan Amendment (GPA) to rezone this area.

Parking Demand: Comments by the Planning Commission explored if the proposed 219 parking spaces for the Project were sufficient for the 144 units. Pursuant to State Law (AB-744), the required parking for the Project is 180 spaces, which provides a surplus of 39 spaces. Additionally, the property manager would likely regulate parking through rental contracts on a unit -by -unit basis.

Height of Multi -Story Structures: A key element discussed at the Planning Commission Meeting was the proposed height as the three-story structure is proposed to be 44.75 feet in height. Although the Development Code does not protect viewsheds, this GPA will require greater setbacks than the existing land use designation.

Appropriateness of a GPA : The comments discussed the appropriateness of a GPA and the efforts to change what had previously been planned for by the General Plan. The City of Yucaipa utilizes a "one map system" in which the General Plan Land Use Designations and Zoning Categories are the same and combined onto one map, though the land use classification of "Multi -Family Residential" would remain with approval of the GPA. The proposed Project reflects a policy decision that is to be weighed through the Planning Commission and City Council Hearing process to determine if the GPA supports the overall goals and objectives of the City.

Traffic: The comments cited concerns over the existing traffic and how the approval of this Project would worsen existing issues. The Project's incorporation of proposed on- and off -site traffic control design features and the recently expanded Yucaipa Boulevard would maintain acceptable Levels of Service as identified by the General Plan. Furthermore, the Project's assigned traffic analysis zone (TAZ) is a low Vehicle Miles Traveled (VMT) area and satisfies the City's established screening criteria. The Project would also provide housing for families that is within walking distance to schools and local amenities.

It was ultimately noted by the Commission that the Project would help the City facilitate the production of affordable housing by providing additional housing options within the community and that this fit well with the area. The Project was recommended for approval with a 4-1-2-0 vote (Commissioner Beck voted no; Chair Allgower and Commissioner Vick absent).

Surrounding Land Uses:

Area Land Use Designations; Improvement Levels; and existing Land Uses:

Site:

RM-10M (Multiple Residential,
10,000 square foot minimum lot size)
IL-1
Vacant lot
North:

CG (General Commercial) and RM-
10 IL-1
Single Family residences and Retail
South:

RM-10M
IL-1
Single Family Residences
East:

RM-10M
IL-1
Single Family Residential, RV
Storage
West:

RM-10M
IL-1
Single Family Residences
DISCUSSION:
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Site Location
Location and Setting:

The proposed Project site is located on four (4) vacant parcels that total 5.12 acres at 12249 14th street, approximately 300 feet north of Avenue D (APNs 0301-051-29, 30, 48, and 49). The space is currently unoccupied by structures and has been graded and disturbed by development and previous agricultural activity. The land is regularly disced for abatement purposes and has been graded flat.

There are residential structures directly to the west, a commercial RV repair and storage facility to the east and underdeveloped residential land to the north. The Project is proposed approximately 900 feet south of Yucaipa Boulevard, with close proximity to Dunlap Elementary, Yucaipa High School, Crafton Hills College, as well as the Yucaipa Development Reserve Corridor, a future mixed -use overlay identified by the City's Housing Element. The development of this site would leverage the infrastructure in the area, including the newly widened Yucaipa Boulevard that includes existing utilities, and is also in close proximity to the City's I P Street Sports Complex.

Proiect Design and Description:

General Plan Amendment:

The Project applicant has submitted a minor GPA application to change the land use designation of four (4) parcels totaling approximately 5.12 acres from the City's Multiple Residential (RM-10M) Land Use Designation to High Density Multiple Residential (RM-24) Land Use Designation. The proposed RM Land Use Designation would permit residential development to be constructed at a higher density than what is currently permitted under the designation RM-10M. The Land Use District change would meet the minimum district size of five (5) gross acres, as specified by the Development Code. Concurrent with the GPA, the Project application includes a Land Use Compliance Review and a Density Bonus Agreement to permit a 144-unit multi -family project. The City currently utilizes a one map system, which requires the modification of land use density to be processed as a General Plan Amendment. The proposed RM-24 Land Use would tie in with the new Development Opportunity Corridor, which will be overlain to the adjacent commercial properties, to allow RM-24 mixed use development in addition to the typical General Commercial uses.

Pursuant to the City's development review procedures, the proposed minor GPA is a policy decision to be considered by the City Council, with a recommendation from the Planning Commission, and in order to approve a change in the Land Use District Designation, certain Findings have to be made. Staff also has provided two additional findings (see attached) that are required regarding environmental review. As noted previously, the Planning Commission has reviewed and recommended approval.

Land Use Compliance Review:

A residential entitlement (Land Use Compliance Review) has been submitted concurrent with the General Plan Amendment and has been designed to comply with the proposed Land Use District requirements and consists of the development of a 144-unit multi -family apartment Project on the four (4) subject parcels. As a part of the development, a Lot Merger would be processed to consolidate the parcels into one lot. The Land Use Compliance Review application implements the multi -family residential development component of the Project as required by the City's Development Code.

The proposed Project would consist of a three (3) story apartment complex with 144 dwelling units (10% of which will be designated as low-income affordable housing). The complex will include 72 1-bedroom units, 58 2-bedroom units and 14 3-bedroom units. The Project also consists of a basketball court, gazebo and barbeque pits, a community multipurpose room, an outdoor pool and hot tub, covered parking structures, curb and gutter drainage, landscaping, retention wall, and a proposed water quality basin. A total of 219 parking spaces will be provided and the paved/parking areas will comprise 87,991 square feet and the proposed landscaping is proposed to encompass an area of 89,972 square feet.

i
Conceptual Rendering
Circulation:

The Project has been designed to provide twenty-six (26) foot drive aisles, which would facilitate two-way traffic throughout the site with adjacent pull -in parking. The drive aisles as proposed would provide adequate Fire Department accessibility. The site features ingress and egress on 14'h Street, with a separate emergency fire lane on 14'h Street. The site features an internal walking path that would provide pedestrian connectivity to the recreational features provided in the development.

In addition, the proposed Project would complete the street improvements along the Project frontage of 10' Street, including curb, gutter, sidewalks, and matchup paving, and would also include any necessary gutter transitions to the adjacent properties. The Project would provide access to 14' Street, after which traffic could travel north to Sand Canyon Road and Yucaipa Boulevard.

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Drainage:

The site has been designed to maintain historic flows and includes measures that will ensure that the Project complies with the onsite water retention and City's water quality requirements. The overall drainage of the site utilizes the proposed grading to convey the movement of run-off water towards a proposed landscaped detention basin located at the western portion of the site abutting 14t` Street.

Amenities:

Private amenities to serve the residents of the development are provided as part of the Project.

Common areas proposed with the conceptual plan for the Project consist of a basketball court, gazebo and barbeque pits, a community multipurpose room, an outdoor pool, landscaping and covered parking structures. The development also includes a landscaped drainage detention basin that will maintain the historic drainage flows. In addition to the amenities provided, the Project is in close proximity to the 13ffi Street Sports Complex and Yucaipa BMX Park.

Architecture:

The City requires that new development projects be subject to architectural review by the Planning Commission, and that the elevation design, colors, and materials of the structures built be consistent with those that were approved by the Planning Commission. At the Planning Commission, Staff prepared an item which did not include for formal Architectural Review, however, the applicant indicated that they ultimately wanted to pursue formal review and requested that the Planning Commission provide direction on the provided architecture and that they would provide the additional documents required for City Council. The Planning Commission provided input on the design and materials.

The elevations of the building are included as a part of the staff report package and reflect an architectural design that provides a modern craftsman aesthetic. The peak height of the three (3)-

story building will be 44.75 feet and the structure will include a combination of hipped and gabled roofs and stone veneer accents that are intended to complement the design of other Craftsman -inspired designs within the City of Yucaipa. Stucco in cream will be the primary building material for the structure, with a mixture of wood beam, two-tone wood vertical siding and stacked stone fagade will also be integrated into the structure to provide a modern craftsman aesthetic. A conceptual landscaping plan has also been submitted and was designed to complement the building and Project site design. It should be noted that Section 88.01325(a)(12) of the High -Density Multiple Residential Design Guidelines details that the applicant would be required to plant at least fifty (50) trees per gross acre that are specifically concentrated at the exterior streetscapes and entry nodes of the Project site. While the current conceptual plan is not in compliance with this standard, a Condition of Approval has been added to ensure the planting of these trees as a part of the construction plan review. The landscaping is also conditioned to meet the City's Water Conservation Ordinance.

Conceptual Architecture
Density Bonus Agreement.

Division 3, Chapter 1, Article 7 of the Yucaipa Development Code contains provisions for processing density bonus projects, which are designed to provide incentives for the production of housing for very low-income, low-income, moderate -income, and senior households in accordance with State Law, by allowing additional units to offset the costs of providing affordable housing. In addition to the GPA, the applicant has submitted a Density Bonus request to covenant ten (10) percent (twelve (12) units) of the 120 units at the base density proposed as low-income affordable pursuant to Yucaipa Density Bonus Standards to yield an additional twenty (20) percent of allowable density for a total of 144 units.

Per the Yucaipa Development Code and state law, incentives, defined as a reduction in site development standards or a modification of the requirements of the City of Yucaipa Development Code, may be requested through the Density Bonus Agreement process if an applicant agrees to construct and covenant a certain percentage of their units as affordable. The proposed Project includes this affordability component and therefore requests an incentive to modify the required bedroom mix. Pursuant to Development Code Section 88.01310(a) no more than thirty-five (35) percent of the rooms shall be one -bedroom units, but the applicant has requested a modification to this requirement as that the Project is proposed to have fifty (50) percent of the units as single

bedroom units. This incentive request is consistent with state law and the City of Yucaipa's Density Bonus procedures. Section 83.010730(d) of the Yucaipa Development Code details that projects which include a Density Bonus Agreement also qualify for a modified parking standard that includes a reduction in total required parking spaces and removes the requirement for enclosed garages.

