City of Yucaipa
City Council Minutes
Special Meeting of March 27, 2024
Yucaipa Performing Arts Center
12062 California St., Yucaipa, CA 92399
OPEN SESSION — 5:00 PM
CALL TO ORDER
Mayor Beaver called to order the Special Meeting of the City Council/Successor Agency/Housing Authority at 5:01 p.m.
PLEDGE OF ALLEGIANCE
Pledge of Allegiance was led by Captain Walker.
CITY COUNCIL ROLL CALL
PRESENT: Justin Beaver, Mayor
Chris Venable, Mayor Pro Tern
Bobby Duncan, Councilmember
Matt Garner, Councilmember
Jon Thorp, Councilmember
ABSENT: None
STAFF
PRESENT: Chris Mann, City Manager
Steven Graham, City Attorney
Ana Sauseda, Director of General Services/City Clerk
PUBLIC HEARING
1. SUBJECT: Yucaipa Valley Wine Country Specific Plan (Case No. 24-015/GPA/SP):
The WCSP is a proposed phased development that would subdivide the land into lots (i.e., homes/estates) and nonresidential areas for vineyards, wineries, trails, and open space. The project site consists of approximately 1,094 acres of primarily undeveloped land. Under the proposed WCSP, land uses would be split approximately 50150, with residential uses on 547.4 acres and nonresidential uses on 546.2 acres. The proposed nonresidential land use designations include Agriculture, Riparian Area, and Water District (Utility) at approximately 465.5, 73.6, and 7.1 acres, respectively. The Water District designation would apply to land owned by the Yucaipa Valley Water District and used for existing utility infrastructure. The residential use acreage would be divided into two groups; the "Villas" which would consist of 629 lots with a maximum buildout density of 4.3 dwelling units per acre (du/ac) where the minimum (net) lot size is 10,000 square feet, and the City Council Minutes Page 1 of 12
"Estates" which consist of 462 half -acre lots with a maximum buildout density of 2 du/ac.
The Riparian Area would create a buffer between the proposed residential uses surrounding Wilson Creek and the creek habitat. The Agricultural areas would allow for the establishment of vineyards and wineries, with three different types of wineries allowed:
Micro, Artisan, and Boutique.
RECOMMENDATION: That the City Council conduct a public hearing, and pursuant to Sections 82.0101 and 83.020305 of the Yucaipa Development Code, consider the Planning Commission's recommendation to approve the Yucaipa Valley Wine Country Specific Plan (WCSP) and certify the Final Supplemental Environmental Impact Report (SEIR).
Depending on the City Council's review of the WCSP and the Planning Commission's recommendation, several potential motions can be made and are as follows:
Recommendation in support of the WCSP:
If the City Council is in support of the WCSP and the Planning Commission's recommendation, the following motion provided:
1. Adopt Resolution No. 2024-06, approving the Wine Country Specific Plan; certifying that the Final Supplemental Environmental Impact Report (SEIR) has been completed in compliance with the California Environmental Quality Act (CEQA); accepting the mitigation measures identified in the Final SEIR; adopting Findings of Fact; and adopting a Statement of Overriding Considerations; and
2. Approve first reading, by title only, as read by staff, of Ordinance No. 441, adopting the Wine Country Specific Plan and modifying the General Plan Land Use Map Figure CDL-3, Land Use Modification Overlay District to add the Wine Country Specific Plan within the 1,094 acre project area; and
3. Adopt the Findings as contained in the Agenda Report; and
4. Approve the Mitigation Monitoring and Reporting Program; and direct Staff to file a Notice of Determination.
Recommendation against the WCSP:
If the City Council is not in support of the WCSP, and does not agree with the Planning Commission's recommendation, the following motion is provided:
Direct Staff to prepare a Resolution to deny the approval of the Wine Country Specific Plan; and
2. Direct Staff to prepare Findings for denial, based on the Planning Commission's consideration of the Project with respect to Section 83.020310 of the Yucaipa Development Code; and
City Council Minutes Page 2 of 12
3. Determine that the Project is exempt from CEQA pursuant to Section 15270 of the CEQA Guidelines, which states that CEQA does not apply to projects which a public agency rejects or disapproves.
