AGENDA
City Council
Successor Agency · Housing Authority
April 22, 2024
City Hall - City Council Chambers
34272 Yucaipa Blvd., Yucaipa, California
The City Council serves as the Board for the Yucaipa Successor Agency and Commission for the Yucaipa Housing Authority.
Public Comment will be called at the time and place noted on the Agenda below for the general public to address the City Council, Successor Agency and Housing Authority. Please complete a speaker’s form and return it to the City Clerk prior to the beginning of the meeting. Public Comment will be conducted in accordance with the Rules of Procedure adopted pursuant to Resolution No. 2023-07. There is a three-minute time limit for speaking and time may not be ceded to another speaker.
Public Comment Via Mail or Email
Items must be submitted no later than three (3) business hours prior to the meeting at which the commenter seeks to provide comment. Public comment may be submitted via U.S. Mail to the City Clerk at 34272 Yucaipa Blvd., Yucaipa, CA 92399 or via email to [email protected]. All mail and email correspondence will be archived, distributed to City Council, and retained as part of the public record; however, submissions will not be read out loud during the meeting. The subject line should specify “Public Comment” and include the date of the meeting.
Written public comment submitted on non-agenda items and on specific agenda items will be made available to the public pursuant to the City of Yucaipa policy regarding the distribution of written public comments at City Council and Commission meetings, which may be accessed on the City’s website at https://yucaipa.gov/agendas-minutes/ . Individuals should be aware that comments provided, including personal information, may be disclosable pursuant to the California Public Records Act.
Justin Beaver, Mayor
Chris Venable, Mayor Pro Tem
Bobby Duncan, Councilmember
Matt Garner, Councilmember
Jon Thorp, Councilmember
Chris Mann, City Manager
Steven Graham, City Attorney
Ana V. Sauseda, City Clerk
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Live stream/recording of City Council meetings:
Members of the public may watch city council meetings live at: https://yucaipa.gov/live .
Possible Live Stream Disruptions:
While the City of Yucaipa strives for uninterrupted streaming, technical issues may occasionally occur. We ask for your understanding and patience should there be any disruptions during the live broadcast. We will work diligently to resolve any issues promptly, however, please be advised that the City Council meeting may continue in person while such issues are resolved. Every attempt will be made for the meeting to be recorded and made available for viewing after its conclusion.
CLOSED SESSION – 5:00 PM
A.CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION (Paragraph (1) of subdivision (d) of Section 54956.9)
Ana Sauseda v. George Sardeson, et al
San Bernardino Superior Court Case No. CIVSB2310343
B.CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION – Significant Exposure to Litigation (1 Case) – Pursuant to Section 54956.9(d)(2) OPEN SESSION – 6:00 PM
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
CLOSED SESSION REPORT
CHANGES TO THE AGENDA
PUBLIC SAFETY UPDATE
•Police
•Fire
•Code Enforcement
PUBLIC COMMENT
CONSENT AGENDA
The following Consent Agenda items are expected to be routine and non-controversial.
Council will act upon them, at one time, without discussion. Any Councilmember or staff member may request removal of an item from the Consent Agenda for discussion. The title is 204/22/2024 City Council Agenda
deemed to be read and further reading waived on any ordinance listed on the Consent Agenda for second reading and adoption.
Members of the City Council also sit as the Board for the Successor Agency and Commission for the Housing Authority and may act on the consent calendar for those bodies as part of a single motion with the City Council consent calendar.
1.SUBJECT: APPROVE THE CITY COUNCIL/SUCCESSOR AGENCY/HOUSING AUTHORITY MINUTES OF APRIL 8, 2024, THE SPECIAL CITY COUNCIL MEETING MINUTES OF APRIL 8, 2024, AND THE SPECIAL CITY COUNCIL MEETING MINUTES OF MARCH 27, 2024.
RECOMMENDATION: That the City Council approve the City Council/Successor Agency/Housing Authority Minutes of April 8, 2024, the Special City Council Meeting Minutes of April 8, 2024, and the Special City Council Meeting Minutes of March 27, 2024.
2.SUBJECT: SECOND READING OF ORDINANCE NO. 441
RECOMMENDATION: That the City Council approve the second reading of Ordinance No. 441, an Ordinance of the City Council of the City of Yucaipa, California, Adopting the Wine Country Specific Plan.
3.SUBJECT: EXTENDING THE EXISTENCE OF A LOCAL EMERGENCY DUE TO THE 2022 SEPTEMBER STORM EVENT
RECOMMENDATION: That the City Council extend the declaration of a local emergency as a result of the 2022 September Storm Event.
4.SUBJECT: EXTENDING THE EXISTENCE OF A LOCAL EMERGENCY DUE TO
TROPICAL STORM HILARY
RECOMMENDATION: That the City Council extend the declaration of a local emergency as a result of Tropical Storm Hilary.
5.SUBJECT: MONTHLY REPORT ON YUCAIPA APP USAGE AND RESPONSE – MARCH, 2024
RECOMMENDATION: That the City Council receive and file a report of the user activity on the Yucaipa App and staff response times for the month of March, 2024.
6.SUBJECT: EDIBLE FOOD RECOVERY PROGRAM ACTIVITIES
RECOMMENDATION: That the City Council authorize the City Manager to execute a Memorandum of Understanding (MOU) agreement with San Bernardino County Department of Public Health Environmental Health Services (EHS) for edible food recovery activities terminating on December 31, 2025.
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7. SUBJECT: PURCHASE OF EQUIPMENT WITH CALRECYCLE GRANT FUNDS RECOMMENDATION: That the City Council:
1. Authorize an amendment to the FY24 Annual Budget to increase the expense and revenue budgets in the amount of $147,896 for the awarded grant funds from CalRecycle; and
2. Authorize the City Manager to execute a purchase contract with Inland Kubota Inc, for the acquisition of one (1) new Kubota M6060HDC Tractor w/Hydraulic Shuttle and Cab in the amount of $56,772 and one (1) new Kubota M6060HD Tractor w/Hydraulic Shuttle and ROPS in the amount of $45,838; and
3. Find that the public interest will not be best served by a formal proposal process, waive the formal solicitation of proposals/qualifications and execute a purchase contract with Traffic Management Products, Inc., for the purchase of two (2) SA2020-WVTM-B Wanco Mini Matrix Message Board with Hand-Operated Winch in the amount of $42,642.
8. SUBJECT: ADDITIONAL CLEARGOV, INC. PROCUREMENT
RECOMMENDATION: That the City Council:
1. Authorize the additional procurement with ClearGov, Inc. for ClearPlans; and
2. Approve the evergreen pricing agreements with ClearGov, Inc. for all ClearGov, Inc. products (Digital Budget Book, Capital Budgeting, Transparency, and ClearPlans) through the end of Fiscal Year 2029, and authorize City staff to execute additional related agreements; and
3. Dispense with competitive bid procedures as per Section 2.24.060.A of the City of Yucaipa Municipal Code.
9. SUBJECT: TROPICAL STORM HILARY STATUS AND BUDGET ADJUSTMENT REPORT
RECOMMENDATION: That the City Council approve a FY24 budget cost reduction of $1.1 million and a FY24 budget revenue increase of $2.9 million related to the emergency cleanup effort of Tropical Storm Hilary.
10. SUBJECT: RESOLUTION NO. 2024-08 APPROVING AN ORGANIZATIONAL
CONFLICT OF INTEREST POLICY APPLICABLE TO ANY FUTURE
PROGRESSIVE DESIGN-BUILD OR DESIGN-BUILD PROJECTS
RECOMMENDATION: That the City Council adopt Resolution No. 2024-08 approving an organizational Conflict of Interest Policy for Design-Build or Progressive Design-Build Projects.
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11. SUBJECT: CONTRACT AMENDMENT – ON-CALL POTHOLE REPAIR AND
ASPHALT PAVEMENT REPAIR/REPLACEMENT SERVICES
RECOMMENDATION: That the City Council approve and authorize the City Manager to execute a Contract Amendment with B-81 Paving Inc. of Yucaipa increasing the amount of their contract by $30,000 for a revised total of $80,000 to provide On-Call Pothole Repair and Asphalt Pavement Repair/Replacement Services for the remainder of FY2023/2024.
DISCUSSION ITEMS
12. SUBJECT: CONSTRUCTION UPDATE - COUNTY LINE ROAD CORRIDOR
IMPROVEMENT PROJECT
RECOMMENDATION: That the City Council receive an update regarding the construction of the County Line Road Corridor Improvement Project.
13. SUBJECT: MOBILEHOME PARK COMMITTEE APPOINTMENTS
RECOMMENDATION: That the City Council:
1. Review the attached Citizen Service Applications and nominate seven applicants for the At-Large Membership to the Mobilehome Park Committee; and
2. Vote on the appointment of the nominated applicants.
14. SUBJECT: ADOPTION OF URGENCY ORDINANCE NO. 466-U ESTABLISHING A
TEMPORARY MORATORIUM FOR THE INSTALLATION OF MOBILE HOMES GREATER THAN TWENTY YEARS OLD IN THE CITY’S 42 EXISTING MOBILE
HOME PARKS
RECOMMENDATION: That the City Council adopt an Urgency Ordinance of the City Council of the City of Yucaipa, California, adopting an Interim Measure Imposing a Moratorium on the Installation, Modification, or Review and Approval of Applications for Mobile Home Set-Down Permits for Mobile Homes Over Twenty Years Old within all Mobilehome Parks Existing in the City.
PUBLIC HEARINGS
The order of Business for the Public Hearing Shall Be:
A. Open Public Hearing
B. Staff Presentation
C. Applicant/Representative Presentation (if necessary) D. Public Comments
E. Applicant Rebuttal (if necessary)
F. Public Hearing Closed
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G. Council Discussion
H. Council Motion and Vote
SPEAKERS ARE ENCOURAGED TO BE BRIEF AND REMAIN WITHIN THE ESTABLISHED TIMEFRAME OF THREE (3) MINUTES. ONCE THE PUBLIC HEARING HAS BEEN CLOSED, NO FURTHER TESTIMONY WILL BE TAKEN.
15. SUBJECT: USER FEE SCHEDULE UPDATE – LANDSCAPING FEES RECOMMENDATION: That the City Council conduct a Public Hearing and subsequently approve Resolution No. 2024-07, rescinding Resolution No. 2023-54, and adopting an update to the Comprehensive User Fee Schedule clarifying the landscape fees and other general city services and making related determinations pursuant to the California Environmental Quality Act.
COUNCILMEMBER REPORTS
ANNOUNCEMENTS
ADJOURNMENT
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Notice Regarding Americans with Disability Act
The City of Yucaipa complies with the Americans with Disabilities Act of 1990. If you need special assistance to participate in this meeting, please call the City Clerk’s Department at (909) 797-2489, during normal business hours, at least 48-hours prior to the meeting.
Notification 48 hours prior to the meeting will enable the city to make reasonable accommodations to ensure accessibility to this meeting.
CEQA STATEMENT:
Unless stated otherwise on the agenda, every item on the agenda is exempt from CEQA guidelines sections 15060(c), 15061(b)(3), 15273, 15378, 15301, 15323 and/or Public Resource Code Section 21065.
Pursuant to Government Code Section 54957.5, any disclosable public records related to an open session item on a regular meeting agenda and distributed by the City of Yucaipa to all or a majority of the City Council, less than 72 hours prior to that meeting, are available for public inspection at Yucaipa City Hall, 34272 Yucaipa Boulevard, Yucaipa, CA 92399, during normal business hours.
DISCLOSURE OF CAMPAIGN CONTRIBUTIONS
(Levine Act – Government Code section 84308)
Pursuant to Government Code section 84308, members of the City Council and Planning Commission are disqualified and not able to participate in any agenda item involving contracts (other than competitively bid contracts, labor contracts, or personal employment contracts with City employees), franchises, discretionary land use permits and other entitlements if the Councilmember or Planning Commissioner received more than $250 in campaign contributions from the applicant or contractor, an agent of the applicant or contractor, or any financially interested participant who actively supports or opposes the City’s decision on the agenda item since January 1, 2023. Any applicants, contractors or their agents who have made, campaign contributions totaling more than $250 to a City Councilmember or Planning Commissioner member since January 1, 2023, are required to disclose that fact for the official record of the subject agenda item and any such City Councilmember or Planning Commissioner shall not make, participate in making, or in any way attempt to use their official position to influence the subject agenda item. Disclosures must include the amount of the campaign contribution and identify the recipient City Councilmember or Planning Commissioner and may be made either in writing to the City Clerk prior to the subject hearing or by verbal disclosure at the time of the hearing.
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NOTICE REGARDING CHALLENGES TO DECISIONS
Pursuant to all applicable laws and regulations, if you would like to challenge the decision of the City Council on an item appearing on this Agenda, you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this Agenda, or in written correspondence delivered to the City at, or prior to, the public hearing.
AFFIDAVIT OF POSTING
State of California }
County of San Bernardino } ss.
City of Yucaipa }
I, Ana V. Sauseda, City Clerk of the City of Yucaipa, California, do hereby declare that the foregoing agenda was posted on 04/19/2024, at least seventy-two (72) hours prior to the meeting per Government Code 54954.2, at the following locations:
Yucaipa City Hall, 34272 Yucaipa Boulevard, Yucaipa, California City of Yucaipa website www.yucaipa.org
Ana V. Sauseda, MMC
City Clerk
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Wine Country Specific Plan –Errata (March 2024)
Wine Country Specific Plan
Errata
This document 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 strikeout text.
Item # Page #
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1 1-7 Survey:
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.
City
2 1-9 Outreach:
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 City
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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.
3 3-8 Collector Roadway Signage
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
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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 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.
Public
5 3-12
3-13
Multi-modal access – Pedestrian, bicycle, and 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 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,
Public
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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
Multiple lots under the same ownership are not
considered a single lot for purposes of this section.
Where a winery proposes activities associated with a
specific classification, a lot merger will be required to maintain the minimum lot size.
City
7 4-11 Permitted Uses
Permitted uses (P) are allowed without discretionary
approval unless, 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
8 4-15 Special Event Venues – added section to provide guidance on facilities:
Section 4.3.8 Special Event Venues
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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 adjoining
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
Omit total wineries
Public
10 6-10 CFD – Vineyard funding
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 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.
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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
Prior to approval of recording any final map, a
Community Facilities District (CFD) or Fire 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.
City
12 3-8 Residential streets will provide direct access to 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 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
Public
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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 5 A residential use such as a caretaker unit requires land use compliance review and shall be counted towards
the maximum permitted residential units for the
original site.
Public
14 Section
4.3 Removal of Micro Winery Classification and standards from WCSP – omit all references
PC
15 4-12 4-26-1 Wine tasting shall be updated to a CUP
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)
PC/CC
17 4-11 Permitted uses:
A variety of wine-related and other crop production
uses are permitted for the WCSP area
At the end, note that cannabis cultivation is prohibited. [CC]
PC/CC
18 4-9 Definitions:
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, 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 plan:
PC
19 4-1 Single family dwelling units shall be no less than 2,500 square feet.
CC
20 4-2 Maximum Building Height: 35 feet, not exceeding one story.