The City of Yucaipa is responsible for providing 493 Low Income Units and 511 Moderate Income units between 2021 and 2029 pursuant to the Regional Housing Needs Assessment (RHNA) allocation mandated by State Law.

Before the Project is constructed, a formal Bonus Density Agreement is required to be approved by the City Council. This process is identified in the proposed Conditions of Approval and will set forth the reporting requirements and covenants that are necessary to ensure that the target units remain available as intended by the density bonus request.

Consistency with the General Plan and Development Code:

The proposed Project consists of 144 units on approximately 5.12 acres. The proposed Project has the following characteristics:

COMPLIANCE WITH GENERAL

CRITERIA

REQUIREMENTS

PLAN AND DEVELOPMENT
CODE
Yes. Overall density is 28.125, but
24 units per Acre x 20 percent
pursuant to state density bonus law, a 20
Density
Density Bonus = 28.8
percent density bonus is requested in
dwelling units per acre.
exchange for covenanting 10 percent, or
12 units, of the units as low income
affordable.

One (1) space per one
Yes. 180 spaces are required, and 219
Parking
bedroom unit and 1.5 spaces
spaces are provided.
per two- and three -bedroom
units.
40% of project area to be
Yes. Project provides 40.49% of total
Open space
landscaped.
site area as private and public open
space.

Yes. Project includes a park, picnic
Required site amenities
areas, open space and common area
Amenities
include entry treatment and
landscaping, private internal sidewalks,
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community features.
a pool and community multi -purpose
room and guest parking within the
private street network.
' Compliance provided if the General Plan Amendment is approved and the Density Bonus Agreement is executed

• One (1) bedroom: 650
Yes: The 1-bedroom units provide 650
square feet
square feet of living area, and the 2-
0 Two (2) bedroom: 800
bedroom units offer 950 square feet of
Dwelling Unit Size
square feet
living area and the three -bedroom
• Three (3) bedroom: 900
provides 1,150 SF
square feet
• 60% maximum lot
Yes: Project provides a lot coverage of
coverage

59.5%.

Lot Coverage
• Front Yard Setback
Yes:
(Multi -Story): 35 Feet
• Front Yard Setback: 75'
minimum 40 feet average
. Side Yard Setbacks: 20' & 82'
Setbacks
• Side Yard Setbacks
• Rear Yard Setbacks: 90'
(Multi -Story): 20 feet
• Rear Yard Setback Multi -
Story): 20 Feet
The Project meets or exceeds the City's General Plan and Development Code standards for the above referenced items as well as for access and site design, provided that the minor General Plan Amendment and Density Bonus Agreement request is approved.

In addition, the proposed Project supports a number of General Plan policies. These include the following:
• CDL-1.1 Places to Live. Provide sites for a range of housing types, locations, and densities in a variety of neighborhood settings equipped with amenities that support a high quality of life.
• CDL-10.1 Development Review. Implement and adhere to development review procedures and design guidelines in the City of Yucaipa Municipal Code that advance the visual quality of the community.
• CDL-11.2 Land Use Change. Where opportunities for land use changes arise, seek input from property owners, the surrounding neighborhood or district, and other stakeholders during the consideration process so as to determine appropriateness or inform strategies. • HN-2.1 Balanced Housing Stock. Designate adequate land for a broad range of types of housing, including single-family attached and detached, multiple -family housing, and mixed use located in accordance with the land use and community design element. • CDL-11.4 Reuse of Underutilized Land. Encourage the transition of underutilized land uses, projects in significant disrepair, or marginal uses to other uses offering greater community benefits, provided that appropriate transitions and design treatments are incorporated. • CDL-10.5 Private Landscaping and Parks. Require developers to incorporate appropriately sized and drought -tolerant vegetation with sufficient maintenance to provide a mature - looking landscape in three -five years after installation. Require private recreational facilities in new multifamily housing projects.

• HN-3.3 Housing Incentives. Facilitate the development of market rate and affordable housing through regulatory incentives (e.g., density bonus), permit processing (e.g., planned development), and other incentives, where feasible and appropriate. • HN-4.2 Family Housing. Facilitate and encourage the development of family housing and the provision of supportive services to improve the long-term wellbeing of Yucaipa's families and children.
• HN-4.3 Educational Housing. Work with Crafton Hills College and other local educational institutions to support and facilitate innovative housing opportunities for students, faculty, and employees to live in Yucaipa.
• HN-5.6 Fair Housing. Promote equal and fair housing opportunities for residents of all types, ages, and income levels to ensure adequate choices to reside in the housing best suited to their individual needs.

Processing and Procedural Actions:

Notices of the Project were sent to all surrounding property owners within a 300-foot radius of the Project site, and three (3) phone calls and one (1) written response were received with concerns regarding the Project and the increased density proposed by the GPA. Most of the comments are addressed with the Initial Study prepared for the Project and appropriate Conditions of Approval.

Additional comments identified concerns over loss of private viewshed; however, it should be noted that the General Plan does not protect viewsheds. Another commenter had questions regarding how this would affect the allowed use of their commercial property, and a response was provided that there would be no effect by the GPA. Another concern was a neighbor who requested that a block wall be provided around the property. Per the City's multiple residential design requirements, the applicant will be required to provide a high -quality perimeter wall of either vinyl or block, which will be evaluated with the Architectural Review. The last comment was received was from a neighboring property with concerns over the people moving in, specifically identifying concerns over minority groups. This detail is a fair housing/discrimination issue and not germane to the development.

In addition to the Notice of Public Hearing provided to the neighbors within a 300-foot radius, it was also posted in the December 1, 2023, edition of the Yucaipa-Calimesa News Mirror.

Environmental Review:

The Initial Study prepared for this proposal by the City's on call environmental consultant, and was made available for comment for 20 days beginning on October 20, 2023, and ending on Thursday 9, 20231. No comments were received on the Initial Study during the public review process by local, regional or state agencies, or by members of the public.

The Initial Study considers the potential environmental impacts that could occur and assigns mitigation as necessary if recommended in the Project's technical studies in order to reduce impacts to a less than significant impact. Based upon the analysis conducted by staff in reviewing the Project site's environmental setting and provided technical studies, all available evidence indicates that any 1 Initial Study was posted to the City's website on October 20, 2023.

adverse impacts that could occur are at a less -than -significant level, and consequently, Planning Commission is recommending the adoption of a Mitigated Negative Declaration (MND).

Mitigation measures for the Initial Study were included to: 1) Protect nesting bird habitat if grading were to occur during the nesting bird season through the preparation of preconstruction general nesting bird surveys pursuant to the Migratory Bird Treaty Act (MBTA), 2) Address construction noise and vibration impacts during project grading and construction activities that are in proximity to existing residences.

CONCLUSION:

The proposed Land Use District Change amending the land use designation of the site from RM- lOM to RM-24 requires an amendment to the General Plan. Pursuant to the City's Development Code, the action requires a recommendation from the Planning Commission to the City Council.

The proposed Land Use Compliance Review has been designed to be generally consistent with the RM-24 Land Use District requirements and Development Code standards, provided the GPA and Density Bonus Agreement are approved. The Project meets standards for access, lot size and dimension, and site design, and the setbacks. The required findings for approval of the GPA have been made and are attached from the Planning Commission's recommendation for approval of the GPA/Land Use District Change.

FISCAL IMPACT:

Based on a total number of a multi -family project of 137,970 square feet, the project can be expected to generate 51,231,903.97 in Development Impact Fees using the current 2022-23 Adopted Fee Schedule, as follows:

Drainage Facilities:
$218,256.49
Traffic Facilities:
$616,594.48
Public Facilities:
$130,894.92
Fire Facilities:
$77,208.93
Park Facilities:
$188,949.16
TOTAL:
$1,231,903.97
Fees collected by other agencies, such as Yucaipa Valley Water District and Yucaipa Calimesa School District, may be required in addition to this total.

As a final note, the property taxes generated for a higher density project is greater than those currently for the vacant parcel, as well as a potential project designed to the standards of the RM- 1 OM District. The Project would further provide workforce housing, an item that has been identified as a concern for some of the major employers in the City, and will also result in higher indirect sales tax increases to the General Fund as well.

Attachments:

1. General Plan Amendment Findings

2. Land Use District & Location Map

3. Site photos

4. Conditions of Approval

5. Planning Commission Minutes from November 15, 2023

6. Resolution No. 2023-57

7. Ordinance No. 437

8. Yucaipa 2023 Housing Income Range

9. Comment Letter Received

10. Mitigation Monitoring and Reporting Program

11. Environmental Initial Study (attachments provided online with PDF packet:
http://vucaiva.org_/goveniment/meeting-a eg ndasn

12. Project Plans
Approved by: — `�;:: —

ATTACHMENT 1

Attachment 1:

FINDINGS: GENERAL PLAN AMENDMENT NO.21-191

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

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

3. The proposed Land Use District Change is in the public interest, there will be a community benefit, and other existing and permitted uses will not be compromised, because the change will result in an enhanced land use compatibility and will provide additional housing opportunities within the City. The General Plan Amendment would provide the RM-24 Land Use District to the subject site and would permit a multiple family development project that provides housing intended to meet the City's Regional Housing Needs Assessment requirements for the 6th Housing Cycle. The proposed Project would allow for 144 residential units, including twelve (12) units dedicated as low-income, in an area with proximity to commercial uses, transit, the college, and the nearby high school and elementary school.

4. The proposed Land Use District Change is consistent with the goals and policies of the General Plan, and it will provide for a reasonable and logical extension of the existing land use pattern in the surrounding area, because the Multiple Residential Land Use District is the current designation of the site, and the change in the Land Use District simply allows for an increased density at the site and will help to meet many of the housing goals in the City. The Project would permit a multiple family development community that has immediate pedestrian accessibility to a variety of uses including proximity to a nearby park, high school, college, and nearby commercial uses.

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.

