Agenda Item No. 12
CITY OF YUCAIPA
AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services/City Engineer Benjamin J. Matlock, Deputy Director of Community Development/City Planner Christian Farmer, Associate Planner C T
FOR: City Council Meeting of August 12, 2024
SUBJECT: Starling Heights Specific Plan (24-071/APP)
An appeal of the Planning Commission's recommendation of denial of Case No. 22- 129/GPA/SP/TTM 20372, for The Starling Heights Specific Plan which provides the development standards for a 14.78-acre site for single family residential development and includes Tentative Tract Map (TTM) 20372 to formally create a 127-unit residential subdivision and associated community features including a recreation center, active park, dog park, entry monuments, and detention basins based on the Specific Plan. A Minor General Plan Amendment is also proposed to change the land use designation of the site shown on General Plan Figure CDL-2, Land Use Map, from RS-20M (Single -Residential, 20,000 square foot minimum) to PD (Planned Development), and a modification to General Plan Figure, CDL-3, Land Use Modifications, to add the Starling Heights Specific Plan.
RECOMMENDATION:
That the City Council conduct a public hearing and consider the appeal request regarding the Planning Commission's recommendation of denial of the Starling Heights Specific Plan (SHSP) and the Mitigated Negative Declaration, as well as the associated Tract Map (TTM 20372).
Potential motions (referenced in italics) include:
Motion in support of the SHSP:
1) Adopt Resolution No. 2024-33, approving the Specific Plan for the proposed Starling Heights Specific Plan and the associated minor General Plan Amendment / Land Use District Change of a property from RS-20M Single Residential, 20,000 square foot minimum lot size) to the land use designation of PD (Planned Development); and 2) Approve first reading, by the title only, as read by staff, of Ordinance No. 449, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted
by the City of Yucaipa; and
3) Approve the Tentative Tract Map No. 20372 (Case No. 22-129/TTM 20372), 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.
Motion against the SHSP:
1) Direct Staff to prepare a Resolution to deny the approval of the Starling Heights Specific Plan; and
2) Direct Staff to prepare Findings for denial, with respect to Section 83.020310 of the Yucaipa Development Code; and
3) Deny Tentative Tract Map 20372 (Case No. 22-129), finding that it is inconsistent with the land use designations of the existing Land Use District; and 4) Determine that the Project is exempt from CEQA pursuant to Section 15270 of the CEQA Guidelines, which states that CEQA does not apply to projects which a public agency rejects or disapproves.
Alternative Actions:
The City Council can make additional modifications to the SHSP that are deemed necessary to meet the Findings specified by Section 83.020310 of the Yucaipa Development Code, or that would better meet the Goals, Policies, and/or Objectives of the General Plan.
Draft Findings of Approval, as well as the Draft Resolution and Ordinance are provided for the City Council's reference and review. Modifications can be made based on the deliberations of the item.
BACKGROUND/DISCUSSION:
Surrounding Land Uses:
Area Land Use Designations; Improvement Levels; and existing Land Uses:
Site:
RS-20M (Single Residential, 10,000
square foot minimum lot size)
IL-1
Existing SFR and accessory structures
to be demolished; Vacant
North:
RS-20M
IL -I
Single Family Residences
South:
RS-20M
IL-2
Single Family Residences
East:
RS-20M and FW (Floodway)
IL-1
Single Family Residences and Wilson
Creek
West:
IN (Institutional)
IL-1
Dunlap Elementary School
Location and Setting:
The proposed Project is located on four (4) contiguous parcels (APNs 0318-021-18, -19, -44 & -5 8) which total approximately 14.78 gross acres located at the northeast corner of Avenue E and 12`" Street. The area is currently designated as RS-20M, or Single Residential, with a minimum lot size requirement of 20,000 square feet. As a part of the Project, one (1) residential building and the associated structures are to be demolished on the eastern portion of the site. As part of the analysis completed for the Initial Study prepared as a part of this Project, these structures were found to have no historical or cultural significance. The site is comprised of four (4) lots that have been previously disturbed through former residential uses and discing for weed abatement. The lot is relatively flat with a general slope from north to south toward the intersection of Avenue E and 12th Street. A mixture of vacant land and single-family development surrounds the Project site to the north, east and south, with a flood control channel to the east and Dunlap Elementary School to the west. The Project has frontage as well as access along both 12th Street and Avenue E. The Project is within close vicinity to a variety of institutional uses, such as Dunlap Elementary School, the 13th Street Sports Complex and Yucaipa High School, and is also two (2) miles away from Crafton Hills Community College.
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Planning Commission Hearings for Specific Plan:
The proposed Project was initially presented and discussed at the regular Planning Commission hearing on June 5, 2024, with public comments provided during that hearing. The key elements deliberated as part of the Public Hearing pertained to the potential traffic impacts of the Project, safety for the adjacent school, parking requirements, the density and its associated fit within the area, the affordability of the Project, and concerns with architecture. The Planning Commission ultimately recommended a denial of the Tentative Tract Map, finding that it was inconsistent with existing Land Use Designation without a formal motion on the Specific Plan and related findings.
A summary of the key elements identified are as follows:
Traffic Impacts:
The Planning Commission discussed the traffic that would be generated with the Project. As part of the traffic assessment required under the California Environmental Quality Act (CEQA), the Vehicle Miles Traveled (VMT) was found to be less than significant. The Project's assigned traffic analysis zone (TAZ) of 29.8 VMT per day is less than the City's baseline VMT jurisdiction of 30.7 VMT per day, and therefore meets the City's screening criteria for Projects that are located within low VMT areas. The proposed use would also provide housing for families that are within walking distance of several schools.
While Level of Service (LOS) impacts are no longer a criterion for significant impacts under CEQA, a Traffic Impact Analysis (TIA) technical study was prepared to address project -related impacts at the adjoining intersections to ensure efficient vehicular movement within the area. There is an existing condition of poor circulation caused by Yucaipa High School during student drop off to a LOS "I"' and LOS "D" at the intersection of Yucaipa Boulevard and 12t" Street that would remain at the same LOS with implementation of this Project. However, proposed Conditions of Approval for the restriping of certain streets will result in an improvement from existing
conditions. Separate efforts are being implemented to lessen the impact of the peak hour traffic specific to Yucaipa High School.
Safety at the adjacent school:
The meeting included a discussion about the safety of children walking to the nearby school as a result of additional vehicles in the area. As a part of the Project, the Applicant will be required to underground the existing utility poles located along the frontage of the subject site and will also be required to construct the necessary sidewalk, curb and gutter, which will improve pedestrian connectivity in the area. An internal pedestrian network will also be provided for the benefit of the future residents and will provide direct walking access to the adjacent school rather than requiring those families to drive their children to school. Other previously approved residential projects have also prioritized family -oriented housing near schools. In addition, the applicant has also committed to providing the following additional improvements to the area:
1. Providing sidewalk on the south side of Avenue E near 12th Street
2. Installing accessible ramps and crosswalks along the adjacent intersection of 12th and Avenue E
3. Repairing an existing, non-functional speed feedback sign or assessing enhanced pedestrian markings
4. Restriping the street to provide greater visibility
Proposed Improvements along ROW
These are measures that were identified following meetings with the Yucaipa-Calimesa School District and City of Yucaipa staff. Although the Project does not require these improvements to
mitigate risk nor are they typical Conditions of Approval, the applicant has committed to these improvements as a community benefit.
Parking Concerns:
Concerns were raised regarding the total parking spaces that will be provided by the Project. It should be noted that, although the Project is utilizing a Specific Plan that can create its own unique standards, the total parking provided meets the City's current multiple family development requirements, where 496 parking spaces are required, and 541 parking spaces are provided. The Project is also proposed as a gated community, which typically results in residents/guests parking on -site rather than on surrounding streets.
Density Fit within the area:
Several Planning Commissioners noted concerns regarding the proposed density within the context of the surrounding area. While there are several larger lots near the subject site and throughout the Dunlap area, this development pattern was largely due to physical impediments of the area caused by the Wilson Creek flood control facility and associated floodplain, as well as a lack of sewer, that had precluded development. However, several capital improvement projects have resulted in sewer access in the Dunlap area and have substantially reduced the floodplain area. These improvements have reduced flood insurance requirements and related property risks to the community, while also allowing for new developments to occur. The City Council may consider that there are several homes directly north of the site and within the same block that are located on substandard lot sizes for the existing Land Use District, and that there is Multiple Family Residential -designed parcels less than 400 feet from the proposed Project site.
Land Use Map
Architecture:
One Planning Commissioner, who is an architect, commended the design of the proposed homes while another commissioner noted that the elevation design seemed "boring," but did not provide actionable feedback on potential improvements. The City Council may consider the architectural design as proposed, or they may offer guidance on recommended changes and direct staff to implement those changes with the developer.
Project Affordability:
The Planning Commission had an extended discussion regarding the proposed market cost of the units, noting that they would not be affordable. While affordable housing is a key priority, several market factors that were discussed were noted by the applicant afterwards as not being necessarily accurate. The current and projected housing market costs are also not typically within the purview of the Planning Commission, as defined affordability rates apply to the density bonus process and the implementation of an "Inclusionary Housing" Ordinance to mandate affordable units within each residential project is a policy directive from the City Council. In addition, the applicant noted that the cost to underground utilities and bring sewer improvements to the site, in combination with the cost of construction and agency fees, makes the development of the site under the existing requirements untenable.
Proicct Design and Description:
Starlinz Heiehts Specific Plan
A Specific Plan provides policymakers with the ability to prepare and adopt development and/or design standards and guidelines within a targeted area of the City. Although it is not a part of the General Plan, a Specific Plan must adhere to, and be consistent with, the City's land use policies that are established in the General Plan. Ideally, a Specific Plan provides guidance to landowners or developers without stifling opportunities or imposing inflexible regulations that preclude creative development responses. With its tailored standards and general direction for future development within a specific area of a community, Specific Plans work to leverage the opportunities of the area beyond what could otherwise be achieved through a city-wide zoning ordinance.
The applicant's stated goal is to create a housing option that is attainable for young professionals and families, especially given the limited options that are currently in Yucaipa. Rather than only utilizing a General Plan Amendment to rezone to one of the City's multiple family land use districts; the Applicant has instead worked with the City to provide a Specific Plan that memorializes the Project standards. This approach provides a "what you see is what you get" approach with tailored development standards that give assurances of the ultimate development, rather than the more general approach of a General Plan Amendment that would allow any other similar density project, such as an apartment complex, that could then be permitted. This development approach requires a greater investment of time and resources from the applicant, but provides greater certainty for the surrounding neighbors, the Planning Commission and City Council as to what the finished development will look like. The proposed Starling Heights Specific Plan includes the development standards for any future Project and also includes a General Plan Consistency analysis.
The Starling Heights Specific Plan provides development standards for a "small lot" style single- family residential development, which includes tailored requirements for circulation, community amenities, landscaping, grading, design guidelines and requirements for layout, especially along the exterior edges of the project. The Specific Plan further includes restrictions unique to the Specific Plan, such as a prohibition on SB-9 subdivisions (where allowable by state law), a lower maximum height than provided in other residential districts, requirements for the layout of parking areas and perimeter landscaped edges, a requirement for the formation of a Homeowners Association (HOA), and additional amenity requirements.
Findin,as:
Prior to taking an action to adopt or amend a Specific Plan, the Planning Agency shall find that the proposed Specific Plan satisfies all of the following findings:
a) Is consistent with the General Plan
b) Specifies through text and/or diagrams the distribution, location, and extent of the uses of land, including open space, within the area covered by the plan c) Specifies through text and/or diagrams the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan
d) Specifies through text and/or diagrams the standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable
e) Specifies a program of implementation measures including regulations, programs, public works project, and financing measures necessary to carry out Findings (b), (c) and (d) above
f) Includes a statement of the relationship of the Specific Plan to the General Plan, Development Code, and any applicable plan
g) Addresses any other subjects which are necessary for implementation of the General Plan Decision makers need to identify the elements for the Findings and confirm that any such Specific Plan meets these requirements to formally approve the policy.
General Plan Amendment:
Because the City utilizes a one -map system, a General Plan Amendment (GPA) is being processed concurrent with the Specific Plan to ensure that there are no conflicts between the Land Use District and the SHSP, as required by state law (AB 821). The Project therefore includes a minor General Plan Amendment application to change the land use designation of four (4) parcels totaling approximately
14.78 gross acres from the City's Single Residential (RS-20M) Land Use Designation to Planned Development (PD) Land Use Designation. The proposed PD Land Use Designation would permit residential development consistent with the standards required by the Starling Heights Specific Plan.
A modification to Figure CDL-3, Land Use Modifications, would formally identify the Starling Heights Specific Plan within the PD-designated area.
The Project application also includes a Tentative Map and Architectural Review to permit a 127-unit privately gated single-family project including the associated amenities. Pursuant to the City's development review procedures, the proposed Specific Plan and minor General Plan Amendment is a policy decision to be considered by the City Council following recommendation from the Planning Commission. As noted previously, the Planning Commission recommended the denial of the subdivision finding that the Project was inconsistent with the existing Land Use District. No formal action was taken in relation to the Specific Plan itself, which therefore defaults to a recommendation of denial.
Tentative Tract Map:
A Tentative Tract Map (TTM 20372) has been submitted concurrent with the Specific Plan and General Plan Amendment and has been designed to comply with the proposed Specific Plan requirements. The Applicant proposes to construct 127 two-story single-family residences with attached 2-car garages, private backyards, community open space, an active community park and game park, two (2) detention basins for stormwater runoff, paved private roads, and on -street guest parking. The Project consists of two (2) floor plans with four (4) bedrooms and one (1) floor plan with three (3) bedrooms. As part of the Project, all existing on -site structures are proposed to be demolished. Project construction is anticipated to commence in September 2024 and to be constructed over fifteen (15) phases with approximately eight (8) units constructed per phase. All conditions of the project will apply to each phase. The Project also includes a community recreation center located within the central portion of the development, an open space area to serve as a game park located in the northeast corner of the development, and an active -community park located in the southeast corner of the development.
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Cirrulntinn -
Access to the Project site is provided via a 24-foot-wide driveway on Avenue E, and a 24-foot-wide driveway on 12"' Street. Circulation throughout the residential development is provided via a two- lane, 24-foot-wide private road. Elongated driveways, 24-foot-wide, extend from the private road to provide direct access to individual residences. The site features an internal walking path along a central loop that would provide pedestrian connectivity to the recreational features provided in the development. Additionally, the proposed Project would complete the street improvements along the Project frontages of 121h Street and Avenue E, including curb, gutter, sidewalks, matchup paving, and would also include any necessary gutter transitions to the adjacent properties as well as additional improvements as previously noted.
Vehicular Circulation Plan
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/state water quality requirements. The existing drainage on site flows from north to south. The proponent is leveraging the existing drainage patterns and previous improvements implemented by the City to direct the overall drainage of the site and proposed grading to convey run-off water towards two landscaped basins at the southeast and southwest corners of the property.
Amenities. -
Private amenities to serve the residents of the development are provided as part of the Project and are identified by the Specific Plan and required with the implementation of the project. Common areas proposed for the Project include the following: open lawn play areas, enclosed dog park, benches, picnic tables with shade structure, barbeque areas (with charcoal grills), tot lot, bocce ball court, cornhole courts, ping pong tables, game tables, fire pit, recreation center buildings, outdoor dining tables, and internal connecting sidewalks. Each residential unit is also provided with a private yard and the project includes community open space and landscaping. The development also includes a landscaped drainage detention basin that will maintain the historic drainage flows.
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The applicant has submitted an architectural design package and conceptual landscape architecture design for the proposed Specific Plan and requests Planning Commission approval of the architecture at this time as required in the Conditions of Approval. The Project consists of 127 two-story single- family residences with attached two -car garages. The Project consists of two (2) floor plans with four (4) bedrooms and one (1) floor plan with three (3) bedrooms. The two-story buildings feature a peak height that ranges from 27'5" to 28'9". There are three (3) building types which each have three (3) elevation schemes with enhanced elevations for units which are street facing. Additionally, the project includes eight different color schemes. Each building is designed with a "Farmhouse" architectural influence and will include simple, two-story forms accented with forward and side facing gables and
asymmetric proportions. Additionally, the units will feature a variety of roof pitches with prominent gables featured throughout as well as earth colored stucco with vertical battens and horizontal wood siding. The applicant has identified that the project is to be geared to young professionals and families with floor plans that includes Plan One, a 1,920 square foot, three -bedroom plan, Plan 2, a four - bedroom, 2,392 square foot floor plan, and Plan 3, a four -bedroom, 2,554 square foot floor plan.
Conceptual landscaping is also provided for the City Council's review, and shows the approximate location and types of shrubs, groundcover, and trees to be planted onsite. The landscape palette includes a mixture of drought tolerant trees, shrubs, and ground cover, which will be reviewed as a Condition of Approval by the City's Contract Landscape Architect to verify consistency with the City administrative design guidelines and to ensure that the palette will best perform in Yucaipa's climate zone. In addition, the landscape plans are conditioned to be in conformance with the City's Water Conservation requirements, which will be substantiated during the plan check process. hu
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Conceptual Landscaping
The proposed landscape package shares the following vision: "Creating diverse and engaging amenities help to create a truly livable community. Open spaces are lifelines for a community, both programed and natural, and makes a neighborhood that truly feels like home. Taking inspiration from the adjacent San Bernadino National Forest, water -wise and native plant material have been added to the community planting palette. " The design further programs for a healthy community with an emphasis on the outdoor space and interconnectivity of the site with multiple parks connected with a combination of sidewalk and landscaped decomposed granite (DG) trails. Special attention was paid to the edges of the project through an enhanced landscape buffer between the project boundary and
the perimeter walls that will be managed by the HOA. This helps to soften the view of the rear yards and allows for a surrounding greenbelt along the public right of way.
Previous CIP Improvements:
This Project would not be feasible without the significant investment made by the City through past and on -going Capital Improvement Program (CIP) Projects. The site greatly benefits from drainage improvements made by the City, which ultimately removed portions of the site from the FEMA floodplain. The development capacity for this Project increased with those improvements, and the risk (and cost of flood insurance) was substantially reduced for a number of properties in the area. By leveraging the CIP improvements, the implementation of this Project allows for the City to recoup the significant infrastructure investments through the payment of Development Impact Fees, and also allows for development to directly leverage the investment with a higher per/acre taxable value to the City.
Development Impact Fees:
Based on a total number of 127 single family residences and a total of 299,960 square feet, the project can be expected to generate $2,665,890 in Development Impact Fees after a $12,752 credit for the existing single-family residence, using the current 2022 fee schedule, as follows:
Drainage Facilities:
$471,680
Traffic Facilities:
$1,334,438
Public Facilities:
$283,605
Fire Facilities:
$167,177
Park Facilities:
$408,988
TOTAL:
$29665.890
Fees collected by other agencies, such as Yucaipa Valley Water District and Yucaipa-Calimesa Joint Unified School District, are in addition to this total.
Consistency with the General Plan and Development Code:
As a part of the review of the Specific Plan, a consistency analysis was performed to compare the proposed Specific Plan and the goals and objectives of the General Plan. The Project supports a number of General Plan policies including:
• CDL-1.1 Places to Live. Provide sites for a range of housing types, locations, and densities in a variety of neighborhood settings equipped with amenities that support a high quality of life. • CDL-10.1 Development Review. Implement and adhere to development review procedures and design guidelines in the City of Yucaipa Municipal Code that advance the visual quality of the community.
• CDL-10.4: Design Variation. Encourage identifiable architectural designs, design variations, and well -planned projects that are visually interesting, neighborhood or district oriented, and well -integrated with the surroundings.
• 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. • HN-2.5 Dunlap Acres and Central Core. Preserve residential fabric of Dunlap Acres and Central Core, while allowing for infill on vacant parcels, underutilized parcels where deemed appropriate, or parcels that have been removed from the floodplain. • CDL-10.5 Private Landscaping and Parks. Require developers to incorporate appropriately sized and drought -tolerant vegetation with sufficient maintenance to provide a mature -looking landscape in three -five years after installation. Require private recreational facilities in new multifamily housing projects.
• CDL-10.7: Basins. Design retention/detention basins to be visually attractive, with natural landscaping and a public use component such as trails, and well integrated with any associated project and with adjacent land uses.
• CDL-10.9 Building Materials. Use high -quality, natural building materials that evoke a sense of quality and permanence, such as stucco, plaster, stone, and wood; natural colors and textures are preferred.
• CDL-10.12 Architectural Detail. While recognizing sensitivity to budget, require publicly visible sides of a building to contain architectural detail and fagade articulation, strong patterns of shade and shadow, and integrated architectural detail; blank walls are discouraged. • 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-3.3: Housing Incentives. Facilitate development of market -rate and affordable housing through regulatory incentives (e.g., density bonus), permit processing (e.g., planned or small lot development) and other means where feasible and appropriate. • PR-3: Multipurpose Trails. Comprehensive trail system that allows residents to travel, explore, and enjoy Yucaipa on foot, bicycle, or horseback. • PR-3.9: Development Requirements. Condition approval of new projects near existing or proposed trails to ensure access to multipurpose trails and/or contribute improvements, dedications, or fees to extend trails.
• HN-3.1 Design Features. Require new and rehabilitated residential units to be well designed, with appropriate attention to site planning, materials and colors, building treatments, landscaping, open space, parking, and environmentally sustainable practices. • HN-3.2 Entitlement Process. Offer flexible and streamlined entitlement processes that facilitate innovative and imaginative housing solutions yet balance the developer's need for predictability in the approval process, governmental regulation, and oversight. • HN-3.3 Housing Incentives. Facilitate development of market -rate and affordable housing through regulatory incentives (e.g., density bonus), permit processing (e.g., planned or small lot development) and other means where feasible and appropriate. • S-6.1: Noise Assessment. Assess the compatibility of proposed land uses with the noise environment when preparing, revising, or reviewing applications for development projects or land use changes.
• 5-6.2: Acoustical Studies. Require acoustical studies for proposed projects within areas that exceed 60 dBA; discourage siting of new noise -sensitive uses in areas exceeding 65 dBA without appropriate mitigation.
• S-6.5: Development Patterns. Locate new development in areas where noise levels are appropriate for use. Limit development of noise -producing uses adjacent to noise -sensitive receptors and require that noise producing land uses have adequate mitigation.
At a high level, the Project reflects many of the objectives and policies of the General Plan, with an emphasis on the design and review requirements for a project with an emphasis on the housing stock created.
Processing and Procedural Actions:
As a part of the City's review process, notices of the Project were sent to all surrounding property owners within a 300-foot radius of the Project site in addition to three (3) newspaper notices, the first for the intent to adopt a MND, the second to advertise the Planning Commission meeting date and the third to advertise the City Council meeting. Four (4) unique comments were received in response to the Project Notice, with a few commenters providing comments multiple times. The comment letters are contained in the attachments and highlight concerns with the following topics: traffic, noise, congestion during peak hours at the school, the perceived rural nature of the surrounding area, the potential that the Project will be "Section 8" Housing.
In addition to the required noticing for the Project, the applicant conducted a community meeting on May 2nd, 2024, which was attended by approximately ten (10) of the surrounding neighbors. The meeting lasted approximately one hour and included discussion on many of the comments that were received. The City also initiated consultation with Native American tribes pursuant to the provisions of SB-18 and AB-52, which resulted in extended Phase-1 archaeological testing and additional mitigative conditions being added to the project.
At the June 5t', 2024 Planning Commission meeting there were four (4) public comments provided, with three (3) responses in opposition (of which two (2) of which had provided similar written comment), and one (1) person who spoke in support of the Project.
Environmental Review:
The Initial Study prepared for this proposal, was made available for comment for 20 days beginning on April 12, 2024, and ending on May 2, 2024. 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 less than significant. 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 adverse impacts that could occur are at a less -than -significant level, and consequently, staff is recommending the adoption of a MND should City Council approve.
Mitigation Measures for the Initial Study were included to: 1) reflect comments received through Tribal consultation as part of Cultural and Tribal Resources pursuant to SB 18/AB52, 2) protect nesting bird habitat if grading were to occur during the nesting bird season through the preparation of
preconstruction general nesting bird survey pursuant to the Migratory Bird Treaty Act (MBTA), 3) address grading protocol with preparation of a paleontological assessment and, 4) to incorporate the recommendations of the Geotechnical and Infiltration Evaluation.
Conclusion:
The proposed Project includes a Specific Plan to memorialize the proposed development standards, the implementation of the Specific Plan requires a Land Use District of the parcels from RS-20M to PD through an amendment to the General Plan. The required findings for approval are attached should the City Council ultimately approve of the Specific Plan and associated minor General Plan Amendment. The proposed Tentative Tract Map has been designed to be consistent with the Starling Heights Specific Plan requirements and would meet the standards for access, lot size and dimension, setbacks, and site design as specified.
FISCAL IMPACT
There is no direct fiscal impact as a result of this recommendation.
Attachments:
1. Specific Plan Amendment Findings
2. General Plan Amendment Findings
3. Tentative Map Findings
4. Land Use District & Location Map
5. Meeting Minutes of June 5t', 2024
6. Conditions of Approval
7. Resolution No. 2024-34
8. Ordinance No. 449
9. Comment Letters Received
10. Environmental Initial Study (attachments provided online with PDF packet:
http://yucaipa.org//government/meeting-a eg ndas�
11. Mitigation Monitoring and Reporting Plan
12. Project Plans
13. Specific Plan
The Specific Plan, Draft MND, and Project -related environmental documents are available for the public at City Hall or via the following link: https://yucaipa.gov/environmental-review/ .
Approved by: -�-=�-
ATTACHMENT
Attachment 1
The following are draft Findings of Approval for the Specific Plan. The City Council shall review these findings and make any modifications deemed necessary. If the City Council does not recommend approval of the Specific Plan, guidance shall be provided that identifies where these Findings are not met, which will then be updated accordingly.
FINDINGS: SPECIFIC PLAN NO. 22-129
1. The Mitigated Negative Declaration (MND) prepared for this Project adequately discusses the potential impacts of the proposed Specific Plan and disclosed to decision makers and the public that all impacts can be mitigated to a less than significant impact.
2. The proposed Specific Plan is consistent with the General Plan, because it implements the City's adopted goals and policies from the 2016 General Plan policies, as well as the 6t' Cycle Housing Element as shown in the comprehensive consistency review contained in the Starling Heights Specific Plan. The highlight of the policies promotes "for a range of housing types, locations, and densities in a variety of neighborhood settings" (CDL-1.1). The SHSP provides for a greater range of housing opportunities that align with market demand and provides opportunities for nearby commercial and institutional uses to create a new employment base for the community. In addition, the Specific Plan meets several of the policies contained in CDL-10: Design Quality, which places an emphasis on well -designed projects that provide appropriate variation. The Project also helps meet the City's need for additional housing stock, as outlined in HN-2.1 Balanced Housing Stock. Providing for the full utilization of the site for development also helps to cover the infrastructure investments made by the City that has ultimately removed the impediments for development.
3. The proposed Specific Plan specifies through text and/or diagrams the distribution, location, and extent of the uses of land, including open space, within the area covered by the plan through a variety of diagrams and descriptive text.
4. The proposed Specific Plan specifies through text and/or diagrams the proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
5. The proposed Specific Plan specifies through text and/or diagrams the standards and criteria by which development will proceed and the standards for the conservation, development, and utilization of natural resources, where applicable.
6. The proposed Specific Plan specifies a program of implementation measures including regulations, programs, and improvements required to carry out the project.
7. The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan, Development Code, and any applicable plan including a General Plan Consistency analysis.
8. The Specific Plan addresses any other subjects that are necessary for implementation of the General Plan, with sections outlining the implementation and management of the Project.
ATTACHMENT 2
Attachment 2
FINDINGS: GENERAL PLAN AMENDMENT NO.22-129
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 PD Land Use District to the subject site, and would permit a development as specified by the SHSP 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 127 residential units in an area with proximity to commercial uses and institutional uses such as the nearby 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 Starling Heights Specific Plan includes the development of single family housing, consistent with the current designation of the site, and the change in the Land Use District and implementation of the Specific Plan 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 single-family development that has immediate pedestrian accessibility to a variety of uses, including proximity to an elementary school 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 provides tailored standards to the area which 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 Tentative Tract Map.
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 3
Attachment 3
FINDINGS: TENTATIVE MAP NO. 20372
1. The proposed subdivision, together with the provisions for its design and improvements, is consistent with the General Plan, provided that the Specific Plan and General Plan Amendment is approved, because the proposed use and overall density of is consistent with the standards provided in the Starling Heights Specific Plan that includes standards that would apply specifically to the site, and the Conditions of Approval address the provision of public services and improvements.
2. The site is physically suitable for the proposed type and density of development, because the Project site would be graded to create pad areas for future units, and has been designed to accommodate the proposed development, roadways, and associated infrastructure for the Proj ect.
3. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage and substantially or avoidably injure fish or wildlife or their habitat, because the environmental review for the project includes appropriate conditions or mitigation measures that demonstrate that the Project and its impacts can be mitigated to a less than significant level.
4. The design of the proposed subdivision and any related types or proposed improvements are not likely to cause serious public safety and health problems because conditions are included to assure compliance with all City health and safety standards.
5. The design of the proposed subdivision or the type of improvements will not conflict with public easements within or through the site because conditions have been included to ensure non-interference with any existing public easements.
6. The design of the subdivision provides for the extent feasible, passive or natural heating and cooling opportunities, because the project proposes residential lots that would include the installation of solar panels, as required by the with the most current building code, without interference from surrounding properties, which provide opportunities for the use of solar energy.
7. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulations of the Development Code with approval of the Starling Heights Specific Plan and General Plan Amendment, and the regulations of any public agency having jurisdiction by law should the Preliminary Development Plan be approved pursuant to the provisions listed in Article 2 of Chapter 3 of Division 3 of the Yucaipa Development Code, and all public agencies that may be affected by this development have had their concerns addressed by the Conditions of Approval.
8. The proposed subdivision is not deemed to be a land project as defined by the Yucaipa Development Code, Section 812.12030.
ATTACHMENT 4
Attachment 4
LAND USE - EXISTING: SINGLE RESIDENTIAL (RS-20M)
i
LOCATION
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7 r ?10
ATTACHMENT 5
Agenda Item No.
City of Yucaipa
PLANNING COMMISSION MINUTES
Regular Meeting of June 5, 2024
2 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 June 5, 2024, at 6:30 PM.
PRESENT: J.R. Allgower, Chair
Richard Beck, Commissioner
Stacey Chester, Commissioner
David Higginson, Commissioner
Donna Snodgrass, Commissioner
Lyle Vick, Commissioner
ABSENT: None
CITY STAFF: Benjamin Matlock, Deputy Director of Community Development/City Planner Michael Reiter, Assistant City Attorney
Katrina Kunkel, Associate Engineer
Christian Farmer, Assistant Planner
Maria Koolhoven, Planning Commission Assistant
CALL TO ORDER
The meeting was called to order at 6:36 p.m.
The Pledge of Allegiance was led by Commissioner Lyle Vick.
Michael Reiter, Assistant City Attorney informed the Commissioners that Tony Hicks resigned his seat as a Planning Commissioner before the start of the meeting.