CC
21 5-3 No manufactured housing shall be permitted. CC
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Yucaipa Valley Wine Country Specific Plan Wine Country Specific Plan Adopted: March 27, 2024 Ordinance No.: 441 Resolution: 2024-06 4904/22/2024 City Council Agenda
March 2024 Acknowledgements Mayor and City Council Justin Beaver, Mayor Chris Venable, Mayor Pro Tem Bobby Duncan Jon Thorp Matt Garner City of Yucaipa Staff Benjamin J. Matlock, Deputy Director of Community Development/ City Planner Fermin Preciado, Director of Development Services/ City Engineer Madeline Jordan, Associate Planner Ray Casey, City Manager (Retired) Chris Mann, City Manager Consultant Team 5004/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan i TABLE OF CONTENTS Chapter 1: Introduction .......................................... 1 1.1 Project Vision ........................................................................................... 1-1 1.2 Executive Summary ............................................................................... 1-1 1.3 Guiding Principles .................................................................................. 1-2 1.4 Relationship to the General Plan ...................................................... 1-3 1.5 CEQA Compliance ................................................................................... 1-4 1.6 Authority and Scope .............................................................................. 1-4 1.7 Public Outreach ....................................................................................... 1-4 Chapter 2: Context and Existing Conditions .... 1 2.1 Regional Setting ....................................................................................... 2-1 2.2 Local Setting and Surrounding Land Uses .................................... 2-1 2.3 Existing Land Use ................................................................................... 2-5 2.4 General Plan Land Use .......................................................................... 2-7 2.5 Topography and Floodplain ............................................................... 2-7 2.6 Farmland .................................................................................................... 2-7 2.7 Market Conditions ............................................................................... 2-12 Chapter 3: The Plan ................................................. 1 3.1 Rural Design Concept ............................................................................ 3-1 3.2 Land Use Plan ........................................................................................... 3-2 3.3 Mobility Plan ............................................................................................. 3-6 3.4 Open Space Plan ................................................................................... 3-13 3.5 Grading Concept ................................................................................... 3-14 3.6 Water, Sewer and Storm Drains .................................................... 3-14 3.7 Fuel Modification Zones .................................................................... 3-15 3.8 Utilities and Public Services ............................................................ 3-16 Chapter 4: Development Standards ................... 1 4.1 Purpose ....................................................................................................... 4-1 4.2 Residential Development Standards .............................................. 4-1 4.3 Winery Development Standards ................................................... 4-10 4.4 Public Use development Standards .............................................. 4-19 4.5 Outdoor Lighting .................................................................................. 4-20 4.6 Signage ..................................................................................................... 4-20 Chapter 5: Design Guidelines ............................... 1 5.1 Purpose ....................................................................................................... 5-1 5.2 Site Planning Principles and Area Character ............................... 5-2 5.3 Overall Design Guidelines and Requirements ............................ 5-3 5.4 Landscaping ........................................................................................... 5-11 5.5 Residential Specific Guidelines ...................................................... 5-12 5.6 Architectural Styles ............................................................................. 5-15 Chapter 6: Administration and Implementation ............................................ 1 6.1 Administration ......................................................................................... 6-3 6.2 Implementation ....................................................................................... 6-8 5104/22/2024 City Council Agenda
ii Yucaipa Valley Wine Country Specific Plan Figures Figure 2.1 Regional Map ................................................................................. 2-2 Figure 2.2 Regional Vicinity – North Bench ............................................ 2-3 Figure 2.3 Site Arial........................................................................................... 2-4 Figure 2-4 Parcel Map ...................................................................................... 2-6 Figure 2-5 General Plan Land Use ............................................................... 2-8 Figure 2-6 Land Use Modification Overlay Districts (Custom Home) ............................................................................................... 2-9 Figure 2-7 FEMA Floodplain and Slope Map ......................................... 2-10 Figure 2-8 Important Farmland ................................................................. 2-11 Figure 3-1 Land Use Plan ................................................................................ 3-4 Figure 3.2 Planning Areas .............................................................................. 3-6 Figure 3.3 Existing and Proposed Circulation ........................................ 3-7 Figure 3.4 Limited Access Collector - Oak Glen Road ......................... 3-9 Figure 3.5 Residential Collector – Jefferson Street, Carter Street, Ivy Avenue ...................................................................... 3-10 Figure 3.6 Residential Streets – Neighborhood Roadways ............. 3-11 Figure 3.7 Wine Country Roundabout .................................................... 3-12 Figure 3.8 Wine Country Trail .................................................................. 3-13 Figure 3.9 Fire Safety Overlay Districts .................................................. 3-16 Figure 4-1 Land Use Illustrative ................................................................... 4-2 Figure 4-2 Residential Lot Size: Estates .................................................... 4-3 Figure 4-3 Residential Setbacks: Estates .................................................. 4-4 Figure 4-4 Residential Lot Size: Villas ....................................................... 4-6 Figure 4-5 Residential Setbacks: Villas ..................................................... 4-7 Figure 4-6 Projections and Encroachments ............................................ 4-9 Figure 4-7 Winery Site Standards ............................................................. 4-14 Figure 4-8 Artisan Winery Illustration .................................................... 4-15 Figure 4-9 Boutique Winery Illustration ................................................ 4-16 Figure 5-1 Illustration of Articulation Elements ................................... 5-4 Figure 6-1 Conceptual Phasing Plan ........................................................... 6-8 Tables Table 2-1 Assessor Parcel Numbers ......................................................... 2-6 Table 2-2 Direct Employment, Estimate and Range Viticultural Operations in Yucaipa ...................................... 2-13 Table 2-3 Indirect and Induced Employment, Estimate and Range; Viticultural Operations in Yucaipa ....................... 2-13 Table 2-4 Total Annual Wages and Salaries ($), Estimate and Range; Viticultural Operations in Yucaipa .............. 2-14 Table 2-5 Value of Grape Production, Estimate and Range; Vineyards without Wineries in Yucaipa ............................ 2-14 Table 2-6 Winery Revenue, Estimate and Range; Wineries in Yucaipa ...................................................................................... 2-15 Table 2-7 Project Site Summary ............................................................... 2-17 Table 2-8 Residential Unit Breakdown .................................................. 2-17 Table 3.1 Wine Country Statistical Summary ....................................... 3-5 Table 3.2 Land Use Summary by Planning Area ................................. 3-5 Table 4.1 Residential Densities .................................................................. 4-1 Table 4-2 Permitted Uses by Type of Winery ..................................... 4-14 Table 4-3 Winery Development Standards by Type ........................ 4-14 Table 4-4 Winery Parking Requirements ............................................. 4-18 Table 4.5 Public and Open Space Permitted Uses ............................ 4-20 5204/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan iii Table 5-1 Craftsman Design Elements ................................................... 5-17 Table 5-2 Spanish Colonial Design Elements ...................................... 5-19 Table 5-3 Farmhouse Design Elements ................................................. 5-21 Table 5-4 Traditional Design Elements ................................................. 5-23 Table 5-5 Northern European Design Elements ................................ 5-25 Table 5-6 Mission Design Elements ........................................................ 5-27 Table 6-1 Review, Approval, and Appeal Authority ............................ 6-4 Table 6-2 Development by Phase............................................................... 6-8 Table 6-3 Maintenance Responsibilities ............................................... 6-12 Appendices Appendix A General Plan Consistency Appendix B Economic Impact Study Appendix C Yucaipa Valley Wine Country Market Study 5304/22/2024 City Council Agenda
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Chapter 1: Introduction 5504/22/2024 City Council Agenda
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Yucaipa Valley Wine Country Specific Plan 1-1 1.1 PROJECT VISION In November 2018, the Yucaipa Valley Wine Alliance filed a federal AVA petition to designate the Yucaipa Valley as a federally recognized wine region. While the petition is reviewed and approved by the Tobacco Tax and Trade Bureau (TTB), Yucaipa will launch a niche market for locally produced wine and become another destination for wine lovers. The Yucaipa Valley Wine Country Specific Plan (WCSP) area has a desirable microclimate, and its geological landform—characterized by mountains surrounding an open valley bisected by Wilson Creek—provides a favorable setting for viticulture establishment. The WCSP aims to develop a balanced and resilient community that integrates housing, agriculture, recreation, open space, and employment. The Vision Statement and guiding principles describes the desired outcome of the WCSP. 1.2 EXECUTIVE SUMMARY As a part of the AVA implementation, the WCSP intends to provide a framework for future viticulture and community development on approximately 1,094 acres of undeveloped land in Yucaipa. The Specific Plan has been developed with a thorough analysis of environmental conditions and extensive input from City decisionmakers, Yucaipa Valley Wine Alliance “Yucaipa Valley Wine Country is recognized as a thriving, award-winning viticulture region based on sustainable growing and harvesting practices. Successful commercial vineyards have been firmly established within Yucaipa, and consequently winemaking, tasting rooms, and small inns have emerged in locations that protect and enhance the rural atmosphere. Sensitive habitat areas have been preserved, further enhancing the beauty of the area, and an expansive trail system is enjoyed by residents and visitors. Development options for property owners have incentivized the dedication and conservation of agricultural land for viticulture.” —Yucaipa Valley Wine Country Committee, Vision Statement” 5704/22/2024 City Council Agenda
1-2 March 2024 (YVWA), and a broad coalition of community members and stakeholders. It provides a comprehensive land use program for the planning area and goals, policies, and development standards to guide future public and private actions relating not only to the area's development, but to the establishment of a regional viticulture and winemaking industry. The Specific Plan allows a maximum of 1,091 residential units, which is the same total of units permitted in the General Plan, and provide for 465.5 acres of vineyards, wineries, and related uses. The Specific Plan also provides opportunities to create multipurpose trails and open space features to connect through the greater area. View of the project site from the Five Winds Ranch. 1.3 GUIDING PRINCIPLES 1. Support viticulture and the wine-making industry in a way that protects the rural atmosphere of Yucaipa. 2. Honor the rights of existing property owners. 3. Follow a planned approach to the development of the wine industry to encourage appropriate wine-related economic growth and agritourism. 4. Encourage sustainable viticulture and winemaking practices. 5. Support appropriate small-scale winery-related accessory uses, including tasting rooms and bed-and-breakfast inns where infrastructure permits. 6. Support wine-related businesses and activities in the Uptown District to expand the tourism industry. 7. Consider permanent and temporary wine and winery-related activities, including wine festivals, wine tasting events, harvest festivals, weddings, and corporate events, with a regional draw in appropriate locations. 8. Support a unified rebranding effort that brings together the Chamber of Commerce and other interested organizations to promote the Yucaipa Valley AVA. 9. Designate a “Wine Country” area in Yucaipa to encourage the establishment of viticulture and the wine-making industry. 10. Support a balance of viticulture and housing to jump start the wine making industry and meet State of California housing requirements. 5804/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 1-3 1.4 RELATIONSHIP TO THE GENERAL PLAN Adopted by the City Council in April 2016, the Yucaipa General Plan provides a framework to guide future land use and development decisions in the city. The goals and objectives of WCSP are consistent with the overall vision of the General Plan, which is to create a community that has “small-town rural character with strong neighborhood identities” and “offers an attractive, peaceful, and safe community for all of its residents” through thoughtful consideration of the residential and agrarian development proposed. The Specific Plan gives more detailed regulatory guidance and provides the essential link between General Plan policies and actual development on-site. The Specific Plan is within the Rural Living Land Use District (see Figure 1-1, General Plan Land Use Map), in which single-family residential is the primary use, and open space and agriculture coexist. The maximum development density is one unit per acre. The WCSP maintains the land use requirement and buildout capacity of the General Plan, with the same total number of units on the entire site. But the WCSP would allow residential at a higher density, up to approximately four units per acre, while maintaining the effective one-acre density over the entire plan area, and would balance the remainder of the WCSP supports viticulture and the wine-making industry in a way that protects the rural atmosphere of Yucaipa. General Plan Land Use Map 5904/22/2024 City Council Agenda
1-4 March 2024 land to create areas that specifically support viticultural uses or open space. A detailed statement of consistency of the WCSP with the City General Plan is in Appendix A of this document. 1.5 CEQA COMPLIANCE A Supplemental Environmental Impact Report (SEIR) to the General Plan EIR has been prepared as a companion document to this Specific Plan and will provide California Environment Quality Act (CEQA) review for approval. 1.6 AUTHORITY AND SCOPE This Specific Plan includes details, regulations, and conditions necessary for the implementation of the City’s General Plan pursuant to California Government Code Section 65451, including: 1. The distribution and location of housing, agriculture, and open space, together with regulations establishing height, bulk, and setback limits for such buildings and facilities, including the location of areas, such as floodplains or excessively steep or unstable terrain, where no building will be permitted in the absence of adequate precautionary measures being taken to reduce the level of risk to that comparable with adjoining and surrounding areas. 2. Standards for existing and proposed transportation, sewage, water, and drainage. 3. Standards for the conservation, development and utilization of natural resources, including the prevention, control and correction of soil erosion caused by subdivision roads or any other sources, and the protection of watershed areas. 1.7 PUBLIC OUTREACH It should be recognized that the WCSP represents a unique planning endeavor that started from an initial dream to build a meaningful industry in the community. This dream began years ago when various local enthusiasts would participate in wine tasting events to share their appreciation, then travel to other regions of the state and beyond to experience the setting of the vineyards that made those wines. As their appreciation and knowledge of wine grew, several began purchasing grapes to begin amateur winemaking operations and learn about the work needed to produce great-tasting products. These amateurs ultimately evolved, establishing their own bona fide wine businesses, and interest grew in establishing vineyards in Yucaipa to fulfill the dream of developing a successful winemaking industry. However, creating a new winemaking industry in Yucaipa is impeded by the lack of agriculturally zoned land; most wine regions in California were created on lands previously zoned for agriculture and have been historically developed for vineyards. 6004/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 1-5 From this growing interest, the initial question that ultimately led to this specific plan was simply “How can we make this happen here?” To help understand the best approach for the City to encourage the development of a sustainable wine industry, and how this development would fit within the existing built environment and regulatory context, a two-phased approach was implemented—Phase I is the research and initial outreach phase, and Phase II is development of the actual tools necessary to develop a wine country in the community. The Yucaipa Valley Wine Country Specific Plan represents Phase II and was developed after an extensive outreach program that spanned several years. It combines the input received from a variety of community groups and citizens about how to best achieve the community’s vision for the greater North Bench area as it develops a wine industry that matches the “Yucaipa way.” This vision guided the dream to establish a new viticultural industry in the community and has been deliberately planned to provide an agrarian and rural atmosphere that protects key natural features, promotes the development and ongoing success of a wine industry, and provides opportunities for high-quality housing that was already permitted by the General Plan. These outreach efforts are summarized in the remainder of this chapter. Initial Kick-off As part of the start of the land use visioning process, the City Council held a special meeting and workshop on September 12, 2019, which included a tour of three wineries in the Temecula Wine Country and a Viticulture Roundtable discussion held at the City of Temecula Civic Center. The workshop was intended as an immersive experience for the council members, representatives of city committees, and the Yucaipa Valley Wine Alliance. The three wineries that were toured represented a range of sizes—from a smaller boutique winery to a large-scale commercial operation, wine tasting room, and resort. The roundtable discussion featured City of Temecula staff, the Temecula Chamber of Commerce, and local winery-related businesses to give a sense of what has and has not worked for the Temecula region. The roundtable panel noted that establishing ordinances pertaining to wineries before the AVA is in place will put Yucaipa ahead of the curve—Temecula’s planning tools were developed after the AVA was established, which caused some conflict. The roundtable also noted that supportive uses, such as wine tasting rooms and event opportunities, further enhance the economic development potential of wineries and can help support related cottage industries (e.g., wedding market supports party equipment rental, photographers, and other related business, and wine 6104/22/2024 City Council Agenda
