P/aceWorks
FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM
CITY OF YUCAIPA
Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center
2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
on the site: including the scheduling, safety requirements, duties, scope of work, and Native American Tribal Monitors' authority to stop and redirect grading activities in coordination with all project archaeologists. Tribes shall coordinate as to Tribal Monitoring concurrent with development;
• The protocols and stipulations that the developer, City, Tribes and project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation.
• Pursuant to the AMP, a tribal monitor from the consulting tribe (e.g., Morongo Band of Mission Indians, San Manuel Band of Mission Indians, and/or Soboba Band of Luiseno Indians) shall be present during the initial grading activities. If tribal resources are found during grubbing activities, the tribal monitoring shall be present during site grading activities.
• During construction activities, the project proponent shall ensure that Native American monitors have access to the project site to monitor grading and excavation activities. If cultural resources are discovered during ground -disturbing activities, the Native American monitor shall have authority to halt all grading activities within a predetermined radius of the find until its significance can be evaluated.
GEOLOGY AND
SOILS
GS-3
All excavation activities in any and all areas identified as likely to contain paleontological resources will be monitored by a qualified paleontological monitor. Paleontological monitors must be equipped to salvage fossils as they are unearthed and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. Monitors shall be empowered to temporarily halt all construction activity to allow removal of abundant or large specimens.
Project Applicant's
Qualified Paleontologist
During Ground -Disturbing
Activities
City of Yucaipa Planning
Division
May 2024
FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM
CITY OF YUCAIPA
2. Mitigation Monitoring Requirements
Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
GS-4
All recovered paleontological specimens will be prepared to a point of identification and permanent preservation, including washing of sediments to recover small specimens shall be conducted.
Identification and full curation of all specimens into an established, accredited museum repository with permanent retrievable paleontological storage is required.
Project Applicant's
Qualified Paleontologist
If Paleontological
Resources are Discovered
City of Yucaipa Planning
Division
GREENHOUSE
GAS EMISSIONS
GHG-1
The City of Yucaipa shall require applicants of development projects to install electric vehicle (EV) spaces in compliance with the Tier 2 standards under Section A5.106.5.3.2 of the Non -Residential Voluntary Measures or Section A4.106.8.2.1 of the Residential Voluntary Measures, whichever is applicable, in the 2022 California Green Building Standards Code (CALGreen). All site plans submitted to the City of Yucaipa Building and Safety Division shall illustrate compliance to either Section A5.106.5.3.2 or A4.106.8.2.1, whichever is applicable. In addition, the City of Yucaipa shall require applicants of development projects to include car/vanpool program with preferred parking and provide reserved preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles.
Prior to issuance of the certificate of occupancy, the project applicant shall provide documentation to the City of Yucaipa Planning Division that verifies compliance with this measure.
Project Architect and
Construction Contractor
Prior to Issuance of
Certificate of Occupancy
City of Yucaipa Planning
Division
GHG-2
The City of Yucaipa shall require applicants to design and construct all buildings to be all electric with electricity to be the only permanent source of energy for water -heating, mechanical and heating, ventilation, and air conditioning (HVAC) (i.e., space -heating and space cooling), cooking, and clothes -drying. All major appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, and water heaters) provided/installed are electric powered Energy Star certified or of equivalent energy efficiency where applicable. Prior to issuance of building permits, applicants shall provide plans that show the aforementioned requirements to the City of Yucaipa Planning Division. Prior to issuance of the certificate of occupancy, the City of Yucaipa Building & Safety Division shall Project Applicant and
Construction Contractor
Prior to Issuance of
Building Permits (electric
buildings) and prior to the
Certificate of Occupancy
(Energy Star appliances)
City of Yucaipa Planning
Division
PlaceWorks
FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM
CITY OF YUCAIPA
Table 6
Mitigation Monitoring Requirements — Pacific Oaks Commerce Center
2. Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
verify installation of the electric -powered Energy Star or equivalent appliances.
See Mitigation Measures AQ-2 and AQ-4, under Air Quality.
HYDROLOGY AND WATER QUALITY
HWQ-1
Grading shall be phased so that prompt revegetation or construction will control erosion. Where possible, only those areas which will be built on, resurfaced, or landscaped shall be disturbed.
Construction Contractor
During Construction
Activities
City of Yucaipa Planning
Division
HWQ-2
Spill containment systems shall consist of a system of dikes, walls, barriers, berms and/or other devices designed to contain the spillage of the liquid contents of the containers stored in them and to minimize the buildup of stormwater from precipitation, and run-on from roof drainage and outside areas. If the spill containment system does not have a roof which covers the entire contained area, the spill containment system shall have the capacity to contain precipitation from at least a twenty-four (24), twenty-five (25) year rainfall event plus ten percent of the total volume of the material stored there or the volume of the largest container, whichever is greater. Spill containment systems shall also be constructed of impermeable and non -reactive materials to the liquids and/or wastes being contained.
Project Applicant and
Construction Contractor
Prior to Issuance of
Occupancy Permits
City of Yucaipa Planning
Division
HWQ-3
Spilled and/or leaked materials and/or wastes and any accumulated precipitation shall be removed from the spill containment system in as timely a manner as is necessary to prevent the overflow of the spill containment system. Unless otherwise approved in writing by the City Engineer, all chemicals or wastes discharged within the spill containment system shall be disposed of in accordance with all applicable federal, state, and local rules, regulations, and laws, and shall not be discharged into the public sanitary sewer system, stormwater drainage system or onto the ground.
Project Applicant/Tenants
During Operation
City of Yucaipa Planning
Division and Building
Owner/Operator
TRIBAL CULTURAL RESOURCES
See Mitigation Measures CR-2 and CR-3, under Cultural Resources.
May 2024
FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM
CITY OF YUCAIPA
2. Mitigation Monitoring Requirements
This page intentionally left blank.
3. Report Preparation
3.1 LIST OF PREPARERS
City of Yucaipa
Benjamin Matlock, Deputy Director of Community Development PlaceWorks
Nicole Vermilion, Principal
Jasmine Osman, Associate II
May 2024 Page 79
FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM
CITY OF YUCAIPA
3. Report Preparation
This page intentionally left blank.
ATTACHMENT 4
ORDINANCE NO. 448
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUCAIPA, CALIFORNIA, AMENDING ORDINANCE NO. 343, AMENDING THE
OFFICIAL LAND USE PLAN AND ZONING ORDINANCE OF THE CITY
OF YUCAIPA
THE CITY COUNCIL OF THE CITY OF YUCAIPA DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. A public hearing has been held before the City Council of the City of Yucaipa (the "City"), duly noticed and conducted pursuant to the Planning and Zoning Laws of the State of California and applicable provisions of Division 3 of the Development Code as adopted by Ordinance No. 124; and the Official Land Use Plan of the City, as adopted by Ordinance No. 343, is hereby amended as provided in Section 2 herein below.
Section 2. The proposed land use designation contained on the "Official Land Use Districts Map" on file with the City, and bearing the file number Case No. 24-044/GPA/SPA, changes the Land Use District designation of the area encompassed by the boundaries of the Freeway Corridor Specific Plan, as reflected in Figure CDL-3, Land Use Modifications to the City's Planned Development (PD) district, omitting the Freeway Corridor Specific Plan unique districts from the map, and also changing the not -a -part, Yucaipa Valley Water District parcel to Institutional (In).
The Not -A -Part areas from the Freeway Corridor Specific Plan update shall also be omitted from Figure CDL-3.
Section 3. The City Clerk is hereby directed to cause the following summary of this ordinance to be published by two (2) insertions in the Yucaipa News Mirror, a newspaper of general circulation that is printed, published, and circulated in the City of Yucaipa, and hereby designated for that purpose by said Council of the City of Yucaipa: "Ordinance No. 448 changes the Land Use Designation reflected for the Freeway Corridor Specific Plan within the City's General Plan Figure CDL-2 to Planned Development (PD) and Institutional (IN) as part of Case No 24-044/GPA/SPA, and omits the not -a -part elements from Figure CDL-3." PASSED, APPROVED and ADOPTED this day of , 2024.
ATTEST:
Ana V. Sauseda, MMC
Director of General Services/City Clerk
Justin Beaver, Mayor
ATTACHMENT 5
www.FinanceDTA.com
SUMMARY MEMORANDUM
October 13, 2023
To: Ashley Olson, EPD Solutions, Inc.
From: Kuda Wekwete, Jerry Wen, and Graeme Fraser, DTA
Subject: Economic Impact Study for the Proposed Pacific Oaks Commerce Center Project
The objective of this Economic Impact Study (the "Study") is to analyze the economic impacts of the proposed Pacific Oaks Commerce Center (the "Project") in the City of Yucaipa (the "City") in the County of San Bernardino (the "County").
Overall, the Project is anticipated to add 1,599 permanent new jobs within the City. The Project would also provide 1,686 temporary jobs associated with its construction.
Notably, the Project would deliver a substantial boost to the City's economy, with the production of goods and services increasing by $198.4 million annually. This growth in jobs and economic output would have a positive impact on the City as it would significantly expand its economic base, thereby providing a strong foundation for the City's continued economic growth and fiscal health.
A Description of the Project
The Project sits on 113 acres located on the east side of Live Oak Canyon Road and south of Interstate 10 in Yucaipa and comprises planning areas BP 2 and BP 3 of the proposed Pacific Oaks Commerce Center Tract Map (the "POCC Tract Map"), as depicted in Figure 1 below.
Figure 1: Aerial Map for the POCC Tract Map
Newport Beach I San Jose I San Francisco I Riverside I Dallas I Houston I Raleigh I Tampa
As illustrated in Figure 2 below, the Project will result in the development of up to 2,054,000 total square feet consisting of two (2) Class A, industrial buildings. Building 1 is 1,052,500 total square feet of warehouse inclusive of 20,000 square feet of office space.
Building 2 is 1,001,500 square feet of warehouse inclusive of 20,000 square feet of office space.
Figure 2: Proposed Project Site Plan
The buildings will be used as high cube distribution and warehousing facilities and are designed to attract top -tier tenants looking to serve the Southern California marketplace.
Green building concepts and sustainable design principles will be employed to provide buildings that operate efficiently and reduce demand on resources.
The overall land area of the POCC Tract Map exceeds 313 acres, with 200 acres to remain undeveloped and predominantly zoned as open space with limited zoning of 60 acres for residential use. The buildings are set back behind a ridgeline separating the 1-10 and the project to protect the City's view corridor. The building elevations are designed to blend with the surrounding environment and rely on wood, metal and natural materials to evoke a modern farmhouse aesthetic.
The project will be phased over a three-year period and includes infrastructure improvements to southern Yucaipa that include constructing a new project roadway connecting Live Oak Canyon Road to the eastern edge of the property, the southern extension of Wildwood Canyon Road, along with drainage improvements and extending utility services to the south side of the 1-10 Freeway to provide infrastructure to support the Pacific Oaks Commerce Center as well as future growth within the Freeway Corridor Specific Plan.
B Overview of Economic Impact Analysis
This Study identifies the general economic impacts of the Project on the City. Economic impact studies operate under the basic assumption that any increase in spending resulting from a development project has direct, indirect, and induced effects as illustrated in Figure 3 below. First, there is a direct effect caused by the additional output of goods or services EPD Solutions, Inc. October 13, 2023
Economic Impact Study for the Proposed Pacific Oaks Commerce Center
on -site. Second, there is a ripple of indirect effects on all the industries whose outputs are used by firms located within the Project and various firms' supply chains. Third, there are induced effects that arise when employment increases in the region and stimulates greater household spending.
Figure 3: Direct, Indirect, and Induced Impacts
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121
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purchacs
INPUT YCtJA
DIRIECTEFFTeCT
Coco ran rT Cclun nnpa03
111.0. cfhirOar m Nrigirm
Production or p8llry
0 INDIR€CT
EFFECTS
porr=rkl6U5 CO ga3.1:
.and s.r,.lac:
loco! and Impo1
purclglor
hOUi hoIi
IAA ImLj a
In evaluating these economic impacts, the Study incorporates two stages of the development process: construction and operations. First, there isa one-time im pact from the construction of the various types of land uses within the Project. Then, after the construction and tenant improvement phases are complete, the Study determines the magnitude of the permanent annual recurring impacton the economy through the ongoing operations of the development that has occurred on the Project site.
DTA used the web application of the Impact Analysis for Planning ("IMPLAN") economic modeling system. IMPLAN is a nationally recognized input-output model that can be used to estimate the short -run impacts of changes in the economy through the use of a multiplier analysis. The IMPLAN terms used herein have the following meanings:
■ "Employment" follows the same definition as U.S. Bureau of Economic Analysis' regional economic accounts and U.S. Bureau of Labor Statistics' Census of Employment and Wages data, which represents the full-time/part-time annual average. Thus, one (1) job lasting 12 months is equivalent to two (2) jobs lasting 6 months each or three (3) jobs lasting 4 months each. In terms of a typical IMPLAN analysis, a job that lasts 6 months would be considered'/2(0.50) of a job, while one that lasts 3 monthswould be considered 1/4 (0.25) of a job. Notably, IMPLAN's analysis normally includes both FTE jobs and part- time jobs, which overstates the number of FTEjobs generated by a development project.
EPD Solutions, Inc. October 13, 2023
Economic Impact Study for the Proposed Pacific Oaks Commerce Center
In order to compensate for that factor, DTA applies a discounting factor provided by IMPLAN that varies by industry and can be used to reduce the number of direct jobs generated by IMPLAN in our Study so that it represents the equivalent of the number of FTE direct jobs.
■ "Total Economic Output" represents the total value of all goods and/or services produced throughout a designated economy during a specified period of time, including Labor Income, Other Value Added, and the cost of Intermediate Inputs. Each of these components are defined below.
"Labor Income" includes employee compensation (wages and benefits) and payments received by self-employed individuals and unincorporated business owners. The Quarterly Census of Employment and Wages ("CEW") published by the Bureau of Labor Statistics is the primary source of employment and income data for IMPLAN.
"Other Value Added" encompasses other property income, such as the consumption of capital investment, profits, royalties, dividends, interest impacts, and taxes on production and imports. The primary sources of Other Value Added are taxes on production and imports net of subsidy and Gross Operating Surplus ("GOS") data at the 3-digit NAICS level released by the Bureau of Economic Analysis.
"Intermediate Inputs" include the purchases of non -durable goods and services that are used for the production of other goods and services within a project, rather than for final consumption. Intermediate Inputs equal the Total Economic Output minus the sum of Labor Income and Other Value Added.
C Recurring Economic Impacts of the Project
As shown in Table 1 below, the annual economic impacts of the Project on the City will be quite substantial. First, the Project is anticipated to create 1,299 permanent jobs on -site. In addition, the Project is expected to generate 300 permanent recurring indirect and induced jobs off -site within the City, for a total of 1,599 jobs. As the City's total current workforce consists of 10,793 employees, FTEemployees holding these additional jobs will constitute up to a 14.82%increase in the size of the City's current workforce. The total Labor Income associated with these new jobs will equal $78.9 million generated directly on -site, plus $16 million off -site Citywide, for a total increase in Labor Income of $94.8 million annually within the City. Finally, adding in $16.5 million in Other Value -Added revenues and $87 million in Intermediate Expenditures yields a total economic Output of $198.4 million per year from the Project, which represents a considerable boost to the City's economy.
Table 1: Recurring Impact Conclusions (City)
Recurring Impacts
Direct
Indirect/Induced
Total
Employment
1,299
300
1,599
Overall Output
$152,427,809
$45,943,238
$198,371,048
Labor Income
$78,896,527
$15,950,723
$94,847,249
Other Value Added
$7,125,103
$9,400,996
$16,526,100
Intermediate Expenditures
$66,406,179
$20,591,519
$86,997,699
Note: All numbers are subject to rounding.
EPD Solutions, Inc.
Economic Impact Study for the Proposed Pacific Oaks Commerce Center October 13, 2023
D One -Time Economic Impacts of the Project
Similarly, as reflected in Table 2 below, the one-time economic impacts from the construction of the Project on the City will be quite substantial. First, the Project is anticipated to employ 1,410 construction jobs on -site'. In addition, the Project is expected to generate 276 indirect and induced jobs off -site, for a total of 1,686 temporary jobs within the City. The total Labor Income associated with these new jobs will equal $111 million directly on -site, plus $15.8 million off -site but within the City, for a total increase in Labor Income of $126.7 million Citywide on a one-time basis. Finally, adding in $20.8 million in Other Value -Added revenues and $123 million in Intermediate Expenditures yields a total one-time economic Output of $270.5 million for the Project, which will inject a substantial amount of growth into the City's construction industry. Notably, the one-time construction output represents the aggregate outputs generated during the three-year Project construction period.
Table 2: One-Time/Construction Impact Conclusions (City) One-Time/Construction Impacts
Employment
Overall Output
Labor Income
Other Value Added
Intermediate Expenditures
Dire
Indirect/Induced
Total
1,410
276
1,686
$222,532,829
$47,985,523
$270,518,352
$110,980,026
$15,760,603
$126,740,630
$8,497,328
$12,254,470
$20,751,798
$103,055,475
$19,970,450
$123,025,924
Note: All numbers are subject to rounding.
1 Under IMPLAN's definition, each "one-time job" represents one year of full-time employment for one employee.
EPD Solutions, Inc. October 13, 2023
Economic Impact Study for the Proposed Pacific Oaks Commerce Center
The annual and one-time economic impacts of the Project on the City are summarized graphically in Figures4 and 5 below.
Figure 4: Jobs Generated by the Project (City)
1,800
1,400 �
1,400
1,200
1,800 F�
0 800
600
400
200
0 c
0 $300
$250
$200
$150
$100
$50
$0
Perm anent
276
One-time (Construction)
■ Direct Indirect/Induced
Figure 5: Total Economic Output (City)
Recurring
$48.0
One-time (Construction)
■ Direct Indirect/Induced
E Jobs -Housing Balance
The jobs -housing balance is an indicator of the relative equilibrium between employment and housing opportunities in a given area. A positive balance between jobs and housing has a beneficial impact on a municipality by decreasing costs associated with commuting and traffic congestion. It also reduces commute times, improves local, social, cultural and family involvement, provides a more attractive work/life balance to residents, and generates savings EPD Solutions, Inc. October 13, 2023
Economic Impact Study for the Proposed Pacific Oaks Commerce Center
to local public agencies in terms of the need to construct and maintain new road improvements and other facilities.
As reflected below in Table 3 and illustrated in Figure 6, the City's current ratio of jobs within the City as compared with the number of housing units Citywide is 0.531, as compared with a Statewide average of 1.260. The addition of 1,599 new jobs through the construction of the Project would increase this ratio to 0.610.
Table 3: Pre -Project and Post -Project Jobs -Housing Balance Description
Citywide Average Statewide
Pre -Project Post -Project Average
Number of Jobs
10,793
12,392
18,537,400
Number of Housing Units
20,310
20,310
14,707,698
Existing2
20,310
20,310
14,707,698
New
N/A
0 N/A
Jobs -Housing Balance
0.531
0.610
1.260
Figure 6: Pre -Project and Post -Project Jobs -Housing Balance:
1.500
1.000
0.500 —
0.000
.53
0.610
Pre -Project Post -Project Statewide
Citywide Citywide
For the conclusions of the Study, please see Attachments 1 and 2. If you have any further questions regarding this Executive Summary, please feel free to contact us at (800) 969-4DTA.
Enclosures:
1. Attachment 1 —Annual Recurring Economic Impacts
2. Attachment 2 — One -Time Economic Impacts
2 Labor Market Information Division, State of California Employment Development Department.
EPD Solutions, Inc. October 13, 2023
Economic Impact Study for the Proposed Pacific Oaks Commerce Center
ATTACHMENT 1
EPD Solutions, Inc.
Pacific Oaks Commerce Center
Economic Impact Study
ANNUAL RECURRING
ECONOMIC IMPACTS
dta
W WW. F] P] A NC E ETA . C OM
Attachment 1-A
Pacific Oaks Commerce Center
City of Yucaipa
Recurring Economic Impact (2023$)
Land Use/
Impact Employmen
they Value Intermediate
Added Expenditures Total Output
Building 1
County
927.15
$58,320
$54,071,714
$12,646,131
$52,511,610
$119,229,454
Direct
634.00
$60,732
$38,504,152
$3,470,482
$32,416,196
$74,390,830
Indirect
170.08
$53,624
$9,120,323
$3,629,781
$12,649,794
$25,399,899
Induced
123.07
$52,387
$6,447,238
$5,545,867
$7,445,620
$19,438,725
City
780.58
$59,300
$46,287,933
$8,058,307
$42,463,903
$96,810,142
Direct
634.00
$60,732
$38,504,152
$3,470,482
$32,416,196
$74,390,830
Indirect1
85.04 $53,624
$4,560,162
$1,814,890
$6,324,897
$12,699,949
Induced'
61.54 $52,387
$3,223,619
$2,772,934
$3,722,810
$9,719,363
Building 2
County
972.52
$58,329
$56,726,258
$13,280,965
$55,077,608
$125,084,832
Direct
665.00
$60,740
$40,392,374
$3,654,621
$33,989,984
$78,036,979
Indirect
178.42
$53,642
$9,570,888
$3,808,851
$13,277,360
$26,657,099
Induced
129.10
$52,386
$6,762,996
$5,817,494
$7,810,264
$20,390,754
City
818.76
$59,308
$48,559,316
$8,467,793
$44,533,796
$101,560,906
Direct
665.00
$60,740
$40,392,374
$3,654,621
$33,989,984
$78,036,979
Indirect'
89.21 $53,642
$4,785,444
$1,904,425
$6,638,680
$13,328,549
Induced'
64.55 $52,386
$3,381,498
$2,908,747
$3,905,132
$10,195,377
Grand Total - County
1,899.67
$58,325
$110,797,972
$25,927,096
$107,589,218
$244,314,286
Grand Total - City
1,599.34
$59,304
$94,847,249
$16,526,100
$86,997,699
$198,371,048
1 Assumes 50% of County's indirect/induced impacts will be created within the City.
ATTACHMENT 2
EPD Solutions, Inc.
Pacific Oaks Commerce Center
Economic Impact Study
ONE-TIME ECONOMIC
IMPACTS
dta
WWW.F] NANC FDTA_COM
Attachment 1-B
Pacific Oaks Commerce Center
City of Yucaipa
One-time Economic Impact (2023$)
Labor Income
Impact Employment Per
AL Employee Aggregate
Other Value Intermediate
Total Outp
Added AIL Expenditures
Vertical Construction 7
County
1,348.17
$72,197
$97,333,388
$20,909,667
$87,686,283
$205,929,338
Direct
999.00
$77,508
$77,430,986
$5,297,850
$62,318,340
$145,047,176
Indirect
107.26
$67,830
$7,275,247
$4,769,065
$10,771,038
$22,815,350
Induced
241.91
$52,197
$12,627,156
$10,842,751
$14,596,905
$38,066,812
City
1,173.59
$74,457
$87,382,187
$13,103,758
$75,002,312
$175,488,257
Direct
999.00
$77,508
$77,430,986
$5,297,850
$62,318,340
$145,047,176
Indirect'
53.63 $67,830
$3,637,624
$2,384,533
$5,385,519
$11,407,675
Induced'
120.96
$52,197
$6,313,578
$5,421,376
$7,298,453
$19,033,406
Horizontal Construction
County
612.87
$73,699
$45,167,845
$12,096,601
$55,310,091
$112,574,537
Direct
411.00
$81,628
$33,549,041
$3,199,478
$40,737,134
$77,485,653
Indirect
90.54 $64,123
$5,805,648
$3,904,651
$7,853,594
$17,563,894
Induced
111.33
$52,214
$5,813,156
$4,992,472
$6,719,363
$17,524,990
City
511.94
$76,882
$39,358,443
$7,648,039
$48,023,613
$95,030,095
Direct
411.00
$81,628
$33,549,041
$3,199,478
$40,737,134
$77,485,653
Indirect'
45.27 $64,123
$2,902,824
$1,952,326
$3,926,797
$8,781,947
Induced'
55.67 $52,214
$2,906,578
$2,496,236
$3,359,681
$8,762,495
Grand Total - County
1,961.04
$72,666
$142,501,233
$33,006,268
$142,996,374
$318,503,875
Grand Total - City
1,685.52
$75,194
$126,740,630
$20,751,798
$123,025,924
$270,518,352
'Assumes 50% of County s indirect/induced impacts will be created within the City.