PUBLIC COMMENT:
The following members of the public spoke:
• Hansen Wang
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The order of Business for the Public Hearing Shall Be:
A. Open Public Hearing
B. Disclosure of Ex Parte Communications
C. Staff Presentation
D. Applicant/Representative Presentation (if necessary) E. Public Comments
F. Applicant Rebuttal (if necessary)
G. Public Hearing Closed
H. Commission Discussion
1. SUBJECT: FREEWAY CORRIDOR SPECIFIC PLAN UPDATE (CASE NO. 24- 044/GPA/SPA) & PACIFIC OAKS COMMERCE CENTER (21-196/CUP/ARC/TPM): THE
EXISTING FREEWAY CORRIDOR SPECIFIC PLAN (FCSP), ADOPTED IN NOVEMBER 2008, ALLOWS FOR DEVELOPMENT OF UP TO 2,447 RESIDENTIAL UNITS ON 424.7 ACRES AND UP TO 4,585,779 SQUARE FEET OF NONRESIDENTIAL USES ON 242.7 ACRES WITHIN THE 1,242-ACRE PLAN AREA. THE PROPOSED UPDATE TO THE FCSP (CASE NO. 24-044/GPA/SPA) WOULD RESULT IN A TOTAL OF 2,472 RESIDENTIAL UNITS AND 5,093,265 SQUARE FEET OF NONRESIDENTIAL USES. AS A RESULT, THE PROPOSED PROJECT WOULD RESULT IN AN INCREASE OF 25 RESIDENTIAL UNITS, 2,786,461 SQUARE FEET OF BUSINESS PARK (BP), AND A REDUCTION OF 2,278,976
SQUARE FEET OF REGIONAL COMMERCIAL (RC) COMPARED TO THE EXISTING FCSP. THE PROPOSED PROJECT ALSO INCLUDES DEVELOPMENT OF THE PACIFIC OAKS COMMERCE CENTER (21-196/CUP/ARC/TPM), WHICH CONSISTS OF THE DEVELOPMENT OF TWO (2) BUILDINGS WITH WAREHOUSE AND OFFICE SPACES, TOTALING 2,054,000 SQUARE FEET OF BUILDING SPACE, AS WELL AS TRUCK
PARKING AND DOCKING BAYS, CONSISTENT WITH THE PROVISIONS INCLUDED IN THE FCSP UPDATE.
That the Planning Commission conduct a public hearing, and pursuant to Sections 82.0101 and 83.020305 of the Yucaipa Development Code, provide a recommendation to the City Council regarding the Freeway Corridor Specific Plan (FCSP) and the Final Supplemental Environmental Impact Report (SEIR), as well as Case No. 21-196 for the Pacific Oaks Commerce Center.
Depending on the Planning Commission's review and recommendation, several potential motions can be made and are as follows:
Recommendation in support of the FCSP Update:
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If the Planning Commission is in support of the FCSP, the following recommendation to the Council is provided:
1) Adopt Resolution No. 2024-06, approving the Freeway Corridor Specific Plan Update; certifying that the Final Subsequent Environmental Impact Report (SEIR) has been completed in compliance with the California Environmental Quality Act (CEQA); accepting the mitigation measures identified in the Final SEIR; adopting Findings of Fact; and adopting a Statement of Overriding Considerations; and
2) Approve first reading, by title only, as read by staff, of Ordinance No. 448, an Ordinance of the City Council of the City of Yucaipa, California, amending Ordinance No. 343, amending of the official land use plan and zoning ordinance of the City of Yucaipa; and 3) Approve the Conditional Use Permit (Case No. 21-196), subject to the Conditions of Approval as contained in the Agenda Report, and if acceptable, approve the Architectural Design and preliminary landscaping, for the Pacific Oaks Commerce Center Project (POCC); and 4) Adopt the Findings as contained in the Agenda Report; and 5) Approve the Mitigation Monitoring and Reporting Program; and direct Staff to file a Notice of Determination.
Recommendation against the FCSP Update:
If the Planning Commission is not in support of the FCSP, the following recommendation to the Council is provided:
1) Direct Staff to prepare a Resolution to deny the approval of the Freeway Corridor Specific Plan Update; and
2) Direct Staff to prepare Findings for denial, based on the Planning Commission's consideration of the Project with respect to Section 83.020310 of the Yucaipa Development Code; and 3) Deny Conditional Use Permit (Case No. 21-196), as it is inconsistent with the land use designations of the existing Freeway Corridor Specific Plan; and 4) Determine that the Project is exempt from CEQA pursuant to Section 15270 of the CEQA Guidelines, which states that CEQA does not apply to projects which a public agency rejects or disapproves.
Alternatives:
The Planning Commission can make any additional recommendations to modify the FCSP Update that are deemed necessary to meet the Findings specified by Section 83.020310 of the Yucaipa Development Code, or that would better meet the Goals, Policies, and/or Objectives of the General Plan.
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Draft Findings of Approval, as well as the Draft Resolution and Ordinance are provided for the Planning Commission's reference and review. Modifications can be made based on the deliberations of the item and will be presented for the City Council's final action.
DISCUSSION:
The following ex parte communications were disclosed. Commissioner Chester met with Pacific Oaks for a meeting about the project and met with the Pumpkin Patch to see how this would affect them and their operation. Commissioner Vick noted that he met with the Pumpkin Patch owners and had a meeting with Pacific Oaks. Commissioner Snodgrass met with Tyler Rameson with the Pumpkin Patch and had a meeting with Pacific Oaks and spoke with Deputy Director of Community Development / City Planner Bengamin Matlock and Commissioner Chester. Commissioner Beck had no ex parte to disclose.
Commissioner Higginson had a meeting with Pacific Oaks and met with representatives from the Pumpkin Patch. Staff noted that the meetings with Pacific Oaks consisted of materials that were presented in the agenda packet.
Deputy Director of Community Development / City Planner Benjamin Matlock presented the Agenda Report.
Commissioner Chester noted traffic concerns and asked staff if the number of big rig trucks staging throughout the city were accounted for in the traffic study. Deputy Director of Community Development / City Planner Benjamin Matlock stated that the traffic study does address the operations based on the layout of the street that will be developed. Associate Engineer Katrina Kunkel informed the Commission that the traffic study will account for peak hour traffic and that the infrastructure is designed to accommodate when there would be the most concentration of trucks.
Chair Allgower asked staff if the future residential component was included in the traffic study. Deputy Director of Community Development / City Planner Benjamin Matlock noted that the traffic study assessment included the full build out construction plan.
Commissioner Beck asked staff what tenants/businesses would be occupying the warehouses. Deputy Director of Community Development / City Planner Benjamin Matlock stated that the buildings speculative, but would let the applicant provide additional information.
Commissioner Chester asked staff if there would be any restriction that that city would impose on the Pumpkin Patch to restrict their current operations. Deputy Director of Community Development / City Planner Benjamin Matlock informed the Commission that there are no current provisions that would restrict their operations.
Commissioner Higginson noted that he understands the streamlining and focus to protect the Pumpkin Patch. He stated that the Commission does not want to diminish their operation, and that the Pumpkin Patch is a vital business to the community.
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6-5-24
Terri Allen with Pacific Industrial introduced the rest of the Pacific Industrial staff in attendance with her.
Ms. Allen noted that there is no tenant at this time for either warehouse. Terri Allen thanked staff for the presentation and proceeded with a PowerPoint presentation.
Commissioner Vick stated that the Pacific Industrial plans were a good and well thought out project.
Commissioner Higginson complimented the project and location and appreciated the time put into this project by the applicant. Commissioner Higginson noted that the mix of uses has been a part of the original FCSP and that the update is a refining to the project.
PUBLIC COMMENT
The following members of the public spoke:
• Elijah Silva
• David Martinez
• Zach Strasters
• Hansen Wang
• John Sisley
• Timothy Slade
• Robert Lugan
• Eddie Campos
• Thomas Ruiz
• Tyler Rameson
Dan Floriani with Pacific Oaks noted that he appreciated all the comments. He stated that he loves the Pumpkin Patch and doesn't want to see it go anywhere. He appreciates the Commissions commitment to protect the Pumpkin Patch. Mr. Floriani noted that he is in full support of the Pumpkin Patch and would like to help their operation.
The Public Hearing was then closed.
Commissioner Higginson stated that he appreciates the support, time and effort for the project and the presentations.
Commissioner Chester thanked staff for the presentation and expressed appreciation for all the hard work they do. She noted that the Pumpkin Patch has put the City of Yucaipa on the map and is very passionate about the Pumpkin Patch.
Commissioner Beck stated that he likes development, but has concerns about impacts coming from the warehouses.
Commissioner Vick noted that the million square foot warehouses have the lowest vacancy.
Commissioner Vick stated that he does not have a problem with the development, and he appreciates the proposal of the project.
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Commissioner Snodgrass stated that she is concerned about the future projects across the county line and how that will affect the city.
Chair Allgower noted that he does not agree with the zoning change for the Pumpkin Patch. He stated that the open space could be better utilized.
ACTION: MOTION TO CONTINUE THE ITEM TO THE NEXT SCHEDULED MEETING ON JULY 17, 2024, BY Commissioner Beck, SECOND BY Commissioner Vick, CARRIED, 5-1-0-0, FOR AGENDA ITEM NO. 1.
2. SUBJECT: STARLING HEIGHTS SPECIFIC PLAN (CASE NO. 22-129/GPA/SP/TTM 20372): THE STARLING HEIGHTS SPECIFIC PLAN PROVIDES THE DEVELOPMENT STANDARDS FOR A 14.78-ACRE SITE FOR SINGLE FAMILY RESIDENTIAL DEVELOPMENT AND INCLUDES TENTATIVE TRACT MAP (TTM) 20372 TO FORMALLY CREATE A 127-UNIT RESIDENTIAL SUBDIVISION AND ASSOCIATED
COMMUNITY FEATURES INCLUDING A RECREATION CENTER, ACTIVE PARK, DOG
PARK, ENTRY MONUMENTS, AND DETENTION BASINS BASED ON THE SPECIFIC PLAN. A MINOR GENERAL PLAN AMENDMENT IS ALSO PROPOSED TO CHANGE THE LAND USE DESIGNATION OF THE SITE SHOWN ON GENERAL PLAN FIGURE CDL-2, LAND USE MAP, FROM RS-20M (SINGLE -RESIDENTIAL, 20,000 SQUARE FOOT
MINIMUM) TO PD (PLANNED DEVELOPMENT), AND A MODIFICATION TO GENERAL PLAN FIGURE, CDL-3, LAND USE MODIFICATIONS, TO ADD THE STARLING HEIGHTS SPECIFIC PLAN LOCATED AT THE NE CORNER OF 12TH STREET AND AVENUE E; APNS: 0318-021-18, 19, -44 & -58.
That the Planning Commission conduct a public hearing, and pursuant to Sections 82.0101 and
83.020305 of the Yucaipa Development Code, provide a recommendation to the City Council regarding the Starling Heights Specific Plan (SHSP) and the Mitigated Negative Declaration (MND), as well as the associated Tract Map (TTM 20372).
Depending on the Planning Commission's review and recommendation, several potential motions can be made and are as follows:
If the Planning Commission is in support of the SHSP, the following recommendation to the Council is provided:
1. Adopt Resolution No. 2024-33, approving the Specific Plan for the proposed Starling Heights Specific Plan and the associated minor General Plan Amendment / Land Use District Change of a property from RS-20M Single Residential, 20,000 square foot minimum lot size) to the land use designation of PD (Planned Development); and
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2. Approve first reading, by the title only, as read by staff, of Ordinance No. 449, amending Ordinance No. 343, amending the Official Land Use Plan and Zoning Ordinance as adopted by the City of Yucaipa; and
Approve the Tentative Tract Map No. 20372 (Case No. 22-129/TTM 20372), 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.
If the Planning Commission is not in support of the SHSP, the following recommendation to the Council is provided:
1. Direct Staff to prepare a Resolution to deny the approval of the Starling Heights Specific Plan; and
2. Direct Staff to prepare Findings for denial, based on the Planning Commission's consideration of the Project with respect to Section 83.020310 of the Yucaipa Development Code; and Deny Tentative Tract Map 20372 (Case No. 22-129), as it is inconsistent with the land use designations of the existing Land Use District; and
4. Determine that the Project is exempt from CEQA pursuant to Section 15270 of the CEQA Guidelines, which states that CEQA does not apply to projects which a public agency rejects or disapproves.
The Planning Commission can make any additional recommendations to modify the SHSP that are deemed necessary to meet the Findings specified by Section 83.020310 of the Yucaipa Development Code, or that would better meet the Goals, Policies, and/or Objectives of the General Plan.
Draft Findings of Approval, as well as the Draft Resolution and Ordinance are provided for the Planning Commission's reference and review. Modifications can be made based on the deliberations of the item and will be presented for the City Council's final action.
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DISCUSSION:
Assistant Planner Christian Farmer presented the Agenda Report.
The applicant, William Rockwell, was in attendance via conference call. Mr. Rockwell thank the Commission and Assistant Planner Christian Farmer for his presentation. He noted that both the initial and current concern is density and he tried everything in his power to mitigate that.
Commissioner Beck asked the applicant for the average lot size. Mr. Rockwell informed the Commission that the average lot size is roughly 3,000 sq. ft.
PUBLIC COMMENT
The following members of the public spoke:
• Mike Simpson
• Jillian Simpson
• Brian Taylor
• Hansen Wang
Mr. Rockwell thanked all the public speakers for their comments and stated that they focused on affordability.
The Public Hearing was then closed.
Commissioner Higginson noted that applicant has done a good job with the variety of the aesthetics, and it is a creative use of the land.
Commissioner Chester noted ingress and egress concerns.
Commissioner Beck does not agree with the density of the project.
Commissioner Vick stated that he is tired of the higher -density projects and that these homes are not priced for starter families.
Commissioner Snodgrass expressed density concerns, noting that this project is in the wrong area, and that she also does not like the architectural design.
ACTION #1: MOTION TO APPROVE BY Commissioner Higginson, NOT CARRIED, FOR AGENDA ITEM NO.2.
ACTION #2: MOTION TO DENY THE TENTATIVE TRACT MAP AS IT IS
INCONSISTENT WITH THE CURRENT LAND USE DESIGNATION OF THE PROJECT BY Commissioner Chester, SECOND BY Commissioner Snodgrass, CARRIED, 5-1-0-09 FOR AGENDA ITEM NO.2.
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3. SUBJECT: CASE NO.24-046/GPA: CITY OF YUCAIPA GENERAL PLAN SAFETY ELEMENT UPDATE.
That the Planning Commission conduct a public hearing and provide a recommendation to the City Council to:
1. Adopt Resolution No. 2024-09, adopting the Safety Element Update to the General Plan; and
2. Determine that the update to the Safety Element is within the scope of the Environmental Impact Report (EIR) prepared pursuant to the provisions of Section 15168 of the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended, for the City's General Plan; and
3. Adopt the Findings as contained in the Agenda Report; and
4. Direct staff to file a Notice of Determination.
DISCUSSION:
Deputy Director of Community Development / City Planner presented the Agenda Report.
PUBLIC COMMENT
No public comment speaker slips were received for this item.
The Public Hearing was then closed.
ACTION: MOTION BY Commissioner Chester, SECOND BY Commissioner Snodgrass, CARRIED, 6-0-0-0, TO APPROVE AGENDA ITEM NO. 3.
ANNOUNCEMENTS: Deputy Director /City Planner Benjamin Matlock noted that the next scheduled Planning Commission Meeting will be held in the middle of July since Chair Allgower will not be available, and we do not have a Vice Chair at this time.
ADJOURNMENT:
The meeting adjourned at 10:48 PM.
Pt'niamin Matlock ��Allgower
Deputy Director/City Planner Chair of the -Manning Commission Planning Commission Minutes Page 9
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ATTACHMENT 6
Starling Heights Specific Plan Page 1
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
PROJECT CONDITIONS OF APPROVAL
ON -GOING CONDITIONS/GENERAL REQUIREMENTS:
PLANNING DIVISION (909) 797-2489 EXT. 224
The project consists of a General Plan Amendment (GPA) to change the Land Use Modification Overlay Districts of the General Plan to include the Starling Heights Specific Plan, and to change the General Plan Land Use Designation from RS-20M (Single Residential, 20,000 square foot minimum) to PD (Planned Development) and adding the Specific Plan to the General Plan Land Use Modification Overlay. The Starling Heights Specific Plan (SHSP) is for the establishment of the development standards that would be applicable to the site and would permit the development of 127 lots, as well as the ancillary development of private backyards, community open space, an active community park and game park, two (2) detention basins for stormwater runoff, paved private roads, and on -street guest parking. Any alteration or expansion of these facilities, or increase in the developed area of the site from that shown on the approved site plan, may require the submission of a new application or an additional application for Revisions for review and approval.
2. This Tentative Tract Map (TTM) No. 20372 is a one (1) lot subdivision for condominium purposes, to subdivide the 14.78-acre site, currently consisting of four (4) parcels, into 127 single family residential units.
3. This Specific Plan and Tentative Tract Map 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. Up to two extensions of time pursuant to the provisions of Section 83.040220(e) of the Yucaipa Development Code 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. Water service shall be by the Western Heights Water Company. The Western Heights Water Company letter provided as part of the Project application materials is included as a Condition of Approval.
5. Sewage disposal shall be by the Yucaipa Valley Water District. The Yucaipa Valley Water District letter provided as part of the Project application materials is included as a Condition of Approval.
6. Mail delivery shall be by neighborhood boxes or other delivery as approved by the U.S. Postal Service.
Starling Heights Specific Plan Page 2
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
7. All future development of this site shall be in accordance with the provisions of the Starling Heights Specific Plan development standards and requirements.
8. 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.
9. The applicant/owner shall pay a fee of $2,916.75, 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 or Cashier's Check for $2,956.75 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.
10. All conditions of this Tentative Map 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.
11. All conditions of this Conditional Use Permit are continuing conditions and shall be applicable to each construction phase. 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.
12. All future development of this site shall be in accordance with the provisions of Division 9, Chapter 5, of the Development Code regarding Oak Tree Conservation development standards and requirements.
13. The applicant/owner shall maintain in good condition at all times all permanent plantings as identified on the approved landscape plan.
14. 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.
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
15. 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.
16. Projects rehabilitating an existing landscape area of 2,500 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.
17. 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.
18. The applicant/property owner shall be required to apply an anti -graffiti coating, and/or provide a landscape design of a type and nature that is acceptable to the City Planner, to each of the publicly viewable surfaces deemed by the City Planner to be likely to attract graffiti.
19. 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.
20. Developers of residential development projects greater than a single dwelling unit shall attempt to ensure that at least 25% of the total cost of the project will be spent with Yucaipa businesses and/or the hiring of Yucaipa residents.
21. All proposed road names shall be reviewed and approved by the City Planner.
22. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.
FIRE DEPARTMENT (909) 797-2489 EXT. 246
23. This project is protected by the Yucaipa Fire Department / CalFire. 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 California Fire Code and all applicable statutes, codes, ordinances, standards, and policies of the Yucaipa Fire Department / CalFire.
24. This project is in a Fire Safety Review Area 2. This is a high fire hazard area.
This project shall comply with the construction and development standards for a FR-2 Area. Consult the City of Yucaipa Development Code Section 85.0202201 — 85.02022230 and CBC Chapter 7A.
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
25. Fire Department access roads and/or public/private streets shall meet the Fire Department minimum clear width standard of twenty-four (24) 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.
26. 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.
27. 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).
28. Cul-de-sac shall not exceed six hundred (600) feet in total length, unless otherwise approved by the Fire Marshall.
29. Required fire flow for this project, as determined by Appendix "B" of the California Fire Code. A reduction in the required fire flow rate may be allowed per the exceptions specified in the California Fire Code. 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.
30. Approved fire hydrants capable of supplying required fire flow shall be provided to all premises upon which facilities, buildings or portions of buildings are constructed or moved within the jurisdiction. When any portion of the facility or building protected is in excess of 400 feet from a fire hydrant on a public street, as measured by an approved route around the exterior of the facility or building, additional fire hydrants, meeting the required fire flow, shall be provided.
31. Fire hydrants shall be installed at locations to be determined by the California Fire Code (2022) Appendix "C". Required fire flow to be determined by the California Fire Code (2022) Appendix "B". Minimum fire flow shall not be less than 1500 gpm.
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32. Submit WQMP Plan for Approval.
33. The natural drainage courses traversing the site shall not be occupied or obstructed.
34. 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.
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35. Adequate provisions shall be made to intercept and conduct the tributary drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties at the time the site is developed.
36. 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.
37. 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.
38. A thirty-five (35) foot radius of return grant of easement is required for rounding the corner of intersecting roads when the half -width right-of-way of any intersecting road is forty (40) feet or greater. A twenty (20) foot radius of return grant of easement is required for rounding the corners of intersecting roads if the half -width right-of-way of all intersecting roads is less than forty (40) feet.
39. Continuous water spraying or other approved methods must be used during grading operations to control fugitive dust.
40. Applicant shall integrate any recommended roadway improvement measures from the Traffic Impact Analysis into the required street improvement plans.
THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO
RECORDATON OF THE FINAL MAP:
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41. 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.
42. Applicant -developer shall provide the Fire Department with a letter from the water provider serving the project -development verifying that financial arrangements have been made and bonds posted for the required Fire Department approved water improvements.
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43. A preliminary soils report shall be filed with and approved by the City Engineer.
44. A geology report, prepared by a Licensed Engineering Geologist, shall be submitted to and approved by the City Engineer.
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45. Adequate provisions shall be made to intercept and conduct the off -site tributary drainage flow around or through the site in a manner which will not adversely affect adjacent or downstream properties.
46. Detention basins shall be designed and constructed in accordance with the criteria set forth in the City Detention Basin Policy and the approved WQMP. All work shall be reviewed and approved by the City Engineer.
47. Detention basins for the purposes of water quality filtration shall be designed and constructed in accordance with the criteria set forth in the project WQMP, landscape plans and City Detention Basin Policy. All work shall be reviewed and approved by the City Engineer.
48. Should the use of detention basins be determined not appropriate in this case, the applicant shall design an alternate method, approved by the City Engineer.
49. 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.
50. 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.
51. A Registered Civil Engineer shall investigate and design adequate drainage facilities to intercept and conduct the drainage flows around or through the site in a manner which will not adversely affect adjacent or downstream properties.
52. A thorough evaluation of the structural road section, to include parkway improvements, from a qualified materials engineer, shall be submitted to the Engineering Division.
53. 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 prior to recordation of the map. Upon completion of the grading and paving to the satisfaction of the Engineering Division, the cash deposit will be refunded.
54. Trees, irrigation system, and landscaping required to be installed on public right- of-way within this project area shall be maintained by other than the City, with the exception of Landscape & Lighting Maintenance District areas, and shall be as specified in City standards for tree planting. Maintenance procedures acceptable to the Engineering Division shall be instituted.
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55. Road improvement plans for 12t" Street and Avenue E shall be prepared by a Registered Civil Engineer and submitted to the City Engineer for review and approval.
56. All required public road and drainage improvements shall be bonded in accordance with the Development Code and City Bonding Policy unless constructed and approved prior to recordation.
57. In the event applicant fails to acquire the required off -site property interests, the developer shall at least 120 days prior to submittal of the final map, enter into an agreement to complete the improvements pursuant to Government Code Section 66462 at such time as the City acquires the property interests required for improvements. Such agreement shall provide for payment by the applicant of all costs incurred by the City to acquire off -site property interests required in connection with the subdivision. Security for a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the applicant, at the applicant's cost. The appraiser shall have been approved by the City prior to commencement of the appraisal.
58. The applicant shall submit road improvement plans to the Engineering Division and bond for those improvements with the City.
59. Curbs, gutters, sidewalks, and twenty-two (22) feet of paving shall be installed on 12t" Street and thirty-two (32) feet on Avenue E. Plans for all improvements must be approved by the Engineering Division, prior to installation of said improvements. A cash deposit or surety bond may be placed to fulfill this requirement.
60. The applicant shall provide proof of legal and physical access to the proposed subdivision. As proof of access, the applicant shall submit one of the following:
(a) existing dedication; (b) copy of the court decree establishing prescriptive rights that is acceptable to the City Engineer; (c) dedications by separate instrument from all property owners intervening between the proposed land division and the City Maintained Road System.
61. Right-of-way and improvements (including off -site) to transition traffic and drainage flows from proposed to existing shall be required as necessary.
62. Slope stability tests are required for road cuts or road fills in excess of a 2:1 slope
63. A Registered Civil Engineer or Licensed Land Surveyor shall be retained to design the proposed road alignment to the approval of the City Engineer. A contour map at sufficient intervals to determine existing topography (not to exceed five feet) prepared by a Registered Civil Engineer or a Licensed Land Surveyor shall be submitted to and approved by the City Engineer delineating the alignment and grade of the proposed access roads designed to City standards.
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64. Applicant shall present evidence to the City Engineer that he has obtained a non- interference letter from any utility company that may have rights of easement within the property boundaries.
65. Easements of record not shown on the tract/parcel map shall be relinquished or relocated. Lots affected by proposed easements or easements of record, which cannot be relinquished or relocated, shall be redesigned.
66. Any off -site grading easements shall be obtained and these areas shall be contour graded.
67. Applicant shall provide for street lighting within the tract as per adopted City standards and per Improvement Level requirements.
68. This project shall be required to create a Homeowners Association (HOA) for new development for the provision of maintenance services to public or common areas that may be a part of the development, and the applicant hereby agrees to waive the right to protest the formation of said HOA.
69. Project shall annex into the Public Safety Community Facilities District.
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70. Applicant shall procure a verification letter from the sewering agency. This letter shall state the availability or denial of sewer connection and service by the agency to the proposed project.
71. Applicant shall procure a verification letter for water service from the entity whose geographical jurisdiction contains the proposed project. Certification that arrangements have been made to provide water service shall be submitted for sign -off.
72. A Composite Development Plan, complying with Development Code Section
83.040505, shall be filed by the applicant with the Planning Division for review and approval.
73. The Composite Development Plan shall include the following notes:
A. All parcels may be located within 1,320 feet of existing accessory animal raising uses which existed prior to the creation of this subdivision. Such uses will be protected from nuisance complaints pursuant to the City Development Code, Section 84.0560, entitled "Accessory Animal Raising".
B. Prior to occupancy, a minimum number of one (1) inch caliper/15 gallon, multi -branched trees and an appropriate groundcover shall be planted in the parkway within street right-of-way as follows:
Small trees: 25 feet on center
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Large trees: 30 feet on center
These trees are to be of a type and are to be placed in such a manner as indicated in note above.
C. Street trees in the parkway between sidewalk and curb shall be provided with a linear root barrier.
D. Specify three approved street tree types (actual variety is to be approved by the Planning Division) and detail the planting specifications as outlined in the City's Standards and Specifications for Tree Planting.
E. Prior to issuance of occupancy permits, slope planting shall be required for the surface of all cut slopes more than five (5) feet in height and fill slopes more than three (3) feet in height. Said slopes shall be protected against damage by erosion by planting with grass or ground cover plants.
Slopes exceeding eight (8) feet vertical height shall also be planted with shrubs, spaced at not to exceed ten (10) feet on centers; and trees, spaced at not to exceed thirty (30) feet on centers. The plants selected and planting methods used shall be suitable for the soil and climatic conditions of the site.
Trees 50% 15 gal.; 50% 5 gal.
Shrubs 50% 5 gal.; 50% 1 gal,
Groundcover 100% coverage.
F. Prior to issuance of occupancy permits, slopes and parkways required to be planted shall be provided with an approved automatic system of irrigation, designed to cover all portions of the slope and parkway. A functional test of the system may be required. All irrigation systems, where required, shall be designed on an individual lot basis unless commonly maintained in an approved manner.
G. No grading or structures of any type shall be permitted in the open space easements, including walls or fencing. Fuel modification improvements, natural vegetation and/or re -vegetation in compliance with resource agency permits and regulations, drainage facilities, and trail improvements are permitted in the natural open space areas.
H. A six (6) foot decorative masonry wall shall be provided at the top of slope (if applicable) along the side and rear of lots adjacent to public roads and other walls as shown on the approved Tentative Map. All decorative walls shall be designed and constructed to incorporate design features such as tree planter wells, variable setback, split block face, columns, or other such features to provide visual and physical relief along the wall face.
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Decorative block walls may incorporate see -through features to take advantage of views, such as wrought iron or tubular steel sections between decorative block pillars, but must include a minimum two (2) foot masonry base. Walls along street frontage shall be provided with a seal coat of graffiti resistant paint and/or dense landscaping in front of the wall.
No fence, wall, or retaining wall shall exceed six (6) feet in height (four (4) feet in front yard setback areas) unless a Variance is approved by the City.
74. This project shall annex into a Mello -Roos Community Facilities District if it is required by the City, and the applicant hereby agrees to waive the right to protest the formation of said district.
75. Proof of fee payment of Fish and Game fees pursuant to California State Assembly Bill 3158 shall be submitted.
76. The applicant/owner shall process a Condition Compliance Review through the City for verification of conditions prior to final map recordation.
77. The Covenants, Conditions & Restrictions (CC&Rs), which covenant shall run with the land, in a form satisfactory to the City Planner, shall require that the owners of the lots shall immediately remove any graffiti placed on publicly viewable trees, rocks or structures thereon to the City's satisfaction. The CC&Rs shall also prohibit the future subdivision of the site.
78. Two copies of the CC&R's shall be submitted to the Planning Division and City Attorney's office for review and approval to ensure consistency with City policies and standards.
79. A Homeowners Association shall be established for the on -going maintenance and management of the common open space, recreation facilities, private streets and drainage facilities, and landscaped areas. The front and street side yard and parkway landscaping for each dwelling unit and all exterior fences, shall be maintained by the Homeowners Association and incorporated into a Landscape Maintenance Easement. The Homeowners Association's By -Laws and CC&R's shall include this requirement for common maintenance of front yard landscaping and exterior fences, they shall prohibit individual garages from being used for the storage of personal belongings to the extent that they shall prohibit the storage of recreational vehicles (boats, trailers, etc.) in the off-street parking spaces. Said By -Laws and CC&R's also shall state that they cannot be amended without the express written consent of the City Planning Commission.
80. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.
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BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
81. Three (3) copies of a Landscaping and Irrigation Plan shall be submitted for Building and Safety Division review and approval for all proposed lots (including areas to be maintained by a Landscape Maintenance District, which shall have separate landscape plans). Said Landscape and Irrigation Plan shall include all of the requirements specified in the current City of Yucaipa Landscape Design and Installation Guidelines, and shall also include the following:
A. The required slope planting. Slope planting shall be required for the surface of all cut slopes more than five (5) feet in height and fill slopes more than three (3) feet in height. Said slopes shall be protected against damage from erosion by planting with grass or ground cover plants.
Slopes exceeding eight (8) feet in vertical height shall also be planted with shrubs, spaced at not to exceed ten (10) feet on centers; and trees, spaced at not to exceed thirty (30) feet on centers, per City Landscape Design and Installation Guidelines.
Trees 50% 15 gal.; 50% 5 gal.
Shrubs 50% 5 gal.; 50% 1 gal.
Groundcover 100% coverage
B. Parkway planting with trees and appropriate groundcover. Trees in the parkway between sidewalk and curb shall be provided with root barriers.
Tree spacing/location:
Small trees: 25 feet on center
Large trees: 30 feet on center
C. A six (6) foot decorative masonry wall shall be provided at the top of slope (if applicable) along the side and rear of lots adjacent to public roads and as shown on the approved Tentative Map. All decorative walls shall be designed and constructed to incorporate design features such as tree planter wells, variable setback, split block face, columns, or other such features to provide visual and physical relief along the wall face.
Decorative block walls may incorporate see -through features to take advantage of views, such as wrought iron or tubular steel sections between decorative block pillars, but must include a minimum two (2) foot masonry base. Walls along street frontage shall be provided with a seal coat of graffiti resistant paint and/or dense landscaping in front of the wall.
No fence, wall, or retaining wall shall exceed six (6) feet in height (four (4) feet in front yard setback areas) unless a Variance is approved by the City.
D. Neighborhood entry monuments, including elevations.
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E. All required and proposed multi -use trails, including specifications for construction.
F. For landscape installations, 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.
G. 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.
H. Compost and mulch made by the City's franchised hauler 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.
82. All irrigation systems, where required, shall be designed on an individual lot basis unless commonly maintained in an approved manner.
