CONDITIONAL USE PERMIT
ON -GOING CONDITIONS/GENERAL REQUIREMENTS:
PLANNING DIVISION (909) 797-2489 EXT. 224
This Conditional Use Permit and Tentative Map is for the proposed development of light industrial logistics facility consisting of two concrete tilt -up buildings totaling approximately 2,054,801 square feet on an approximate 312.91 gross acres of land located at 32335 Live Oak Canyon Road within the Freeway Corridor Specific Plan. The Project Tentative Map will consist of seven (7) parcels (APN: 0301-191- 21, 0301-211-10, 0301-211-12, 0301-201-26, 0301-201-40, 0301-201-41 and 0301-201-42) with incorporation of roadway circulation improvements to accommodate for the construction of a 1,052,881 square foot warehouse (Parcel Lot 3), a 1,001,920 square foot warehouse (Parcel Lot 7), and additional truck parking (Parcel Lot 6). Facility operations are expected to occur 24 hours a day.
Any alteration or expansion or increase in the developed area of the site from that shown on the approved site plan, may require the submission of a new application or an additional application for Revisions for review and approval.
2. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any claim, action or proceeding attacking or seeking to set aside, void or annul the approval of all or part of the matters applied for, or any other claim, action or proceeding relating to or arising out of such approval.
This obligation includes the obligation to reimburse the City, its agents, officers and employees for any court costs or attorney fees which the City, its agents, officers, or employees are required by a court to pay as a result of such claim, action or proceeding. The City agrees to notify the applicant of any such claim, action or proceeding promptly after the City becomes aware of it. The City may participate in the defense of the claim, action or proceeding, but such participation will not relieve the applicant of applicant's defense and indemnification obligations, including City expenses.
3. This Conditional Use Permit, Tentative Map and Oak Tree Removal Permit shall become null and void if all conditions have not been complied with and the occupancy or use of the land has not taken place within three (3) years of the date of approval. One extension of time, not to exceed three (3) years, may be granted upon written request and submittal of the appropriate fee not less than 30 days prior to the date of expiration. PLEASE NOTE: this will be the only notice given for the above specified expiration date. The applicant is responsible for the initiation of an extension request. Additional extensions of approval may be granted pursuant to the City's Development Code.
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Case No. 21-196 CUP/TPM - Conditions of Approval
4. The project applicant shall enter into a memorandum of understanding/cost share agreement to jointly fund an Environmental Impact Report and related CEQA studies for the Freeway Corridor Specific Plan Update to be completed by a qualified environmental consultant under contract with the City. The scope of work will include a program level environmental impact report as required to support the Freeway Corridor Specific Plan, as well as necessary project -specific analysis and studies related to the proposed Project, including those related to noise, air quality, as well as an analysis of traffic that includes Level of Service for compliance with the applicable General Plan policy. The Proposed Project's fair share cost in the memorandum of understanding/cost share agreement shall be in the minimum amount of $589,218.
5. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
6. The applicant/owner shall pay the required Notice of Determination fees that are in effect during project approval pursuant to Senate Bill 1535. This fee shall be submitted to the Planning Division within three (3) days after the effective date of Conditional Use Permit 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 in the total required amount, and shall be 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.
7. All conditions of this Conditional Use Permit, Tentative Map and Oak Tree Removal Permit are continuing conditions. Failure of the applicant and/or operator to comply with any or all of said conditions at any time may result in the revocation of the permit granted to use the property.
8. The applicant/owner shall maintain in good condition at all times all permanent plantings as identified on the approved landscape plan.
9. 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.
10. Mail delivery shall be of other delivery as approved by the U.S. Postal Service.
11. All signs proposed by this project may only be lit by steady, stationary, shielded light directed at the sign, by light inside the sign, by direct stationary neon lighting or by an alternating lighting system that changes no more than once per hour. The glare from the luminous source shall not exceed one-half (0.5) foot candle.
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12. Parking and on -site circulation requirements shall be maintained at all times.
A. All markings to include parking spaces, directional designations, "No Parking" designations, and "Fire Lane" designations shall be clearly defined and said markings shall be maintained in good condition at all times.
B. Parking and site circulation surfaces (City Road Specification #39) shall be maintained in good condition at all times.