ATTACHMENT 6
4110111'
-�
Draft January 2024
YUCAIPA
FREEWAY CORRIDOR
SPECIFIC PLAN
ACKNOWLEDGMENTS
Prepared for:
CITY OF YUCAIPA
Development Services Department
Benjamin Matlock, Deputy Director / City Planner
34272 Yucaipa Boulevard, Yucaipa CA 92399
909.797.2489 x261
[email protected]
CITY COUNCIL
Justin Beaver, Mayor
Chris Venable, Mayor Pro Tem
Bobby Duncan
Jon Thorp
Matt Garner
Prepared by:
PLACEWORKS
3 MacArthur Place, Suite 1100
Santa Ana, CA
714.966.9220
Contact:
Karen Gulley, Managing Principal
[email protected]
Suzanne Schwab
[email protected]
In Association with:
TRANSLUTIONS
16732 Irvine Boulevard, Suite 200
Tustin, CA 92780
949.656.3131
Contact:
Sandipan Bhattacharjee, Principal
[email protected]
NM
City of Yucaipa
TABLE OF CONTENTS
Chapter 1: Introduction
1.1 Project Overview 1-3
1.2 Project Vision 1-4
1.3 Regional and Local Setting 1-4
1.4 Ownership / Districts 1-4
1.5 Planning Objectives 1-10
1.6 Relationship to General Plan 1-10
1.7 Environmental Quality Act Compliance 1-11
1.8 Authority and Scope 1-11
Chapter 2: Baseline Conditions
2.1 Introduction 2-2
2.2 Existing Uses 2-4
2.3 Surrounding Land Uses 2-6
2.4 Topography and Natural Features 2-6
2.5 Earthquake Faults 2-8
2.6 Landslides and Liquefaction 2-10
2.7 Hydrology and Drainage 2-10
2.8 Biological Resources 2-12
2.9 Cultural Resources 2-12
2.10 Hazardous Materials/Hazardous Wastes 2-15
2.11 Traffic and Circulation 2-15
2.12 Market Study 2-20
Chapter 3: Project Description
3.1 Introduction 3-3
3.2 Development Goals and Objectives 3-3
3.3 Public Benefits 3-4
3.4 Land Use Plan and Site Plan Concept 3-5
3.5 Circulation Plan 3-9
3.6 Grading Concepts 3-15
3.7 Drainage System 3-17
3.8 Water and Sewer System 3-19
3.9 Fire Protection 3-22
3.10 Parks 3-23
Chapter 4: Development Standards
4.1 Introduction 4-2
4.2 General Provisions 4-2
4.3 Permitted Land Uses 4-2
4.4 Development Standards 4-5
4.5 Landscape Standards 4-7
4.6 Sign Regulations 4-7
4.7 Open Space Standards 4-8
4.8 Grading Requirements 4-9
Chapter 5: Design Guidelines
5.1 Introduction 5-2
5.2 Nonresidential 5-2
5.3 Residential 5-5
Chapter 6: Implementation
6.1 Introduction 6-2
6.2 Phasing 6-2
Freeway Specific Plan • January 2024
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6.3 Financing Mechanisms 6-5
6.4 Maintenance Responsibilities 6-6
6.5 Methods and Procedures for Implementation 6-7
6.6 Enforcement of The Specific Plan 6-7
6.7 Interpretations 6-9
6.8 Density/Intensity Transfers 6-10
6.9 Statement of Severability 6-10
6.10 CEQA Compliance 6-11
Appendix A: Definitions
NM
City of Yucaipa
LIST OF FIGURES
Figure 1-1. Regional Location Map 1-5
Figure 1-2. Local Vicinity Map 1-6
Figure 1-3. Site Ownership Map 1-7
Figure 1-4. APN Parcel Map 1-8
Figure 1-5. Specific Plan Districts 1-9
Figure 2-1. Aerial Map 2-5
Figure 2-2. Topographic Map 2-7
Figure 2-3. Slope Intensity Map 2-9
Figure 2-4. Floodplain Map 2-11
Figure 2-5. Market Area 2-22
Figure 2-6. Estimated Household Growth 2-23
Figure 2-7. Local and Regional Retail Trade Area Boundaries 2-27 Figure 3-1. Land Use Plan 3-8
Figure 3-2. Conceptual Circulation Plan 3-10
Figure 3-3. Street Sections: Collector Streets 3-12
Figure 3-4. Street Sections: Local Streets and Trails 3-13 Figure 3-5. Grading Plan 3-14
Figure 3-6. Pedestrian Circulation / Trails Plan 3-16
LIST OF TABLES
Table 2-1 Property Ownership 2-6
Table 2-2 Tribal Consultation 1 2-12
Table 2-3 Tribal Consultation 2 2-13
Table 2-4 Tribal Consultation 3 2-14
Table 2-5 Acreage by Planned Land Use Designation 2-22
Table 2-6 Household Growth Forecast 2-23
Table 2-7 Recommended Housing Capacity 2-25
Table 2-8 General Shopping Center Types 2-25
Table 2-9 Retail Market Potential 2-29
Table 2-10 Retail Market Potential 2-30
Table 2-11 Potential Market Demand for Non-residential Uses 2-32 Table 3-1 Overall Land Use Distribution Summary 3-7
Table 3-2 City of Yucaipa Street Standards 3-11
Table 3-3 Fire Station Locations 3-23
Table 4-1 Permitted Uses 4-2
Table 4-2 Permitted Uses 4-3
Table 4-3 Residential Development Standards 4-5
Table 4-4 Nonresidential Development Standards 4-6
Figure 6-1. Conceptual Phasing Plan 6-4 Table 6-1 Phase Plan Allocation 6-3 Table 6-2 Maintenance Plan: Responsible Parties 6-7
Table 6-3 Review Authority 6-10
Freeway Specific Plan • January 2024
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i
1 INTRODUCTION
NM
City of Yucaipa
Chapter 1: Introduction
1.1 PROJECT OVERVIEW
Situated along both sides of Interstate 10, the Freeway Corridor Specific Plan (FCSP) area has the potential to serve several vital functions for the City of Yucaipa and the greater region. When completed, the 1,242-acre plan will provide a wide range of housing types to meet Yucaipa's future residential needs as well as locations for new business opportunities that will bring local jobs and economic growth for the community.
The Freeway Corridor Specific Plan was first adopted in November 2008 but remained dormant through the years of the Great Recession and the subsequent economic recovery. This 2022 Specific Plan Amendment was prepared in response to a number of changing conditions. A comprehensive update of the City's General Plan was completed in 2016, and the FCSP document needs to be consistent with the City's current goals and policies as well as implement the General Plan vision for the community. In 2012, the SCAG Regional Transportation Plan / Sustainable Communities Strategy was adopted (amended in 2020), which is also a factor contributing to the necessity of the FCSP update. The COVID-19 pandemic of 2020 again brought changes in land use expectations and goals —the demand for brick -and -mortar shopping centers further declined, and the overall demand for logistics/distribution centers increased to meet consumer needs.
Another recent development in Yucaipa is the establishment of a burgeoning wine industry. This began with the submittal of an application to the US Alcohol and Tobacco Tax and Trade Bureau to request the establishment of the Yucaipa Valley American Viticulture Area (AVA). Along with the development of the Yucaipa Valley Wine Country, opportunities are available in the plan area to support this emerging industry, and part of the vision for the FCSP includes the encouragement of agriculture in open space areas that would have the appropriate growing conditions for vineyards. Additionally, the Pumpkin Patch is a popular community attraction in the project area, and the FCSP maintains this use to support the agricultural operations.
The overarching vision for the FCSP is the creation of a place that reflects the unique character of Yucaipa and ultimately supports the community's needs into the future. Additionally, the FCSP is meant to allow a degree of flexibility that can provide a standard of quality without stifling opportunities or imposing inflexible regulations that would preclude creative development responses. An emphasis on sustainability is also a key part of the plan, with an encouragement of multimodal forms of transportation, ride sharing, and connections to future public transportation routes through appropriate land use densities.
The FCSP offers a mixture of residential, commercial, and business park development. In addition to these land uses, it provides community amenities such as trails and permanent open space areas that will preserve major ridgelines and drainage corridors. A variety of residential uses are provided to help meet the growing demand for housing in the city. The commercial and business park uses provide employment as well as retail and entertainment opportunities for those living in the community. The commercial uses take advantage of the freeway visibility and access to serve both local and regional needs. The residential areas are linked to the commercial and business park areas through an extensive system of multimodal trails.
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1.2 PROJECT VISION
This document is intended to provide the overall direction for development to achieve the General Plan's vision for the project area.
The Specific Plan includes these key components:
• Allowable land uses within the 1,242-acre area.
• Development regulations, design standards and design
guidelines to ensure quality development.
• A multimodal trail and circulation system that provides access for vehicles, pedestrians, and bicycles.
• A plan for protecting and managing important natural
resources, including the hillsides and native oak trees. • Required infrastructure facilities, including financing and phasing, to support implementation of the plan.
• Implementation and administrative processes needed to approve specific development projects in the FCSP area.
The 2022 Specific Plan Amendment incorporates revisions to the 2008 plan to meet the changing needs of the market and additional changes that resulted from the adoption of the 2016 General Plan. In addition, the revisions provide more effective infrastructure connections to support future development and add flexibility to remain competitive with changing market conditions.
1.3 REGIONAL & LOCAL SETTING
The 1,242-acre Freeway Corridor Specific Plan area is in the City of Yucaipa in San Bernardino County. The FCSP area is bisected by Interstate 10 (I-10) and abuts the Riverside County boundary to the south. Regional access to the project is provided by I-10 from the east and west. Local access is provided by Live Oak Canyon Road, County Line Road, Oak Glen Road, Wildwood Canyon Road, and Calimesa Boulevard (see Figure 1-1, Regional Location Map, and Figure 1-2, Local Vicinity Map).
The FCSP is currently accessible from two freeway interchanges. The I-10/Live Oak Canyon/Oak Glen Road interchange is at the western edge of the project area, and the I-10 / County Line Road interchange is at the southeastern edge of the project area. A third interchange is planned from Wildwood Canyon Road and will provide additional connectivity for the later phases of the project.
1.4 OWNERSHIP / DISTRICTS
Ownership of the site includes several entities; however, the Palmer and Robinson families have owned the majority of the project area since the 1950s. (Refer to Figure 1-3, Site Ownership Map, and Figure 1-4, APN Parcel Map, for a listing of the parcels.) Additionally, the project has been divided into districts to better understand the intensity of development in particular areas of the site. These districts are depicted in Figure 1-5, Specific Plan Districts.
City of Yucaipa
Chapter 1: Introduction
Figure 1-1. Regional Location Map
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Freeway Corridor Specific Plan . January 2024 - DRAFT
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City of Yucaipa
Chapter 1: Introduction
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Freeway Corridor Specific Plan • January 2024 - DRAFT
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City of Yucaipa
Chapter 1: Introduction
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Freeway Corridor Specific Plan . January 2024 - DRAFT
1.5 PLANNING OBJECTIVES
During the preparation of the 2008 Specific Plan, a set of planning goals and objectives were established. The overall intent of these goals has been carried into the 2022 Specific Plan Amendment, but with minor modifications to better fit market demands. The objectives are:
• Create an integrated addition to the City of Yucaipa containing housing, employment opportunities, retail/commercial areas, recreation areas, and other facilities essential to the daily lives of the residents.
• Ensure that the plan complies with the intent of the City Development Code related to hillside development to preserve key ridgeline features that frame Yucaipa, with allowances to ensure the feasibility of constructing uses that benefit the region. • Expand the range of housing opportunities in the region to meet the needs of a variety of household types, sizes, and income levels.
• Provide an abundance and variety of open space and
multimodal trails for bicycles, and pedestrians throughout the community.
• Design a safe and efficient circulation system that adequately supports the anticipated level of vehicular, pedestrian, and bicycle traffic in and around the project.
• Develop a financing and phasing plan that provides for the efficient and timely provision of infrastructure and services as development occurs.
• Comprehensively plan the FCSP area with consideration of other contiguous areas to ensure compatible and complementary development, circulation patterns, infrastructure, and services.
1.6 RELATIONSHIP TO GENERAL
PLAN
The General Plan for the City of Yucaipa identifies major goals that are intended to preserve the community's "rural atmosphere" and are relevant to the Specific Plan area. The City uses various growth management measures to achieve these goals and to mitigate any adverse impacts associated with the projected growth in population.
These measures include but are not limited to:
• Limit density in most new developments to reflect a relatively low level of land use intensity.
City of Yucaipa
Chapter 1: Introduction
• Identify and preserve natural resources.
• Utilize development impact fees to defray infrastructure costs. • Regulate hillside and ridgeline development, preserve natural and undisturbed open space, protect oak trees, and conserve riparian habitat areas to maintain a rural atmosphere and benefit the citizens of Yucaipa.
These efforts are intended to facilitate the retention of "the scenic qualities that enhance the community's unique identity."
1.7 CALIFORNIA
ENVIRONMENTAL QUALITY ACT
(CEQA)
A Program Environmental Impact Report (EIR) in accordance with the provisions of the California Environmental Quality Act (CEQA) was prepared for the 2008 Freeway Corridor Specific Plan. A Subsequent EIR has been prepared for the 2022 Amendment.
1.8 AUTHORITY AND SCOPE
This specific plan is enacted pursuant to Section 65450 et seq. of the California Government Code. A specific plan is a regulatory tool that local governments use to guide development in a local area consistent with the general plan. While the general glan is the primary guide for growth and development in a community, a specific plan is able to focus on the unique characteristics of a special area by customizing the planning process and land use regulations to that area. In accordance with state law, a specific plan shall include text and diagrams that specify:
• The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. • The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, and other essential facilities proposed in the area covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
• A program of implementation measures, including regulations, programs, public works projects, and financing measures necessary for implementation.
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.
Freeway Corridor Specific Plan . January 2024 - DRAFT
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BASELINE
CONDITIONS
2.1 INTRODUCTION
This chapter provides a summary of the baseline conditions of the Freeway Corridor Specific Plan project site. The conditions have remained largely unchanged since 2008 when the Specific Plan was first adopted; however, all maps have been updated as necessary to reflect current conditions. Throughout this chapter, these conditions are referred to as the "baseline conditions." The purpose of defining baseline conditions is to provide a deeper understanding of the issues, constraints, and opportunities guiding the creation of the plan. The issues addressed in this chapter are:
• Historical Context
• Existing Uses
• Surrounding Land Uses
• Topography and Natural
Features
• Earthquake Faults
• Landslides
• Hydrology and Drainage
• Biological Resources
• Cultural Resources
Additional information on these topics can be found in the SEIR.
2.1.1 HISTORICAL CONTEXT
Agriculture in the Yucaipa Valley began during the 1810s and 1820s with grazing for a satellite rancho property of San Gabriel Mission's Rancho San Bernardino. In the 1830s, the Mexican government secularized California's missions, and the title for Rancho Yucaipa and other Rancho San Bernardino lands came into the possession of Antonio Maria Lugo and his sons in 1842. That same year, Lugo's son- in-law, Diego Sepulveda, built an adobe dwelling on Rancho Yucaipa, NM
City of Yucaipa
Chapter 2: Baseline Conditions
which stands today northwest of the plan area. He grazed sheep and cattle on the property with the help of Cahuilla Tribe members from nearby areas.
Mormon settlers founded the town of San Bernardino in the late 1840s and ostensibly purchased Rancho San Bernardino in 1851, but returned to Utah in 1857, leaving ownership of the title for the land in the federal courts until 1865, when it was officially granted to the Lugos. In the meantime, however, non -Mormon settler John Brown Sr. had occupied the Yucaipa portion of Rancho San Bernardino, and his friend, trapper James Waters, took over the rancho in 1857 and was the de facto owner when the court case was settled in 1865.
On January 28,1869, Waters sold the Yucaipa Valley portion of the San Bernardino Rancho to John W. Dunlap and William Standefer, two cattlemen from Texas who brought 4,000 head of cattle with them.
Within a few years, the remaining Serrano Indians had been evicted, Standefer had sold his share to Dunlap, and Dunlap had died, leaving the care of the ranch to his wife and his son Franklin Pierce Dunlap, who took up residence in the Yucaipa adobe. During the 1870s, more than 500 acres of the Dunlap Ranch were cultivated in grain and 100 acres in alfalfa, with the rest in hay and pastureland. Franklin Pierce Dunlap built a brick mansion for his family surrounded by grain fields northeast of the original ranch headquarters and established a dairy operation in Live Oak Canyon. This became the "Dairy Ranch" subdivision of the Dunlap Ranch, which roughly corresponds to the project area.
The Southern Pacific Railroad was built in the late 1870s and passed within a few miles of the Dunlap Ranch, allowing the ranch to profitably ship grain to Arizona. In the 1880s, fruit culture became dominant in the San Bernardino / Riverside region and helped spur the great land boom of that decade, though the Dunlap Ranch holdings were not offered for subdivision at that time. A drought from 1896 to 1904 caused the Dunlap Ranch to lose heavily in cattle, and a water company established by the Dunlap family in 1899 suffered from competition with more established holdings in Oak Glen to the northeast.
The bulk of the FCSP area remained largely unsubdivided through the early decades of the twentieth century as a succession of farmers leasing land from the Redlands and Yucaipa Land Company continued to produce dairy, grain (particularly barley), and hay.
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2.1.2 PROJECT AREA
The area within the project boundaries is largely vacant because the 2008 Specific Plan did not result in any new development, as shown in Figure 2-1, Aerial Map. The majority of the land is owned by the Robinson family, who has used it in the past as rangeland for cattle and donkeys. Other areas, including those owned by the Palmer family, are also undeveloped pasture land. Closer to the I-10 but excluded from the project is a mixture of commercial and residential buildings.
Very little development has taken place over the years. As one travels from west to east along Calimesa Boulevard, to the north is a large field with longhorn cattle. A large paved area is slowly crumbling back into earth. An unused water well can also be seen. The stream bed has been degraded by erosion. The only development in the project area is an outdoor pottery store and trailer sales area. A seasonal pumpkin patch and Christmas tree farm generate a sizable amount of business, and are popular local tourist attractions.
As one exits the Live Oak Canyon Road/Oak Glen Road off -ramp and travels south along Live Oak Canyon Road, to the west is no development. East of Live Oak Canyon Road are agricultural uses such as the pumpkin patch and Christmas tree farm. Continuing south along Live Oak Canyon Road, just before you leave the boundaries of Yucaipa, are former poultry buildings that have been converted into a storage facility and small scale sales of craft goods.
At the southern boundary is an operating wastewater treatment plant. This land use is isolated from the other areas in the FCSP area and can only be accessed via a secondary road from County Line Road. This facility was included as part of the 2008 FCSP, but is now not a part (N.A.P.) of the plan area and only included for context.
Much of the plan interior has not been developed except for limited facilities used for ranching and farming. On the eastern boundary, with access to the County Line Road interchange, is a small cluster of homes on large lots. Within the plan area near County Line Roads is the development of a warehouse project.
2.2 EXISTING USES
The FCSP covers 1,242 acres along the southern border of Yucaipa.
The project's southern border is adjacent to the Riverside County boundary. The planning area is bisected by I-10. Access from the freeway is available from two freeway interchanges: Live Oak Canyon Road/Oak Glen Road and County Line Road. Caltrans maintains the Wildwood rest area on the south side of the freeway within the right- of-way. Calimesa Boulevard is the major arterial that traverses the planning area just north of I-10.
Land uses on the site consist primarily of agricultural land, a limited number of residences, a wastewater treatment plant, and miscellaneous commercial uses such as an outdoor pottery store and storage. Ten property owners held title in the plan area in 2021. The largest landowners are the Robinson family and the Palmer family.
Both owners purchased their land in the mid-1950s. The Robinson's holdings cover about 45 percent of the land in the planning area, and the Palmer's holdings cover approximately 26 percent. Since the adoption of the original FCSP, the Palmers have sold the Pumpkin Patch, and the current owners continue the agricultural activities on - site and lease land from the Palmers for additional pumpkin plantings.
See Table 2-1 for the Property Ownership Land distribution.
The wastewater treatment plant is owned and operated by the Yucaipa Valley Water District and is adjacent to the FCSP land area.
City of Yucaipa
Chapter 2: Baseline Conditions
Figure 2-1. Aerial Map
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LEGEND
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0.6 Freeway Corridor Specific Plan . January 2024 - DRAFT sir
Table 2-1. Property Ownership
PROPERTIES
BOUNTIFUL ACRES LLC
ACRES
2.37 CHAGOLLA, ROBERT E & ZELIA
REVOCABLE
13.17 GLOBE DESIGN BUILD LLC
1.52 KRUPPA FAMILY LIVING TRUST 12/29/16
9.22 LIVE OAK CANYON INVESTMENTS LLC
113.82
PALMER GENERAL CORP
326.12
RAMOS, JAMES
4.72 ROBINSON PROPERTIES
546.55
SOUTH MOUNTAIN WATER CO
34.53 YUCAIPA VALLEY CO WATER DISTRICT
157.31 (N.A.P.)
TOTAL
1,209.3
Source: San Bernardino County Assessors Office, 2021.
2.3 SURROUNDING LAND USES
As part of the planning process, compatibility with surrounding uses outside the project area has been taken into consideration. Bordering the Specific Plan area on the west is the City of Redlands. Much of this area is developed with low -density housing in a rural setting.
North of the planning area, in Yucaipa, are low -density residential neighborhoods. Recent development in this area includes the Wildwood Canyon II residential project, completed in 2005/2006.
East of the project area are retail, residential, and light industrial uses that serve Yucaipa and the surrounding region.
The City of Calimesa is in Riverside County on the southern border. Various large-scale residential projects are currently under construction or approved, which when combined with the FCSP will create an interconnected series of new communities in the greater Yucaipa Valley area. One of these is the Mesa Verde Specific Plan, which includes 1,460 acres of development with direct access to the County Line Road/I-10 interchange. Upon completion, Mesa Verde will include a mix of residential uses, commercial uses, parks, and schools. Similar to the City of Yucaipa, the City of Calimesa is currently preparing an update to the Mesa Verde Specific Plan.
Another large-scale project in the area is Summerwind Ranch at Oak Valley, just south of Mesa Verde Estates and in Calimesa. This 2,950- acre project combines residential with commercial, a business park, and recreational uses. The project is currently under construction and at completion will include up to 3,683 residences (single- and multifamily) on 677 acres; 260 acres set aside for commercial and business park uses; 89 acres for parks and community recreation; and 1,493 acres set aside for open space, school sites, and a water reclamation facility.
2.4 TOPOGRAPHY AND NATURAL
FEATURES
The land area in the FFCSP ranges in elevation from 1,875 feet to 2,405 feet above sea level. Topographically, the Specific Plan area is generally divided by Wildwood Creek, which runs immediately south of the freeway through most of the project area. Wildwood Creek generally contains water only after rainstorms or from other runoff. I-10 generally runs along the eastward extension of Wildwood Creek and obscures the former configuration of the channel. Other channels include Wilson Creek and Yucaipa Creek. All three channels are identified on USGS quadrangle maps as blue -line channels.
As shown in Figure 2-2, Topographic Map, the area north of Wildwood Creek consists of gently rolling to moderately steep hills with a general southerly slope. This area is underlain by gently sloping sandstone City of Yucaipa
Chapter 2: Baseline Conditions
Figure 2-2. Topographic Map
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LEGEND
TOPOGRAPHIC MAP FEATURES
Parcel Lines
Freeway Corridor Specific Plan . January 2024 - DRAFT
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and conglomerate (San Timoteo beds, Pliocene to Pleistocene age).
The area is cut by several deep ravines; in some ravines the upper San Timoteo beds have been eroded away, and older bedrock is exposed in small areas. Geologic maps show two areas of faulting: along the northeast edge of the study area and along the Chicken Hill fault at the northwest edge of the project area. Faulting has resulted in the formation of down -dropped sections of terrain that are traversed by drainage courses.
South of Wildwood Creek, the terrain is defined by tributaries of Wildwood Creek; the tributaries drain westerly toward Live Oak Canyon and the main Wildwood Creek. The area is underlain by San Timoteo beds that dip gently to the north-northeast. The San Timoteo beds are overlain by remnants of Pleistocene axial -valley deposits.
Younger alluvium is mapped in many of the stream channels. The Banning fault traverses the southern part of the study area, but does not appear to control the drainage pattern to a significant degree. This suggests that the Banning fault has not been active in recent time.
Another prominent feature is Wilson Creek. Wilson Creek runs roughly north -south and parallel to Live Oak Canyon Road and is one of the principal drainage channels for the entire Yucaipa Valley.