83. All landscaping and irrigation systems shown on the approved landscape and irrigation plans, all required walls, trails, and/or other improvements shall be completed or suitable bonds shall be posted for their completion. Separate bonds are required for individual lots and Landscape Maintenance District Areas.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A GRADING PERMIT:
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
84. 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.
85. 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.
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86. Site development shall be designed to comply with California Accessibility Codes. 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 and11B. 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.
87. Structures on the site shall be accessible per California Building Code (CBC) 11A and 11 B.
88. Three copies of a Landscape Documentation Package shall be submitted for Building and Safety Division review and approval. Said Landscape Documentation Package shall be consistent with the requirements of Chapter 4, of Division 10, of the Development Code and include all of the following elements:
A. Project Information
(1) Date
(2) Project Applicant
(3) Project Address (if available, parcel and/or lot number(s)) (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
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(8) Project Contacts (to include contact information for the project applicant and property owner)
(9) Applicant Signature and Date (with statement, "I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape Documentation Package"). (B) Water Efficient Landscape Worksheet
(1) Hydrozone Information Table
(2) Water Budget Calculations
(1) Maximum Applied Water Allowance (MAWA)
(II) Estimated Total Water Use (ETWU)
(C) Soil Management Report
(D) Landscape Design Plan
(E) Irrigation Design Plan
(F) Grading Design Plan
(G) Certification of Substantial Completion (to be submitted after installation of the project).
A copy of the approved Landscape Documentation Package shall be provided to the property owner or site manager along with the record drawings and any other information normally forwarded to the property owner or site manager. A copy of the Water Conservation Concept Statement and the Certificate of Substantial Completion shall be sent by the project manager to the local retail water purveyor.
89. Three (3) copies of a landscape and irrigation plan prepared by a Registered Landscape Architect for the planting (drought tolerant landscaping shall be utilized to minimize water consumption) and permanent irrigation system for the development, including setback areas and parkways, shall be submitted to the Building & Safety Division for review and approval. Said plans must be consistent with the City of Yucaipa Landscape Design and Installation Guidelines and include the following details:
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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:
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);
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:
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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
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 rights -of -way.
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.
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91. Per Yucaipa Valley Water District regulations, no waste line cleanouts or back water valves shall be installed inside a garage.
92. Separate submittals and permits are required for all structures, accessory structures such as but not limited to, trash enclosures, patios, trellises, gazebos block walls, signage, and storage buildings.
93. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer.
94. The perimeter of the jobsite shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place. All construction entrances/exits shall be approved in advance by city personnel.
95. Prior to Building and Safety approving building final and the issuance of a Certificate of Occupancy all conditions shall be satisfied and final approval signatures from all required city departments, and/or other governing bodies having jurisdiction, shall be present on the Approved Permit Inspection Record or Job Card."
96. New projects with a landscape area of 500 square feet or more, or projects rehabilitating an existing landscape area of 2,500 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.
97. 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
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grading plan. Any such damage allowed to occur will be the responsibility of the applicant.
F. Provide letters of consent from adjacent property owners for proposed offsite grading.
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98. 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.
99. 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, including but not limited to approval of a Preliminary WQMP.
100. 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.
101. The applicant's plans indicate approximately 49% 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.
102. 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.
103. A thorough evaluation of the structural road section, to include parkway improvements, from a qualified materials engineer, shall be submitted to the Engineering Division.
104. 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
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grading and paving to the satisfaction of the Engineering Division, the cash deposit will be refunded.
105. 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. 106. A topographic map shall be provided to facilitate the design and review of necessary drainage facilities at the time the site is developed. 107. The proposed development indicates a vacation of public right-of-way. Applicant shall coordinate with City Engineering staff to for vacation process if agreed upon.
108. Future building pads shall be elevated adequately, a minimum of one foot above established Base Flood Elevation to reduce damage from flooding. 109. Avenue E and 12t" Street shall be designed as water -carrying streets and their water carrying capacity shall be maintained.
PLANNING DIVISION (909) 797-2489 EXT. 224
110. 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.
111. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.
PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING
CONDITIONS SHALL BE MET:
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
112. 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.
113. The site shall be developed in compliance with all current model codes. All plans shall be designed in compliance with the latest editions of the California Building Codes as adopted by the City of Yucaipa.
114. The structures shall comply with all structural and non-structural provisions of the California Building Code.
Starling Heights Specific Plan Page 20
Case No. 22-129/SP/ARC/TTM 20372
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115. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer. 116. The perimeter of the jobsite shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place. All construction entrances/exits shall be approved in advance by city personnel.
117. Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings. 118. For all required walls, the applicant shall submit plans to and obtain building permits from the Building and Safety Division.
119. 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. 120. 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.
PLANNING DIVISION (909) 797-2489 EXT. 224
121. 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.
122. 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.
123. Provide plans for conceptual landscaping, fencing, and detailed building elevations including materials, finishes and colors for all houses for Planning Commission review and approval prior to issuance of building permits. 124. Project shall comply with the standards of the Starling Heights Specific Plan and any other applicable standards identified by the City -Wide Design Guidelines as adopted by the Development Code.
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
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125. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.
FIRE DEPARTMENT (909) 797-2489 EXT. 246
126. 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. 127. An additional fuel modification zone of 100 feet shall be provided on all side(s) of the proposed structure(s). Fuels in this zone are to be thinned and/or removed or otherwise modified to provide a reasonable level of fire defense protection to the proposed structure(s).
128. 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.
129. A water storage and delivery system for temporary use during construction and meeting Fire Department fire flow requirements shall be installed prior to framing, construction, or delivery of combustible materials to project site. 130. An alternative type of construction providing a higher level of fire resistance may be required. Consult the City of Yucaipa Development Code Section 85.0202201 — 85.02022230 and CBC Chapter 7A.
ENGINEERING DIVISION (909) 797-2489 EXT. 254
131. Submit engineered road improvement plans to the City Engineer. 132. 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.
SUBJECT PROPERTY SHALL NOT BE OCCUPIED AND/OR USED FOR
PURPOSES APPLIED FOR UNTIL THE FOLLOWING CONDITIONS
HAVE BEEN MET:
FIRE DEPARTMENT (909) 797-2489 EXT. 246
133. Residential driveways shall be paved (asphalt/concrete) and shall have a minimum width of twelve (12) feet. Driveways of this standard shall serve no more than two single family dwellings and shall not exceed 12% in grade.
Starling Heights Specific Plan
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DRAFT Conditions of Approval; 7-12-24
134. 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 48 feet.
135. Driveways exceeding 150 feet shall have a Fire Department approved turn- around at the terminus (hammer -head tee).
136. 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.
137. 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.
138. The public and/or private roadways serving this project shall be named. 139. Street name signs shall be installed with approved names 140. 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 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 .
141. Address numbers shall be placed on all new and existing residential structures in such a manner as to be plainly visible and legible from the access roadway or street. Single-family dwellings shall have numbers of 4" height, 1/2" stroke on contrasting background. Address numbers shall be low voltage, automatically electrically illuminated. Where structure setback exceeds one hundred (100) feet from the access roadway or street, additional non -illuminated numbers 4" in height, 1/2" stroke, on contrasting background shall be displayed at property access entrance.
142. 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,
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
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. 143. 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.
144. "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".
145. 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.
146. Approved fire hydrant pavement markers shall be installed. 147. Residential automatic fire sprinklers shall be installed according to NFPA 13D, or Section R313 of the California Residential Code, and Fire Department requirements. Submit three (3) sets of shop plans with material cut sheets and hydraulic calculations for Fire Department review and approval prior to an installation. Submit copy of California C-16 license. Minimum water meter supplying a 13D system shall be 1" steel pipe, or %" if other than steel pipe.
Minimum pipe size for interior use shall be 1" steel pipe, or 3/4" if other than steel pipe (actual pipe size to be hydraulically calculated). Residential sprinkler heads of proper temperature rating shall be installed in attic and built-up storage spaces where mechanical equipment (fau, water heater, etc.) is installed. 148. 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. 149. 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.
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
150. Automatic fire sprinkler control devices (P.I.V. & O.S.&Y.) shall be visible from Fire Department access roadway, and identify system being controlled and address of structure. Fire Department Connection (FDC) shall be located no closer than fifty (50) feet and not to exceed one hundred fifty (150) feet from structure. Required fire hydrant shall have a maximum distance from FDC of thirty (30) feet. FDC shall identify address and system of structure being protected.
151. 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.
152. 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. 153. 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 in a manner consistent with manufacturers instruction. Smoke detectors shall be installed at the top of all stairways. At least one smoke detector shall be installed on the first floor level.
154. Carbon Monoxide detectors shall be installed pursuant to manufacturer specifications.
155. For each chimney used in conjunction with any fireplace or heating appliance in which solid or liquid fuel is used, an approved spark arrester shall be installed and visible from the ground. Spark arrester shall be of stainless steel, copper or brass, woven galvanized wire mesh, twelve (12) gauge, and minimum of 3/8" to '/2" maximum openings.
156. A class "A" roof covering structure with "bird stops" shall be installed. 157. High Fire Hazard Areas FR-1 & FR-2: one -hour fire resistive construction is required for exterior walls. Consult the City of Yucaipa Development Code Section 85.0202201 — 85.02022230 and CBC Chapter 7A.
158. The main electrical panel and all sub -panels shall be labeled on inside cover for all circuits.
159. 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. 160. A solid core, self -closing door shall be installed between an attached garage and living space.
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
161. 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.
162. Commercial exit requirements:
A. Required exit doors shall be maintained in an operable condition at all times.
B. Required exit doors shall swing outward and away in the direction of exit travel.
C. Obstructions shall not be placed in the required width of an exit. Exits shall not be blocked or locked shut or obstructed in any manner during business hours.
D. Exit paths shall be illuminated when structure is occupied.
E. Exit path illumination shall be supplied from two (2) sources of power when occupant load is one hundred (100) persons or more.
F. When exit way/exit pathway and/or exit doorway is not easily identified, additional exit signs shall be installed.
G. Exit signs shall be internally or externally illuminated by two lamps or shall be of the self -luminous type.
163. Submit to Fire Marshal's office building and/or structure plans for Fire Department Review.
ENGINEERING DIVISION (909) 797-2489 EXT. 254
164. Construct curb and gutter (with match -up paving) thirty-two (32) feet from centerline along Avenue E and twenty-two (22) feet along 12t" Street. 165. Construct sidewalk adjacent to site with landscaped parkway. 166. Construct driveway approach/entrance. Commercial driveways require radius type approaches.
167. Any further development of this parcel will require construction of full road improvements.
168. 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.
169. The Applicant shall submit the signed original Water Quality Management Plan (WQMP) Certification form to verify consistency of the BPMs shown on the as-
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
built grading plans and landscape plans. In case of inconsistency, the Applicant shall revise the WQMP to match the as -built plans.
PLANNING DIVISION (909) 797-2489 EXT. 224
170. Parking and on -site circulation requirements shall be provided for as identified on the approved site plan.
171. 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. 172. All access drives shall be a minimum of 24 feet wide to facilitate two-way traffic. 173. All parking stalls shall be clearly striped and permanently maintained with double or hairpin lines on the surface of the facility, with the two lines being located an equal nine (9) inches on either side of the stall sidelines; arrows shall be painted on the paving to indicate direction of traffic flow.
174. Any lights used to illuminate the site shall be hooded and designed so as to reflect away from adjoining properties and public thoroughfares. 175. 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.
176. The amenities approved for each unit per Development Code Section 88.0210 (f) shall be installed.
177. The applicable planting, irrigation, walls, monuments, and other improvements shown on the approved landscaping and irrigation plan shall be installed. 178. Developers shall ensure that they recycle and/or salvage for reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. 179. The applicable planting, irrigation, walls, monuments, and other improvements shown on the approved landscaping and irrigation plan shall be installed. 180. 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
Starling Heights Specific Plan
Case No. 22-129/SP/ARC/TTM 20372
DRAFT Conditions of Approval; 7-12-24
businesses/individuals that have been solicited for bids and/or received contracts for materials or services.
181. Residential projects shall comply with all objective design requirements as listed in the City's Development Code and Citywide Design Guidelines. 182. The project shall implement the mitigation measures listed in the adopted Mitigation Monitoring and Reporting Program.
ATTACHMENT 7
RESOLUTION NO.2024-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUCAIPA
ADOPTING STARLING HEIGHTS SPECIFIC PLAN AND THE
ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA), CERTIFYING THE
MITIGATED NEGATIVE DECLARATION FOR CASE NO. 22-129/SP,
ADOPTING A MITIGATION MONITORING AND REPORTING
PROGRAM FOR THE STARLING HEIGHTS SPECIFIC PLAN
PROJECT, AMENDING SPECIFIC PLAN FIGURE CDL-3 TO REFLECT
THE NEW SPECIFIC PLAN AND AMENDING GENERAL PLAN
FIGURE CDL-2, LAND USE DISTRICTS TO REFLECT THE UPDATED
LAND USE PLAN
WHEREAS, the City Council of the City of Yucaipa (the "City Council") has before it a request for approval of a Specific Plan and 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 Starling Heights Specific Plan and associated 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 Starling Heights Specific Plan and associated 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 City Council has before it a request for approval of the Starling Heights Specific Plan 22-129 (the "Project"); and
WHEREAS, the Project has been environmentally reviewed pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.) ("CEQA"), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City's Local CEQA Guidelines; and WHEREAS, the Specific Plan 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; and
WHEREAS, the City circulated the MND and the Appendices for the Project to the public and other interested parties for a 20-day comment period, in accordance with Guidelines Section 15105, from April 12, 2024, through May 2, 2024; and
WHEREAS, there were no responses to the MND during the 20-day comment period; and
WHEREAS, on May 24, 2024, a notice of a Planning Commission public hearing on the Specific Plan and its environmental review was published in the Yucaipa News Mirror and mailed to all property owners within and 300 feet around the plan area; and WHEREAS, after notice issued pursuant to the requirements of the Yucaipa Municipal Code, the Planning Commission conducted a public hearing on June 5, 2024, at which time all interested parties were given an opportunity to be heard and present evidence regarding the General Plan Update, as set forth in the Planning Commission Agenda Report of that date; and WHEREAS, following consideration of the entire record before it at the public hearing and upon due consideration of the proposed General Plan Update, the Planning Commission recommended that the City Council adopt environmental findings pursuant to the California Environmental Quality Act ("CEQA") (Public Resources Code § 21000 et seq.), certify the MND and Mitigation Monitoring and Reporting Program; and WHEREAS, at the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission and the testimony provided during the hearing, the Planning Commission recommended that the City Council approve of the Specific Plan according to the Findings required pursuant to Section 83.020310 of the Yucaipa Development Code; and
WHEREAS, on June 14, 2024, a notice of a City Council public hearing on the Specific Plan and its environmental review was published in the Yucaipa News Mirror and mailed to all property owners within and 300 feet around the plan area; and WHEREAS, after notice issued pursuant to the requirements of the Yucaipa Municipal Code, the City Council held a duly noticed public hearing on June 24, 2024, at which time all interested parties were given an opportunity to be heard and present evidence; and WHEREAS, the update is included as part of the City's General Plan Amendment for the second quarter of 2024; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA HEREBY RESOLVES AS FOLLOWS:
Section 1. The City Council has reviewed and considered the information for Starling Heights Specific Plan.
Section 2. The City Council finds that the above recitals are true.
Section 3. The City Council approves and adopts the Starling Heights Specific Plan, and that it meets Findings required pursuant to Section 83.020310 of the Yucaipa Development Code.
-2-
Section 4. The City Council certifies the Mitigated Negative Declaration and adopts the Mitigation Monitoring and Reporting Program attached hereto as Exhibit A and incorporated herein by reference. The mitigation measures set forth in the MND and the Mitigation Monitoring and Reporting Program are hereby incorporated into the Project and will be made conditions of the Project.
Section 5. The City Council approves the modification to General Plan Figure CDL-3, Land Use Modifications, to include the Starling Heights Specific Plan.
Section 6. The City Council approves the modification to General Plan Figure CDL-2, Land Use Plan, to include the Starling Heights Specific Plan boundary as Planned Development (PD).
Section 7. The City Clerk shall file a "Notice of Determination" within five (5) days of this action.
Section 8. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.
PASSED, APPROVED, and ADOPTED the 12th day of August, 2024.
ATTEST:
Ana V. Sauseda, MMC
Director of General Services/City Clerk
Justin Beaver, Mayor
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EXHIBIT A
Mitigation Monitoring and Reporting Program
Starling Heights MMV RP (Under Separate Cover)
-1-
ATTACHMENT 8
ORDINANCE NO.449
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, AMENDING ORDINANCE NO. 343, AMENDING THE
OFFICIAL LAND USE PLAN AND ZONING ORDINANCE OF THE CITY
OF YUCAIPA
THE CITY COUNCIL OF THE CITY OF YUCAIPA DOES 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 modification contained on the "Official Land Use Modifications Map" on file with the City, and bearing the file number Case No. 22-129/GPA/SPA, creates an overlay encompassing APNs 0318-021-18, -19, -44, and -58 titled "Starling Heights Specific Plan", modifying Figure CDL-3, Land Use Modifications.
Section 3. 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. 22-129/GPA/SPA, changes the Land Use District designation of the area encompassed by the boundaries of the Starling Heights Specific Plan, as reflected in Figure CDL-3, Land Use Modifications to the City's Planned Development (PD) district, replacing the Single Residential (RS-20M) Land Use District.
Section 4. 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. 449 creates the Specific Plan Boundaries for the Starling Heights Specific Plan within the City's Land Use Modification Plan (CDL-3) within the changes the Land Use Designation reflected for the Starling Heights Specific Plan within the City's General Plan Figure CDL-2 to Planned Development (PD) as part of Case No 22-129/GPA/SPA." PASSED, APPROVED and ADOPTED on this day of , 2024.
ATTEST:
Justin Beaver, Mayor
APPROVED AS TO FORM:
Ana V. Sauseda, MMC Steven Graham, City Attorney
Director of General Services/City Clerk
ATTACHMENT 9
Christian Farmer
From: Benjamin Matlock
Sent: Monday, May 13, 2024 7:58 AM
To: Christian Farmer
Subject: FW: Starling Heights Yucaipa Village
For the file; thank you.
Benjamin Matlock
Deputy Director of Community Development / City Planner City of Yucaipa
City Hall • 34272 Yucaipa Blvd • Yucaipa, CA 92399
Office: )ti9-79-7 -1S9 Ext. 26
t t!cai!m.ac?v
From: MICHAEL SIMPSON
Sent: Sunday, May 12, 2024 11:48 AM
To: Benjamin Matlock
Subject: Starling Heights Yucaipa Village
Hello.
I am writing to oppose the rezoning and development of the field next to Dunlop Elementary. I live directly behind this field and have a clear view of it from my backyard. I have just redone my back lawn and spent lots of time and money making my yard nice. If you begin construction on this field, it will drive all the gophers out of the field and into my yard.
Also, this development will put 200+ cars next to an elementary school, putting children at risk on an already very busy street, Ave E.
The developer plans to put 127 homes on 5 acres. This hardly fits with the theme and aesthetic of the "Dunlap Acres" section of Yucaipa. This is a terrible option for our city and Neiborhood and I strongly hope you will listen to your constituents and not proceed with this development.
City council members that agree to this proposal will not have my vote in the future and I wilt encourage as many as possible to vote in a similar manner.
Thank you for your time and consideration.
Christian Farmer
From:
MICHAEL SIMPSON
Sent:
Sunday, April 21, 2024 4:31 PM
To:
Christian Farmer
Subject:
Ave E and 12th Rezoning
Hello.
I am writing to oppose the rezoning of the field next to Dunlop Elementary. I live directly behind this field and have a clear view of it from my backyard. I have just redone my back lawn and spent lots of time and money making my yard nice. If you begin construction on this field, it will drive all the gophers out of the field and into my yard.
This city has terrible roads and lots of money. How about we get those fixed before adding any more McMansions to the area?
If my yard is impacted by this construction, I will contact my lawyer and begin to seek damages.
Thank you for your time and consideration.
Michael Simpson
1 Christian Farmer
From: Jillian Simpson
Sent: Wednesday, April 17, 2024 10:49 AM
To: Christian Farmer
Subject: Ave E and 12 rezoning proposal
Good afternoon,
This e-mail is to express my deep concern and upset to your proposal to rezone the lot off Ave E and 12th. In. Yucaipa.
By resining this area you are increasing traffic, thus increasing risk to the children who walk to the school on Ave E.
You are removing the entire reason why we moved to Yucaipa to have land, and not be completely shut in my cheap track housing. We selected this beautiful place to live on a promise that building could not occur behind our land. Your proposal takes away the country feel of our town, and would no longer be a town I would wish to live in.
You would be causing significant disruption and stress to the livestock that live in this area during the construction process, the increase of traffic, the increase of people.
This would cause an increase in disturbance to current Residents as well with the increase in traffic and population of people.
Please, I ask you reconsider your proposal to leave that lot as it is. Please continue to keep Yucaipa a place that we want to stay, and not remove our happiness in our beautiful town.
Thank you,
Jillian Simpson
Sent from my iPhone
Christian Farmer
To: Teresa Drummonds; William Inghram
Subject: RE: Homeowner Comments to Rockwell Land - Update -- Starling Heights From: Teresa Drummonds
Sent: Thursday, May 2, 2024 4:55 PM
To: William Inghram
Cc: Christian Farmer
Subject: Re: Homeowner Comments to Rockwell Land - Update -- Starling Heights injured my ribs in a bad fall and will be unable to attend tonight. My neighbor next door, Sarah Perez, is stepping in.
While I appreciate the house and landscape plans you provided, I have not changed my opposition to your development that will be traffic, noise, and eye pollution to the rural community that already has 2 or more new housing developments. They aren't completed or filled in Yucaipa on Avenue H and 5th Streets. Those tracts took the beautiful landscapes and serene lifestyles from co-Yucaipans, who likely fought this same urbanization by Orange County capitalists.
I'm sure you're a nice man, but this deviation from early morning cockle-doodle-doos and baahs is a nightmare to those if us who settled here for those very symbols of God and Country and His Star Spangled night skies.
Terri Drummonds
DRUMMONDS MED-LEGAL
---------- Forwarded message ---------
From: Teresa Drummonds
Date: Wed, Apr 17, 2024 at 2:34 PM
Subject: Re: Homeowner Comments to Rockwell Land - Update -- Starling Heights
To: Nate Lin
This will ruin our property values and mountain view if developed in any capacity. I looked for new property 2 years ago when I saw the soil samples being taken and suspected this. Nothing could replace the acreage and the wideopenedness of this land.
I notified many of my neighbors of the community meeting scheduled 2 months ago. They are also opposed to the impending decimation of Yucaipa's rural character in yet another attempt at its demise.
I looked for the plans via https://arcg.is/1 rug000 as indicated on the City's Project Notice and found only my neighbor's property at 33022 Ave E, stating it isn't for sale.
Please provide the plans personally to me.
Is this slated for Section 8 property or other housing for the homeless? There are so many other places for you to build.
To the west of me is such an area of blight that I won't even drive that way. Your development has the very real potentiality for that blight to grow and encroach like cancer onto 12th and E home- and acreage -owners' properties.
If the apartments (128 units) are set back against the hills with the park set to its front, I may be, candidly, less likely to create a huge frenzy to your proposed development.
I purchased this property for the quiet starry nights and awesome view.
Instead, the traffic has become unsustainable. You're asking us to accept at least 244 more vehicles and adults x 2.5 noisy kids and their dogs without a fight?
Terri Drummonds
DRUMMONDS MED-LEGAL
CITY OF YUCAIPA PLANNING DIVISION
PROJECT NOTICE
DATE: April 10, 2024
CASE NUMBER: PL20220000129
APPLICANT: Starling Heights
PROPOSAL: Case No. 22-129/CUP:A Minor General Plan Amendment to change the land use designation of four (4) contiguous parcels from RS-20M (Single -Residential, 20,000 square foot minimum) to RS (Single Residential) with an associated Specific Plan (Starling Heights Specific Plan) to provide the development standards for a 14.78-acre site to allow a 128-unit residential subdivision and the associated community features including a recreation center, active park, dog park, entry monuments, and detention basins located on the corner of Ave E & 12th St APNs: 0318-021-18,19, &58 LOCATION: 33022 AVE E ;;, APN 031802118;031802119;031802158; ATTENTION PROPERTY OWNERS AND REVIEWING AGENCIES: The development proposal [@ ..0 lime
listed above has been filed with the City Planning Division and more information may be found at City at the following link: https:Harcg.is/1 rug000 or using the QR code to the right. im 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 24, 2024. Comments received after this date might not be considered in the decision. 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 email to [email protected].
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 DATE 'i�t`{� AGENCY KeS 1,A e ►'1
PRINT NAME M 1 {�� S 1 p Sy VI ADDRESS
IF YOU CHALLENGE ANY DECISION REGARDING THE ABOVE PROPOSAL IN COURT, YOU MAY BE LIMITED TO RAISING
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 Yucaipa Valley Water District Fire Department Engineering Division
Building & Safety Division Yucaipa-Calimesa School District South Mesa Water Company
CITY OF YUCAIPA PLANNING DIVISION
PROJECT NOTICE
DATE: April 10, 2024
CASE NUMBER: PL20220000129
APPLICANT: Starling Heights
PROPOSAL: Case No. 22-129/CUP:A Minor General Plan Amendment to change the land use designation of four (4) contiguous parcels from RS-20M (Single -Residential, 20,000 square foot minimum) to RS (Single Residential) with an associated Specific Plan (Starling Heights Specific Plan) to provide the development standards for a 14,78-acre site to allow a 128-unit residential subdivision and the associated community features including a recreation center, active park, dog park, entry monuments, and detention basins located on the corner of Ave E & 12th St APNs: 0318-021-18,19, &58 LOCATION: 33022 AVE E ;;, APN 031802118;031802119;031802158; ATTENTION PROPERTY OWNERS AND REVIEWING AGENCIES: The development proposal 0 M • listed above has been filed with the City Planning Division and more information may be found at City at the following lints: https:Harcg.is/1rug000 or using the QR code to the right.
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 24, 2024. Comments received after this date might not be considered in the decision. 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 email to [email protected].
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 Y-t3 _2. f
SIGNATURESS)
r DATE_ A r.pNrY
PRINT NAME 1���`'YZ�-�>ti C*- ADDRE
IF YOU CHALLENGE ANY DECISION REGARDING THE ABOVE PROPOSAL IN COURT, YOU MAY BE LIMITED TO RAISING
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 Yucaipa Valley Water District Fire Department Engineering Division
Building & Safety Division Yucaipa-Calimesa School District South Mesa Water Company
ATTACHMENT 10
Initial Study (Under Separate Cover)
The Initial Study can be found here:
Starling Heights MND
ATTACHMENT 11
Mitigation Monitoring and Reporting Program (under separate cover) MMRP Link: Starling Heights MMRP
ATTACHMENT 12
I .
ALL GRADING SHALE CONFORM TO CHAPTER 33 OF THE UNIFORM BUILDING CODE, LATEST EDITION AND THE CITY OF YUCAIPA GRADING CODE.
2. ALL PROVISIONS OF THE SOILS REPORT "2796-CR GEOTECHNICAL AND INFILTRATION EVALUATION PROPOSED 30-UNIT SENIOR HOUSING DEVELOPMENT" PREPARED BY GEOTEK, INC. DATED JULY 19, 2021 SHALL BE COMPLIED WITH DURING GRADING OPERATIONS.
3. THIS PLAN IS FOR GRADING PURPOSES ONLY. APPROVAL OF THIS PLAN DOES NOT CONSTITUTE
APPROVAL OF DRIVEWAY LOCATIONS OR SIZES, PARKING LOT LAYOUT, BUILDING LOCATIONS,
OFF -SITE DRAINAGE FACILITIES OR OTHER ITEMS NOT RELATED DIRECTLY TO THE BASIC GRADING OPERATION.
4. CERTIFICATION (FORM PROVIDED BY CITY) FROM THE REGISTERED CIVIL ENGINEER AND
SOILS/GEOLOGICAL ENGINEER STATING THAT THE ROUGH GRADING HAS BEEN COMPLETED PER
THE APPROVED PLAN AND A COMPACTION REPORT FROM THE SOILS ENGINEER ON ANY FILL AREAS THAT ARE REQUIRED SHALL BE PROVIDED PRIOR TO BUILDING PERMITS BEING ISSUED.
5. CERTIFICATION (FORM PROVIDED BY CITY) FROM THE REGISTERED CIVIL ENGINEER STATING THAT
THE FINE GRADING HAS BEEN COMPLETED PER THE APPROVED PLAN IS REQUIRED PRIOR TO OCCUPANCY PERMITS BEING ISSUED.
6. CONTRACTOR IS RESPONSIBLE FOR EROSION, DUST, MUD, SILT, DEBRIS, AND TEMPORARY DRAINAGE CONTROL DURING GRADING OPERATIONS.
7. AN EROSION CONTROL PLAN IS REQUIRED TO ISSUING A GRADING PERMIT BETWEEN OCTOBER 1 ST AND APRIL 15TH. (THE GRADING PLANS ARE TO NOTE THIS REQUIREMENT).
S.
ANY ON -SITE RETAINING WALLS WILL REQUIRE APPROVAL AS PART OF THESE PLANS. ANY
NECESSARY RETAINING WALLS ON THE PERIMETER OF THIS SITE MAY BE REQUIRED TO BE IN ITT
PLACE AND APPROVED BY THE CITY ENGINEER PRIOR TO THE START OF GRADING. APPROVED �)
SEQUENCED GRADING WITH 1 1/:1 MAXIMUM SLOPES TO WITHIN 2 FEET OF THE ADJACENT
PROPERTY LINE MAY BE ACCEPTABLE TO ALLOW FOR START OF GRADING PRIOR TO COMPLETION OF ANY NECESSARY PERIMETER RETAINING WALLS. (IF NO RETAINING WALLS ARE SHOWN ON THE PLAN, DO NOT PUT THIS NOTE ON PLAN).
9. ANY IMPROVEMENT CONSTRUCTED IN THE PUBLIC RIGHT-OF-WAY WILL REQUIRE SEPARATE PLAN APPROVAL AND INSPECTION FROM THE CITY ENGINEER.
10. ANY WALLS, FENCES, STRUCTURES AND/OR APPURTENANCES ADJACENT TO THIS PROJECT SHALL =
BE PROTECTED IN PLACE. IF GRADING OPERATIONS DAMAGE OR ADVERSELY AFFECT SAID ITEMS IN I'
ANY WAY, THE CONTRACTOR/DEVELOPER IS RESPONSIBLE FOR WORKING OUT AN ACCEPTABLE SOLUTION TO THE SATISFACTION OF THE AFFECTED PROPERTY OWNER(S). '
11. THE CONTRACTOR /DEVELOPER IS RESPONSIBLE FOR ENSURING THAT RETAINING WALLS DO NOT INTERFERE WITH PROVISION OF UTILITIES.
12. IT IS THE SOIL ENGINEER'S RESPONSIBILITY TO ENSURE THAT ADEQUATE COMPACTION HAS BEEN
ATTAINED ON THE ENTIRE GRADING SITE, INCLUDING FILL AREAS OUTSIDE THE BUILDING PADS AND ON ALL FILL SLOPES.
11 13.
CITY APPROVAL OF PLANS DOES NOT RELIEVE THE DEVELOPER FROM THE RESPONSIBILITY FOR CORRECTION OR ERROR OR OMISSION DISCOVERED DURING CONSTRUCTION. UPON REQUEST, THE
REQUIRED PLAN REVISIONS SHALL BE PROMPTLY SUBMITTED TO THE CITY ENGINEER FOR CON
APPROVAL.