1-6 March 2024 tasting efforts support food pairings and can encourage food boutique restaurants). Planning Committee An undertaking as substantial as the development of a city or area-wide planning tool to support the implementation of a new wine industry should include input from a broad coalition of community members and stakeholders. To support this input, the City Council had established the Yucaipa Valley Wine Country Planning Committee (formerly known as the AVAPC) to assess key issues and opportunities and then create recommendations on the best path forward. The Committee, which would help balance the various perspectives of the community, consists of: • Two City Council members • Two representatives from the Planning Commission • One representative from the Trails and Open Space Committee • One representative from the Economic Development Advisory Committee • One representative from the Yucaipa Valley Wine Alliance • One North Bench property owner (15 acres minimum land area) • Three members of the public at large It should be noted that the some of the public-at-large members were also affiliated with the Wine Alliance or wine/agricultural industry in some capacity, which, in addition to the Wine Alliance member, allowed for a variety of stakeholders that were knowledgeable of the subject matter. Other members helped to provide a broad understanding of the community. All meetings were open to the public, and notification and agendas were distributed to all interested participants. The development of the Specific Plan elements and land use requirements has been led by the Committee, with each member contributing a unique perspective for the future of Yucaipa and its wine industry. 6204/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 1-7 To facilitate the discussion and recommendation of ideas, the Committee operated under the spirit of consensus; not every member will unanimously agree to each topic, but an overall 70 percent majority of support is needed for the idea to move forward. Each meeting has had lively and passionate discussions, and all the members of the Committee worked earnestly to find the best approach for Yucaipa, which has been carried through this Specific Plan. Throughout the process, the Committee continued to inform the groups they represented and provide that feedback for consideration. Survey 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. Community Events City staff participated in a variety community events, such as the Music and Arts Festival, to help disseminate information on planning activities, gather feedback, and increase the City’s email interest-distribution list. Each Planning Committee meeting agenda was emailed to the individuals who were interested in learning more about the Specific Plan development efforts. 6304/22/2024 City Council Agenda
1-8 March 2024 Press Releases: Throughout the project City staff continued to provide messaging and updates across various platforms, including newspaper press releases, social media posts, and even through the community activity guide. Each time, meaningful comments or support was expressed to staff regarding the project. Property Owner Engagement In addition to the Planning Committee’s designated North Bench property owner, other area property owners actively participated in committee meetings and in meetings with staff. Area property owners provided input and have been supportive of the creativity and opportunities of the WCSP. Study Sessions Creation of the WCSP was guided through a series of study sessions with the City Council. At the regular City Council meeting of January 25, 2021, the Phase I report was approved by the Council, which directed staff to proceed with the master-planned approach that would encourage the development of a wine industry. At the regular Council meeting of February 22, 2021, the Council awarded a contract for the Phase II project. Following community discussions, the Council requested a follow-up discussion of the Phase I project and conducted another study session at the regular meeting of May 24, 2021. After that discussion, Council directed staff to continue with the preparation of a Specific Plan that would consolidate the residential capacity of the greater North Bench area, and to create/delineate new agricultural zoning to encourage and facilitate the creation of wineries. At the regular meeting of September 13, 2021, the City Council also approved the name “Yucaipa Valley Wine Country Specific Plan.” The land use plan and districts, permitted winery categories and uses, and preliminary development standards that make up the regulatory framework of the Specific Plan were then presented at the regular meeting of December 13, 2021. In each presentation to the City Council, unanimous support was given the plan and direction from the Committee. A booth with information about the WCSP project provided information to the community at one of the City’s community outreach events. 6404/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 1-9 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 project was published in both local and statewide newspapers. 6504/22/2024 City Council Agenda
1-10 March 2024 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. Town Hall meetings were held at the Yucaipa Performing Arts Center to share information about the Specific Plan project and gather input from the community. 6604/22/2024 City Council Agenda
Chapter 2: Context and Existing Conditions 6704/22/2024 City Council Agenda
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Yucaipa Valley Wine Country Specific Plan 2-1 2.1 REGIONAL SETTING Yucaipa is 10 miles east of San Bernardino, along the southern edge of San Bernardino County (see Figure 2-1, Regional Map). It was known as “Yucaipa Valley” because it lies at the base of the San Bernardino Mountains. As shown in Figure 2-2, Local Vicinity, the city is bounded by the San Bernardino National Forest to the north and east, by the city of Calimesa to the south, by the city of Redlands to the west, and by unincorporated land to the northwest. Regional access is provided by State Route 210 (SR-210), SR-60, and the San Bernardino Freeway (I-10), which passes through the city. Yucaipa Valley (including Yucaipa, Calimesa, unincorporated areas of Oak Glen, and surrounding county areas with natural borders) encompasses premier farming territory and important agricultural lands in the county. It has a rich history of cultivating oranges, peaches, plums, walnuts, and, most notably, apples. Grape cultivation in the Yucaipa Valley can be traced as far back as the late 19th century. Yucaipa gained acclaim for the quality of its produce and is known for its near perfect agricultural environment. In addition, the Serrano Native Americans’ history provides cultural heritage to the area. 2.2 LOCAL SETTING AND SURROUNDING LAND USES Yucaipa Valley Wine Country Specific Plan Area (Plan Area) includes approximately 1,040 acres in the northeast corner of the city. It is one of the largest undeveloped areas in Yucaipa’s North Bench. The Plan Area is bounded by Martell Avenue on the east, Oak Glen Road on the south, and Fremont Street on the west. The major north-south thoroughfares include Fremont Street, Jefferson Street, and Martell Avenue; major east-west thoroughfares include Ivy Street, Carter Street, and Oak Glen Road (see Figure 2.3, Local Vicinity). Surrounding residential properties are characterized by single-family detached homes to the west and south of the Plan Area. The El Dorado Park and Five Winds Ranch are situated east of the project. The foothills of the San Bernardino Mountains provide a striking natural backdrop to the north and east of the Plan Area. 6904/22/2024 City Council Agenda
2-2 March 2024 Figure 2.1 Regional Map Project Site 7004/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-3 Figure 2.2 Regional Vicinity – North Bench 7104/22/2024 City Council Agenda
2-4 March 2024 Figure 2.3 Site Arial 7204/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-5 2.3 EXISTING LAND USE The Plan Area is primarily undeveloped, characterized by gently rolling topography and large, open grasslands. Wilson Creek traverses the southern portion of the site and crosses Jefferson Street. Seasonal wetlands and drainages are dispersed throughout the site. A small number of trees and bushes are present along Oak Glen Road and the creek. Current on-site uses consist of limited agricultural enterprises such as grazing, dry farming, an olive grove, and several chicken ranches. There are a few existing homes and planned custom homes on the western portion. An existing water tank is along Fir Avenue, and a small water storage facility is along Oak Glen Road. The Plan Area also has some farms and other agricultural uses, as well as the Casa Blanca Ranch and adjoining olive grove. There are 75 parcels in the Plan Area. Figure 2-4, Parcel Map, and Table 2-1, Assessor Parcel Numbers, display the parcels’ information as of April 2022. Hillside views and large-lot single family homes are existing features of this area. 7304/22/2024 City Council Agenda
2-6 March 2024 Figure 2-4 Parcel Map Table 2-1 Assessor Parcel Numbers • ID • APN • ID • APN • ID • APN 1 032025130 31 032110101 61 032103151 2 032025131 32 032110102 62 032025119 3 032025132 33 032110112 63 032025120 4 032025133 34 032110125 64 032025121 5 032025134 35 032110126 65 032025123 6 032025135 36 032024103 66 032025124 7 032025136 37 032024104 67 032025125 8 032104112 38 032103102 68 032103152 9 032104113 39 032103107 69 032103153 10 032104114 40 032103108 70 032104105 11 032104115 41 032103111 71 032104107 12 032025137 42 032024112 72 032104108 13 032025138 43 032024113 73 032104109 14 032025156 44 032103112 74 032104110 15 032025157 45 032103114 75 032104111 16 032025158 46 032103115 17 032023101 47 032103116 18 032023102 48 032103118 19 032023103 49 032103120 20 032023109 50 032103121 21 032023110 51 032103124 22 032108113 52 032025106 23 032108114 53 032025108 24 032108115 54 032103126 25 032108214 55 032103128 26 032109101 56 032103130 27 032109103 57 032103139 28 032109104 58 032103144 29 032109105 59 032103149 30 032109106 60 032103150 7404/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-7 2.4 GENERAL PLAN LAND USE The 2016 Yucaipa General Plan designates the Plan Area Rural Living (RL) within the Custom Home Overlay (as shown in Figure 2-5, General Plan Land Use, and Figure 2-6, Land Use Modification Overlay District), which allows low-density rural residential development that is enhanced by special design standards. Single-family residential is the primary use allowed, along with conservation of open space, watershed, and habitat areas. It also includes areas where animal uses, agriculture, and compatible uses may coexist or be permitted. The maximum density allowed is one dwelling unit per acre, with allowed uses including single-family detached residential, agriculture and related uses, recreation facilities, and neighborhood-scale public and semipublic uses. 2.5 TOPOGRAPHY AND FLOODPLAIN The topography of the site slopes gently down at approximately 8 percent from northeast to southwest, as shown in Figure 2-7, FEMA Floodplain and Slope Map. The elevation ranges from 2,920 feet to 3,600 feet above sea level. Wilson Creek flows from northeast to southwest. A small portion of the creek crosses the Plan Area and is within the 100-year floodplain, as defined by the Federal Flood Insurance Regulations. Projects proposed near the floodplain shall be subject to a Land Use Compliance Review and a Flood Hazard Development Review. 2.6 FARMLAND The California Department of Conservation only designates three acres of Prime Farmland on the project site, corresponding to an existing olive orchard. However, approximately 40 percent of the overall site is designated “Farmland of Local Importance,” “Unique Farmland,” or “Prime Farmland” by combining the orchard area with areas farmed for dry harvest wheat. The designations for prime, important, and unique farmland mean the soil quality, growing season, and moisture supplies are suitable to produce sustained high yields, are important to the local agricultural economy, and are therefore suitable for the development of a viticultural industry. Approximately 50 percent of the site is designated “Grazing Land,” and 10 percent is “Other Land,” as shown in Figure 2-8, Important Farmland. 7504/22/2024 City Council Agenda
2-8 March 2024 Figure 2-5 General Plan Land Use 7604/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-9 Figure 2-6 Land Use Modification Overlay Districts (Custom Home) 7704/22/2024 City Council Agenda
2-10 March 2024 Figure 2-7 FEMA Floodplain and Slope Map 7804/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-11 Figure 2-8 Important Farmland 7904/22/2024 City Council Agenda
2-12 March 2024 2.7 MARKET CONDITIONS The following is a summary of an economic impact study on viticulture and associated development that was undertaken to inform the Specific Plan. In addition, a residential market study was undertaken to determine the market demand, optimal lot size, and feasibility for a wine-oriented master planned community. The reports are summarized below and provided in Appendix B and Appendix C. 2.7.1 ECONOMIC IMPACT STUDY OF VITICULTURE AND ASSOCIATED DEVELOPMENT The purpose of the economic impact study was to provide a base-level understanding of how the development of a viticultural industry might generate benefits to the local economy. Since there is no way to predict exactly how the Wine Country will unfold, the scenario evaluated was configured as a conservative estimate of development of vineyards and winery operations. The potential scenario quoted was configured by PlaceWorks for the purpose of analysis and did not represent a predetermined direction; the specific plan used the scenarios as a reference point and ultimately tailored the planned approach to suit the community’s needs. This report is based on economic benefits assessments conducted for other wine regions in California that have more fully developed supply chains. For the sole purpose of this economic impact study, it is assumed that viticultural operations would include the following: • 406 acres of vineyards with no on-site wine production • 60 acres of vineyards with on-site wine production / tastings / sales / events. For purposes of analysis, this study has assumed 12 wineries of varying size within the acreage. There is no clear time horizon for how long it will take to reach this level of viticultural development. For comparison, wine-grape production in Temecula Valley began 50 years ago, and the region now has 2,460 acres of wine-grape cultivation and 45 wineries. In the proposed Yucaipa Valley AVA, wine-grape production began about a decade ago, and there are currently two wineries. The amount of viticultural activity listed above may be 15 to 20 years in the making. However, the approval of the federal Yucaipa Valley AVA designation, along with the Wine Country Specific Plan, may increase public demand and interest to facilitate more rapid growth of the wine industry. The potential economic benefits described in the remainder of this memo are based on the following studies: • Napa Valley Visitor Industry, 2018 Economic Impact Report • The Economic Impact of the San Luis Obispo County and Paso Robles AVA Wine Industry, 2015 • 2021 San Diego County Economic Impact of Wineries 8004/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-13 • The Economic Impact of Santa Barbara County’s Wine and Grapes, 2013 • 2018 Wine Country Impact Report (Temecula Valley AVA) • 2015 Economic Impact Report on Wine (California, statewide) PlaceWorks adjusted the economic impacts into current 2021 dollars for each of the studies. Thus, the potential economic impacts for Yucaipa, which may fully materialize in the next 15 to 20 years, represent the value in current 2021 dollars. Employment Table 2-2 provides the direct employment estimates for vineyards with no tastings or sales and for vineyards with tastings, sales, and events. In addition to the estimated employment, Table 1 also provides a range for potential employment. The analysis estimates that vineyards will generate just over 40 jobs in Yucaipa, a little more than a quarter of the total number of direct jobs. Vineyards with wineries that have tastings, sales, and events would generate another 1198 jobs, for a total 277 new jobs. Further details for the employment estimates can be found in Appendix B, Economic Impact Study, Phase II Memorandum. The information provided in this section is consistent with the Supplemental Environmental Impact Report. Employment generation factors from the 2021 study were applied to buildout assumptions resulting in more detailed employment estimates. Table 2-2 Direct Employment, Estimate and Range Viticultural Operations in Yucaipa Estimate Low End High End Vineyards, no tastings/sales 43 20 60 Vineyards with tasting/sales/events 198 40 220 Total Direct Employment 277 60 280 Source: PlaceWorks 2022. Table 2-3 provides the estimated number of indirect and induced jobs that would be generated by the defined project per the Supplemental Environmental Impact Report. The analysis estimates that the defined project would generate 59 jobs at businesses that supply goods and services for viticultural operations. The analysis also estimates that the spending by employees in direct and indirect jobs would support another 30 jobs. Table 1-3 Indirect and Induced Employment, Estimate and Range; Viticultural Operations in Yucaipa Estimate Low High Indirect Employment 59 30 60 Induced Employment 30 10 40 Total 89 40 100 Source: PlaceWorks 2022. Wages and Salaries Wages and salaries are the total amount paid to all employees before taxes and other deductions on an annual basis. For this 8104/22/2024 City Council Agenda