2.5 EARTHQUAKE FAULTS
The Specific Plan area is in a seismically active region. The San Andreas fault zone, a major strike -slip rupture capable of producing earthquakes of magnitudes greater than 7.5, lies four miles to the northeast. A portion of the Banning fault traverses the FCSP area, roughly from the south to Live Oak Canyon. The position of the Banning fault is inferred throughout its length since it is obscured on the site by relatively young alluvial sediments. The eastern and central sections of the Banning fault, which lie outside of the Specific Plan area, are active (earthquake along the fault in July 2005), with a maximum probable earthquake magnitude of 7.2. The western part of the Banning fault, including the section in the plan area, is not considered active. (The Banning fault was studied extensively as part of the SEIR for the Yucaipa Valley Water District wastewater treatment plant.)
The Chicken Hill fault study zone runs along the east side of Live Oak Canyon. The Chicken Hill fault is shown (though not named) on the Fault Map of California as having been active in the late Quaternary or Holocene (700,000 or 10,000 years before present, respectively). The trace of the Chicken Hill fault is shown north of I-10 and inferred south of I-10. An extensive study of the area was completed in the "Fault Investigation Study: Robinson Ranch" EIR that was certified in May 2000. The study was conducted by AGRA Earth and Environmental, Inc. and dated December 31, 1998.
City of Yucaipa
Chapter 2: Baseline Conditions
Figure 2-3. Slope Intensity Map
LEGEND
SLOPE INTENSITY MAP
0-15
15.1-20
20.1-25
m
25.1-30
30.1-35
35.1-40
40+
Freeway Corridor Specific Plan . January 2024 - DRAFT
Seismically active areas in California are governed by the Alquist- Priolo Act. Pursuant to the act, series of Special Studies Zones maps have been prepared by the California Geological Survey showing the traces of faults that pose significant seismic hazards. Development within the defined areas of the Special Studies Zones requires site - specific investigations of fault traces, movements, and hazards. In the project area, the only fault mapped as a Special Studies Zone is the segment of the Chicken Hill fault north of I-10. However, the inferred traces of the Chicken Hill fault south of I-10 and the Banning fault should also be considered potentially subject to direct seismic hazard (ground rupture), and any development in the area must take these faults into account.
2.6 LANDSLIDES AND
LIQUEFACTION
Landslides may occur in certain soil or rock types on steep or moderately steep slopes where water seepage or other factors result in failure of the cohesion of the material. Landslide deposits typically have an irregular, hummocky appearance, often with a visible break on the slope above the deposit. Landslide -prone deposits could fail due to ground shaking during an earthquake, although landslides can also occur without seismic activity. A small and very local landslide exists on the hill southeast of the rest stop along I-10, probably due to erosion of the bank of a local stream. No landslides are indicated on the geologic map.
Liquefaction typically occurs in water -saturated, fine-grained sediments in areas of very low slope. Ground shaking during an earthquake can cause such sediments to fail (liquefy), damaging existing structures. Such sediments and conditions are unlikely to exist on -site since it is in an area of relatively steep topography.
Landslide and liquefaction hazards are mapped by the California Geological Survey on a series of Seismic Hazards Zones maps based on the corresponding 7.5-minute topographic maps. No Seismic Hazard Zones map has been compiled or is proposed for the Yucaipa quadrangle.
2.7 HYDROLOGY AND DRAINAGE
The construction of I-10 profoundly changed the local drainage pattern. Before the freeway, runoff from the higher areas north of Wildwood Creek (beyond the northern part of the plan area) drained to Wildwood Creek, which ran westward to Live Oak Canyon and then southwest. The area south of Wildwood Creek also had a generally westward drainage pattern, with a south branch of Wildwood Creek being the most important feature.
Construction of I-10 prevented normal runoff from the north into Wildwood Creek and thence west to Live Oak Canyon. Culverts and drains under the freeway cannot always accommodate runoff during rainy periods, resulting in diversion of drainage patterns, local erosion, or local flooding north of the freeway. Drainage issues in the FCSP have been extensively studied to identify approaches to addressing areawide drainage concerns and incorporated into the Land Use Plan. Refer to Figure 2-5, Floodplain Map, for the locations currently within the 100-year FEMA floodplain.
City of Yucaipa
Chapter 2: Baseline Conditions
Figure 2-4. Floodplain Map
LEGEND
Floodplain
100 Year Flood Zone
500 Year Flood Zone
11�
—WOW :..
Freeway Corridor Specific Plan . January 2024 - DRAFT
2.8 BIOLOGICAL RESOURCES
One key asset of the project is the natural beauty of the rolling terrain.
The complex topography, oak trees, streams, and riparian corridors define an area unlike any other in the city.
An extensive analysis of biological resources is in the EIR. The EIR displays vegetation mapping and habitat types. Potential sensitive biological resources that may be present include bird species such as the southwestern willow flycatcher, coastal California gnatcatcher, western burrowing owl, and the least Bell's vireo. Rodent species that may exist include the San Bernardino kangaroo rat, Stephens' kangaroo rat, and the San Diego pocket mouse. Plant species may include the Santa Ana River woollystar, Parry's spineflower, narrow - leaved cottonwood, Plummer's mariposa lily, and the slender -horned spineflower.
The stream courses on the property include wetlands habitat, which will require protection or mitigation according to the US Army Corps of Engineers requirements. Also, subsequent development plans in each Specific Plan district will require an oak tree mitigation plan pursuant to the Yucaipa Municipal Code.
2.9 CULTURAL RESOURCES
The California Environmental Quality Act (CEQA) requires that archaeological and historic resources be investigated and considered as part of development applications. These procedures allow for important aspects of our past to be respected and preserved to educate future generations. To document cultural, historic, and archaeological resources in the project, a Phase I Cultural Resources inventory was completed in 2005/2006.
Recognizing the role that native peoples had in shaping the landscape as well as what they can contribute to current planning efforts, state law requires local governments to consult with California Native American tribes for the purpose of protecting and/or mitigating impacts to cultural places and resources. Table 2-2, Tribal Consultation 1, identifies the tribes that were consulted as part of the original effort.
Table 2-2. Tribal Consultation 1
TRIBE NAME
CONTACT PERSON
CITY
Morongo Band of Mission
' Indians
Britt W. Wilson, Project
Manager/Cultural
Resources Coordinator
Banning
Pechanga Band of Mission
Indians
Mark Macarro,
Chairperson
Temecula
Ramona Band of Mission
Indians
Manuel Hamilton,
Chairperson
Anza
San Manuel Band of
Mission Indians
Deron Marquez,
Chairperson
Patton
Serrano Band of Indians
Goldie Walker
Highland
Soboba Band of Mission
Indians
Robert J. Salgado, Sr.,
Chairperson
San Jacinto
Several sources were consulted as part of the cultural resources investigation. Included were cultural resources records and literature at the local Archaeological Information Center at the San Bernardino County Museum in Redlands. For information about the local and site -specific history of the project, numerous archival resources in San Bernardino, Redlands, and Yucaipa were consulted. Information regarding the prehistory and ethnohistory of the general study area was compiled from data collected by Southern California researchers over the past 15 years. Five prehistoric sites were previously identified and are described in Table 2-3, Tribal Consultation.
/Mr
City of Yucaipa
Chapter 2: Baseline Conditions
In addition to the sites identified in the literature research, 2005/2006 field surveys revealed nine new archaeological sites and three potentially historical standing structures. Of the nine archaeological sites, five contain historical archaeological deposits and features, and four consist solely of prehistoric archaeological remains (see Table 2-3, Tribal Consultation 2).
Table 2-3. Tribal Consultation 2
SITE ID
SITE DESCRIPTION
SBR-429
Recorded in 1935, this mineralized burial was discovered during the construction of a catch basin, and in 1965,
described as containing several burials, pottery, fire - altered rock, and ground and flaked stone artifacts.
SBR-908
Originally recorded in 1939 and updated in 1947 to
contain pottery, fire altered.
SBR-912
The site was recorded in 1947 as a processing station with burial and shell beads, in 1976 as destroyed by grading activity, and in 1999 with no artifacts.
SBR-913
The site was first recorded in 1947. A 1965 record
describes presence of cremations and burials with
associated artifacts. A comment from 1976 states that the site had been destroyed by road construction. A revisit in 1999 showed no artifacts.
SBR-915
An analysis from 1976 describes the site as very
important with very early artifacts, some of which were discovered at a depth of 20 feet. Portions of the site were destroyed during the construction of I-10.
Each of these sites will require in-depth investigation and appropriate mitigation before any development is allowed under this Specific Plan. Three archaeological sites in the project area have Native American human remains that were discovered as isolated burials and cremations. Any development or grading activity with the potential to disturb or destroy buried Native American human remains requires compliance with the state laws that protect them (i.e., Health and Safety Code Section 7050.5; Public Resources Code Section 5097.98). Sites containing Native American human remains will be identified and treated in a sensitive manner.
Freeway Corridor Specific Plan . January 2024 - DRAFT
Table 2-4. Tribal Consultation 3
SITE ID
SITE DESCRIPTION
AE-YUC-1H
This site consists of a 30-foot by 16-foot historical structure that may have functioned as a pump house.
AE-YUC-2H
This site consists of a flood control dam constructed to control flood waters coming down the creek from torrential rains in the San Bernardino Mountains.
AE-YUC-3
This site consists of a prehistoric residential location containing a sparse to moderate -density complex lithic scatter, fire -altered rock, and burned faunal remains.
AE-YUC-4H
This site consists of elements of a cattle ranch; cultural constituents observed include discarded hog wire and barbed wire fencing, sheet metal, and lumber.
AE-YUC-5
This site appears to be a small, prehistoric temporary camp site containing a sparse lithic scatter of flaked stone artifacts, burned bone, fire -altered rock, and sediments.
AE-YUC-6
This site consists of a small, sparse, discrete scatter of ten prehistoric ceramic fragments that all appear to be derived from the same vessel.
AE-YUC-7
This site consists of a sparse lithic scatter of one basalt secondary flake, five metavolcanic secondary flakes, and one metavolcanic spent core.
AE-YUC-8H
This site consists of the elements of a reservoir, including a spillways, drain tunnel, and dams. This reservoir appears to be the result of agricultural/ranch water development in the area. The spillway could have been an ingress that was abandoned due to loss of water and creek bed erosion.
AE-YUC-9H
This site is a partially destroyed pump house with mechanical accoutrements of a pump and flat head, six -cylinder motor. The pump was configured to supply water to the cooling system of the motor and represents ranch/agricultural water development on a modest scale.
CA-SBR-915
This site was recorded in 1976 as being a prehistoric site containing ground stone artifacts. Portions of the site may have also been destroyed during the construction of Interstate 10. Inspection during current surveys failed to identify any prehistoric cultural materials due to poor ground surface visibility at the time of the survey.
City of Yucaipa
Chapter 2: Baseline Conditions
2.10 HAZARDOUS MATERIALS/
HAZARDOUS WASTES
Hazardous materials are an issue in any planning process because the presence of contaminated soils or location of businesses that pose risks can influence how land uses are arranged.
This section describes and evaluates the potential risks to human health, the built environment, and the natural environment associated with the transportation, use, generation, storage, and disposal of hazardous materials.
The evaluation of potential hazardous materials and hazardous waste concerns in the study area was based on a regulatory database search, supplemented by field observations made during a site inspection in February 2006. The complete results of the search are provided in the Specific Plan EIR. The key concerns regarding prior use of the site are residual pesticides from agricultural uses, the former/current presence of fuel tanks, and any spills from truck accidents that may have occurred on I-10.
The only listed site in the immediate area is the Yucaipa Lift Station at 32280 Live Oak Canyon Road. The Yucaipa Lift Station is a sewage treatment facility operated by the Yucaipa Valley Water District.
This site appears on the County Permit database as an inactive hazardous materials handler (due to having an underground storage tank and above -ground storage tank, both listed as inactive); on the UST database with no other information provided; on the Haznet database as a generator of hazardous waste (aqueous solutions with organic residues); and on the Hazardous Materials Incident database for a 1997 incident when a breakdown at the station resulted in the release of an unstated quantity of raw sewage into Wildwood Creek.
Based on the regulatory database listings and the length of time since the sewage release incident, the presence of this one listed site in the study area does not appear to be of significant environmental concern.
2.11 TRAFFIC AND CIRCULATION
The project benefits from I-10 freeway access and a direct link to the heart of Yucaipa via Oak Glen Road. Streets that directly and indirectly serve the properties include Live Oak Canyon Road / Oak Glen Road, Outer Highway 10S, County Line Road, Calimesa Boulevard, Wildwood Canyon Road, Colorado Street, 9th Street, and 16th Street.
Freeway Corridor Specific Plan . January 2024 - DRAFT
LIVE OAK CANYON ROAD/OAK GLEN ROAD
Live Oak Canyon Road / Oak Glen Road is a two- to four -lane arterial roadway running northeast -southwest adjacent to and north of the project. The roadway is divided by a double yellow center line. Live Oak Canyon Road begins in the County of Riverside and at I-10 it becomes Oak Glen Road, which extends northeast, loops around the city, and ends back in the County of Riverside. The speed limit is posted at 50 miles per hour (mph) south of Avenue E and 40 mph north of Avenue E. Parking is generally not permitted along most of the roadway. Live Oak Canyon / Oak Glen Road has boulevard stops at Outer Highway 10S, the I-10 westbound ramp, and Colorado Street. The roadway is controlled by a four-way stop sign at the I-10 eastbound ramp and traffic signals at Calimesa Boulevard, Avenue E, and Yucaipa Boulevard.
OUTER HIGHWAY 10S
Outer Highway 10S is a two-lane arterial roadway adjacent to and north of the project. The roadway is divided by a double yellow center line. Outer Highway 10S begins at Live Oak Canyon Road and continues west, ending at Gold Hill Lane. The speed limit is posted at 40 mph. Parking is generally not permitted along most of the roadway. Outer Highway 10S provides stops for Alta Vista Drive and 16th Street. The roadway is controlled by a three-way stop sign at Yucaipa Boulevard and a boulevard stop at Live Oak Canyon Road.
City of Yucaipa
Chapter 2: Baseline Conditions
COUNTY LINE ROAD
County Line Road is a two-lane arterial roadway adjacent to and south of the project site. The roadway is divided by a double yellow center line. County Line Road begins just east of Canyon Crest Road and extends east, ending approximately one-half mile west of Crow Street. The speed limit is posted at 35 mph east of I-10 and 25 mph west of the freeway. Parking is generally not permitted along most of the roadway. County Line Road does not have boulevard stops at the I-10 ramps and is controlled by a traffic signal at Calimesa Boulevard and 5th Street. The roadway is controlled by all -way stop signs at 3rd Street, 2nd Street, California Street, and Bryant Street.
CALIMESA BOULEVARD
Calimesa Boulevard is a two- to four -lane arterial roadway that crosses the northern portion of the project site, parallel to and just north of I-10. The roadway provides two travel lanes and is divided by a double yellow center line north of County Line Road. South of County Line Road, Calimesa Boulevard widens to four lanes, two in each direction, divided by a two-way left -turn lane. Calimesa Boulevard begins in the County of Riverside and extends northwest, where it turns into 14th Street at Oak Glen Road. The speed limit is mostly posted at 50 mph north of County Line Road and 35 mph south of County Line Road. Parking is not permitted along most of the roadway. Calimesa Boulevard provides a boulevard stop at Wildwood Canyon Road. The roadway is controlled by traffic signals at Oak Glen Road and County Line Road.
Freeway Corridor Specific Plan . January 2024 - DRAFT
WILDWOOD CANYON ROAD
Wildwood Canyon Road is a two-lane arterial roadway north of the project site. The roadway is marked by a double yellow center line, and the speed limit is posted at 40 mph along most of the roadway.
The roadway extends east from Calimesa Boulevard and ends at Oak Glen Road. Wildwood Canyon Road has a boulevard stop at Colorado Street and Calimesa Boulevard, with an all -way stop sign at 5th Street.
COLORADO STREET
Colorado Street is a two-lane collector roadway north of the project site. The roadway is divided by a double yellow center line. Colorado Street begins at Oak Glen Road and continues east to Wildwood Canyon Road. The speed limit is posted at 35 mph. Parking is permitted along most of the roadway. The roadway is controlled by all- way stops at 8th, 9th, and loth Streets and a boulevard stop at Wildwood Canyon Road.
9th STREET
9th Street is a two-lane collector residential roadway north of the project site. The roadway is unmarked and extends south from Washington Drive and ends approximately 200 feet south of Colorado Street in the project area. The speed limit is not posted, so a prima facie speed limit of 25 mph would apply. The roadway is controlled with an all -way stop sign at its intersection with Colorado Street.
City of Yucaipa
Chapter 2: Baseline Conditions
16th STREET
16th Street is a two-lane collector street that borders the west end of the Specific Plan area, beginning at Florida Street. The roadway is divided by a double yellow center line and broken yellow center line along various sections of the roadway. 16th Street begins at Outer Highway 10S and continues north where it ends at Sand Canyon Road. The speed limit is posted at 35 mph and 40 mph along various sections.
Parking is generally permitted along most of the roadway. Sixteenth Street provides a boulevard stop at Avenue E and is controlled by boulevard stops at Outer Highway 10S and Yucaipa Boulevard.
INTERSTATE 10 - SAN BERNARDINO FREEWAY
I-10 bisects the project site. It has six travel lanes and provides regional east -west circulation between San Bernardino and Los Angeles counties and to destinations farther east. Three interchanges provide full access in the project vicinity:
• Yucaipa Boulevard
• Live Oak Canyon Road/Oak Glen Road
• County Line Road
A Rideshare Facility has been constructed at Yucaipa Boulevard, and a new interchange is planned at Wildwood Canyon Road.
Freeway Corridor Specific Plan • January 2024 - DRAFT
2.12 MARKET STUDY
This section summarizes the analysis of the market potential for residential, commercial, and industrial uses within the FCSP plan area.
The regional and national economies are mostly recovered from the COVID-19 pandemic, although there are some very well publicized issues, mostly related to supply chains and new outbreaks, that have yet to fully resolve, and new issues, including inflation growth, have arisen. Complicating these matters are ma-jor changes resulting from the pandemic. Most notably among these are the decline in the labor force participation rate which has created a labor shortage, the expansion of technological solutions that have made remote work and working from home more productive, and the accelerated shift to online retail and use of delivery services. The long-term impacts resulting from the changes, which are still occurring, is not yet known.
However, it is widely anticipated that the shift of some jobs to more remote work and working from home will alter downtowns, the office market, as well as the residential market in communities that are desirable places to live. It is also widely expected that retail vacancies will remain persistently high, reducing demand for new retail development and accelerating the reuse and redevelopment of excess commercial building space. Finally, the current rise in inflation and the resulting increase in interest rates is expected to reduce demand for housing in the short-term, but in a region like Southern California with structural housing shortages, the impact on the housing market is expected to subside as the supply does not meet the demand.
Needless to say, it is a very challenging time to project the course of market demand for real estate development. The analyses presented herein take these issues into account as best as is possible. In addition, the analysis provides results as a range of outcomes to reflect the uncertainty, and the projections extend out only 15 years. The analysis identifies the potential market demand as follows:
Residential Development
The analysis recommends that the updated plan accommodate a mix of approximately 1,490 single-family detached homes and 990 multifamily homes (inclusive of townhouse, condos, and apartments).
The analysis notes that shifting demographics may result in smaller households with more renters and fewer children. This suggests that new housing should include more multifamily housing than in the past, as reflected in the recommended housing mix, and smaller housing units.
Retail Development
The analysis finds that there is a substantial amount of retail spending that Yucaipa residents do in other communities, a result that replicates many previous market analyses for the city. The FCSP plan area may help reduce some of this retail spending leakage. However, it is unlikely that the market will support a regional -scale shopping center, and without this, a substantial amount of residents' consumer spending will continue to flow to other communities. The analysis recommends that the updated plan accommodate 148,000 to 245,000 square feet of retail building space. It also motes that in the unlikely event a major comparison goods retail located in the plan area, then the total amount of retail building space the market might support would rise, potentially as high as 587,000 square feet.
City of Yucaipa
Chapter 2: Baseline Conditions
Other Commercial Development
Other commercial development includes services, such as banks and hair salons, as well as hotels and medical offices. The analysis projects that the market would support about 156,000 square feet of commercial building space, although this could rise as high as 313,000. About a quarter of this total would be medical office.
Office Buildings
The pandemic has dramatically altered the market potential for office development. The analysis recommends that the plan area accommodate only 14,700 to 61,500 square feet of stand-alone office buildings (excluding medical office). This could change depending on how the labor market and office work environments evolve over time, however a steady decrease has occurred over the past two decades.
Industrial Development
The analysis finds that the market could support about 239,000 square feet of industrial buildings, not including warehousing, and that, citywide, this demand could increase up to 717,000 square feet. The analysis notes that the industrial market for sites for new warehouses is very strong. In addition, with a greater influence of online shopping, point of sale facilities have replaced the economic driver previously seen by retail development.
2.12.1 INTRODUCTION
1A. Purpose
The City of Yucaipa (city) began developing the Freeway Corridor Specific Plan (FCSP) in 2005 and adopted it in 2008. No real progress implementing the FCSP has occurred since then, in no small part due to the devastating 2008-09 recession, the slow economic recovery, and then the COVID-19 pandemic, which began in 2020. The city intends to adopt an update to the FCSP in late 2023, with the updated plan reflecting a variety of conditions that have changed since the original FCSP was prepared.
This report summarizes the analysis of economic and market conditions that was conducted as part of the process to update the FCSP. The purpose of the economic and market analysis is to inform land use planning, especially the amount of land area and types of uses that projected market demand will likely support.
1B. The Plan Area
The FCSP encompasses about 1,242 acres. The land is owned by 12 different property owners, but the two largest own 78 percent of the plan area. The land is mostly used for agriculture or is open space.
There are a limited number of residences, a wastewater treatment plant, and miscellaneous commercial uses such as an outdoor pottery store and storage.
The land area within the Freeway Corridor Specific Plan ranges from 1875 feet above sea level to 2,405 feet above sea level. Topographically, the Yucaipa Freeway Corridor Specific Plan area is generally divided by Wildwood Creek, which runs immediately south of the freeway through most of the project area. Wilson Creek runs roughly north - south and parallel to Live Oak Canyon Road and is one of the principle drainage channels for the entire Yucaipa Valley. Topography, drainage, and flood plains are significant constraints to development in the plan area.
The original specific plan designated the 1,241-acre plan area for the land uses shown in Table 2-5. As originally envisioned, the plan area's 425 acres of residential area would accommodate 2,447 residential Freeway Corridor Specific Plan . January 2024 - DRAFT
Ar-
dwelling units. With the maximum allowa-ble floor -to -area (FAR) ratio, the plan would allow a theoretical maximum development of
3.7 million square feet of regional commercial building space and 840,000 square feet of business park building space, although this does not take into account the topography, drainage, and flood plain constraints.
Table 2-5. Acreage by Planned Land Use Designation; FCSP Plan Area; 2008
LAND USE
DESIGNATIONS
ACRES
172.0
RC Regional Commercial
BP Business Park
25.7 R-1 Residential 4 du/ac
15.7 R-2 Residential 2 du/ac
104.0
R-4 Residential 4 du/ac
215.10
R-8 Residential 8 du/ac
49.9 R-24 Residential 24 du/ac
40.0 PF Public Facilities
44.8 OS Open Space
549.0
Rights -of -way
25.3 Total
1,241.5
2.12.2 2. RESIDENTIAL
DEVELOPMENT
Changes in the number of households over time drives the demand for new housing development. Thus, the analysis projects household growth as the indicator of demand for new housing over the next fifteen years.
2A. Residential Market Area
Developers building new housing in the plan area will draw customers from households looking for homes in a larger area than just Yucaipa.
For simplicity's sake, the market analysis defines the market area as generally the area along the I-10 freeway, from Redlands to Beaumont, including unincorporated areas like Cherry Valley and Mentone.
Specifically, the defined market area consists of the following zip codes: 92223, 92320, 92359, 92373, 92374, 92399, as shown in Figure 2-5.
Figure 2-5. Market Area
1 San Bernardino
National Forest
Perris
0 ® Residential Market Area
Hemet
0 /AU
City of Yucaipa
Chapter 2: Baseline Conditions
2B. Household Growth Trend
The analysis estimates that the number of households residing in the residential market area grew from 43,100 in 1991 to 67,300 in 2022, and increase of 24,200 households, or 1.4 percent per year. The analysis provides three projections for the number of households over the next 15 years, both a low and high projection, as well as a mid -level projection, which serves as the basis for the forecast for household growth in the plan area. Figure 2-6 shows the trend in household growth from 1991 to 2022 and the three projections for future household growth over the next 15 years.