Alternatives:
The City Council can make any additional recommendations to modify the WCSP that are deemed necessary to meet the Findings specified by Section 83.020310 of the Yucaipa Development Code, or that would better meet the Goals, Policies, and/or Objectives of the General Plan. In addition, the City Council can consider the additional changes proposed by the Planning Commission and can either remove those changes or make further modifications as necessary.
• Public Hearing Opened
Mayor Beaver opened the Public Hearing for Item No. 1 at 5:04 p.m. • Staff Presentation
City Manager Chris Mann introduced Item No. 1. and Deputy Director of Community Development/City Planner Matlock presented the Agenda Report. 0 Council Questions for Staff
Staff answered several questions from the City Council.
Mayor Beaver called for a recess at 6:38 p.m.
The meeting reconvened at 6:58 p.m.
• Public Comments
The following members of the public spoke:
➢
Kevin Brooks
➢
Tim Brickley
➢
Alexis Alvarez
➢
Monica Harwood
➢
Ms. Green
➢
Colleen Wang
➢
Jonathan Weldy
➢
Philip Schneider
➢
Dede Chudy
➢
Kathleen Bryan
➢
Kathy Dupper
➢
Lloyd Rekstad
➢
Al Kelly
➢
Rhalina
➢
Hansen Wang
➢
Sean Flynn
➢
Melody Martindale
➢
Joel McCabe
➢
Camie Ferguson
➢
Joeva Peabody
City Council Minutes
➢ David Morgan
➢ Donna Snodgrass
➢ Craig Suveg
➢ Linda Bedford
➢ Jim Denolf
Mayor Pro Tern Venable left the dais at 8:15 p.m. and returned at 8:17 p.m. ➢ Kristin Matthis
➢ Jan Harvey
➢ Holly Grimm
➢ Kevin Miskin
➢ Jessica Rodriguez
➢ Bryan Andriese
➢ Thomas Sherwin
➢ Ginny Fitzsimmons
➢ Bill Tilbury
➢ Bill Sellers
➢ Teri Boon
➢ Glory Garcia
➢ Robin Miskin
➢ Chuck
➢ Devon Riley
➢ Jacki Mortenson
➢ Ray Snodgrass
➢ Sherry Todd
Mayor Beaver called for a recess at 9:00 p.m.
The meeting reconvened at 9:15 p.m.
➢
Tony Matlock
➢
Sherilyn Long
➢
Larry Aiello
➢
Holly Warner
➢
Don Bradley
➢
Rosario Cardenas
➢
Jacob Buchenauer
➢
Moriah Milner
➢
Denise Work
➢
Glen Suveg
➢
Kim Shapiro
➢
Dan Berry
➢
Derek Emery
➢
James Squire
➢
Scott Riley
➢
Cesar Roldan
City Council Minutes Page 4 of 12
In addition, there were 10 non -speaker cards received in favor of the WCSP and 31 non -speaker cards received in opposition of the WCSP.
• Additional Council Questions for Staff
Staff addressed additional questions from the City Council. • Public Hearing Closed
Mayor Beaver closed the Public Hearing at 10:29 p.m.
• Council Discussion
The Council discussed each of the following items and voted to include/not include them if the WCSP were to be approved.
* The table below includes the modifications to the public hearing draft of the Wine Country Specific Plan (dated November 2023) that was approved by the City Council. Text to be added is shown as bold and underlined text, and items to be removed are shown with stfikeout text.
A community -wide survey was initially conducted
to gather feedback on the wine industry and best
determine the appropriate activities and scale. The
feedback was overwhelmingly positive, with over
75 percent of respondents in favor of a destination
wine country in Yucaipa. Key highlights from the
survey include:
• Support for allow tasting rooms and other
related uses to enhance the wine region
experience;
• Creation of a winery-themed trail
connecting the area to existing features;
and
• A 100-foot buffer requirement between
vineyards and residential areas.