ATTACHMENT 2

Attachment 2:

LAND USE - EXISTING: MULTIPLE RESIDENTIAL
t._._._._._._.J - --

LOCATION
rid' 0

ATTACHMENT 3

Attachment 3:

SITE PHOTOS
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ATTACHMENT 4

Premium Land Development
Case No. 21-191/GPA/LUCR/DBA
Draft Conditions of Approval — December 11, 2023

LAND USE COMPLIANCE REVIEW
ON -GOING CONDITIONS/GENERAL REQUIREMENTS:

PLANNING DIVISION (909) 797-2489 EXT. 224

1. This General Plan Amendment, Density Bonus Agreement and Land Use Compliance Review is for the proposal to change the land use district from RM- 10M (Multiple Residential) to RM-24 (High Density Multiple Residential), an affordability provision that will be executed through a Density Bonus Agreement and a Land Use Compliance Review to permit a 144-unit multi -family apartment project on four parcels totaling 5.12 acres and located at 14t" Street, approximately 900 feet to the south of Yucaipa Boulevard; APNs 0301-051-29, 30, 48, and 49. Any alteration or expansion or increase in the developed area of the site from that shown on the approved site plan, may require the submission of a new application or an additional application for Revisions for review and approval.

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

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

3. This General Plan Amendment and Land Use Compliance Review shall become null and void if all conditions have not been complied with and the occupancy or use of the land has not taken place within three (3) years of the date of approval.

One extension of time, not to exceed three (3) years, may be granted upon written request and submittal of the appropriate fee not less than 30 days prior to the date of expiration. PLEASE NOTE: this will be the only notice given for the above specified expiration date. The applicant is responsible for the initiation of an extension request.

4. The applicant/owner shall pay a fee of $2,764.00, 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

Premium Land Development
Case No. 21-191/GPA/LUCR/DBA
Draft Conditions of Approval — December 11, 2023
or Cashier's Check for $2,814.00 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.

5. All conditions of this General Plan Amendment, Density Bonus Agreement and Land Use Compliance Review are continuing conditions. Failure of the applicant and/or operator to comply with any or all of said conditions at any time may result in the revocation of the permit granted to use the property.

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

7. 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.

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

9. 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.

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

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

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

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

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(A).

Premium Land Development
Case No. 21-191/GPA/LUCR/DBA
Draft Conditions of Approval — December 11, 2023

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

15. The Project shall maintain compliance with the provisions of the Density Bonus Agreement, including meeting age restriction and the Project's annual reporting requirements.

16. Applicant shall maintain the site in good condition at all times.

17. 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.

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

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

20. 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.

21. 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.

22. 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).

23. 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.

24. 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.

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

26. The appIicant/prope rty 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.

27. The appIicant/prope rty 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.

28. New projects with a landscape area of 500 square feet or more shall comply with Sections 492.6(a)(3)(b) (c), (d) and (g) of the MWELO including the use of renewable organic waste products such as compost and mulch where applicable.

29. Compost and mulch made by the City's franchised hauler, Yucaipa Disposal, Inc. (909) 797-9125, or other designee from recovered organic waste products pursuant to 14 CCR Section 18993.1 shall take precedence over inorganic or virgin forest products when available locally.

30. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.

31. The Project shall maintain compliance with the provisions of the Density Bonus Agreement, including meeting age restriction and the Project's annual reporting requirements.

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32. Submit WQMP Plan for Approval.

33. 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.

34. 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.

35. 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.

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

37. Pursuant to the Yucaipa Municipal Code, developer shall reimburse the City for the developer's fair share of the City's costs, as determined by the City Engineer, for the City's cost to underground distribution/communication utilities as required by any City approved Capital Improvement Project and/or any requirements as they relate to underground utility districts.

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38. 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.

39. Fire Department access roads and/or public/private streets shall meet the Fire Department minimum width standard of twenty-four (24) feet. Within FR-1 zone minimum width shall be twenty-six (26) feet. Access roads shall be paved (asphalt/concrete) and in place prior to placement of combustible material on site. Fire Department minimum paving thickness shall be no less than four (4) inches. This standard shall not lessen other agency requirements.

40. Fire Department access roads and/or public/private streets and residential driveways shall have a minimum vertical clearance of thirteen (13) feet and six (6) inches.

41. 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).

42. Cul-de-sac and dead-end streets shall not exceed 350 feet in FR-1 areas. In all other areas, cul-de-sacs shall not exceed six hundred (600) feet in total length, unless otherwise approved by the Fire Department.

43. Required fire flow for this project, as determined by per California Fire Code Appendix 'B', is as follows: gpm = 8,000, at 20 psi residual; for 4 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 '/2" outlet and one 4" outlet.

44. Approved fire hydrants capable of supplying required fire flow shall be provided to all premises upon which facilities, buildings or portions of buildings are constructed or moved within the jurisdiction. When any portion of the facility or building protected is in excess of 400 feet from a fire hydrant on a public street,

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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.

45. Fire hydrants shall be installed at locations to be determined by the current (2022) California Fire Code Appendix "C" and the required fire flow shall be determined by the current (2022) California Fire Code Appendix "B". Minimum fire flow shall not be less than 1500 gpm.

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

PLANNING DIVISION (909) 797-2489 EXT. 224

46. Applicant shall implement a block wall for the perimeter of the site.

47. Applicant shall implement tree pockets throughout the parking lot as required by the Development Code.

48. 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.

49. An archaeological monitor must be on -site during any earth disturbing activities.

If prehistoric or historic resources over 50 years of age are encountered during land modification, then activities in the immediate area of the finds shall be halted so that the archaeologist can assess the find, determine its significance, and make recommendations for appropriate mitigation measures. A historical resources management report shall be submitted by the professional to document the monitoring, to evaluate resource significance and integrity, and if necessary, to evaluate project impacts and propose mitigation measures to mitigate potential adverse impacts. For more information, contact the County Museum at 909-307-2669. If human remains are encountered on the property, then the San Bernardino County Coroner's Office MUST be contacted within 24 hours of the find, and all work halted until a clearance is given by that office and any other involved agencies. Contact the County Coroner at 175 South Lena Road, San Bernardino, CA 92415-0037, or (909) 387-2543.

50. Prior to grading, arrangements acceptable to the County Museum shall be made to have present during grading a qualified vertebrate paleontologist to monitor in the event paleontologic resources are encountered during rough grading. The monitor shall have the authority to temporarily suspend grading operations in the vicinity of such resources until they have been evaluated and appropriate data recovery measures implemented. The results of the monitoring shall be documented in writing and submitted to the County Museum for review prior to issuance of building permits. For more information, contact the County Museum at 909-307-2669.

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51. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.

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52. 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.

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

54. 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.

55. The applicant's plans indicate approximately 59.5% 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.

56. Permanent drainage improvements are required, per the appropriate Master Plan of Drainage, to intercept and conduct the regional and/or local flows through or around the site in an approved manner.

57. The proposed storm drain facilities will intercept and provide for collection of runoff generated on -site (and off -site flows that drain onsite). All facilities will be designed in accordance with current City and County policy and requirements including applicable Development Code Sections (pertaining to Flood Plain Safety Overlay Districts). Final facility design and location must be approved prior to issuance of grading permits. All on -site storm drain facilities will be designed to convey flows which could be expected from a storm with a 10-year recurrence interval with additional design factors of safety and freeboard to provide a 100-year level of flood protection to inhabited structures. During storms of intensity greater than the 10-year storm, additional flood protection is provided by utilizing the local storm drain system and conveying additional runoff onto streets. Storm drain facilities which intercept canyon flows upstream of development area will be designed to convey the 100-year rather than 10-year

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design flow. For the sizing of roadway storm drains and locations of catch basins in streets the storm drain system shall be designed to:

A. Collect a 25-year storm recurrence interval within the street section (top of curb to top of curb).

B. Collect and contain the 100-year interval within the roadway right-of-way.

58. 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.

59. A thorough evaluation of the structural road section, to include parkway improvements, from a qualified materials engineer, shall be submitted to the Engineering Division.

60. 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.

61. 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.

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

63. Additional fourteen (14) foot dedication is required to provide for a forty-four (44) 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.

64. Developer may opt to enter into a reimbursement/credit agreement with the City regarding street improvements along 14th Street, which is a Development Impact Fee program eligible street.

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

65. The site shall be developed in compliance with all current model codes. All plans shall be designed in compliance with the latest editions of the California Building

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Codes, California Energy Codes, California Accessibility Codes, and Yucaipa Municipal Codes as adopted by the City of Yucaipa.

66. 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.

67. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel, and where necessary to provide access. Paths of travel shall incorporate (but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts and walking surface material. The accessible route(s) of travel shall be the most practical direct route between accessible building entrances, site facilities, accessible parking, public sidewalks, and the accessible entrance(s) to the site. California Building Code (CBC) 11A and 11 B.
a. City of Yucaipa enforces the State of California provisions of the California Building Code disabled access requirements. The Federal ADA standards differ in some cases from the California State requirements. It is the building owner's responsibility to be aware of those differences and comply accordingly.
b. Disabled access parking shall be located on the shortest accessible route.

Relocate parking spaces accordingly.

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68. Multi -family buildings on the site shall be accessible/adaptable per California Building Code (CBC), Chapters; 11A and 11 B.

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

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

71. 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.

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

PLANNING DIVISION (909) 797-2489 EXT. 224

72. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).

73. The applicant/owner shall process a Lot Merger through the City prior to the issuance of building permits.

74. A Density Bonus Agreement shall be executed between the City and the Project Applicant.

75. Submit for Architectural for Planning Commission Review and approval. Provide detailed building elevations including materials, finishes, colors, and signage for

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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.

76. 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.

77. The City of Yucaipa has implemented development impact fees for various infrastructure and capital facilities needs generated by new development. These fees will provide for various capital facilities including, but not limited to, roads, parks, flood control and drainage, public facilities, and fire fighting facilities. This project shall be subject to all such development impact fees which are in effect at the time building permits are issued.

78. Provide plans for conceptual landscaping, fencing, floorplans and detailed building elevations including materials, finishes and colors for all units for Planning Commission review and approval prior to issuance of building permits.