2-14 March 2024 economic impact study, the wages and salaries reflect only direct employment at vineyards and wineries. Table 2-4 provides the total estimated wages and salaries for direct jobs in Yucaipa. The analysis estimates that vineyards without tastings and sales would generate total annual wages of $1.1 million and that vineyards with tastings, sales, and events would generate total annual wages of $4.9 million. Altogether, viticultural operations could generate over $6 million in wages and salaries. Table 2-4 Total Annual Wages and Salaries ($), Estimate and Range; Viticultural Operations in Yucaipa Estimate Low High Vineyards, no tastings/sales 1,140,000 1,089,000 1,373,000 Vineyards with tasting/sales/events 4,930,000 4,220,000 7,330,000 Total Wages and Salaries 6,070,000 5,310,000 8,700,000 Source: PlaceWorks 2021. Vineyard and Winery Sales The quantity of grapes harvested each year (tons per acre) will vary over time, and the price of the grapes ($ per ton) will vary with market conditions. Thus, the range in values for the value of grape production is more important than the estimate. It is important to note that the value for grape production is realized by vineyards that sell their grapes to wine producers. For vineyards that utilize their grapes at their own wineries (regardless of where the wine production facilities are located) will realize the value of the grapes through the sale of wine rather than the sales value of the grapes. This analysis assumes that the 320 acres of vineyards without wineries sell their grapes, and it is this acreage from which the estimated value of grape production is derived. Table 2-5 provides the estimates for the value of grape production at vineyards without wineries in Yucaipa. The analysis estimates that the annual sales value would be $1.9 million but could range from $1.2 to $2.5 million. Table 2-5 Value of Grape Production, Estimate and Range; Vineyards without Wineries in Yucaipa Estimate Low High 1,877,000 1,182,000 2,530,000 Source: PlaceWorks 2021. Winery revenue comes primarily from the sale of wine. The sales may be retail sales at the winery, direct to consumer sales, or sales to whole distributors. However, wineries may also realize revenue from on-site wine tastings, food sales, and events. The estimated winery revenue presented below is based on the reported sales across wineries in other California AVAs. The implicit assumption in this approach is that the wineries that develop over time in Yucaipa will have a similar variety of sales, tasting rooms, food service, and events. Table 2-6 provides the estimated revenue at wineries in Yucaipa. The analysis estimates that winery revenue would be about $14.5 million. The estimated revenue and the low end of 8204/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-15 the range exclude data from Napa Valley. Including the Napa Valley data more than doubles the potential revenue (the high end of the range). Table 2-6 Winery Revenue, Estimate and Range; Wineries in Yucaipa Estimate Low High 14,530,000 13,260,000 31,500,000 Source: PlaceWorks 2021. Tourism Increased tourism is an expected benefit from the development of vineyards and wineries. The Yucaipa Valley AVA would become a tourism destination—a reason for residents throughout Southern California to come to Yucaipa. The preceding sections estimated the economic impacts that would primarily accrue to the viticultural industry. This section looks at the spillover effects for lodging and restaurants. Based on the experience in other AVAs, the analysis estimates that wineries in Yucaipa would attract about 142,400 visitors per year, with a range from 96,000 to 188,700 visitors. It is important to note that these are individual visitors. Because most visitors will travel with other visitors, the actual number of vehicle trips would be lower. Based solely on the experience in the Temecula Valley AVA (which is the only available report outside of the major regions tying tourism activity to the viticultural industry), the analysis estimates that wineries in Yucaipa would generate 99,400 visitors for local restaurants. Conservatively, this could result in about $2.95 million in spending at local restaurants. The other key component of destination tourism is overnight visitors. The average length of stay for all visitors to Temecula Valley is estimated at 1.7 days, including visitors who are there just for the day. For those staying overnight, the average length of stay was 2.3 nights. The analysis estimates that wineries in Yucaipa could generate 2,400 overnight visitors over a year. Conservatively, this could result in about $3.66 million in spending at local lodging facilities. 2.7.2 WINE COUNTRY RESIDENTIAL MARKET STUDY As a part of the Specific Plan effort, the Yucaipa City Council requested a residential market study to determine the market demand, optimal lot size, and feasibility for a wine-oriented Master Planned Community. Martin and Associates met that request through extensive research of the regional economy. Appendix B includes the full report, existing and projected demographics from the California Department of Finance, pricing of both resale and new residential construction, and current real estate market trends. The following are the conclusions and recommendations from the report: 1. The desirable location and attractive character of the Wine Country and immediate surroundings supports the 8304/22/2024 City Council Agenda
2-16 March 2024 price positioning of homes at the high end of the market, related to the establishment of a viticulture / wine-making industry in Yucaipa. 2. The existing RL-1, rural living, one-acre zoning does not fit the demand of today’s home buyers according to recent sales and current market trends. 3. The beauty of the Wine Country is to be enhanced by adopting neighborhood crafting and residential design principles related to sensitive habitat areas, vineyards, a trail system, and the creation of attractive streetscapes. 4. New high-end housing opportunities will likely tap the potential, pent-up demand from local owners of older homes as well as those employed within the greater market area who are in search of upscale housing opportunities. 5. The Wine Country will be capable of attracting higher income households from the medical employment in Loma Linda and other major employment centers to the west once higher-end homes that suit their preferences and incomes are introduced. 6. The Primary buyer segments to attract are Baby Boomer / Active Adults (57 to 75 years old in 2021), Generation X (41 to 56 years old in 2021) and the leading edge of Generation Y (25 to 40 years old in 2021). 7. New home offerings are not likely to exist when the Wine Country community enters the market. The absence of competition will result in increased prices, values, and sales rates. 8. A dated housing stock exists in most neighborhoods in Yucaipa. Existing homeowners in Chapman Heights, for example, are a ready pool of buyers that will be interested in moving up once new homes are introduced. 9. The recommended location of proposed land uses is based on the desire to create an aesthetically pleasing community (avoid the subdivision appearance) with buffers enabled by the integration of homes and vineyards. An example is the design and implementation of a scenic view corridor along Oak Glen Road. 10. Transitioning between existing land uses (one-half- to one-acre lots) and new development (10,000-square-foot to half-acre lots) respects the desire of current residents for compatible lot sizes to be offered in adjacent neighborhoods. 11. Site planning is recommended to be based on providing an interface of residential areas to viticulture, as represented in the City Council’s approved direction. 12. The proposed optimal distribution of 1,093.6 acres is a 50 / 50 split between land for lots and nonresidential areas for vineyards, trails, etc., as shown in Table 2-7. The distribution of 1,091 lots sized 10,000 square feet to half acre on 1,094 acres (see Table 2-8) will enable the proposed community to offer homes in the $700,000 to $1,000,000 price range and offer a variety of homes appealing to a range of household types, age groups, and income levels. The recommended distribution for 1,901 lots is shown in Table 2-8. 8404/22/2024 City Council Agenda
Yucaipa Valley Wine Country Specific Plan 2-17 Table 2-7 Project Site Summary Lot Size Residential Acres Nonresidential Acres Total Acres Total Units 10,000 SF to Half Acre 547 546 1,094 1,091 13. The average (weighted) prices of homes on four lot types/sizes recommended for 1,091 homes in the Wine Country is $897,823 for 3,313 square feet at $271/square foot. 14. A 12-year development schedule for 1,091 homes in five phases in the Wine Country is based on projected home sales. Development is recommended to begin in areas closest to Oak Glen Road in year one, followed by sequential areas, as shown in the Conceptual Phasing Plan in Chapter 3, The Plan. 15. Modifications from the existing Custom Home Overlay District are highly recommended. The Wine Country will not be successful if the standards result in a strictly custom home requirement. 16. Development standards that contribute to creating a highly desirable Wine Country District with attractive individual neighborhoods will enhance values in the community as well as in surrounding neighborhoods. Varied street scenes with diversified architecture will help to accomplish this goal. Use of varied lot widths; creative garage placements; and varied front, rear, and side setbacks can accomplish this. 17. Private gating of neighborhoods will increase home values, however neighborhoods should not be required to be gated. 18. Neighborhoods with direct access to Wine County Trails should provide at least one point of public access to the trail(s). 19. Implementation of the community design should include a Healthy Communities Program to increase value and homeowner health, wellness, and well-being. 20. Current property owners could be incentivized to dedicate agricultural land for viticulture by supporting a mix of Moderately Higher Density lot sizes (compared to one-acre lots) that will result in increased land values. 21. The allowance of zoning for homes on 10,000 to 14,000 SF lots will incentivize builders to purchase land and potentially invest private funding to kick-start the new wine industry by investment in front-end infrastructure improvements (improvement of Wine Corridor streets and providing public water and sewer connections). Table 2-8 Residential Unit Breakdown Lot Size Density Lots % 10,000–14,000 SF 2.0–3.0 629 57% Half Acre 2.0 462 43% Total 2.0 DU/Ac 1,091 DU 100% 8504/22/2024 City Council Agenda
Ci Chapter 3: The Plan
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3.1 RURAL DESIGN CONCEPT This Specific Plan preserves the rural and agricultural identity of this unique area. New development in the area must respect the natural landscape, retain the viability of existing agricultural activities, promote future viticultural activities, attract agricultural tourism, and maintain a rural atmosphere. Consistent with the Guiding Principles in Chapter 1, Introduction, there are three essential components incorporated in the land use plan that define the identity of the WCSP Area: preserving the natural environment, fostering agriculture and viticulture, and creating a livable community.
Natural Environment The rolling hillsides, Wilson Creek, and distant views provide a unique setting for the WCSP Area. The area is home to a variety of plants and animals found in many of Southern California’s natural environments. Preservation and enhancement of key resources will provide educational opportunities as well as a scenic amenity for residents and visitors to enjoy. Additionally, development under the WCSP will create publicly accessible connections to El Dorado Ranch Park and be designed for those hiking, biking, or riding horses.
Agriculture and Viticulture Yucaipa has a rich history of farming and cultivation. In the early 1900s, it was known as one of the fruit baskets of Southern California. Agriculture has been maintained and will be further incentivized in this area of the City. The Land Use plan strategically places viticultural areas along corridor streets and tucks residential neighborhoods behind working vineyard areas. Commercial uses have been limited to those that promote the agricultural theme including wineries, tasting rooms, farm stands, olive groves and other similar uses, and allows such uses to encourage such investment towards the City’s agricultural heritage. 8804/22/2024 City Council Agenda
This Plan was specifically created to enhance the Yucaipa Valley Viticulture Region. The development of this region is supported by the Yucaipa Valley Wine Alliance, an association of vintners and growers, whose goal is to create a thriving American Viticultural Area (AVA) that strengthens and expands the wine industry in the Yucaipa Valley Region.
Livable Community Neighborhoods in the WCSP are intended to add character to the community. Residential designations provide for homes that are consistent with the City’s General Plan and the vision of this Plan. The Plans outlined in this Chapter support sustainable land use, vehicular, bike and pedestrian mobility, and the infrastructure necessary to support development.
3.2 LAND USE PLAN The Specific Plan includes five land use designations:
• Residential- Villas and Estates
• Non-Residential- Agriculture/ Winery, Water District and Open Space Residential and non-residential uses are approximately a 50/50 split of the entire WCSP area. Non-residential uses include 73.6 acres open space, 465.5 acres agriculture (wineries), and 7.1 acres public use (water district and open space). 547.4 acres, or 50% of the total 1,093.6-acre planning area is designated for residential uses. As shown in Table 3-1, the maximum residential development potential is 1,091 dwelling units, consistent with the existing zoned capacity of the General Plan. All the units are anticipated to be single family detached residences, with individual lot sizes ranging from 10,000 square feet (net) to 0.5 acre (gross), as further discussed in Chapter 4, Development Standards. Figure 3.1, Wine Country Land Use Plan and Table 3.1, Wine Country Statistical Summary provide details and location for the buildout of this Plan.
3.2.1 LAND USE DESIGNATIONS The following Land Use Plan and designations were crafted in collaboration with the Plan’s Advisory Committee, the efforts to support the Yucaipa Valley petition to become an American Viticultural Area, and to provide land uses and development that are consistent with the goals of the City’s General Plan. Permitted uses and applicable development standards for each designation are provided in Chapter 4, Development Standards.
Non-Residential
Agriculture/Winery This designation identifies land within the WCSP area where the primary uses are vineyards and wine production. This designation accounts for approximately 465 acres of land. This area is suitable for grape growing due to its geographic and climatic features. Two types of wineries are permitted for the Area: Artisan, and Boutique. Definitions for each type of winery, permitted uses, and applicable development standards are 8904/22/2024 City Council Agenda
provided in Chapter 4, Development Standards. It should be noted that the terms refer to the minimum property size of the vineyard, not the production volume of a winery.
Public Use The Public Use areas are comprised of two land use designations: Water District and Open Space.
Water District Areas designated as Water District are owned by the Yucaipa Valley Water District and provide for utility and other related public services including preservation areas. The water district makes up approximately 7.1 acres of the WCSP area.
Open Space The Open Space designation is intended to provide publicly accessible active and passive public park areas and trail connections, while preserving natural habitat along Wilson Creek. This designation is centrally located within the WCSP area accounting for approximately 73.6 acres. Standards for land designated as Open Space are provided in Chapter 4, Development Standards, and are intended to leave as much of the area as natural open space as feasible. These open space areas will also provide connections to the vineyard and residential development to create a comprehensive trail network for the community, and would consolidate a number of unpermitted trails into a defined natural pathway pursuant to the City’s Trail Master Plan.
Residential
Villas The wine country Villas designation is intended to provide for low density residential at a maximum of 4.3 dwelling units per acre (10,000 square foot lots (net)). This single-family designation accounts for approximately 315 acres of land. This area will be connected by trails and open space areas to separate development from vineyards, and it generally includes terrain with steeper topography or parcels that are intended to prioritize natural open space areas along Wilson Creek.
Estates The wine country Estates designation provides for well-designed single-family homes on large lots at up to 2 dwelling units per acre. Land designated as Estates makes up approximately 232 acres of the WCSP area. Estate neighborhoods are intended to provide a transition between the wine country area and the surrounding larger-lot residential neighborhoods of the North Bench. 9004/22/2024 City Council Agenda
Figure 3-1 Land Use Plan
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3.2.2 PLANNING AREAS The WCSP area has been divided into 7 Planning Areas (A-G) as shown on Figure 3-2, Planning Areas and detailed in Table 3.2, Land Use Summary by Planning Area. These Planning Areas have been identified to support implementation and phasing as discussed in Chapter 6, Administration and Implementation. Chapter 6 further provides flexibility to adapt to market conditions throughout buildout of this Plan by allowing for minor modifications, transfers, and conversions within Planning Areas. Table 3.1 Wine Country Statistical Summary Land Use Designation Acres Units
Residential Estates 232.4 462 Villas 315.0 629
Non-Residential Agriculture/Winery 465.5 - Water District 7.1 - Open Space 73.6 - Total 1,093.6 1,091 NOTE: Buildout is consistent with the City’s 2016 General Plan, development of more units than the total of this summary table would require an amendment to this Plan and additional study in accordance with CEQA.
Table 3.2 Land Use Summary by Planning Area
Planning
Area Land Use Designation
Gross
Acres1
DU/
ac
Residential
Units A Winery/Agriculture 111.2 -- A Residential Villas 156.8 2 131 A Open Space/Riparian 45 -- B Winery/Agriculture 10.7 -- B Residential Estates 18.6 2 37 B Open Space/Riparian 7.8 -- C Winery/Agriculture 135.4 -- C Residential Villas 158.2 2 316 C Water District 2.4 -- C Open Space/Riparian 20.8 0 D Residential Estates 76.8 2 153 D Winery/Agriculture 69.5 -- D Water District 4.7 -- E Winery/Agriculture 24.7 -- E Residential Estates 22.4 2 44 F Winery/Agriculture 77.2 -- F Residential Estates 79.2 2 158 G Winery/Agriculture 36.8 -- G Residential Estates 35.4 2 70 Total 1,093.6 1,091 1 Gross acreage does not include existing public right-of-way
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Figure 3.2 Planning Areas
3.3 MOBILITY PLAN The approach to mobility- circulation of vehicles, bicycles, and pedestrians- for the WCSP area is to maintain the layout of the existing rural roadway network and add connectivity from existing corridors while preserving Wilson Creek and its adjacent habitat. The following Plan proposes locations for additional collectors and residential streets, as well as trails for non-vehicular circulation to connect Planning Areas to each other and the rest of the City. Exact location of any new roadways and access points will be determined though the implementation of this Plan and shall be reviewed for consistency with the Plan during the review of tentative tract maps that are submitted for new development.
3.3.1 EXISTING ROADWAY N ETWORK The area is currently undeveloped and served by two-lane streets and rural connections. As designated in the City’s General Plan, Oak Glen Road and Jefferson Street are Corridors providing primary vehicular connectivity to other areas of the City. Carter Street and Ivy Avenue are additional existing east/ west connections into the WCSP area as shown on Figure 3.3, Existing and Proposed Circulation.
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Figure 3.3 Existing and Proposed Circulation
Existing Public Right-of-Way
Proposed/Conceptual Right-of-Way
*Proposed street locations may vary from the map to best accommodate topography, drainage, and other physical features. 9404/22/2024 City Council Agenda
3.3.2 PROPOSED VEHICULAR
CIRCULATION AND WINE COUNTRY
STREET SECTIONS As shown on Figure 3.3, Oak Glen and Jefferson will continue to provide connectivity to the WCSP area. Development in the area will also continue to be supported by Ivy and Carter, and new connections from all existing streets will create a complete roadway network supporting both neighborhoods and wineries. 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.
Collector Streets – Public Right-of-Way
Oak Glen Road is a two-lane city-designated scenic corridor. It serves as the primary access to the WCSP area. Oak Glen Road is a Controlled/Limited Access Collector which will accommodate two lanes and a class II bike lane with a typical right-of-way width between 60 and 66 feet. As required in Chapter 4, Development Standards, a 150-foot setback is required along that roadway for any structure on an agriculture/ winery property that has frontage to Oak Glen Road. This corridor is also a City designated truck route that delivers goods and materials to and from Yucaipa.
Jefferson Street is an existing unpaved rural road. Roadway widening and improvement will be necessary for buildout of the WCSP area. It will be developed as a 2-lane collector with a right-of-way of 60 feet and class III bike access. As required in Chapter 4, Development Standards, a 100-foot setback is required for any structure on an agriculture/ winery property adjacent to Jefferson Street.
Carter Street is a paved one-lane rural roadway that provides east-west access between Bryant Street and the Bears Den Ranch. It will be developed as a 2-lane collector with class III bike access and a right-of-way of 60 feet. As required in Chapter 4, Development Standards, a 100-foot setback is required for any structure on an agriculture/ winery property adjacent to Jefferson Street.
Residential Streets – Neighborhood Roadways Residential streets will provide direct access to 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 by the City Engineer. However, low curbs shall be permitted on up to 50% of all streets within a Planning Area. 9504/22/2024 City Council Agenda
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.