A second survey was conducted prior to the City
Council hearing on the WCSP. The survey
generally found the community was split on the
plan, where concerns regarding any sort of
development leading as a key point of
contention.
2 1-9 Outreach: 5-0
City Council Minutes Page 5 of 12
Add new subsection that includes a summary of the
three townhall meetings, which is as follows:
Townhall Meetings
During the environmental review public comment
period, the City of Yucaipa held three different
town hall meetings at the Yucaipa Performing Arts
to help provide information regarding the WCSP
and solicit feedback and answer questions from the
community at large. These meetings were also
recorded and posted onto the City's Youtube
channel for members of the public to view if they
were unable to attend.
The first town hall meeting was held on December
12, 2023. The focus of this meeting was to provide
a thorough overview of how the idea of a "wine
country" came to the City, the overall growth of the
local industry, and how the City responded to that
growing interest. In addition, the townhall
provided details on the WCSP, as well as an
overview of the environmental review process with
links to the draft Supplement Environmental
Impact Report that was available for public
comment. Following the presentation, a question -
and -answer period was provided for members of
the public.
The second town hall meeting was held on January
11, 2024. This meeting featured a condensed
presentation on the proposed WCSP and the history
of its development. Following the presentation, a
continued question -and -answer opportunity was
led by a panel that included the City Engineer, the
City Planner, the Police Chief, and a winemaker
based in Redlands, CA. This provided an
opportunity for members of the public to ask
questions on the proposed Plan and infrastructure,
public safety concerns, as well as the market for
lower -volume wineries.
The final town hall meeting was held on February
20, 2024, which provided a summary of potential
changes to the WCSP that will be proposed in
response to the public engagement process.
Additional recommendations were provided by the
public at this meeting.
City Council Minutes Page 6 of 12
Table
Item
Page
or Change Vote
Figure
3 3-8
Collector Roadway Signage
5-0
The following roadways have been designed to
make Wine Country a destination, not a circulation
corridor leading to somewhere else. The goal is to
maintain modest roadways with low traffic
volumes and leisurely traffic speeds that allow
travelers to enjoy the scenic, rural setting of the
WCSP area. For the collector streets within the
plan, signage is required to help direct visitors
to Oak Glen Road.
Enhanced landscaping, including larger 36-inch
box trees and related street details shall be used
along Jefferson Road to demarcate the primary
access for winery traffic.
4 3-12
N/A
Multi -modal access — Pedestrian, bicycle, and
5-0
horse access.
Bicycle Circulation
As noted in the street section descriptions above,
collector streets in the WCSP area will provide
class II and III bike lanes/ access. Multipurpose
trails will also accommodate bicycles and provide
connections to other areas of the City and El
Dorado Ranch Park. Bicycle routes along Oak
Glen Road should include delineated color lanes
that better identify the space provided for
riders. Other key corridors of the WCSP should
include Class II lanes where on -street parking is
not necessary. Buffers in between winery uses
and residential areas shall include Class I lanes
that provide connection from north to south,
and east to west of the plan area.
5 3-12
Multi -modal access — Pedestrian, bicycle, and
5-0
3-13
horse access.
Multi -Use Wine Country Trails
Providing safe, convenient, and attractive trails for
pedestrians, bicyclists, and equestrians is an
important amenity that will enhance residential
development, agrotourism, and the Yucaipa
Valley's identity as a distinctive wine region.
Incorporation of trails into all development within
the WCSP will provide additional connectivity for
City Council Minutes Page 7 of 12
Table
'
or
Figure
•
non -motorized movement throughout the area.
Trails are intended to create a unique wine country
experience nestled alongside vineyards and Wilson
Creek. Additionally, given the wealth of existing
parkland near the WCSP area, these new trail
connections will provide convenient access to
these existing recreation resources such as El
Dorado Park, and provide public access
opportunities that integrate the greater north bench
and community to these amenities.