79. The applicant/owner shall process a Condition Compliance Review through the City for verification of conditions prior to the issuance of building permits.

80. Water service shall be by Western Heights Water Company. The South Mesa Water Company letter dated April 29, 2021, is included as a Condition of Approval. Submit evidence of service to Building and Safety at time of Condition Compliance review.

81. Sewage disposal shall be by Yucaipa Valley Water District. The Yucaipa Valley Water District letter dated July 15, 2021, is included as a Condition of Approval.

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

82. 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

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available, you may contact Yucaipa Disposal, Inc. at (909) 797-9125 for assistance.

83. 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.

84. 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.

85. 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.

86. Project shall comply with Chapter 2, High Density Residential Design Standards, of the Development Code and objective design requirements from the City's Design Guidelines.

87. A Density Bonus Agreement shall be executed between the City and the Project Applicant.

ENGINEERING DIVISION (909) 797-2489 EXT. 228

88. The Project Applicant shall submit engineered road improvement plans to the City Engineer.

89. 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.

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90. The site shall be developed in compliance with all current model codes. All plans shall be designed in compliance with the latest editions of the California Building Codes, California Energy Codes, California Accessibility Codes, and Yucaipa Municipal Codes as adopted by the City of Yucaipa.

91. 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.

92. Three copies of a Landscape Documentation Package shall be submitted for Building & Safety Division review and approval. Building Permits shall not be issued until Landscape Documentation has been approved. Said Landscape

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Documentation Package shall be consistent with the requirements of Chapter 4, of Division 10, of the Development Code and include all of the following elements:

A. Project Information
(1) Date
(2) Project Applicant
(3) Project Address (if available, parcel and/or lot number(s)) (4) Total Landscape Area (square feet)
(5) Project Type (e.g., new, rehabilitated, public, private, cemetery, homeowner -installed)
(6) Water Supply Type (e.g., potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well
(7) Checklist of All Documents in Landscape Documentation Package (8) Project Contacts (to include contact information for the project applicant and property owner)
(9) Applicant Signature and Date (with statement, "I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape Documentation Package"). (B) Water Efficient Landscape Worksheet
(1) Hydrozone Information Table
(2) Water Budget Calculations
(1) Maximum Applied Water Allowance (MAWA)
(II) Estimated Total Water Use (ETWU)
(C) Soil Management Report
(D) Landscape Design Plan

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(E) Irrigation Design Plan
(F) Grading Design Plan
(G) Certification of Substantial Completion (to be submitted after installation of the project).

A copy of the approved Landscape Documentation Package shall be provided to the property owner or site manager along with the record drawings and any other information normally forwarded to the property owner or site manager. A copy of the Water Conservation Concept Statement and the Certificate of Substantial Completion shall be sent by the project manager to the local retail water purveyor.

90. 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:

A. Voltage boxes, mailboxes, trash enclosures, maintenance structures, backflow devices, automatic controls, air conditioning/heating units, etc., 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. Compost
Compost at a rate of a minimum of 4 cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six (6) inches into the soil. Soils with greater than six percent (6%) organic matter in the top six (6) inches of soil are exempt from adding Compost and tilling.

2. Tree planting (15 gallon size):
a. 1 for each 600 sq. ft. of total landscaped
area (one required, minimum);

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b. 80% of total trees required to be 15 gallon;
C. 1 for every 12 parking stalls,

3. 24 to 96 inch box trees:
a. 20% of total trees required (one required, minimum).

4. 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.

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

6. 1 gallon shrubs:
a. 40% of total shrubs required.

7. 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.

7. Mulch:
a. Apply a minimum three- (3-) inch layer of mulch on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding
applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, leave up to five percent (5%) of the landscape area without mulch.

Designated insect habitat must be included in the landscape design plan as such

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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 14th 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.

93. Multi -family and public use structures on the site shall be accessible per California Building Code (CBC) 11A and 11 B.

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

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

96. The perimeter of the jobsite, adjacent to any public right-of-way, shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place.

All construction entrances/exits shall be approved in advance by city personnel.

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97. Three sets of water delivery system plans, designed to meet the required fire flow for this project and/or development shall be submitted to the Fire Department for approval.

98. Submit a fire flow test from the water department servicing your project at the nearest full fire hydrant. Submit a site plan, detail and dimension distance measured as the hose lays from the hydrant to all portions of the proposed building. Dimensions from proposed hydrants should also be detailed in a similar

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manner. A calculated worst case fire flow from your proposed hydrants from your engineer should accompany the site plan.

99. 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. 100. 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:

PLANNING DIVISION (909) 797-2489 EXT. 224
101. "NO PARKING" shall be clearly designated in areas of bus parking and turnaround.
102. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP). 103. Developers of residential development projects greater than a single dwelling unit shall submit a report detailing the percentage of project costs spent in the City of Yucaipa. At a minimum, this report shall contain a list of local businesses/individuals that have been solicited for bids and/or received contracts for materials or services.
104. Parking and on -site circulation requirements shall be provided for as identified on the approved site plan.
105. 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. 106. All access drives shall be a minimum of 24 feet wide to facilitate two-way traffic. 107. Any lights used to illuminate the site shall be hooded and designed so as to reflect away from adjoining properties and public thoroughfares. 108. All landscaping and irrigation shown on the approved landscape and irrigation plans and all required walls shall be completed. Trees in the parkway between sidewalk and curb/gutter 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. 109. Developers of commercial/industrial/institutional projects shall submit a report detailing the percentage of project costs spent in the City of Yucaipa. At a

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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. 110. All roof top mechanical equipment is to be screened from ground vistas. 111. Developers of residential development projects greater than a single dwelling unit, commercial properties and multi -family dwellings shall submit a report, including invoices or proof of recovered organic waste product procurement (either through purchase or acquisition) pursuant to 14 CCR Section 18993.1, and submit records to the City's designee. Records shall include the source of product, including name, physical location, and contact information for each entity, operation, or facility from whom the recovered organic waste products were procured, type of product, quantity of product in tons or yards, invoice or other record demonstrating procurement.
112. Provide a bicycle parking rack in a suitable location. 113. 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.
114. The Project shall comply with the Chapter 2 (Multiple Residential Design Standards) of Division 8 (Specific Use Design Standards) and the adopted City Wide Design Guidelines.
115. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).

ENGINEERING DIVISION (909) 797-2489 EXT. 22
116. Construct curb and gutter (with match -up paving) thirty-three (33) feet from centerline.
117. Construct sidewalk adjacent to site with landscaped parkway. 118. Construct driveway approach/entrance. Commercial driveways require radius type approaches.
119. 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.
120. 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.

Premium Land Development
Case No. 21-191/GPA/LUCR/DBA
Draft Conditions of Approval — December 11, 2023
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 225
121. The building(s) shall meet all handicapped requirements. 122. The building(s) shall comply with all structural and non structural provisions of the California Building Code.
123. Any change of occupancy will require submission of plans for approval to Building and Safety. It is the applicant's responsibility to contact the local Building and Safety Division for a pre -construction inspection prior to occupancy of the building(s).
124. The building(s) or structure(s) shall meet all applicable requirements of the adopted model codes and amendments.

CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
125. 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.
126. Driveways exceeding 150 feet shall have a Fire Department approved turn- around at the terminus (hammer -head tee).
127. Paved 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.
128. The Development and/or project, and each phase thereof, shall have a minimum of two (2) remote points of access, including a secondary access, for fire and other emergency equipment and for routes of escape which will safely handle evacuations.
129. The public and/or private roadways serving this project shall be named. 130. Street name signs shall be installed with approved names. 131. 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 Prevention Department and shall over -ride all command functions and open gate

Premium Land Development
Case No. 21-191/GPA/LUCR/DBA
Draft Conditions of Approval — December 11, 2023
automatically upon activation. All automatic gates shall have a manual over -ride for use during loss of electric power. "Knox box" ordering is available from www.knoxbox.com .
132. Address numbers shall be placed on all new and existing commercial and multi- family residential structures in such a manner as to be plainly visible and legible from the access roadway or street. Structures shall have numbers of 8" height, 3/8" stroke on contrasting background. Address numbers shall be illuminated so as to be visible and legible from access roadway or street. Industrial occupancies shall have address numbers of 12" height, 1" stroke and shall be illuminated so as to be visible and legible from access roadway or street. Where structure setback exceeds one hundred (100) feet from the access roadway or street, additional non -illuminated numbers 6" in height, 3/4" stroke, on contrasting background shall be displayed at property access entrance. 133. Prior to final inspection, there shall be posted at each entrance of the complex an illuminated diagrammatic representation of the complex showing the locations of the viewer, the unit designations within the complex, and the locations of fire hydrants. The developer shall submit a drawing detail to the Fire Department for approval.
134. "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".
135. 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.
136. Approved fire hydrant pavement markers shall be installed. 137. Automatic fire sprinklers shall be installed according to NFPA 13R 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. 138. 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. 139. 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

Premium Land Development
Case No. 21-191/GPA/LUCR/DBA
Draft Conditions of Approval — December 11, 2023
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.
140. 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.
141. 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. 142. Smoke detectors, hard wired in series with battery back-up, shall be installed in all sleeping areas and in all hallways and areas/rooms leading to sleeping areas.

Smoke detectors shall be installed at the top of all stairways. At least one smoke detector shall be installed on the first floor level.
143. Carbon Monoxide detectors shall be installed pursuant to manufacturer specifications.
144. A class "A" roof covering structure with "bird stops" shall be installed. 145. The main electrical panel and all sub -panels shall be labeled on inside cover for all circuits.
146. 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. 147. A solid core, self -closing door shall be installed between an attached garage and living space.
148. Commercial and industrial structures/occupancies and gated complexes shall have a "Knox box" system installed on the exterior of the buildings or complex.

Location of device to be determined by the Fire Department. The box shall contain keys necessary to gain access and may contain pre -plans and SDS information as required by the Fire Department.
149. 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.