Figure 3.4 Limited Access Collector - Oak Glen Road
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Figure 3.5 Residential Collector – Jefferson Street, Carter Street, Ivy Avenue
Bicycles: On-street Class III
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Figure 3.6 Residential Streets – Neighborhood Roadways
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Intersection Controls A variety of intersection controls will safely and efficiently manage vehicular and non-motorized traffic throughout the WCSP area. Controls include traditional stop signs and inclusion of a roundabout. Proposed for the intersection of Oak Glen Road and Jefferson Street, a roundabout at this key intersection will provide a gateway into Wine Country. The interior of the roundabout should be landscaped to enhance the wineries and indicate a sense of arrival when approaching this unique area of the City. While the final specifications for the roundabout will be determined by the City Engineer Figure 3.7, Wine Country Roundabout, provides a schematic layout for the intersection. Other intersections heading eastbound along Oak Glen Road to Wine Country will feature left turn pockets. Interior streets may feature pop out features that can reduce the roadway width for sidewalks and provide additional landscaping opportunities.
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. Multi-purpose 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.
Figure 3.7 Wine Country Roundabout
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 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 9904/22/2024 City Council Agenda
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 use 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.
Figure 3.8 Wine Country Trail
3.4 OPEN SPACE PLAN Providing for the recreation needs of future residents and visitors to the Wine Country is of primary importance to establishing and maintaining a high quality of life, and enhancing the character and image of the area. In addition to the wineries and vineyards, the Specific Plan includes a 73.6-acres open space area along Wilson Creek that will provide recreational activities and passive open space for relaxing and enjoyment, as shown on Figure 3.1, Wine Country Land Use Plan. Preservation of the WCSP Open Space area and Wilson Creek will require dedication of property to the City. Dedication will allow the City to maintain and preserve these areas will providing public access to trails and other open space amenities in the North Bench, see Chapter 6, Administration and Implementation for dedication requirements as part of the mandatory phasing requirements. The Specific Plan area also provides opportunities and connections to existing park facilities, including El Dorado Ranch Park, Yucaipa Regional Park, Yucaipa Community Park, and Wildwood Canyon State Park through the creation of a trail network as discussed in Section 3.3. Additional park space may also be created as part of individual projects, provided that land for vineyards remains. 10004/22/2024 City Council Agenda
3.5 GRADING CONCEPT The grading concept in the Plan Area will be consistent with the City’s General Plan and Grading Manual. The volume of grading shall be limited to that necessary to accomplish the proposed development. Proposed development shall encourage designs that follow the existing topographical features and preserve the natural landscape and scenic views. Grading shall also conform to the design standards in this Specific Plan and provide a stable slope that avoids erosion and other hazards. Most of the WCSP area has a gentle slope that less than 10 percent. In these areas, grading shall be permitted up to the boundary of any lot or developed open space and contiguous lots may be graded contiguously. For development on slopes of between 10 and 20 percent, grading shall be limited to roads, driveways, and the building envelope as defined by the applicable setbacks. Consistent with the City’s Hillside Ordinance, where development requires cut and fill grading, such cut and fill shall not exceed a ratio of 3:1 and shall be contoured to match the natural terrain. No development shall occur on any portion of a site that contains, or could affect or be affected by, an identified active or ancient landslide, fault zone, or other geologic hazards. Proposed site plans shall be accompanied by a report prepared by an engineering geologist certified by the State of California.
3.6 WATER, SEWER AND STORM
DRAINS
Water Potable and recycled water are provided by the Yucaipa Valley Water District (YVWD). The WCSP will require the construction of new water infrastructure onsite and off-site, including new potable and recycled water lines and pumps, as well as any potential reservoirs. It is anticipated most on-site improvements will be 8” lines while off-site improvements within the public right of way could range from 12” to 24” depending upon the hydraulic analysis completed by YVWD. For the southern portion of the plan area, the point of connection for water will be off Oak Glen Road. Other areas of the plan may be able to connect to the services found in adjoining neighborhoods. A water demand analysis and an infrastructure plan have been developed to support the WCSP and demonstrate YVWD’s capacity to serve the area.
Sewer The sewer network within the City is provided by YVWD. An infrastructure plan has been developed to support the WCSP and found that the implementation would result in a roughly 0.3 million gallons per day (MGD) over the development that would otherwise be permitted in the plan area and is within the capacity of YVWD’s treatment facility. Similar to the process for YVWD’s water infrastructure, the sewer network design for individual projects would be subject to hydraulic analysis 10104/22/2024 City Council Agenda
completed by YVWD, and it is anticipated that on-site improvements would consist of 8” sewer lines.
Storm Drains The City of Yucaipa manages the network of storm drains that capture runoff to convey them to the natural drainage channels or San Bernardino County Flood Constrict channels. As part of new development, projects in the WCSP would be required to develop new storm drains and also provide onsite drainage retention to ensure that the net amount of runoff does not increase. The use of detention basins with infiltration of the design capture volume (required volume for treatment) are anticipated to be the primary Best Management Practice (BMP) type to address the net runoff amount. These BMPs are consistent with the City’s Master Plan of Drainage and are found in other development in the City. As part of the rural design concept, the use of landscaped basins, bio-swales and other similar designs that provide both a form and functional benefit to the area are encouraged. From these basins, the historical flow volume and roadway runoff would connect to new underground storm drain facilities. Most of the underground storm drain facilities are anticipated to generally follow the proposed roadway alignment but may be through a drainage easement along private property to accommodate the necessary hydrology. All projects that have off-site runoff will be responsible for implementing proper debris basins to manage off-site flows and route them through the project area, and the ultimate project- specific approach will be subject to review and approval by the City’s engineering division.
3.7 FUEL MODIFICATION ZONES A 100-foot-wide fuel modification zone (FMZs) will be required around new structures to provide an enhanced buffer from adjacent fuels. The Project’s FMZs would be maintained in perpetuity by the owners of each lot, the respective community HOA, or similarly responsible entity. However, where the full 100-foot FMZ is unable to be met, certain enhanced construction features may also be implemented. These features are identified as part of the fire protection plan was developed to support the environmental analysis of the WCSP.
3.8 UTILITIES AND PUBLIC
SERVICES Development must ensure that the site has adequate public services available to support residences and employers. The Specific Plan may trigger the need for new or expanded services and facilities to provide acceptable service levels for municipal services. These services include fire and police protection, waste management and recycling, electricity, natural gas, access to schools and libraries, and communication services such as telephone and Wi-Fi. All development will be subject to the City’s Development Impact Fee Program to cover the “fair share” costs related to the expansion of such services. 10204/22/2024 City Council Agenda
Fire protection A large portion of the WCSP area is within very high to extremely high fire hazard severity zone (FR1). And rest of the area is in FR2 zone, which are lands vulnerable to fire due to proximity to a FR-1. These districts are shown on Figure 3.9, Fire Safety Overlay District and are regulated by YMC Section 85.020215. Responsibility for wildland fire prevention and suppression includes support from multiple jurisdictions including the city, state, and federal government. The Yucaipa Fire Department maintains a staffing agreement with the County of San Bernardino for fire protection services. It is expected that the CAL FIRE San Bernardino unit will assume responsibility for fire protection services to the WCSP area. Fire protection services include fire suppression, fire prevention, and emergency medical assistance. Development within the Specific Plan will include several points of ingress and egress to ensure that routes are available to residents and visitors. In addition, the proposed vineyards can be employed to provide a firebreak between development and the surrounding hillsides north of the plan area.
Figure 3.9 Fire Safety Overlay Districts
FR1
FR2
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Police Police protection services for the City will continue to be provided through the City’s agreement with the San Bernardino County Sherriff’s Department. The Yucaipa Police station is less than 10 miles from the WCSP area and can adequately provide protective services for the area.
Other Utilities and Community Services The City has franchise agreements for several services including waste management, recycling, electricity, and natural gas, telephone, cable, and Wi-Fi. All providers will be able to provide and/or expand services to the WCSP area. Pursuant to YMC, Chapter 8.28, all property within the City is required to subscribe to refuse collection and handling services. The Yucaipa-Calimesa joint unified school district offers public education for children from elementary through high school. San Bernardino County operates the Yucaipa Branch library. Both of which will serve residents of the WCSP area. Lastly, OmniTrans provides transit services throughout the San Bernardino Valley. As the WCSP area is developed expanded services would be considered pending demand. Privately-operated shuttle services may also occur to connect between wineries and other key points of interest in the community.
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Chapter 4: Development Standards
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4.1 PURPOSE The Development Standards provide detailed criteria and regulations for all development in the Wine Country Specific Plan area. Consistent with the guiding principles described in Chapter 1, the standards of this chapter establish high quality and orderly development for the WCSP area. As depicted in Chapter 3, The Plan, the WCSP area is within two hazard overlays—Floodplain Safety Overlay and Geologic Hazard Overlay—and one resource preservation overlay: Hillside Overlay. Properties in the WCSP that fall within an overlay must also implement the applicable standards of the Yucaipa Development Code Sections: 85.020325 for the floodplain safety overlay, 85.020415 for the geologic hazard overlay, and 85.020415 for the hillside overlay. In the Specific Plan area, no building or structure shall be erected, constructed, or structurally altered, nor shall any building, structure, or land be used except as authorized by the Specific Plan and by relevant provisions of the Yucaipa Municipal Code (YMC). The Specific Plan is intended to replace City zoning regulations except where noted. Where the Specific Plan is silent, the YMC shall apply.
4.2 RESIDENTIAL
DEVELOPMENT STANDARDS The Wine Country Specific Plan provides the foundation for the development of vineyards, wineries, open space, and trails blended with quality single-family neighborhoods. Residential development must reflect the Wine Country theme and is intended to provide premium housing opportunities in Yucaipa. This section and the Design Guidelines of Chapter 5 shall guide the development of future neighborhoods. The standards for two residential land use designations, as identified in Chapter 3, The Plan, are provided in this section. Densities for these designations are provided in Table 4-1, Residential Densities; Figure 4-1, Land Use Illustrative, references the location of each designation. Table 4.1 Residential Densities Designation Units per Acre Estates Maximum 2 Villas Maximum 4.3 NOTE: Properties must meet minimum lot size for their designation according to the standards of this chapter.
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4.2.1 WINE COUNTRY RESIDENTIAL
STANDARDS: ESTATES Properties within the Estates designation may develop up to 2 units per gross acre. As shown on Figure 4-1, this residential land use area is intended to provide a transition between the wine country area and the surrounding larger-lot residential neighborhoods of the North Bench. The following standards ensure appropriate and consistent development for Estate homes in this land use designation. Implementation of the standards are also illustrated in Figure 4-2, Residential Lot Size: Estates, and Figure 4-3, Residential Setbacks: Estates.
Development Standards
• Individual Lots: Each single-family residence shall be located on an individual lot of record. One single-family residence unit shall be permitted per lot and may include accessory dwelling units consistent with state law. See Chapter 5, Section 5.5.3, for additional guidelines related to the development of ADUs. • Minimum Lot Area: half an acre (gross).
• Minimum Lot Width: 90 feet, measured from front yard setback line. • Street Frontage: 80 feet, except 35-foot minimum on cul-de-sacs and knuckles, 30 feet on flag lots. • Minimum Lot Depth: 100 feet.
• Maximum Building Height: 35 feet, not exceeding one story (loft permitted). • Maximum Building Footprint Site Coverage: 40 percent of net lot area. • Single family dwelling units shall be no less than 2,500 square feet.
Figure 4-1 Land Use Illustrative
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Figure 4-2 Residential Lot Size: Estates
Typical Lot Cul-de-sac Lot Flag Lot
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Figure 4-3 Residential Setbacks: Estates
Building Setbacks
• Front Yard: No closer than 23 feet, with an average of 28 feet measured from R.O.W. to building face. Homes along the same street frontage shall be set back at alternating or varying distances. • Side Yard: 25 feet where adjacent to a public or private street; otherwise, 10 feet from a side property line. • Rear yard: 20 feet.
Building Separation Adjacent structures require a minimum 20-foot separation, building to building. 11104/22/2024 City Council Agenda
4.2.2 WINE COUNTRY RESIDENTIAL
STANDARDS: VILLAS The land designated for Villas provides more concentrated development, with a density of up to 4.3 units per gross acre (10,000 square foot (net) lot size). The WCSP area with the Villas designation is in the interior of the plan area. This area will be connected by trails and open space areas to separate development from vineyards, and it generally includes terrain with steeper topography. As illustrated on Figure 4-4, Residential Lot Size: Villas, and Figure 4-5, Residential Setbacks: Villas, the following regulations establish minimum or maximum standards for development in this land use area.
Development Standards
• Individual Lots: Each single-family residence shall be located on an individual lot of record. One single-family residence unit shall be permitted per lot and may include accessory dwelling units consistent with state law. • Minimum Lot Area: 10,000 square feet.
• Minimum Lot Width: 80 feet, measured from front yard setback line. Street Frontage: 70 feet, except 35-foot minimum on cul-de-sacs and knuckles, 30 feet on flag lots. • Minimum Lot Depth: 100 feet
• Maximum Building Height: 35 feet, not exceeding two stories. Maximum Building Footprint Site Coverage: Maximum 50 percent of net lot area. • Single family dwelling units shall be no less than 2,500 square feet.
Building Setbacks
• Front Yard: No closer than 20 feet, with an average of 25 feet measured from R.O.W. to building face. Adjoining residences shall have different setbacks to provide variation along the street frontage. • Side Yard: 20 feet where adjacent to a public or private street; 5 feet from a side property line when not adjacent to a public or private street. • Rear yard: 20 feet.
• Building Separation: Minimum 15-foot separation, from primary residence to primary residence across to lots.
4.2.3 RESIDENTIAL PARKING Single-family Estates and Villas shall provide a minimum of three enclosed garage spaces (600 square feet). Additionally, use of a tandem design or detached 1- or 2-bay garages behind the home will satisfy the third parking space requirement. 11204/22/2024 City Council Agenda
Figure 4-4 Residential Lot Size: Villas
Typical Lot Cul-de-sac Lot Flag Lot
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Figure 4-5 Residential Setbacks: Villas
4.2.4 PROJECTIONS, ENCROACHMENTS,
AND ADDITIONAL STANDARDS The following standards and Figure 4-6, Projections and Encroachments, apply to both Estates and Villas. The structures or objects that may otherwise encroach into the required setbacks are listed for each residential land use district; otherwise, all required yards or court areas shall be open and unobstructed from finished grade or from another specified level at which the yard or court is required. Nothing in this chapter is intended to prevent the construction of any allowed primary or accessory structure within the building envelope, which is the remaining lot area not included in any required yard or court that remains after all setbacks are established.
Front Yard Encroachment
• For homes in the Estates designations a decorative fence, not to exceed 3 feet in height, that includes pilasters and other ornamental features that match the community design or home architectural design may encroach. (See Chapter 5, Design Guidelines, Section 5.6, Architectural Styles.) For homes in the Villas designation, fences are not permitted within the front yard. • Maximum six-foot encroachment. Architectural design features, such as a covered porch, veranda, or porte-cochere, designed to specifically implement the intended building’s architectural design. Building projections to 11404/22/2024 City Council Agenda
create a formal courtyard area are also permitted in this category.
Street-Adjacent Side Yard Encroachment
• A fence, not to exceed 6 feet in height, with a 3-foot setback and landscape between the fence and the property line. • Maximum five feet from residential structure plane. Air conditioner compressors and pool equipment when screened from the public right-of-way. • Minimum five-foot setback. In-ground pool or spa edge. Measured from the property line. • Maximum five-foot encroachment. Architectural design features, such as a covered porch, veranda, or porte-cochere, designed to specifically implement the intended building architectural design and open to view from the public right-of-way.
Side Yard Encroachment
• A fence, not to exceed 6 feet in height.
• Maximum 3 feet from residential structure plane. Air conditioner compressors, and pool equipment when screened from view. • Minimum five-foot setback. In-ground pool or spa edge. Measured from the property line. • Eaves; awnings, canopies, louvers, and similar shading devices; sills, cornices, planting boxes, cantilevered closet, bay windows on first-floor, and similar features; skylights, flues and chimneys, and similar architectural features may project two feet into the setback.