The analysis projects that the number of households in the residential market area will likely increase by 9,150 from 2022 to 2037, or 0.9 percent per year. However, the projected increase in households could range from a low of 5,420 (0.5 percent per year) to a high of 12,900 (1.2 percent per year).
Figure 2-6. Estimated Household Growth, 1991 to 2022, and Three Projections for Household Growth, 2022 to 2037; Residential Market Area
10,000
80,000
70,000
60,000
50,000
40,000
30,000
20,000
10,000
CO - GO
CO GO GO GE,
Actual
Low Projection
CO
Mid Projection High Projection
INO
2C. Local Household Growth Potential
How many of these new households might choose to move to the plan area? There is no way to know for certain because it will depend on the timing of infrastructure improvements and the types and costs of the new housing that gets built in the plan area. It will also depend on the types and costs of new housing built in the other parts of the residential market area. Because the FCSP area constitutes a major portion of the land area in Yucaipa that will be available for new residential development, the analysis uses the city's share of market area household growth from 1991 to 2022 as a proxy for the potential demand for new housing in the plan area.
Table 2-6 provides the forecast for household growth, along with a high and low projection. The analysis forecasts that the plan area could grow by 2,560 new households over the next 15 years, or an average of about 160 households per year. If there is a delay in getting housing built and if other nearby cities make more land available for residential development, the number of new households in the plan area could be as low as 880. Conversely, if the plan area develops rapidly and the other cities fail to make land available for residential development, the number of new households that could theoretically move to the plan area might increase to up to 4,280.
Table 2-6. Household Growth Forecast; Freeway Corridor Specific Plan Area; 2022 to 2037
TOTAL PER YEAR
Low Projection
880
60 Forecast
High Projection
2,460
4,280
160
290
Freeway Corridor Specific Plan . January 2024 - DRAFT
2D. Housing Type
The demand for new housing is essentially the same as the projected growth in households. The market questions concern of the type and size of housing needed to accommodate new households.
Tenure
Over the past five years, the percentage of households in the residential market area owning their own home increased from 67.2 percent to
70.4 percent. This is substantially higher than the home ownership rate for San Bernardino County and California, suggesting that there could be unmet demand for additional rental housing in the market area.
Average Household Size
The average household size in the residential market area increased slightly from 2.86 to 2.94 over the past five years. However, birth rates have been declining since 2007, with fewer and fewer children being born. In its most recent Regional Transportation Plan, the Southern California Association of Governments is forecasting decreasing household sizes from 2020 to 2045. This suggests that the market demand for new housing may transition to smaller average house sizes.
Housing Type
As of the beginning of 2022, the California Department of Finance estimates that single-family detached (SFD) housing accounted for
70.7 percent of the housing stock in the residential market area.
However, from 2011 to 2022, SFD housing accounted for 85.9 percent of the total new housing constructed in the market area. In contrast, SFD housing accounted for 67.8 percent of the total housing in 2022 but only 50.7 percent of the new housing constructed from 2011 to 2022.
In 2011, multifamily housing (including single -family -attached housing, condos, and apartments) was only 18.8 percent of the total housing stock in the market area and accounted for 12.5 percent of the in -crease in housing from 2011 to 2022. In Yucaipa, multifamily housing was 10.1 percent of the 2021 housing stock but 49.3 percent of the 11-year increase in housing.
With rising construction costs and increasing housing prices, it is likely that attached and multifamily hous-ing may increase in the share of new construction. The project market demand provided in the following section assumes that the existing split between SFD housing and attached and multifamily housing con-tinues. However, the specific plan should maintain some flexibility in the ultimate mix to allow developers to respond to changes in market demand over time.
2E. Housing Recommendation
It is likely that most new SFD construction in Yucaipa will occur in the plan area, where there is land available for larger developments.
New multifamily may split between the plan area and the rest of the city depending on what land is available and at what cost.
Based on the foregoing discussions, Table 2-7 provides the recommended amount of housing that projected market demand could support in the FCSP. The high projection in Table 2-7 reflects the projection for housing growth citywide, assuming that the FCSP is adopted and implemented. The low projection represents citywide housing demand should substantive investment in infrastructure fail to materialize.
City of Yucaipa
Chapter 2: Baseline Conditions
2.12.3 RETAIL DEVELOPMENT
Retail market demand is primarily driven by local residents. Retail businesses in the FCSP plan area would also likely draw some customers from through traffic along the I-10 freeway. This section estimates market support for retail stores and restaurants and discusses implications of the COVID-19 pandemic on demand. The next section discusses market support for other types of businesses. 3A. Retail Types
Table 2-7. Recommended Housing Capacity; FCSP Plan Area
SINGLE-FAMILY MULTIFAMILY
DETACHED
Low Projection
1,150
280
Recommendation
1,240
1,200
High Projection
1,940
1,120
The retail market can be categorized into two broad groups:
convenience goods and services and comparison goods. Table 2-8 describes the conventional typology for retail centers, and the subsequent discussion in this section further describes types of retail. 3A(i) Convenience Goods and Services
Convenience goods and services are those that people need on a regular basis. For these regular purchases, most consumers have built knowledge of where to go to get what they want, and whether their discriminator is price, convenience, or quality. Groceries, medicines, and hair care are typical convenience goods and services. Because convenience goods and services usually have low-cost margins and high sales volumes, convenience retailers are located throughout Table 2-8. General Shopping Center Types
SHOPPING
CENTER
TYPE
BUILDING SIZE
RANGE (SQ. FT.)
SHOPPING .111
CENTER TRADE
AREA (RADIUS"
IN MILES)
Convenience
<30,000
1/2
Neighborhood
30,000 - 100,000
11/2
Community
100,000 - 450,000
3-5
Regional
300,000 - 900,000
8 Superregional
500,000 - 2 million
12 Source: Michael D. Beyard et.al., Shopping Center Development Handbook, 3rd. Ed., Wash-ington D.C.: Urban Land Institute, 1999.
an area, close to concentrations of house -holds. Convenience goods retailers typically operate in convenience -goods centers (less than 30,000 sq. ft.) and neighborhood -scale centers (less than 100,000 sq. ft.), and they typically draw customers from a 1/2- to 11/2-mile radius. 3A(ii) Comparison Goods
Comparison goods are retail items that consumers purchase more infrequently or rarely. For these purchases, consumers tend to compare goods across brands and across retailers. This habit of comparing induces retailers to locate near each other. It also promotes larger -scale retailers who can stock many different brands of similar products. Clothing, electronics, and furniture are quintessential comparison goods. Because comparison goods have Freeway Corridor Specific Plan . January 2024 - DRAFT
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higher cost margins and lower sales volumes and because consumers purchase these goods infrequently, comparison goods retailers tend to locate close to major transportation corridors that give access to a greater number of consumers. These businesses typically locate in community -scale centers (100,000+ sq. ft.) and regional -scale centers (300,000+ sq. ft.), and they draw customers from a 3- to 5-mile radius up to an 8- to 12- mile radius, depending on the center's size and re- tailer mix.
3A(iii) Eating and Drinking Places
Eating and drinking places are a cross between convenience and comparison. Sometimes consumers are looking for convenience when buying food away from home. Fast food and limited -service restaurants typically satisfy this convenience demand. Other times, consumers are looking for higher quality and are willing to travel longer distances and pay more for the cuisine they desire. 3A(iv) Experience -Oriented Shopping
A fourth, hybrid type of retail is experience -oriented shopping.
In this type of shopping, the experience of the trip is of equal if not greater importance than the material needs for a good or service. The experience's value may accrue from socialization with friends, activities and entertainment, or the quality of the place.
Downtowns, new town centers, lifestyle centers, and even shopping malls all attempt to enhance the shopping experience and provide a mix of businesses and amenities to create an enjoyable shopping experience. Because most consumers infrequently invest their time in experiential shopping, most are willing to travel further and forego quick and easy access for the value of the experience. Experience - oriented shopping is a destination trip and draws from a community, regional, or even superregional size trade area, even if it does not offer the commensurate amount of retail square footage.
3B. Retail Market Basics
3B(i) Trade Area
A trade area is the geographic area from which a retail center will draw the majority of its customers. Sophisticated market -analysis models for individual retailers often define primary, secondary, and even tertiary trade areas. Several factors affect the size and boundaries of the trade area, including the type of shopping center, location of competitive retail facilities, physical barriers, and visibility and access to major roads and highways.
Because people typically patronize convenience goods and services in proximity to where they live, Yucaipa in general and the FCSP plan area specifically should be able to capture most of local residents' spend- ing for these goods and services. For comparison goods, however, retail development in Yucaipa and the plan area is constrained by competitive retail facilities in adjacent and nearby communities. For example, new housing in the FCSP plan area might be a 15-minute drive from the WalMart in Beaumont or Citrus Plaza in Redlands.
To account for this competition, the analysis defines a local trade area for convenience goods and services and a regional trade area for comparison goods. The boundaries, shown in Figure 2-6, are based the general trade area guidelines from Table 2-8 and reflect estimated drive times, physical constraints, and competitive facilities.
City of Yucaipa
Chapter 2: Baseline Conditions
3B(i) Household Spending
The household is the basic economic unit in retail analysis. The Consumer Expenditure Survey, published annually by the US Bureau Figure 2-7. Local and Regional Retail Trade Area Boundaries; FCSP Plan Area
San Bernardino
National Forest
— Local Trade Area
— Regionalrade Area
of Labor Statistics, details how households spend their annual income strati-fied by income, age, geography, household size, and other demographic characteristics. Esri's Business Analyst interprets that data for individual locations based on the demographics and lifestyle characteristics of the households residing in that area. Esri reports the data using standard retail business categories from the North American Industrial Classification System.
3B(i) Estimated Retail Sales
The Esri spending report also estimates the amount of retail sales at businesses operating in the trade area. The Esri estimates are based on the US Census Bureau's Economic Census and information ob- tained from proprietary data sources, such as Dunn and Bradstreet and InfoUSA.
3B(ii) Sales Efficiency
Sales efficiency is the average annual sales per square foot of retail businesses. Sales efficiency varies by store type, by individual business, and among different locations of an individual retail chain.
This report estimates retail sales efficiency by type of store based on information from Dollars and Cents of Shopping Centers / The SCORE, published by the Urban Land Institute and the International Council of Shopping Centers; annual 10K reports filed by retail corporations with the US Securities and Exchange Commission; and the US Census Bureau's Economic Census.
3B(iii)Calculating Retail Demand
Retail market potential is the difference between the amount of trade - area household spending and the amount of trade -area retail business sales. When trade area households spend more at a particular type of retail store than those types of stores in the trade area take in, residents are spending money outside of the trade area. This situation is often referred to as retail spending leakage, or just leakage. In the opposite situation, when a trade area's retail businesses have more retail sales than trade area households spend, the businesses are attracting customers from beyond the trade area. In this situation, the difference be-tween sales and spending is often referred to as the retail spending capture.
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Retail leakage and capture matter because it is usually easier to get a trade area's residents to shop closer to home than it is to attract more customers from beyond the trade area. In economic development, most retail business attraction efforts are focused on the retail categories from which a trade area leaks spending.
Dividing a trade area's retail leakage by the average sales efficiency determines the market demand —the amount of retail building space that can be supported by existing trade area spending. Dividing a trade area's retail capture by the average sales efficiency provides an estimate of the amount of retail building space supported by consumer spending from visitors from outside of the trade area. 3C. Retail Market Potential
The analysis estimates the potential market demand for retail building space based on the estimated con-sumer spending by households residing in the trade area and on the estimated value of sales at retail stores in the trade area. The data represent gross floor area, measured in square feet. The data presented in the following sections represent the amount of retail building space that could be supported by existing leaked retail spending (i.e., spending that residents of the trade area do at businesses outside of the trade) and the building space that could be supported by new residents in the FCSP plan area. 3C(i) Convenience Goods
Table 2-9 shows the amount of retail building space (in square feet) that could be supported in the local retail trade area if local businesses captured the convenience goods spending that currently leaks to businesses outside of the trade area and the amount of building space that could be supported if local trade area businesses capture all the convenience goods spending (exclusive of online retail) of new households residing in the plan area. The analysis suggests that the defined local trade area could support an additional 171,200 square feet of retail building space if leaked spending were captured by businesses in the trade area. Separate from the leaked spending, the number of new households accommodated in the proposed specific plan could support 65,000 square feet of retail building space if all their convenience goods spending were captured within the local trade area. The following sections describe some considerations for specific store types.
3C (ii)Comparison Goods
Table 2-11 shows the amount of retail building space (in square feet) that could be supported in the regional and local retail trade areas if trade -area businesses captured the comparison goods spending that currently leaks to businesses outside of the trade area and the amount of building space that could be supported if local trade -area businesses capture all the comparison goods spending (exclusive of online retail) of new households residing in the plan area.
The comparisons goods trade area analysis is more complex than the convenience goods trade area analysis. For example, the analysis shows that the local trade area currently leaks enough spending to support over 100,000 square feet of retail building space for furniture and home furnishings stores. However, the regional trade area has a retail surplus of 75,000 square feet. This means that the regional trade area is drawing spending from residents outside of the trade area. So even though the local area could support a sizeable store in this category, it is unlikely that a business would invest in opening a furniture and home furnishings store in the local trade area when the regional trade area is saturated with these stores.
Accounting for the likelihood that development of comparison goods businesses in the local area will be limited in store categories with little to negative leaked spending at the regional level, the analysis suggests City of Yucaipa
Chapter 2: Baseline Conditions
Table 2-9. Retail Market Potential in Square Feet of Building Space by Type of Convenience Goods Store; Local Retail Trade Area; Current Leaked Spending 2021 and Plan Area at Full Buildout
SHOPPING CENTER TYPE
BUILDING SIZE RANGE (SQ. FT.)
SHOPPING CENTER TRADE AREA (RADIUS
Food & Beverage Stores
57,030
30,200
- Grocery Stores
24,000
23,040
- Specialty Food Stores
18,510
4,730
- Beer, Wine & Liquor Stores
14,520
2,430
Health & Personal Care Stores
61,100
15,150
Gasoline Stations
(1,710)
4,840
Miscellaneous Store Retailers
52,540
13,990
- Florists
2,130
400
- Office Supplies, Stationery & Gift Stores
10,490
2,610
- Used Merchandise Stores
(2,480)
1,060
- Other Miscellaneous Store Retailers
30,500
6,450
- Auto Parts, Accessories & Tire Stores
11,900
3,470
Food Services & Drinking Places
2,210
780
- Drinking Places - Alcoholic Beverages
550
120
- Restaurants/Other Eating Places
1,660
660
Total Market Potential
171,200
65,000
Source: PlaceWorks, 2021, using estimated spending and sales data from Esri Business Analyst and sales efficiency data from Dollars and Cents of Shopping Centers / The SCORE, published by the Urban Land Institute and the International Council of Shopping Centers; annual 10K reports filed by retail corporations with the US Securities and Exchange Commission; and the US Census Bureau's Economic Census.
Freeway Corridor Specific Plan . January 2024 - DRAFT
that the local trade area could support up to 353,000 square feet of retail building space for comparison goods retailers if the local trade area were to capture all of the leaked comparison goods spending of local trade -area residents. Separate from the leaked spending, the number of new households accommodated in the proposed specific plan could support up to 122,100 square feet of retail building space if all their comparison goods spending were captured within the local trade area.
Finally, it is worth noting that comparison goods retails tend to serve a regional trade area. Capturing all the comparison goods spending of current local residents and the new plan -area residents, the maximum total supportable building space would be 475,000 square feet. This would be a major community -scale center, if all the space were developed in one area. However, it would not be large enough to be a regional -scale shopping center. Thus, the local trade area will be unlikely to have enough stores to attract comparison goods spending from outside of the local trade area, and most of the local consumer spending on comparison goods is likely to continue to flow to the regional -scale shopping centers outside of Yucaipa.
3C(iii) Retail Development Recommendations
If current spending patterns, include the percentage of spending leaking out of the local trade area continue, the new households residing the plan area at buildout would support a total 148,000 square feet of retail building space in the plan area. This represents the minimum amount of retail building space that should be accommodated by the updated specific plan.
Table 2-10. Retail Market Potential in Square Feet of Building Space by Type of Comparison Goods Store; Regional and Local Retail Trade Areas; Current Leaked Spending 2021 and Plan Area at Full Buildout
STORE TYPE
REGIONAL
TRADE
AREA,
LEAKED
SPENDING
LOCAL TRADE
AREA, LEAKED
SPENDING
NEW PLAN
AREA DEV.
Furniture & Home
Furnishings Stores
(75,400)
109,100
13,620
Electronics &
Appliance Stores
203,000
45,300
7,350
Building Materials,
Garden Equip. &
Supply Stores
37,200
109,300
15,980
Clothing & Clothing
Accessories Stores
132,600
166,200
20,600
Sporting Goods,
Hobby, Book & Music
Stores
115,100
61,700
8,050
General Merchandise
Stores
(7,310)
391,000
54,900
Food Services &
Drinking Places
23,100
4,420
1,560
Total Market
Potential
428,000
887,000
122,100
City of Yucaipa
Chapter 2: Baseline Conditions
With good freeway visibility and good freeway access, the plan area is likely to capture some of the local trade area's leak spending and some consumer spending from pass -through traffic. With these assumptions a mid -range recommendation for retail development in the plan area would be 245,000 square feet.
If the new retail development in the plan area were to eliminate leaked retail spending in the local trade area, with the exception of the comparison goods store types that are saturated in the regional market, the recommended retail development for the plan area would be up to 587,000 square feet. This represents a high -end recommendation, but it is not likely unless a major comparison goods retail were to locate in the plan area.
2.12.4 OTHER NONRESIDENTIAL
DEVELOPMENT
Other nonresidential development includes building space for other commercial uses (local -serving, non -retail businesses), office space for professional services types of businesses (excluding medical office), and industrial space for goods -producing and base -service producing businesses. It also includes industrial are -as for warehousing and logistics uses, but the demand for these is calculated separately because the industrial market for warehousing and logistics, as discussed below, is truly a regional market across Southern California.
For the first three, the analysis calculates the number of jobs in the relevant sectors in Yucaipa, per household, for each year from 2017 through 2019 (which is the most recent year for which employment by economic sector data is available for cities). It then applies the average to the number of households expected at buildout of the updated specific plan to determine the estimated increase in employment. Us- ing standard building efficiency metrics (typical square of building space per employee) to determine the resulting total amount of building space for each use. This projected demand is the low range, because it assumes that non-residential development will mostly serve existing residents.
The analysis then follows a similar process but using the countywide number of jobs per household. Be -cause Yucaipa is located near the edge of the Southern California urbanized area, it generally has fewer jobs per household relative to the countywide total. Thus, using this process results in a higher projection. Inherent in this process is an assumption that the plan area will provide a location for citywide businesses to grow and will accommodate more economic development than just what is expected based on house -hold growth in the plan area.
Table 2-12 provides the low -end and high -end projection of the market potential for non -retail commercial businesses, professional offices, and industrial facilities in building square footage. The analysis projects that there is a potential market for 411,000 square feet of commercial, office, and industrial building space. If the area is planned to accommodate a larger share of citywide economic growth, the market demand might increase, potentially as high as
1.09 million square feet.
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Table 2-11. Potential Market Demand for Non-residential Uses, in 4A. Non -retail Commercial Square Feet of Building Space; FCSP Plan Area
PROFESS- INDUSTRIAL
NON -RETAIL IONAL (EX. WARE -
COMMERCIAL OFFICE HOUSING)
Low -End Projection
Projected increase in
employment
450
50 210
Building square
footage per employee
350
300
900
Market potential
(building sq. ft.)
156,500
14,700
239,400
Total non-residential
building space
410,600
61,700
8,050
High -End Projection
Projected increase in
employment
890
270
800
Building square
footage per employee
350
300
900
Market potential
(building sq. ft.)
312,600
61,500
717,300
Total non-residential
building space
1,091,400
The non -retail commercial category includes a wide variety of business types, including banks, real estate, arts, entertainment, recreation, hotels, and personal and other services. This category also includes health care, and about a quarter of the projected building space would be medical office. A very small portion might include auto repair and similar uses that are sometimes considered commercial and sometimes considered light industrial. The majority of the building space would be a mix of retail centers and office buildings. 4B. Professional Office
The professional office category includes computer software, finance, insurance, professional, scientific, technical services and management of companies. For the most part, this market demand would be filled by office buildings. Many of the jobs in this category are suited to remote work and work from home. While the expected COVID- pandemic impacts on the office market have not fully materialized, it is quite possible that future growth in office space will be less than projected.
4C. Industrial (ex. Warehousing)
The industrial category includes utilities, construction, manufacturing, and wholesale trade. It may be the case that some of these uses are deemed to not be appropriate in the FCSP area. In that case, industrial land would be needed elsewhere in the city to accommodate growth in these sectors.
4D. Warehousing and Logistics
A previously prepared PlaceWorks analysis of the demand for warehousing throughout Southern California projected that the region would run out of land planned and zoned for new warehousing IMF
City of Yucaipa
Chapter 2: Baseline Conditions
before the end of this decade. Many warehouse developers are hesitant to locate in the High Desert and to locate as far out as the Coachella Valley. The region has experienced historically low industrial vacancy rates for many years. The demand is so high, that some warehouse developers are now proposing multistory warehouses to redevelop old warehouses closer to the port. Still other developers are buying old, function -ally obsolete industrial buildings and even older housing to redevelop into warehouses. The demand for warehousing is putting pressure on manufacturing and other industrial businesses in the region and driving up rents to are negatively impacting such industrial businesses.
The FCSP plan area has substantial topographical constraints to the development of large modern warehouses. Nevertheless, the cost of grading a building site would be weight by the developers against the cost of acquiring old industrial buildings and old very -low -density neighborhoods. It is a reasonable statement to say that there is demand for as much warehousing as the city may want to plan for in the updated specific plan.
At the same time, if warehousing is an allowed use, the city should weight the potential impact to the planned residential components.
Neighborhoods adjacent to warehouses or along roads used by trucks may be viewed as less desirable, and enhanced buffers and separation should be planned.
4E. Viticultural Uses
The city and the community are in a process to gain federal recognition as an American Viticultural Area, and the city is pursuing a Wine Country Specific Plan. A market and economic analysis was conducted for that effort. That analysis recognized that some of the demand for vineyards, wineries, and related uses may be partially satisfied within the FCSP plan area.
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• 9 1 : . .
m• '
II
lm_
3 PROJECT
DESCRIPTION
NM
City of Yucaipa
Chapter 3: Project Description
3.1 INTRODUCTION
Over the past three decades, cities in San Bernardino County have experienced rapid population growth and development. However, development in the FCSP area has been constrained for a variety of reasons, such as steep slopes, natural drainage courses, and lack of infrastructure. The Land Use Plan for the Freeway Corridor Specific Plan Amendment is an update to the mix of uses, with a priority given to the development of a realistic and sensitive grading plan, and includes collaboration with the property owners.
The Specific Plan Amendment is designed to accomplish the goals of the previously approved plan by providing the opportunity for development of a range of housing types, commercial retail and services in prime locations, and business park uses that bring new jobs to the community. The revised plan has been designed to respect important land forms, minimize grading, and maximize open space within the plan area. Approximately 553 acres, 44 percent of the project site, is to be dedicated to open space that includes ridgelines, hillsides, natural drainage courses, natural vegetation, and prominent views and that will be preserved as open space and as a green -belt in perpetuity. Streets, trails, utilities, and drainage improvements are designed to promote the rural character of the area. Landform grading techniques shall be used to the maximum extent possible to mimic existing conditions, with building pads that create a smooth and gentle transition between the land use sites.
3.2 DEVELOPMENT GOALS AND
OBJECTIVES
PLANNING OBJECTIVES
The following planning objectives are carried over from the 2008 Specific Plan and will be upheld with minor revisions to improve the overall feasibility of development and success toward the City's General Plan's vision and policies.
PLANNING OBJECTIVE 1
Maintain the impression of Yucaipa as a quality rural
community.
• Vision: Recognize and retain the rural character of Yucaipa through preservation of existing scenic views, hilltop ridgelines, and natural habitat. Carefully plan architecture and site design to reflect the scale and design of rural towns, guided by the Design Guidelines in Section 5.
• Complement existing neighborhoods and incorporate landscaped open spaces in public and private spaces, streets, parking areas, and other areas of new development.
• Retain sufficient open space to balance and buffer any new development.