A 12-foot multi -purpose trail is planned for
implementation throughout the WCSP area. It can
be used along collector streets or as a standalone
connection. Trails should be adjacent to the
vineyards, agriculture areas and open space and
may be provided within the buffer between these
uses and residential areas. Buffers in between
winery uses and residential areas shall include
multi -purpose trails and bicycle access that
provides connection from north to south, and
east to west, of the plan area. Discretion is
provided to the City Engineer on the ultimate
alignment, provided that trails are developed to
provide connection within each project. In
addition, a formal trail shall be established
within the Open Space District to consolidate
existing pathways into a single dedicated trail
for the community. Figure 3.8, Wine Country
Trail, provides a cross section of this trail.
6 4-9
Winery Provisions
3-2
(Councilmember
Multiple lots under the same ownership are not
Thorp and
considered a single lot for purposes of this section.
Mayor Beaver
Where a winery proposes activities associated
voting No)
with a specific classification, a lot merger will be
required to maintain the minimum lot size.
7 4-11
Permitted Uses
5-0
Permitted uses (P) are allowed without
discretionary approval *rle&s, however, a site plan
and architectural review appliesy for wineries that
propose any new structures and shall be subject
to all applicable provisions of the WCSP. A
permitted use replacing another permitted use at
the same tenant space and size shall be processed
as by -right use.
City Council Minutes Page 8 of 12
Item
Table
Page e or
Figure
ChangeVote
8 4-15
Special Event Venues — added section to provide
3-2
guidance on facilities:
(Councilmember
Thorp and
Section 4.3.8 Special Event Venues
Mayor Beaver
voting No)
In addition to the location and winery categories
shown on Table 4-2, Permitted Uses by Type of
Winery, the following requirements shall also
apply:
• Artisan Wineries
o The capacity shall not exceed 30
people.
• Boutique Wineries
o For sites that are between 10 &
20 acres, the capacity shall not
exceed 75 people.
o For sites 20 acres or greater, the
capacity shall not exceed 150
people
Primary entrances to the winery building where
events are held shall not face any adioinin2
residential use. Sites that have events held
outdoors with any type of amplified audio shall
provide a noise analysis and comply with the
required mitigation measures for Noise.
9 6-8
6-2
Phasing Table
N/A
Omit total wineries
10 6-10
CFD — Vineyard funding
5-0
7. Prior to approval of recording any final map,
a Community Facilities District (CFD) shall be
approved and implemented for the purpose of
financing the maintenance and operation of the
designated land for open space, trails,
recreational, and non-commercial
viticultural/agricultural purposes within the
Specific Plan area. The CFD shall include, at a
minimum, a default assessment mechanism that
will be triggered if the City of Yucaipa is
required to maintain or operate designated land
for the designated purposes. The CFD and its
related assessments must be structured and
City Council Minutes Page 9 of 12
#
Page
o jr
FiGLIre
Change Vote
implemented in accordance with applicable
state and local laws, and the owner must
cooperate fully with the City in the formation or
annexation into the CFD.
Prior to approval of recording of any final map,
site plan or architectural review for any
property engaging in commercial
viticultural/agricultural activity, security in a
form approved by the City Council shall be
provided, including a bond and/or cash security,
in an amount sufficient to remove any planted
crops from the property.
The table for the different finance/maintenance
should include CFD for the open space areas
facilities.
11 6-12
Public Safety Funding
4-1
(Councilmember
Prior to approval of recording any final map, a
Duncan voting
Community Facilities District (CFD) or Fire
no)
Service Agreement (FSA) shall be approved and
implemented to support the needs of the
Yucaipa Fire Department and Yucaipa Police
Department to serve the WCSP. In particular,
the CFD or FSA shall address the equipment
requirements related to an identified need for a
_Type 6 Medic Patrol or Medic Squad to
adequately ensure Station 1 availability, as well
as staffing capacity for public safety. The CFD
or FSA shall be approved in cooperation with
the Yucaipa Fire Department, City of Yucaipa
Planning Department, and property owners (or
residents if a CFD is approved requiring voter
approval (greater than 12 property owners]).
