DATE:
TO:
AGENDA REPORT
December 8, 2025
Honorable Mayor and City Council
Item No. 12
FROM: Fermin Preciado, Director of Development Services/City Engineer Benjamin J. Matlock, Deputy Director of Community Development/City Planner Katie Syme, Development Services Technician V/
SUBJECT: Extension of Time Request — Second Extension of Time request (Case No. PLN-EXT- 25-0005) of two years for TTM 19929, a Tentative Tract Map for a one (1) lot subdivision for condominium purposes, consisting of 40 detached condominiums on
6.8 acres on a Multiple Residential (RM-72C) property located at 12959 5th Street; APN: 0319-152-13. (Reference Case No. 14-140/CUP, 20-145/EXT) RECOMMENDATION:
That the City Council approve a second Extension of Time of two years for Tentative Tract Map 19929, subject to the attached Conditions of Approval originally dated January 17, 2018 and last amended on July 21, 2025, and adopt the Findings as contained in this Agenda Report.
BACKGROUND/DISCUSSION:
In 2024, the California Legislature passed AB 2729 in response to market conditions that were caused by the COVID-19 pandemic, which provided automatic State extensions to all active housing entitlements (Conditional Use Permits, Tentative Tract Maps, Tentative Parcel Maps, etc.). The actions of the State resulted in an automatic extension of housing entitlements issued before January 1, 2024, that would expire before December 31, 2025, for a period of 18 months.
In accordance with AB 2729, Tentative Tract Map No. 19929 was set to expire on July 21, 2025.
Prior to this expiration date, the applicant, Craig Celse, applied for this proposed second extension of time request.
Upon approval, Tentative Tract and Parcel Maps are provided 36 months to timely file a map for recordation, which can be extended by an additional 36 months by staff if requested by the applicant. Pursuant to Section 83.040220(f) of the Yucaipa Development Code, once a Tentative Tract Map has received an initial extension of time for a period of 36 months, "Additional extensions of time, for a period or periods not exceeding a total of 24 months, may only be approved by the City Council." This provision of the Development Code is consistent with the Subdivision Map Act, which is the State law governing the regulation of all subdivisions within California.
The Tentative Tract Map 19929, which was originally approved by the Planning Commission on January 17, 2018, permitted 40 detached condominiums to be created on approximately 6.8 acres.
On January 7, 2021, the applicant submitted their first Time Extension request, and City staff approved a 36-month time extension pursuant to Section 83.040220(f) of the Yucaipa Development Code and the Subdivision Map Act, which resulted in a new Tentative Tract Map expiration date of January 07, 2024. With the State's AB 2729 extensions, the expiration date for the Project was July 21, 2025. Another time extension request was then timely filed with a revised expiration date of July 21, 2027.
The Conditions of Approval for the subdivision were amended as part of the first Time Extension (Case No. 20-140/EXT), and those changes are reflected with strikeout text for removed language, and bold text for new language. No additional changes to the Conditions of Approval from the initial Time Extension request are proposed aside from minor text updates (i.e. replacing California Department of Forestry and Fire Protection with CAL FIRE, changing the California Fire Code year, etc.).
The applicant for the Extension of Time request had indicated that the current extension is necessary due to market conditions where it is not economically feasible to build the project, which have substantially delayed the efforts to complete the recordation process of the Final Tract Map.
In addition, they have been exploring an amended project design that would potentially add more units to better meet current market demand, but would like to maintain this entitlement during that process. Staff has been able to make all the necessary findings to support the additional Extension of Time, and under existing State and local law, this is the final extension of time the Project is eligible to receive. No changes to the map are proposed; however, the original Conditional Use Permit (Case No. 14-140/CUP) has expired. Interest has been expressed by prospective developers to purchase this property and apply for a new Conditional Use Permit and either use the previously approved Tract Map or make the necessary modifications described above.