Premium Land Development
Case No. 21-191/GPA/LUCR/DBA
Draft Conditions of Approval — December 11, 2023
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.
150. Submit to Fire Marshal's office building and/or structure plans for Fire Department Review.
151. Buildings in excess of 20,000 square feet and with an interior area more than 150 feet from exterior exit, shall be equipped with a Class I standpipe system.

Standpipe connections shall be configured to reach any portion of interior space within 150 feet in any direction of travel. This system shall be calculated to provide 500 gpm from an adjacent automatic fire sprinkler riser at 100 psi nozzle pressure for two hand lines flowing.

ATTACHMENT 5

2 Agenda Item No.

City of Yucaipa

PLANNING COMMISSION MINUTES
Regular Meeting of November 15, 2023
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Council Chambers, 34272 Yucaipa Boulevard, Yucaipa, on November 15, 2023, at 6:30 PM.

PRESENT: Tony Hicks, Vice Chair
Richard Beck, Commissioner
Stacey Chester, Commissioner
David Higginson, Commissioner
Donna Snodgrass, Commissioner
ABSENT: J.R. Allgower, Chair
Lyle Vick, Commissioner
CITY STAFF: Benjamin Matlock, Deputy Director of Community Development/City Planner Katrina Kunkel, Associate Engineer
Christian Farmer, Assistant Planner
Maria Koolhoven, Planning Commission Assistant

CONVENE PLANNING COMMISSION
The meeting was called to order at 6:31 p.m., with the Pledge of Allegiance led by Commissioner Stacey Chester.

ROLL CALL
PUBLIC COMMENT: Hansen Wang noted that with the recent changes with the laws of the State of California, streamlining should be done to a certain point, but that the Planning Commission have a general view on what's going on.

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.

Planning Commission Minutes Page 1
11-15-23

1. SUBJECT: Approve Item No. 1, Planning Commission Minutes of November 1, 2023.

ACTION: THE MINUTES WILL BE TABLED UNTIL THE NEXT MEETING DUE TO LACK OF A QUORUM.

PUBLIC HEARINGS:

The order of Business for the Public Hearing Shall Be:

A. Disclosure of Ex Parte Disclosure
B. Staff Presentation
C. Applicant/Representative Presentation
D. Public Comments
E. Applicant Rebuttal (if necessary)
F. Public Hearing Closed
G. Commission Discussion
The Planning Commissioners disclosed the following ex parte communications on both items on the agenda. Vice Chair Hicks, Commissioner Higginson and Commissioner Snodgrass all drove by both sites.

Commissioners Beck and Chester had no ex parte communications to disclose.

2. SUBJECT: Premium Land Development on behalf of the Moss Family Foundation (Case No. 21- 191/GPA/LUCR/DBA): A General Plan Amendment to change the land use district from RM- lOM (Multiple Residential) to RM-24 (High Density Multiple Residential), and a Land Use Compliance Review to develop a three (3) story, 144 unit housing Project with a Density Bonus Request to increase the base density by 20 percent that provides twelve (12) units, or ten (10) percent of the base density allowed, at the low income affordable level. The Project is located across four parcels totaling 5.12 acres at 12249 141h Street. A Lot Merger will also be processed to consolidate all four parcels into a single lot. APNs 0301-051-29, -30, -48 & 49.

RECOMMENDATION:

That the Planning Commission conduct a public hearing, and if the Planning Commission decides to support the approval of this proposal, recommend to the City Council that they:

A) Adopt Resolution No. 2023-57, approving the minor General Plan Amendment / Land Use District Change of a property from RM-IOM (Multiple Residential, 10,000 square foot minimum lot size) to the land use designation of RM-24 (High Density Multiple Residential); and
B) Approve first reading, by the title only, as read by staff, of Ordinance No. 437, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
C) Approve the Density Bonus Agreement Request and Land Use Compliance Review (Case No. 21-191), subject to the Conditions of Approval as contained in this Agenda Report; and
D) Adopt the Findings as contained in this Agenda Report; and Planning Commission Minutes Page 2
11-15-23

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
DISCUSSION:

Assistant Planner Christian Farmer presented the Agenda Report.

The applicant's representative, Travis Heaps, thanked Assistant Planner Christian Farmer for a great presentation. Travis Heaps stated that they meant for Architectural Review to be included. Deputy Director of Community Development / City Planner Benjamin Matlock noted that, if the Planning Commission has any feedback on the architecture portion of the project, staff would be able to wrap it into the City Council presentation after a few details have been provided.

Mr. Heaps informed the Commission that impacts from this project would be less than significant. Mr.

Heaps noted that adequate water and infrastructure services would support the proposed project and a letter from Western Heights Water Company and Yucaipa Valley Water District were provided with the project application. Travis Heaps addressed the comment that was received regarding the block wall, and he informed the Commission that a block wall is proposed with the project.

Commissioner Chester asked the representative if the School District has been contacted regarding the potential influx of students attending the surrounding schools. Another representative, Craig Heaps, stated that there is room for the potential influx of students.

Commissioner Snodgrass asked the representative if the parking spots would be covered and if so, how many would have solar panels. Travis Heaps stated that there would be covered parking and Craig Heaps informed the Commission that solar would be installed as well.

Commissioner Higginson asked for clarification on the secondary fire lane. Craig Heaps noted that it is a fire exit only.

Commissioner Beck asked the representative if the retention basin could be used as a grass area landscaping and if they could build the retention basin under the parking lot. Craig Heaps noted that it would be something he would consider when the construction drawings and as the retention basin are designed.

Public Comment: Three speaker forms were received.

1. Don Crawford — 14th Street — He noted that he lives across the street from the proposed project and is opposed to the project. He stated that he does not agree with the zoning change of one parcel out of the entire block.

2. Hansen Wang — Quartz Street - He noted density and traffic concerns. Mr. Wang stated that the proposed apartment project does not seem compatible with the rest of the neighborhood.

Planning Commission Minutes Page 3
11-15-23

3. Teresa Buoye - 14th Street — She stated that she lives across the street from the proposed project and opposes the proposed General Plan Amendment. She noted traffic and utility concerns. Ms.

Buoye stated that she is not opposed to development, but that this project is not a proper fit for the area.

The applicant's representative, Craig Heaps, stated that there is low student registration in Yucaipa. He noted the City needs apartments to help the city to continue to grow and accommodate young families and students. Mr. Heaps addressed the utility concern and stated that the sewer and systems have been updated. He informed the Commission that a General Plan Amendment is needed to build the much - needed apartments as there is not enough opportunity with the existing plans.

Commissioner Higginson asked staff if there is a four way stop on Ave D and 14th Street. Associate Engineer, Katrina Kunkel noted that a warrant analysis was previously conducted at that intersection before, and the requirement was not met at that time.

Chair Hicks asked staff if a will serve letter was submitted from Yucaipa Valley Water District and from Western Heights Water Company with the application submittal. Deputy Director / City Planner Benjamin Matlock noted that a letter was provided as a condition of the project submittal and deeming it complete, and that the project developer will be responsible for extending the sewer from 151h Street to the project site.

The Public Hearing was then closed.

ACTION: MOTION BY Commissioner Higginson, SECOND BY Commissioner Snodgrass,

WITH THE ARCHITECTURAL REVIEW UPDATES OF THE PAINTED TRELLIS TO BE POWER COATED METAL, CARRIED, 4-1-2-0, TO APPROVE AGENDA ITEM NO.

2. 3. SUBJECT: Sorenson Engineering (Case No. 23-080/CUP/ARC): A Conditional Use Permit with Architectural Review for the phased development of a manufacturing facility, with Phase I consisting of a 25,548 square foot structure and Phase II consisting of the remaining 23,300 square feet which total to 48,848 square feet, located on an approximately 1.4-acre property located at 12621/12619 17th Street, approximately 150 north of Dunlap Boulevard; APNs 0301-122-26 &

27. RECOMMENDATION:

That the Planning Commission conduct a public hearing, and:

A) Approve Conditional Use Permit No. 23-080, and if acceptable, the Architectural Design of the new buildings, subject to the Conditions of Approval as contained in this Agenda Report; and
B) Adopt the Findings as contained in this Agenda Report; and Planning Commission Minutes Page 4
11-15-23

C) Adopt a Categorical Exemption pursuant to Section 15332 (Class 32) of the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended; and D) Direct staff to file a Notice of Exemption.

DISCUSSION:

Assistant Planner Christian Farmer presented the Agenda Report.

The applicant, Shan McNaughton, was in attendance. He noted that the specific use for Phase II is not yet known but the specific design is what was presented.

Public Comments: No comments received.

Commissioner Higginson stated that he has seen Sorenson's complex grow over the years and he would like to compliment Sorenson and their Architects for the attractive and well -designed buildings. He appreciates that Sorenson is investing in the community.

The Public Hearing was then closed.

ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Commissioner Chester, CARRIED, 5-0-2-0, TO APPROVE AGENDA ITEM NO.3.

ANNOUNCEMENTS: Deputy Director /City Planner Benjamin Matlock announced that the next meeting will be on December 61h, 2023. The Density Bonus Ordinance and The Uptown Business District Specific Plan Amendment were approved by the City Council on Monday, November 11, 2023. Mr.

Matlock announced that the Wine Country Specific Project Environmental Review will be available before the next Planning Commission Meeting and a link will be provided.

ADJOURNMENT:

The meeting adjourned at 8:05 PM.