13. Noise levels shall not exceed City Standards as required by Development Code Section 87.0905(b) Noise Standards.
14. All refuse generated at the facility shall at all times be stored in approved containers and shall be placed in a manner so that visual and public health nuisances are minimized.
15. All refuse containing garbage shall be removed from the premises at least two times per week in conformance with Municipal Code Section 8.24.030(B).
16. The applicant shall implement the approved "Solid Waste Recycling Plan" for any new commercial, industrial, or institutional uses located on the property. The developer and all occupants of the property shall make a good faith effort to fully comply with each component of the approved Plan. Any proposed revision to this Plan shall be subject to the review and approval of Yucaipa Disposal, Inc. (909) 797-9125.
17. The project site shall remain in full compliance with all City Sign Regulations at all times.
18. The applicant/property owner shall be required to apply an anti -graffiti coating to proposed block walls, and/or provide a landscape design of a type and nature that is acceptable to the City Planner, to any publicly viewable surfaces deemed by the City Planner to be likely to attract graffiti.
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. 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.
21. 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
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22. 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.
23. The proposed Project is for a phased project. All conditions of approval shall apply to each phase as appropriate.
ENGINEERING DIVISION (909) 797-2489 EXT. 254
24. Preliminary WQMP shall be submitted for review. If project will not require a WQMP, documentation indicating a WQMP is not required shall be submitted.
25. Submit WQMP Plan for Approval.
26. Groundwater pollution from urban run-off generated by the project, including those from any new roadways, 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.
27. The natural drainage courses traversing the site shall not be occupied or obstructed. Compliance will be verified and met through the Water Quality Management Plan.
28. All lots must drain to streets, per the approved WQMP if applicable. If lots do not drain to streets, the cross lot drainage will be reviewed and approved by the City Engineer under the provision of the Uniform Building Code Appendix 33 and the Development Code.
29. 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 the 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.
30. Live Oak Canyon Road shall be designed as a water -carrying street and its water carrying capacity shall be retained. Streets developed from Live Oak Canyon and/or Wildwood Canyon Road to access the project shall also be designed as a water -carrying street that meets the street design requirements of the Freeway Corridor Specific Plan.
31. Adequate elevations/geometry shall be provided on the entrance roads to the site at Live Oak Canyon Road to minimize the possibility of street flow entering the site.
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32. Lots adjacent to water -carrying streets shall be adequately elevated above the top of curb, or block walls provided, or both, to minimize the possibility of street flows entering lots.
33. Roads within this development shall be entered into the City Maintained Road System.
34. Road sections within and/or bordering the tract shall be designed and constructed with curbs, gutters, and sidewalks to City Road Standards, and in accordance with the Freeway Corridor Specific Plan circulation standards, and as shown on the entitlement plans. At intersections and driveways entering the street, the first 20 feet of slope shall not exceed 6%.
35. Final improvement plans and profiles shall indicate the location of any existing utility facility which would affect construction. Existing utility poles shall be shown on the improvement plans and relocated as necessary without cost to the City.
36. Slope rights shall be dedicated on the Final Parcel Map where necessary.
37. An approved type wall/barrier shall be required along the rear of double frontage lots and shall be constructed outside the public right-of-way.
38. Turn-arounds at dead-end streets shall be in accordance with the requirements of the Fire Marshall.
39. A thirty-five (35) foot radius curb return is required for the rounding the corner of the intersecting roads when the half -width right-of-way of any intersecting road is forty (40) feet or greater. A twenty (20) foot radius curb return is required for rounding corners of intersecting roads if the half -width right-of-way of all intersecting roads is less than forty (40) feet. At intersections, street dedication (right-of-way) shall be a corner cut-off from the point of curb return (PCR) to PCR of property line.
40. Road profile grades shall not be less than 0.5% unless the engineer at the time of submittal of the improvement plans provides justification to the satisfaction of the City Engineer confirming the adequacy of the grade.
41. Paved access is required from each parcel being created to a publicly maintained road. City street name signs shall be installed indicating street names and if publicly maintained or not.
42. Continuous water spaying or other approved methods must be used during grading operations to control fugitive dust.
43. Improvement plans for infrastructure adjacent to flood control facilities and storm drain improvement plans for drainage outlets into a San Bernardino County Flood Control District (SBCFCD) facility shall be prepared by a Registered Civil Engineer
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and submitted to the SBCFCD for review, approval and encroachment permit as required.