14. IT SHALL BE CONTRACTOR'S RESPONSIBILITY TO CALL THE CITY AT (909) 797-2489 FOR INSPECTION TWO (2) WORKING DAYS PRIOR TO PERFORMING ANY WORK. WORK PERFORMED I
a
WITHOUT CALLING FOR INSPECTION SHALL BE REJECTED AND SHALL BE REMOVED SOLELY AT THE I
F
CONTRACTOR'S EXPENSE.
15. NO GRADING SHALL COMMENCE WITHOUT OBTAINING A GRADING PERMIT AND NOTIFYING THE GRADING INSPECTOR TO SCHEDULE A PRE -GRADING MEETING TWO (2) WORKING DAYS PRIOR TO THE START OF WORK.
16. ALL ACTIVE IRRIGATION LINES ENCOUNTERED DURING CONSTRUCTION SHALL BE REPLACED WITHC 10-GAUGE DOUBLE DIPPED AND WRAPPED WELDED STEEL PIPE.
17. PRIOR TO THE START OF GRADING, ALL EXISTING VEGETATION AND DEBRIS (INCLUDING EXISTING
STRUCTURES, FOOTINGS, FOUNDATIONS, RUBBLE, TREES AND ROOT SYSTEMS) SHALL BE REMOVED CONC
FROM THE SITE TO THE SATISFACTION OF THE SOILS ENGINEER.
18. AFTER REMOVAL OF DEBRIS, ANY EXISTING FILL OR DISTURBED NATURAL SOILS SHALL BE EXCAVATED TO THE SATISFACTION OF THE SOILS ENGINEER.
19. THE EXPOSED SOILS SHALL THEN BE INSPECTED BY THE SOILS ENGINEER, AND ANY ADDITIONAL
OVER -EXCAVATION SHALL THEN BE MADE IN ACCORDANCE WITH THE SOILS ENGINEER'S U °I
RECOMMENDATIONS AND AS CONTAINED IN THE SOILS REPORT.
20. THE EXPOSED SOILS SHALL THEN BE SCARIFIED TO A MINIMUM DEPTH OF 6 INCHES, BROUGHT u
TO PROPER MOISTURE CONTENT AND COMPACTED TO AT LEAST 90% OF THE MAXIMUM DENSITY, GNv
AS DETERMINED BY U.B.C. STANDARDS 33 OR EQUIVALENT COMPACTION SHALL BE OBTAINED BY METHODS SPECIFIED BY THE SOILS ENGINEER.
21. IF ANY UNFORESEEN SUBSURFACE STRUCTURES ARE ENCOUNTERED DURING CONSTRUCTION, -
THEY SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE SOILS ENGINEER BEFORE PROCEEDING FURTHER.
N
22. THE SOILS ENGINEER SHALL ALSO BE RESPONSIBLE TO VERIFY (CERTIFICATION FORM PROVIDED
BY CITY) AND REPORT THAT PROPER COMPACTION HAS BEEN OBTAINED BY SUBCONTRACTORS
AND AGENCIES CONCERNING UTILITY LINE BACKFILL (INCLUDING, BUT NOT LIMITED TO, SEWERS, GNv
WATER LINES, ELECTRICAL, GAS, AND LANDSCAPE IRRIGATION LINES).
23. AN AS -GRADED GRADING PLAN AND THE CERTIFICATE OF COMPLIANCE FORMS FOR SAID GRADING w
PLAN WITH THE PROPER STAMPS AND SIGNATURES ARE TO BE SUBMITTED TO THE CITY ENGINEER PRIOR TO RELEASE OF GRADING BOND AND PRIOR TO FINAL GRADING INSPECTION.
24. ANY DRIVE APPROACHES SHOWN ON THESE PLANS SHALL CONFORM TO CITY OF YUCAIPA STANDARDS. NOTE THAT 4' OF SIDEWALK AT A 2% SLOPE SHALL BE MAINTAINED BEHIND DRIVE APPROACHES PER TITLE 24 REQUIREMENTS IF THERE IS NO LANDSCAPED PARKWAY.
25. THE CONTRACTOR SHALL CALL IN A LOCATION REQUEST TO UNDERGROUND SERVICE ALERT (USA), cvv
PHONE NUMBER 1-800-422-4133, TWO (2) WORKING DAYS BEFORE DIGGING. NO INSPECTION
WILL BE PROVIDED BY THE CITY ENGINEER'S OFFICE, AND NO CONSTRUCTION PERMIT ISSUED
INVOLVING EXCAVATION FOR UNDERGROUND FACILITIES WILL BE VALID UNLESS THE APPLICANT c
HAS BEEN PROVIDED AN INQUIRY IDENTIFICATION NUMBER BY USA.
26. A NOTICE OF INTENT (NOI) MUST BE FILED WITH THE STATE OF CALIFORNIA REGIONAL WATER �co
'
QUALITY CONTROL BOARD AND A STORM WATER POLLUTION PREVENTION PLAN (SWPPP) MUST BE
SUBMITTED FOR REVIEW AND APPROVAL BY THE CITY ENGINEER WHEN TOTAL DISTURBED/GRADED AREA IS 1 ACRE OR MORE. WDID# MUST BE ON FILE AT THE CITY.
27. SEPARATE PLANS FOR TEMPORARY DRAINAGE AND EROSION CONTROL MEASURES TO BE USED DURING THE RAINY SEASON MUST BE SUBMITTED PRIOR TO OCTOBER 1. THE EROSION CONTROL '
DEVICES SHOWN ON THE PLANS MUST BE INSTALLED BY NO LATER THAN NOVEMBER 1 AND MAINTAINED IN OPERABLE CONDITION UNTIL APRIL 15 AND/OR BEFORE ANY ANTICIPATED RAIN '
THROUGHOUT THE YEAR.
28. THE FOLLOWING STATEMENT MUST BE SUBMITTED WITH PLANS:
'
WE/I REPRESENTING INDICATE THAT
'
RECOMMENDATIONS CONTAINED IN REPORTS PERTAIN TO SOILS ENGINEERING CONDITIONS HAVE BEEN COMPLIED WITH TO OUR SATISFACTION. THIS CONFIRMATION IS NOT TO BE CONSTRUED AS 7 AN AUTHENTICATION OF ANY DIMENSIONS OR ELEVATIONS SHOWN ON THESE PLANS.
BY: RCE
DATE: RGE
29. ESTIMATED GRADING WORK FROM SEPTEMBER 2022 TO SEPTEMBER 2024. �✓ MER !Ih\N�I�I�I�IIC
CUT 16,664 CU. YDS.
FILL 26,114 CU. YDS.
NET 9,450 CU. YDS. EXPORT
MAXIMUM CUT 7.853'
MINIMUM CUT 9.607'
LEST ATED DATES OF
CRAMC WORK
START DATE: JUL 1, 2023
END DATE: SEP 1, 2024
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY
N TEE MY CE YC P , M T dE COUNTY OF SAN PCNARMNO, STATE OF C LDFORMA
O N ER DCEVCELOPCER
TTM 2 0 =,�� 7 2 1 2TH & AVENUE E YUCAIPA VILLAGE PARTNERS
C/O QANTAS CORMAN
4350 VON KARMAN AVE
HOUS NG PROJECT NEWPORT BEACH, CA 92660
(949)474-0440
ACC CC i p-CC i - i P,9 � � � 9 � _�q I�PLOCANT
PRW THEE ENGM EER'S NOTICE TO CONTRACTORS
CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES. HE/SHE WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE
RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT
SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD
DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED IN
CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE DESIGN PROFESSIONAL.
THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. (11 Iv v
SOTCE MAP
ROCKWELL LAND CO.
C/O WILLIAM R. INGHRAM
6230 IRVINE BLVD. #131
IRVINE, CA 92620
(831)383-8083
I ICI1111 I � 1EEI
THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITY PIPES AND/OR STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF THE AVAILABLE RECORDS.
THESE LOCATIONS ARE APPROXIMATED AND SHALL BE CONFIRMED BY THE CONTRACTOR, SO
THAT ANY NECESSARY ADJUSTMENT CAN BE MADE IN THE ALIGNMENT AND OR/ GRADE OF THE PROPOSED IMPROVEMENT. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY
MEASURES TO PROTECT ANY UTILITY LINES SHOWN AND ANY OTHER LINES NOT ON RECORD OR NOT SHOWN ON THESE PLANS.
THE OWNER NOR THE ENGINEER ASSUMES ANY RESPONSIBILITY FOR THE UTILITIES SHOWN/NOT SHOWN. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY
MEASURES TO PROTECT ALL UTILITIES SHOWN ON THESE PLANS AND/OR ANY OTHER UNDERGROUND FACILITIES NOT OF RECORD OR NOT SHOWN ON THESE PLANS. CALL UNDERGROUND SERVICE ALERT (U.S.A.) 18002272600 AT LEAST 2 WORKING DAYS PRIOR TO EXCAVATION.
BLUE ENGINEERING AND CONSULTING, INC
9320 BASELINE ROAD, SUITE D
RANCHO CUCAMONGA, CA 91701
(909)294-5022
c�)lL� E 1 M NEE1'
GEOTEK, INC
1548 NORTH MAPLE STREET
CORONA, CALIFORNIA 92878
(951)710-1 160
PROJE
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CENTER LINE
EXISTING GROUND
ELEVATION
FINISH FLOOR
FLOWLINE
FINISH SURFACE
GRADE BREAK
PROPERTY LINE
RIGHT OF WAY
SQUARE FEET
STATION
STANDARD
TOP OF CURB
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B 64 ,
A - - RIGHT OF WAY
CENTER LINE
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AVENUE E
SITE
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VICINITY MAP
N.T.S.
\A/ A T C D
YUCAIPA VALLEY WATER DISTRICT
12770 2ND ST
YUCAIPA, CA 92339
(909) 797-5117
CVi1111111M4W,
YUCAIPA VALLEY WATER DISTRICT
12770 2ND ST
YUCAIPA, CA 92339
(909) 797-5117
ELECTRIC
SOUTHERN CALIFORNIA EDISON
287 TENNESSEE ST.
REDLANDS, CA 92373
(909) 307-6748
t`AC
SOUTHERN CALIFORNIA GAS COMPANY
155 S. G ST
SAN BERNARDINO, CA92410
(909) 335-7915
TELEPHONE
FRONTIER COMMUNICATIONS
1500 CRAFTON AVE., BLDG. 125
MENTONE, CA 92359
(909) 794-8293
JrC\J I RUM
1078 E. HOSPITALITY LN.
SAN BERNARDINO, CA 92408
(909) 267-6094
FENCE/WALL REFER TO LANDSCAPE ARCH
LANDSCAPE
SHEET ME
Sheet Number Sheet Title
1 TITLE SHEET
2 TENTATIVE TRACT MAP
3 SITE PLAN
4 SITE PLAN
5 PHASING PLAN
6 PRELIMINARY GRADING PAVING AND DRAINAGE PLAN
7 PRELIMINARY GRADING PAVING AND DRAINAGE PLAN
8 PRELIMINARY GRADING PAVING AND DRAINAGE PLAN
9 SECTIONS & DETAILS
10 CONCEPTUAL UTILITY PLAN
11 PRE -DEVELOPMENT HYDROLOGY EXHIBIT
12 POST -DEVELOPMENT HYDROLOGY EXHIBIT
13 PRELIMINARY WATER QUAILITY MANAGEMENT PLAN
14 FEMA EXHIBIT
SCALE
60 0 30 60 120
( FEET )
1 INCH 60 FT.
BENCH MARK PREPARED BY: L
TRACT N 0 . 20612
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC U SUBMITTED BY: DATE:
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, oQROFESS/ONq� CITY OF YUCAIPA 202.5' WEST OF 12TH STREET. �Q`� �V Fy RECOMMENDED FOR APPROVAL BY: DATE:
® ELEVATION: 2106.11' ��' F`�9� m ENGINEERING & CONSULTING, INC RESIDENTIAL HOUSING DEVELOPMENT DRAWN BY: VL i�
LEGAL DESCRIPTION No. 87222 3;FFT 9320 BY 9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701 T T L C V V : DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN * EXP.9/30/25 yf INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 FERMIN G. PRECIADO CITY ENGINEER BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: Jj cw\- JOB No. 1 DRAWING No.
Know wh Cllyy�� a C W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC OF CA0F12TH & AVENUE E SHEET No. OF _ SHEETS 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you APN: 0318-021-18,-19, & -58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 0318-021 -18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222
ENGINEERING DIVISION
IN THE CITY OF YUCAIPA, IN THE COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA TENTATNE TrR�ACT MAP NOO 20372
BEING A SUBDIVISION OF DUNLAP RANCH NO 2
FOR CONDOMINIUM PURPOSES
ASPH LAND- USE: RS-20M EX. -EX.
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(PRIVATE ROAD)
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R/W R/W
32'
4' 12' 12 4'
A PAVEMENT
LEVEL LINE 3.5%
----7
"L AGGREGATE BASE CURB
CURB & GUTTER
TYPICAL SECTION FOR STREET 'E'
HORL SCALE: 1 ":10'
VERT. SCALE: 1 ":2'
R/W
44.3'
VINYL 4.17' 4' 2'
FENCE 12' 12' -
PROP. PAVEMENT
LANDSCAPINGI FVFI I INF[AC
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14' 18' 4'
6.5'
14' 8.5' PARKING
3'
-AC PAVEMENT
SK4%
IDEWALLEVEL EIN 2% w
2 r
CURB GUTTER
AGGREGATE BASE CURB o SIDEWALK
&
o
TYPICAL SECTION FOR STREET A CURB AGGREGATE BASE CURB
HORL SCALE: 1 ":10' CONCRETE V-GUTTER
VERT. SCALE: 1 ":2' TYPICAL SECTION FOR STREET C
HORI. SCALE: 1 ":10'
R/W o R/W VERT. SCALE: 1 ":2'
48'
PROP. 6.5' 6.5' PROP.
VINYL FENCE 6.5' 4' PARKING 3' 10.5' 13.5' PARKING 4' 6.5' VINYL FENCE AC PAVEMENT 2%
2%
y LEVEL LONE
2% G G
OWNER/DEVELOPER
YUCAIPA VILLAGE PARTNERS
QANTAS GORMAN
4350 VON KARMAN AVE.
NEWPORT BEACH, CA 92660
GEOTEK, INC
1548 NORTH MAPLE STREET
CORONA, CALIFORNIA 92878
(951)710-1 160
WATER
YUCAIPA VALLEY WATER DISTRICT
12770 2ND ST
YUCAIPA, CA 92339
(909) 797-5117
APN:031839126
SEWER
LAND USE: RS-10M
YUCAIPA VALLEY WATER DISTRICT
12770 2ND ST
YUCAIPA, CA 92339
---------------------
(909) 7975117
ELECTR C
SOUTHERN CAHEORNIA EDISON
287 TENNESSEE ST.
APN-031840119
REDLANDS, CA 92373
LAND USE: RS-10M
(909) 3076748
GAS
SOUTHERN CALIFORNIA GAS COMPANY
155 S. G ST
SAN BERNARDINO, CA92410
(909) 335-7915
TELEPHONE
FRONTIER COMMUNICATIONS
1500 CRAFTON AVE., BLDG. 125
MENTONE, CA 92359
(909) 7948293
AVENUE D
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m PROJECT SITE
AVENUE E
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KENTUCKY ST.
VIDNITY MAP
N T C
ENUNEER
BLUE ENGINEERING AND CONSULTING, INC
9320 BASELINE ROAD, SUITE D
RANCHO CUCAMONGA, CA 91701
(909)294-5022
LOCAL DESCROPTM
THE LAND REFERRED TO HEREIN BELOW IS
SITUATED IN THE COUNTY OF SAN BERNARDINO,
STATE OF CAHFORNIA, AND DESCRIBED AS
FOLLOWS:
PER PLAT RECORDED IN BOOK 0318 OF MAPS,
PAGE 02 RECORDS OF SAN BERNARDINO COUNTY.
LOTS 66,67 AND 68 OF SUBDIVISION DUNLAP
RANCH SUBDIVISION NO 2.
APN: 0318021-18,19, & 58
PROJECT
EXISTING AREA IS A MOSTLY VACANT LOT WITH ONE RESIDENTIAL BUILDING ON THE SOUTHEAST CORNER WHICH IS TO BE DEMOLISHED/REMOVED FROM SITE.
GENERAL PLAN DES GNAT ON
EXISTING: RS-20M
PROPOSED: RS-20M
ADJACENT: RS-20M,A
LEGEND
SPECTRUM CITY OF YUCAIPA TO ABANDON APPROX,
1078 E. HOSPITALITY LN. 14,330 S.F. OF VACANT LAND
SAN BERNARDINO, CA 92408
-- I PROPOSED-�� � � (909) 2676094
ASP" - EN V U EASEMENT EASEMENT �o
--- E E EX. R/W \
APN:031840126
PROJECT NFORMAT ON PROJECT NOTES
- / LAND USE: RS10M
EXISTING RESIDENT STRUCTURE EXISTING AREA IS A MOSTLY VACANT LOT WITH ONE RESIDENTIAL BUILDING ON 1. ONE EXISTING STRUCTURE TO BE DEMOLISHED/REMOVED °� a,/ WILL BE DEMOLISHED REMOVED THE SOUTHEAST CORNER WHICH IS TO BE DEMOLISHED/REMOVED FROM SITE. FROM THE SITE Y �F - = R. R/W CO 5 Og \\F / 2. TRASH COLLECTION SERVICE WILL BE PROVIDED FOR );PH� c 3g 1--9 INDIVIDUAL UNITS
APN:030111302 APN:030111303 �g0' --- LOT SIZE: 14.78 AC 3. UNITS ON PRIVATE DRIVES SHALL BRING TRASH TO THE LAND USE: RS20M LAND USE: BUILDING COVERAGE: 3.15 AC (21.3% OF TOTAL AREA) STREET WHERE NO PARKING IS PERMITTED APN.030111304
RS20M LAND USE: fi N EX' i PAVEMENT: 4.08 AC (27.8� \ OF TOTAL AREA 4. 168,000 L.F. OF NEW STREETS RS-20M COMMON OPEN SPACE: 4.57 AC (30.9% OF TOTAL AREA) 5. TYPICAL 2 STORY HEIGHT VARIES PRIVATE OPEN SPACE: 2.98 AC (20.2% OF TOTAL AREA) 6. IF THEY ARE NEEDED DEEPEND FOOTING WILL BE SHOWN L
R W APN:030111342 �� - SCALE ON PRECISE GRADING PLAN E
AND USE: RS-20M F
�\ 80 0 40 80 160 7. STORM WATER RUNOFF RETENTION AND CLARIFICATION IS R/W 40' R/W LOCATED IN LOCATED IN LOTS X
2' 4' 4.17' VINYL 8. THIS PROJECT INCLUDES VARIANCE FOR BUILDING FENCE 4'
PROP.
LANDSCAPING
SIDEWALK
PROP.
PROP.
LANDSCAPING
4 SIDEWALK LANDSCAPING
AGGREGATE BASE
CURB
SIDEWALK
CURB CONCRETE VGUTTER
TYPICAL SECTION FOR STREET B & D
HORL SCALE: 1 ":10'
VERT. SCALE: I":?'
NOT FOR CONSTRUCTION,
FOR PLAN CHECK ONLY
BENCH MARK
•
BENCHMARK: CITY OF YUCAIPA BM NO. 461
DESIGNED BY: AC
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, Qi�OFESS/ONq
202.5' WEST OF 12TH STREET.
2 F
�T
0 ELEVATION: 2106.11'CF�9�
DRAWN BY: VIL
LEGAL DESCRIPTION
W No.87222
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN ,t EXP.9/30/25
Know O W
BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS:
PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN
BERNARDINO
JT cm\- �Q
wh C�fa .
CHECKED BY: AC
OF CA0F���
COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you
APN: 0318-021-18,-19, & -58
°0 13.4'
A
48.5'
PROP R/W
..
6.5'
rF
o
1 _
9.2'J
PAT 0 HOVE FENCE DETA L
N.T.S.
PREPARED BY: L
ENGINEERING & CONSULTING, INC
9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701
INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV.
ANGEL CESAR, P.E. 87222
( FEET)
1 INCH = 80 ET. PROPOSED STREET N FO R M AT O N 9. NOT REGULATED OR NATIVE TREES WERE REMOVED FOR
66.6'
P
� AN
53.6'
53.6'
60'
� PLAN
N B
53.6'
B U L N G FOOTP R NT
N.T.S.
CURVE DATA
CURVE #
RADIUS
LENGTH
DELTA
C1
38.00'
59.69'
90'00'00"
C2
1354.64'
68.00'
2'52'34"
C3
300.13'
69.48'
13'15'54"
C4
38.00'
47.02'
70'54'07"
C5
38.00'
72.36'
109'05'53"
C6
2044.00'
604.00'
16°55'51 "
PROPOSED LINEAR FEET OF NEW STREETS
2,423 LF
THIS PROJECT SITE HAS
BEEN CLEARED AND GRADED PER
APPROVED PLANS, ROAD
BOTH PRIVATE AND PUBLIC HAVE
BEEN PAVED
a
10. THIS PROJECT IS IN COMPLIANCE WITH APPENDIX 33 OF
L
THE CURRENT UBC
c
NOTE
PLAN
SUMMARY
PROP. SETBACKS*
C THE FOLLOWING AMENITIES WI
3:
BE PROVIDED FOR EACH UNIT:
PLAN
PROGRAM
QUANTITY
UNIT SIZE
FRONT
REAR
SIDE
1. FIREPLACE
A
4 BED/2.5 BA
24 2,194 SF
6.5'
13.4'
4'
2. OVERSIZED CLOSETS
I
B
4 BED/3.5 BA
68 2,369 SE
7.3'
13.2'
4'
3. AUTOMATED DISHWASHERS
C
3 BED/2.5 BA
36 1,800 SE
7.6'
13.3'
4 4. DECORATIVE DOORS
c'
5. AIR CONDITIONERS
c
TOTAL
128
E X.
SETBACKS
6. AUTOMATIC GARAGE DOOR
OPENERS
-29
FRONT
REAR
SIDE
a
FIM ATE OPEN PACE
PLAN
BLD. S.F.
PRIVATE O/S S.F.
A
2,194
961
B
2,369
787
C
1,800
483
ELLDNC UNOT PER
ACRE
UNITS
PROJECT ACREAGE
DU/AC
128
14.78 8.66
25' 20' 5'
LL
a
c
PAN ONU �UMMIMAM T
TYPE REQUIRED PROVIDED FORMULA11
GUEST 64 81 128 UNITS/2
PLAN A 48 48 4/UNIT (2 ENCLOSED) LL
PLAN B 272 272 4/UNIT(2 ENCLOSED) a
PLAN C 108 144 3/UNIT(2 ENCLOSED)
*PROPOSED SETBACKS, DWELLING UNIT (DU) PER ACRE, PLAN
SUMMARY, PRIVATE OPEN SPACE, AND PARKING ARE PURSUANT HANDICAP 9 9 YUCAIPA STANDARD TO ADOPTION OF THE SPECIFIC PLAN. TOTAL 500 545
TRACT NO. 20372 1
SUBMITTED BY: DATE:
CITY OF YUCAIPA
RECOMMENDED FOR APPROVAL BY: DATE: c
RESIDENTIAL HOUSING DEVELOPMENT
APPROVED BYDATE:TEvTAT�E TT �A FERMIN G. PRECIADO CITY ENGINEER JOB No. DRAWING No. i
/� 52648 L
12TH & AVENUE E SHEET No. --2 OF _ 1 T SHEETS U
REVISION DESCRIPTION BY DATE APN: 0318-021-18,19, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT �
ENGINEERING DIVISION
APN:0301802132
LAND USE: RS-20M
N 6.5
13.4' 1 0 13.7' 0 2 9 o
I A 9.'' A A I
112'-
J2 4 11
o04 C) I B 24 B B
z Q 1 _ 13.2' � �7.- _
0 1 .28.6' S 3.7' 1 6 13.2' 13
B B
o U)
r� > > 15.2' 10.7'
C)O I J ❑ T - L - r
z
mZ � U _
W W W W W WWWWW
a g13.
m o J 7 13.7' g 15
J C 7.6' C _ YC
/�'
F-- p M 0 U N 00LLJ
-N
L d 79,
CL EXIST. DW o0
(fin\ 14') I ---
CON
o 101 103
102
I =
�
C
C
N
r- 2.8
60.6' 1111 28.8' 100 I 99 - 105
B B
27.6' 33' 115.2' B Q ❑ _ ❑
❑ w O -00-
5.6' 98 C~ LLI 97 107
B I = \Q
f IN
� _ - 00
13.2'
111 W W W
28.6 96 95 128 32
'� B
5 B 12.7' B
24 ❑ I L _ ❑
0 I � 93 127 �
C C C
�0j 00
28.7' 92 -
�-
��12.7'
C 87 4 76.
C C
1 R W
- 112.4'
B8 78
B
u WW.
G N V-
,ico
1- _J I 1 1 B B
n W = 1 1 .T
�i 32' - 90 82 18'
B g
J
o 1 1 24 _ 12.4'
w 15'
1 v ❑ � ❑
W- 13.5'
N U)
z - 91 12.5' 84 18'
_ A A
cn _
Ln
C/7
O
O - W
QD
z MONUMENT�I wLL 03 EX. R/W
a g �' �� _ ,
\
4VENUE E. PUBLIC ROAD) 18"s �� �� d
3. F
0400 00"E
APN:031802134 -7
LAND USE: RS-20M -
W W N rW w �■
10 32'
24' 13.2'-
12 W 19 + ■
B B
c _ �� 4
T 1 1 .7'
14 B 61 U� ■
13.2' 15' ■
16 7 23 18
12'
C C_ o
rR
-- --milillLn - 4al■
o _�t
� N
-- 17 - N ,12' -_■
o� ,F
8' 104 _ - 1091 18' ■
12' C C 12'
18' 106 1 1 18'
B B ■
15' 15' g
108 113
B g
T a
■
32'L
24' W OPEN SPACE 2
12,516 SF
I. I I L
Eg
■ LLJ
Ld
-- 12'
18�
77 12' C
1 .7' 66
WW C ■
79 ou,■
B 44 33'
4 24' 68
-� 32 cc 81 L
2 B 11.7' - W ■
- 70
Q Q
18' 83 O
15' W W 72 ■
13.5 LLJ B
1 1.6'
18' _ ■
A �
10.8' o 4
11.8 A L
T ■
OWNER/DEVELOPER
ABBREVATONS
YUCAIPA VILLAGE PARTNERS
AC
ASPHALT CONCRETE
QANTAS CORMAN
ADA
AMERICAN DISABILITY ACT
CL
CENTER LINE
4350 VON KARMAN AVE.
EG
EXISTING GROUND
NEWPORT BEACH, CA 92660
ELEV
ELEVATION
9494740440
FF
FINISH FLOOR
EL
FLOWLI N E
ES
FINISH SURFACE
EN G NEE R
GB
GRADE BREAK
BLUE ENGINEERING AND CONSULTING, INC
P/L
PROPERTY LINE
9320 BASELINE ROAD, SUITE D
R/W
RIGHT OF WAY
RANCHO CUCAMONGA, CA 91701
SE
SQUARE FEET
(909)2945022
STA
STATION
STD
STANDARD
TIC
TOP OF CURB
AP P CANT
ROCKWELL LAND CO.
WILLIAM R. INGHRAM
LEGEND
6230 IRVINE BOULEVARD #131
RVINE, CA 92620
(831)3838083
- - RIGHT OF WAY
- CENTER LINE
WATER
>
FLOWLINE
YUCAIPA VALLEY WATER DISTRICT
12770 2ND ST
I�
FENCE/WALL REFER
YUCAIPA, CA 92339
TO LANDSCAPE ARCH
(909) 797-5117
CONCRETE
SEWER
YUCAIPA VALLEY WATER DISTRICT
12770 2ND ST
LANDSCAPE
YUCAIPA, CA 92339
(909) 7975117
PAVEMENT
EEECTR C
SOUTHERN CALIFORNIA EDISON
287 TENNESSEE ST.
REDLANDS, CA 92373
(909) J07 6748
S'LY R/W 88'
44'
44'
GAS
SOUTHERN CALIFORNIA GAS COMPANY
155 S. G ST
SAN BERNARDINO, CA92410
(909) 3357915
TELEPHONE
FRONTIER COMMUNICATIONS
1500 CRAFTON AVE., BLDG. 125
MENTONE, CA 92359
(909) 794-8293
/--", A T\ i
1078 E. HOSPITALITY EN.
SAN BERNARDINO, CA 92408
(909) 2676094
SCHOOL D STR CT
YUCAIPACALIMESA JOINT UNIFIED
SCHOOL DISTRICT
1 1 ' 32.5' 32.5'
0.5'
SIDEWALK-`
CURB AND GUTTER
W'LY R/W 33'
I
■
SIDEWAL
,NV
T�1 r 2 c �I
APN:031 1 1302 APN:031 1 1303 APN:031 1 1304
LAND USE: RS-20M LAND USE: RS-20M LAND USE: RS-20M
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY
BENCH MARK
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, QROFESS/ONq 202.5' WEST OF 12TH STREET. e
Q F
® ELEVATION: 2106.11'CF�9� �T
DRAWN BY: VIL
LEGAL DESCRIPTION No.87222
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN ,t EXP.9/30/25 yy�� BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: JT 0/V1\- �Q Know w it (J1.JZ �a O W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC q�F OF Cp0F��� COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you APN: 0318-021-18,-19, & -58
CURB ANC
R_20 �\
00 DC. 0\ 0 nR ��� _ ■
■
■
APN:03111342
ALE
LAND USE: RS-20M ■ SC
40 0 20 40 80
( FEET )
1 INCH 40 FT.
PREPARED BY: L U
ENGINEERING & CONSULTING, INC
9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701
INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV.
ANGEL CESAR, P.E. 87222
REVISION DESCRIPTION
ASPHALT CONCRETE
AGGREGATE BASE'
TYPICAL SECTION
E AVENUE
N.T.S.
TYPICAL SECTION
12TH STREET
N.T.S.
BY I DATE
33' E'LY R/W
22' 1
I
0.5'
I
WILY R/W
AVENUE D
z
m PROJECT SITE
AVENUE E
u u
� un
_ ? N �O
>
Q
KENTUCKY ST. o OPT
VICINITY MAP
N.T.S.
LEGAL DESCR PT ON
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN BERNARDINO, STATE OF CAHEORNIA, AND DESCRIBED AS FOLLOWS:
PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAP RANCH SUBDIVISION NO 2.
APN: 0318-021-18,19, & -58
PROJECT NEORMAT ON
EXISTING AREA IS A MOSTLY VACANT LOT WITH ONE RESIDENTIAL BUILDING ON THE SOUTHEAST CORNER WHICH IS TO BE DEMOLISHED/REMOVED FROM SITE.