Benjamin Matlock
Deputy Director/City Planner
JR Allgower
Chair of the Planning Commission
Planning Commission Minutes
11-15-23

ATTACHMENT 6

RESOLUTION NO.2023-57

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

CALIFORNIA, APPROVING GENERAL PLAN LAND USE DISTRICT
CHANGE NO. 21-191, APPROVING THE CHANGE OF THE LAND USE DESIGNATION OF APPROXIMATELY 5.12 ACRES FROM RM-10M
(MULTIPLE RESIDENTIAL 10,000 SQ. FT. MINIMUM LOT SIZE) TO RM-24 (HIGH DENSITY MULTIPLE RESIDENTIAL)
WHEREAS, the City Council of the City of Yucaipa (the "City Council") has before it a request for approval of a General Plan Amendment to change a Land Use District designation (the "Project"); and
WHEREAS, the Initial Study which has been prepared for the Project evaluates and determines that any potentially significant environmental impacts that occur are at a level that are less -than -significant; and
WHEREAS, the General Plan Land Use District Amendment is in the public interest, and there will be a community benefit,. because the development would provide housing that is directly accessible to neighborhood serving uses; and
WHEREAS, the General Plan Land Use District Amendment is consistent with General Plan goals and policies regarding residential uses, and it will provide additional housing opportunities within the City; and
WHEREAS, the General 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 HEREBY FINDS, DETERMINES, ORDERS, AND RESOLVES AS FOLLOWS:

It has reviewed and considered the information contained in General Plan Land Use District Amendment No. 21-191, approving the change of the Land Use Designation of four (4) contiguous parcels (APNs: 0301-051-29, -30, -48, & -49) from City's RM-10M (Multiple Residential — 10,000 sq. ft. minimum lot size) to — RM-24 (High Density Multiple Residential) as shown on the attached Exhibit A, incorporated herein by this reference, and now approves this project.

PASSED, APPROVED and ADOPTED this 1 Ith day of December, 2023.

Mayor
ATTEST:

Ana V. Sauseda, CMC
Director of General Services/City Clerk

Exhibit A

PROPOSED GENERAL PLAN CHANGE AREA
i
E

ATTACHMENT 7

ORDINANCE NO.437

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, CALIFORNIA, DOES HEREBY 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. 21-191/GPA/LUCR, changes the Land Use District designation of four contiguous parcels (APNs: 0301-051-29, -30, -48, & -49) from City's Multiple Residential Land Use District (RM-IOM) to the City's High Density Multiple Residential Land Use District (RM-24) proposed as part of a housing project as shown on the attached Exhibit A.

Section 3. The City Clerk is hereby directed to cause the following summary of this ordinance to be published by two (2) insertions in the Yucaipa News Mirror, a newspaper of general circulation that is printed, published, and circulated in the City of Yucaipa, and hereby designated for that purpose by said Council of the City of Yucaipa: "Ordinance No. 437 changes the Land Use Designation of four contiguous parcels (APNs: 0319-253-29, -30, -48, & -49) from City's Multiple Residential Land Use District (RM-IOM) to the City's High Density Multiple Residential Land Use District (RM-24) as part of Case No 21-191/GPA/LUCR."
PASSED, APPROVED and ADOPTED this day of 1202. _
ATTEST:

Ana V. Sauseda, CMC
Director of General Services/City Clerk
Mayor

APPROVED AS TO FORM
Steven Graham, City Attorney

Exhibit A

PROPOSED GENERAL PLAN CHANGE AREA

ATTACHMENT 8

Yucaipa 2022 Housing Income Range
Applicable San Bernardino County Area Median Income: $87,400 for family of four • Yucaipa Median Income: $73,196
• Percent in poverty: 8.5%
Family Income Cap by RHNA Category — 2022
Number in
1 2
3 4
Household
Extremely Low
$18 500
$21 150
$23 800
$27 750
0-30% AMI
'
Very Low
31-50% AMI
$30,800
$35 200
$39,600
$44 000
'
Low
51-80% AMI
$49,300
$56 350
'
$63,400
$70,400
Moderate
80-120% AMI
$73,450
$83 900
$94 400
$104 900
'
Low -Income Example Occupations
• Administrative Assistant
• Delivery Driver
• Truck Driver
• Nursing Assistant
• Graphic Designer
• Teacher's Assistant
Very Low -Income Example Occupations
• Retail Sales Clerk
• Home Health Aides
• Food Prep Workers
• Childcare Workers
• Farmworkers and Laborers
• Telemarketers
Other salaries for those early in their career:
• Tk-12 YCJUSD Salary: $50,454
• SBCSD Deputy Sheriff: $66,539
• Calfire Fire Fighter II (Paramedic): $47,880
• City of Yucaipa Maintenance Worker: $43,709

ATTACHMENT 9

Attachment 8:

CITY OF YUCAIPA PLANNING DIVISION

PROJECT NOTICE
DATE: March 22, 2022
CASE NUMBER: PL20210000191
APPLICANT: Premium Land Development
PROPOSAL: Case No. 21-191/GPA/CUP: A General Plan Amendment and Conditional Use Permit to establish a multi -family project at 4 contiguous parcels on 14th Street. APNs: 0301-051-29, 30,48,49 LOCATION: 12241 14TH ST;12249 14TH ST;12205 14TH ST;, APN 030105129;030105130;030105148; ATTENTION PROPERTY OWNERS AND REWER'ING AGENCIES: The development proposal listed above has been filed with the City Planning Division. You are invited to comment because your property is near the proposed project. Your comments must be received by this office no later than April 05, 2022. Comments received after this date might not be considered in the decision. Please refer to this project by the applicant's name and case number indicated above. If you have no comment, no reply is necessary. If you have any questions regarding this proposal, please contact Christian Farmer at (909) 797-2489, ext. 270. You may send your comments to the City of Yucaipa Planning Division, 34272 Yucaipa Boulevard, Yucaipa, CA 92399, or via FAX to (909) 790-9203.

If you want to be notified of the project decision, print your name clearly and legibly on this form and mail it to the address above along with a self-addressed, stamped envelope. All decisions are subject to an appeal period of ten (10) calendar days after an action is taken.

COMMENTS (If you need additional space, please attach additional pages):
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SIGNATURE DATEIAGENCY
PRINTNAINIE�CIGei) l�i`EADDREss_f��l��/s
IF YOU CHALLENGE ANY DECISION REGARDING THE ABOVE PROPOSAL INI COURT, YOU MAY BE LIMITED TO RAISING Ct 22

ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED IN WRITTEN CORRESPONDENCE DELIVERED TO THE PLANNING

DIVISION AT, OR PRIOR TO, THE TIME IT MAKES ITS DECISION ON THE PROPOSAL OR, IF A PUBLIC HEARING IS HELD ON

THE PROPOSAL, YOU OR SOMEONE ELSE MUST HAVE RAISED THOSE ISSUES AT THE PUBLIC HEARING OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE HEARING BODY AT, OR PRIOR TO, THE HEARING.

DUE TO TIME CONSTRAINTS AND THE NUMBER OF PERSONS WISHING TO GIVE ORAL TESTIMONY, TIME RESTRICTIONS MAY BE PLACED ON ORAL TESTIMONY AT ANY PUBLIC HEARING ABOUT THIS PROPOSAL. YOU MAY WISH TO MAKE YOUR COMMENTS IN \WRITING TO ASSURE THAT YOU ARE ABLE TO EXPRESS YOURSELF .ADEQUATELY. cc: Surrounding Property Owners
Fire Department Eneineerine Division
Building & Safety Division

ATTACHMENT 10

21-191/GPA/LUCR/ DBA —144 Housing Units
Attachment 9:

MITIGATION MONITORING AND REPORTING PROGRAM
FOR THE GENERAL PLAN AMENDMENT FOR 144 MULTI -FAMILY UNITS CASE No. 21-191/ GPA/LUCR/DBA
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines to provide for monitoring of the mitigation measures required by adoption of a Mitigated Negative Declaration prepared for a General Plan Amendment to change the land use designation of a property from RM-IOM (Multiple Residential) to RM-24 (High Density Multiple Residential), and a Land Use Compliance Review and Density Bonus Agreement to construct a 144-unit, housing complex with a Density Bonus Agreement to covenant ten (10) percent of the units as low-income affordable, located on 14th Street, and approximately 910 feet north of Yucaipa Boulevard. APNs: 0301-051- 29, -48, & -49.

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

21-191/GPA/LUCR/ DBA —144 Housing Units
• 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

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Attachment 11
Provided online with PDF packet: http://yucaipa.org_/goveniment/meeting-a-a en�das/

ATTACHMENT 12

AMENTITIES NOTES
- Oversized Clostes Each door providing ingress and egress to any dwelling unit - Washer/Dryer Units shall be equipped with the following devices:
- Decorative Doors - A peephold allowing a person inside the unit to see, at a wide angle, - 125 Cubic Feet of Exterior Lockable Storage persons outside the unit at the door without the person being seen. - Ground Ivl Units: 150 SF of patio area - A deadbolt lock attached to the construction studding. - Above ground units: 100 SF of balcony area
25'-4" 36'-2"40-2
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- i

C O R R I D O R
I 1
0 Ed
11I JIII Q CL. � A III II11
1 I II iX o1 O
CL. i �
1 - II r
-- ---
C.