• Ensure protection of significant hillsides, ridgelines, and scenic views that greatly contribute to the image of the community, especially as viewed from Interstate 10 and other key roadways, while allowing for development and other features that benefit the community.
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• Provide local multimodal trails and connect to surrounding multimodal trails that accommodate pedestrian, bicycle, and horseback riding for the residents of the project as well as residents of the city.
• Ensure compatible land uses that do not negatively impact the existing noise levels, aesthetics, property values, light, and glare levels of the surrounding community.
PLANNING OBJECTIVE 2
Ensure that resultant development meets the needs of city residents and brings in tax revenue.
• Vision: Provide a range of housing styles, size, density, and price levels that reflect the growing demand for housing in San Bernardino County. Minimize sales tax leakage to surrounding cities by providing businesses and services that satisfy the needs of city residents. Encourage the development of businesses that benefit from the freeway frontage, proximity, and visibility.
Expand employment opportunities in Yucaipa by providing retail, entertainment, and business centers.
• Recover tax revenue leaking to other cities to fund public services offered to residents of Yucaipa.
• Enhance the employment and entertainment value of Yucaipa by providing space for businesses that meet local neighborhood and regional needs.
• Ensure an appropriate balance of residential, commercial, office, and institutional land uses.
PLANNING OBJECTIVE 3
Provide for appropriate land use intensity and density that leads to economically viable development opportunities for the affected property owners.
• Vision: Ensure economic viability of development to property owners of the project site by reducing barriers to development. • Plan for commercial centers to attract retail, office, and service businesses that will benefit from proximity to I-10 and the growing population of the local area.
• Ensure development standards provide flexibility to changes in the market.
• The Specific Plan utilizes pictures and renderings to capture the intent of the Specific Plan. However, actual implementation of the Specific Plan is not expected to result in exact replicas of these images.
3.3 PUBLIC BENEFITS
ECONOMIC BENEFITS
• The commercial and business park development allowed by the Specific Plan offers a timely opportunity to attract commercial and neighborhood -serving amenities currently deficient in the community.
• The commercial and business park development provides an opportunity to capture sales tax revenue that could be used to improve public services and facilities for Yucaipa.
• Commercial and business park development in the plan area will take advantage of the area's proximity to I-10.
City of Yucaipa
Chapter 3: Project Description
• Job creation for local residents and business will be the result of development in the FCSP area.
CIRCULATION BENEFITS
• A new vehicular circulation system south of I-10 shall provide a physical connection between Live Oak Canyon Road and County Line Road. This vehicular connection shall be aligned circuitously to discourage high-speed, cut -through traffic yet accommodate convenient access for residents.
• The development of a multimodal trail system will expand the existing trail network and expand outdoor recreational areas in the city. Enhanced bicycle, pedestrian, and equestrian trail networks further augment connectivity within and between the Specific Plan neighborhoods.
• Well -designed streets that incorporate traffic -calming measures, such as narrow pavement widths, trails, and tree canopies extending over streets, will improve safety and the quality of the experience of moving through the neighborhoods in the project area.
COMMUNITY IDENTITY BENEFITS
• Development built according to the Design Guidelines in Section 5 will encourage designs that reflect the rural character and scale of Yucaipa.
• Development of commercial agricultural uses, including opportunities for vineyards and winery -related uses in appropriate locations, will support the growing wine industry in the community.
• Since the Specific Plan includes a diverse range of compatible land uses within proximity to each other, it will serve as a standard of excellence for new developments in Yucaipa.
• By locating new development such that it largely preserves Yucaipa's signature ridgelines, the development will minimize impacts to scenic views.
• A range of housing styles, density, and sizes will be available to residents, meeting local demand at a variety of income levels
INFRASTRUCTURE BENEFITS
Planned site drainage improvements include the construction of necessary stormwater management and flood control facilities.
Without these improvements, the area would continue to be subjected to flooding and erosion problems. Stream bank preservation and revegetation of eroded slopes may be needed in certain areas.
3.4 LAND USE PLAN AND SITE
PLAN CONCEPT
Approximately 40 percent (498 acres) of the site is dedicated to open space uses that will retain key scenic views, preserve habitat, provide a rural appearance, encourage long-term agricultural uses, and provide for recreational opportunities for the community. Approximately 28 percent (344 acres) will be developed to accommodate nonresidential uses. These areas will contain retail and services, office uses, and public facilities that provide amenities and services for future residents and adjacent neighborhoods. Business centers and high -cube industrial will also be integrated into the plan and will provide nearby jobs for local residents. Both the commercial and business uses will add tax Freeway Corridor Specific Plan . January 2024 - DRAFT
IF/
revenues to the City's general fund, ensuring the long-term fiscal health of the City. The plan allows for flexibility in the types of housing provided to enable developers to capture residential demand and ensure that the City can meet its housing goals and statewide obligations in the years to come.
The Land Use Plan also provides internal roadway and circulation improvements. These improvements will allow efficient daily and emergency vehicular access as well as provide for multimodel (pedestrian, bicycle, and equestrian) access to all areas in the project.
Roadway design will incorporate traffic -calming measures that improve comfort and safety. Other circulation projects outside the scope of the plan include the long-range plan for a new interchange at Wildwood Canyon Road and the expansion of capacity at the County Line Road interchange. Based on the mix and intensity of uses in the plan, there will be opportunities to expand the public transportation system to provide a connection to the Metrolink station recently developed in Redlands.
LAND USE TYPES
Figure 3-1 Land Use Plan and Table 3-1, includes the following designations:
Residential (R-2/R-4): 2-4 du/acre
Accommodates single-family residential uses that serve as a transition to existing low -density development adjoining the plan area. R-2 refers to 2 du/ac, and R-4 refers to 4 du/ac.
Residential (R-6): 4.1-6 du/acre
Accommodates detached single-family residential uses up to six dwelling units per acre.
Residential (R-8): 6.1-8 du/ acre
Accommodates a range of attached and detached single-family residential uses, including small -lot single-family and cluster housing.
Also allows for low -scale multifamily product types.
Residential (R-12): 8.1-12 du/ acre
Provides for a range of attached and detached single-family residential uses, including small -lot single-family and cluster housing. Also allows for multifamily product types up to 12 dwelling units per acre.
Residential (R-24): 12.1-24 du/ acre
Provides for higher density, small lot single-family detached housing, attached housing such as duplexes and walk-up townhomes, and multifamily residential including courtyard housing and stacked flats Regional Commercial (RC)
Intended to accommodate commercial retail and services, lodging, offices uses, recreation and entertainment uses, and similar compatible uses that support the local and regional economy.
Business Park (BP)
Provides for light industrial and office uses, including light manufacturing; wholesale/warehouse uses, including high cube warehousing; logistics/distribution centers; contract/construction services; transportation services; agriculture support services; incidental services; and similar uses.
City of Yucaipa
Chapter 3: Project Description
Agricultural Tourism (AT)
Provides for agricultural -based commercial uses, including sales of produce, pumpkins, and agricultural -related goods, along with supporting businesses such as restaurants and overnight accommodations that cater to the agricultural tourism industry.
Open Space (OS)
Provides protection of hillsides, ridgelines, drainage courses, and sensitive habitat areas. Also allows for agriculture -related activities where appropriate, and to provide buffering and transitions between different land uses. Grading activities may be permitted within the Open Space designation provided that vegetated slopes that feature contour grading are implemented to maintain a naturalistic appearance.
Open Space - Conservation (OS-C)
Provides protection of hillsides, ridgelines, drainage courses, and sensitive habitat areas, and restricts grading and other development beyond the standard OS designation.
Some of the factors used in determining the mix of uses and location included buffering the proposed residential from I-10, ensuring compatibility of land uses with adjacent developing areas, and using open space to maintain the rural appearance of the community by shielding certain types of commercial uses. Other commercial uses were located to take advantage of the visibility from the freeway and to attract both local and regional customers. In addition, these uses have close proximity to major roads and the freeway, which reduces negative traffic impacts to surrounding neighborhoods.
Table 3-1. Overall Land Use Distribution Summary
LAND USE
NON-
RESIDENTIAL
ACRES
RESIDENTIAL
ACRES
DWELLING
UNITS
RC Regional
Commercial
72.2 BP Business Park
223.1
Agricultural Tourism
48.8 R-2/R-4
54.2 164
R-6
35.2 221
R-8
22.7 180
R-12
67.2 804
R-24
46.5 1,113
OS Open Space
338.5
OS-C Open Space
Conservation
159.5
ROW
50.9 Total
1237.6
2,472
Note : One dwelling unit per parcel (a total of two dwelling units) could be established on two parcels that are isolated due to topography and/or proximity to the county line. These two parcels have a total of 8.0 acres of developable area and 9.8 acres of required open space. However, they are presently designated Opens Space in their entirety.
The Yucaipa Valley Water District site for the Waste Treatment Facility is no longer part of the Plan area.
Freeway Corridor Specific Plan . January 2024 - DRAFT
0/!
Figure 3-1. Land Use Plan
iT^
PA 1
21 DU
10.7 AC
PA 3
09 DU
9.1 AC
37.4 AC
PA 10
211 DU
35 2
Yucaipa Valley Water District
Ownership
154.6 AC
PA 17
222 DU
18.5 AC
PA 11
30 DU
15 AC
PA 24
38 DU
4.5 AC
PA 21
38 DU
3.2 AC
PA 23
135 DU
11.3 AC
Legend
I I R-2
I I R-4
I I R-6
I R-8
- R-12
- R-24
I AG
0 Commercial
0 BP
I Existing ROW
Open Space- Conservation
Open Space
� PA 1
PA 6DU
9.6 AC
PA 22
129 DU
10.8 PA
32 DU
4.1 AC
PA 19
56 DU
4.7 AC
PA 12
15 DUB
3.9 AC
PA 16
57 DU
14.3 AC
City of Yucaipa
Chapter 3: Project Description
3.5 CIRCULATION PLAN
The size and layout of the circulation routes will influence the rural atmosphere of the project area. In conformance with the planning objectives, the road network system will include meandering roads that curve along the existing topography. In addition, the final design and alignment of roads will take advantage of view corridors that frame views of hillsides and open space areas.
The internal circulation system of the Specific Plan consists of a hierarchy of roads and trails to accommodate vehicles, bicycles, pedestrians, and equestrian circulation, as shown in Figure 3-2, Conceptual Circulation Plan. The circulation system has been designed to enhance visual and physical connectivity between neighborhoods, open space, and other uses within the area. The Specific Plan implements the following circulation goals:
Provide new roadway and trail connections to adequately serve the vehicular and emergency access needs throughout the Freeway Corridor Project.
• Provide new roadway and trail connections to adequately serve the vehicular and emergency access needs throughout the project area and provide connections to future areas of development. • Locate circulation routes in a manner that requires minimal grading and preserves natural topography and scenic views and parallels the natural drainage system, wherever possible. • Promote pedestrian and bicycling activities through both off road trails and along roadways.
• Design routes and access locations to minimize traffic impacts to surrounding neighborhoods.
• Provide adequate and safe nonmotorized connections across I-10. • Connect trails to the San Timoteo Canyon regional bicycle trail where possible.
• Provide multipurpose trails within natural and improved settings to improve the localized connectivity throughout the area.
The project provides new collector and local streets in the plan area.
The cross -sections for the FCSP circulation systems are shown in Figures 3-3 and 3-4. The General Plan also plans for a new freeway interchange at Wildwood Canyon Road, and prior projects have resulted in interchange improvements at Live Oak Canyon Road/ Oak Glen Road. The General Plan establishes level of service (LOS) standards that will be applied to this project.
Once complete, all public roads will be dedicated to the City and maintained by the Public Works Department of the City of Yucaipa.
Any local private streets within a project boundary will be maintained though funding from the Homeowners Association fees or by the owner of the given project.
TRAFFIC -CALMING MEASURES
Traffic -calming measures may be implemented to improve safety and the quality of the experience of moving through the neighborhoods within the project. The traffic -calming measures are designed to provide a safe and pedestrian -friendly environment. Traffic - calming design elements may include narrower streets, roundabouts, intersection curb bump -outs, medians, shorter blocks, and tree canopies extending over streets. All these encourage slower vehicular speeds, improve safety, and increase the ability to foster a strong sense of community. In tandem with the traffic -calming vehicular circulation system, enhanced bicycle and pedestrian trail networks further augment connectivity within and between the Specific Plan Freeway Corridor Specific Plan . January 2024 - DRAFT
Figure 3-2. Conceptual Circulation Plan
Yucaipa Valley Water District
Ownership
154.6 AC
LEGEND
CONCEPTUAL CIRCULATION PLAN FEATURES
Commercial Collector Street
Residential Collector Street
City of Yucaipa
Chapter 3: Project Description
neighborhoods. The roadway connection from Live Oak Canyon Road to County Line Road shall be circuitously routed to accommodate efficient access yet discourage high-speed cut -through traffic.
INTERSTATE 10 FREEWAY INTERCHANGE
The City, working with Caltrans, is currently in the project approval and environmental document (PA&ED) phase for the proposed interchange at Wildwood Canyon Road, which would be funded by a combination of Caltrans state funding, City of Yucaipa development fees, Measure I sales tax revenue, and other related funding sources.
Additional improvements are also expected at the County Line Road interchange, which would be completed in partnership with Caltrans, the City of Calimesa, and the Riverside County Transportation Commission, which is likely to consist of interim improvements followed by future widening.
LIVE OAK CANYON ROAD
Defined as a scenic highway in the General Plan, Live Oak Canyon Road will serve as a gateway to Yucaipa as well as for the proposed commercial developments on either side of the road. Gateway monuments, street trees, and signs welcome drivers from I-10. The road will accommodate heavy commercial traffic toward the freeway as well as residential uses toward the southwest city boundary.
OAK GLEN ROAD
Oak Glen Road is also designated a scenic highway in the General Plan. Per the Citywide Design Guidelines, the parkway will include ground cover, shrubs, trees, and signage to display a rustic theme while serving as the gateway to the apple orchards in Oak Glen.
WILDWOOD CANYON ROAD
Wildwood Canyon Road is designated to match the streetscape of the road segment to the east of Fremont Street, which is lined with rows of native oak and sycamore trees.
Table 3-2. City of Yucaipa Street Standards
ROADWAY
DESIGNATION
NUMBER OF
LANES
4 RIGHT -OF -
WAY
WIDTH
72'
CURB -TO -
CURB WIDTH
44'
Commercial
Collector Street
Residential Collector
Street
2 66'
30'
Local Street
2 60'
36' with parking
allowed on
either side of
street.
Cul-de-Sac Street
2 60'
36'
Freeway Corridor Specific Plan . January 2024 - DRAFT
Figure 3-3. Street Sections: Collector Streets
FENCE
lae.rnr FENCE—
.. L
-/2' 8' 6'
TRAIL LAND-
SCAPE
72'
11' Y 11'
TRAVEL LANES
6' Y 6'
B10- LAND-
SWALE SCAPE
COMMERCIAL COLLECTOR STREET
8' Y 8' f 6' Y 15'
MEANDERING LANE
TRAIL
66'
15' i' 8' 7 6'
LANE B10- LAND-
SWALE SCAPE
RESIDENTIAL COLLECTOR STREET
/MU
City of Yucaipa
Chapter 3: Project Description
Figure 3-4. Street Sections: Local Streets and Trails
5' Y 7' / 8' Y 10'
SIDE- LAND- PARKING LANE
WALK SCAPE
FENCE
(Vet City Design RM.)
2'SHOULDER
60'
10' l' 8' / 7' l' 5'
LANE PARKING LAND- SIDE-
SCAPE WALK
LOCAL STREET
8'
TRAIL
12'
MULTI -USE TRAIL
Freeway Corridor Specific Plan . January 2024 - DRAFT
sir
Figure 3-5. Grading Plan
PA 3
109 OU
9.1 AC
PA 4
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14.1 AC.
37.4 AC
211 DU
Yucaipa Valley Water District
OWnersfip
N. A. P.
154.6 AC
PA 21
38 DU
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NORTHVIEW
PLUM TREE LN
City of Yucaipa
Chapter 3: Project Description
3.6 GRADING CONCEPTS
The Land Use Plan and associated development potential is the result of respecting the natural features of the site while providing suitable pads for buildings. A variety of grading techniques were applied to blend buildable areas with the natural terrain, minimize abrupt elevation and slope transitions, and soften the slopes between building pads. The grading concept emphasizes the need to respect the natural topography as much as possible, especially in key areas visible from off site, while accommodating development. Except for a water treatment facility and a few single-family dwellings, the vast majority of the existing site consists of agricultural fields and livestock grazing pastures. Transforming this land into residential, commercial, business park, and institutional uses will require grading that is sensitive to the natural assets and visual quality of the site. The FCSP is designed to vary the slope ratio from 2:1 to 5:1 (horizontal to vertical). Where proposed grades meet existing topography, the grades would be rounded to blend and provide a natural effect, see Figure 3-5 Conceptual Grading Plan.
The Grading Plan is based on the following main principles:
• Preserve land designated as Open Space - Conservation in the Land Use Plan. This open space includes the major ridgelines in the plan area.
• Preserve as much open space as possible in the Land Use Plan.
This open space includes the major significant ridgelines as shown in Figure 3-5, Pedestrian Circulation / Trails Plan.
• Situate the finished elevation of building pads so that they complement the character of the existing adjacent natural topography, and can help screen larger structures from key view corridors to best maintain a more rural appearance.
• New roads should be designed to follow the existing topography to minimize grading to the extent possible while still meeting the City's design guidelines.
• Contour grade all new roads to minimize grading to the extent possible.
• Perform grading techniques consistent with the recommendations in the required geotechnical reports, City of Yucaipa Grading Manual, and required grading permits.
Tailored standards are provided to best implement the provisions of the City's Hillside Overlay District, while leveraging key resources for future protection while providing opportunities for development or recognition that specific areas have been previously impacted by farming and/or grazing operations.
The project area is characterized by numerous pockets of relatively flat land on plateaus and in valleys running east -west surrounded by undulating and often steep hillsides. The elevation change over the entire plan area is approximately 450 feet. The highest point of the graded plan area is 2,360 feet at the southeastern corner of the site.
The lowest point is 1,925 feet at Live Oak Canyon at the western edge of the site.
Approximately 46 percent of the site contains slopes from 0 to 15 percent (flat to gentle slope), and approximately 19 percent of the site has slopes over 40% (steep terrain). Even though the development code generally prohibits development on slopes of 41 percent or greater, the criteria are primarily meant to concentrate or intensify development on less environmentally sensitive terrain, but not to prohibit development or reduce permitted density.
Freeway Corridor Specific Plan . January 2024 - DRAFT
Figure 3-6. Pedestrian Circulation / Trails Plan
PA 4
2 DU
141 AC
PA 3
109 DU
9.1 AC
PA6
284 DU
11 AC
AO.
(48.8 AC
0 0 0 0 0 0 0 0 0 0 0 0 0 0 O o
os
cD
154.6 AC..
LEGEND
PEDESTRIAN CIRCULATION / TRAILS PLAN
O O 0 Equestrian Trail
• • • Multi -Use Trail
Prominent Ridge Line
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22.5 AC
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6 AC
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11.3 AC
PA 18
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4.1 AC
PA 19
56 DU
1.]AC
PA 20
148 DU 0
6.2 AC •
BP 6
29 AC
City of Yucaipa
Chapter 3: Project Description
Ridgeline preservation takes views from a minimum of three selected vantage points showing precise depiction of the potential visual impacts, as shown in Figure 3-6, Pedestrian Circulation / Trails Plan.
Enforcement of ridgeline preservation is based on the significance of individual projects at the discretion of the Planning Commission.
As stated in Section 15.12 et seq., Grading and Excavation Code of the City of Yucaipa, prior to grading, the developer must obtain a grading permit for grading, paving, clearing, brushing, and grubbing natural or existing grade prior to permit issuance for adherence to the City of Yucaipa Grading Manual. This is to address any drainage and geologic impact to proposed developments and surrounding neighbors. All grading that requires a permit will be inspected by a city official.
City of Yucaipa Development Code Section 87.1165 and the City of Yucaipa Grading Manual require basic grading standards such as the following:
• Finished slopes shall not be greater than a 2:1 ratio (horizontal to vertical), except as approved by soil engineering and engineering geology report and per the requirements of the Grading Manual. • Structures shall be placed as far from slopes as practicable to prevent structural damage due to water runoff, erosion, or slope instability.
• Phase grading to allow revegetation of slopes and to prevent soil erosion.
• Limit grading to areas designated for building, resurface, and landscape.
• Provide subsurface drainage at cut -and -fill slopes to ensure stability and prevent groundwater seepage.
• Allow 2 percent slopes from structures to drainage facilities and 4 percent at earth swales.
• At driveways, abide by minimum grade requirements established in the Grading Manual.
3.7 DRAINAGE SYSTEM
Similar to the land use and grading sections, the natural topography influences the drainage concept. The objective is to use the existing east -west slope to allow the drainage system to rely on gravity instead of drainage pumps to convey stormwater throughout the site.
As a previously undeveloped site, the area generally lacks improved drainage facilities, and the proposed development shall be required to not increase stormwater generation significantly to the greatest extent practicable. The proposed drainage system will not only serve proposed developments but resolve existing drainage problems. Low Intensity Development (LID) principles should be used as part as project -level design, leveraging landscaping and bio-swales to create an attractive and functional system.
3.7.1 STORM DRAIN IMPROVEMENTS
The intent of providing drainage improvements is to accommodate projected storm drain needs and to address existing drainage issues without compromising the rural atmosphere of the project area.
Storm drainage improvements include improvements to existing channels or provision of new drainage channel, detention basins, and drainage easement along public or private roadways and where needed in open space areas within the plan area.
Freeway Corridor Specific Plan . January 2024 - DRAFT
sir
3.7.2 YUCAIPA MASTER PLAN FOR
DRAINAGE
The City prepared a Master Plan of Drainage in 1993, and updated the plan in 2012, which identifies the conceptual solution for mitigating the flood risk areas associated with the major drainage channels known as Yucaipa Creek, Wilson Creek, Oak Glen Creek, Gateway Wash, Chicken Springs Wash, and Wildwood Creek as they affect the entire City of Yucaipa, including the plan area. These conceptual requirements depict the structural channel, retention/detention basin and right-of-way requirements without specifically depicting the alignment of the channel or the design of the basins. The final basin design and channel alignments will ultimately be determined through more detailed investigations and studies that occur as part of the engineering phases of those projects. The basin and channel configurations were in part determined by the eroded conditions of the channel segments and the erosive potential exhibited by the soils. Two design approaches were considered in the Master Plan, one of which assumed concrete lining of all channels sections. The second option assumed a channel system of riprap side slopes and bottom sections combined with velocity -reducing structures at 500-foot intervals. The second approach has been supported by the construction of the regional stormwater detention facilities along Wilson Creek and Wildwood Creek, upstream of the FCSP area.
WILSON CREEK
Wilson Creek is one of the two major tributaries conveying water in Yucaipa. Its lower reaches, from 14th Street to the eastern limits of the city, is anticipated to be modified to a trapezoidal earthen channel section with riprap channel banks ranging between 1.5:1 to
2.5:1 side slopes. The length of this improvement is approximately 5,800 feet. In an effort to minimize erosion, three drop structures are proposed to allow the channel to be constructed at a moderate slope of 1 percent. Grade control dams will be at 500-foot intervals for velocity and erosion control. Required rights -of -way for this reach of the channel will be approximately 120 feet. Two flood control and stormwater detention basin facilities have been developed for the Wilson Creek watershed upstream of the plan area. One had been previously constructed upstream near the east side of Bryant Street.
The second is under construction on the Oak Glen Wash tributary on the east side of Second Street as a means of controlling peak runoff rates downstream at the confluence of Live Oak Creek.
WILDWOOD CREEK
Wildwood Creek is the second major drainage channel crossing the project, including approximately 12,000 feet of Wildwood Creek. It is also anticipated to be constructed as riprap-lined channel section with
2.5:1 side slopes and will require grade -control structures at 500-foot intervals as a method of velocity control. A channel slope of 1 percent is anticipated, requiring construction of several drop structures along this reach. Right-of-way requirements ranging between 80 feet and 100 feet will be necessary. One flood control facility and stormwater detention basin has been constructed east of Holmes Street with a capacity of 71 acre-feet of storage. The second flood control facility and detention basin is planned between the I-10 Freeway and Live Oak Canyon Road within the project area.
YUCAIPA CREEK
One small reach of Yucaipa Creek is within the project. Approximately 1,000 feet of channel are proposed as a riprap-lined section similar to Wildwood Creek. A right-of-way of 85 feet is anticipated to be necessary.