LOT SIZE: 14.78 AC
BUILDING COVERAGE: 3.15 AC (21.3% OF TOTAL AREA)
PAVEMENT: 4.08 AC (27.8% OF TOTAL AREA
COMMON OPEN SPACE: 4,57 AC (30.9% OF TOTAL AREA)
PRIVATE OPEN SPACE: 2.98 AC (20.2% OF TOTAL AREA)
GENERAL PLAN DESGNAT ON
EXISTING:
RS-20M
PROPOSED:
RS-20M
ADJACENT:
RS-20M,IN
EASEMENT
NOTES
AN EASEMENT
FOR
WATER
PIPE LINES
AND INCIDENTAL
PURPOSES IN
THE
DOCUMENT
RECORDED
IN BOOK 463 OF
DEEDS, PAGE 381
2. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSE N THE DOCUMENT RECORD IN BOOK 738, PAGE 383 OF
OFFICIAL RECORDS
3. AN OFFER OF DEDICATION FOR PUBLIC ROADS AND PUBLIC
UTILITIES AND INCIDENTAL PURPOSES, RECORDED JULY 19,
2012 AS INSTRUMENT NO. 2012 0289372 OF OFFICIAL
RECORDS
4. AN EASEMENT FOR PIPELINES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN BOOK 463 OF DEEDS, PAGE 381
5. AN EASEMENT FOR PUBLIC UTILITIES AND CONDUITS AND
NCOENTAL PURPOSES IN THE DOCUMENT RECORDED AS BOOK
1910, PAGE 127 OF OFFICIAL RECORDS
6. AN EASEMENT FOR PIPELINES AND CONDUITS AND CONDUITS
AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED AS
BOOK 747, PAGE 110 OF OFFICIAL RECORDS
7. AN EASEMENT FOR PIPELINES AND CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED AS BOOK 918, PAGE
342 OF OFFICIAL RECORDS
8. AN EASEMENT FOR PIPELINES AND CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED AS BOOK 6994, PAGE
730 OF OFFICIAL RECORDS
DEAN
SUMMARY*
PROP®
SETBACKS*
PLAN
PROGRAM
QUANTITY
UNIT SIZE
FRONT
REAR
SIDE
A
B
C
4 BED/2.5 BA
4 BED/3.5 BA
3 BED/2.5 BA
24 68
36 2,194 SE
2,369 SE
1,800 SF
10.8'
11.7'
12'
13.4'
13.2'
13.3'
4'
4'
4'
TOTAL
128
E® SETBACKS
FRONT
REAR
SIDE
25'
20'
5'
PARKNG SUMMARY*
REQUIRED RESIDENT PARKING 256
REQUIRED GUEST PARKING 0
TOTAL PARKING REQUIRED 256
PROVIDED RESIDENT PARKING 256
PROVIDED GUEST PARKING 81
TOTAL PARKING PROVIDED 347
EEEIN UNIT PER
ACRE*
UNITS
PROJECT ACREAGE
DU/AC
128
14.78 8.66
*PROPOSED SETBACKS, PLAN SUMMARY, AND PARKING ARE
PURSUANT TO ADOPTION OF THE SPECIFIC PLAN.
TRACT NO. 20372
CITY OF YUCAIPA
RESIDENTIAL HOUSING DEVELOPMENT
12TH & AVENUE E
APN: 0318-021-18,19, &-58
SUBMITTED BY: DATE:
RECOMMENDED FOR APPROVAL BY: DATE:
APPROVED BY: DATE:
FERMIN G. PRECIADO CITY ENGINEER
JOB No. DRAWING No.
SHEET No. _-3- OF _ 14 SHEETS 52648
CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
a
N
0 N
N
a
3 a
N
I
N
N
O
N
a)
rn
v
U
c
a�
c
W
I
/
a)
a
I
v
a
0 U
w
a>
a
c
v
I
N
N
0 N
/
(D
m
v
L
t
V)
m
APN:031802134 I APN:031802142 APN:031802105 APN:031802138 LA
LAND USE: RS-20M N U2129 LAND USE: RS-20M LAND USE: RS-20M LAND USE:SE: RS-20M � LAND USE: RS-20M /
NIRQ°�,Q'F,(1"F N89'59'38"W 1107.30',
LEGEND
■-i
0 ■
■
■
■
■
43 A 70,
S' W
i
CENTER LINE
FLOWLINE
FENCE/WALL REFER
TO LANDSCAPE ARCH
CONCRETE
LANDSCAPE
PAVEMENT
L u I
7..i
13.2'
5 B 13.7'
E o 10.7'
7.6'
�13.7'
C 7.6'
C�
N
TYP CAE LOT SETBACK EX H B T
SCALE: 1 "0'
■ ��,s, _\ ,��,. � L�JJ � J LW WW EXISTING RESIDENT
STRUCTURE.
W
'..`. .. . WILL RE DEMOLISHED/REMOVED
0 W w
■ PR. R/W
Q V£NU EX. R W SCALE
50 0 25 50 100
� READ i F� z��5 ggFs
■ , , � � � � � FEET �
APN:03111342 1 INCH = 50 FT.
■ LAND USE: RS-20M
'�i PR. R/W
a din ��G � � �
NOT FOR CONSTRUCTION FOR PLAN CHECK ONLY� '��
BENCH MARK PREPARED BY: TRACT NO. 20372
• BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC SUBMITTED BY: DATE:
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, Q�tOFESS/pN9 CITY OF YUCAIPA 202.5' WEST OF 12TH STREET. F� �
RECOMMENDED FOR APPROVAL BY: DATE:
® ELEVATION: 2106.11' CID ��� ECF�9� F�m ENGINEERING & CONSULTING, INC RESIDENTIAL HOUSING DEVELOPMENT DRAWN BY: VL
LEGAL DESCRIPTION N0. 87222 9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701 APPROVED BY: DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN EXP. * * INFO®BLUECIVILENG.COM - WWW.BWECIVILENG.COM - 909-248-6557 r k - U N FERMIN G. PRECIADO CITY ENGINEER
� �
BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: J� p/V I� �P B JOB No. SHEETS DRAWING No.
Know wit G� a 0 W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO qTF F��� T 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2. d CHECKED BY: AC pF CAL�12TH & AVENUE E SHEET No. ___ OF -_1.4_ C a before you APN: 0318-021-18,-19, & -58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 0318-021-18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222 1 1 ENGINEERING DIVISION
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY
BENCH MARK
BENCHMARK: CITY OF YUCAIPA BM NO. 461
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, 202.5' WEST OF 12TH STREET.
ELEVATION: 2106.11 '
DESIGNED BY: AC
DRAWN BY: VL
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS:
PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC OUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2. fVt. 0318-021-18,-19, & —58
o QROF ESS /ONq
CO
LU a No.87222 �
yf
�',�EXP.9130125
/ C ��\P
F OF AL\ 0
PREPARED BY:
Lo �
L
ENGINEERING & CONSULTING, INC
9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701
INFOOBLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 TRACT NO. 20372
CITY OF YUCAIPA
RESIDENTIAL HOUSING DEVELOPMENT
PHASING PLAN
SCALE
50 0 25 50 100
( FEET )
1 INCH = 50 FT.
SUBMITTED BY:
RECOMMENDED FOR APPROVAL BY:
APPROVED BY:
JOB No. DRAWING No.
/�
SHEET No. ___ T _ OF SHEETS 52648
CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT
DATE:
DATE:
DATE:
0 CV
L
a
Know whch'eOW.
Ca before you
PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV.
ANGEL CESAR, P.E. 87222
REVISION DESCRIPTION
BY I DATE
12TH & AVENUE E
APN: 0318-021-18,19, &-58
CONC
27 G N V
7, 6 c
�a,Icr DWY GN V
ACPH
EARTHWORK QUANTITIES '
CUT FILL
11,262.80 CY 25,369.18 CY •
SHRINKAGE 15%-1,689.42 CY
NET 11,949.48 CY
•
PROP. BLOCK WALL (TYP.) I
- -- -- - -- -� - - -- -- - x
� xx
e094E \ x x x x x v X - ��
EX CHA
�� X 2 ,j �i xis . HAiN LINK �FwL 21,3 F� �- _
x 213
® 6„ ® 6' o ® 6„ ® 6„
4 PAD
o 0 0 0 7
1 2124.5 2 g �j 10 18 2 4 2 6 �� o
ci Dw 2122.5 �10
8j7% 2128.1 6 0� 2129.8 2134.0 1 5 ° a ° 2135.7 2142.3 I 2143.2 D 66' A PAD PAD A A PAD PAD A PAD 7 3% PAD A A PAD d 3 6% �° 4 I 7 I � 4 PAD A
FS - _ _ o o _ _ - 0 7 �L-
o
33' 33' 0 41%� 41% �. 7
°
=° m 332147.6
�
s s m „so ss t5"87.
s`s„ o _ 7PAD
4 d B12.69' 3 4 1 1 4.7 ° 12 1 g 20 �7 a 28YI 1 5.25' B2122.2 .5% 2124.0 B 2128.1 �� � 4 2129.5 2133.4 a6 8% 2135.0 B 2141.E 4 ° 1 .1% a ° r- PAD B + B PAD 2.8% ° ° B 4.9% 6'��� PAD � a � 1 PAD ° 1 PAD � ° 1 PAD _ PAD � 1 PAD ♦ 22 4 :� 2 '° 1 �♦
O 6's g 6's SD �_ 6s _ ` „SD 6's P 0 4 0 34
35 W
W I 5 2122.0 2123.E 6 1 3 2127.8 a ° ° 4 1 4 r'211 2132.8 4 6 8% 22 +2 ° ° 2d ° 30 + B B PAD 1.4 0 �9% PAD B N B PAD 4.4 o a� 6 0% 2 PAD 2 B B PAD 3.3 0 2 PAD 3 B B 2 PAD 4 3.4 0 1 3% 2 PAD 2 B 2144.6) PAD 2 PAD 3 cf)
7"
f�_^ ❑ I ❑ L - - - - - ❑ + 7 _ _ -�J1 fL_^ _ _ _ _ _ _ _ �J� L4 0%4 0%� 4 4% 4 4% 9 g
ss� F� -��' �_ _ _ 4.,s o�so o V„so _ _
1 IF
� = 2121.9 24' 4 I 2123.2 2127.5 24' 2129.0 2132.2 24' ° I 2133.7 3 2139.5 4 24' 2141.8 32 / � PAD 0•9% 3.2%
PAD 8 P 0 / PAD 4 3% a ° 6 4% PAD 6 23 PAD 3.6% 4 7 6% PAD PAD 3.6 0 4 9% PAD °I 0 N 21 19.9 3 FL C - - 3 10' N 7 o C C _ 8 0 3 10' ° o _ _ C C 3 10' 0 7 C C _ 8 3 410' o C Iil � 00 LV s0 2121.67FL 6"SD"� 6"sD 6°SD 6"SD
2126.83FL 2130.64FL ri
5o a 4 - - _? - - 4 2130.80FL -
o
2120.85FL ° 0 2122.33FL 1 2125.80FL 2127.60FL g 2130.47FL 2131.53FL 22' n m a° _> > ° 1 - � 1 2137.37FL '� m o 1 N �� 8 2 21 19.51 FL - W ARP
2120.58FL 2121.75FL 10 - W _ 2130.70FL 10 2131.37FL W 2137.20FL 2137.66FL 10 W - - W W 2122.16FL VTR E ET 2125.63FL 2126.72FL c�1
21 ,Q 90FS 10 2125.92FL 2126.10FS 2130-ROFS �. LV
N 5 - 2j6% 3 6%- 2121.76FL 5 -� 2125.46FL 25% C14 2 5% 2126.30FL °�° '� 213 4FL - 2.0% - - 2.6% - - 2136.77FL 2 9% 3.8% - 5 , 21 18.96FL 6 2130.88FL s
21 19.90FL� �� 2122.21 FL 2125.16FL 2126.54FL
2136.67FL 2137.75FS
- 1 _ - 1 2130.02FIL - 1
2122.39FL
2125.33FL 2126.71 FL �n 4° 2131.17FL PROP. R W 4•
o °
a
°
7 ® 3 - 2130.19FL - 2131.34FL- 2136.85FL H
I 2119. 4. 6 s �o® a �° �V
21 17.44FL 7
02 2119.9 24'w 7 2% 2121.E \ - I--,' ec,
N 2125.2 ° 69% 2127.E 103 1 04 1 Ogg 2129.9� 2131.E 1 1 0 1 1 5 2136.9 PAD .PAD PAD I � PAD 3.2% 1B1 1BO11PAD 7 C PAD 9 C C 7.6% o Q1 1 _
°
(_1_054 10'' °106 111 4247 112 116 24'4PROP. LOCK 1 00 (2119.4 7 9% gg4 I ' 2121.1 2124.8 ,, 7 9% 2127.2 2129.Elj- h
WALL (TYP.) B 3.7 o W 1 PAD B B PAD 3 7° 9 PAD B B PAD 1 617% 2 PAD B 2137.1 0 10 4 2139.4 2140.1 2141.2 PAD ° , ° O PAD 7 4% PAD PAD PAD
- 4;
S s s o° as„9 + 1
L ❑ 14.7 1171
R 1 ❑ J J ❑ f
S 9
SD h ❑ N 0 S D
` [� 1 4 �4 4 cv N N
I 97 108(114`
�4
107 3 1 2 30.4(112136.0 °
(98 �2118.9 I 9 8 2% 2120.7 B B �2124.3 3 5 °° aN 7% 2126.7 B B 2129.3 2 4° 2 5% PAD 4 1 1 7 PAD a ,ss° s° g 3.9 % PAD �� PAD 2 PAD � A A 6»s
PAD 4
2 _ J 4 PAD 2 s 2
+ _ -
_ _ _ 4
0 LII
� ■ ■ 0 ■ ■ A i ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■J�6„Si c ■ ■ ■ ■ ■ ■ I ■ ° 4 ■ ° ° a (ll,MATCHLINE - SEE SHEET 7
D /IAI T D /IAI
R/W R/W
32'
4' 12' 12' 4'
I
I
3r_ IIVIN 6-0
TYPICAL SECTION FOR STREET E
N.T.S.
VEGETATIVE
SWALE
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY SECTION G-G
BENCH MARK
BENCHMARK: CITY OF YUCAIPA BM NO. 461
DESIGNED BY: AC
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, QROFESS/ONq
202.5' WEST OF 12TH STREET.
Q F
®
ELEVATION: 2106.11'
CID
DRAWN BY: VL
-
LEGAL DESCRIPTION
No.87222
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN ,t EXP.9/30/25
yy��
Know it �a O W
BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS:
PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO JT 0/v1� �Q
q�F
w (]1.JZ .
CHECKED BY: AC
OF Cpl\F���
COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you
APN: 0318-021-18,-19, & -58
SECTION H-H
PREPARED BY:
ENGINEERING & CONSULTING, INC
9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701
INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV.
ANGEL CESAR, P.E. 87222
R/W R/W
CONSTRUCTION
NOTES
4.5' 18.65'
1 6" CURB PER SPPWC STD. PLAN 120-3 (TYPE
Al -6) ON SHEET 2
PROP.
BLOCK
WALL
6" CURB AND GUTTER PER SPPWC STD. PLAN
120-3 (TYPE A2-6) ON SHEET 2
O3
CURB INLET
PROP.
LANDSCAPING EX. CHAIN
DROP. 2% LINK FENCE
3LOCK -- S 6q
w W w
WALL EX. �
. w GROUND
4 O
16' DRIVEWAY PER CITY OF YUCAIPA STD. NO.
109-2
5 O
3" A.C. PAVEMENT OVER 4" CLASS II AGGREGATE
BASE
VEGETATIVE
©RIP
RAP
O7
STORM DRAIN PIPE
5 1 SWALE
'ROP.
ANDSCAPING SECTION I -I
®
4" THICK SIDEWALK
O9
6" SEWER LINE
SCALE
30 0 15 30 60
10 MANHOLE PER YUCAIPA VALLEY WATER DISTRICT
S-3
( FEET )
1 INCH = 30 FT.
TRACT NO. 20372 SUBMITTED BY:
CITY OF YUCAIPA
RECOMMENDED FOR APPROVAL BY:
RESIDENTIAL HOUSING DEVELOPMENT
PRELIMINARY GRADING PAVING AND DRAINAGE PLAN APPROVED BYFERMIN G. PRECIADO CITY ENGII JOB No. /�
12TH & AVENUE E SHEET No. __6__ OF _ 1 ? SHEETS
REVISION DESCRIPTION BY DATE APN: 0318-021-18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
DRAWING No.
52648
DATE:
DATE:
DATE:
MATCHLINE - SEE SHEET 6
-+ I /-IIi.VVVL 'l� I I �ZILJ.UyrJ L1LID. 0irJ U - .
10 10 2121.88FL 2122.o0FL 2123.27FL 5
6"SD d ° 2117.72FL -_ 1 _ 1 _ w 2-5% 2129.14FS w _ _ 5 w 6 w 2135.00FS ° w - ��� _ g 2122.05FL 00 0 Lq
d ° ° °� o ° d ° e ° ° ° ° ° ss - �s ss ss �ss s3 3 3
3 `2117.89FL ° ° d ° 10 �� •
8 6 _ ^^ ® 6" o ® 1 1 d
o - -/ �l 0 8 Lo OP. R/W d
d ° 4 ° '° ed a d °° 0 d (�
° ° 3 d ° d ° ° °d °° ° d �d 1
>>� pp 2 2119.4 8 7 �' 2123.3 1 3 2125.3 7 7
°
R
1�. c 24, 7 0% PAD C N lit
N C PAD 24' 4 1 PAD C
4� I33 r 33 PROP. BLOCK WALL��TYP) I G_� _ o I °d I 4, 24' 4, 66 2129.2 2130.9 67 53 2135.3
1.6% d 7 8% 4.0 0 0
C I 12.69' �� I 10 d 6„ 10 PAD ° r- PAD C C PAD •
° s 5 4 2 9 2 I C 24'
C� 5.25' °< 9 0% 2118.7 88 7 g 2123.0 2124.9 79
I _, °
PAD B B PAD 3.4% �° 9 00
8% PAD B D ss 10 1
2129.0 d 2130.4 69 2134.8
° d O ° 9 9 d° d° °
F
_ _�_ 1� C ❑ p 68 PAD 3.8 0 ° ° 8 3% PAD 5 PAD 4.1 o a 'J� 4os �oE I ❑ °° $ uv ° d B • V
N V ° �e B d
C
°d so
2122.4 C7 ��1���B 2WALL( 2° •
Q
V
12TH ST
R/W VARIES
22.2' 6' 5.2' 3'-27'
16'
20'
AVE
rI\Vr.
LANDSCAPING
EX. STREET
PROP. OFFSITE SIDEWALK PER
SEPARATE PLAN
R W R/W
32 4' 12' 12' 4'
I
I
SECTION C-C
CONSTRUCTION NOTES
1 6" CURB PER SPPWC STD. PLAN 120-3 (TYPE
Al -6) ON SHEET 2
2 6" CURB AND GUTTER PER SPPWC STD. PLAN
120-3 (TYPE A2-6) ON SHEET 2
3C
CURB INLET
®
16' DRIVEWAY PER CITY OF YUCAIPA STD. NO.
109-2
O
3" A.C. PAVEMENT OVER 4" CLASS II AGGREGATE
BASE
©
RIP RAP
7C
STORM DRAIN PIPE
®
4" THICK SIDEWALK
O9
6" SEWER LINE
10 MANHOLE PER YUCAIPA VALLEY WATER DISTRICT
S-3
5 SECTION D-D LANDSCAPING
TYPICAL SECTION FOR STREET A
PROP.
OFFSITE LANDSCAPING
PER SEPARATE PLANS
SECTION J-J
I I\VI .
LANDSCAPING
L
EX. STREET 16.75' q
EX. C&G AVE. E R/W
VARIES
PROP
OFFSITE I C �� 1 31.9' 6.5' 5' 3'-27' 12'
SIDEWALK- ri]
EX. STREET . w w . PROP.
OFFSITE
PROP. SIDEWALK PROP. I PROP.
C LANDSCAPING OFFSITE BLOCK
LANDSCAPING WALL
PROP.
PROP. PROP. PROP. EX. STREET EX. C&G
. LANDSCAPING
OFFSITE BLOCK PROPBLOCK '
EX. C&LANDSCAPING BLOCK
WALL WALLS o 0 3�
WALL
� PROP. SCALE
SECTION P-P C LANDSCAPING BASIN BOTTOM 30 0 15 30 60
�� =1 ELEV. 2120.00'
PROP. PROP.
OFFSITE OFFSITE ( FEET )
BASIN BOTTOM SECTION 0-0 BASIN BOTTOM SIDEWALK LANDSCAPING 1 INCH = 30 FT.
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY ELEV. W2106.00' y ELEV. 2106.00'W W
SECTION K-K
BENCH MARK PREPARED BY: TRACT NO. 20372
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC D 1- QROFESS/p�SUBMITTED BY: DATE:
• DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' IN OF OF YUCAIPA OF AVENUE E, o,ql
202.5' WEST OF 12TH STREET. �,
® ELEVATION: 2106.11' ?�2 ��'�� CF`fy� Fez ENGINEERING & CONSULTING, INC RECOMMENDED FOR APPROVAL BY: DATE:
DRAWN BY: VL CD m RESIDENTIAL HOUSING DEVELOPMENT
LEGAL DESCRIPTION No. 9/30 2 932B BASELINE .CO S- D B RANCHO CUCAMONGA - 8-65 PRELIMINARY GRADING PAVING AND DRAINAGE PLAN APPROVED BY:DATE:
G. PRECIADO CITY ENGINEER DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN * EXP. 9/30/25 * INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: lPj C/VJOB No. /� SHEETS DRAWING No.
Know wh (h a C W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC 9TFOF CA��``7 12TH & AVENUE E SHEET No_OF 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2. . _ _ T C a before you C tR - 0318-021-18,-19, & -58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 031 8-021 -1 8,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222 ENGINEERING DIVISION
MATCHLINE - SEE SHEET 7 MATCHLINE - SEE SHEET 6
MlMllMllllMlMM MlMllMlllllMMM MIIIlMllMM ■ ■ MlMllMlllllMMM MlMllMlllllMMM MlMllMlllllMMM MlMllMlllllMMM MlMMMllIII ■ ■ MMIMlllllMl ■ ■ MlMllMlllllMMM MlMllMlllllMMM MlMllMlllllMMM MlMllMlllllMMM MIME MEE MIME ■ ■ MlMllMlllllMMM MlMllMlllllMMM MlMllMlllllMMM MlMllMllllMlMM MlMllMlllllMMM MMMlIIIllMl ■ ■ MlMllMlllllMMM MlMllMlllllMMM MlMllMlllllMMM MIME 132. �� PAD
2 7
2 30 8s 2\ PAD �, 2141.2�o PAD
o
3 PAD w ��
o
°o
o °
� e
(2131. 2RIM
3 O Q o
° ° ° ° °
p
O 2112. 21 N V� � p � ss �
/ ss\r
XIS
D o
� � 20 o E 8 3>
o
i
o
0 - - �/ � o >?., � o� � ° ° 9 0 �'' b 1 PROP. R/ w 1 w � w w w 1 w 41"o s� �,
ai < ss w ��j
<� $ ��
w
� 6"sD 6 sD 6 sD 10
N 9
6' S
o
0 2142.51 FS g 2144.09FS ss s ss ss
O �
—11
°
� I O 01
0 R
°
°
k
°
0 °
P
z I `° � moo, ✓ 1�%
F
J
r
C
�1
--- D A---
.L
i
PROP. B
WALL (TYP)
WI SON CREEK
R/W
R/W R/W
32'
4' 12' 12' 4'
I
EX. GROUND
VEGETATIVE SWALE
SECTION E-E
TYPICAL SECTION FOR STREET C
N.T.S.
SECTION F-F
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY
BENCH MARK
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, QROFESS/ONq\ 202.5' WEST OF 12TH STREET.
Q F
® ELEVATION: 2106.11' CID
DRAWN BY: VL
LEGAL DESCRIPTION No.87222 m
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN ,t EXP.9/30/25 yy�� BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: JT 01V Know w it (]1.JZ �a O W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC q�F OF Cp0F��� COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C C before you APN: 0318-021-18,-19, & -58
PROP.
VINYL FENCE
8.5' 5'
LOT 65
FF=40.07'
PAD=39.40'
—� PROP.
LANDSCAPING
VEGETATIVE SWALE
PROP. OFFSITE
LANDSCAPING
SECTION L-L
PREPARED BY:
ENGINEERING & CONSULTING, INC
9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701
INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 R/W
[ [- PROP.
9,3' VINYL FENCE
PROP. LANDSCAP
PROP. OFFSITE
EX. GROUND LANDSCAPING
VEGETATIVE
SWALE
SECTION M-M
PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION ANGEL CESAR, P.E. 87222
SECTION N-N
R/W
EX. FENCE
EX. GROUND
V��ETATIVE
SWALE
PROP. BLOCK WALL (TYP)
CONSTRUCTION NOTES
1 6" CURB PER SPPWC STD. PLAN 120-3 (TYPE
Al -6) ON SHEET 2
2 6" CURB AND GUTTER PER SPPWC STD. PLAN
120-3 (TYPE A2-6) ON SHEET 2
�3
CURB INLET
®
16' DRIVEWAY PER CITY OF YUCAIPA STD. NO.
109-2
O
3" A.C. PAVEMENT OVER 4" CLASS II AGGREGATE
BASE
©
RIP RAP
O7
STORM DRAIN PIPE
®
4" THICK SIDEWALK
O9
6" SEWER LINE
10 MANHOLE PER YUCAIPA VALLEY WATER DISTRICT
S-3
SCALE
30 0 15 30 60
( FEET )
1 INCH = 30 FT.
TRACT NO. 20372 SUBMITTED BY:
CITY OF YUCAIPA
RECOMMENDED FOR APPROVAL BY:
RESIDENTIAL HOUSING DEVELOPMENT
PRELIMINARY GRADING PAVING AND DRAINAGE PLAN APPROVED BYFERMIN G. PRECIADO CITY ENGII JOB No. /�
12TH & AVENUE E SHEET No. __8__ OF _ 1 ? SHEETS
BY DATE APN: 0318-021-18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
DRAWING No.
52648
DATE:
DATE:
DATE:
R/W R/W P
BL
32'
4' 12' 12' 4'
P
LANDSCA
JtIIIVIV CS —CS
TYPICAL SECTION FOR STREET E
N.T.S.
D /1A/ D /IA/
SECTION A -A
TYPICAL SECTION FOR STREET B & D
OP.
DCK R W 32, R/W
LL
4' 12' 12' 4'
P.
)SCAPING
SECTION C-C
N.T.S.
PROP
R/W//-- BLOCI
I I \ V I .
LANDSCAPING
_ nnnn
U
SECTION D-D
TYPICAL SECTION FOR STREET A
N.T.S.
LANDSCAPING
SECTION E-E
TYPICAL SECTION FOR STREET C
N.T.S.
R/W R/W
32'
4' 12' 12' 4'
I I
SECTION F-F
N.T.S.
PROP. R/W ' {L R/W
BLOCK 40' PROP. C� WALL BLOCK PROP. PROP.
R/W BLOCK BLOCK
1.3' 4' 12' 20' 4' 6.5' WALL AVE. E 42.34 / WALL WALL
UNIT R/W PROP. 30.86' 6.5' 5' 23.6'
8' PARKING ,.-
9 17.89' R/W R/W 2'
X. CHAIN 2% 4.5' 18.65'
FENCE 2% All. 8
-- PROP. PROP.
EX. — LANDSCAPING BLOCK
PROP. GROUND `� 1 WALL
-\\-
PROP.
BLOCK EX. STREET EX. C&G LANDSCAPING
WALL
W PROP. g __ I� PROP.
LANDSCAPING 5 LANDSCAPING EX. CHAIN
2% LINK FENCE o
° 5 6i
VEGETATIVE 2 r � -- �� O O I
EX. d -
PSWALE . W GROUND PROP. OFFSITE SIDEWALK PER PROP.
SEPARATE PLAN PROP. LANDSCAPING
SECTION G-G SECTION H-H OFFSITE LANDSCAPING
VEGETATIVE
N.T.S. N.T.S. 5 1 SWALE PER SEPARATE PLANS
SECTION 1-1 SECTION J-J
(i N.T.S. N.T.S.
AVE. E R/W
VARIES R/W
31.9' 6.5' 5' 3'-27' 12'
R/W R/W 42.7'
I PROP. PROP.
I VINYL FENCE 9.3' VINYL FENCE LOT 37P. BLOCK WALL
� PROP. 8.5' 5
BLOCK LOT 65 PROP. LANDSCAPING
WALL FF=40.07'
EX. STREET EX. C&G PAD=39.40' DOG PARK
.ww
0 0 7 PROP. LANDSCAPING
PROP. BASIN BOTTOM EX. GROUND W
LANDSCAPING
ELEV. 2120.00' PROP. EX. FENCE
W
� LANDSCAPING
PROP. PROP. w VEGETATIVE SWALE ROP. OFFSITE
OFFSITE PROP.OFFSITE VEGETATIVE SWALE � EX. GROUND LANDSCAPING SIDEWALK LANDSCAPING PROP. APINGOFFSITE VEGETATIVE EX. GROUND
LANDSCAPING
SECTION K-K VEGETATIVE
N.T.S. SECTION L-L SECTION M-M SECTION N-N SWALE
N.T.S. N.T.S. (; N.T.S
PROP.
12TH ST R/W P/L VINYL FENCE
22' 5.5' 13' 12.5'
2.68'
12TH ST R/W VARIES
22.2' 6' 5.2' 3'-27' 20'
AVE. E R/W VARIES 16' PROP. LANDS APING
31.9' 6.5' 5' 3'-27' 20'
EX. STREET EX. C&G 16.75' EX. STREET
PROP.
0 0 �� OFFSITE I
7q 7�777O
C, O O I SIDEWALK
EX. STREET
w
PROP. EX. C&G
OFFSITE o o �� PROP.
SIDEWALK C C C PROP. OFFSITE
PROP. �� Q LANDSCAPING SIDEWALK
OFFSITE �
LANDSCAPING PROP. PROP.
PROP. �0FFSITE BLOCK SECTION Q-Q
PROP. ZIACAPING BLOCK EX. C&LANDSCAPING WALLS N.T.S CONSTRUCTION NOTES BLOCK WALL - ��
WALL
O1 6" CURB PER SPPWC STD. PLAN 120-3 (TYPE Al-6) ON SHEET 2 O 6" CURB AND GUTTER PER SPPWC STD. PLAN 120-3 (TYPE A2-6) ON SECTION 0-0 SECTION P-P BASIN BOTTOM SHEET 2
N.T.S BASIN BOTTOM N.T.S ELEV. 2106.00' O5 3" A.C. PAVEMENT OVER 4" CLASS II AGGREGATE BASE ELEV. 2106.00'
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY ® 4" THICK SIDEWALK BENCH MARK PREPARED BY: L
TRACT N0. 20372
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY:AC `' SUBMITTED BY: DATE:
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, oQROFESS/o CITY OF YUCAIPA 202.5' WEST OF 12TH STREET. `� CF F� RECOMMENDED FOR APPROVAL BY: DATE:
® ELEVATION: 2106.11'9� m ENGINEERING & CONSULTING, INC RESIDENTIAL HOUSING DEVELOPMENT DRAWN BY: VL
LEGAL DESCRIPTION No. 87222 z 9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701 SECTIONS & DETAILS APPROVED BY: DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN EXP. 9/30/25 * INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 FERMIN G. PRECIADO CITY ENGINEER yy�� BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: Lp cm �Q JOB No. DRAWING No.
Know wh Cll a O W . PER PLAT RECORDED IN BOOK 03918 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC qTF OF CAL�12TH & AVENUE E SHEET No. __ OF _ l k SHEETS 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you APN: 0318-021-18,-19, & -58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 0318-021 -18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222
ENGINEERING DIVISION
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EXISTING WATERMAINS, UNLESS OTHERWISE NOTED. WORK TO BE PERFORMED, TIME AND MATERIAL, ARE AT THE DE�ELOPE EXPENSE.