If the proposed Extension of Time is not approved by the City Council, the applicant would have to start the process over and submit a new Tentative Tract Map application. Alternatively, if the extension is approved, the applicant would have two additional years to timely file the Final Tract Map. If the final map is not filed by the extended expiration date, the applicant would have to start the process over and submit a new Tentative Tract Map application. With approval of the proposed Extension of Time, the expiration date would be July 21, 2027, and no further Extensions of Time may be granted.
ENVIRONMENTAL REVIEW:
A Mitigated Negative Declaration (MND) was prepared and adopted as part of the original project approval. Public Resources Code § 15162(a) indicates that no subsequent MND shall be required for a project when the following findings can be made:
• No substantial changes are proposed in the project which will require major revisions of the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
• Substantial changes did not occur with respect to the circumstances under which the project will be undertaken which will require major revisions of the previous MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and • No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous MND was certified as complete shows any of the following:
o The project will have one or more significant effects not discussed in the previous MND;
o Significant effects previously examined will be substantially more severe than shown in the previous MND;
o Mitigation measures previously found not to be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure; or
o Mitigation measures or alternatives which are considerably different from those analyzed in the previous MND would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure.
Using historical and current aerial images, staff has analyzed the existing conditions at the time the Tentative Map was approved compared to present conditions. The topography and extent of development on the Tentative Map site remains unchanged. Additionally, the parcels adjacent to the project site remain unchanged. Considering the lack of significant or substantial change in existing conditions, staff recommends that the City Council find that this project requires no further environmental analysis based on the findings contained in Section 15162 of the CEQA Guidelines.
There have been no changes to the project, and the tentative map remains within the scope of the Mitigated Negative Declaration that had been originally adopted.
FISCAL IMPACT:
The recommendation does not result in a fiscal impact.
Attachments:
1. Findings for Tentative Tract Map 19929
2. Conditions of Approval for Tentative Tract Map 19929
3. Approved Tentative Tract Map 19929
Approved b
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ATTACHMENT 1
FINDINGS: TENTATIVE TRACT MAP 19929
1. The proposed project will not have a significant impact on the environment because the required mitigation measures will reduce the potential level of impact to less than significant.
2. The proposed subdivision, together with the provisions for its design and improvements, is consistent with the General Plan and any applicable specific plan, because the proposed use and overall density is permitted in the RM-72C (Multiple Residential — 7,200 square foot minimum lot sizes) Land Use District, and the Conditions of Approval address the provision of public services and improvements.
3. The site is physically suitable for the proposed type and density of development, because the physical constraints that may exist on site have been recognized and mitigated through the Conditions of Approval including access, circulation, drainage, and grading.
4. 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 project is located in a developing urban residential area and the site does not contain natural features or habitat that can support threatened or endangered species known to the region.
5. 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.
6. 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.
7. The design of the subdivision provides to the extent feasible, passive or natural heating and cooling opportunities because the project's design has included variable setbacks to promote optimum spacing of structures, and sufficient lot areas are available, which will provide opportunities for the use of solar energy.
8. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulations of the Development Code and the regulations of any public agency having jurisdiction by law, because all development standards meet or exceed those that are specified in the Development Code, and all public agencies that may be affected by this development have had their concerns addressed by the Conditions of Approval.
9. The proposed subdivision is not deemed to be a land project as defined by the Yucaipa Development Code, Section 812.12030.
ATTACHMENT 2
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval: Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
ON -GOING CONDITIONS/GENERAL REQUIREMENTS:
PLANNING DIVISION (909) 797-2489 EXT. 224
1. This Tentative Tract Map is a one (1) lot subdivision for condominium purposes, consisting of 40 detached condominiums on 6.8 acres.
2. Sewage disposal shall be by the Yucaipa Valley Water District. A development agreement shall be executed by the applicant and the Yucaipa Valley Water District.
3. Water service shall be by the Yucaipa Valley Water District. A development agreement shall be executed by the applicant and the Yucaipa Valley Water District.
4. The maintenance of graded slopes and landscaped areas shall be the responsibility of the developer until the transfer to individual ownership or until the maintenance is officially assumed by an approved maintenance authority.