City of Yucaipa
Chapter 3: Project Description
RECOMMENDED IMPROVEMENTS
A drainage study was prepared to analyze the proposed project with the anticipated improvements recommended in the 2012 Master Plan of Drainage Update. Based on the comparison of the overall impervious characteristics proposed by the project versus those anticipated in the Master Plan of Drainage, the project can be constructed without adversely impacting the recommendations made in the Master Plan of Drainage 2012 Update. The recommended improvements to the major drainage channels can be summarized in Table 3-4.
Under existing conditions, the project area is flood prone, and the recommendations made in the Master Plan of Drainage 2012 Update will need to be constructed. Because the project is at the downstream end of the channel improvements proposed, it is not necessary to construct the improvements upstream and only the improvements within the project area will need to be constructed to support the project. However, the city has constructed three stormwater detention basins on Wilson Creek and Wildwood Creek, as discussed above.
These basins attenuate peak runoff rates which result in the channel section proposed in the Master Plan of Drainage 2012 Update.
3.8 WATER AND SEWER SYSTEM
3.8.3 WATER PROVIDERS
The City of Yucaipa's existing potable water system is managed by YVWD, the South Mesa Water Company (SMWC), and the Western Heights Water Company (WHWC).
Yucaipa Valley Water District
The majority of the FCSP plan area is serviced by YVWD, with much smaller areas served by WHWC in the northwest and SMWC in the southeast. YVWD's water system includes 234 miles of water lines, 17 groundwater wells, 27 reservoirs, booster pump stations, and lift stations. Water supplies are procured from three sources — approximately 1.5 percent from surface water resources, 62.7 percent extracted from local groundwater, and the remaining 35.8 percent imported from a) the San Bernardino Valley Municipal Water District for the San Bernardino County portion of the service area and b) the San Gorgonio Pass Water Agency for the Riverside County portion of the service area. YVWD also produced enough recycled water to meet 16.5 percent of its total water demand in 2020, decreasing potable water use by 2,234.48 af. Distribution pipelines in the YVWD service area range from 2 to 48 inches in diameter. Most of the water lines are 8-inch pipes.
South Mesa Water Company
Similar to YVWD, the SMWC provides domestic and irrigation water services to portions of the City of Yucaipa within San Bernardino County as well as portions of the City of Calimesa within Riverside County. As of 2020, SMWC served approximately 3,000 potable water service connections to both residential and commercial customers.
SMWC's water supply consists entirely of local groundwater. SMWC's produces groundwater from two different groundwater basins —the Yucaipa Subbasin, and the adjudicated portion of the San Timoteo Subbasin, also known as the Beaumont Groundwater Basin. In 2020, the SMWC maintained eight active groundwater production wells.
Freeway Corridor Specific Plan . January 2024 - DRAFT
Western Heights Water Company
WHWC has 2,210 potable water connections throughout Yucaipa and Redlands, both in San Bernardino County. Its service area covers approximately four -square miles. WHWC procures water from five groundwater recharge wells that are stored in three reservoirs with a total capacity of 4.5 million gallons. In addition, the WHWC receives imported water through the YVWD.
3.8.4 WATER SUPPLY AND
INFRASTRUCTURE
The original FCSP identified that the YVWD would be the service provider for the entire plan area. Currently, the San Bernardino County Local Agency Formation Commission (LAFCO) boundaries show YVWD water service through most of the plan area except for the southeast portion, which is located within the SMWC jurisdiction, and the western edge of the site, adjacent to Outer Highway 10 and the creek, which is located within the WHWC jurisdiction.
For planning purposes of this Specific Plan, it is assumed that the future development would maintain these water service boundaries.
However, developers may choose to initiate the annexation process through LAFCO to incorporate YCWD's potable and recycled water services.
The environmental analysis includes an assessment of the water supply and backbone utility plans to provide the necessary potable water service. Projects in the plan area would be responsible for implementing on -site potable and recycled water lines, water reservoirs, booster systems, and off site potable and recycled water lines to their specific locations to bring water sources into the new service areas and ensure adequate pressure for fire flow protection.
All three water districts in the plan area have a formal process to ensure that the overall water system is managed efficiently and functions properly, including infrastructure, fire flow requirements, and water supply availability. New development projects must prepare detailed water hydraulic reports including detailed water demands that include peak and fire flows, grading plans, pad elevations, anticipated easements and public dedications, points of connection, and anticipated water line alignments.
3.8.5 SEWER
The sewer system in the City is maintained by the YVWD. YVWD's current service area encompasses 25,742 acres that include Calimesa and Yucaipa. YVWD's sphere of influence expands the acreage to 43,525 acres. YVWD's sewer system consists of five sewer pump stations and associated force mains, standard and trunk manholes, and an approximately 213-mile network of gravity sewer pipes ranging from 6 inches to 24 inches in diameter. Most of the YVWD's sewer network consists of pipes that are 8 to 12 inches in diameter.
The FCSP area includes primarily undeveloped land and limited sewer infrastructure. YVWD's Wochholz Regional Water Recycling Facility (WRF) is located within the overall plan area (shown as Not a Part) and has multiple trunklines leading to it. A major 24-inch trunkline originates from the north of the plan area and delivers flows from north to south through the middle of the plan area to the water recycling facility. This 24-inch line collects flows from several laterals including an 8-inch line in Colorado Street, an 8-inch line in llth Street, and an 18-inch line in Calimesa Boulevard. In the southern portion of the plan area, an 8-inch sewer line connects to the WRF from County Line Road in Calimesa. On the western side of the plan City of Yucaipa
Chapter 3: Project Description
area, parallel to Live Oak Canyon Road, a 24-inch line runs near Oak Glen Creek and connects to a lift station near Live Oak Canyon Road that sends sewer flows via a force main to the treatment plant.
The WRF provides waste water treatment and has a capacity of 8.0 million gallons per day (mgd). The tertiary effluent produced at the WRF meets criteria for California Title 22 reuse requirements. YVWD produces 4,000 acre-feet (af) of Title 22 recycled water annually. The WRF began service in 1986 with an initial capacity of 3.0 mgd and was originally designed with trickling filters and small aeration basins.
The facility was upgraded and expanded in 1992 to 4.5 mgd, at which time denitrification filters were incorporated to reduce total nitrogen to less than 10 milligrams per liter. The facility was recently expanded to its current 8.0 mgd capacity. In 2020, YVWD treated 4,237 af or approximately 3.8 mgd. Therefore, the WRF has a remaining capacity of 4.2 mgd.
The FCSP would require the construction of new sewer infrastructure on -site and off -site since the plan area is currently undeveloped. On - site improvements are anticipated to be 8-inch sewer lines. YVWD has a formal process to ensure that the overall sewer system —including future sewer lines and the integrity of existing facilities —is managed efficiently. All new development projects must prepare detailed sewer reports, including detailed demands, grading plans, pad elevations, anticipated easements and public dedications, points of connection, anticipated sewer line alignments, and slopes.
3.8.6 WATER RECYCLING SYSYTEM
YVWD began exploring the use of recycled water in 1992 and has implemented a series of facilities and improvements to use recycled water for the irrigation of parks, schools, golf courses, and other landscaped areas. The YVWD's 2002 Water Master Plan stressed the importance of utilizing recycled water for non -potable uses, and encouraged its use to the maximum extent possible. The plan described the District -wide benefits of recycled water use, including the following: reduced dependency on high quality ground water, preservation of ground water for potable uses, reduced dependency on important water from Northern California, and reduced operating costs of the Yucaipa Valley Regional Water Filtration Facility. On August 20, 2008, YVWD's Board of Directors adopted Resolution No. 11-2008, "A Strategic Plan for a Sustainable Future: The Integration and Preservations of Resources," and design standards that require all new homes to install two water meters —one drinking water meter and one recycled water meter. The drinking water meter would be used to provide drinking water to the home, pools, spas, and hose bibs connected to the house. The recycled water service would be connected to a separate recycled water pipeline that would provide recycled water for landscaping in the front and rear of the house.
The WRF, which is located within the planning area, will supply the FCSP area under the water service boundary of the YVWD with recycled water. In addition to the requirements established by YVWD, proposed projects in the Plan area will incorporate the following water conservation measures:
• Coordinate with local water agencies to evaluate impacts of proposed developments on water supply and demand;
• Utilize low -output water systems through recycled water, water conserving irrigation systems, and landscape design;
• Provide water facilities that adequately serve high quality water to future residents; and
• Ensure proper maintenance to avoid loss due to leakage.
Freeway Corridor Specific Plan • January 2024 - DRAFT
Mil
3.9 FIRE PROTECTION
Contracted services from California Department of Forestry and Fire Protection (CAL FIRE) provide fire protection and paramedic services to the City of Yucaipa and adjacent unincorporated areas covering over 5,800 acres. Through the contract, CAL FIRE provides resources such as aircraft, bulldozers, hand crews, and related support personnel and equipment, and can facilitate additional equipment, engine companies, bulldozers, hand crews, and aircraft, which can be dispatched from county- or statewide resources in the event of an emergency incident. The Fire Department defines the entire City of Yucaipa as an Urban II area, an area with medium hazard occupancies such as single and multi -family units and small commercial and industrial businesses.
The City of Yucaipa has established Fire Safety Overlay Districts in areas of significant fire hazard (Yucaipa Municipal Code Sec.
85.020201-85.020230). Areas within the Overlay Districts are subject to special requirements regarding construction, building separations, design requirements, and erosion and sediment control. A majority of the project site is located within Fire Safety Review Area 2, which is described as follows: "Land within Area 2 is relatively flat and is either partially or completely developed, or, if it is not developed, is usually suitable for development. Present and future development within Area 2 is exposed to the impacts of wildland fires and other natural hazards primarily due to its proximity to Area 1." Area 1 "includes wildland areas that are marginally developable, areas which are not likely to be developed, and the area of transition between wildlands and areas that are partially developed or are likely to be developed in the future." Generally, construction and other requirements are less stringent in Area 2 than in Area 1.
Three fire stations are located within the city limits: Yucaipa Station No. 551, which is located on Bryant Street and south of Oak Glen Road; Crafton Hills Station No. 552, located at 32664 Yucaipa Boulevard between 13th and 14th Streets; and Yucaipa Station 553, which is located at 34259 Wildwood Canyon Road. See Table 303 for details regarding existing fire stations.
Other fire stations that support fire services in Yucaipa include the volunteer Oak Glen Station No. 39, located at Oak Glen Road, and Mentone Station No.9 located on 1300 Crafton Avenue in Mentone.
In addition, the City is under a mutual aid agreement with local cities and counties and can receive services from the California Department of Forestry and Fire Protection/Riverside County Fire Department station in community Cherry Valley, the Calimesa Fire Department, as well as the Redlands Fire Department.
The Fire Department has identifed that additional equipment, including a medic squad and an Aerial truck will be necessary as the City reaches its buildout, especially with the development of the FCSP.
NM
City of Yucaipa
Chapter 3: Project Description
Table 3-3. Fire Station Locations
STATION
LOCATION
EQUIPMENT
DAILY STAFFING
Fire
Station
No.1,
Bryant
Street Fire
Station
11416 Bryant
Street
Yucaipa, CA
92399
1 Medic Engine
2 CAL FIRE
Engines
2 Type III
Wildland
Engines
1 Type 6 Engine
1 Type 2
Tactical Water
Tender
3 person ALS municipally
staffed
Type I (1-Captain,
1-Engineer, 1-
Firefighter) One will be
paramedic
qualified.
Each Type III Engine will be
minimum staffed at 3 person,
1 Captain or Engineer and 2
Firefighters
Crafton
Hills Fire
Station
No.2
35664
Yucaipa
Blvd.
Yucaipa, CA
92399
1 Front Line
Type I Fire
Engine
1 Reserve Type
I Fire Engine
1 Type II Fire
Engine
3 person ALS municipally
staffed
Type I (1-Captain,
1-Engineer, 1-
Firefighter) One will be
paramedic
qualified.
Yucaipa
Fire
Station
No.3
34259
Wildwood
Canyon
Road
Yucaipa, CA
92399
1 Medic Engine
1 Brush Engine
1 Reserve
Engine
1 Command
vehicle
1 Utility truck
3 person ALS municipally
staffed
Type I (1-Captain,
1-Engineer, 1-
Firefighter) One will be
paramedic
qualified.
1 Battalion Chief
Oak
Glen Fire
Station
(Volnteer)
11877 Oak
Glen Road
Yucaipa, CA
92399
1 Type I Fire
Engine
1 Type IV Fire
Engine
1 Type II Water
Tender
Varied depending on Reserve
(Volunteer) Firefighters
3.10 PARKS
Per the City's General Plan Open Space and Conservation Element, the City requires parkland dedication of 3.5 acres per 1,000 residents as an acceptable standard. Since the Specific Plan Amendment proposes an estimate of 2,447 dwelling units, or approximately 6,916 residents, 24.2 acres of improved parkland will be needed to meet this requirement.25 To accommodate parkland and recreational facility needs and distribution, the City collects a development impact fee per dwelling unit using the following formula: Number of dwelling units x occupancy factor x 0.0035 x land value
The occupancy factor for single family detached dwelling units in planned development units is 3.0 persons per dwelling unit. The factor for multiple family dwelling units are 3.5 persons per dwelling unit.26 Joint use space agreements under a potential contract with the School District could also open access to additional parkland space associated with school facilities for future residents.
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4 DEVELOPMENT
STANDARDS
4.1 INTRODUCTION
The purpose of this chapter is to regulate the planning and development of all properties in the plan area. These regulations are designed to be responsive to changing community needs, and to allow and encourage innovative community design. Where a conflict exists between the development standards set forth in this Specific Plan and the City of Yucaipa Municipal Code, these standards shall prevail. Any standard not specified in this section shall conform to the standard in the Municipal Code, as deemed necessary by the Director. These standards shall have the same force and effect of standards in the Municipal Code.
The Development Standards and Regulations include the following sections:
• General Provisions
• Permitted Land Uses
• Development Standards
• Landscape Standards
• Sign Regulations
• Common Open Space, Parks, Trails, and Hillside Preservation • Infrastructure
4.2 GENERAL PROVISIONS
4.2.1 CALIFORNIA BUILDING CODE
All construction and development in the FCSP area shall comply with applicable provisions of the most recent adopted version of the California Building Code (including all related mechanical, electrical, and plumbing codes) and the City's subdivision regulations (Chapter 4 of Division 3 of the Yucaipa Development Code). In case of a conflict between the specific provisions of any such regulations and the Specific Plan regulations, the provisions of California Building Code and the subdivision regulations shall prevail.
4.2.2 ACCESSORY DWELLING UNITS
All land use designations are subject to California law regarding accessory uses, including the regulations regarding accessory dwelling units (ADU) and junior accessory dwelling unit (JADU) standards.
4.2.3 OAK TREE PRESERVATION
City of Yucaipa values the aesthetic environment that nature provides.
Thus, the City protects oak trees by limiting indiscriminate removal or even encroachment into the area five feet from a tree dripline. The provisions protecting Yucaipa's oak trees, the Oak Tree Conservation Standards (Yucaipa Development Code, Division 9, Chapter 5 et al.), require a permit and specific on -site mitigation measures to remove oak trees.
4.3 PERMITTED LAND USES
Table 4-1. Permitted Uses
P=Permitted
CUP = Conditional Use Permit
(Blank) —Prohibited
AUP = Administrative Use
Permit required
Notes: P= Permitted Use by Right. C= Requires Conditional Use Permit. AUP=Requires Administrative Review. Refer to Chapter 6 for processing requirements. Amusement enterprises shall be subject to a Development Agreement.
City of Yucaipa
Chapter 4: Development Standards
Table 4-2. Permitted Uses
__-
R-8
R-12
R-24
RC
BP
AT
OS-C
0 RESIDENTIAL _
Single Family Detached
,
,
P
P
P
Single Family Attached and Townhome
P
P
P
Duplex/Stacked Flats
P
P
P
Cluster Housing
P
P
P
Low -Scale Multifamily
P
P
P
High -Scale Multifamily (more than 12 du/ac), may
include recreational facilities such as pools spas and
clubhouses
P
P
Accessory Dwelling Units
P
P
P
P
P
INSTITUTIONAL
Fire Station
AUP
AUP
AUP
AUP
AUP
AUP
AUP
Public Library
AUP
AUP
AUP
AUP
AUP
Civic Facilities
Public Utility Facilities
CUP
CUP
Public Transit Facilities (Bus stops allowed in all
districts)
COMMERCIAL
Amusement Enterprise, including raising crops,
buildings associated for agricultural crop processing,
petting zoo farms and animal display, mazes,
amusement rides that do not require state approval,
carnival -style games and arcade, and gift shops
CUP
AUP
Auditorium/Concert Venue
CUP
CUP
Kiosk/Vendor Carts
AUP
AUP
P
Indoor/Outdoor Recreation I
P
P
P
Parks
P
P
P
P
P
P
Theater
P
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'RC
BP
AT
P
OS-C
OS
Shooting Gallery/Range/Archery
Amusement Rides (that require state approval)
CUP
Equestrian Show / Riding Academy
P
Department Stores, Variety Stores, and Specialized
Stores for apparel, items for personal use, household
items, plants and flowers, and supplies and small
equipment for businesses, including antiques
AUP
1 Alcohol Beverage Sales, off -site consumption
AUP
AUP
Alcohol Beverage Sales, on -site consumption
AUP
AUP
AUP
Restaurant, Full Service/Fast Service
CUP
Limited Agricultural Supply Services
P
AUP
Agricultural Food Processing
P
P
Wedding Venue and Event Center
AUP
Food truck and Outdoor Kitchens
AUP
Sale of Speciality Food and Goods
P
P
Wineries and Beer Gardens
AUP
AUP
AUP
Hotel/Motel
P
P
P
PROFESSIONAL OFFICES, AND
SERVICES
Medical or Dental Office Or Clinic, Public Health
Center
AUP
AUP
Medical or Dental Laboratory. (Only permitted as an
incidental use in a medical/dental office or clinic.)
AUP
Pharmacy 1
AUP
Offices: business, professional, or medical
AUP
AUP
Warehouse with Logistics Centers
P
Wholesale/Warehouse and Storage
P
City of Yucaipa
Chapter 4: Development Standards
4.4 DEVELOPMENT STANDARDS
All development shall comply with the standards for residential and nonresidential uses as set forth below:
Table 4-3. Residential Development Standards
DEVELOPMENT FEATURE
R-2
R-4
R-6
R-8
R-12
R-24
OS
Structure Height (max.)
35 ft
35 ft
35 ft
35 ft
40 ft
45 ft
35 ft
Lot Size (min.)
10,000 sf
5,000 sf
4,000
3,500 sf
3,000 sf
10,000 sf
N/A
Lot Width (min.)
60 ft
50 ft
40 ft
35 ft
35 ft
100 ft
N/A
Lot Depth (min.)
100 ft
100 ft
80 ft
70 ft
70 ft
100 ft
N/A
Lot Coverage (max.)
55%
55%
60%
60%
55%
Building Coverage (max.)
40%
40%
50%
60%
60%
60%
40%
Front Setback (min.):
Single Story*
25 ft
25 ft
20 ft
15 ft
15 ft
25 ft
30 ft
Multistory (upper floor)
30 ft
30 ft
30 ft
15 ft
15 ft
25 ft
30 ft
Side Setback (min.):
Single Story
5 ft/10 ft
5 ft/10 ft
5 ft
5 ft
5 ft
10 ft
15 ft
Multistory (upper floor)
5 ft/10 ft
10 ft/15 ft
5 ft
5 ft
5 ft
20 ft
15 ft
Street Side Setbacks (min.):
Local Street
15 ft
15 ft
lO ft
lO ft
lO ft
15 ft
25 ft
Collector Street
25 ft
25 ft
15 ft
15 ft
15 ft
25 ft
30 ft
Rear Setback(min.)
20 ft
20 ft
15 ft
15 ft
5 ft
15 ft
30 ft
Density (max.)(du/ac)
2 4
6 8
12 24
1 Parking Requirements**
Spaces per Unit
2 Enclosed
1 Enclosed
1 Covered
2 Enclosed
Source: City of Yucaipa Development Code, Division 4, Chapter 3.
Notes: * In residential districts, a final subdivision map may establish front yard setbacks of not less than 22 feet, provided the average setback of all parcels is at least 25 feet. ** Tandem spaces are prohibited except in hillside areas per Section 87.0630 of the City of Yucaipa Development Code. All parking must adhere to standards established in Division 7, Chapter 6, Parking Regulations, of the Development Code. *** Applies to any lot less than 10,000 square feet in area.
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Table 4-4. Nonresidential Development Standards
DEVELOPMENT FEATURE
AGRICULTURAL
TOURISM (AT)
REGIONAL
COMMERCIAL
(RC)
BUSINESS PARK
(BP)
PUBLIC
FACILITIES (PF)
District Size (min.)
5 gross acres
5 gross acres
2.5 gross acres
Not required
Building Height (max.)
30 ft
45 ft
80 ft
75 ft
Lot Size (min.)
2.5 gross acres
1 gross acre
1 gross acre
1 gross acre
Lot Coverage
50%
85%
80%
80%
Lot Dimensions (min.):
Width
100
100
100
N/A
Depth
100
100
100
N/A
Front Setback (min.)
20 ft
15 ft
15 ft
15 ft
Side Setbacks (min.)
10 ft
10 ft
10 ft
10 ft
Rear Setback (min.)
10 ft
10 ft
10 ft
10 ft
Street Side Setback (min.)
15 ft
15 ft
15 ft
15 ft
FAR (max.)
.15
0.35 0.5
0.15 Parking Requirements*
5 Spaces per Acre of Crop
1 for each 200 sf of GLA
up to 100,000 sf
1 for each 250 sf of GLA
for square footage above
100,000 sf
Parking requirements
include restaurant uses
1/250 sf of office
1/1000 sf of warehouse/
manufacturing
One parking space
per employee
Source: City of Yucaipa Development Code, Division 4, Chapter 3.
Notes: * Tandem spaces are prohibited except in hillside areas per Section 87.0630 of the City of Yucaipa Development Code. All parking must adhere to standards established in the Development Code, Division 7, Chapter 6, Parking Regulations.
City of Yucaipa
Chapter 4: Development Standards
4.5 LANDSCAPE STANDARDS
The goal of the landscape design standards is to create a consistent landscaped environment that complements the surrounding open space. These standards are also intended to provide screening, buffering, and shade where needed. Landscape plans will incorporate water conservation techniques and apply a drought -resistant plant palette.
The design and installation of plant materials and other landscaping in yard, street, and park areas will adhere to the standards established herein.
1. Strategically place large specimen trees (48-inch box) to assist new development in looking "established" as quickly as possible.
Parkways shall be planted with shade trees and shrubs to provide a pleasant pedestrian environment and contribute to streetscape continuity.
2. Trees and shrubs shall be located and spaced to allow for mature growth with a full coverage of landscape areas.
3. Landscaping shall be used to provide screening for unattractive and/or unsightly service areas, and serve as buffers between neighboring uses.
4. Landscaped areas shall have automatic irrigation systems with moisture sensors installed to ensure plants and trees survive.
5. Provide root barriers when trees are planted five feet or closer to any hardscape element (e.g., curbs, sidewalks, other paving) or structure. The distance shall be measured from the center of the tree trunk to the nearest hardscape or structure.
6. The introduction of vineyards to support the Yucaipa Valley American Viticultural Area is allowed on disturbed slopes or agricultural areas.
4.6 SIGN REGULATIONS
The sign regulations of the City of Yucaipa Development Code Division 7, Chapter 7, Sign Regulations, apply to all signs in the Freeway Corridor Specific Plan, except as specified in this section.
Interpretations and exceptions may be approved by the Director.
4.6.1 SIGN TYPES
A. Individual: An individual sign is associated with a nonresidential use, but not in a shopping center, business, or other unified commercial complex.
B. Complex: A complex sign is in a shopping center, business, or other complex with a minimum 150 feet of street frontage.
C. Complex Occupant: A complex occupant sign is for an individual occupant of a shopping center, business, or other complex.
4.6.2 SIGN CONFIGURATIONS
A. Wall: A sign with a single face that is mounted on an exterior wall of a structure, with the surface parallel to the plane of the wall and projecting a maximum of 18 inches from the structure.
B. Monument: A sign on a monument base that does not interfere with driver visibility. Monument signs shall be located a minimum of one foot from any right-of-way line and limited to the height allowed for a wall or a fence in the applicable land use district.