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APPROVED BY:
22 03. 0° o ! YUCAIPA VALLEY WATER DISTRICT
40" ,�20 �1 21 p - A
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY 2 W 9006 PROJECT ENGINEER:
BENCH MARK PREPARED BY: _ TRACT NO. 20372
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC `' J SUBMITTED BY: DATE:
• DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, oQROFESS/ONq� 202.5' WEST OF 12TH STREET. CITY OF YUCAIPA
® �`Q C,' �Fs F�� RECOMMENDED FOR APPROVAL BY: DATE:
ELEVATION: 2106.11'
VL
Q 9� m ENGINEERING & CONSULTING, INC
DRAWN BY: RESIDENTIAL HOUSING DEVELOPMENT
LEGAL DESCRIPTION No. 87222 m 9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701 0 E p F� rF=n p ;i �� p APPROVED BY: DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN * EXP.9/30/25 yf INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 N p III U L N FERMIN G. PRECIADO CITY ENGINEER BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: Jj C/V\\- JOB No. DRAWING No.
Know wh Clyy�� ,a O W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC q�FOF CA012TH & AVENUE E SHEET No. _10- OF _ l k SHEETS 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you APN: 0318-021-18,-19, & -58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 0318-021 -18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222
ENGINEERING DIVISION
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NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY �2 �� `��\ �oN��° "���\ 3� �_ N87`\3"W 90���
BENCH MARK PREPARED BY: _ TRACT NO. 20372
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC SUBMITTED BY: DATE:
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' IN OF AVENUE E, oQROFESS/pN9l CITY OF YUCAIPA .5' WEST OF 12TH STREET.
RECOMMENDED FOR APPROVAL BY: DATE:
ELEVATION:
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® ELEVATION: 2106.11' � ��'CFs�� �ENGINEERING &CONSULTING, INC RESIDENTIAL HOUSING DEVELOPMENT DRAWN BY: VL T — _
LEGAL DESCRIPTION No. 97222 A INFO®BLU9320 ECIVILENG.COEUNE ,MS- WWW BLUECVIH NG.COM ONG 09C248 76557 PRE —DEVELOPMENT HYDROLOGY � H � � � T APPROVED BY:DATE:
G. PRECIADO CITY ENGINEER DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN ,t EXP.9/30/25 yy�� BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: J� 0/v 1� �P JOB No. DRAWING No.
Know w it (]1.JZ 'a O W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC qTF OF CA1.\F12TH & AVENUE E SHEET No. _ _� OF _ 1 4 SHEETS 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you APN: 0318-021-18,-19, & —58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 0318-021 —18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222 ENGINEERING DIVISION
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NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY 213og5 S� � 3" C W 90 -
BENCH MARK PREPARED BY: _ TRACT NO. 20372
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC SUBMITTED BY: DATE:
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' IN AVENUE E, oQROFESS/ONqe � u
CITY OF YUCAIPA
202.5' WEST OF 12TH STREET. 11 �� 0 Fy RECOMMENDED FOR APPROVAL BY: DATE:
® ELEVATION: 2106.11' � ��' Fs9� m ENGINEERING & CONSULTING, INC RESIDENTIAL HOUSING DEVELOPMENT DRAWN BY: VL
LEGAL DESCRIPTION No. 87222 m 9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701 APPROVED BY: DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN * EXP.9/30/25 yf INFO®BLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 PCST —DEVELOPMENT HYDROLOGY FERMIN G. PRECIADO CITY ENGINEER BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: Jj c/u\- JOB No. DRAWING No.
Know wh Cllyy�� a 0 W . PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC OF CA012TH & AVENUE E SHEET No. _1_! 2_ OF _ l k SHEETS 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C a before you APN: 0318-021-18,-19, & -58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 0318-021 -18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222
ENGINEERING DIVISION
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UNIT 10 NIT 101 UNIT 10 t�NIT 104 UNIT 109 UNIT 110.: UNIT 11 UNIT UNIT UNIT 38 UNjr 'G. .... 121 120 118 a 4� U ,
T _ I - UN
UNIT 100 UNIT 99 UNIT 10 �� UNIT 106 UNIT 111 UNIT 112 UNIT 11 44 .... .❑ D .DMA-4 � .,�. .. W. - .W...
0 0 'V
4 UNIT 98u (UNIT 97 UNIT 10 � UNIT 108 y W 4 UNIT 11 UNIT 114 UNIT 111 6»sp5.82 - _ . .. .. .. _ .. ❑ - W /T
L ❑ v i4
6,;SD N/
0 M
o S
_
PIP C ozg`. UNIT 96UNIT 95 UNIT 12 �;W y�.. .. y..y.y. .. ..y... .... .. 3 / C - ❑ . .W ❑ DMA-2 :- W:.
o�� o .. o. -❑ UNIT 126 UNIT I124
..... ....... .
0 a
a
`j C UNIT 94 UNIT 93 '.`..`. UNIT 12 q ..'.=❑ ��� UNIT UNIT os ) �_ ..`. ,���� UNIT
W
UNIT 92 w W W W _W UN
z ��-------- lT _
46 (/N/T i
Q _L — ❑ W W W w W / �8
_ _.. �.�__. — o — — — — — -Ivlr
SS SS SS SS
s
y.
o
T UNIT 77
UNIT 87 UNIT 76
� 52
�3. ❑. V h o D_
WM �' '......... o .yUNIT 67 UNIT 53 U
.. .... D UNIT 66, KI' ..+ . �,
o Jr
8 U lT
W o UNIT 88 W UNIT 78 UNIT 79 - - N
-, 33
3 ;f3,s N /T
_ o _ '+L _ ❑ UNIT 68 UNIT 69 UNIT 54 "�` 6
CC �./� .. �.....� ...� �� �.... �� �� � U C
IV 6
1 m BIORETENTION BASIN 1 - ❑' ❑ - a. ❑ ❑ Jw. ❑ �' 6 /T
AREA = 7,805 SF UNIT 89 W UNIT 80� UNIT 81 /
c�V 28 137 CF � � _ � .. .
BOTTOM - 2106.00
❑ w ❑
;�; PROPOSED - � _o � � moo. V WS
- �.... UNIT 70 UNIT 71 0S I 5 �A;_
�, o
lx �� .. DMA 3 -r ssa.
UNIT 90 UNIT 82� o NIT
-W
Eq
L .. UNIT 7 ❑ NIT 73
UNIT 91 UNIT 84 UNIT 85
__ .... UNIT 74 'UNIT 75 I �' UNI r,7 I 6/
' Iw `t C-=-1�2_ i UN/T
.,T
o TI 2
� I2 � �, �. .. .'�.�..-..... �, .. BIORETEN ON BASIN ... .. ... . y yWa
%
N9C3°D C_
>>ooBF ,o PH �__=_�=` WLL AREA = 8,112 SF
0 AVENUE - _- .... VPROPOSED = 29,244 CF
BOTTOM = 2120.00� ... �.�
.W
- ------ _
4 6N
APN:0319-121-24
W
L.
213 5.44 TG
(2134.96FS
c
CO
0 0
r CN V GO EX/ST C C
J \ 8 0_
FOR
),-
Farm 4.2-1 LID BMP Performance Criteria far Design Capture Volume (DA 1)
Project area oA 1(ft2):
2 Imperviousness after applying preventative
3 Runoff Coefficient (Rc): 0.389
661,312
site design practices (Imp%): 57%
R,=0.858(lmp%)F3-0.78(1mp%)12+0.774j1mp%)+0,04
4 Determine 1-hour rainfall depth for a 2-year return period Pz r.inr (in): 0.528 httAr//hdsc.nws.noaa.aov/hdsclafds/so/sca obs.htmi Compute P6r Mean 6-hr Precipitation (inches): 0.782
P- =Item 4 C where C is a (unction o site climatic region specified in Farm 3-1 Item ? (Valley = 3.4807• Mountain = ?.909• Desert = 1,2371) a I� 1 l � � ! r e �
6 Drawdown Rate
Use 48 hours as the defauit condition. Selection and use of the 24 hour drawdown time condition is subject to approval 24-h rs ❑
by the locai jurisdiction. The necessary BMP footprint is a function of drawdown time. While shorter drawdown tunes 48-h rs ❑
reduce the performance criteria for LID OMP design capture volume, the depth of water that can be stored is also reduced.
Compute design capture volume, DCV (ft3): 32,864
0CV = 1/12 * f1tem 1* Item 3 *Item 5 * C21, where C., is a function of drawdown rate (24-hr=1.582; 48-hr=1.963) Compute separate DCV for each outlet from the project site per schematic drawn in Form 3-1 Item 2
THE ENGINEERED SOIL MEDIA SHALL BE COMPROMISED
OF 85 PERCENT MINERAL COMPONENT AND 15
PERCENT ORGANIC COMPONENT, BY VOLUME, DRUM
MIXED PRIOR TO PLACEMENT. THE MINERAL
COMPONENT SHALL BE CLASS A SANDY LOAM TOPSOIL
THAT MEETS THE RANGE SPECIFIED IN THE TABLE
BELOW. THE ORGANIC COMPONENT SHALL BE NITROGEN
STABILIZED COMPOST, SUCH THAT NITROGEN DOES NOT
LEACH MEDIA.
SAND FOR BIORETENTION:
SHOULD BE ANALYZED BY AN ACCREDITED LAB USING
#200, #100, #40, #30, #16, #8, #4, AND 3/8
SIEVES (ASTM D 422 OR AS APPROVED BY THE LOCAL
PERMITTING AUTHORITY) AND MEET THE FOLLOWING
GRADATION. REFER TO NOC TGD MISC-1 FACT SHEET.
SIEVE SIZE (ASTM D422)
% PASSING (BY WEIGHT)
MINIMUM
MAXIMUM
INCH
100
100
#4
90 100
#8
70 100
#16
40 95
#30
15 70
#40
5 55
#100
0 15
#200
0 5
MINERAL COMPONENT RANGE REQUIREMENTS
Percentage Range
Component
70-80
SAND
15-20
SILT
5-10
CLAY
COMPOST FOR BIORETENTION:
SHOULD BE ANALYZED BY AN ACCREDITED LAB USING
#200, % INCH, 1 /2 INCH, AND 1 INCH SIEVES (ASTM
D 422 OR AS APPROVED BY THE LOCAL PERMITTING
AUTHORITY). REFER TO NOC TGD MISC-1 FACT SHEET.
SIEVE SIZE (ASTM D422)
% PASSING (BY WEIGHT)
MINIMUM
MAXIMUM
1 INCH
99 100
INCH
90 100
a INCH
40 90
#200
2 10
PROJECT AREA BREAKDOWN
PROJECT TOTAL AREA 661,312 SF
PROJECT ROOF/PAVEMENT/CONCRETE AREA 378,706 SF
PROJECT LANDSCAPE AREA 282,706 SF
LEGEND
DRAINAGE MANAGEMENT AREA (DMA)
SANITARY SEWER
DOMESTIC WATER
STORM DRAIN
— - — - — - — CENTERLINE
----->— FLOW LINE
0 CONCRETE
0 ASPHALT
LANDSCAPE
DIRECTIONAL FLOW ARROW
SCALE
30 0 15 30 60
( FEET )
1 INCH = 30 FT.
NOTE:
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY LANDSCAPING AND IRRIGATION MAINTENANCE TO FOLLOW SEPARATE LANDSCAPE PLANS.
BENCH MARK PREPARED BY: _ TRACT NO. 20372
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC `' J SUBMITTED BY: DATE:
DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, oQROFESS/ONq� CITY OF YUCAIPA 202.5' WEST OF 12TH STREET. RECOMMENDED FOR APPROVAL BY: DATE:
® ELEVATION: 2106.11' ��' F`�9� m ENGINEERING & CONSULTING, INc RESIDENTIAL HOUSING DEVELOPMENT DRAWN BY: VL
LEGAL DESCRIPTION No. 87222 M 9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701 PRELIMINARY WATER Q U A I L I TY MANAGEMENT PLAN APPROVED BY: DATE:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN * EXP.9/30/25 yf INFO®BLUECIVILENG.COM — WWW.BLUECIVILENG.COM — 909-248-6557 FERMIN G. PRECIADO CITY ENGINEER BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: JT ClV �� �Q JOB No. /� DRAWING No.
Know wh Cllyy�� e C W • PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC q�FOF CA1�F12TH & AVENUE E SHEET No. _1_! 3_ OF __� ? SHEETS 52648 COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
C C before you APN: 0318-021-18,-19, & -58 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV. REVISION DESCRIPTION BY DATE APN: 0318-021 -18,1 9, &-58 CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT ANGEL CESAR, P.E. 87222
ENGINEERING DIVISION
W
-�
GNV
GNV 1
4.36' F ��� 1.60' D
�7D 2.06 FD= 1.03' FD
2122.97
1 � 124.97
FF 2
_F o
1 4.70 FD 61 ' FD 2.40' F '71.3
1 2.02' FD I 2.70' FD 1.00' FD
4.57' FDA_32122.4� 1 I 21245�FF FF4.91' FDFD 2.39' FID �' 1. 3' FD 1 2.52' FD .7 7' FD =4L
83' FD
5 21 2.47 ] 1 I 2124.23 6
g FF
5.2 ' FD 4.0� I I 2,45' FD 1.40'
4.01' FD 2.13' FD;m-1.07' F
5.30 FD --
7 2122.3
FF E!J.32
F
6 2 39' FD
-1.34' FD/
5.65' FD 4.27 FD - -
iI7 �Ivv
T UJ
(r� . /
F.
a'
EXIST.' CHAIN SINK EENCE ✓
�C o
6.31' FD = .1 1' FD.vW,�a_ o
2.42D 1.05 F / 36
25 FF 2143.58 �6 3.26 FD 2.68' FD 1 .24' FDA �A
i
6. 6' FD 5.41 ' FD FF
,� -T 2.5 FD 1.34' FD L218.07 6.0 FDA 3. 7FD', 3.50' FD 1.01' FD 33F 1 0.21 ' D 2149.04
2.34 FD FF -1.33' FD
/�
142.07 ] I I [ 143.82 28� B 4.75' D 1.03 F
J
6.46' FE � FF B �1.59' FD
- 1.05 FD
D5.20' FD 2.61' F 1 "1.36' FD 2.44' FD 1.81 FD 1.76' FD 0.33 FD ��
2.87 F 3.49' FD 1.00' FD 1 .44 FD / 2 -71.01 FD '
34 55 49.47� 1.88' D 1.28' FD
+2o, 214 .87 ] 214 .67 30 + B 2145.77 FF
R F I I 1 FF g 145.07 / 1.63' FD
FF 1.48' FD 2.40 FD 215 .57 1.29' FD
5.91 ' FD 4.50' FD FF
- I I 2.60' FD" � " 1 34' FD F
LJ 2.24' F / 21nl�6 4
-5.19' FDA 73' FD 2 25' FD�1. 7' FD 1.87' D 82' FD 2.63 A // �21 F9.97 2142.27 3, 2152.17
C 3.0 FD /1.8� 2.66' FD
5. 8' FD - 4.0 FD 54' FD -1.28 D - - �/ \ �2.25' FD
4-
228 F� .
+ ® 2.77' FD_ 1.83�F /
- 3.29' F
7 - 2.06' FD �� 3.43' FD 1 .86' FD
2.18' FD \ 1.13' FD 3.75' FD �2.59' FD 2.04' FD 1,02' FD 2.64' FD -2. 8' FD - 0. FD - -4.99 F - 3.27' FD 1.71 ' 1.78' FD �- - 2125.98 21 8.67 104 09� 2130.62 2.2 0 FD . _ � (� 2 47.87 212 97 �
2.74' D
_ .29 FD � .90 FD �2122 33 � � FF , � FF � 2132.61 � � 1 1 �I FF ! 1 1 1.03' FD F 3. 4' FD FF FF 2 20 118 1.00' FD 4.11 FD 2148.77 2.38' F_;7 /
F 39' FDA .01 ' FD 3.03' FD 2.31 ' FD 1.29'FD 2.7 2.23 FD � 2 5 5.41 ' FD .63' FD
5. 3' FD 4.24 F I I 2.24' FD d -� �� 1 ' FD 1.69' D B B FF
2.44' FD
21 .27 2149.47 �3.59' FD /
1.00' FD 3.7 FD 1 .58' D 2.20' FD_ 01 ' FD-2.52' FD 1.16' FD - 2140.47 2141.17 2 53 FD - - - - ] ] 1.87' FD- 0.99' F 5.15' FD 2.23' FD FF FF 6 / - 3.58 FD F6 150.27
00 2120. 7 21 FF 84 g 2125.64 2128.2 106 21 0.30 [ 1 1 6 - ,1.05 FD 5' FD- �� 42 �r F 9 105 FF 1 2132.34 2138.13 1.48' FD 1.45' FD + R o�
E FF B B FF �: B 2.17' FD /1
Y FF 2.39 4.07' D 3.09' FD _ F i 5 FD 3.64 FD 4.15' FD 2
2.40' FD 1,38 FD 2.82' FD 2.20' FD 6. FD 4.5 FD 2.24 FD
15.73' 4.34' FD � FD 1.35' FD � � �� �� - 2.42' FD- 1.95' FD 2.34 FD 58 _ I - - �T� - 1. 3.74' FD 4.44 FD
2.0 FD 0,82 D 3.68' F 1.54' FD 2. 5' FD = 1 06' D 2.57' FD 1.11 FD i 1.06' FD /
2.62' D1.51' FD1.08' FD 5.4 FD-3.63' FD 3.02' FD
] � 2121.42 g; 21 5.03 ] [ 4� 1.61 FD 4.07' FD
gg 21 19.97 1 07 2127.73 108 1 13 2129.98 2131.41 /
� 114 137.07 / FF B '1. 9' FD 1.52' FD
FF g F{ FF B g FF EE A '
1 4 02' FD 04' FDA .19' FD 1 .63' FD 1.23' FD F6� 'I 2.36' FD 21 FF.37 4 1.2
5.84 FD 43 FD W 46' FD 1.4 I. �� 2.41 ' FD 1.40' FD 3.04' FD 2 51 2146.17
2.66' FD W '.36' FD 1.06' FD 3.67' FD 1 .63' FD 5.98' F 3. 8' FD 3.62' FD 1 .82' FD 2.34' FD FF
5.25' FD ] �� 1-146.67EEI
/
96 2119.47 2120.82 9 28 2124.42 0 m 1.72' FD 1.24' FD 5.82' FD 2.92' D 1. 2' FD 2.36' FD FF / .98 FD 4.57' DFF 1 1.51' FD6F 0.48' 6FD� 293' FD1.91' D 2131.3_ 2136.2 3.34' FD 3.39' FD 2' FD/ ` 2.30 FD
124 ��� �8 FD,
3.92' F = 9' D-T1.03' FD 3.25' FD1 .86' F L J FF F6 4.5 FD 2140. 7 2140.67 i
1.6 5. 2' FD/ 0 L 87 FD 1 39 FD 5 5' FD \ 1 49' FD
S� I
� J
A89'59'38 110-
3.94' FD 2.07' FD 1.53.14' 'D ..3.
- -
2134.14
9 2128.97 2130.27 17 2136.17 1
A FF I FF o FF FF o
4.28' FD T 3.27' D- - 1.8T 1.2 4.97' FD 4.5 3.16 FDT1.51' F
4.00' FD 1 81 ' FD 1.4�2' FDA .02 FD 4.41 ' FD 3.29' FDA 1.07 FD 18' FD
2128.57'] ] [
1 1 FF -� I __ _+ 2 29.97 1 g 2133.53 1 1 2 35.39
4. 5' � F g FF I
FD 3.35' FD F g
1.76' ��" 1.2 FD 14.6�F� 4.1� � 3.14' FD 1.4�I
4.1 FD 1.99' D 1.59 FD 1 05' D-3.96' FD 2.84' FD 3.19 FD ,03 FD Tom,
13 2128.23 ] 2129. 7 21 2132.94 ] 2134. 7 2-
FF I I FF FF I I FF
4.53' 3.53' FD --1. B
/� I 1 1.79' FD 18' FD 4.32' FD 3.78 FDr I I 3.1 6' FD" F 1.4 F ;
4.36' FD 319' FD 1.69' FDA 1. F30 D 2.98' FD 2. 2' FD-1.03 FD 2129.47 .51 ' FD _
15 212 .66 FF 23 2132.53 2134.I 2
FF 1.98' FD 1-.17' F- 3.9 FD C FF
CFF C
4.63' FD- 33' FD - - - -3.39' FD 3.14' ED- -1.44 FD -
STR E T 'D'
94 211 .78 2 0.38 F93 '7 2123.83 \ _ FF FF
�..,
5.90 FD C 6 1.5 F FF h o00 = 1.42' FD0.93' FD 4.7 FD3.69' FD -- - _ 3.06' FD 2.19'
0.75' FD 00 2130.87
4.13' FD I h 123 2135.07 1 .15' FD
2.95 FD \ \ .43' FD 1.65' FD FF FF 2.84' FD
�I 5.48' 1.57' FD 3.80' FD
C C 3.85' FD 2.44' FD
1 1.05' FD 4.86' 4.14' D 4.90' FD 1.20'
9 2118.26 ] > > �_ -- - �, 2142.57
+� FF 1�`� STR ET B > > % �' FF 2.42' FD
`'� + `>' `� 2 43.07 1 .44' FD
\ 15.97' FD j \ 3.69' FD F 2144.17 2. 8' FD
---
❑ - - - - - - - -- 1 3.04 FD �2 - FD 50FF 2144.67
4. 3' FD 2.08' FD 1.04 FD 4.00' 2.86' FD 1.99 FD 1.00 D F_
6.15' FD C 21 19.87 21 3.44 1 71F
25.42 77 - _ _ - - - - .41 ' FD �82' FDT� / 1.04' FD 2.43' FD FF _ I
76 - F 2.89 D 1.92 FD 3.20' FD J 2 �221
_ �A 77� 21 1FF.93 I 2.41 ' ED F 1.20 FD 4.23 FD F 3.27' FD 2.23 FD 1.25 FD 87 FD 1 .40 =3�_ FD 0 1.50' FD 1.74 FD 2,55' FD 3.02' FD N-I
2129.67 212135.77 1
1.01 FF - 1.00 FD
\ 3.15' FD \266g ED 2.02 FD" 1.52' FD' 5. EE 1.77 FD 2.74' FD
2.25' I-; 1.9 FD�0.65' FD 4.08' FD 3.06' FD 2.0� 4.29 FD 5 FD 1 2139.67 1.0 FD ,
1 [ 2119.18 88 2123. 1 ] 1 1 [ 2125.11� -
78 3.05' FD 2.08' FD 0 98' FD 0.46' FD 5.13' FD�4.05' FD 1 FF 1.66 FD o FF g Q FF I FF ��
e��� 2140.77 �
_ � 62
3.20' FD 0.88' FD I 4.10' FD 1 .99' FD 2,12 FD 1.24' FD i 8 2129.12 ] I I [ 2130.88 69 54 2135.08 ] I 2.47
2.42' �1.05' FD 3.83 FD�2.7 FD 1.9 FD�0.98 FD FF I FF g _ FF D� FF 2141.97 64 1.41' FD I � 1 .82' FD
-3 39' FD� 1.14 FD 1.42 FD 1.29' FD 5.17 FD 2. 1' FD 2.59' FD FF Q�� D � 1.62' FD 2142.97 1 B R 21 FF.54 1 1 21 FF.62 23' FD 263' FD FF 1 1 1 21 9.17 89 80 3.19 FD 2.24' FD 0.93' FD0.87' FD 4.69' FD 4 �` /
4.1 1 FDA 04 -D 128.82 � ' 2134. 3. 9 FD 1 .34 FD 2.42 FD 1.31 FD 70 EE I I 2130.23 FF I 1 .66' FD 2 52 FD - JC
1.00 FD LL�.54 FD _ 50 FD I 1.76 FD 1.24 FD
2.02 FD= 0.55 FD 3.6 2.58 1.71 ' FD W B FF _ 4.85 FD 8, D ' � 1.77' FD V ,
- - 3.1 \
w 21 18.1 9 2122.36 21 4.21
�2.90' FD-1 .95' FD 0.90 FD 0.3 F5 D
8 � 4.23 FD
FF B 3.97' FD F 1 .72 FD F ] C
\
1 3.35' D_ 0_9 FD 2,07' FD. .27' FD F/2 2128. 9 0 129.93 2133.82 __ 2.7 ' FD' 1.21' FDA / DJ-1.01 FD 4.38 FD 3.27 FD 1 1 1.97' ED= 1. 0 FD 49' FDA 6 1.24 D 33' FD F6 1.21' 6F 1 212267 I FD 4� 62' FD .08' FD I 3.08 D 0.6
I 1 48 F -
_ 21 18.17 2124.17 85 3. 5' FD-2.30' FD 1.59' FD 2137.8
3.65' FD
F FF FF I 1.07 FD 3.15' FF 2.44' FD 0.91
74 B� W � �3 /' 2 I J0.67
- 2132.97 2128.76
A FF
� � C �'/ FF 2.25'
J 282' FD
3.12' FD, 1.39' F F.� ��
� _ FF o 5.23' FD �- 139.17 /
4.70' D- 32 FD 1.31 F 3.99' FD �� �� FF
2.34 FD � I �' 2139.87
1.9 FD 3.83 FD 4.17' FD ��'.48' FDzm: . FF
-- =
- 2.23' FD � � � 2.69 FD) �
FG 30' FD
3.08 D
97 - - 2.56' FD 3.09' FD
329
EXIS HO SE
r
I
S1 EXISTING RESIDENT STRUCTURE
L - WILL BE DEMOLISHED/REMOVED
_- - -
NOT FOR CONSTRUCTION, FOR PLAN CHECK ONLY
BENCH MARK
BENCHMARK: CITY OF YUCAIPA BM NO. 461 DESIGNED BY: AC
P DESCRIPTION: AT 12TH STREET IN FRONT OF DUNLAP SCHOOL, 33' N OF AVENUE E, QROFESS/ONq 202.5' WEST OF 12TH STREET.
2 F
0 ELEVATION: 2106.11' CF�9� �T
DRAWN BY: VL
LEGAL DESCRIPTION � No.87222
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN tit EXP.9/30/25 BERNARDINO, STATE OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: JT 01V Know wit Gb e O W PER PLAT RECORDED IN BOOK 0318 OF MAPS, PAGE 02 RECORDS OF SAN BERNARDINO CHECKED BY: AC grFOF CALF COUNTY. LOTS 66,67 AND 68 OF SUBDIVISION DUNLAB RANCH SUBDIVISION NO 2.
Ca before you ll. 0318-021-18,-19, & -58
PREPARED BY:
ENGINEERING & CONSULTING, INC
9320 BASELINE RD., STE. D - RANCHO CUCAMONGA, CA 91701
INFOOBLUECIVILENG.COM - WWW.BLUECIVILENG.COM - 909-248-6557 PLANS PREPARED UNDER THE SUPERVISION OF: DATE REV.
ANGEL CESAR, P.E. 87222
TRACT NO. 20372
CITY OF YUCAIPA
RESIDENTIAL HOUSING DEVELOPMENT
FEMA _LEVAMNI CEPTT9 C TCE
12TH & AVENUE E
REVISION DESCRIPTION BY DATE APN: 0318-021-18,19, &-58
EDEND
2.44' FD
1.44' FD
�i
2145.07
FF
1.8�' FD
�OF
TYPICAL BFE DELTA CALL OUT
LOCATIONS
NOTE: FD IS THE FINISH FLOOR DELTA BETWEEN THE
FINISH FLOOR TO THE FEMA BASE FLOOD ELEVATION.
PANEL 06071C8740H EFF. 8-28-2008
BASE FLOOD ELEVATIONS ARE BASED OFF OF LOMR
13-09-1511P
2140
FEMA BASE FLOOD ELEVATTICH
SCALE
40 0 20 40 80
( FEET )
1 INCH = 40 FT.
SUBMITTED BY: DATE:
RECOMMENDED FOR APPROVAL BY: DATE:
APPROVED BY: DATE:
FERMIN G. PRECIADO CITY ENGINEER
JOB No. DRAWING No.
14 /�
SHEET No. __ OF _ T SHEETS 52648
CITY OF YUCAIPA PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
0-
CD
N
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N
CD
N
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w
a
w
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N
N
0 N
0 U
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w
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0 a
U
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Q
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RHA
ROBERT HIDEY ARCHITECTS
O'DOHERTY PARTNERS
PROJECT NUMBER 22041.01 11 /07/2023
R H A
ROBERT HIDEY ARCHITECTS
SECOND FLOOR PLAN
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
Q
Q
M
NO
0 Ec
PLAN 1
11920 SQFT
3 BED, 2.5 BA, BONUS
2-CAR GARAGE
W�
FIRST FLOOR PLAN
FLOOR PLAN
PLAN 1
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 ■
2 R H A
ROBERT HIDEY ARCHITECTS
ELEVATION "C"
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
TIGWr
RAKE
w
ELEVATION'S'
ELEVATION "A"
ROOF PLANS
PLAN 1
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023
ki
1 r�
1u D
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FRONT
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22041.01 1 1/07/2023
5 R H A
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ON
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r
RIGHT
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YUCAIPA, CALIFORNIA
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O'DOHERTY PARTNERS
22041.01 11 /07/2023
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O'DOHERTY PARTNERS
22041.01 1 1/07/2023 0
7 R H A
ROBERT HIDEY ARCH ITECTc
FRONT ELEVATON
GRADE
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
RIGHT ELEVATION
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR PLAN
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ROOF/FLOOR/ELEVATIONS
ENHANCED RIGHT ELEVATION PLAN 1A
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023
R H A
ROBERT HIDEY ARCHITECTS
FRONT ELEVATION
ON
00 N
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
RIGHT ELEVATION
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR PLAN
*WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 1 B
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023
9 R H A
ROBERT HIDEY ARCHITECTS
FRONT ELEVATION
GRADE
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
RIGHT ELEVATION
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ENHANCED RIGHT ELEVATION PLAN 1C
0 1' 2' 41 81
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
10 R H A
ROBERT HIDEY ARCHITECTS
SECOND FLOOR PLAN
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
PLAN 2
21392 SQFT
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41_011 261_011 4
1-011
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FLOOR PLAN
PLAN 2
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 1
11 R H A
ROBERT HIDEY ARCHITECTS
ELEVATION "C"
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
01Y
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22041.01 11 /07/2023 0
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0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 1 1/07/2023 0
14 R H A
ROBERT HIDEY ARCHITECTS
101
FOAM TRIM
STUCCO OPEN INGTO
ENTRY VESTIBULE
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YUCAIPA, CALIFORNIA
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PLAN 2B
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 1 1/07/2023 ■
15 R H A
ROBERT HIDEY ARCHITECTS
STUCCO OPEN INGTO
ENTRY VESTIBULE
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
0 LEFT
IF
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IJ
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0 [L]IL
COMPOSITION ROOF SHINGLES
FOAM TRIM
VINYL WIN DOWS
FOAM TRIM
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Ln
N
1.D
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PLAN 2C
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
1 22041.01 11 /07/2023 0
16 R H A
ROBERT HIDEY ARCHITECT
9:
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
0 :IEIEIEI
RIGHT ELEVATION
RIGHT ELEVATION
❑LJILII
FRONT ELEVATION
WOOD BOX BAY
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED RIGHT ELEVATION PLAN 2A
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 ■
17 R H A
ROBERT HIDEY ARCHITECTS
11 N
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
11-1
�m
RIGHT ELEVATION
EDE
PIEP-E
FRONT ELEVATION
ADJACENT WOOD TRIM
BOARD AND
BATTEN SIDING
F-0Y
EiYE
ROOF PL
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED RIGHT ELEVATION PLAN 213
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
18 FRONT ELEVATION
ADJACENT WOOD TRIM
BOARD AND
BATTEN SIDING
F-0Y
EiYE
ROOF PL
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED RIGHT ELEVATION PLAN 213
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
18 R H A
ROBERT HIDEY ARCHITECTS
RIGHT ELEVATION
Mul
REAR ELEVATION
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
STUCCO CORBELS
ICE
i1p_
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED RIGHT ELEVATION PLAN 2C
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 ■
19 R H A
ROBERT HIDEY ARCH ITECTc
oc
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
"no'CI
RIGHT ELEVATION
ElEl
REAR ELEVATION
STUCCO CORBELS
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 2A
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
20 REAR ELEVATION
STUCCO CORBELS
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 2A
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
20 R H A
ROBERT HIDEY ARCHITECTS
RIGHT ELEVATION
GRADE
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
-'---rr-,------%--r r
EE lull
L U.1110
1 REAR ELEVATION
2' G'
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
*WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 213
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 1
21 R H A
ROBERT HIDEY ARCHITECT
HE
Ln
N
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
.-,.I -�--1 ---- IA--il
-71
7 M MFFF
RIGHT ELEVATION
GRADE
REAR "C" ELEVATION
IN
HT
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PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 2C
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
22 R H A
ROBERT HIDEY ARCHITECTS
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
SECOND FLOOR PLAN
PLAN 3
0 1
0 21534 SQFT
4 BED, 3.5 BA, BONUS
2-CAR GARAGE
41_o11 271_611 41-011
FIRST FLOOR PLAN
FLOOR PLAN
PLAN 3
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 ■
23 R H A
ROBERT HIDEY ARCHITECTS
ELEVATION "C"
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
1_()N
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ELEVATION'S'
-0"
LFAVE
ELEVATION "A"
2,_0,.