5. All new utility lines shall be placed underground. Existing overhead distribution lines shall be placed underground when three (3) or more utility poles on the same street are located on or adjacent to the project site.
6. Mail delivery shall be by neighborhood boxes or other delivery as approved by the U.S. Postal Service.
7 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.
8. The applicant/owner shall pay a fee of $ 2,280.75, pursuant to Senate Bill 1535.
This fee shall be submitted to the Planning Division within three (3) days after the 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 $2,330.75 made payable to the "Clerk of the Board".
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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 Final Map recordation.
9. 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.
10. All proposed road names shall be reviewed and approved by the City Planner.
11. The Conditional Use Permit component of the Project 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. The Tentative Tract Map component for the one lot subdivision shall follow the timelines specified under Section 83.040220(f) of the Yucaipa Development Code
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
12. This project is protected by the Yucaipa Fire Department/ of Forestry and Fire Protection CAL FIRE. 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/G.D.F CAL FIRE.
13. Fire Department access roads and/or public/private streets shall meet the Fire Department minimum width standard of twenty-four (24) feet. Within FR-1 zone minimum width shall be twenty-six (26) feet. Access roads shall be paved (asphalt/concrete) and in place prior to placement of combustible material on site. Fire Department minimum paving thickness shall be no less than four (4) inches. This standard shall not lessen other agency requirements.
14. 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.
Amended
7/21/25
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
15. 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).
16. Cul-de-sac and dead-end streets shall not exceed 350 feet in FR-1 areas, and in all other areas, cul-de-sacs shall not exceed six hundred (600) feet in total length, unless otherwise approved by the Fire Marshall.
17. Required fire flow for this project, as determined by I.S.O. Formula, is as follows:
gpm = 1,500; at 20 psi residual; for 2 hour duration. System shall be looped with minimum eight (8) inch mains; six (6) inch laterals; six (6) inch risers; six (6) inch diameter hydrants with one 2 1/2" outlet and one 4" outlet.
18. 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.
19. Fire hydrants shall be installed at locations to be determined by the California Fire Code (2016 2022 or `Currently Adopted') Appendix "C". Required fire flow to be determined by the California Fire Code (2016 2022 or `Currently Adopted') Appendix "B". Minimum fire flow shall not be less than 1500 gpm.
Amended
7/21/25
20. Where an automatic extinguishing system or standpipe system is in place, the system shall be serviced and maintained in operating condition according to NFPA and California State Fire Marshall requirements.
ENGINEERING DIVISION (909) 797-2489 EXT. 254
21. Preliminary WQMP shall be submitted for review. If project will not require a WQMP, documentation indicating a WQMP is not required shall be submitted.
22. Submit WQMP Plan for Approval.
23. Groundwater pollution from urban run-off water generated by the project shall be mitigated using various structural and non-structural best management practices (BMP's), 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.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
24. The natural drainage courses traversing the site shall not be occupied or obstructed.
25. 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 provision of the Uniform Building Code Appendix 33 and the Development Code.
26. Applicant shall demonstrate that the site does not create concentrated discharges to adjacent properties and/or public right-of-way in excess of historical flows. If project does create concentrated or sheet flows off -site that are greater than historical, the applicant shall demonstrate that the downstream facilities can accommodate flows; otherwise, applicant shall provide on -site detention for excess flows in accordance with the approved WQMP.
27. 5th Street shall be designed as a water -carrying street and its water carrying capacity shall be retained.
28. 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 the lots.
29. Roads within this development shall not be entered into the City Maintained Road System.
30. 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 General Plan Circulation Element. At intersections and driveways entering the street, the first 20 feet of slope shall not exceed 6%.
31. 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.
32. Slope rights shall be dedicated on the Final Tract Map where necessary.
33. 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.
34. Private roads to be constructed within this development shall be built to public road standards per City policies and requirements (including Standard Number 102-0), and they shall not be entered into the City Maintained Road System.