The parties may agree to an alternate funding
mechanism from the options described above.
12 3-8
Residential streets will provide direct access to
5-0
future neighborhoods and individual properties. A
typical street section consists of 2 drive lanes with
a 55-foot right-of-way. At a minimum, the street
will have a 5-foot sidewalk on one side. To
maintain the rural character of the roadways, curbs
and gutters are generally discouraged, and instead
landscaped swales should be used to create a
more natural appearance, subject to approval
City Council Minutes Page 10 of 12
TableItem
'
or
Fioure
•
by the City Engineer. However, low curbs shall
be permitted on up to 50% of all streets within a
Planning Area. Proposed locations of new
Residential Streets in the WCSP area are provided
on Figure 3.3, Existing and Proposed Roadway
Network. The exact location of future residential
streets will be determined during the tentative tract
map phase of development. Additional
consideration should be made where roadways
are adjacent to existing homes within the
County, such as Norton Avenue, to minimize
traffic to unpaved and non -city -maintained
infrastructure.
13 4-12
4-2
'A residential use such as a caretaker unit requires
3-2
land use compliance review and shall be counted
(Councilmember
towards the maximum permitted residential
Duncan and
units for the original site.
Mayor Beaver
voting no)
14 Section
Removal of Micro Wine t Classification and
4-1
4.3 standards from WCSP—
(Councilmember
Duncan voting
no)
15 4-12
4-2
Wine tasting shall be updated to a CUP
5-0
6-1
Add note 6: A Conditional Use Permit shall be
reviewed by the City Council following a
recommendation from the Planning Commission
specific to alcohol service
16 N/A
Traffic Signal Warrant Analysis to be reviewed
5-0
(This
every 5 years, only if the WCSP is approved.
item is
not a
part of
the
actual
WCSP
17 4-11
Permitted uses:
5-0
A variety of wine -related and other crop
production uses are permitted for the WCSP area
At the end, note that cannabis cultivation is
rohibited. CC
18 4-9
Definitions:
5-0
Winery. An agricultural processing facility that
produces wine from fruit or fruit juices through
fermentation or the refermenting of still wine into
sparkling wine; that is bonded through the Alcohol,
City Council Minutes Page 1 l of 12
TableItem
Page
or
Figure
Chanae Vote
Tobacco Tax and Trade Bureau; and that has a
current California Alcohol Beverage Control
(ABC) Type 2 Winegrower's License. A winery
may sell alcohol for consumption, include
accessory uses such as tours, specialty dinners,
food pairings, retail sales, and/or on -site
consumption; and may include tasting rooms.
Other crop production and processing are also
allowed as part of a winery. The following
wineries are defined for purposes of this specific
Ian:
19 4-1
Single family dwelling units shall be no less than
5-0
2,500 square feet.
20 4-2
Maximum Building Height: 35 feet, not exceeding
5-0
one story,
21 5-3
No manufactured housing shall be permitted.
5-0
22 N/A
Authorize staff to make the necessary
5-0
N/A
changes to be consistent with the direction
(This
given by Council.
item is
not a
part of
the
actual
WCSP)
ACTION: MOTION BY COUNCILMEMBER DUNCAN, SECOND BY
COUNCILMEMBER GARNER, CARRIED 4-1, (COUNCILMEMBER THORP VOTED
NO) TO APPROVE THE RECOMMENDATION IN SUPPORT OF THE WCSP AS AMENDED.
ADJOURNMENT
The meeting adjourned at 11:40 p.m.
Beaver,
ATTEST:
L !lam
Ana V. useda, MMC
Director of General Services/City Clerk
City Council Minutes Page 12 of 12