Rear Yard Encroachment
• No closer than 5 feet from the property line. Garages, carports, sheds and other detached, enclosed accessory buildings, with a minimum of 5-foot separation from the primary structure. • No closer than 5 feet from the property line. Attached or detached patio roofs and similar residential structures having open, unwalled sides along not less than 50 percent of their perimeters, including top deck. • No closer than 5 feet from the property line. In-ground pool or spa edge and pool equipment when screened from view.
Front-Facing Garage Doors
• Front-facing garage doors shall not be the leading element of the house. See Chapter 5, Design Guidelines.
ADUs
• ADUs shall be permitted within, but shall not exceed, the setbacks allowed in the YMC. Additional guidance for ADUs is provided in Chapter 5, Design Guidelines, Section 5.5.3, Accessory Dwelling Units.
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Figure 4-6 Projections and Encroachments
Permissible
only for
Estates
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4.3 WINERY DEVELOPMENT
STANDARDS
4.3.1 GENERAL WINERY PROVISIONS
• The primary purpose of a winery shall be to process fruit grown on-site. • Wineries include areas for growing grapes, where grapes are also turned into wine through a process that may crush, ferment, or press grapes; where bulk wine is stored in tanks or barrels; where winery operations such as racking, filtering, blending, or bottling of wines are carried out; and where on-site case goods are stored. • Multiple lots under the same ownership are not considered a single lot for purposes of this section. Where a winery proposes activities associated with a specific classification, a lot merger will be required to maintain the minimum lot size.
4.3.2 DEFINITIONS
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, 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 plan:
• Artisan Winery. A midsize winery of 5 acres or more.
• Boutique Winery. A large-scale winery of 10 acres or more.
Winery Tasting Facility. A winery tasting facility shall accommodate wine tasting, an administrative office, retail sales of associated wine and wine-related items, events, warehousing, and storage. Winery adjunct uses may be considered as accessory to a winery tasting facility when specifically requested and addressed as part of the discretionary permit application for the winery tasting facility or as a subsequent permit application process.
Special Winery Event. Any events hosted by the on-site winery or off-site wine cellar, such as charitable events, promotional events, and facility rental events that are not the tasting and marketing activities described above.
Dining Facility. The dining facility shall be subordinate to the sale of wine. Areas of a winery that are temporarily set up for winemaker dinners are not considered part of the dining facility. 11704/22/2024 City Council Agenda
Distilleries. A processing facility that makes alcoholic spirits, process such as whiskey, gin, vodka, or similar, through the distilling process. A distillery shall be bonded through the Alcohol and Tobacco Tax and Trade Bureau and have a current California ABC License. Distilleries are only allowed with a conditional use permit in conjunction with a winery on the same lot. Allowed activities include, but are not limited to, blending, aging, wine storage, bottling, and warehousing operations; tasting facilities; wholesale and retail sales; and administrative functions.
Commercial Kitchen. A food preparation facility that is intended to provide food to the public, including customers, guests, or the general public, for on-site or off-site consumption; that complies with the California Health and Safety Code requirements; and is permitted by the San Bernardino County Environmental Health Services. It shall be accessory to the winery, tasting room, and any other authorized accessory use.
Retail Sales. Retail sales of merchandise, art, and prepackaged food items shall only be allowed within the tasting facilities and not in a separate structure. The sale of prepackaged food items shall comply with the California Health and Safety Code and be permitted by San Bernardino County Environmental Health Services. Sale of merchandise other than wine shall be subordinate to the wine sales.
Catering. Use of a commercial kitchen for the preparation of food to be served to the public either on- or off-site. Use of an on-site commercial kitchen for catering off-site events may be allowed by conditional use permit and only when the catering use is found to be subordinate to the winery’s wine sales.
Campground. Any area or tract of land where one or more lots or campsites are rented or leased, or held out for rent or lease, to accommodate tents, trailers, cabins, yurts, dormitories, and RVs for transient occupancy.
Picnic. Picnic areas shall be subordinate to the winery and tasting room.
Small Bungalow Resort. A specialty short-term, overnight accommodation provided either as hotel guest rooms, suites, or individual cottages. May include a restaurant as an accessory use.
Bed and Breakfast Inn. A small hotel that provides lodging and breakfast for short-term overnight occupants for compensation.
Viticulture. The process of growing grapes for wine.
Vinification/Viniculture. The process of making wine.
4.3.3 PERMITTED USES A variety of wine-related and other crop production uses are permitted for the WCSP area. Table 4-2, Permitted Uses by Type of Winery, provides the permitted, conditionally permitted, and temporary use for each type of winery. For more information about the approval process for the WCSP, see Chapter 6, 11804/22/2024 City Council Agenda
Administration and Implementation. For any use not identified in Table 4-2 or described in this chapter, and in cases of uncertainty, the Community Development Director has the authority to determine whether an undefined use shall be permitted. Cannabis cultivation in the WCSP area is prohibited.
Types of Permit Authorization
• Permitted uses (P) are allowed without discretionary approval, however, a site plan and architectural review apply 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. • Conditional use permits (CUP) are intended to provide an opportunity to review the location, design, and manner of development of land uses prior to implementation. Uses subject to CUPs are established through public hearing or administrative review procedures. CUPs are subject to the requirements in YMC Division 3, Chapter 3, Article 1, “Conditional Use Permit,” and may be accommodated through the land use compliance review process at the discretion of the Community Development Director. • Temporary use permits (TUP) require approval by the Community Development Director according to YMC Section 84.0701 and are subject to the procedures of YMC Section 83.030705. • Land use compliance review applies to an administrative-level site plan review process.
4.3.4 WINERY DEVELOPMENT STANDARDS The standards in this section are requirements for all wineries, accessory uses, and structures listed in Table 4-2, Permitted Uses by Winery Type. Table 4-3, Winery Development Standards by Type, lists the applicable standard and requirement to establish the building envelope for development. Figure 4-7, Winery Site Standards, demonstrate how these standards are implemented into a site design concept for each type of winery. Illustrative Figures 4-8 through 4-9 depict conceptual site plans for each the winery types. Additional requirements may be added through the discretionary permitting process. 11904/22/2024 City Council Agenda
Table 4-2 Permitted Uses by Type of Winery
Uses
Artisan
Winery
Boutique
Winery Wine Making P 4 P 4 Tasting Facilities CUP 4,6 CUP 4,6 Wholesale / Retail Sale P P Art / Merchandise Sales P 4 P 4 Campground (may be permanent use with CUP) TUP 4 TUP 4 or CUP Picnic / Dining P 4 P 4 Event (Marketing/Promotional) CUP 4 CUP Special Event Venues (75 Guests Max.) CUP 3, 4 CUP 3, 4 Special Event Venues (150 Guests Max.) — CUP 3, 4 Commercial Kitchen CUP 3, 4 P 3, 4 Distilleries — CUP 3, 4 Bed and Breakfast Inns (6 guest rooms Max.) P P 4 Small Bungalow Resorts — P 3, 4 Restaurant P P Residential5 CUP CUP Administrative Office — CUP Retail / Shopping Center — — Wine Making P 4 P 4 Cannabis Cultivation — — P Permitted Use CUP Conditional Use Permit Required TUP Temporary Use Permit Required -- Use not allowed/ Prohibited 1 Not permitted on Oak Glen Road. 2 Not permitted on Jefferson Street. 3 Not permitted on Carter Street. 4 Not permitted on Local streets. 5 A residential use such as a caretaker unit requires land use compliance review and shall be counted towards the maximum permitted residential units for the original site. 6 A conditional Use Permit shall be reviewed by the City Council following a recommendation from the Planning Commission.
Table 4-3 Winery Development Standards by Type Artisan Winery
Boutique
Winery Lot Size Min. 5 acres Min. 10 acres Minimum Building Setback, Front 100 ft1 / 150 ft2 100 ft1 / 150 ft2 Minimum Building Setback, Side 20 ft 20 ft Minimum Building Setback, Rear 50 ft 100 ft Minimum Building Separation 10 ft 10 ft Buffer to Residential3 100 ft 100 ft Maximum Height4 35 ft 35 ft Minimum Viticulture Area 75% 75% NOTES: 1 Measured from the nearest property line to the public road. 2 From Oak Glen Road. 3 From property line, see landscape requirements in Chapter 5, Design Guidelines.
4 Permitted height may be increased pursuant to Development Code § 87.0405(c)
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Figure 4-7 Winery Site Standards
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Figure 4-8 Artisan Winery Illustration
A midsize winery 5 acres or more
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Figure 4-9 Boutique Winery Illustration
A large-scale winery of 10 acres or more
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4.3.5 PARKING For all winery types, the following parking standards shall apply:
• Permanent parking spaces shall be provided for wineries, tasting rooms, dining, retail sales, and lodging. The minimum requirement is provided in Table 4-4, Winery Parking Requirements.
• Parking surfaces may be Class 2 aggregate or other equivalent gravel base, consistent with the rustic character of the area. • Wineries must provide required ADA-compliant spaces with appropriate hard surface. • Temporary parking for marketing activities and special events may utilize overflow parking areas that are not surfaced. Limitations on the number of guests may be based on availability of off-street parking in compliance with YMC Section 87.0610. All temporary parking shall be accommodated on-site and shall meet any fire district requirements. Table 4-4 Winery Parking Requirements Uses Requirements Tasting Room / Retail 1 space / 250 sq ft Dining 1 space / 3 seats Wine Making 1 space / 1,000 sq ft Lodging 1 space / guest room
Parking areas can be integrated with the property to provide additional space for temporary, overflow areas to support large events.
Gravel can be used to provide a permeable parking surface. 12404/22/2024 City Council Agenda
4.3.6 LOADING Loading activities shall occur within designated areas for wineries in the WCSP area. A site plan with detailed locations for loading shall be submitted for approval through the applicable review permit. Both passenger and commercial loading zones must be addressed as required by this section.
Passenger 1. For any winery type, site design shall accommodate at least one permanently maintained, off-street, passenger loading area to be designated as a drop-off / pick-up zone. 2. The loading zone shall be no less than 10 feet in width, 20 feet in length, and 14 feet clear in height. 3. Commercial deliveries may not use the passenger loading zone.
Commercial 1. Commercial deliveries shall be confined to designated off-street areas. 2. The loading zone shall be no less than 10 feet in width, 20 feet in length, and 14 feet clear in height. 3. Loading docks shall be screened and sited away from residences in the WCSP area or public streets. 4. Loading, unloading, and maintenance activities shall be conducted at times that avoid annoyance to adjacent residences.
4.3.7 REFUSE AND RECYCLING AREAS Accessory buildings, structures, and equipment used to house refuse and recycling areas shall be shielded from the view of adjacent neighborhoods and public rights-of-way. • Refuse and recycling areas shall be at the rear of the primary winery building and shall be screened on all four sides; the top shall also be screened if adjacent to a residential neighborhood. • Design elements such as architectural features, trellises, walls/ fences, and landscaping can be used to achieve the required level of screening, as described in Chapter 5, Design Guidelines.
4.3.8 SPECIAL EVENT VENUES In addition to the location and winery categories shown in Table 4-2, Permitted Uses by Type of Winery, the following requirements shall also apply:
Artisan Wineries
• The capacity shall not exceed 30 people.
Boutique Wineries
• For sites that are between 10 & 20 acres, the capacity shall not exceed 75 people. • For sites 20 acres or greater, the capacity shall not exceed 150 people. 12504/22/2024 City Council Agenda
Primary entrances to the winery building where events are held shall not face any adjoining 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.
4.4 PUBLIC USE DEVELOPMENT
STANDARDS As identified in Chapter 3, the public use areas consist of the property owned by the water district and the land designated as open space along Wilson Creek. The following standards and the permitted uses in Table 4-5 shall apply to these areas.
Development Standards:
• Maximum structure height: 35 feet.
• Maximum lot coverage: 40 percent of net lot area.
• Street-Adjacent Setback (corridor or local street): 25 feet. • Street-Adjacent Setback (collector streets): 35 feet.
Table 4.5 Public and Open Space Permitted Uses
Uses
Water
District
Open
Spaces Publicly owned campgrounds and picnic areas not exceeding 4 sites per acre — — Publicly owned restroom facilities and parking areas — P Natural channels, levees, spreading grounds, detention basins, roads, trails, culverts, and diversion drains1 P P Nature preserves and mitigation “banks,” including habitat restoration P P Public utilities and public service uses or structures CUP — Wildlife nature preserves; water bodies; general recreation, leisure, and parks open to the general public P P Residential — — P Permitted use CUP Conditional Use Permit Required -- Use not allowed 1 Requires Approval by the City Engineer 12604/22/2024 City Council Agenda
4.5 OUTDOOR LIGHTING Outdoor lighting can be used to provide safety and enhance architectural character. Outdoor lighting shall comply with the following provisions: 1. Sources of light shall be directed downward and shielded from streets and adjoining properties. 2. Lighting design should be integrated with the architectural design elements described in Section 5.3.6 of Chapter 5, Design Guidelines. 3. Lighting should be used to enhance the safety of pedestrians and others using the WCSP trails. 4. Outdoor security lighting shall not project above the roofline of the building on which is it mounted. 5. Where applicable, time-control and other energy-saving devices should be used with exterior lighting.
4.6 SIGNAGE Signs, like buildings, can add to the overall character of the WCSP area. Signage shall be consistent with a neighborhood or winery’s architectural style, with compatible, appropriate colors and materials. • Signs in the WCSP area shall be regulated by the YMC, Division 7, Chapter 7, “Sign Regulations.” • For definitions related to signage, see Section 812.19080 of the YMC.
Entry signage should be compatible with the theme and architectural style for wineries and residential neighborhoods.
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Chapter 5: Design Guidelines
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5.1 PURPOSE In developing the architectural character for the Yucaipa Valley Wine Country (YVWC) area, considerable consideration was given to the diverse and creative architectural history of the western region of the United States and California as well as European and Mediterranean architectural influences, where beautiful villas and renowned vineyards work together to create a picturesque setting in that region of the world. The goal for development in the YVWC area is to use appropriate interpretations of the selected historical styles to ultimately create inviting, warm places for people to live and visit. While there are a variety of modern interpretations for the architectural styles that have been selected for the YVWC area the guidelines in this chapter provide the defining features for each style that should be used for a development’s basis of design. It is important to maintain the integrity of a selected architectural style (Mission, etc.) throughout all the design stages. These guidelines are flexible to ensure realistic implementation. Factors such as changes to building codes, advancements in industry standards, as well as market and economic conditions will impact future development. Overall, these guidelines provide adequate attention to detail and variety for each style to give a semicustom appearance and create a unique sense of place for the YVWC area. 13004/22/2024 City Council Agenda
The Specific Plan identifies six specific types of architectural styles: Craftsman, Farmhouse, Spanish Colonial, Mission, Northern European, and Traditional, for both residential and non-residential development within the YVWC area. With these six styles, the Design Guidelines provide suggestions/ recommendations as well as specific objective criteria. In combination, these help to elevate the built environment and ensure compatible development throughout the plan area. Specific objective criteria are identified by the use of “shall” or a similar direct term in the description. Additional enhancements are also noted throughout to help elevate the overall appearance through greater attention to detail, consistent with the intent of the City’s Custom Home Overlay. Additionally, the City adopted Citywide Design Guideline in 2019. Where the guidelines of this Chapter are silent, the Citywide Design Guidelines shall apply.
5.2 SITE PLANNING PRINCIPLES
AND AREA CHARACTER Projects in the Specific Plan should be designed and oriented to create a cohesive, attractive layout that provides adequate opportunities for connectivity and to take advantage of scenic views and the natural topography in the greater north bench area. In addition, a variety of styles and designs shall be included in neighborhoods to provide for a custom- feeling, high-caliber environment expected by the General Plan and that can complement the adjoining wineries.