C. Projecting: A sign attached to a building and extending in a perpendicular plane from the wall of the structure. Projecting signs must be attached at a minimum height of eight feet from walkways and thoroughfares.
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4.6.3 PROHIBITED SIGNS
Per Section 87.0710 of the Yucaipa Development Code, signs with the following components are prohibited within the Freeway Corridor Specific Plan:
• Animated, moving, or rotating parts
• Attached or painted on vehicles on private property
• With sounds
• Signs that limit the effectiveness of traffic signs
• Parts that are considered obscene or immoral
• Balloons and inflatables
• Except for time and temperature components and electronic message signs, signs may only be lit by steady, stationary, shielded light directed only at the sign; by light inside the sign; and by direct neon lighting. The glare from such luminous source shall not exceed one-half (0.5) foot-candle.
• Glare or lighting that impairs vision of drivers
• Banners or flags other than for nonprofit, religious, or temporary purposes
4.6.4 MASTER SIGN PROGRAM
Before issuing any sign permits, the project developer shall submit a Master Sign Program for nonresidential uses for review and approval by the Community Development Director. The Master Sign Program shall replace the requirements outlined in the City of Yucaipa Municipal Code:
• The Master Sign Program shall ensure that commercial
center and business park signage is harmonious, integrates appropriately with the architecture of the center, and provides for adequate exposure of all tenants.
• The Master Sign Program will also describe the responsibilities of tenants with respect to sign review, approval, installation, and maintenance.
• The Master Sign Program shall include:
• Vehicular and pedestrian directional and information
signage.
• Permitted and prohibited sign types and general location requirements.
• Maximum sign size, sign area, letter size, and font; color palette.
• Sign construction material(s) and illumination/method or type of lighting.
• Any specific requirements for Project Level Signage must maintain consistency with the intent of the Master Sign Program.
• The Master Sign Program may also include other
architectural and environmental graphic enhancements
consistent with the architectural and design elements of the proposed project.
4.7 OPEN SPACE STANDARDS
Common open space requirements should abide by the Citywide Design Guidelines to encourage design that creates opportunities for optimal usable open spaces. Commercial and Business Park City of Yucaipa
Chapter 4: Development Standards
development shall provide development area for common open space in the form of plazas, landscaped courtyards, and/or squares, as indicated in the Specific Plan Design Guidelines.
All single-family residential development with lot sizes less than 10,000 square feet shall provide one pocket park of at least 10,000 square feet for each 50 residential dwelling units. Per Citywide Design Guidelines, it is encouraged for units to be clustered and organized on the site to allow for the maximum amount of usable open space.
All common open space for multifamily unit types or high - density land uses shall be usable indoor or outdoor areas and may include active spaces (recreation rooms, fitness rooms, audiovisual entertainment, pool, etc.) or passive spaces (lounges, outdoor landscape and hardscape areas with seating, barbeque area, etc.).
Rooftop decks and terraces may be used to satisfy this requirement; however, these areas shall be accessible to all residents of the building.
Enclosed common open space (i.e., open space that is enclosed on four sides, such as a courtyard) must have a 1:2 ratio, that is, where the courtyard width is at least one-half of the height of the adjacent building facade. Open space that is open on one or more sides must have a width of at least one-third the height of the adjacent building facade.
4.8 GRADING REQUIREMENTS
Grading and excavation shall be conducted per the requirements in the Yucaipa Development Code, Section 15.12, Grading and Excavation Code, and the Yucaipa Grading Manual, with modifications approved by City Council. Areas that are viewable from public areas shall employ contour and undulating slope techniques to create a more natural appearance and transition.
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5 DESIGN
GUIDELINES
5.1 INTRODUCTION
The Freeway Corridor Specific Plan Design Guidelines are intended to provide clear direction concerning the site planning, landscaping, building design, and site features that promote the aesthetics appropriate for this area. This chapter is intended to be consistent with the Yucaipa Citywide Design Guidelines developed for the 2016 General Plan update and adopted in 2019; any provisions not listed herein must abide by the Citywide Guidelines. The Citywide Guidelines reflect provisions that represent the current and future markets for development and adequately describe the goals for the overall plan area. The Citywide Guidelines provide clear, concise, and consistent design requirements that will guide the FCSP to complement its surroundings with range of high quality and appropriate design features for all the uses allowed. The Design Guidelines will assist with developing the Freeway Corridor into a community asset and maintaining the rural character of Yucaipa. Objective design standards listed in other City documents that provide specific design criteria for architectual styles (such as roof materials and slopes for different styles) shall also be applied.
5.2 NONRESIDENTIAL
5.2.1 SITE PLANNING
Site planning refers to the arrangement of buildings and parking areas, the size and location of pedestrian spaces, and how these features relate to one another. Site planning and design topics include lot layout, pedestrian access and amenities, parking, landscaping, utility and mechanical equipment, and outdoor lighting.
NM
City of Yucaipa
Chapter 5: Design Guidelines
The various components of the lot shall be laid out to emphasize street orientation.
1. The natural contours of the land should be respected when developing on sloped properties. Terraced parking lots, stepped building pads, and larger setbacks should be used to preserve the general shape of natural landforms and to minimize grade differentials with adjacent streets and adjoining properties.
2. Development should incorporate existing natural features into the overall site design, including rock outcroppings, major landforms, ridgelines, significant trees and vegetation, streams, and drainage areas.
3. Site plans should balance the need to provide adequate vehicular access with the need to eliminate unnecessary driveway
entrances, and access points should be coordinated with other properties. Entrances to parking lots should be as far from street intersections as possible.
4. Buildings with prominent architectural features should be near corners and intersections.
5. Buildings should be sited toward the street, with parking behind where feasible. Buildings or portions of buildings may be set back from the street to create alcoves, plazas, entry nooks, and outdoor cafe areas that provide visual interest and a dynamic pedestrian area.
6. Service, utility, and loading areas should be carefully designed, located, and integrated into the site plan for convenient access by service vehicles and tenants while minimizing visibility.
7. Where commercial uses are adjacent to noncommercial uses, appropriate buffering techniques, such as increased minimum setbacks, screening, and landscaping, should be provided to mitigate any negative effects of the commercial operations. Any noise -generating uses should be located away from adjacent residential uses.
8. Landscape setbacks with shrubs and trees shall be provided in front of retaining walls that are visible from public points of access.
5.2.2 PEDESTRIAN ACCESS AND
PARKING
1. A system of pedestrian walks should be designed into projects.
Walks should provide for safe, convenient access to all buildings and for safe pedestrian circulation throughout, connecting the building entry to the street, parking areas, nearby neighborhoods, and transit stops. Key pedestrain walks shall be surrounded by a landscape area with trees to provide a safe and comfortable pathway.
2. The following accent features shall be incorporated into the project entry and individual property entry gates: public art, large specimen trees, landscaped medians, stone wall features, architectural monuments, and/or decorative signs.
3. Spaces between structures should be designed as "outdoor rooms" on the site. Outdoor spaces should have clear,
recognizable shapes that reflect careful planning —not simply "left over" areas between structures.
4. Site furnishings and light fixtures in public spaces associated with private development should complement the architectural style of the primary buildings.
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5. Buildings should be grouped or clustered to aid in the creation of pedestrian plazas, increased open space, and the overall appearance of campus -like development rather than urban sprawl.
6. Plazas and open spaces should be sheltered, as much as possible, from noise -generating nuisances, trash enclosures, parking areas, and other incompatible uses.
7. Plazas should include tables, benches or seat walls, trash receptacles, canopy trees, trellis structures, lighting, and enhanced paving.
8. Adequate parking should be provided for each intended use. The number of required spaces depends on the type of development and the volume of traffic expected from each use. See Yucaipa Development Code, Chapter 6, Parking Regulations.
9. Large parking areas should be avoided. It is preferable to create small, connected parking lots utilizing shared driveways
10. Adequate areas for maneuvering, stacking, truck staging, loading, and emergency vehicle access should be provided.
11. Parking facilities should be designed with adequate area to enable a vehicle to maneuver without entering the public right of way.
12. Parking areas should be designed so that cars and pedestrians are separated. Landscape islands and walkways should be used to connect parking areas with building entries and to separate pedestrians from automobiles whenever possible. Landscape elements shall be incorporated between building entrances and parking lots to increase the pedestrian environment.
5.2.3 OUTDOOR LIGHTING
1. Lighting should be used to provide illumination for the security and safety of on -site areas such as parking, loading, and pathways.
2. Outdoor light fixtures that provide nighttime safety and security should be selected to conserve energy, protect the night sky, and minimize glare and light trespass within and beyond the project site.
3. Cutoff lighting fixtures should 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.
4. Light fixtures should be designed to complement the
architectural styles of the buildings.
5. Exterior lighting that has a color temperature of no more than 3000 Kelvin is encouraged to limit potential nighttime glare.
5.2.4 BUILDING DESIGN
Several concepts contribute to pleasing building design, including architectural character, continuity, massing, scale, and rhythm.
Building forms and facades influence cohesiveness, comfort, and aesthetic pride. At the same time, they can encourage shopping, increase a sense of security, and generate pedestrian activity.
Buildings shall be designed to match the overall scale and design of intended environment. Fenestration and articulation of the building will improve visual interest and abide by the Citywide Guidelines for nonresidential and residential building design.
City of Yucaipa
Chapter 5: Design Guidelines
1. Building designers should incorporate 360-degree architecture in all buildings and remodels within the FCSP. This entails full articulation of all building facades, including variation in massing, roof forms, and wall planes as well as surface articulation.
2. Building mass and articulation should be oriented to the primary street and to outdoor dining areas, plazas, and pedestrian connections. Provide screening for unattractive and/or unsightly service areas and to serve as buffers between neighboring uses.
3. Smaller modules of varied and well -articulated wall and roof planes should be created to reduce the overall massing and scale of buildings while providing visual interest. Large, blank, flat surfaces should be avoided.
4. Soften blank walls through the use of doors and windows, varying colors and materials, awnings and canopies, trellises, wall undulation, and architectural details.
5. Exterior ramps, stairways, gutters, downspouts, and other functional elements of a structure should be architecturally integrated into the design of the building. Thin open -metal, prefabricated stairs are discouraged.
6. Where commercial buildings neighbor residential buildings or where infill buildings are being constructed, building mass, privacy, and nuisances should be addressed in the proposed design.
7. Roof forms should be designed to completely screen roof - mounted equipment from public view.
5.3 RESIDENTIAL
The City strongly encourages the development community to design multifamily and single-family residential products in an appropriate form that emphasizes the area's compact community, rural character, and small-town feel.
5.3.1 SITE PLANNING
1. Single -Family
a. Building placement and orientation should be carefully designed to enhance the building's visual impact on the streetscape, minimize the visibility of garage doors, retain natural site features, and fit within the neighborhood context. b. Side -loading, detached, or rear garages are encouraged over front -facing garages. However, if they are not feasible, front - facing garages should be set back a minimum of 2 feet from the main house to reduce the prominence of the garage along the streetscape.
c. Development should incorporate existing natural features into the overall site design, including rock outcroppings, major landforms, ridgelines, significant trees and vegetation, streams, and drainage areas.
d. Climatic factors, such as prevailing winds, solar orientation, shade trees, window and door orientation, and the
positioning of buildings on the site, should be coordinated to maximize energy conservation.
e. Development on hillside lots should accommodate a majority of the grade differential by stepping the building to reflect the slope of the natural topography.
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2. Multifamily
a. Interior paths and sidewalks shall provide direct access to building entrances and to public rights -of -way.
b. Pocket parks and tot lots shall be sited centrally within the project in compliance with Crime Prevention Through Environmental Design (CPTED) principles.
c. Pocket parks should be designed in an inviting manner that encourages pedestrian use through the incorporation of
trellises, seating, and shade trees.
d. Measures shall be used to soften the building mass with architectural features such as garden walls, arbors, and trellises. However, it is important to avoid "tacking on" architectural features to hide poor massing and architecture.
All architectural features should be fully integrated into the building design.
e. Porches are encouraged to denote entries and break up building mass. Functional porches should extend a minimum of 6 feet in each direction.
f. Orient buildings and decks to maximize views while
preserving the privacy of surrounding neighbors.
Units should be clustered and organized on the site to allow for the maximum amount of usable open space.
g•
5.3.2 PARKING
1. Alleys shall be used for access to garages, parking spaces, and service and garbage collection.
2. Parking areas shall be screened from public views with shrubs and/or dense landscaping of a minimum of 30 inches high.
3. Parking areas shall be well landscaped with a variety of shrubs and canopy trees to provide shade, reduce glare, and provide a visual buffer for large expanses of parking.
4. Carports, detached garages, and accessory structures shall be architecturally integrated with the overall design of the project through the use of the same materials, roof slopes, and frame details used on the primary residential unit(s).
5. Landscaping in parking areas should be protected from encroaching vehicles by concrete curbing or raised planting areas.
5.3.3 OUTDOOR LIGHTING
1. Outdoor light fixtures, including street lights and lamps (light bulbs) that provide nighttime safety and security while conserving energy, protecting the night sky, and minimizing glare and light trespass within and beyond the project site shall be chosen.
2. Cut-off 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.
3. Light fixtures selected shall be architecturally compatible with the building design.
4. All building entrances and pedestrian pathways for residential development projects should be adequately lit to provide safety and security.
City of Yucaipa
Chapter 5: Design Guidelines
5. Exterior lighting that has a color temperature of no more than 3000 Kelvin is encouraged to limit potential nighttime glare.
5.3.4 BUILDING DESIGN
Building designers should incorporate 360-degree architecture in all buildings and remodels within the FCSP, that is, the full articulation of all building facades, including variation in massing, roof forms, and wall planes as well as surface articulation. Architectural elements such as overhangs, trellises, projections, awnings, insets, material, and texture should be used to create shadow patterns that contribute to a building's character.
1. Where feasible, massing should accentuate the entry and minimize garage prominence. Garages shall not project beyond the plane of the primary structure, and doors shall be recessed a minimum of 12".
2. Variation in wall planes, such as projecting and recessing elements, should occur on all sides of the structures visible from a public street.
3. The second and/or third story of a residential should be designed to reduce the appearance of the overall scale of the building, using stepbacks, changes in rooflines and accent materials to create the necessary effect.
4. Varying roof forms and/or changes in roof plane should be used on all building elevations.
5. Multiple roof elements that are consistent with the desired and universally recognized architectural style shall be incorporated to reduce the overall massing and scale of the building.
6. Walls shall not exceed 25 feet in any direction without a minimum 6-inch change in wall plane.
7. Projections, recesses, and overhangs shall be employed to provide shadow and depth.
8. High quality materials should be used to create a look of permanence in the project.
9. Materials and colors should be varied to create visual interest in building facfades and to reduce the monotonous appearance that can be a weakness of tract home developments.
10. Window, doors, and entries should be designed to capture the desired architectural style of the building.
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6 IMPLEMENTATION
6.1 INTRODUCTION
This Implementation Program identifies the programs, regulations, and other procedures the City and others will pursue to implement the Yucaipa Freeway Corridor Specific Plan. Implementation involves:
• Phasing
• Public Financing Plan
• Maintenance Responsibilities
• Methods and Procedures for Implementation
• Enforcement of the Specific Plan
• Amendments to the Specific Plan
• Density Transfers
• Interpretations
• Severability
• CEQA Compliance
6.2 PHASING
6.2.1 CONCEPTUAL PHASING PLAN
Development pursuant to this Specific Plan is expected to occur in approximately seven phases. These phases may overlap. The Conceptual Phasing Plan anticipates that new development will begin on properties south of Interstate 10 (I-10), starting with the 160-acre Business Park uses. The next series of phases assumes development of residential and commercial uses.
City of Yucaipa
Chapter 6: Implementation
Phasing is conceptual only; the actual phasing may vary given ownership patterns, market demand for specific commercial and residential products, and the timing of Caltrans's improvements to the Live Oak Canyon Road interchange and the new interchange at Wildwood Canyon Road. The necessary infrastructure and utilities needed to support each phase must be in place or committed financially —and bonded —prior to issuance of any certificate of occupancy for that phase. Table 6-1 identifies the planned level of development for each phase, and Figure 6-1 illustrates the Conceptual Phasing Plan.
Table 6-1. Phase Plan Allocation
PHASE
NUMBER
OF
DWELLING
UNITS
REGIONAL
COMMERCIAL
ACRES
AG
TOURISM
BUSINESS
PARK
ACRES
Existing
48.8 Phase 1
--
--
160.6
Phase 2
1,123
15.1 --
Phase 3
171
--
--
Phase 4
45 22.5
25.1 Phase 5
1,133
--
--
Phase 6
--
34.6 Phase 7
--
--
37.4 Total
2,472
72.2 48.8
223.1
Nonresidential Acres Total
403.2
Note: See Table 3-1 for land use allocations related to Open Space and ROW.
6.2.2 TIMING AND MANDATORY
PHASING CONDITIONS
The Specific Plan area will be developed pursuant to market demand but is anticipated to occur over a 15- to 20-year time frame.
The following conditions shall apply to all components of the Specific Plan:
1. Required open space shall be dedicated with maintenance financing mechanisms secured to the satisfaction of the City at the time of issuance of building permits.
2. 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.
3. For developments in Phases 5 and 6, secondary freeway access shall be provided to connect to Interstate 10, as required by City public safety and emergency response personnel as part of any project proposal.
4. All roadways that are part of the General Plan Master Plan of Roadways shall be dedicated and constructed 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 the Traffic Impact Study is provided for each individual phase.
Freeway Corridor Specific Plan . January 2024
Figure 6-1. Conceptual Phasing Plan
Yucaipa Valley Water District
Ownership
N. A
154.6 AC
City of Yucaipa
Chapter 6: Implementation
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. Improvements to Fire Department infrastructure shall be conditioned for all new developer. Larger scale structures, in terms of height or width, shall participate in a fair share funding agreement for an aerial quint fire truck and a fire community facilities district. Other equipment or a future fire station may be needed to ensure adequate response time capacity, and shall be funded through the development within the Specific Plan.
6.3 FINANCING
MECHANISMS
The financing and maintenance plan for the project will ensure the timely completion of public facilities, utilities, and other necessary capital improvements as well as the proper maintenance of these facilities. The responsibility for designing and installing infrastructure improvements lies primarily with the landowners and developers. In addition to direct landowner 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
• Developer Funding
• Privately Owned Facilities
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.
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 development proceeds.
Freeway Corridor Specific Plan • January 2024
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 requires a vote of property owners if fewer than 12 residents, or of residents when there are more than 12 residents.
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 (EIFD)
An EIFD is a tax -increment district that is used to fund regional infrastructure. Through the formation process, the City, County and special districts (but excluding school districts) may allow a portion of incremental property taxes to be transferred to the financing district to fund the infrastructure improvements. The City is currently in formation process of an EIFD that would include the Specific Plan area. The drawback of using an EIFD 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. This may be the preferred option for this Specific Plan, with separate districts established for residential and commercial properties.
Developer Funding
In many cases, certain on -site facilities are tied directly to individual projects. In these cases, the property owner/developer will pay the costs of the facility. On -site local streets, utility connections from the main trunk lines, and on -site drainage facilities are the primary types of on -site facilities built by developers.
In addition, developers may fund the construction of off -site infrastructure in order to gain access sooner than waiting for other agencies to construct the improvements. In these cases, the developer may be reimbursed by other developers using the infrastructure or by the public agency pursuant to a development agreement.
Private Utilities
Developers and/or property owners will be responsible for funding and upgrades of private utilities or extension of services based on private agreements with utility service providers (e.g. electricity, natural gas, telecommunications). Conditions of approval for individual development projects will specify the required timing.
6.4 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 6-2 until those areas and facilities are accepted by the appropriate entity.
City of Yucaipa
Chapter 6: Implementation
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 6-2 should assume responsibility, the conditions of approval will so specify. The City has the sole discretion to make such a determination.
•
tameb-z. maintenance rian: Responsible
Parties
SERVICE OR FACILITY
PARTY(IES) RESPONSIBLE
FOR OPERATION AND
MAINTENANCE
On -site water, sewer, and storm
drainage facilities
Yucaipa Valley Water District
Private utilities, including but not
limited to electricity, natural gas,
and telecommunications
Private utility company
Specific plan public roadways (not
including freeway improvements)
City of Yucaipa
Parkways along rights -of -way
Developer and property owners
Common area improvements
Property management company/
homeowners association
Private open space
Property management company/
homeowners association
Public parks and open space
To be determined at time of
entitlement
6.5 METHODS AND
PROCEDURES FOR
IMPLEMENTATION
The City of Yucaipa shall administer the provisions of the Yucaipa Freeway Corridor 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 Specific Plan shall be subject to the Development Code and relevant provisions of the Municipal Code.
6.6 ENFORCEMENT OF THE
SPECIFIC PLAN
Enforcement of the provisions of this Specific Plan shall occur as follows:
1. The Director of Community Development 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 may be appealed to the Planning Commission, and any decision by the Planning Commission may be appealed to the City Council.
Freeway Corridor Specific Plan . January 2024
6.6.1 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 Yucaipa Municipal Code.
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 Community Development Director, and a Major Variance shall be reviewed and acted upon by the Planning Commission.
6.6.2 MINOR MODIFICATIONS
The City recognizes the importance of allowing for some degree of flexibility in the requirements of this Specific Plan as development occurs over the next 15 to 20 years. 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 Planning Areas.
The Community Development Director 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 modification to the uses identified in the land use table, provided they are determined by the Director to be compatible with other allowed uses.
• A modification to the Conceptual Phasing Plan (Table 6-1). • 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 Director 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.
6.6.3 MAJOR MODIFICATIONS
A Major Modification applies to an application to change (increases or decreases) the Development Standard(s) by more than 10 percent and up to 20 percent. The Planning Commission has approval authority City of Yucaipa
Chapter 6: Implementation
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.
6.6.4 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 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 Section 6.2, excluding any density bonus units or accessory dwelling units permitted by State Law.
• A significant change in the circulation system identified in Section 3.5.
• A change in use not allowed in the Specific Plan that was determined not to be consistent with Section 4.3, Permitted Land Uses, of this Specific Plan.
6.7 INTERPRETATIONS
The Director of Community Development or their designee shall have the authority to interpret Specific Plan requirements if the meaning or appropriate application of provisions in the Specific Plan is ambiguous. In so doing, the Director 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 Director of Community Development, but may be appealed to the Planning Commission.
6.7.1 SUMMARY OF REVIEWING
Table 6-3 identifies the reviewing authority for each type of application that may be processed under this Specific Plan. Where the Specific Plan has been silent on a particular type of application, such as a Conditional Use Permit, the provisions of the Yucaipa Municipal Code shall apply.
Freeway Corridor Specific Plan • January 2024
Table 6-3. Review Authority
TYPE OF
APPLICATION
COMMUNITY
DEVELOPMENT
DIRECTOR
APPROVAL (C)
PLANNING
COMMISSION
APPROVAL (A)
CITY
COUNCIL
APPROVAL
Administrative
Use Permit
■
Conditional Use
Permit
■
Residential &
Tentative Tract
Map 150 units/
lots or less
■
Residential &
Tentative Tract
Map >150
.
Development
Agreements
.
Minor Variance
■
Major Variance
.
Interpretations
■
Minor
Modification
■
Major
Modification
.
Specific Plan
Amendments
.
Sign Plan
.
6.8 DENSITY/INTENSITY
TRANSFERS
The purpose of transfer regulations is to encourage full buildout of the plan by enabling transfer of unused dwelling units or square footage between planning areas. Transfers are approved by the Director.
Dwelling units may only be transferred between residential planning areas. Nonresidential square footage may only be transferred between commercial and business park planning areas. Transfers may only occur if the following conditions are met:
• The maximum total number of units within the Freeway
Corridor Specific Plan does not exceed the cap of 1,472 dwelling units, excluding ADUs or Density Bonus units;
• The maximum amount of non-residential square footage does not exceed XXXXX square feet;
• The development standards for the district are met (with the exception of a Minor or Major Modification); and
• A traffic analysis determines that there will be no new traffic impacts beyond what was analyzed in the EIR.
6.9 STATEMENT OF
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.
City of Yucaipa
Chapter 6: Implementation
6.10 CEQA COMPLIANCE
Pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code 21000-21177), the Freeway Corridor Specific Plan SEIR describes the potential environmental impacts associated with the adoption and full buildout of the plan area, based on the 2023 Freeway Corridor Specific Plan. To address the updates made as part of this 2023 Specific Plan Amendment, a Subsequent EIR has been prepared.
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 the California Environmental Quality Act.