KITCHEN X BATH 1 Ir 1 1
10'-6"x8'-3" KITCHEN1BATH
10'-5" x 8'-7" 101-5.1x 8'7" 10'-3" x 8'-3" BA1. T
-71
/ 11 '-9l5'OIO KITCHEN
BATH 2O1x6Oi0 12,6x 7'0„
ITE� 7'6"x9'-1" \
BEDROOM 3
LWID11-0" x 11-2"W� Eo

IWALK-IN
CLOSET W/D I7 5'-9" x 6'-0' ALK LIVING ROOM I DINING L
LIVING'ROOM DINING 15'6" x 13'-4" 6i2"O9F------
I1❑
156" x 13'-4" I I WALK-IN

I I CLOSET
SUITE SUITE 1 SUITE 2 16'-3" x 5'-4"
\I 11'-0" x I V-10" a 10'-6" x 12'-10" \ 1 V-0" x 1 V-10" I 1 � LIVING ROOM/ DINING
1 I 1 II -Ai " 19'-0" x 13'-7"
I \��� I 1 j \ '� I
I I
I I j BEDROOM 1 (SUITE) 1
11'_0" x 11'-6" i /�\
I 1\ j
�I I
I BEDROOM 2
max\ I 10'-7" x 12'-8"

BALCONY
1 BALCONY 1STFLR I BALCONY 1STFLR 1
6'-0" x 17'-0" ADDITIONAL 6'-0" x 17'0" ADDITIONAL

PATIO AREA - PATIO AREA
J — J
x
1 I I I I BALCONY
5-9x-12"
1 BR 2 BR 3 BR
665 SF 950 SF 1,120 SF

MAT LOCK
CRAFTON SUITES HOUSING 11.18.2023 UNIT PLANS Premium Land Development F c_,

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FTI
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CRAFTON SUITES YUCAIPA 11.18.2023 PEDESTRIAN VIEW h1L'Inlllln Land 1")evelopnit'nt o AT'LOCK

ir
-----------
all Rm�"
ru
Wm
1�1611101lid 7--7-
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amass
ML lAW
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Lily t I it " w-

YULL(PMNG U-N GUIUtUNtJ ANt

BE USED IN ORDER TO CONSERVE

TER AND FOR IRRIGATION EFFICIENCY

TRIP IRRIGATION TO MAXIMIZE
1CIENCY.
2RIGATION SYSTEMS TO BE

ARATED BV HYDROZONES
1RIGATION ZONES TO BE SEPARATED
SUN EXPOSURE.

ISE OF MASTER VALVE AND FLOW
4SOR.

ISE OF RAIN SHUT-0FF VALVE
VNECTED TO CONTROLLER car �•'
1 � 1
I
7„"
r
N#m
Y { Z 4
b; ... * ^_
1 t
- i � (• ^ `~�� ram,
�i
rll
AREA 3

OPEN AREA
t SEA SHV3f
j AREA 2

I ENTRY &

F AMENITIES
(_ SEE SHY. 2
I i
T '

1.1-- C 71-f F-F 1 IT li- -i 1 I I M
_01=
D0
2 0-
LEI
0 2

I P I IA
_ - ____-_ -- __________ ______ _----_--_----_--
l9� y+y
' .^.' : i 3� \1 . v .�I • y. `� �. . y.. in I
mar-
"'-�
y'y;, "' S

SITE PLAN
OWNER:
6345SBALBOA BLVD.MILY OUN#1310
ASSESSOR'S PARCEL NO.
0301-051-29,30,48,49
f
ENCINO, CA. 91316
REPRESENTATIVE:

GROSS ACREAGE

PREMIUM LAND DEVELOPMENT
108 ORANGE ST. p5
REDLANDS, CA. 92373
(909)335-1665

5.10 AC.1222.156 S.F.

TOTAL LANDSCAPE AREA
NEW LANDSCAPE: 89,972 SQ. Fr.

TOTAL% OF LANDSCAPE:
8g,972 SQ. FT. 1222,156 S.F. = 40.49%
mmm
mmm
mmm
Immm
�MMM
M�m
••._..amCM • �
0' 15' 30' 60'
T SCALE. 1"=30'-0"

CITY OF YUCAIPA
APPROVED 20
BY.
(SHRUB 8

GROUNDCOVER

PLANTS NOT

SPECIFIED)
NOTE

QUANTITIES

WILL BE

FINALIZED

DURING FINAL

CONSTRUCTION

DOCUMENTS
PHASE.

PROPOSED PLANT PALETTE

SYMBOL PLANTNAME I SIZE WUCOLS
TREE
Tt
latanus eoedfolia
24"
M
ondon Plane Tree
BOX
T2
uemus ilex
Oolly
24"
L
Oak
BOX
T3
hhalpa lashkentensis'Pink Down'Pink
24"
L
awn Chitalpa
BOX
T4
ercidium- Parki—ma'Hybrid'
24"
L
alo verde
BOX
rosopis Hybrid'Thomless Hybrid'
24"
T5
ss
ThomleHybrid' mesquite
BOX
L
T6
haphiolepis Majestic Beauty'
24"
M
jestic beauty
BOX
T7
ophoslemen conferta
24"
M
risbane box
BOX
TS
laeocarpus decipiens
24"
M
a anesa bluebe
BOX
T9
hus lancea
24"
L
African sumac
Box
T70
ashinglonie l'Hybrid'
18'-20
L
.shin tonla' brill'
B.T.H.

T11
I.I.ria Mile-
18'-20'
L
alif.mia fan alm
B.T.H.

T12
upressus sempervirens
lotion ress
15 GAL
L
SHRUB
i9uslrum Japonioum'Texan um.
5GAL
M
apanese Privet
eucophyllum (.'Green Cloud'
Texas Sago'Green Cloud'
5GAL
L
Salvia g.'Furman's Red'
S GAL
L
urman's Red Autumn Sage
upinus excubitus
Grape Soda Lupine
1 GAL
L
alInteme..'i111e John'
5GAL
L
rf Bottlebrush
emerocalis hybrid
i GAL
M
vargreen Red Daylily
ave attenuala
oxtail Agave
5GAL
L
ougainvillea'La Jolla'
1 GAL
L
a Jolla Bougainvillea
anlana montovidensis
1 GAL
L
Trailing Purple Lantana
Aloe arborescens
5 GAL
L
Tree Aloe
uhlenbergia rigens
1 GAL
M
ear Grass
Agave'Bluo Glov/
5GAL
L
lue Glow Agave
idope muscari
1 GAL
M
ig Blue Leaf Turf
esluca maI-spp
1 GAL
M
Atlas Fescue
ougainvillea'Barbam Karst'
15 GAL
L
arbara Karst Bougainvillea
lylostoma ca yslegiodes
115
GAL
M
.vender Trumpet Vine

GROUNDCOVER
yoporum parv11ollum 1 GAL
L
rostrala Myopomm 4' O.C.

N.L PWrtNOAREASTO FOLLOW OOY
OFYUCNPASrAN.V1D56 GNDElNES
AWN P-1 AREAS
oel"AT aO o"OF 9ASN
c'
OECWPOSEO G0.WRETO9ECdAPIGrFD
YILIORNNGOLP Ye'MNuS
LandArg, Inc.
4345 E. Lowell St. Suite M
Ontario, CA 91761
Phone: 909-259-9428
Email: [email protected]
Date: 06/07/2022
CRAFTON SUITES SHEET 1

LANDSCAPE
CONCEPTUAL PLAN OF 3
PREPARED FOR:

ENTRY
MONUI
CITY S
DRIVE
PER CI
COVEF
PARKIr
R.O W
ENTRY
SIDEW
APART
LONDC
PLANE
5'WID1
SIDEW
SIDEW
CURB
GUTTE
R.O.W.

CITY S
DRIVE
PER CI
ARE

ENTRY AREA

SEATING FIRE PIT AREA
i�
GATE TO POOL - - / f/--=
w�
Q 4K,
a z
m
Q
I � U
r -
• m

CABANASAREA
1 I
® Q
\ , a `.

HIGH FENCE A DO
POOL
\ Q'
POOL 8 SPA AMENITIES
/ Q
Q'
51 I
i
L _
•I c
C
o - \= C
0 0 000
I \
AREA 2

POOL / AMENITIES AREA
0, 5' 10, 20'
SCALE' 1"=10'-0"
6' HIGH FENCE

AROUNDPOOL

FENCE AROUND POOL

CITY OF YUCAIPA
APPROVED 20

BBO B PICNIC TABLES
J _ I
- 1
a .CI
COLOREDCONC.

POOLDECK

I DECORATIVE
PAVEDAREA V r
L

SEATING AREA
- SEATING AREA BY THE SPA UNDER OVERHEAD TRELLIS
KEYMAP
LanjArq, Inc.
- 4345 E. Lowell St. Suite M
Ontario, CA 91761
Phone: 909-259-9428
Email: [email protected]
Date: 06/07/2022
CRAFTON SUITES SHEET 2

LANDSCAPE
CONCEPTUAL PLAN OF 3

PREPARED FOR

I

89 25 0372 E 300.069'
7-7
xz' I I
� 1
I K �
!J� �A'��
P
32'4891917"W
W R/I P.
—
�!' N _
I
- � J I 44'
I III J�

WALL AND FENCE PLAN

CRAFTON SUITES
©CAG]CLe7G>IS COO @91d�I�GK,�h�6 I
P pC�l��i9 I
_ 126U.28
L
— I-
_ IiI
I
�y I ._._—_—`_— __ I I
00 II ad" ;
P.T
C3fi#�9�1
ale a4 ol&@M °
iP.L y

D AVENUE
—'c— N 89'3Q'16* E _ — — — — — —
N

GRAPHIC SCALE
40 0 40 60
(IN FEET)
DATE BY MARK REVISIONS APPR. DATE

REPRESENTATIVE

PREMIUM LAND DEVELOPMENT
108 ORANGE ST. #5
— — REDLANDS, CA. 92373
(909)335-1665

APPLICANT

MOSS FAMILY FOUNDATION
6345 BALBOA BLVD. N-310
ENCINO, CA 91316
OWNER

MOSS FAMILY FOUNDATION
6345 BALBOA BLVD. iF-310
ENCINO. CA 91316

GENERAL PLAN DESIGNATION
EXISTING — RM-10M
PROPOSED — RM-24

VICINITY MAP

NOT TO SCLLE

LOT AREA

5.10 AC. GROSS

5.10 AC. NET
BUILDING AREA — 44193 SF—19.809
PARKING AREA — 87991. SF — 39.71X
LANDSCAPE AREA— 89972 SF — 40.49%
APN
0301-051-29,30,48,49

FENCE/WALL LEGEND

SYMBOLS DESCRIPTION
1 6'-0" HIGH DECORATIVE DOUBLE SIDED BLOCK WALL, COLOR TAN (1,962 L.F.)
2 6'-0"HIGH TUBULAR STEEL FENCE WITH PEDESTRIAN GATE
(418 L.F.)
BLOCK RETAINING WALL; SIZE TO BE DETERMINED THROUGH
3 — — — — FINAL ENGINEERING
(175 L.F.)
4 _ _ 6'-0" HIGH TUBULAR VEHICULAR GATE
(45 L.F.)