44. The applicant shall design and construct the intersection improvements, including roadway widening and associated traffic signal and striping modifications, at Live Oak Canyon Road and Outer Highway 10 as identified by the Traffic Impact Analysis for the Freeway Corridor Specific Plan Update and Pacific Oaks Commerce Center Phase II. Should the City's Development Impact Fees be revised to include the intersection of Live Oak Canyon Road and Outer Highway 10 prior to construction of Phase II of the proposed development, payment of the revised Development Impact Fees could replace the requirement to construct intersection improvements.
45. Pursuant to the Yucaipa Municipal Code, developer shall reimburse the City for the developer's fair share of the City's costs, as determined by the City Engineer, for the City's cost to construct the Low Water Crossing Replacement Bridge and Street Improvements from the north property line of the development site and to the proposed bridge improvements as required by any City Approved Capital Improvement Project and/or any requirements as they relate to the required roadway improvements.
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
46. 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 Uniform Fire Code and all applicable statutes, codes, ordinances, standards and policies of the Yucaipa Fire Department/CalFire.
47. This project is in Fire Safety Review Area 2. This is a high fire hazard brush area.
This project shall comply with the construction and development standards for a FR-2 Area. Contact the City Building & Safety Division for FR-2 Area construction and development standards.
48. Fire Department access roads and/or public/private streets shall meet the Fire Department minimum 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.
49. 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.
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50. 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).
51. Cul-de-sacs shall not exceed six hundred (600) feet in total length, unless otherwise approved by the Fire Department.
52. Required fire flow for this project, as determined by I.S.O. Formula, is as follows:
GPM = 8,000, at 20 psi residual; for 4 hour duration 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 1/2" outlet and one 4" outlet.
53. 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.
54. 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 8,000 gpm (exceptions not applied).
THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO
RECORDATION OF THE FINAL MAP:
ENGINEERING DIVISION (909) 797-2489 EXT. 254
55. A preliminary soils report shall be filed with and approved by the City Engineer.
56. A geology report, prepared by a Licensed Engineering Geologist, shall be submitted to and approved by the City Engineer. Details of the requirements are provided in the City's Grading Manual.
57. 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.
58. Adequate City Drainage Easements (minimum fifteen (15) feet wide) shall be provided over the natural drainage courses and /or drainages facilities, including WQMP identified BMP areas. The easements shall be designed to contain the 100- year frequency storm flow plus bulking and freeboard per City Standard Criteria.
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Flowage easements or City Drainage Easements shall be obtained where diversion or concentration of runoff from the site or drainage facilities dewaters onto private property.
59. 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.
60. 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
61. 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.
62. The major natural drainage course(s) traversing the site shall be delineated on the final map. Adequate easements and building setback lines should be designed, offered and dedicated on the Final Map as "City Easements". Survey data regarding top of bank and/or channel cross -sections shall be provided to the Engineering Division.
63. Permanent drainage improvements are required, per the appropriate Master Plan Drainage, to intercept and conduct the larger flows through or around the site in an approved manner. For the sizing of roadway storm drains and locations of catch basins in streets the streets the storm drain system shall be designed to:
A. Collect a 25-year storm recurrence interval within the street section (top of curb to top of curb).
B. Collect and contain the 100-year interval within the roadway right-of- way.
C. Applicant shall verify that downstream facilities, and drainage channels accepting site flows are not adversely affected by the increased cfs.
64. The proposed storm drain facilities shall intercept and provide for collection of runoff generated on -site (and off -site flows that drain onsite). All facilities shall be designed in accordance with current City policy and requirements including applicable Development Code Sections (pertaining to Flood Plain Safety Overlay Districts). Final facility design and location must be approved prior to recordation of Final Maps. All on -site storm drain facilities shall be designed to convey flows which could be expected from a storm with a 10-year recurrence interval with additional design factors of safety and freeboard to provide a 100-year level of flood protection to inhabited structures. During storms of intensity greater than the 10-year storm, additional flood protection shall be provided by utilizing the local storm drain system and conveying additional runoff onto streets. Storm drain
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facilities which intercept canyon flows upstream of development area shall be designed to convey the 100-year rather than 10-year design flow.
65. 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.
66. 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.
67. A thorough evaluation of the structural road section, to include parkway improvements, from a qualified materials engineer, shall be submitted to the Engineering Division.