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ROOF PLANS
PLAN 3
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
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STARLING HEIGHTS
YUCAIPA, CALIFORNIA
I
DE
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LEFT
RIGHT
GABLE VERTICAL SIDING
COMPOSITION RO(
FOAM TRIM
FOAM TRIM
FA!
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COMPOSITION RO(
FOAM TRIM
FOAM TRIM
FA!
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[0
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IL�II
FRONT
REAR
GRADE
ELEVATIONS
PLAN 3A
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
Id
22041.01 1 1/07/2023 0
26 R H A
ROBERT HIDEY ARCHITECTS
11 STARLING HEIGHTS
YUCAIPA, CALIFORNIA
IFF-IF-1111 E�F-Fll
LEFT
EJEE
RIGHT
LiE
1 -'---rr-,------%--r r
F
BOARD AND
BATTEN SIDING
FOAM TRIM VII
ADJACENT
WOOD TRIM
mmm
FRONT
REAR
1 GRADE
ELEVATIONS
PLAN 3B
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
r
22041.01 11 /07/2023 ■
27 FRONT
REAR
1 GRADE
ELEVATIONS
PLAN 3B
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
r
22041.01 11 /07/2023 ■
27 R H A
ROBERT HIDEY ARCHITECTS
GABLE VENT
FOAM TRIM
FOAM TRIM
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
0 0
IF-11 Lo
10 1- 17mll
LEFT
RIGHT
COMPOSITION
ADJACENT
WOOD TRIM
VINYL WIN DOWS
HORIZONTAL
LAP SIDING
ADJACENT
WOOD TRIM
FRONT
REAR
1 M
GRADE
ELEVATIONS
PLAN 3C
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 1 1/07/2023 0
28 R H A
ROBERT HIDEY ARCHITECTS
N
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
E10FpHl
EILF
RIGHT ELEVATION
MEN
RIGHT ELEVATION
MEN
Ell][T]
IIL--JLID
REAR ELEVATION
STUCCO CORBELS
-011
EAVE
PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 3A
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS F
22041.01 11 /07/2023
29 R H A
ROBERT HIDEY ARCH ITECTc
r
RIGHT ELEVATION
1.1 REAR ELEVATION
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
PARTIAL ROOF PLAN
70121
noM
MASTER
BEDROOM
13 4"x 14'0'
BONUS RM
14'6"x11'0'
L��
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11'10"x11'0"
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0 '—On
EA'uE
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 313
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 0
30 R H A
ROBERT HIDEY ARCHITECTS
M
N
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
RIGHT ELEVATION
::D
0 REAR ELEVATION
1 PARTIAL ROOF PLAN
PARTIAL SECOND FLOOR
WALL FURRING DOES NOT INCREASE FLOOR AREA
ROOF/FLOOR/ELEVATIONS
ENHANCED REAR ELEVATION PLAN 3C
0 1' 2' 4' 8'
SCALE: 1 /4"=1'-0"
O'DOHERTY PARTNERS
22041.01 11 /07/2023 1
31 R H A BASE STUCCO ENTRY DOOR & SHUTTERS
SHERWIN WILLIHMS SW /632 "MODERN GRAY" SHERWIN WILLIAMS SW 2816"ROOKWOOD DARK GREEN"
ROBERT HIDEY ARCHITECTS
SIDING & ADJACENT WOOD TRIM
STANDING SEAM METAL ROOF (HORIZONTAL LAP SI DI NG, VERTICAL SI DI NG, BOARD & BATTEN SI DI NG) WROUGHT IRON & METAL AWNING CUSTOM Btu METALS "MIDNIGHT BRONZE" SHERWIN WILLIAMS SW 70oo"GRAY MATTERS" Shr-RWIN WILLIAMS SW 6258 "TRICORN BLACK"
YARDWALL
FASCIA,
EAVES,
& GABLE
VENTS
VINYL WINDOWS & SLIDER DOORS
SHERWIN WILLIAMS
SW /035 "AESTHETIC WHITE "
Si.LRWIN
WILLIAMS
SW 61,
� °COCOON"
"WH
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STARLING HEIGHTS
YUCAIPA, CALIFORNIA
COLOR & MATERIAL SELECTIONS
SCHEME 1
O'DOHERTY PARTNERS
22041.01 11 /07/2023
R H A BASE STUCCO ENTRY DOOR & SHUTTERS
SHERWIN VVILLIAMS SVV /556 "CREME" SHERWIN WILLIAMS SVV 2923 "BRAMBLE BUSH"
ROBERT HIDEY ARCHITECTS
COMPOSITION ROOF SHINGLES
CERTAINTLLD LANDMARK SHINGLES "PAINTED DESERT"
STANDING
SEAM
METAL ROOF
CUSTOM
BIB i
IVIt
IALS
"WEATHERED
LUPPER"
YARDWALL
SHERWIN WILLIAMS SW i035 "AESTHETIC WHITE"
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
WOOD
TRIM
& FOAM
TRIM
SHEKvVIN
vvILUAMS
SW 6158
"SAVVDUST"
SIDING & ADJACENT WOOD TRIM
(HORIZONTAL LAP SIDING, VERTICAL Sl DI NG, BOARD & BATTEN SIDING) -)HERWIN WILLIAMS SW oi58°SAWDUST
FASCIA,
EAVES,
& GABLE
VENTS
ShF-RWIN
vVILLIAMS
SW o
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GARAGE DOOR &WOOD POST
SHLKVVIIN JVILLIAMS SVV ni60"kst51 BRONZE"
WROUGHT
IRON
& METAL AWNING
Shr-RWIN
WILLIAMS
SW 6258 "TRICORN
BLACK"
VINYL WINDOWS & SLIDER DOORS
" TA N "
COLOR & MATERIAL SELECTIONS
SCHEME 2
O'DOHERTY PARTNERS
22041.01 11 /07/2023
R H A BASE STUCCO ENTRY DOOR & SHUTTERS
SHERWIN WILLIHIVIS SW 7015 "REPOSE GRAY" SHERWIN WILLIAMS SW 6258 1/ TRICORN BLACK"
ROBERT HIDEY ARCHITECTS
COMPOSITION ROOF SHINGLES
CERTAIN , EED LANDMARK SHINGLES "MOIRE BLACK"
STANDING
SEAM
METAL
ROOF
CUSTOM
BILI
METALS
"MIDNIGHT
BRONZE"
YARDWALL
SHERWIN WILLIAMS SW i035 "AESTHETIC WHITE"
STARLING HEIGHTS
YUCAIPA, CALIFORNIA
WOOD
TRIM
& FOAM
TRIM
SHERWiiN
WILLIAM-\,)
>w 6258 // i
Rl(-urtiv
BLACK"
SIDING & ADJACENT WOOD TRIM
(HORIZONTAL LAP SIDING, VERTICAL SIDING, BOARD & BATTEN SIDING) -)HERWIN WILLIAMS SW /01 y"GAUNJLi F GRAY"
FASCIA, EAVES, & GABLE VENTS
SHERWIN Wl JAMS SW n258"TRICORN BLACK"
GARAGE DOOR
&WOOD
POST
SHERvviiN
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7u
1 9 "GAUN
i iGRAY"
WROUGHT
IRON
& METAL AWNING
Shr-RWIN
WILLIAMS
SW 6258 "TRICORN
BLACK"
VINYL WINDOWS & SLIDER DOORS
„WHI M„
COLOR & MATERIAL SELECTIONS
SCHEME 3
O'DOHERTY PARTNERS
22041.01 11 /07/2023
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VINYL WINDOWS & SLIDER DOORS
„WHI M„
COLOR &MATERIAL SELECTIONS
SCHEME 4
O'DOHERTY PARTNERS
22041.01 11 /07/2023
R H A BASE STUCCO ENTRY DOOR & SHUTTERS
SHERWIN WILLIAMS SW 75b8 -NEUTRAL GROUND" SHERWIN WILLIAMS SVV 7615"SEA SERPENT"
ROBERT HIDEY ARCHITECTS
COMPOSITION
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„WHI M„
COLOR & MATERIAL SELECTIONS
SCHEME 5
O'DOHERTY PARTNERS
22041.01 11 /07/2023
R H A BASE STUCCO ENTRY DOOR & SHUTTERS
SHERWIN WILLIHIVIS SW 7653 "SILVERPOINTE" SHERWIN WILL-IAMS SVV 602U " MAROONED"
ROBERT HIDEY ARCHITECTS
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„WHI M„
COLOR & MATERIAL SELECTIONS
SCHEME 6
O'DOHERTY PARTNERS
22041.01 11 /07/2023
R H A BASE STUCCO ENTRY DOOR & SHUTTERS
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ROBERT HIDEY ARCHITECTS
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COLOR & MATERIAL SELECTIONS
SCHEME 7
O'DOHERTY PARTNERS
22041.01 11 /07/2023
R H A BASE STUCCO ENTRY DOOR & SHUTTERS
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„WHI M„
COLOR & MATERIAL SELECTIONS
SCHEME 8
O'DOHERTY PARTNERS
22041.01 11 /07/2023
ATTACHMENT 13
Starling Heights Specific Plan
STARLING HEIGHTS
Prepared for
City of Yucaipa
City of Yucaipa
34272 Yucaipa Blvd
Yucaipa, CA 92399
909-797-2489 Ext. 261
Contact: Benjamin Matlock
April 2024
Starling Heights
Developed by:
Yucaipa Village Partners
4350 Von Karman Avenue
Newport Beach, CA 92660
949-474-0440
Prepared by:
Matthew Fagan Consulting Services, Inc.
42011 Avenida Vista Ladera
Temecula, CA 92591
951-265-5428
in conjunction with
Rockwell Land Company
6230 Irvine Boulevard, Suite131
Irvine, CA 92620
831-383-8083
Blue Engineering and Consulting, Inc.
9320 Baseline Road, Suite D
Rancho Cucamonga, CA 91701
909-294-5022
Brightview
8 Hughes, Suite 150
Irvine, CA 92618
949-238-4915
and
Robert Hidey Architects
3337 Michelson Drive, Suite 170
Irvine, CA 92612
949-655-1550
April 2024
H_
Starling Heights Specific Plan
Table of Contents
Chapter 1: Project Vision
Table of Contents
A. Project Overview..................................................................................................1-1 B. Guiding Principles................................................................................................1-1 C. Purpose And Objectives.......................................................................................1-1 Chapter 2: Development Plan
A.
Location and Context...........................................................................................2-1 B.
Existing Conditions..............................................................................................2-1 C.
Land Use Plan.....................................................................................................2-1 D.
Development Regulations....................................................................................2-7
1. General Requirements.....................................................................................2-7
2. Permitted Uses................................................................................................2-7
3. Development Standards...................................................................................2-8 E.
Mobility Plan......................................................................................................2-11
1. Vehicular Circulation......................................................................................2-11
2. Pedestrian Circulation....................................................................................2-11
3. Public Transportation.....................................................................................2-11 F.
Community Amenities........................................................................................2-21
1. Open Space...................................................................................................2-21
2. Community Landscape Plan..........................................................................2-21 G.
Public Facilities and Services.............................................................................2-27
1. Dry Utilities and Public Services.....................................................................2-27
2. Grading..........................................................................................................2-27
3. Water and Sewer...........................................................................................2-27
4. Storm Drainage..............................................................................................2-27
5. Solid Waste...................................................................................................2-28 Chapter 3: Design Guidelines
A. Purpose and Intent..............................................................................................3-1 B. Architectural Design.............................................................................................3-1
1. Building Orientation..........................................................................................3-1
2. Internal Open Space........................................................................................3-1
3. Variety and Massing........................................................................................3-2
4. Roofs...............................................................................................................3-2
5. Architectural Elements and Details...................................................................3-2
6. Colors and Materials........................................................................................3-3
7. Parking............................................................................................................3-3 C. Architectural Styles..............................................................................................3-3 D. Landscape Design...............................................................................................3-9
1. Environmental Considerations..........................................................................3-9
2. Streetscapes and Project Entries.....................................................................3-9
3. Open Space and Sidewalks...........................................................................3-10 City of Upland Page i
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H_
Starling Heights Specific Plan
Table of Contents
4. Walls and Fences..........................................................................................3-10
5. Lighting..........................................................................................................3-21 E. Ancillary Structures and Equipment...................................................................3-21 Chapter 4: Administration
A. Purpose of Document..........................................................................................4-1
1. How to Use This Specific Plan.........................................................................4-1 B. Relationship to Other Plans and Reports.............................................................4-1
1. City of Upland General Plan.............................................................................4-1
2. Municipal Code/Zoning....................................................................................4-2
3. Discretionary Approvals...................................................................................4-2 C. Implementation....................................................................................................4-5
1. Severability......................................................................................................4-5
2. Interpretations..................................................................................................4-5 D. Review and Approval...........................................................................................4-5 E. Financing.............................................................................................................4-6 F. Maintenance........................................................................................................4-6 List of Tables
2-1 Land Use Summary .............................................................................................2-1 2-2 Permitted Uses....................................................................................................2-7 2-3 Development Standards......................................................................................2-8 3-1 Farmhouse Architectural Elements......................................................................3-4 3-2 Plant Palette......................................................................................................3-11 List of Figures
2-1
Regional Map.......................................................................................................2-3 2-2
Vicinity Map.........................................................................................................2-4 2-3
Aerial Map...........................................................................................................2-5 2-4
Land Use Plan.....................................................................................................2-6 2-5
Minimum Setback Diagram..................................................................................2-9 2-6
Vehicular Circulation Plan..................................................................................2-13 2-7
Internal Street — Parking 1 Side.........................................................................2-14 2-8
Internal Street — Parking 2 Sides.......................................................................2-15 2-9
Avenue E Streetscape and South Edge Condition..............................................2-16 2-10
12th Street Streetscape and West Edge Condition..............................................2-17 2-11
Pedestrian Circulation Plan................................................................................2-18 2-12
Public Transportation Network...........................................................................2-19 2-13
Conceptual Landscape/Open Space Plan..........................................................2-23 2-14
North Edge Condition.........................................................................................2-24 2-15
East Edge Condition..........................................................................................2-25 2-16
Conceptual Grading Plan....................................................................................2-29 2-17
Proposed Water Plan.........................................................................................2-30 2-18
Proposed Sewer Plan........................................................................................2-31 2-19
Proposed Drainage Facilities.............................................................................2-32 City of Upland Page ii
H_ Starling Heights Specific Plan Table of Contents
3-1a-c
Farmhouse Architectural Examples.....................................................................3-5 3-2
Entry Details (Streets A and D)...........................................................................3-14 3-3a
Private Open Space Amenities..........................................................................3-15 3-3b
Private Open Space Amenities..........................................................................3-16 3-3c
Private Open Space Amenities..........................................................................3-17 3-4a
Wall and Fencing Plan.......................................................................................3-18 3-4b
Wall and Fencing Details....................................................................................3-19 4-1
Existing General Plan Designation.......................................................................4-3 4-2
Existing Zoning Classification...............................................................................4-4 City of Upland Page iii
S�.ff
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Starling Heights Specific Plan
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Table of Contents
City of Upland Page iv
H Starling Heights Specific Plan Chapter 1. Project Vision Chapter 1: Project Vision
A. Project Overview
Consisting of approximately 14.78 gross acres at the northeast corner of 121" Street and Avenue E, the Starling Heights Specific Plan (Specific Plan) allows up to 128 single family detached homes. The project offers an opportunity for housing to employees of the nearby Yucaipa High School, Dunlap Elementary School, and Crafton Hills College, as well as nearby industrial and retail establishments. Bringing more residents to this part of town will have a positive impact on local businesses, creating jobs and economic growth.
With the dissolution of the city's Redevelopment Agency, revitalization efforts now rest solely with the development process and the financial challenges with private industry.
The Specific Plan represents a step in the revitalization process. Guided by a cohesive vision and core principles, this document also contains flexible standards and guidelines to allow development to respond to ever -changing market conditions.
Providing the opportunity to live in a strategic location near employment, public transportation, and a higher learning center, the Specific Plan will bring enduring value to the central portion of Yucaipa and enhance the per -acre property tax revenue for the City.
B. Guiding Principles
The Specific Plan will embody many principles of traditional neighborhood design, while simultaneously incorporating 21 st century ecologically sound building practices.
Implementation of the following core values is vital to the success of the Specific Plan:
• Create a "Neighborhood." Encourage passive social interaction through the design of a tight -knit community that is similar to, yet separated from, other residential projects in the area.
• Enable Connectivity. Provide pedestrian and bicycling connections to trails and pathways in the immediate vicinity.
• Create infill development. Place new residential uses in an area served by existing infrastructure, as well being surrounded by development. • Provide Housing Opportunities. Support local businesses by bringing workers near existing medical / office / business park areas, resulting in economic growth within the city, and families within walking distance to local schools.
C. Purpose and Objectives
The Specific Plan provides the city of Yucaipa with a comprehensive planning framework and strategy to direct the development of 14.78 gross acre site located in the central western portion of the city of Yucaipa in San Bernardino County on a site that is mostly vacant, except for one single family residence, and surrounded by residential uses and an elementary school. The Specific Plan acts as the regulatory document for the property and establishes the zoning and standards for land use, architectural and landscape design, and infrastructure improvements.
City of Yucaipa Page 1-1
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Starling Heights Specific Plan Chapter 1. Project Vision The implementation of this document will revitalize a portion of the central western area of Yucaipa and create a new community attracting new residents. The Specific Plan will bring additional vitality to the surrounding area, continuing the transformation within the Dunlap Acres area of Yucaipa.
A discussion of the relationship between the applicable City of Yucaipa General Plan policies and the proposed project as described in the Specific Plan is outlined below.
Because many policies of the General Plan are interrelated, the discussion of consistency is organized into categories of related goals and policies. Specifically, the following analysis lists the General Plan Element from which the primary policies related to a particular topic can be found, along with related policies from other elements of the General Plan, allowing for a comprehensive discussion.
As described in more detail below, the project is consistent with and supportive of the goals and policies of the City of Yucaipa General Plan.
Community Design and Land Use Element
GOAL CDL-1: LAND USE MIX. A community with adequate sites for housing, parks, business, and institutional uses that meet local need for housing, employment, recreation, and services.
Policy 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.
This Specific Plan would allow for a variety of Farmhouse style architecture at a density of 8.6 dwelling units per acre, reference Figures 3-1 a-b. Additional architectural styles are also permitted within the Specific Plan, as long as they serve to implement the guidelines within the Specific Plan. The Specific Plan provides for moderate and above moderate housing for younger families, professionals, and others, and builds off other projects which have been successful in Yucaipa, in order to meet the community's demographic needs. Recreational amenities are also provided to meet the needs of the residents. Based on this, the Specific Plan will provide additional housing and recreational opportunities.
GOAL CDL-10: DESIGN QUALITY. Thoughtfully designed projects and buildings evidenced by creative site design, quality architecture, integration with the natural environment, and sensitive land use transitions.
Policy CDL-10.4: Design Variation. Encourage identifiable architectural designs, design variations, and well -planned projects that are visually interesting, neighborhood or district oriented, and well integrated with the surroundings.
The Specific Plan calls for a variety of Farmhouse style architecture, reference Figures 3-1 a-b. Additional architectural styles are also permitted within the Specific Plan, as long as they serve to implement the guidelines within the Specific Plan. The project site is situated adjacent to similar land uses and provides access to adjacent trails. With that, the project will be a well -planned, visually interesting neighborhood that would result in a sense of place, well integrated with the surroundings.
City of Yucaipa Page 1-2
„H. Starling Heights Specific Plan Chapter 1. Project Vision Policy CDL-10.7: Basins. Design retention/detention basins to be visually attractive, with natural landscaping and a public use component such as trails, and well integrated with any associated project and with adjacent land uses.
This Specific Plan provides for two detention basins within the project boundaries that will incorporate a naturized mix of water loving grasses and shrubs as natural filters and tubular steel fencing around each basin. Trails are provided in proximity to the basins and basins will be well integrated with the development of the Project. Reference Figure 2-13 and Table 3-2.
Policy CDL-10.11: Building Footprint. Require and enforce appropriate residential and nonresidential development standards, including adequate building setbacks, to ensure that a building's footprint does not negatively affect adjacent uses or the visual quality of the area.
This Specific Plan provides a residential development that establishes its own development standards, which will ensure that it will not negatively impact the surrounding neighborhoods. Reference Chapter 3, Design Guidelines.
Policy CDL-10.16: Building Setbacks. Require setbacks and other design elements to buffer residential units to the extent possible from the impacts of abutting roadway, commercial, rural, and industrial uses.
This Specific Plan provides a residential development that establishes its own development standards (reference Chapter 3, Design Guidelines), which will ensure that the implementing project will not be negatively impacted by or negatively impact the surrounding roadways and existing development. This is achieved by landscape theming as shown in Figures 2-9, 2-10, 2-14, and 2-15, which will be complimentary to surrounding suburban level development. (The site is bounded by Avenue E to the south, 12t” Street to the west, Wilson Creek to the east, and residential properties to the north.
Across 12t" Street to the west lies the Dunlap Elementary School). See Figure 2-3.
Policy CDL-10.17: Walls and Fences. Use walls or fences to protect the privacy of residential areas; soften appearance of walls by varying alignment, adding landscaping and/or berms, and using surface detailing and natural materials.
Each detached single-family dwelling unit will have a vinyl fence that will enclose their respective back yard which will ensure privacy for each home. Additionally, the perimeter of the project will have block walls for security purposes for the project as a whole. Along the street frontage of the project, landscaping (to include trees, vines, shrubs, and groundcover) will be installed to soften the view of block walls. See Figures 3-4a and 3-4b.
GOAL CDL-11: PRESERVATION AND REUSE. Revitalization, reuse of structures, and transition of land uses where appropriate to materially improve structures and the visual quality in Yucaipa.
Policy CDL-11.2: Land Use Change. Where opportunities for land use changes arise, seek input from property owners, the surrounding neighborhood or district, City of Yucaipa Page 1-3
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'lil."` Starling Heights Specific Plan Chapter 1. Project Vision and other stakeholders during the consideration process so as to determine appropriateness or inform strategies.
This Specific Plan proposes a land use change from Single Residential (RS-20M) to Specific Plan that will maintain a single-family development. Accordingly, neighborhood outreach will occur during the pre -entitlement stage.
Policy CDL-11.3: Project Compatibility. Strive to ensure appropriate transitions in scale, density, and intensity between residential and nonresidential uses; between adjacent residences or uses within a defined neighborhood; and within areas of different densities.
This Specific Plan provides a residential development that establishes its own development standards (reference Chapter 3, Design Guidelines), which will ensure that the implementing project will not be negatively impacted or negatively impact the surrounding roadways and existing development. This is achieved by landscape theming as shown in Figures 2-9, 2-10, 2-14, and 2-15, which will be complimentary to surrounding suburban level development.
Housing and Neighborhoods Element
GOAL HN-2: HOUSING SITES. Adequate sites through General Plan land use designations and specific plans that provide opportunities for housing in appropriate locations.
Policy HN-2.1: Balanced Housing Stock. Designate adequate land for a broad range of types of housing, including single family attached and detached, multiple - family housing, and mixed uses, including allowances for flexibility in development standards and lot designs.
This Specific Plan provides for a higher density detached single-family residential development, which expands the residential product type mixture within the City.
GOAL HN-3: HOUSING DESIGN. Well -designed housing that contributes to property values, is affordable to Yucaipa residents, and is practical and cost- effective to build.
Policy HN-3.1: Design Features. Require new and rehabilitated residential units to be well designed, with appropriate attention to site planning, materials and colors, building treatments, landscaping, open space, parking, and environmentally sustainable practices.
This Specific Plan has been reviewed and approved for its design, architecture, and product mix in accordance with recommendations administered by the City Planning Department and has been determined to be appropriate for the area.
Policy HN-3.3: Housing Incentives. Facilitate development of market -rate and affordable housing through regulatory incentives (e.g., density bonus), permit processing (e.g., planned or small lot development) and other means where feasible and appropriate.
City of Yucaipa Page 1-4
1 H_
Starling Heights Specific Plan Chapter 1. Project Vision This Specific Plan provides for the development of a small lot development that can meet the City's housing needs and provides opportunities for attainable home ownership to new homebuyers and related community members.
Parks, Recreation, Trails, and Open Space Element
GOAL PR-3: MULTIPURPOSE TRAILS. Comprehensive trail system that allows residents to travel, explore, and enjoy Yucaipa on foot, bicycle, or horseback.
Policy PR-3.9: Development Requirements. Condition approval of new projects near existing or proposed trails to ensure access to multipurpose trails and/or contribute improvements, dedications, or fees to extend trails.
Development of this Specific Plan will require the installation of Class 111 bike lanes along both 12th Street and Avenue E, in compliance with this policy; reference Figure 2-6.
Access from the project site to the existing trail in Wilson Creek is also provided; reference Figure 2-11.
Public Safety Element
GOAL S-6: NOISE AND VIBRATION SAFETY. Appropriate community noise and vibration levels that balance the need for peaceful environments for sensitive land uses with the needs of local businesses and regional land uses.
Policy S-6.1: Noise Assessment. Assess the compatibility of proposed land uses with the noise environment when preparing, revising, or reviewing applications for development projects or land use changes.
Policy S-6.2: Acoustical Studies. Require acoustical studies for proposed projects within areas that exceed 60 dBA; discourage siting of new noise -sensitive uses in areas exceeding 65 dBA without appropriate mitigation.
Policy S-6.5: Development Patterns. Locate new development in areas where noise levels are appropriate for the use. Limit development of noise -producing uses adjacent to noise -sensitive receptors and require that noise producing land uses have adequate mitigation.
Policy S-6.6: Land Use -Noise Compatibility. Require mitigation of exterior and interior noise to the levels in Table S-1. Encourage the use of building design, site planning, landscaping, and other features to reduce noise levels.
The Specific Plan shall be required to comply with City Code Section 87.0905(b) "Noise Standards". Additionally, a noise study was prepared for the Specific Plan, which is incorporated with the California Environmental Quality Act (CEQA) analysis for this project. Per the Noise Impact Analysis prepared by Urban Crossroads, dated 7-17-2023, to satisfy the City of Yucaipa 65 dBA CNEL exterior noise level standard for residential land uses, the construction of a minimum 6-foot-high noise barrier is required for the outdoor living area (backyards) for lots (92, 96, 98, 100, 102) adjacent to 12th Street. With the recommended noise barriers, the future exterior noise levels will range from 57.4 to 64.0 dBA CNEL in outdoor living areas (backyards).
The Noise Analysis shows that the recommended noise barrier will satisfy the City of Yucaipa City of Yucaipa Page 1-5
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H' Starling Heights Specific Plan Chapter 1. Project Vision 65 d8A CNEL exterior noise level standards for residential land uses. This requirement is shown on Figure 3-4a of this Specific Plan and shall be included as a condition of approval for the Specific Plan and/or implementing maps. The Noise Impact Analysis concluded that all potential impacts identified under CEQA are less than significant with construction of the required wall.
City of Yucaipa Page 1-6
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Starling Heights Specific Plan Chapter 2. Development Plan Chapter 2: Development Plan
A. Location and Context
The Yucaipa Village Specific Plan (Specific Plan) site is located approximately 71 miles east of the city of Los Angeles within the valley portion of San Bernardino County (see Figure 2-1, Regional Map). Accordingly, the Specific Plan site lies in the central - west portion of the City of Yucaipa, and is generally surrounded by residential uses, with the exception of Dunlap Elementary directly to the west of the project, and Wilson Creek adjacent to the east. Interstate 10 (San Bernardino Freeway) is approximately .85 miles south of the Specific Plan site, as shown in Figure 2-2, Vicinity Map.
B. Existing Conditions
The Specific Plan area is located in an area that is fully surrounded by developed properties. The Specific Plan site itself is currently vacant except for a single-family residence that is to be demolished and it is relatively flat in elevation.
The site is bounded by Avenue E to the south, 12t" Street to the west, Wilson Creek to the east, and residential properties to the north (see Figure 2-3, Aerial Map). Across 12t" Street to the west lies the Dunlap Elementary School.
C. Land Use Plan
The Specific Plan is composed of one (1) planning area (PA1), as shown in Figure 2-4, Land Use Plan and Table 2-1, Land Use Summary. A maximum of 128 residential units are planned on 14.78 acres, with an overall density of 8.6 dwelling units per acre (du/ac).
Homes will be single family detached, and the overall site will be maintained by a Homeowner's Association. Homes appealing to a variety of owners are envisioned, and potential residents may be young singles, families, or seniors.
Table 2-1
Land Use Summary
Land Use
Planning Area
Acres
Density (du/ac)
Maximum
Dwelling Units
Residential
PA-1
14.78 8.6
128
Review and approval of implementing projects (i.e., tentative tract map, development plan review) for the site will serve as the implementation actions of the Specific Plan. For additional information regarding the review process and submittal requirements for implementing projects, refer to Chapter 4, Administration.
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Starling Heights Specific Plan Chapter 2. Development Plan D. Development Regulations
1. General Requirements
It is the intent of this Specific Plan to permit unique residential product types and creative development that would not be permitted by the City's standard zoning requirements. It is also the intent to provide flexibility in terms of location and acreage of homes so footprints can be arranged and developed consistent with the Specific Plan development standards. The following development regulations guide the planning process to ensure a high level of design quality is achieved, which will create additional vitality in the surrounding area.
Standards and regulations in this section are consistent with the land use goals and objectives of the City of Yucaipa and provide basic criteria which will govern all redevelopment within the boundaries of the Specific Plan area. A complete consistency analysis between the Specific Plan and the City of Yucaipa General Plan is provided in Chapter 1 of this Specific Plan.
2. Permitted Uses
Table 2-2, Permitted Uses, defines appropriate land uses within three categories that will be allowed within the Specific Plan, prohibited ( - ), permitted by right with the appropriate ministerial permit (P), and permitted with a discretionary permit, such as a Temporary Use Permit (TUP), or a Conditional Use Permit (CUP). Approval of a use not specifically listed requires a determination by Development Services or following procedures in the Municipal Code.
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Starling Heights Specific Plan Chapter 2. Development Plan Table 2-2
Permitted Uses
Land Use
Permit
Residential
Small Family Day Care
P
Home Occupations
P
Residential Accessory Uses and Structures*
P
Single Family Homes
P
Condominiums / Townhomes
P
Apartments
-
Temporary Dwellings Construction Trailer Construction Guard Facility TUP
Accessory Dwelling Unit/Junior Accessory Dwelling Unit* P
Short Term Rental
-
Urban Lot Split
-
Two -Unit Project
-
Education, Public Assembly, And Recreation
Residential Recreation Facilities
P
* Residential Accessory Uses and Structures and ADU, JADU shall be complimentary with the architectural design theme of the existing home (i.e., roofing color, pitch, exterior paint color, windows, and trim). Patio covers (alumawood and lattice) shall be allowed to have a more relaxed (less steep) pitch.