Design Considerations
• Setbacks, street standards, and landscaping should provide for an intimate setting within neighborhoods. This includes providing landscape features such as a defined tree canopy, along with plants that add color and texture that work to develop the street scene and soften the appearance of homes. • Neighborhoods and wineries shall include a 100 feet buffer zone between residential and non-residential uses, which may include trails, landscaping, and other features. • Landscaped slopes should be used to provide transitions between different grades along publicly accessible areas in lieu of exposed retaining walls. • Landscape plant material along slopes and within the buffer areas between wineries and residential neighborhoods shall consist of California native species that will not invade or hybridize with agricultural areas. • Contour grading principles, which include rounded grading corners and changes in hillside slope, should be used along publicly accessible slopes to provide for a more naturalistic appearance. • Crime Prevention Through Environmental Design (CPTED) principles should be used for the development of common area features, including 13104/22/2024 City Council Agenda
community recreation amenities, and any detention basin serving individual projects • Variation in front yard setbacks, building widths, building types, and the architectural character to provide variation in the mass and scale of the buildings, visual interest along the street, and to help reduce the appearance of repetition and similarities of buildings commensurate with well-designed neighborhoods. • Arrange the placement of a courtyard, patios, porches, California rooms, or other open space environments appropriate to the design of a home or building to where they can best leverage views and other scenic opportunities in the plan area. • Streets are encouraged to follow the natural elevation form of the area and create additional streetscape interest. • Preserve natural features and views with appropriate scale development that works with the surrounding environment. • For residential neighborhoods, floorplans, colors, and garage orientation should be varied to create a semicustom environment. • No manufactured housing shall be permitted.
Landscaped and agricultural buffer areas provide a transition between neighborhoods and wineries.
5.3 OVERALL DESIGN
GUIDELINES AND
REQUIREMENTS
5.3.1 BUILDING MASSING AND SCALE The architectural image and character of the residential neighborhoods will be perceived within the community's public spaces, specifically the neighborhood streets and 13204/22/2024 City Council Agenda
trails that connect neighborhoods and the overall wine country area. Building mass and scale are important design components in establishing an appealing community and pleasant neighborhoods. Changes in building articulation, and variation in forms within the building mass are critical for attaining the intended architectural theme, helping to reduce the scale of structures from the street, and adding definition that captures the architectural style selected. Further, appropriate building scale can create inviting entrances to residences and better connect the private space to the street. Additional consideration may include the following and are illustrated in Figure 5.1: 1. Simple one-story and two-story volumes reflective of the selected architectural style. 2. Articulation of one-story and two-story forms within the building mass to provide: a. Delineation in the facade by incorporating the different design features and components that are appropriate to the selected architectural style. b. Projections and recesses to create shadow and depth along the façade. c. Defined front entries. d. Minimized appearance of garage doors from the street.
Building shall incorporate articulation to visually break up building façade.
Figure 5-1 Illustration of Articulation Elements
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3. Rooflines that are "broken" to emphasize and articulate delineation in the building mass, and which may incorporate extensive roof overhangs if they are appropriate to the selected architectural style while recognizing design efficiency requirements for solar. 4. Control of extensive lengths of horizontal architecture through the use of U-shaped building plans, side-on garage placement, and front yard arrival courts. Projections into the front yard setback are permitted to allow for such design features. 5. Covered front porches, balconies and loggias, and walkways and porte-cocheres appropriate to the selected architectural style are desired to add additional depth, further define structures, and provide a connection between public areas and private areas.
Variation in frontage types provides visual interest.
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5.3.2 BUILDING MATERIALS AND COLORS Building materials and colors are an important element in accomplishing the true representation of a specific architectural style and shall be incorporated in a manner that is as authentic as possible to the selected style. Material breaks, transitions, and terminations should also produce complementary and clear definitions of separation while keeping within a prescribed tone. Further, it is recognized that the character and personality of an area is significantly affected by the composition of building materials and the colors framing them. For neighborhoods it is therefore required that consideration be given to selecting a variety of color and material palettes along any given street to avoid a monotone appearance of multiple buildings of the same tones, while maintaining an overall cohesive and complementary design. 1. The basic color palette of the building should be true to the historic architectural style while expanding subtly to respond to the contemporary market. 2. Identical building facades on the same street must be minimized, where the same façade is not visible along the same viewshed. Variations in the selected colors and materials shall be incorporated to minimize likeness and provide a sufficient degree of architectural variation and diversity throughout the neighborhood. 3. Color palettes should vary from elevation to elevation within each style.
4. Variations in materials from elevation to elevation should occur as appropriate to each style. 5. Selected colors and materials shall be consistent with the color schemes in the architectural style. Tonal accents may be used to highlight the character of the building and provide variation and depth to the building mass. Accent features may include additional color to provide contrast and to accentuate an architectural feature. 6. Material breaks, transitions, and terminations should produce complementary and clear definitions of separation. 7. Material transitions shall occur preferably at inside corners of changing wall planes or where architectural elements intersect, such as a chimney, pilaster, or projection, or terminate at least 24 inches along the wall plane. 8. Variety in exterior materials and colors/hues shall be used to emphasize building forms. 9. All flashing, sheet metal vents, and pipe stacks shall be painted to match the adjacent roof or wall material. 10. Gutters and downspouts shall be decorative and designed to integrate with the building façade and should not appear as “tacked on” afterthoughts. 11. House and building numbers are to be interior lit boxes that meet City of Yucaipa Fire Department Standards. Decorative yet legible fonts should be used for the numbers to provide a more attractive detail for the numbers. 13504/22/2024 City Council Agenda
Variations in color and material will be used to create interest and reduce a monotonous appearance.
Variety in exterior materials and colors/hues shall be used to emphasize building forms. Neighborhoods should have variation in architectural design.
5.3.3 ROOFS AND ROOFLINE DESIGN Roofs and rooflines are significant components of a building's composition in defining a particular architectural style. The Architectural Style Guidelines provides specificity on how roof materials and forms shall be implemented that is true to the architectural style, and these variations are to be used as an asset to create variation of design. However, additional guidance is as follows: 1. Use of dormers and other roofline projections can create additional style and detail when appropriate to the architectural style. 2. Roofs shall be of noncombustible materials. 3. Belvederes, cupolas, or towers may be used to add additional interest to the roof form when appropriate to the architectural style. 4. Roof colors and materials shall be in the architectural style of the home or building. 5. Consideration should be given to the roof orientation and the ability to align solar panels effectively. 13604/22/2024 City Council Agenda
5.3.4 REAR YARD FAÇADE TREATMENTS The design consideration and treatment of the rear facade of homes and winery-related buildings, particularly for those facing onto community streets and open spaces, is an important element in providing consistency in the overall community's visual character and environment. Additionally, the rear yard space is used by many as the primary outdoor entertaining area, and efforts to provide active outdoor spaces are encouraged as an amenity. Whenever the rear of a proposed development faces a public area such as a street or adjacent neighborhood, the following elements should be considered: 1. Visible windows shall include matching detailing that is provided along the front façade, such as window trim, shutters, and similar colors and materials. 2. Variations in building mass should be provided to create additional articulation along public streets and may include projections from rear balconies, porches, or similar architectural treatments. 3. Utility and loading areas for wineries shall be screened through walls and landscaping.
Utility areas, such as trash receptacles, and loading/delivery zones should be screened using treatments that match the architectural style of the winery.
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5.3.5 FENCES, WALLS, AND GATES Fences, walls, and gates define edges, create space barriers, provide interest, create visual backdrops, and work to provide security, privacy, and landscape definition. Thematic consistency, durability, and ease of maintenance are priorities in maintaining the quality of the environment. The following elements are applicable to both residential and non-residential buildings in the YVWC area: 1. Walls or fences visible from public spaces should be either concrete masonry units (CMU) or view fence (tubular steel picket and post design). a. Masonry walls shall be constructed of CMU with premium split-faced finish and struck joints, in a neutral or natural color. b. View fence should be considered wherever reasonable to promote an open rural community; to capitalize on view corridors, territorial views, and open space; and enhance security c. Tubular-steel view fence shall be tubular-stock or square-stock pickets with top and bottom cap rails of similar material. All exposed surfaces shall be powder coated in a black or green color. d. Decorative columns or pilasters shall be used at least every 100 feet of the wal 2. Wood fencing may be used selectively and is restricted from public edges.
3. Landscape plantings and vines may be used to accent the walls and provide partial screening from public streets. 4. Passage gates and driveway gates should have metal frames with vertical pickets and back-screened, semi-opaque or opaque materials painted to match view fence. 5. Accent tile capping and/or banding is suggested to provide detail. 6. Decorative split rail fencing may be used adjacent to multipurpose trails or along limited streets to create a rustic appearance.
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5.3.6 ACCESSORY LIGHTING Building and landscape lighting are key elements that can truly elevate the design of a building, completing the overall appearance through appropriate attention to detail. In addition, carefully placed lights can help maintain a dark sky environment in the area, which will preserve a rural appearance for the plan area and adjoining neighborhoods. The following considerations should be included: 1. Cutoff lighting fixtures shall be mounted parallel to the ground and located, aimed, and shielded to direct light only onto buildings or walkways and not toward adjacent roads or residences. 2. Light fixtures shall be architecturally compatible with the building design. 3. Building lighting should be used to help accentuate the building design at night, highlighting any key architectural details on the building façade. 4. If project elements, such as signs, walls, and trees are lit, downlighting is encouraged. Lighting sources should be hidden unless the sources are an integral part of the design. 5. Exterior lighting that has a color temperature of no more than 3000 Kelvin is encouraged to limit potential nighttime glare. 6. Landscape lighting is not required, but may be used to help accentuate ornamental plantings, provide pathway lighting, and support CPTED principles.
Lighting should provide safety while complementing the architectural style and helping to maintain a dark night sky.
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5.4 LANDSCAPING Landscaping is a critical component of developing an appealing community—it can enhance curb appeal by introducing variations of color and texture to lawn areas, shade to help cool down the ambient temperature, and tree-lined streets help reduce noise and improve the overall safety of roadways. The overall approach to landscape design should work to support the wine country, keeping European wine region influences that harmonize with the wineries in the plan area while also supporting the general native landscape that is associated with Yucaipa as a foothill community. Design considerations include: 1. The use of drought tolerant plant material and water conservation elements such as on-site water retention. 2. Planted areas should include a mixture of colors from flowering and showy plants and shrubs as well as similar trees used as accents. 3. Deciduous street trees should be intermixed with evergreen trees, such as pine and cedars consistent with those found in the Yucaipa foothills, complementing the fall colors of vineyards. 4. New landscaping should include Deodar Cedar trees in key locations as a defining feature of the area. 5. Detention basins within neighborhoods should be integrated into the overall grading and designed to appear as a natural drainage channel, surrounding landscaping should to tie into the neighborhood design.
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5.5 RESIDENTIAL SPECIFIC
GUIDELINES Residential communities within the WCSP area have additional design guidance. These guidelines are intended to guide neighborhoods and create a unique sense of place while creating harmony between wineries, vineyards, and residents.
Neighborhoods in the WCSP area should reinforce the character of Yucaipa while creating a unique wine county experience.
5.5.1 NEIGHBORHOOD DESIGN
REQUIREMENTS Floor plans and elevations for each individual subdivision or subdivision phase shall be varied as follows:
Number of Lots
Minimum Number
of Floor Plans1
Minimum Number
of Architectural
Styles/Plan2 2–4 2 2 5–10 4 3 11–20 5 4 21–40 6 5 41–60 7 5 61–80 8 5 81–100 9 6 Over 100 1 Additional for each 20 lots over 100 6 1 The following may be counted as additional floor plans: Reverse footprints; alternative orientation of 90 degrees or greater; or alternate garage orientation, such as side entry. 2 Reverse footprints shall not count as additional architectural styles. Variations in design elements, which create significant differences in streetscape appearance, shall count as additional architectural styles.
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5.5.2 GARAGES, GARAGE DOORS, AND
DRIVEWAYS The visual impact of multiple garages on neighborhood streets in planned communities has long been considered negative, and the repetition of garage doors as a dominant architectural element creates the stereotypical tract home appearance. Consistent with selected architectural styles, designers are encouraged to incorporate garage doors in elevational details to help minimize the visual impact of the garage along the street. The design consideration and requirements are as follows: 1. A variety of garage placement alternatives should be planned for each residential street to provide visual variation and avoid the monotony of regularly placed garage doors. 2. Garage door design, material, and paint color should be consistent with the selected architectural style. 3. Garage door faces shall be painted or textured to match the colors and/or architectural style of the house. 4. Garage areas may be broken from the overall mass of the home to minimize its overall appearance. 5. Driveways may be visually enhanced through the introduction of landscape strips; accent paving; and paving material variations, such as pavers, textured/stamped concrete, or a sand finish. Standard concrete driveways shall use sawcut joints in a square or diamond grid pattern.
6. A porte-cochere architectural element may be used to provide a covered parking area if it is appropriate to and enhances the selected architectural style. 7. Garage doors shall be recessed a minimum of 12" to create depth and shadow patterns. 8. Side-entry garages shall provide for a window or other decorative design element, which is consistent with the architectural style selected, on the building wall facing the street.
A porte-cochere architectural element may be used to provide covered parking area.
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5.5.3 ACCESSORY DWELLING UNITS An accessory dwelling unit, or ADU, is an additional attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is on a lot with a proposed or existing primary residence. An ADU may only be permitted on lots within a residential zoning district on which there is one existing or proposed primary dwelling unit and no second dwelling unit, as defined in Section 812.04158 of the City Development Code. Only one ADU shall be permitted on any one lot. A Junior Accessory Dwelling Unit (JADU) may also be allowed in the single-family zone subject to the approval by the City. To facilitate the orderly development of these permitted units, the following elements apply: 1. All ADUs shall match the design of the primary unit in terms of landscaping, color, building materials, and exterior treatment. This includes the roof pitch, window trim elements, and architectural detailing, such as knee braces, that are found on the front façade of the primary residence. 2. A paved pathway (4 ft. minimum width) connecting the primary street to the front door of the accessory dwelling unit shall be provided. 3. If visible from a public street, front yard landscaping shall be incorporated to establish a connected appearance to the accessory dwelling unit. 4. Any ADU that is built outside of the building primary setback shall not exceed 16 feet in height.
5. Developers are encouraged to include ADU elevations with their overall project plans so that ADUs may be offered with the development of the single-family residence and help ensure that the ADU matches the residence.
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5.6 ARCHITECTURAL STYLES Six specific types of architectural styles are permitted within the specific plan area: Craftsman, Spanish Colonial, Farmhouse, Traditional, Northern European, and Mission. The following sections provide the design elements that are specific to each style and elements that are required or encouraged to help guide developers, homeowners, wineries and architects to design projects that meet the community’s vision for the area.
5.6.1 RESIDENTIAL STYLE GUIDELINES When designing neighborhood areas, at least one of the designated architectural styles of Section 5.6, Architectural Styles, shall be selected consistent with the other standards and guidelines in the WCSP.
Craftsman
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Table 5-1 Craftsman Design Elements
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Table 5-2 Spanish Colonial Design Elements
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Table 5-3 Farmhouse Design Elements
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Table 5-4 Traditional Design Elements
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Table 5-5 Northern European Design Elements
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Table 5-6 Mission Design Elements
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5.6.2 WINERY AND NON-RESIDENTIAL
STYLE GUIDELINES When designing wineries and accessory buildings at least one of the designated architectural styles of Section 5.6, Architectural Styles, shall be selected consistent with the other standards and guidelines in the WCSP. Winery buildings may find inspiration from both residential and non-residential elements of these styles. Many tasting rooms and other winery areas open to the public often have thematic elements that are consistent with a wine maker’s branding, these elements must also be consistent with the styles selected for the WCSP. In addition to tasting rooms and tour areas, design attention and character defining features should also be applied to other buildings on the property that are associated with wine production, storage, and/or other supportive uses. 15704/22/2024 City Council Agenda
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Chapter 6: Administration and Implementation
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6.1 ADMINISTRATION This chapter provides procedures, phasing, and programs that will regulate approval and implementation of projects within the WCSP area.
6.1.1 GENERAL ADMINISTATION This section establishes regulations for processing applications, plan modifications, interpretation, and approval authority. The City of Yucaipa shall administer the provisions of the Wine Country Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the Yucaipa General Plan, the Yucaipa Development Code, and other relevant provisions of the Yucaipa Municipal Code. Specific Plan development procedures, regulations, standards, and specifications shall supersede relevant provisions of the City’s Development Code as they currently exist or may be amended in the future. Any development regulation and building requirement not addressed in the WCSP shall be subject to regulation under the Yucaipa Municipal Code (YMC).