35. Turn-arounds at dead-end streets shall be in accordance with the requirements of the Fire Marshall.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
36. A thirty-five (35) foot radius curb return 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 curb return 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. At intersections, street dedication (right-of-way) shall be a corner cut-off from point of curb return (PCR) to PCR of property line.
37. 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.
38. 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.
39. Continuous water spraying or other approved methods must be used during grading operations to control fugitive dust.
40. 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.
THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO
RECORDATON OF THE FINAL MAP:
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
41. Two 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.
ENGINEERING DIVISION (909) 797-2489 EXT. 254
43. A preliminary soils report shall be filed with and approved by the City Engineer.
44. Non -vehicular access shall be indicated on the Final Map and Composite Development Plan on 5th Street and along the rear of double frontage lots.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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. Adequate City Drainage Easements (minimum fifteen (15) feet wide) shall be provided over the natural drainage courses and/or drainage 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. 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.
47. 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.
48. 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.
49. 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.
50. 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.
51. 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.
52. 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.
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.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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.
55. Road improvement plans for 5th Street shall be prepared by a Registered Civil Engineer and submitted to the City 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. The applicant shall submit road improvement plans to the Engineering Division and bond for those improvements with the City.
58. A 14 foot grant of easement is required to provide a half -width right-of-way of 44 feet on 5th Street.
59. Curbs, gutters, sidewalks, and 32 feet of paving shall be installed on 5th Street.
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. Right-of-way and improvements (including off -site) to transition traffic and drainage flows from proposed to existing shall be required as necessary.
61. 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.
62. 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.
63. 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.
64. Any off -site grading easements shall be obtained and these areas shall be contour graded.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
65. Applicant shall provide for street lighting within the tract as per adopted City standards and per Improvement Level requirements.
66. This project shall be required to annex into a Landscaping and Lighting Maintenance District (LLMD) or create a Homeowners Association (HOA) for new development if it is determined necessary for the provision of maintenance services per LLMD standards or specifications 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 district. Developer must submit to the City of Yucaipa two (2) blue -lines, full size, one (1) "as built" mylar landscape/irrigation plan, one (1) reduced 11 x 17 set, and one (1) 11 x 17 laminated set for the controller cabinet. Three copies of a Landscape Documentation Package, consistent with Division 10, Chapter 4, of the Development Code shall be submitted for review and approval. An Engineer's report shall be submitted and approved for the LLMD.
PLANNING DIVISION (909) 797-2489 EXT. 224
67. 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.
68. 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.
69. An entity or association acceptable to the Planning Division shall assume responsibility for maintenance and operation of the proposed Public Water Supply System. Verification that arrangements have been made shall be submitted to the Planning Division.
70. An approved domestic water system and/or sewage collection system with adequate line and storage capacity to serve each parcel must be installed or bonded for. Contact Yucaipa Valley Water District for information regarding this procedure.
71. 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.
72. The Composite Development Plan shall include the following notes:
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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
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.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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.
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 unless a Variance is approved by the City.
73. Should a Mello -Roos Community Facilities District be formed to provide for City services, this project shall annex into the district if it is required by the City, and the applicant hereby agrees to waive the right to protest the formation of said district.
74. Proof of fee payment of Fish and Game fees pursuant to California State Assembly Bill 3158 shall be submitted.
75. The applicant/owner shall process a Condition Compliance Review through the City for verification of conditions prior to final map recordation.
76. 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.
77. If CC&R's are proposed for this project, two copies shall be submitted to the Planning Division for review and approval to ensure consistency with City policies and standards.
78. 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
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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 become unuseable for parking a minimum of two (2) vehicles, and 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 BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
79. 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 (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").
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
(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.
80. 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,
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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 unless a Variance is approved by the City.
D. Neighborhood entry monuments, including elevations.
E. All required and proposed multi -use trails, including specifications for construction.
81. All irrigation systems, where required, shall be designed on an individual lot basis unless commonly maintained in an approved manner.
82. 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.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF A GRADING PERMIT:
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
83. 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.
84. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel, and where necessary to provide access. Paths of travel shall incorporate (but not limited to) exterior stairs, landings, walks and sidewalks, pedestrian ramps, curb ramps, warning curbs, detectable warnings, signage, gates, lifts and walking surface material. The accessible route(s) of travel shall be the most practical direct route between accessible building entrances, site facilities, accessible parking, public sidewalks, and the accessible entrance(s) to the site. California Building Code (CBC) 11A and 11 B.
a. City of Yucaipa enforces the State of California provisions of the California Building Code disabled access requirements. The Federal ADA standards differ in some cases from the California State requirements. It is the building owner's responsibility to be aware of those differences and comply accordingly.
85. Commercial buildings on the site shall be accessible per California Building Code (CBC) 11B.
86. Multi -family buildings on the site shall be accessible/adaptable per California Building Code (CBC), Chapters; 11A and 11 B.
87. Site Facilities such as parking (open and covered), recreation facilities, and trash dumpsters, shall be accessible per California Building Code (CBC) 11A, 11 B and 31B.
88. Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings.
89. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer. Based on change of use and potential exiting and fire life safety improvements.
90. Obtain a demolition permit for building(s) to be demolished. Underground structures must be broken in, back filled, and inspected before covering.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
PLANNING DIVISION (909) 797-2489 EXT. 224
91. 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.
92. An archaeological monitor must be on -site during initial rough grading activities.
If prehistoric or historic resources over 50 years of age are encountered during land modification, then activities in the immediate area of the finds shall be halted so that the archaeologist can assess the find, determine its significance, and make recommendations for appropriate mitigation measures. If Tribal Resources are uncovered, a Tribal Representatives will be contacted and a Tribal Monitor shall be retained. If not previously executed, a Treatment and Disposition Agreement shall be executed prior to issuance of a grading permit. A historical resources management report shall be submitted by the professional to document the monitoring, to evaluate resource significance and integrity, and if necessary, to evaluate project impacts and propose mitigation measures to mitigate potential adverse impacts.
93. If human remains are encountered on the property, then the San Bernardino County Coroner's Office MUST be contacted within 24 hours of the find, and all work halted until a clearance is given by that office and any other involved agencies, consistent with Section 15064.5 of the Guidelines for Implementing the California Environmental Quality Act. Contact the County Coroner at 175 South Lena Road, San Bernardino, CA 92415-0037, or (909) 387-2543.
94. To address any potential discovery of tribal resources, the applicant shall execute a Treatment and Disposition Agreement with the Soboba Band of Luiseno Indians. The agreement shall include the following:
a. The Developer/Builder shall coordinate with the Tribe(s) to identify and provide for an on -site burial area, as determined through the Treatment and Disposition Agreement. The area shall not be affected by identified flood zones or proposed utilities. As part of the Agreement, a burial area shall be identified and provide an area of not less than five feet by five feet and no more than 20 feet by 20 feet in area. The depth of the burial area shall be approximately 16 feet.
b. The Soboba Band shall be allowed, under California Public Resources Code§ 5097.98 (a), to (I) inspect the site of the discovery and (2) make determinations as to how the human remains and grave goods shall be treated and disposed of with appropriate dignity.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
c. The Soboba Band, as MLD, shall complete its inspection within twenty- four (24) hours of receiving notification from either the Developer or the AHC, as required by California Public Resources Code§ 5097.98 (a). The Parties agree to discuss in good faith what constitutes "appropriate dignity" as that term is used in the applicable statutes. d. Reburial of human remains shall be accomplished in compliance with the California Public Resources Code§ 5097.98 (a) and (b). The Soboba Band, as the MLD in consultation with the Developer, shall make the final discretionary determination regarding the appropriate disposition and treatment of human remains.
e. All parties are aware that the Soboba Band may wish to rebury the human remains and associated ceremonial and cultural items (artifacts) on or near, the site of their discovery, in an area that shall not be subject to future subsurface disturbances. The Developer should accommodate on - site reburial in a location mutually agreed upon b} the Parties. f. The term "human remains" encompasses more than human bones because the Soboba Band's traditions periodically necessitated the ceremonial burning of human remains. Grave goods are those artifacts associated with any human remains. These items, and other funerary remnants and their ashes are to be treated in the same manner as human bone fragments or bones that remain intact.