68. 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.
69. 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.
70. 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.
71. 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.
72. The applicant shall submit road improvement plans to the Engineering Division and bond for those improvements with the City.
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73. Curbs, gutters, sidewalks, and 44 feet of paving shall be installed on proposed collector streets, 64 feet of paving shall be installed on proposed arterial streets.
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.
74. 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.
75. Right-of-way and improvements (including off -site) to transition traffic and drainage flows from proposed to existing shall be required as necessary.
76. Slope stability tests are required for road cuts or road fills in excess of a 2:1 slope.
77. 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.
78. 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.
79. 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.
80. Any off -site grading easements shall be obtained and these areas shall be contour graded.
81. Applicant shall provide for street lighting within the development as per adopted City standards and per Improvement Level requirements.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A GRADING PERMIT:
PLANNING DIVISION (909) 797-2489 EXT. 224
82. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
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BUILDING AND SAFETY - LANDSCAPE REVIEW (909) 797-2489 EXT. 284
83. Grading permits shall not be issued for any areas to be graded and remain undeveloped until a revegetation plan is approved by the Landscape Architect through the Building and Safety Permit submittal process, and until bonds are posted for revegetation.
ENGINEERING DIVISION (909) 797-2489 EXT. 254
84. 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 one (1) acre or greater.
85. An on -site grading monitor shall be required in accordance with Development Code Section 87.1010 for all grading operations.
86. Prior to the alteration of any wetland habitats, the required permits or authorized clearance shall be obtained from the Department of Fish and Game in accordance with the Section 1600 et seq. of the State Fish and Game Code, from the United States Army Corps of Engineers in accordance with Section 404 of the Clean Water Act, and from the California Regional Water Quality Control Board Santa Ana Region in accordance with Section 401 of the Clean Water Act.
87. 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.
88. The applicant's plans indicate approximately 32% 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.
89. 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.
90. For any construction within City owned right-of-way, an encroachment permit, or authorized clearance, shall be obtained by the applicant from the Engineering Division. Encroachment permits are not required for grading activities contained wholly within the Project property.
91. For any construction within State owned right-of-way, an encroachment permit shall be obtained, by the applicant, from CALTRANS.
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92. In the event construction is required in established flood overflow areas, structures shall be elevated above the determined flood stage levels in an approved manner which will neither impede nor deflect flood flows.
93. Visible slopes shall utilize contour grading with undulating slopes to create a naturalistic appearance as the landscaping planting matures.
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94. Three (3) copies of the grading plan shall be submitted to the Building and Safety Division for review and approval. A copy of the grading plan shall be submitted to the Planning Division when graded slopes exceed five (5) feet in height. All on - site cut and fill slopes shall:
A. Be a part of the downhill lot when between individual lots, or as approved by the City Planner and City Engineer.
B. Incorporate recommendations of the approved geology and soils reports.
C. Be contour graded to blend with existing natural contours.
D. Be limited to a maximum slope ratio of two -to -one (2.1) and a maximum vertical height of thirty (30) feet. Setbacks from the top and bottoms of slopes shall be a minimum of one-half (1/2) the slope height or per CBC.
E. Preclude damage to the site and downstream properties during heavy storm run-off, especially during the construction stage by including a stringent slope, erosion, and sediment control program on the proposed grading plan.
Any such damage allowed to occur will be the responsibility of the applicant.
F. All open space easements and natural /undisturbed open space shall be indicated as ungraded areas not to be disturbed.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A BUILDING PERMIT:
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95. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
96. 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
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Facilities District No. 1, and any other fees assessed by Government Code Section 53080, and 65995-65997.
97. 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.
98. Provide plans for conceptual landscaping, fencing, floorplans and detailed building elevations including materials, finishes and colors for all units for Planning Commission review and approval prior to issuance of building permits.
99. The applicant/owner shall process a Condition Compliance Review through the City for verification of conditions prior to the issuance of building permits. 100. Water service shall be provided by Yucaipa Valley Water District. The Yucaipa Valley Water District letter containing preliminary service project requirements and dated August 29, 2022, is included as a Condition of Approval. Submit evidence of service to Building and Safety at time of Condition Compliance review. 101. Sewage disposal shall be by Yucaipa Valley Water District. The Yucaipa Valley Water District letter containing preliminary service project requirements and dated August 29, 2022, is included as a Condition of Approval. Submit evidence of service to Building and Safety at time of Condition Compliance review. 102. A Development Agreement will need to be fully executed by the Yucaipa Valley Water District and the Applicant/Developer prior to the issuance of any building permit.