P R E M I U M
LAN U U 1: V r. 1. 011 .11 I: NT
Yo-ipa, CA 92D99
(')09) 570A990
,.,v e•.pm m � � n,1a"aa� �.��,m
LAND USE COMPLIANCE REVIEW SHEET 1
WALL AND FENCE PLAN q
OF
PREPARED FOR:

I
I
I - -
I
I
I
89° 25' 03'�"E 300.069' _
I
�I
' I
I

SITE PL N
. 1YE E IEE E

REPRESENTATIVE

I PREMIUM LAND DEVELOPMENT
108 ORANGE ST. #5 sn
- - - - - - - REDLANDS, CA. 92373 ,71 VICINITY MAP
2106.5 TC (909)335-1665

NOT TO SCLAE
,)1 nF n FS

APPLICANT

MOSS FAMILY FOUNDATION
6345 BALBOA BLVD. #I-310
ENCINO, CA 91316
TRAFFIC FLOW (TYP.) OWNER LOT AREA
MOSS FAMILY FOUNDATION 5.10 AC. GROSS
6345 BALBOA BLVD, #I-310 5.10 AC. NET
ENCINO, CA 91316
BUILDING AREA - 44193 SF-19.80%
PARKING AREA - 87991. SF - 39.71%
GENERAL PLAN DESIGNATION LANDSCAPE AREA- 89972 SF - 40.49% L EXISTING - RM-10M
PROPOSED - RM-24
APN
0301-051-29,30,48,49

UTILITY CONTACTS
QG3V/ �400 G3L^QC�C�
&')H 00 o(00 -co) 16STo4ga o @ o o FF=2' 3.0 90' 11 WATER GAS 03 1 N 9y I PAD= 102.5 �/% WESTERN HEIGHTS WATER COMPANY SO CAL GAS AZEB PROP o I I I 7 4 I I 32352 AVE D R DLANDSOX 30CALIFORNIA 92737 if b AD YUCAIPA, CA 92399
BASKETBALL & BBQ P 'A KIN �� O N SEWER 'I COURT P.L O I o_ ® II PROPCOVERED I I PARK NG CATV

TIME WARNER
2101.7 FS 2102.3 TC0 I 26 18 POOL. PARKING I YUCAIPA WATER VALLEY DISTRICT I 35477 OAK GLEN RD 33694 YUCAIPA BLVD STIES. 6-8 I TC v YUCAIPA, CALIFORNIA 92399
3TRASH 2 4 PROP 2103.6 FS 1 62 I I N I I TRASH YUCAIPA, CA 92399 'ROP. 9 CLOSURE _ } 5' I to ENCLOSURE ELECTRICAL
SIGN - B.S.L- I I I I T E
PROP. (TYP.) PROP TRAF W (TY� /rn° W 01.9 TG SCE
f 2100.3 INV. L 1351 E. FRANCIS ONTARIO, CALIFORNIA
DRIVEWAY PROP. CURB s�� 91761
S npG7 00 300 �Co) -4 30 a o 0 0 -cv o
0co N FF= 103.0 I 21%
/ CONCRETE- - - FiRAP - 2102 - _ MPROOMCOMMUNITY PA D= 2102.5 I I 0' 1 II LLI R P. CURB & GUTTER /o' 2102. 5 TC TRAFFIC FLOW (TYP.) G3GUAl°90�11 ui
Q�Ofn]�dC G3C �30DD C GY15iC^QOd NJ�C �fl I - - �' S% 21(T FS oZ. i I !
2 2099.1 INV. 2103 162' I I PROJECT DESCIPTION
07 N IJ .O OVERED
= N I vi �10 PARKING -104 I 26 GPA AMENDMENT LAND USE COMPLIANCE REVIEW TO ESTABLISH A 144 UNIT MULTI -FAMILY APARTMENT
~ 4 m I I I I I COMPLEX ON EX. GROSS AC.

TOM= FF=2103. FF= 103.0
EX. PP 44' 1 2095 PAD= 2102 5 PAD= 2102.5 I I /,I II LEGAL DESCRIPTION ROP. PROP'
I I I APN 0301-051-29 (0.45 AC):

TO BE R/W PROPOSED APARTMENT BUILDING I (11') THE EASTERLY 330 FEET OF THE WESTERLY 6 0 FEET RELOCATED a 2100 45,990 SF. 103.4 T
PROP 102.0 I V. 26' I- \ OF LOT D, A PART OF SUBDIVISION NO. 2 OF UNLAP CURB & GUTTER - 2103. I�4 RANCH AS SHOWN IN BOOK 20, PAGE 47 OF MAPS, PROP 2103.0 PROP PROP 210 .0 AMMERHEAD RECORDS OF SAN BERNARDINO COUNTY SIDEWALK ?BOO INLET TURNAROUND
2100 INLET FG APN 0301-051-30 (3.07 AC):

B.S.L2- THE NORTHERLY 402 FEET OF LOT 24, A PART OF
PROP SECONDARY 98.3 p ° PROP RET WALL/ O N 20gg °?0 �i0 2�0 r 2�0 �O �. SUBDIVISION NO. 2 OF DUNLAP RANCH AS SHOWN IN ACCESS. DRIVEWAY 097.8 FS 0.5% 99-0 .� j/ /
^• 0 5% BOOK 20, PAGE 47 OF MAPS, RECORDS OF SAN
WITH GATE=(2105) BERNARDINO COUNTY
APN 0301-051-48 (1.36 AC):
2097.4 FS PROP 2096.9 TG 2098.0 TG OF
(30') L INLET 2095.9 INV. 2097.0 INV.S88 L 21D0.1 TG I �\ L J , THE NORTHERLY 200 FEET OF LOT 23, APART N 2099.0 INV. ,,:100 (21 3.03)� SUBDIVISION NO. 2 OF DUNLAP RANCH AS SHOWN IN N j BOOK 20, PAGE 47 OF MAPS, RECORDS OF SAN
0 o ��� J

BERNARDINO COUNTY
c� O O� o I I APN 0301-051-49 (0.22 AC):

THE NORTHERLY 60 FEET AND WESTERLY 160 FEET OF
U
LOT 23, A PART OF SUBDIVISION N0. 2 OF DUNLAP
Q�II I��F [�nJG{]V �L�S7 l(�I�[S�� O ` I RANCH AS SHOWN IN BOOK 20, PAGE 47 OF MAPS,

RECORDS OF SAN BERNARDINO COUNTY
Lr' co
_ = 1
I I �� I _ 1 SITE ADDRESS
II ❑ _ 0301-051-29: 12205 14TH ST. YUCAIPA, CA 92399
-1 0301-051-30: 12241 14TH ST. YUCAIPA, CA 92399
L- 0301-051-48: 12249 14TH ST. YUCAIPA, CA 92399
1 0301-051-49: 12233 14TH ST. YUCAIPA, CA 92399

I I I I I I I I LOT MIX AND PARKING LOT CALCULATION
*PURSUANT TO DEV. CODE SEC. 83.010730, THE PROJECT
Q� 0 //� REQUESTS SPECIAL PARKING REQUIREMENTS
R W
- - - - - - - D AVENUE-
ii_ N 89'30'16" E
¢ R/W
NOTES:
44' 1. NO PROTECTED VEGETATION EXISTS ON SITE.

P.L
_J
of
FS

CRAFTON SUITES)
PROP
TRASH
P.L

ENCLOSURE
- 2104.8 FS
1:�0U.
ppC- _ _ _ _ =:jfl _2go 0 0 0 0
2105.2 TC
62'
PROP
2104.7 F
LANDSCAPI`- -B:S,L
I
105.8
62 9
2jO�
2,Or
�1
Oa
�• °
N

04.6 TC
21041
2108.8TC
°D
2105.3 F
-- 215.5TI, I
2103.5 TC COVERED
2103.1 FL PARKING 21 5.0
La H Co�3©fl Oog�o�C} o 0 o I N'oI I
86' II o,
s2'
FF=2103.0
62 PAID- 2102.5 26'
J
26' J
vi I In
!1cc
2 ' m
I�
a mLLJ
II U
F
Ina8df
1 SPACE PER 1- BEDROOM
72 1 BEDROOM DU'S
72 2 SPACES PER 2- BEDROOM
58 2 BEDROOM DU'S
116
2 SPACES PER 3- BEDROOM
14 3 BEDROOM DU'S
28 TOTAL SPACES REQUIRED:
216
TOTAL SPACES PROVIDED:
219

2. PROPOSED APARTMENTS 3 STORIES AND 40' MAX
17't 32' 12' HEIGHT.
5' 6' 3. PROJECT REQUESTS CONCESSION TO THE REQUIRED
BEDROOM MIX.

PROPSED CURB a GUf1ER zz 2 1N 5. 4. NOPROJECTROAD EASEMENTS ASEM NTTO CONVERT 10% OF THE
y ?� TOTAL UNITS AS LOW-INCOME AFFORDABLE. GRAPHIC SCALE WITH A 20% DENSITY BONUS. 40 0 40 80
TYPICAL SECTION 14TH STREET SIDR"

NOT TO SCALE (IN FEET)
NOTE: TO BE DESIGNED TO CITY STANDARD 1" = 40'
DATE

DESIGNED
DATE

LAND USE I
S'I'

CONCEPT

LBYMARK

REVISIONS
APPR.

PREPARED FOR:

BY:

DRAWN BY: CHECKED
BY:

LEGEND

R/W RIGHT-OF-WAY

PA PROPERTY LINE
PROP. PROPOSED

LDSCP LANDSCAPING

DG DENSIFIED GRANITE

BSL BUILDING SETBACK LINE

POT PATH OF TRAVEL
PROP. PARKING PAVING
a
a, PROP. CONCRETE
PROP. DG
PROP. REC. SPACE
PROP. SURFACE FLOW DIRECTION
® PROP. FLARED -END SECTION

AND RIP -RAP