6.1.2 REVIEW AUTHORITY AND
ENFORCEMENT Several decision-making bodies have approval authority granted by the YMC. Table 6-1 provides an overview of the approval and appeal body for each type of review and/ or application. Enforcement of the provisions of this Specific Plan shall occur as follows: 1. The Director of Community Development/City Planner shall be responsible for interpreting and enforcing all the provisions of this Specific Plan. 2. Pursuant to the City’s Development Code, any decision by the Director of Community Development/City Planner may be appealed to the Planning Commission, and any decision by the Planning Commission may be appealed to the City Council.
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Table 6-1 Review, Approval, and Appeal Authority
Type of
Application
Type of
Approval
Approval
Body1
Appeal
Body1 Land Use Compliance Review2 Administrative CP PC Tentative Tract Map 150 lots or less Administrative CP PC Tentative Tract Map 151 lots or more Public Hearing PC CC Architectural Review Public Meeting PC CC Conditional Use Permit2 Public Hearing PC5 CC Minor Variance Administrative CP PC Major Variance Public Hearing PC CC Interpretations Administrative CP PC Minor Modification Administrative CP PC Major Modification Public Hearing PC CC Specific Plan Amendment Public Hearing CC X Freestanding Signs Subject to Land Use Compliance Review Special Use Permit3 Administrative CP PC Temporary Use Permit4 Administrative CP PC NOTES: 1 CP= City Planner, PC= Planning Commission, CC= City Council 2 Per Chapter 4, Development Standards 3 Subject to YMC 83.030605 4 Subject to YMC 83.030705 5 On-site alcohol consumption shall be approved by City Council
6.1.3 SPECIFIC PLAN AMENDMENT Any deviation or relief from the requirements of the Specific Plan that cannot be accommodated by a Minor or Major Modification to the Specific Plan according to Sections 6.6.2 or 6.6.3 shall require a Specific Plan Amendment. All amendments shall be processed pursuant to provisions in Government Code Section 65453, and in the same manner as a Development Code text amendment. The Director of Community Development/City Planner (“City Planner”) shall make the final determination as to whether an amendment is required. Examples that would require a Specific Plan Amendment include:
• A change in Specific Plan boundary.
• An increase in maximum Specific Plan buildout per Chapter 3, Section 3.2, excluding any accessory dwelling units permitted by State Law. • A significant change in the circulation system identified in Section 3.3. • A change in use not allowed in the Specific Plan that was determined not to be consistent with the Permitted Uses, of Chapter 4, Development Standards, of this Specific Plan.
6.1.4 INTERPRETATIONS The City Planner or their designee shall have the authority to interpret Specific Plan requirements if the meaning or 16504/22/2024 City Council Agenda
appropriate application of provisions in the Specific Plan is ambiguous. In so doing, the City Planner or their designee shall consider:
• Continuity and consistency with previous interpretations of this Specific Plan. • The interpretation responds satisfactorily to the Specific Plan vision, intent, and purpose. • The resultant project is consistent with the Yucaipa General Plan. • The interpretations remain the final determination of the City Planner but may be appealed to the Planning Commission.
6.1.5 VARIANCE REVIEW A request for a variance because of special circumstances, such as size, shape, topography, location, or surroundings, shall be processed in accordance with Section 83.030905 of the YMC. The code establishes procedures for both a Minor Variance process and a Major Variance process. Variances are intended to be exceptions to a particular standard based on extraordinary circumstances or conditions to a property that do not apply to other properties in the same district of vicinity. A Minor Variance may be approved by the City Planner, and a Major Variance shall be reviewed and acted upon by the Planning Commission.
6.1.6 MODIFICATIONS This Specific Plan allows for flexibility as development occurs over the build out of the WCSP area. This flexibility could be needed for projects to better respond to market conditions or for changes in plans for infrastructure or services. Therefore, this Specific Plan includes both Minor Modification and Major Modification processes. Unlike the Variance process, the Minor and Major Modification processes are not limited to a special circumstance or hardship for a particular property but could be applied to one or more of the Land Use Designations to better address market conditions or other important factors that would relate to the implementation of the Specific Plan.
Minor Modifications The City Planner may approve requests for a Minor Modification. A request for Minor Modification may include the following:
• A modification to a Development Standard (regulation) by not more than 10 percent. • A transfer of density within or between residential planning areas not to exceed the total number of units allowed within the Specific Plan and no more than 10 percent above the planning area total number of units. Any such transfer will need to maintain all buffers and transitions to adjoining uses as provided by the Development Standard and land use plan. See Section 6.1.7. 16604/22/2024 City Council Agenda
• A modification to the uses identified in the land use table, provided they are determined by the City Planner to be compatible with other allowed uses. This includes related activities for agritourism that support and enhance the overall wine country development. • A modification to the Conceptual Phasing Plan (Table 6-2). • Minor changes to the Specific Plan text and exhibits to clarify information, provided such changes do not increase the allowable number of dwelling units or nonresidential square footage. In approving a Minor Modification, the City Planner must make the following findings. • The Minor Modification provides an aesthetic benefit, physical benefit, or environmental benefit to the originally approved Specific Plan. • The Minor Modification is consistent with the purposes and intent of the Specific Plan and the General Plan. • The Minor Modification will not be detrimental to the public health, safety, and welfare or adversely affect property values of the existing or future development in the surrounding area. • The Minor Modification is necessary for safety reasons or to comply with other applicable codes, laws, ordinances, rules, or regulations.
Major Modifications A Major Modification applies when an application proposes a change (increases or decreases) to the Development Standard(s) by more than 10 percent and up to 20 percent. The Planning Commission has approval authority over a Major Modification. In approving a Major Modification, the Planning Commission must make at least one of the following findings. • The Major Modification provides an aesthetic benefit, physical benefit, or environmental benefit to the originally approved Specific Plan. • The Major Modification is consistent with the purposes and intent of the Specific Plan and the General Plan. • The Major Modification will not be detrimental to the public health, safety, and welfare or adversely affect property values of the existing or future development in the surrounding area. • The Major Modification is necessary for safety reasons or to comply with other applicable codes, laws, ordinances, rules or regulations.
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6.1.7 TRANSFERS AND CONVERSIONS As noted in Section 6.1.6, Modifications, transfers between planning areas are permitted as long as they meet the requirements of this section. The term “Transfer” means that land uses within each planning area can be transferred to another planning area as part of a request for a Minor Modification. Refer to Chapter 3, Table 3-1, Land Use Statistical Summary for the maximum number of units allowed for each land use category. Conversion between Residential and Winery uses will be addressed on a case-by-case basis and shall be determined by the City Planner. The City Planner may refer the approval to the Planning Commission for action. Additional studies may be required to support the conversion of uses and consistency with the environmental record.
6.1.8 TENTATIVE MAP APPLICATIONS The Planning Division shall approve Tentative Map applications consistent with YMC Section 83.040220. Table 6-1, Review, Approval, and Appeal Authority, also provides the approval authority with specific provisions for maps that are processed within the WCSP area through an administrative review process.
6.1.9 NON-CONFORMING USES Non-conforming uses are subject to YMC, Division 4 Land Uses, Chapter 8 Non-Conforming Uses. Legal lots that were created prior to the Specific Plan may also be developed for winery uses.
6.1.10 SEVERABILITY If any regulation, condition, or program or portion thereof of the Specific Plan is for any reason held invalid or unconstitutional by any court or competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions.
6.1.11 CEQA COMPLIANCE Pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code 21000–21177), the WCSP (Supplemental Environmental Impact Report (SEIR) describes the potential environmental impacts associated with the adoption and target buildout of the plan area. All development shall comply with the approved Mitigation Monitoring Reporting Program (MMRP) for the EIR. It is anticipated that proposed development that is approved consistent with the Specific Plan will be within the scope of the EIR and will not require further CEQA review. In the event that proposed development includes elements that were not within the scope of the EIR, additional documentation and/or findings shall be required in accordance with CEQA. 16804/22/2024 City Council Agenda
6.2 IMPLEMENTATION This section describes phasing, financing, and other mechanisms for implementation through all phases of development within the WCSP area.
6.2.1 PHASING AND TIMING The conceptual phasing plan for the WCSP includes six phases of development occurring over an approximately 20-year period. Residential development is expected to occur first, followed by area wineries continuing to develop over a longer period of time as the AVA builds recognition. Figure 6-1, Conceptual Phasing and Table 6-2 details the phases and development anticipated over the buildout of this plan. Table 6-2 Development by Phase Phase
Residential
Acres
Non-
Res
Acres
Total
Acres
Dwelling
Units
# of
Wineries Phase I 157.7 157.7 315.4 315 5 Phase II 19.3 20.5 39.9 38 5 Phase III 155.0 155.2 312.6 310 5 Phase IV 99.7 98.8 198.5 199 5 Phase V 114.0 113.0 227.0 225 6 Total 544.8 548.5 1,093.3 1,087
Figure 6-1 Conceptual Phasing Plan
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6.2.2 MANDATORY PHASING CONDITIONS The following conditions shall apply to all property and future development activities within the WCSP area. 1. Required open space along Wilson Creek shall be dedicated with maintenance financing mechanisms secured to the satisfaction of the City at the time of issuance of building permits. 2. Agricultural areas created as part of individual subdivision project, consistent with the Specific Plan, will include conservation easements or other similar limitations that prohibit the conversion of such land from the uses identified in Table 4-2. 3. No occupancy permits shall be issued for any development in any phase until the City has approved and/or accepted required infrastructure improvements to serve that development or phase. 4. All roadways that are part of the General Plan Master Plan of Roadways shall be dedicated and constructed/improved and/or bonded for in conjunction with any adjacent development or development that will use those roadways. All interior roadways will be constructed in conjunction with the development they directly serve. Local roads and multiuse trails will be constructed to their full proposed sections, complete with landscaping, in a single phase. Collector roads may be constructed partly in one phase and completed in another, so long as capacity required by General Plan and Specific Plan are provided. 5. The City may allow for the deferral of construction of lanes, curbs and gutters, and landscaping, as may be appropriate in circumstances where subdivision phasing is proposed. For example, a secondary or collector street bounding a subdivision phase may not be initially constructed to its full width, although full dedication will be required. The curb, gutter, sidewalk, landscape area, and possibly the number-one lane on the side away from the subdivision may be deferred until development occurs in that area, but all required street improvements for the project’s frontage along the right-of-way shall be completed. As development proceeds, additional construction of the roadway network will be carried out as specified in the development’s conditions of approval. 6. Prior to the issuance of the residential building permit associated with 50% of the subdivision, the vineyard areas within that subdivision boundary shall be either: 1) planted, 2 2) include a mechanism in place to facilitate the planting of the vineyard such as a landscape bond, or 3) the sale or long-term lease of the property to a vineyard operator. 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 17004/22/2024 City Council Agenda
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 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. 8. 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.
6.2.3 FUNDING AND FINANCING The financing and maintenance plan has been established to ensure the timely completion of public facilities, utilities, other necessary capital improvements and maintenance of these facilities to support development within the WCSP. The responsibility for designing and installing infrastructure improvements to improve this specific plan lies primarily with property owners and developers. As part of this responsibility, the development of the residential land uses shall provide for the necessary infrastructure to support the future vineyard/winery development. In addition to property owner and developer financing, the City’s General Plan has identified a number of potential public financing techniques that could be utilized to fund infrastructure improvements. Potential funding mechanisms for the planned public improvements include:
• Revenue Bonds
• Community Facility District (e.g. Mello-Roos)
• Assessment Districts
• Enhanced Infrastructure Financing District
• Lighting and Landscape District
• Agency Owned Facilities
• Developer Funding
• Privately Owned Facilities
Revenue Bonds Municipal bonds can be used to finance projects in the WCSP area such as the construction of roads, water and wastewater systems, sewers, parks and trails, as well as power generation and transmission systems. This type of bond is typically payable out of the jurisdictions’ general fund, consisting mostly of property and sales tax revenue. These bonds require two-thirds voter approval.
Community Facility District Community facility districts (such as Mello-Roos) are utilized to fund essential public facilities (e.g., roads, parkways, and other infrastructure). Creation of a community facility district 17104/22/2024 City Council Agenda
requires a vote of property owners if fewer than 12 residents, or of residents when there are more than 12 residents. The CFD imposes additional property taxes on land within the district.
Assessment Districts Assessment district financing is utilized when the benefits of the infrastructure improvements can be directly linked to specific property owners. Each property is assessed its share of infrastructure costs based on the benefit received. The City establishes an assessment district as long as a majority of property owners do not oppose the formation.
Enhanced Infrastructure Financing District An enhanced infrastructure financing district is a tax-increment district that is used to fund regional infrastructure. Through the formation process, the City and special districts such as the Yucaipa Valley Water District (but excluding school districts) may allow their allocation of incremental property taxes to be transferred to the financing district to fund the infrastructure improvements. The drawback of using an enhanced infrastructure financing district is that the City will receive less property tax from new development.
Landscaping and Lighting Maintenance District A landscape and lighting maintenance district is a special district that funds ongoing operation and maintenance of roadway landscaping and lighting.
Agency-Owned Facilities: Water District Water and sewer facilities will be provided by the Yucaipa Valley Water District. The District may use reserve funds or issue bonds to pay for main-line infrastructure and any needed upgrades to regional facilities (e.g. pumps, treatment plants). The District will charge property owners/developers connection fees, which will be used to pay off bonds and/or repay the Districts reserve funds.
Public Safety Funding Prior to approval of recording any final map, a Community Facilities District (CFD) or Fire 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. 17204/22/2024 City Council Agenda
Other Financing Options Developers and private property owners may be required to fund improvements identified by this Specific Plan. For all other capital facilities and public improvements, the funding mechanisms to be used and how assessments or taxes will be allocated to future property owners will be defined by the developer and the City at the time of map recordation.
6.2.4 MAINTENANCE RESPONSIBILITIES To ensure that all infrastructure improvements, common areas, and public facilities are well maintained, this section sets forth the long-term maintenance responsibilities of the various private and public facilities to be provided in the Specific Plan area. Property owners will be responsible for the maintenance of all areas and facilities listed in Table 6-3 until those areas and facilities are accepted by the appropriate entity. The transfer of ownership, liability agreements, and maintenance responsibility for the areas and facilities listed will be implemented in accordance with conditions of approval for any tentative map or other entitlement approved by the City. If it is determined by the City at the time of the granting of entitlements that an entity other than the one indicated in Table 6-3 should assume responsibility, the conditions of approval will so specify. The City has the sole discretion to make such a determination.
Table 6-3 Maintenance Responsibilities Service Facility Responsible Party Service or Facility Responsible Party
On-site water, sewer, and
storm drainage facilities
Yucaipa Valley Water District
Private utilities (including
electricity, natural gas, and
telecommunications
Private utility company
Parkways along right-of-way Developer and property owners Private open space Property management company/ homeowners’ association/ CFD Public parks and open space,
including Wilson Creek
CFD or other, to be determined at time of entitlement
Trails CFD or other, to be determined at time of entitlement
6.2.5 SPECIFIC PLAN TRACKING The City’s Planning Division is responsible for tracking development within the WCSP area. Development will be tracked by planning area consistent with Chapter 3, Table 3-1. As a part of this Plan’s implementation, the Planning Division will conduct a 5-year check-in to assess the progress of the plan and if any modifications that are needed to best support and implement the AVA designation, General Plan, or other goals and policies of the City. 17304/22/2024 City Council Agenda
6.2.6 GENERAL PLAN CONSISTENCY California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457) permits adoption and administration of specific plans as an implementation tool for the General Plan. Specific plans much demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the General Plan. The WCSP has been prepared in conformance with Yucaipa’s 2016 General Plan, a consistency analysis is provided in Appendix A. Throughout the WCSP development, the City Council and community stakeholders provided direction and guidance to best implement the specific plan, and considerable attention has been provided towards the emerald necklace and open space goals of the community, along with providing a rural atmosphere in the north bench, creating opportunities towards economic development growth, and encouraging the ability to provide above-moderate housing – all core tenets of the General Plan.
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