103. The applicant shall submit a "Solid Waste Recycling Plan" for review and approval.
This Plan shall address two (2) principal recycling programs: 1) the recycling of construction waste/debris during the development phase of the project, and 2) the recycling of the solid waste that is generated daily by each proposed use during the operational phase of the project. The construction waste component shall include: complete information on the individual or firm that will be responsible for implementing the recycling plan; complete information on all proposed recycling facilities that will receive waste products; and estimates of the volume or weight of each type of material that will be recycled. The operational waste component shall include: complete information on the location, access, sizes, and numbers of solid waste and recycling bins needed to serve each proposed use that is located within the project. For information on the types of waste disposal services that are available, you may contact Yucaipa Disposal, Inc. at (909) 797-9125 for assistance.
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104. Proof of fee payment of Fish and Game fees and/or County Administrative handling fees pursuant to California State Assembly Bill 3158 shall be submitted. 105. Provide detailed building elevations including materials, finishes, colors, and signage for all buildings for Planning Division review and approval prior to issuance of building permits. Building elevations shall be consistent with those approved by the Planning Commission.
106. The applicant/property owner shall grant to the City, in writing, the irrevocable right of entry over, and access to, such property, upon twenty-four (24) hours' posted notice, by authorized City employees or agents, for the purpose of removing or painting over graffiti on any designated graffiti attracting surfaces. 107. Project shall comply with the Design Standards of the Freeway Corridor Specific Plan, the Development Code and objective design requirements from the City's Design Guidelines.
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108. 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.
109. New commercial construction or additions resulting in more than 30% of the floor area shall include readily accessible storage areas identified for the collection of materials consistent with the City's four -container collection system which includes trash, recycling, green waste, and food waste containers. 110. 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.
111. Where applicable, site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel, and where necessary to provide access. Paths of travel shall incorporate (but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts and walking surface material. The accessible route(s) of travel shall be the most practical direct route between accessible building entrances, site facilities, accessible parking, public sidewalks, and the accessible entrance(s) to the site. California Building Code (CBC) 11A and 11 B.
a. City of Yucaipa enforces the State of California provisions of the California Building Code disabled access requirements. The Federal ADA standards differ in some cases from the California State requirements. It is the
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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.
112. Where applicable, structures on the site shall be accessible per California Building Code (CBC) 11 B.
113. Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings. 114. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer. 115. The perimeter of the jobsite, adjacent to any public right-of-way, shall have a properly installed, 6' high, construction fence with privacy cloth attached. The fencing and cloth shall be maintained and kept in good condition until such a time that the project has been completed, or a permanent perimeter wall is in place. All construction entrances/exits shall be approved in advance by city personnel.
BUILDING AND SAFETY - LANDSCAPE REVIEW (909) 797-2489 EXT. 284 116. Three copies of a Landscape Documentation Package shall be submitted for Building & Safety Division review and approval. Building Permits shall not be issued until Landscape Documentation has been approved. Said Landscape 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,1 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
(I) 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. 117. Landscape document package shall include the method of permanent maintenance of approved landscaping shall be identified as to responsibility and schedule.
118. 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. Building Permits shall not be issued until Landscape Documentation has been approved. Said plans must
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be consistent with the City of Yucaipa Landscape Design and Installation Guidelines and include the following details:
A. Voltage boxes, mailboxes, trash enclosures, maintenance structures, backflow devices, automatic controls, air conditioning/heating units, etc., to be shown on the plan and screened with landscaping and/or decorative fencing/trim.
B. A permanent automatically -controlled irrigation system.
C. Landscaping shall consist of drought tolerant vegetation appropriate to the local climate. Trees, shrubs and ground covers in the following quantities shall be required as follows:
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;
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b. 10 for each 300 sq. ft. of landscaped area.
6. 1 gallon shrubs:
a. 40% of total shrubs required.
7. Ground Cover:
a. Drought tolerant adapted when mature, or native,
b. Maximum spacing: 12 inches O.C., or as suitable for planting material,
C. Hydroseeding (establish recommended mixture); specify weight or volume per unit area.
8. 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 right-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.