ENGINEERING DIVISION (909) 797-2489 EXT. 254
95. Amended
7/21/25
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 Engineering 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.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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.
G. Provide letters of consent from adjacent property owners for proposed offsite grading.
96. 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.
97. 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.
98. 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.
99. 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.
100. 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. 101. 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.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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 topographic map shall be provided to facilitate the design and review of necessary drainage facilities at the time the site is developed.
PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING
CONDITIONS SHALL BE MET:
BUILDING AND SAFETY DIVISION (909) 797-2489 EXT. 263
104. 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.
105. 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 11B.
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.
106. Multi -family buildings on the site shall be accessible/adaptable per California Building Code (CBC), Chapters; 11A and 11B.
107. Commercial buildings on the site shall be accessible per California Building Code (CBC) 11B.
108. Site Facilities such as parking (open and covered), recreation facilities, and trash dumpsters, shall be accessible per California Building Code (CBC) 11A, 11B and 31B.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
109. Separate submittals and permits are required for all accessory structures such as but not limited to, trash enclosures, patios, block walls and storage buildings. 110. Pursuant to California Business and Professions Code Section 6737, this project is required to be designed by a California licensed architect or engineer. Based on change of use and potential exiting and fire life safety improvements. 111. Three copies of a Landscape Documentation Package shall be submitted for Building & 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 (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
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
(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.
112. Three (3) copies of a landscape and irrigation plan prepared by a Registered Landscape Architect for the planting (drought tolerant landscaping shall be utilized to minimize water consumption) and permanent irrigation system for the development, including setback areas and parkways, shall be submitted to the Building & Safety Division for review and approval. Said plans must be consistent with the City of Yucaipa Landscape Design and Installation Guidelines and include the following details:
A. Voltage boxes, mailboxes, trash enclosures, maintenance structures, backflow devices, automatic controls, air conditioning/heating units, etc., to be shown on the plan and screened with landscaping and/or decorative fencing/trim.
B. A permanent automatically -controlled irrigation system.
C. Landscaping shall consist of drought tolerant vegetation appropriate to the local climate. Trees, shrubs and ground covers in the following quantities shall be required as follows:
1. Tree planting (15 gallon size):
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
a. 1 for each 600 sq. ft. of total landscaped
area (one required, minimum);
b. 80% of total trees required to be 15 gallon;
c. 1 for every 12 parking stalls;
2. 24 to 96 inch box trees:
a. 20% of total trees required (one required, minimum).
3. Tree Spacing/location:
a. small trees: 20 feet O.C. max.;
b. large trees: 30 feet O.C. max.;
c. street trees: 15 gal. min./30 feet O.C. max.;
d. min. 6 feet from curbs, paving and sidewalks;
trees in parkway between sidewalk and curb
shall be provided with a linear root barrier.
4. 5 gallon shrubs:
a. 60% of total shrubs required to be 5 gallon;
b. 10 for each 300 sq. ft. of landscaped area.
5. 1 gallon shrubs:
a. 40% of total shrubs required.
6. Ground Cover:
a. Drought tolerant adapted when mature, or native;
b. Maximum spacing: 12 inches O.C., or as suitable for planting material;
c. Hydroseeding (establish recommended mixture); specify weight or volume per unit area.
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.
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
G. Design features to direct storm water run-off into landscaped pervious areas to achieve percolation into the ground before run-off flows reach the public right-of-way of 5th Street.
H. Detector -check valve assembly screening and camouflage, which shall include landscaped berms and/or depressions, shrub screening, and the painting of the equipment to match the landscaping. The height of the equipment shall not exceed the minimum ground clearance established by the applicable code. It is not permitted to be located within the front yard building setback area, unless otherwise approved by City Inspector.