Definitions for Table 2-2
Small Family Day Care: A family day-care home that serves 8 or fewer children, including children who reside at the home.
Home Occupations: The conduct for pecuniary gain of an art or profession, the offering of a service, or the conduct of a business or handicraft manufacture of products within or from a residence in a residential zone. A home occupation is incidental and secondary to the primary residential use and does not change the residential character of the neighborhood.
Residential Accessory Uses and Structures: Any use and/or structure that is customarily a part of, and clearly incidental and secondary to a residence, and does not change the character of the use. Accessory structures include, but are not limited to, guest houses, storage sheds, spas, swimming pools, detached garages/carports, covered patios, etc.
Single Family Homes: A detached residential structure intended for the use of one familial unit.
Condominium: A building or complex of buildings that contain a number of individually owned multi -family or single-family homes and is managed by a board of unit owners who oversee the day-to-day operation of the complex.
Townhome: A type of medium density housing constructed as a two or three-story unit with a common wall or walls bordering the adjacent unit.
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Starling Heights Specific Plan Chapter 2. Development Plan Apartment: Three or more attached residential units in one building.
Temporary Dwellings Construction Trailer Construction Guard Facility: A trailer or mobile home as a temporary work site for business employees during construction or remodeling of a commercial or manufacturing structure.
Accessory Dwelling Unit/Junior Accessory Dwelling Unit: ADU: An attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary dwelling unit. For the purpose of this ordinance, primary dwelling, primary dwelling unit, and primary residence mean the same thing and may be used interchangeably. An accessory dwelling unit also includes the following:
1. An efficiency unit, as defined by Section 17958.1 of the California Health and Safety Code -,and
2. A manufactured home, as defined by Section 18007 of the California Health and Safety Code.
JADU: A residential unit that:
1. Is a minimum of 220 square feet and a maximum of 500 square feet of gross floor area in size,-
2. Is contained entirely within an existing or proposed single-family structure;
3. May include separate sanitation facilities, or may share sanitation facilities with the existing structure; and
4. Includes an efficiency kitchen, as defined in this section.
Short Term Rental: A dwelling unit, or any portion thereof, that is rented by the host to another party for a period of not more than 30 consecutive days in exchange for any form of monetary or non -monetary consideration, including trade, fee, swap or any other consideration in lieu of cash payment. Hosted stays, Un-hosted stays, and vacation rentals are types of short-term rental.
Urban Lot Split: A subdivision of land in a residential zone into two lots of not less than 1,200 square feet which would allow for a residential unit of not less than 800 square feet.
Two -Unit Project: A new residential structure that will include two full residential units attached to each other.
3. Development Standards
Development standards governing residential construction in the Specific Plan are in Table 2-3, Development Standards, which identifies building setbacks, building height, parking ratios, and required open space. Home types will be single family detached residential allowing 8.6 units per acre maximum. Typical plotting diagrams illustrating minimum setback requirements are depicted in Figure 2-5, Minimum Setback Diagram.
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, Starling Heights Specific Plan Chapter 2. Development Plan Table 2-3
Development Standards
Development Standard
Minimum Building Setback
Building separation
8 feet
Front
8 feet**
Garage door
18 feet
Sideyard:
4 feet
Interior Street Side Yard
6 feet
Rear yard(building to fence
10 feet
Perimeter setbacks
Avenue E and 12t" Street(building to right of way) 20 feet Other
Maximum building height
30 feet
Maximum block wall height
6 feet
Private parking requirement resident
2 enclosed spaces per unit
Guest parking minimum requirement
0.5 space per unit
uncovered
Minimum Common open Space
100 s . ft. per du
Minimum Private open Space*
100 s . ft. per du
Architecturalprojections/mechanical equipment**
3 feet
* Porches and balconies may be included in this calculation. ** Any architectural feature that projects from the building and seeks to enhance the structure may encroach into the setback area, provided that there is always 3 feet of clearance around the projection.
Examples of architectural projections include, but are not limited to, pilasters, chimney, pop -outs, belly bands, roofs, covered porches, entries, unconditioned space, etc.
NOTE: Product repetition should be avoided (i.e., avoid same product plan repetition within three lots of each other on the same frontage side and opposite side of the street.
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Starling Heights Specific Plan Chapter 2. Development Plan 2-5 Setback Diagram
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Starling Heights Specific Plan Chapter 2. Development Plan E. Mobility Plan
1. Vehicular Circulation
A primary vehicular access point shall be provided from Avenue E and a secondary vehicular access point shall be provided from 12' Street, as shown in Figure 2-6, Vehicular Circulation Plan. Project entries will be gated with a call box feature, decorative paving, and feature monument signage. In addition, a knox box, or similar access elements, will be provided for emergency services and shall be approved by the Yucaipa Fire Department.
All internal drive lanes are privately owned and maintained and includes 24-foot-wide main drive aisles. Reference Figure 2-7, Internal Street — Parking 1 Side and Figure 2-8, Internal Street — Parking 2 Sides. Guest parking will be provided in designated areas throughout the Specific Plan.
Figure 2-9, Avenue E Streetscape and South Edge Condition, illustrates several landscape treatments along the project frontage. Avenue E is fully improved on the Specific Plan frontage and provides a 6.5' wide sidewalk adjacent to a 5' wide landscaped vegetative swale. A 6' high decorative block wall is proposed along this frontage.
Figure 2-10, 121h Street Streetscape and West Edge Condition, illustrates a vegetative slope along the project frontage with residences at a higher elevation than the roadway. 12'" Street is fully improved on the Specific Plan frontage and provides a 5.5' wide sidewalk adjacent to the landscaped vegetative slope. A 6' high decorative block wall is proposed along this frontage.
As depicted in Figures 2-13, 3-4a, and 3-4b, the Specific Plan design provides opportunities for walls to be designed in a manner to provide for visual interest along the streets. Pilasters are also strategically provided along the walls to break up long runs and provide visual interest.
2. Pedestrian Circulation
Pedestrian connectivity is a major goal within the Specific Plan area to facilitate access to Dunlap Elementary school to the west and tying into the pedestrian pathways in the immediate vicinity as shown in Figure 2-11, Pedestrian Circulation Plan.
Sidewalks and pedestrian pathways will be incorporated throughout the project which will run along the major drive aisles and will connect the centrally located recreation center to the game park in the northeast portion of the project. Other pedestrian connections will traverse interior drives and are intended to connect the central neighborhoods to the active park in the south, along with the decomposed granite fitness path. A connection to the existing multi -use trail along Wilson Creek is also provided from the active park in the southeastern portion of the site. It should be noted that the City has approved the development of the Dunlap Neighborhood park at the southwest corner of Oak Glen Road and Avenue E, which will be accessible from the pedestrian network to the existing multi- use trail.
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3. Public Transportation
The Specific Plan site is served by Omnitrans public transportation routes 8, 19, and 319 within 0.5 miles of the project site (walking distance) and the Yucaipa Transit Center is approximately 1.5 miles from the project site (see Figure 2-12, Public Transportation Network).
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Starling Heights Specific Plan Chapter 2. Development Plan Figure 2-8, Internal Street- Parking 2 Sides
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Starling Heights Specific Plan Chapter 2. Development Plan 2-9 Avenue E Streetscape South Edge
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Starling Heights Specific Plan Chapter 2. Development Plan Figure 2-12, Public Transportation Network
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H Starling Heights Specific Plan Chapter 2. Development Plan F. Community Amenities
1. Open Space
Three (3) private open space facilities will be provided in the Specific Plan. The proposed locations of these areas are shown on Figure 2-13, Conceptual Landscape/Open Space Plan and details are shown on Figure 3-3, Private Open Space Amenities, provided in Chapter 3 of this Specific Plan. Open space amenities shall include, but not be limited to:
• Open Lawn Play Areas
• Enclosed Dog Park
• Benches
• Picnic Tables with Shade Structure
• Barbeque Areas (with charcoal grills)
• Tot Lot
• Bocce Ball Court
• Cornhole Courts
• Ping Pong Tables
• Game Tables
• Fire Pit
• Recreation Center Buildings
• Outdoor Dining Tables
• Sidewalks
• Trees
The overall variation of recreational facilities is subject to approval through the development review process, as defined in Chapter 4, Administration.
2. Community Landscape Plan
The Landscape Plan reflects the overall theme of the Specific Plan which will serve as a unifying element that creates a unique sense of place. As shown in Figure 2-13, Conceptual Landscape/Open Space Plan, a combination of theme trees, interior street trees, and accent trees will be provided, as well as open space areas.
Mindful of the arid climate and ongoing drought conditions in California, plant materials throughout the community will be drought tolerant, and native species will be included where possible. Complete guidelines for landscape treatments are included in Chapter 3, Design Guidelines. Table 3-4, Plant Palette, includes a complete list of recommended plant species. A focus is provided to offer evergreen trees for year-round canopy, and deciduous trees that offer flowers and color to the development.
The following is a discussion of the key edge conditions in the Specific Plan that require special attention.
Figure 2-14, North Edge Condition shows the Specific Plan's interface with adjacent, existing single-family residences to the north. The project's elevation is located higher than the neighboring property to the north, and new homes are not anticipated to be visible City of Yucaipa Page 2-23
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Starling Heights Specific Plan Chapter 2. Development Plan from ground level on the north, and a 6' high block wall is proposed here.
Figure 2-15, East Edge Condition shows the Specific Plan's interface with the existing Wilson Creek to the east. The rear of the proposed residences will back up to this existing drainage facility and the project's elevation is located higher than the Creek. A 6' high block wall is proposed here.
The south and west edge conditions show the Specific Plan's interface with adjacent Avenue E to the south and 12t" Street to the west. Reference previous Figure 2-9, Avenue E Streetscape and South Edge Condition and Figure 2-10, 121h Street Streetscape and West Edge Condition.
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Starling Heights Specific Plan Chapter 2. Development Plan Figure 2-13, Conceptual Landscape Plan
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Starling Heights Specific Plan Chapter 2. Development Plan Figure 2-14, North Edge Condition
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Starling Heights Specific Plan Chapter 2. Development Plan G. Public Facilities and Services
1. Dry Facilities and Public Services
The following are the service providers in the Project area:
Water — Western Heights Water Company (WHWC)
Sewer — Yucaipa Valley Water District (YVWD)
Gas — Southern California Gas Company
Electricity — So Cal Edison
Solid Waste —Yucaipa Disposal through Burrtec Waste Industries, Inc.
Telephone — Frontier Communications
Cable — Time Warner
Police — Yucaipa Police Department
Fire — Yucaipa Fire Department (CalFire)
Schools - Yucaipa — Calimesa Joint Unified School District
2. Grading
Proposed grading will follow the existing topography, which generally slopes from the north and east to the south and west. Proposed elevations vary from a high of 2,120.74 in the eastern portion of the Project to a low of 2,106.11 at the southwest corner of the Project. A conceptual grading plan is depicted in Figure 2-16, Conceptual Grading Plan.
3. Water and Sewer
Water to the site is supplied by the Western Heights Water Company. An 8-inch water line currently exists in 12th Street that the Project will connect to. Wastewater discharges from the site will occur through internal sewer mains connecting to an existing 18-inch sewer line in Avenue E. Sewer mains are maintained by the Yucaipa Valley Water District.
Reference Figure 2-17, Proposed Water Plan and Figure 2-18, Proposed Sewer Plan.
4. Storm Drainage
The Specific Plan will decrease the area of impervious surfaces from the existing site conditions. The site will incorporate Best Management Practices for the collection and treatment of storm water as part of an overall low -impact development concept. The system will meet all current City of Yucaipa and State of California regulations.
On -site storm flows drain in a southerly direction and are collected in proposed catch basins and directed via proposed low flow pipes to two proposed Low Impact Development (LID) Best Management Practices (BMPs), infiltration basins. All high flows will bypass the infiltration basin via a proposed emergency overflow lateral and connect to the existing 24" reinforced concrete pipe (RCP) storm drain system on Avenue E, and ultimately into Wilson Creek. Reference Figure 2-19, Proposed Drainage Facilities.
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H_ Starling Heights Specific Plan Chapter 2. Development Plan
5. Solid Waste
Removal of solid waste will be performed by Burrtec Waste Industries, Inc. and managed by the city of Yucaipa; storage of bins will be provided in individual units. Waste bin storage is to be provided on the side yard for each lot, as depicted on Figure 2-5.
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Starling Heights Specific Plan Chapter 2. Development Plan Figure 2-16, Conceptual Grading
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Starling Heights Specific Plan Chapter 2. Development Plan Figure 2-17, Proposed Water Plan
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Starling Heights Specific Plan Chapter 3. Design Guidelines Chapter 3: Design Guidelines
A. Purpose and Intent
This chapter provides a framework for the physical design of the Starling Heights Specific Plan (Specific Plan) to ensure the creation of a high -quality development with cohesive community character. A strong outline of design criteria is critical to achieving an aesthetically pleasing community in the City of Yucaipa.
Though providing specific requirements, these guidelines also allow for flexibility, and subjectivity has been purposely built in to allow for visual distinctions that create interest and avoid monotony.
A central design theme is to be created and reinforced through the detailing of all community elements to create a sense of cohesion, while responding to the character and design fabric of adjacent areas. This document will guide the City Staff, Planning Commission, and City Council during the review process of proposals to ensure the proposed project meets the criteria in this chapter. Elements depicting substantial conformance and meeting the spirit and intent of these guidelines will be considered consistent with the Specific Plan.
Imagery presented is intended to convey the general design purpose of the guidelines and is not intended to require literal application of design details. Components identified in this document are provided as a palette of defining elements to be reflected in the community design proposal.
B. Architectural Design
The overall design concept of the Specific Plan is that of a pedestrian -friendly lifestyle reflecting the eclectic nature of elements surrounding the site. Pedestrian linkages play an important role in the site design, with connectivity throughout the site and also to Wilson Creek.
The following guidelines shall either supplement, or replace, Chapter 4.2 (New Construction) and Chapter 4.3 (Residential Subdivisions) of the Citywide Design Guidelines and shall apply to the layout and design of residential homes within the Specific Plan, with the intent of establishing a sense of community as well as encouraging creative expression to bring forth a strong and unique sense of place.
1. Building Orientation (Site Planning and Design)
• Buildings within the Specific Plan should be oriented to face inward towards the community. Home entries should be accessed from an internal street or alley to create street frontage that is inviting and safe for pedestrians. • Orientation away from the other edges of the site is acceptable, especially along major roadways.
2. Internal Open Space (Landscaping)
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H Starling Heights Specific Plan Chapter 3. Design Guidelines Outdoor pedestrian space shall be landscaped and include appropriate street furniture to facilitate pedestrian activity and should have visibility from the street to increase security.
Seating areas should be coordinated with shading, landscaping, and lighting.
Common areas should be located near high -traffic areas to maximize visibility and use.
Elements such as overhead canopies, large trees, or shade structures should be incorporated to provide shelter from environmental influences.
3. Variety and Massing (Building Design)
Where appropriate and authentic to style, portions of the building should provide vertical and clustered horizontal massing breaks to encourage proportional diversity.
Variations in building facades shall provide architectural interest, shade and shadow opportunities, and relief to the streetscape.
The articulation of volume of large residential buildings should be broken down to give individuality to units through the use of individual volumes and roof forms.
4. Roofs (Building Design)
Roofs should be proportionate to building mass and incorporate details appropriate to the overall architectural style.
Articulation of building mass rooflines minimizes the visual impact of repetitious flat planes and roof shapes.
A variety of roof forms, including shed and gable elements should be incorporated to bring interest and variety to the building mass as appropriate for the architectural style of the home.
5. Architectural Elements and Details (Building Design) A variety of window and door treatments should occur. French doors, dormer windows, decorative shutters, or other treatments appropriate to the style of the building should be included.
Upper -story windows should be detailed with well-proportioned architectural elements such as sills, recesses, and lintels.
Operable windows shall be used and should have low -emissivity clear glass with non - reflective coatings for heat and glare control.
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H Starling Heights Specific Plan Chapter 3. Design Guidelines from the front facade to the side and rear elevations.
• Balconies and porches should be used to articulate and reduce mass as well as to provide shadow relief. Where appropriate, stoops may be incorporated instead of porches.
• Garage door appearance should be varied by using door patterns, colors, and windows appropriate to the designated architectural style. Garage doors shall be metal and decorative, consistent with the architecture of the home. • Mechanical equipment such as gas meters and air conditioning units should be screened from public view by landscaping, fences, or walls, or a combination thereof.
6. Colors and Materials (Building Design)
• Colors and materials for the Specific Plan should reflect a general theme, in harmony with the surrounding environment.
• A variety of harmonious colors should provide the diversity required for visual interest while supporting the community character and creating timeless appeal. • Avoid monotony of the architectural color palette selection through the provision of a variety of color schemes and visual diversity. No adjacent buildings should have the same color scheme.
7. Parking (Lot Layout)
• The visual impact of parking should be minimized where possible by orienting it away from primary frontage streets.
• All parking areas should provide interior landscaping for aesthetic enhancement. if parking is provided at the side of buildings, these areas shall be buffered by landscaping.
• Parking should be designed to minimize conflicts between pedestrians and motorists.
C. Architectural Styles
The architectural style/theme featured in the community is Farmhouse. Other styles may be approved through the design review process with an accompanying description of style elements. Massing, character, and detailing of a selected architectural style should be as authentic as possible; however, a contemporary interpretation of traditional vernacular is acceptable (see Table 3-1, Farmhouse Elements and Figures 3-1a, 3-1b, 3-1c Farmhouse Architectural Examples for the typical architectural elements of the Farmhouse style).
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Starling Heights Specific Plan Chapter 3. Design Guidelines Table 3-1
Farmhouse Architectural Elements
Elements
Minimum Requirements
• Simple, 1 & 2 story forms accented with forward and side Form
facing gables and asymmetric proportions.
• Varied pitches from 3:12 to 6:12
Roof
• Flat shingles or standing seam metal roof elements
• 12" minimum overhangs with exposed rafter tails
Walls
Stucco with sand finish
• Vertical battens or horizontal wood siding
• Informal asymmetrical placement
• Variation in grid organization
Windows
Vertical proportioned windows
• Recessed at street -facing locations
• Shaped sill stucco trim with stucco surround
• Wood surround at siding conditions
• Themed exterior light fixtures
Details
Simple stucco trim at doors & windows
• Body: Warm -toned walls with light, contrasting colored Colors
trim, doors, & accents
• Roof: Light to dark brown
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Starling Heights Specific Plan Chapter 3. Design Guidelines FIGURE 3-1 c
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Starling Heights Specific Plan Chapter 3. Design Guidelines D. Landscape Design
Starling Heights is located in the fertile valley of Yucaipa, California. The focus of this community is to create a livable space through engaging amenities and sustainable landscape. Open spaces are the lifelines for a community, both programed and natural, and makes a neighborhood that truly feels like home.
The open space and theming of Starling Heights take inspiration from the local landforms such a Wilson Creek that runs along our community, and the San Bernardino National Forest. The community is named after the Starling bird that can often be spotted near Wilson Creek with its colorful plumage. Forms and patterns found in the open space take inspiration from the meandering path of the adjacent water ways. The design of the community will feature dynamic open spaces as well as a community recreation center.
Amenities provided will include flexible spaces for large and small gatherings, culinary experiences, play, and recreation. A walking loop runs through the entirety of the community promoting an active lifestyle for the residents.
The planting layout was designed with conscious effort to provide a low water used and sustainable landscape that will be compatible with the visual character of Yucaipa. Special attention was paid to the recreation center and open spaces where a variety of vegetation will help accentuate the social and community gathering spaces.
The following guidelines and standards establish general criteria for landscaping at a community -wide level and ensure that a cohesive landscape fabric will be created. The landscape plant palette (Table 3-4, Plant Palette) lists the recommended species in the categories of trees, shrubs, and ground covers.
1. Environmental Considerations
• Conformance with California Assembly Bill 1881, the Water Efficient Landscape Ordinance is mandatory for landscape design within the Specific Plan area. • Advanced water -saving irrigation components, including drip and bubbler systems and low -angle, low flow spray heads, are encouraged.
• Large or inefficiently small turf areas shall be minimized by incorporating water - conserving native groundcovers or perennial grasses, shrubs, and trees. ® Plants with similar water requirements should be grouped together, a technique known as hydro -zoning.
• No single species should dominate the landscape palette; a variety of tree and shrub species should be included to minimize possible disease impact.
2. Streetscapes and Project Entries [Reference Figure 3-2, Entry Details (Streets A and D)]
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Starling Heights Specific Plan Chapter 3. Design Guidelines from the plant palette to create an attractive and cohesive community interface.
Large deciduous trees shall be planted no closer than 50 feet apart. Trees planted in the Project should include a mixture of evergreen and deciduous trees, including along streetscapes.
Areas between sidewalks or streets and walls should be planted with informal groupings of ornamental trees, shrubs, and vines to soften their appearance.
Flowering trees, shrubs, and seasonal flowers are encouraged at entries and key intersections to add color and interest.
The primary project entry will be given special emphasis and will be enhanced with clusters of vertical screening elements on either side. Accent paving, specialized landscape elements, and entry monuments reinforcing the overall community character will create an identity and distinguish the Specific Plan as a special place (design details will be provided at the design review stage).
3. Open Space and Sidewalks (Reference Figures 3-3a through 3-3c, Private Open Space Amenities, and Figure 2-11, Pedestrian Circulation Plan, provided in Chapter 2 of this Specific Plan.)
Any open space area should be landscaped with small, informal groupings of trees, shrubs, and groundcovers and provide shaded gathering/seating areas.
A combination of hard and soft paving may be used, depending on the function of the recreational amenity.
Sidewalks shall connect the neighborhood through internal pathways and include lighting, when appropriate.
Pedestrian amenities such as benches, picnic tables, shade structures, and waste receptacles shall be provided where appropriate. The furniture shall be durable and match architectural styles, materials, and colors used throughout the community.
4. Walls and Fences (Reference Figure 3-4a, Wall and Fencing Plan and Figure 3-4b, Wall and Fencing Details)
Walls and fences shall be composed of high quality, durable, aesthetically pleasing materials that complement the architectural style of the community.
Vinyl, or masonry block may be used for interior fences and walls. Concrete masonry unit (CMU) block wall returns to the houses with vinyl side yard fences shall be incorporated.
When solid walls are necessary, split -face block, stone, concrete, stucco with pilasters and caps, or materials with similar visual qualities shall be used.
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Starling Heights Specific Plan Chapter 3. Design Guidelines Trees, vines, and other landscaping shall be used to soften the visual appearance of walls.
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Starling Heights Specific Plan Chapter 3. Design Guidelines Table 3-2
Plant Palette
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Starling Heights Specific Plan Chapter 3. Design Guidelines Table 3-2
Plant Palette cont.
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Starling Heights Specific Plan Chapter 3. Design Guidelines Figure 3-2, Entry Details (Streets A and D)
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Starling Heights Specific Plan Chapter 3. Design Guidelines FIGURE 3-3 OS Amenities
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Starling Heights Specific Plan Chapter 3. Design Guidelines FIGURE 3-4a Wall/Fence
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5. Lighting
• A preliminary lighting plan indicating the location and style of lighting and lighting fixtures shall be provided during the site development review process. • A preliminary lighting plan indicating the location and style of lighting and lighting fixtures shall be provided during the site development review process. Lighting fixtures should be compatible with the architectural styles of surrounding buildings while also being consistent throughout the community.
• Pedestrian and vehicular entries should be creatively lit to develop a sense of arrival. • Outdoor lighting shall not blink, flash, oscillate, or be unusually bright or intense.
Landscaping shall be used with other features to reduce potential light or glare impacts.
E. Ancillary Structures and Equipment
The following guidelines pertain to additional building components, mechanical equipment, and utility construction within the Specific Plan. • Exposed machinery, air conditioning units, and utility meters must be incorporated into the building design or screened from public view on all sides. Details of screening elements will be included at the design review submittal stage. • Screening materials shall blend with the building materials and design, as well as with landscaping within the vicinity.
• Window or rooftop mounted air conditioning units visible from neighboring properties are prohibited.
• The location of above -ground utility boxes and similar equipment shall be consolidated whenever possible. Above -ground equipment shall be screened or visually minimized with landscaping.
• Utility connections to a building must be located to be as unobtrusive as practicable, with the preference being at the side or rear.
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Starling Heights Specific Plan Chapter 3. Design Guidelines This page left blank for pagination purposes.
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Starling Heights Specific Plan Chapter 4. Administration Chapter 4: Administration
A. Purpose of Document
This document encapsulates the long-range goals for the Starling Heights Specific Plan (Specific Plan) and ensures the project elements are developed in a consistent and coordinated manner. Development standards have been tailored for specific residential building types while allowing for innovative community design. The cohesiveness and enhanced level of quality created by this Specific Plan maximizes the ability to create a seamlessly articulated community, resulting in increased property values over what is provided by traditional zoning.
The process for implementation and approval of the Specific Plan development area is outlined in this chapter, including the accompanying financing and phasing plans. It also addresses the relationship to the City of Yucaipa's General Plan and fulfills the State of California's requirement that all Specific Plans contain "a program of implementation measures, including regulations, programs, public works projects, and financing measures" pursuant to State Code. Upon adoption of this document, the development standards and procedures established herein shall become the applicable zoning standards for the Specific Plan.
1. How to Use This Specific Plan
By functioning as a regulatory document, the Specific Plan specifies the maximum amount of development and allowable land uses, as well as setting a general set of standards for street dimensions, parking, building types, improvements, and landscaping. Photographs and illustrative imagery have been included to aid in the practical application of the requirements and provisions. This imagery should not be interpreted literally; it is meant to serve as a prototypical depiction of possible arrangements of conforming development.
The City will review site development plans through a plot plan review process, ensuring consistency with the goals, vision, and requirements of this plan.
B. Relationship to Other Plans and Reports
The standards, design guidelines, and development parameters unique to the Specific Plan are provided in this document, and it acts as the "zoning code" for the project. As such, this document is the first source for direction regarding proposals for development; however, it is not the only source. This section describes the other documents and reports referenced in this document, including the City of Yucaipa General Plan, and Municipal Code and the Specific Plan mitigated negative declaration of environmental impacts.
1. City of Yucaipa General Plan
California Government Code, Section 65450, establishes the authority for cities to adopt Specific Plans and states that "A Specific Plan shall include a statement of the relationship to the General Plan, and further that it may not be adopted or amended unless found to be consistent with the general plan." The land use shown in the City of Yucaipa General Plan for the Specific Plan is RS-20M, Residential, Single Family with a 20,000 square foot minimum lot size (reference Figure 4-1, Existing General Plan Designation, and Figure City of Yucaipa Page 4-1
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Starling Heights Specific Plan Chapter 4. Administration 4-2, Existing Zoning Classification). The proposed General Plan designation is Specific Plan (to be revised and depicted via a Specific Plan Overlay when the Specific Plan is adopted), and a complete consistency analysis between the Specific Plan and the City of Yucaipa General Plan is provided in Chapter 1 of this Specific Plan.
2. Municipal Code/Zoning
All development and proposed uses in the Specific Plan shall comply with the requirements and standards set forth in this document. In some cases, this Specific Plan provides direct references to the City of Yucaipa's Municipal Code, and where this Specific Plan is silent, applicable provisions of the Municipal Code shall apply. Where a conflict exists between standards contained herein and those found in the City of Yucaipa Municipal Code, the standards in this document apply.
3. Discretionary Approvals
The project applicant seeks to amend the City of Yucaipa General Plan Land Use Map and Yucaipa Zoning Map to allow for the proposed residential use and standards. This document was prepared under the authority of the City of Yucaipa and will be used in connection with the following decisions:
Approval of the General Plan Amendment to change the land use designation from Single Residential with a 20,000 square foot minimum lot size (RS-20M) to Specific Plan (SP).
Approval of Amendment to Figure CDL-3, Land Use Modification Overlay Districts of the General Plan to include the Specific Plan.
Approval of the Application for Zone Change to revise the zoning designation from RS- 20M to Specific Plan (SP).
Adoption of the Specific Plan.
Certification or approval of a California Environmental Quality Act (CEQA) Mitigated Negative Declaration.
Development Plan Review for implementing actions of the Specific Plan.
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Starling Heights Specific Plan Chapter 4. Administration Figure 4-1, Existing General Plan Designation
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Starling Heights Specific Plan Chapter 4. Administration Figure 4-2, Existing Zoning Classification
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H Starling Heights Specific Plan Chapter 4. Administration C. Implementation
The Development Services Director shall be responsible for the administration and enforcement of the Specific Plan in accordance with the provisions within this document, the State of California Government Code, and the Subdivision Act. This administration of the Specific Plan includes processing assistance, interpretations of provisions, approval of administrative permits, issuance of permits, approval of temporary or interim uses, specification of conditions of approval, and authorization of certificates of occupancy for new development. The Planning Commission shall be responsible for approving Tentative Tract/Parcel Maps, Conditional Use Permits, Development Plan Review, and Architectural Review for individual projects within the project, review of variance applications, preparation of recommendations to City Council, for major Specific Plan Amendments and acting on appeals from decisions by the Development Services Director.
The City Council shall be responsible for adopting major amendments to the Specific Plan and acting on appeals of decisions by the Planning Commission.
1. Severability
If any section, subsection, sentence, clause, or phrase of this Specific Plan, future amendments, or additions hereto is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this plan.
2. Interpretations
When there is a question or ambiguity regarding the interpretation of any provision of the Specific Plan, the Development Services Director has the authority to interpret the provision, using the spirit and intent of the Specific Plan as a guide. The Development Services Director may, at his or her discretion, refer interpretations to the Planning Commission for consideration and action. Such a referral shall be accompanied by a written analysis of issues related to the interpretation. All interpretations made by the Development Services Director and decisions of the Planning Commission may be appealed per the applicable provisions of the City of Yucaipa Municipal Code.
D. Review and Approval
The Specific Plan will be implemented through a final subdivision map, and tentative tract maps. These maps will be subject to the City of Yucaipa's entitlement approval process.
Planning approval: Review of plans for zoning compliance and design review (see Division 3 Procedures of the City of Yucaipa Municipal Code).
Plan Check approval: A detailed technical review of the working drawings will be conducted, during which the City will determine if the drawings are in conformance with this Specific Plan, the (current) Building Code, City Standards, and conditions of approval.
Plan check approval is required before issuance of grading and building permits.
During this review process, the City will determine whether the proposal is in conformance City of Yucaipa Page 4-5
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Starling Heights Specific Plan Chapter 4. Administration with this Specific Plan, the Building Code, City Standards, and conditions of approval.
E. Financing
The project developer shall be responsible for financing construction of the infrastructure improvements required to support the project, such as internal streets, water lines, sewers, and storm drains. All necessary infrastructure improvements shall be developed in conjunction with the roadway improvements. Financing may involve a combination of impact fees and exactions, special assessment districts, and landscaping and lighting districts. Dedications of land and impact fees are exactions that lessen the impacts of new development resulting from increased demand on services. Local governments derive their authority to impose exactions from the "police power" granted to them by the State Constitution and specific state statues such as the Subdivision Map Act.
F. Maintenance
Management of property within the Specific Plan will be by a Homeowner's Association.
Prior to recordation of a final map, the Applicant shall provide a clear description of the role of the Association in providing and maintaining private roadways, amenities, private and right-of-way landscaping, and other improvements required by the City. The individual or entity submitting and processing the tentative map shall submit the covenants, conditions, and restrictions (CC&Rs) to the Planning Department for review by the City Attorney.
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