New Oak Trees shall be planted pursuant to the City's Oak Tree policy.
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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. 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
121. 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.
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
122. A greenbelt or fuel modification zone plan shall be required and bonded for this project. Fuel modification plan requirements shall be site specific to this project.
The applicant shall submit a fuel modification plan to the Fire Department for review and comments or approval. Maintenance provisions of the fuel modification zone shall be approved by the Fire Department. Maintenance of the fuel modification zone, located in designated open space, and enforcement of the fuel modification zone, within the property of individual property owners, shall be the responsibility of a homeowners' association or other approved maintenance authority that is acceptable to the Fire Department.
123. 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.
124. Applicant -developer shall provide the Fire Department with a letter from the water company serving the project -development, verifying that financial arrangements have been made and bonds posted for the required Fire Department approved water improvements.
125. Prior to any construction, the entire fuel modification zone required and approved by the Fire Department shall be completed. Any phased implementation of the fuel modification zone shall be done only with prior approval of the Fire Department.
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
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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. Concrete forms are not considered combustible materials. 129. An alternative type of construction providing a higher level of fire resistance is required. Contact the Fire Department or City Building Official for more information.
130. The project shall implement the mitigation measures listed in the Mitigation Monitoring and Reporting Program adopted for the project.
SUBJECT PROPERTY SHALL NOT BE OCCUPIED AND/OR USED FOR
PURPOSES APPLIED FOR UNTIL THE FOLLOWING CONDITIONS
HAVE BEEN MET:
PLANNING DIVISION (909) 797-2489 EXT. 224
131. Parking and on -site circulation requirements shall be provided for as identified on the approved site plan.
132. 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. 133. All access drives shall be a minimum of 24 feet wide to facilitate two-way traffic. 134. Any lights used to illuminate the site shall be hooded and designed so as to reflect away from adjoining properties and public thoroughfares. Additional design elements shall be employed to incorporate dark sky principles in order to minimize up lighting and unnecessary light exposure outside of the facility operations. 135. Developers of commercial/industrial/institutional projects shall submit a report detailing the percentage of project costs spent in the City of Yucaipa. At a minimum, this report shall contain a list of local businesses/individuals that have been solicited for bids and/or received contracts for materials or services. 136. Developers of commercial, industrial, or institutional projects shall submit all applicable documentation that is required to verify the volume of weight of each type of construction waste or debris that has been recycled or otherwise disposed of in a lawful manner.
137. Developers shall ensure that they recycle and/or salvage for reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. 138. All roof top mechanical equipment is to be screened from ground vistas.
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139. The Project Applicant shall comply with all Mitigation Measures as identified in the Project -assigned Mitigation Monitoring and Reporting Plan (MMRP).
ENGINEERING DIVISION (909) 797-2489 EXT. 254
140. Construction of private roads and private road related drainage improvements shall be inspected and certified by the City Engineer.
141. All required road and drainage improvements shall be completed. 142. Projects subject to a building permit shall have all required on and off -site improvements, required for each phase, completed and approved prior to final inspection of any buildings or structures. The term "phase" as used here shall mean the following: "The block of building permits drawn on less than the whole project" or "A plan of building construction which indicates blocks of construction of less than the whole project." In each phase the installation of any on or off -site improvements shall be sufficiently completed so as to assure protection from storm or drainage run off, a safe and driveable access for fire and safety, and the ordinary and intended use of buildings or structures. The Building Official, with the concurrence of the City Engineer, may approve any plan or approve a change to an approved plan, which complies with the intent of this policy. 143. 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. 144. The Applicant shall submit the signed original Water Quality Management Plan (WQMP) Certification form to verify consistency of the BPMs shown on the as -built grading plans and landscape plans. In case of inconsistency, the Applicant shall revise the WQMP to match the as -built plans.
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
145. 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. 146. 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. 147. 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
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emergency equipment and for routes of escape which will safely handle evacuations.
148. The public and/or private roadways serving this project shall be named. 149. Street name signs shall be installed with approved names 150. Manual operated gates across Fire Department access roadways, public and/or private streets and driveways, shall be equipped with approved emergency key - operated ("Knox" type) locks. For automatic gates, a "Knox" keyed emergency access switch shall be installed at location determined by Fire Department, and shall over -ride all command functions and open gate automatically upon activation.