PLANNING DIVISION (909) 797-2489 EXT. 224
113. 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.
114. 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.
115. A historical resources management report shall be submitted by the professional archeological monitor to document the monitoring of earth disturbing activities, to evaluate resource significance and integrity, and if necessary, to evaluate project impacts and propose mitigation measures for any adverse impacts. 116. 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. 117. The applicant/owner shall process a Condition Compliance Review through the City for verification of conditions prior to the issuance of building permits. 118. The applicant shall submit a "Solid Waste Recycling Plan" for review and approval. This Plan shall address two (2) principal recycling programs: 1) the recycling of construction waste/debris during the demolition and/or development phase of the project, and 2) the recycling of the solid waste that is generated daily by each proposed use during the operational phase of the project. The
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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.
119. Prior to issuance of building permits, the Project shall achieve at least 100 points under the Screening Table for residential projects in the City of Yucaipa Climate Action Plan.
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
120. 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. 121. Fire hydrants shall be installed and operational as per approved water system delivery plans prior to any framing, construction, or delivery of combustible materials to project site.
SUBJECT PROPERTY SHALL NOT BE OCCUPIED AND/OR USED FOR
PURPOSES APPLIED FOR UNTIL THE FOLLOWING CONDITIONS
HAVE BEEN MET:
CDF FIRE DEPARTMENT (909) 797-2489 EXT. 246
122. 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. 123. Fire Department access roadways and/or public/private streets exceeding one hundred fifty (150) feet in length shall have a Fire Department approved turn- around at the terminus (cul-de-sac). Minimum radius shall be not less than 40 feet.
124. Driveways exceeding 150 feet shall have a Fire Department approved turn- around at the terminus (hammer -head tee).
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
125. 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.
126. The public and/or private roadways serving this project shall be named. 127. Street name signs shall be installed with approved names. 128. 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. The applicant shall coordinate with the Fire Department and Police Department on any requirements for access.
129. 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, 3/8" 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, 3/8" 1/2" stroke, on contrasting background shall be displayed at property access entrance.
Amended
7/21/25
130. 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.
131. "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".
132. 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
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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.
133. Approved fire hydrant pavement markers shall be installed. 134. 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 '/4" if other than steel pipe.
Minimum pipe size for interior use shall be 1" steel pipe, or 'A" 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. 135. Smoke detectors, hard wired in series with battery back-up, shall be installed in all sleeping areas and in all hallways and areas/rooms leading to sleeping areas.
Smoke detectors shall be installed at the top of all stairways. At least one smoke detector shall be installed on the first floor level.
136. Carbon Monoxide detectors shall be installed pursuant to manufacturer specifications.
137. 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 1/2" maximum openings.
138. The main electrical panel and all sub -panels shall be labeled on inside cover for all circuits.
139. 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.
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
TMC 1 Yucaipa, LLC
TTM 19929 (Case No. 20-145/EXT)
Amended by Case No. PLN-EXT-25-0005
Conditions of Approval; Original Date 1-17-18; Amended Date 1-07-21 Final Extension 7-21-25
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 provide written documentation that the WQMP is consistent with the BPMs shown on the as -built grading plans and landscape plans. In case of inconsistency, the Applicant shall revise the WQMP to match the as -built plans.
PLANNING DIVISION (909) 797-2489 EXT. 224
145. A minimum number of one (1) inch caliper/15 gallon, multi -branched trees shall be planted in the parkway within street right-of-way as follows:
Small trees: 25 feet on center
Large trees: 30 feet on center
The variety of tree to be provided is subject to City approval and to be maintained by the property owner. Trees in the parkway between sidewalk and curb shall be provided with a linear root barrier.
146. The applicable planting, irrigation, walls, monuments, and other improvements shown on the approved landscaping and irrigation plan shall be installed. 147. Developers of residential development projects greater than a single dwelling unit shall submit a report detailing the percentage of project costs spent in the City of Yucaipa. At a minimum, this report shall contain a list of local businesses/individuals that have been solicited for bids and/or received contracts for materials or services.
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