All automatic gates shall have a manual over -ride for use during loss of electric power. "Knox box" request forms are available from the Fire Department. 151. Address numbers shall be placed on all new and existing commercial and multi- family residential structures in such a manner as to be plainly visible and legible from the access roadway or street. Structures shall have numbers of 8" height, 3/8" stroke on contrasting background. Address numbers shall be illuminated so as to be visible and legible from access roadway or street. Industrial occupancies shall have address numbers of 12" height, '/2" stroke and shall be illuminated so as to be visible and legible from access roadway or street. Where structure setback exceeds one hundred (100) feet from the access roadway or street, additional non - illuminated numbers are 6" in height, 3/8" stroke, on contrasting background shall be displayed at property access entrance.
152. "No Parking - Fire Lane" signs shall be posted at locations designated by Fire Marshall. Fire lane curbs shall be painted red with white letters stating "No Parking — Fire Lane".
153. On site fire hydrants capable of supplying 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.
154. Approved fire hydrant pavement markers shall be installed. 155. 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. 156. 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
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fire hydrant shall have a maximum distance from FDC of thirty (30) feet. FDC shall identify address and system of structure being protected. 157. 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.
158. An automatic fire detection and alarm system meeting the requirements of UFC 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.
159. Dependent on occupancy type and load, an automatic smoke removal system shall be installed. The system shall comply with the UFC and CBC requirements. 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. 160. Dependent on occupancy type and load, an automatic smoke ventilation system — fusible link type, shall be installed. Roof vent, venting ratios and draft curtains shall be provided. 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.
161. High Fire Hazard Areas FR-1 & FR-2: one -hour fire resistive construction is required for exterior walls. Contact Fire Marshall or City Building Official for more information.
162. The main electrical panel and all sub -panels shall be labeled on inside cover for all circuits.
163. Water heater (fuel fired) shall be properly vented to exterior of structure. Water heater shall be seismic strapped to wall and be located 18" above a garage floor. 164. Commercial and industrial structures/occupancies and gated complexes shall have a "knox box" system installed on the exterior of the buildings or complex.
Location of device to be determined by the Fire Department. The box shall contain keys necessary to gain access and may contain pre -plans and msds information as required by the Fire Department.
165. 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.
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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.
166. All flammable and combustible liquid storage and dispensing shall be in accordance with applicable sections of the UFC Article 79 and City codes and ordinances. Plan review and annual permit to operate from the Fire Department is required.
167. Address numbers shall be provided along the roofs of the warehouse structures to aid aerial police and fire support personnel the ability to locate each site. 168. Commercial and industrial buildings in excess of 20,000 square feet and with an interior area more than 150 feet from exterior exit, shall be equipped with a Class standpipe system or as needed to meet California Fire Code Section 905.
Standpipe connections shall be configured to reach any portion of interior space within 150 feet in any direction of travel or as needed to meet California Fire Code Section 905. This system shall be calculated to provide 500 gpm from an adjacent automatic fire sprinkler riser at 100 psi nozzle pressure for two hand lines flowing. 169. To ensure that the construction of the proposed structures does not impact the Yucaipa Fire Department's Insurance Services Office (ISO) rating, applicant shall pay to the City approximately half of the cost of a ladder truck fire apparatus (with associated equipment) in the amount of $490,000 to be used by the City to assist with the purchase of the ladder truck.
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
170. The building(s) shall meet all handicapped requirements. 171. The building(s) shall comply with all structural and non structural provisions of the California Building Code.
172. The building(s) shall meet all exiting requirements of Chapters 10 and 11 of the California Building Code.
173. Any change of occupancy will require submission of plans for approval to Building and Safety. It is the applicant's responsibility to contact the local Building and Safety Division for a pre -construction inspection prior to occupancy of the building(s).
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174. The building(s) or structure(s) shall meet all applicable requirements of the adopted model codes and amendments.
BUILDING AND SAFETY - LANDSCAPE REVIEW (909) 797-2489 EXT. 284 175. All landscaping and irrigation shown on the approved landscape and irrigation plans and all required walls shall be completed. Applicant shall provide the City with a Certificate of Substantial Completion from the certified professional that prepared the approved landscape and irrigation plans.
176. 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.
END OF CONDITIONS