Freeway Corridor Specific Plan . January 2024
1•
L
"
APPENDIX A
DEFINITIONS
Terms used throughout the Specific Plan shall take their commonly accepted meaning unless defined here differently. When there are conflicts between these definitions and the ones provided in the Development Code these shall take precedence. Where no definition is provided in this Specific Plan, the definition in the Development Code shall prevail.
DEFINITIONS (A)
Accessory Building. A building or structure detached from, on the same lot as, and customarily incidental and subordinate to the principal building.
Accessory Use. A use of portion of land or building that is customarily and clearly incidental and subordinate to the principal use of the land or building and is located on the same lot with such principal use.
Accessory uses typically are very small in proportion to the principal use.
Acreage, Gross. The total land area within a defined boundary before the exclusion of public rights -of -way, public parks, and public school sites.
Acreage, Net. That portion of gross acreage exclusive of public streets and all public lands and rights -of -way. The area within the lot lines of a lot exclusive of any dedications for public rights -of -way, public parks, and public school sites.
Architectural Projection. An element that articulates the building elevations, such as architectural pop -outs, pot shelves, balconies, bay windows, eaves, enhanced window sills, shutter details, window trim, chimneys, and similar architectural features, but does not include patio covers, porches, trellises, or other accessory structures.
City of Yucaipa
A: Definitions
Attached single-family dwelling. See definition of "dwelling unit."
DEFINITIONS (B)
Bedroom. Any habitable room other than a bathroom, kitchen, dining room, living room or family room.
Building. Defined as set forth in the Uniform Building Code. A structure having a roof supported by columns or walls.
Building Face. The outside elevation of the living portion of the dwelling. Building Height: As provided in Section 812.0260 of the Development Code.
DEFINITIONS (C)
Centerline. A line in the center of the ultimate street right-of-way.
Child Care Facility. Any child day care facility with a capacity of more than 12 children, Child care facilities include infant centers, preschools, and extended day care facilities. Such a facility provides non -medical care, on a less than a 24-hour basis, to persons under 18 years of age in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual.
Community Care Facility. Any facility, place, or building which is maintained and operated to provide nonmedical residential care, day treatment, adult day care, or foster family agency services for children, adults, or children and adults, including, but not limited to, physically handicapped, mentally impaired, mentally incompetent persons, and abused or neglected people; and which includes residential facilities, adult day care facilities, day treatment facilities, foster family homes, small family homes, social rehabilitation facilities, community treatment facilities, shelters for battered women, substance abuse treatment facilities and social day care facilities.
Common Area Residential. The area within a residential
development that is not designed as a residential building site, which is owned in common by homeowners in the development, and which is available for common use or enjoyment by all property owners in the development and their invitees. Examples include: common parking facilities, private streets, recreation areas, landscaped areas, open space areas and natural areas.
Community Commercial Facility. A commercial use established primarily to serve the needs of the immediate population of the community in which it is located, including, but not limited to, day care centers, nursery schools, commercial or community recreation centers and related facilities.
Corner Lot. A lot situated at the intersection of two or more streets.
Cultural Resources. prehistoric or historic district, artifact, physical remains, site, building, or structures, including their landscape settings that exemplify the cultural, architectural, economic, social, political, or historic heritage of the area.
DEFINITIONS (D)
Density. The number of permanent residential dwelling units per net acre of land.
Drainage. The natural or artificial removal of surface and subsurface water from a given area.
Freeway Corridor Specific Plan • December 2023 - DRAFT
Driveway. A private roadway or access way providing vehicular access to a parking space, parking lot, garage, dwelling, or other structure.
Dwelling, Single-family Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit (for example, townhouse or condominium).
Dwelling, Single-family Detached. A detached building containing no more than one dwelling unit which, regardless of form of ownership, is designed and/or used to house not more than one household, including all domestic employees of such family. A single- family dwelling contains only one kitchen.
DEFINITIONS (E)
Educational institution. Private or public elementary or secondary schools, colleges or universities accredited by the State Board of Education to give academic instruction.
DEFINITIONS (F)
Fence. A solid or open barrier other than a wall above ground intended to enclose or mark a boundary made of man-made materials similar to wood and/or metal.
DEFINITIONS (G)
Garage. A fully enclosed space with a sectional roll -up garage door.
General Plan. The General Plan of the City of Yucaipa, adopted pursuant to the State of California Government Code Section 65301 et seq. and adopted by the City Council.
Grade. Defined as set forth in the Uniform Building Code.
DEFINITIONS (H)
Hydrology. The science dealing with the properties, distribution, and circulation of water on and below the earth's surface.
DEFINITIONS (I) DEFINITIONS (J) DEFINITIONS (K)
DEFINITIONS (L)
Living Area. The sum of the area designated for human habitation, excluding areas used for garage purposes and other areas such as bay windows, television niches/pop outs, basements, porches, cellars, chimneys, exterior fireplaces, or attics devoted exclusively to uses accessory to the primary use of the dwelling.
Lot. Land which abuts at least one public street or any numbered or otherwise designated parcel of land which is shown on: (1) a recorded tract map, (2) a record of survey map recorded pursuant to an approved division of land, or (3) a parcel map.
Lot Frontage. The length of the defined front lot line measured at the street right -of- way line.
Lot Width. The average lineal distance between side lot lines measured at right angles to the line measuring the lot depth. Lot width should be measured at the rear line of the front yard setback.
City of Yucaipa
A: Definitions
DEFINITIONS (M)
Massing. A unified composition of two-dimensional shapes or three- dimensional volumes, especially one that has or gives the impression of weight, density, and bulk.
Maximum Density. The maximum number of dwelling units per net acre as permitted on the Regulating Plan.
Multiple family dwelling. See definition of "dwelling unit." Multi -Modal Trials. A trail or way designed for and used by equestrians, pedestrians and cyclists using non -motorized bicycles.
DEFINITIONS (N)
Non -Potable Water. Water that is not safe to drink and does not meet the safety standards prescribed by the United States Environmental Protection Agency's National Interim Primary Drinking Water Regulations, published in 40 CFR Part 141, and 40 CFR 147.2400.
DEFINITIONS (0)
Office. A place of business for the rendering of service or general administration, but excluding retail sales.
Open Space. Any parcel or area of land or water set aside, dedicated, designated, or reserved for public or private use or enjoyment.
DEFINITIONS (P)
Pane. One of the divisions of a window or door consisting of a single unit of glass set in a frame.
Parking access way. A vehicular passageway that provides access and circulation from a street access point into and through a parking lot to parking aisles and between parking areas.
Parkway. A planting strip between the curb and the sidewalk that contains street trees and landscaping.
Porch. A covered pedestrian entrance to a building, open on all three sides, which is located on the first floor level.
Private Open Space. Any space on a lot not enclosed in a building that is designed for leisure use. "Private open space" may include yards, courtyards, balconies, decks, and patios, but shall not include driveways, aisles, parking areas, side yard less than five feet wide, or any portion of the required front yard setback.
DEFINITIONS (Q) DEFINITIONS (R)
Recycled water. Recycled water is wastewater that has been recovered for potable or nonpotable use, such as reclaimed water. The source of the wastewater may be industrial use, human or animal waste, or any other source of water unusable in its existing state.
Retail. The selling of goods, wares or merchandise directly to the ultimate consumer. Ridgeline: A line marking or following the crest of a range of hills or mountains.
Right-of-way. A corridor, either public or private, on which a right of passage has been recorded.
Freeway Corridor Specific Plan • December 2023 - DRAFT
DEFINITIONS (S)
Setback. The distance from a defined point or line governing the placement of buildings, structures, parking, or uses on a lot. A line established by this section to govern the placement of buildings with respect to streets, drives, buildings, sidewalks, or property lines.
Interior setbacks are measured from the side or rear property lines.
Street setbacks are measured from property lines.
Seismicity. The study of the location, frequency, and magnitude of earthquakes.
Scenic View. A scenic view is a field of sight that includes natural features and objects. A scenic view may be from a stationary viewpoint or be seen as one travels along a roadway or path.
Specific Plan. The land use regulations of the Monrovia Nursery Specific Plan area, which consists of a Specific Plan, a statistical summary and a regulating plan.
Street. A public or private vehicular right-of-way, other than an alley or driveway, including both local streets and arterial highways.
DEFINITIONS (T) DEFINITIONS (U)
Uniform Building Code. A building code developed and published by the International Conference of Building Officials (ICBO), and used primarily in the central and western U.S.
Use. The purpose for which land or building is occupied, arranged, designed or intended, or for which either land or building is or may be occupied or maintained.
DEFINITIONS (V)
Variance. Permission to depart from the provisions of the Zoning Ordinance when, due to special circumstances applicable to the property, strict application of the requirements deprives such property of privileges enjoyed by other property in the vicinity which is under identical zoning.
DEFINITIONS (W)
Walls. A barrier intended to mark a boundary that presents a continuous surface except where pierced with gates, doorways or decorative masonry. A wall is usually constructed of concrete block, brick, concrete, stucco, or a combination thereof.
DEFINITIONS (Y) DEFINITIONS (Z)
Zero Lot Line. A situation where the area between two units is owned by one of the two property owners. Zero lot line residential developments are allowed per aggregate setbacks (i.e., a total aggregate side setback of 10 feet instead of two five foot side setbacks, one on each side.
Zero Lot Line Dwelling. A development configuration in which side yards are incorporated into the usable and functional private open spaces of adjoining dwelling units, while maintaining specified minimum building separations. Such lots may include the use of reciprocal use easements. Flexibility in site design shall be balanced against the need to provide Usable Open Space on the lot.
City of Yucaipa
A: Definitions
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Freeway Corridor Specific Plan • December 2023 - DRAFT
r
to " d l
ATTACHMENT 7
Freeway Corridor Specific Plan
Draft Errata
This document includes potential modifications to the public hearing draft of the Freeway Corridor Specific Plan (dated January 2024), which reflects the input that was received through various community workshops and the public review process of the document.
However, suggestions that would otherwise impact the feasibility of the plan and its implementation have not been included. Text to be added is shown as bold and underlined text, and items to be removed are shown with strikeout text.
The City Council may consider these changes for the final iteration of the Specific Plan and should incorporate any that may be deemed necessary or important as part of their action.
Additional revisions can also be proposed, and will be incorporated into the "official" Specific Plan.
Item #
1 Page #
6-10
Table
or
Figure
Change
Update the placeholder reference of Housing Units to
2,447
Source
City
2 6-10
Update the placeholder reference of commercial area
to 5,093,265 square feet of nonresidential uses
City
3 4-6
4-4
Adjust the Agricultural Tourism District's Building
Height, FAR, and Coverage requirements to match RC
Public
4 4-3
4-2
Create separate restaurant categories between those
for full service and those that are drive through; allow full -service restaurants within the Agricultural Tourism District
Public/City
5 4-3
4-2
Kiosk/Vendor Carts - Update provisions within Open
Space to an AUP
Public/City
6 4-3
4-2
Amusement Enterprises - Update provisions within
Open Space to a P to match AT
Public/City
7 4-3
4-2
Update to allow Civic facilities within all residential districts with AUP
City
8 4-3
4-2
Update to allow Transit facilities within the Regional
Commercial Districts with a CUP
City
9 4-3
4-2
P for amusement enterprises in AT, and remove separate
category for amusement rides subject to state review
Public
10 Agricultural Tourism District - Change name to Agro- Commercial Tourism District
Public/City
11 Add additional detail and narrative to the description for Agro-Commercial Tourism District, where there is an
Public/City
Freeway Corridor Specific Plan - Draft Errata (August 2024)
Item #
Page #
Table
or
Figure
Change
emphasis of providing a rustic feel as part of the
commercial activities
uses, including sales of produce, pumpkins, and
agricultural -related goods, with activities that help
draw visitors with experiences, entertainment
activities, and educational programming that
provide a consistent draw for the site. This
designation also supports a variety of businesses such
as restaurants, other commercial uses, and overnight
accommodations that can cater to, or enhance, the
agricultural tourism industry.
Source
12 Updated Land Use Map — minor modifications to RC, OS &. OS-C boundaries that do not change development
capacity or environmental impacts — (also reflected in
the updated CEQA Findings of Fact)
City
13 4-3
4-2
Add "integrated mixed -use commercial and high scale
multiple family when adjacent to RC -designed areas" to table, and add AUP for the R-24 category
City/Public
14 6-3
Revise 6.2.2 — 3 as Phases 4 and 5
City
15 6-10
6-3
Add: "R-24 Projects" under Director Approval (to clarify consistency with Housing Element requirements)
City
16 3-7
OS: Also allows for agriculture -related activities
where appropriate, and to provide buffering and
transitions between different land uses. Grading
activities may be permitted within the Open Space
designation provided that vegetated slopes that
feature contour grading are implemented to
maintain a naturalistic appearance. Public access
for the plan area, including trails, or access
roadways with adjacent landscaping, may also
occur subject to approval by the City Engineer.
Public
17 4-2
4-1
Remove Development Agreement requirement for
amusement enterprises.
Public
18 4-6
4-4
Parking standards: Add note — AT uses can provide
parking surfaces that are Class 2 aggregate base or
other non -paved compacted base, consistent with the
rustic character of the area.
Public
19 6-9
Add note: Approval timelines for projects shall follow
the City's Development Code, except that phased
Project may identify two (2) additional three (3) year
extension periods.
City
Freeway Corridor Specific Plan - Draft Errata (August 2024)
Item #
20 Page #
4-3
Table
or
Figure
4-2
Change
Kiosk/Vendor Carts — P for AT
Source
Public
21 4-4
4-2
Food truck and Outdoor Kitchen — P for AT
Public
22 4-4
4-2
Limited Agricultural Supply Services — P for AT
Public
23 4-4
4-2
Alcohol Beverage Sales (both onsite and offsite) — P for AT
Public
24 4-4
4-2
Event/Wedding Venues — P for AT
Public
25 4-4
4-2
Wineries and Beer Gardens — P for AT
Public
26 4-4
4-2
Auditorium/Concert Venue — P for AT
Public
27 6-9
6.6.5 WAIVER OF APPLICATION FEES AND
COVERAGE OF ENVIRONMENTAL REVIEW COSTS
FOR AMENDMENTS WITH SIGNIFICANT ECONOMIC
I M PACT
The City Manager is authorized and directed to waive the application fees for any amendment to the Freeway
Corridor Specific Plan that is determined to provide a
significant economic impact to the City of Yucaipa if
such application is on file and deemed complete on or
before December 31, 2027. Such amendments shall be
processed in accordance with Government Code
Section 65453, and in the same manner as a
Development Code text amendment.
Significant economic impact shall be defined as any
amendment that demonstrably contributes to the
economic welfare of the City through one or more of the following:
• Establishment or expansion of commercial
activities that are projected to result in an
increase in sales tax revenue for the City of at
least $200,000 per year.
• Development or enhancement of lodging
facilities or other tourism -related enterprises
that are expected to increase the City's transient
occupancy tax (TOT) revenue by at least
$200,000 per year.
• Any other tangible economic benefit to the City,
such as increased property tax revenue,
attraction of new businesses, or stimulation of
local economic activities that are forecast to
Public
Freeway Corridor Specific Plan - Draft Errata (August 2024)
Item #
28 29
Page #
6-10
Table
or
Figure
6-3
Change
increase revenue to the City by at least $400,000
per year.
The City Manager is further authorized to cover the costs of any necessary environmental review associated with
such an amendment, up to the limit of the City
Manager's purchasing authority as defined by the City's procurement policies. Any environmental review costs
exceeding this authority may be referred to the City
Council for consideration and approval.
Architectural Review for Projects - PC
General note: Minor modifications to correct any
grammatical errors and to ensure consistent with items
listed in the errata.
Source
City
City
Freeway Corridor Specific Plan - Draft Errata (August 2024)
ATTACHMENT 8
To: City Council for Yucaipa
From: Mike McCuistion
Date: 8/14/24
Re: Freeway Corridor Specific Plan (FCSP)
My name is Mike McCuistion and I live on in Yucaipa. Ben Madlock was kind to review the overall FCSP update with me and Chris Palmer is a personal friend who explained his part of the SP to me regarding the Pacific Oaks Commerce Center (POCC) proposal. For the good of our beloved community, I have prepared this document to encourage you to vote in favor of both the FCSP Update and the POCC.
About Me and my wife Cindy of 54 years:
*Built first house as owner -builders in Yucaipa in 1976 (we've lived in Yucaipa for some 40 years) *Cindy has a General Contractors license and I'm a High School retired History teacher for 25 years *We have built many homes for ourselves, our family and some friends —including three subdivisions '''We understand the Development side and the State's demands on local communities for affordable housing and ADU's
*I had the privilege of serving on the General Plan committee, Vector Control, Little League and in my local church. I've help start two Christian schools in Yucaipa *We initially moved here from San Bernardino for Yucaipian cultural values, school system, for planting our own fruit trees, our own garden, horses and rural living. *Last year we built our last house on an acre of land in the North Bench for much the same reasons — rural living. However, we do have two attached ADU's that we rent out to our adult grandchildren *We understand the need in the North Bench to stand up to Sacramento and maintain our rural living and Open Space.
Personally, I have tried to listen with an open mind to both sides of the FCSP proposal. I met Kristine Mohler on a committee chaired first by her and then by Donna Snodgrass regarding the Wine Country.
I've learned that former city manager Ray Kasey was trying to proactively get ahead of Sacramento on both the WCSP and the FCSP. I've had discussions with Kevin Miskin and Joel McCabe and met twice with Donna (and Ray) Snodgrass. These are all good and well meaning people who love Yucaipa. City Manager Chris Mann was kind to meet with me specifically on the Freeway Corridor. I've also met with 4 of the five city councilmen on both Specific Plan proposals. I think I understand the passionate desire by some to resist development proposals stated in these Specific Plans. I do not condone personal attacks of any kind. That behavior does not represent the vast majority of well mannered Yucaipians.
I think I understand how we got into the city's debt concern as I've met separately with both Greg Franklin and Chris Mann on the matter. The city has always been known to be frugal with expenditures, but now finds a need to increase revenue going forward. As I understand it, the city is considering an alternative proposal for a city-wide sales tax increase on its citizens. Also, the city is considering cutting back on law enforcement protections because of current insufficient city revenues. We all know that projects and businesses that can create revenue and jobs will help our city significantly. The Pacific Oaks Commerce Center is a responsible, significant, rare, and unique opportunity which can add significant revenues and benefits to the city, year after year.
The Freeway Corridor Specific Plan Update appears to be a well -considered and balanced plan developed by the city and its professional consultants to meet important and required state and regional requirements, community needs, and refinements to the existing Freeway Corridor Specific Plan. I believe we as a community should be appreciative of our dedicated city leadership, city staff, and professional consultants. Also, to have confidence in their nearly 3 years of work to balance all the many 1 issues, requirements, and interests to develop this zoning Update in a way to better help our community. In several instances the Update lessens the burdens or impacts on the community, and yet creates a zoning plan that meets current and foreseeable standards and conditions to help facilitate reasonable and balance growth (which can be very beneficial for the wellbeing of the community). I understand that the majority of landowners within the Freeway Corridor Specific Plan area (those most affected) support the Update.
The Pacific Oaks Commerce Center is in the best possible location for Yucaipa to provide the best benefit with the least impacts. Pacific Oaks Commerce Center is a unique; Class A logistics project consisting of two buildings with modern farmhouse building architecture to blend with the surrounding canyon. The POCC proposal is located at the far southern end of the city, south of the freeway, far away from the rnain parts of town, and nearly hidden from view. Further, the POCC meets or exceeds the new and up-to-date development standards proposed by the Freeway Corridor Specific Plan Update. The proposal shows 96 acres of that land set aside as permanent open space with multi -purpose public access trail.
From the 1-10 off ramp, the Live Oak Road would be widened from two lanes to four lanes to the project road where a traffic signal is installed. The total infrastructure developmental cost is in excess of $35M on streets, a four mile water line (originating from Ave D), a sewer line and storm drainage improvements to serve the project and improve existing conditions. The developer will use solar power with EV charging and donate $490,000 for Fire Station2 to purchase a much needed new fire ladder truck. This is a good and responsible project that can provide our city with a rare and unique opportunity for significant initial and ongoing city revenue and with both temporary and permanent community jobs.
There are one-time DIF and permit fees and recurring property tax revenues to the City of Yucaipa. No other type of use or place in Yucaipa can achieve as much benefit with the fewest impacts.
I believe the city should take advantage of this rare opportunity.
The Pacific Oaks Commerce Center is on the Palmer family land owned since 1954, which spans three generations of stewardship. The Palmers have tried to be good members of the community and business owners in Yucaipa. Chris Palmer lived in Yucaipa for years and is a friend of mine for over twelve years now. I know him to be a man of integrity. For 30 years, Gregg Palmer created and grew the Christmas Tree Farm and Pumpkin Patch business with passion and love for his customers. David Palmer served for decades on several city and county committees wanting to help protect and improve the community.
Chris Palmer shared his heart with me recently regarding the POCC when he said, "The Palmer family wants to leave a lasting positive heritage in the city of Yucaipa. We have owned this land for 70 years and have put a lot of thought and prayer into having this property in order for it to be a benefit to the community. We have intentionally turned down other big corporate developer bids, and chose Pacific Industrial because of their high integrity, desire and ability to find good, responsible, fair, and workable solutions, and for their long-term commitment to ownership." I support this project and feel it would be a huge benefit to our community. Please vote in favor of the Freeway Corridor Specific Plan Update and the Pacific Oaks Commerce Center tonight. Thank you for all you do.
Sincerely, Mike McCuistion
2 Benjamin Matlock
From: Amie Chapman
Sent: Sunday, August 18, 2024 10:17 PM
To: Benjamin Matlock
Subject: 1-10 Corridor Development Case No 21-196 - Awaiting your reply Hello Mr. Matlock,
I am very concerned about the development that is being discussed for the warehouses, housing tract planning and the amount of traffic, congestion and other issues that this plan would bring to our area.
Here are my concerns:
• Amount of cars on the road
• Weight on our Schools
• Weight on our local parks and recreation
• Road quality
• Stress on our local stores
• Pollution
• Zoning for our area
• Loss of beauty
• Loss of rural "feel"
How is the council planning on voting for this? Has there been any pushback from the local residents? I see the houses on the West side of Oak Glen Road are boarded up and have been told there will be a gas station there? Why are we pushing for development in this area? I believe this will change our area forever!!! We moved here to get away from the developments, this will make our serene area a busy, compact area that will forever be changed!!!!
Please tell me that you are in the government to make sure the residents are being taken seriously about our needs and wants for our area.
Are there any other steps I can take that would help support the Council saying "NO" to the developers? Thank you!!
Amie Chapman
1 AGUA CALIENTE BAND OF. CAMILLA INDIAN')
rHIHAI_ I -I sTC1H U= P!Er SfRVATH-5q
03-044-2022-005
June 21, 2024
[VIA EMAIL TO:[email protected]]
City of Yucaipa
Mr. Benjamin Matlock
34272 Yucaipa Blvd,
Yucaipa, CA 92399
Re: Final SEIR Freeway Corridor Specific Plan
Dear Mr. Benjamin Matlock,
The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Freeway Corridor Specific Plan (FCSP) project. We have reviewed the documents and have the following comments:
*Before ground disturbing activities begin please contact the Tribal Historic Preservation Office at [email protected] to arrange cultural monitoring.
*An informational meeting with the developer, lead agency, and archaeologist regarding cultural compliance procedures for this project.
Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 883-1137. You may also email me at [email protected].
Cordially,
Luz Salazar
Cultural Resources Analyst
Tribal Historic Preservation Office
AGUA CALIENTE BAND
OF CAHUILLA INDIANS
5 .:i f]• I [ 1 I i i A 1 I SiG 14 I 'V t Palm '.''a r= f! I N, i , ram. A 9 2 2 ti •1 IS .-i r, r 9 6 it I.; I i , , {i. 9 . .. .. .. V1 •k , 1 A 4 1 _. v L t J _ !I co'
Benjamin Matlock
From: Tom Robinson <
Sent: Tuesday, July 16, 2024 9:47 AM
To: Benjamin Matlock
Subject: New Specific Plan
Ben:
Per our earlier conversation can you provide this e-mail to the Planning Commissioners for the discussion on the new Specific Plan.
Please review and consider reducing the large amount of open space especially adjacent to the commercial components. This is a very well located property compared too many others in the City and can bring great services, businesses, and living areas that other properties in the City would not attract. It would seem prudent to make sure as much as possible is available for use and generating income in the City..
The Open Space Conservation areas should have some flexibility for the property owners. They should not be forced to dedicate land if they can mitigate in another area inside or outside the specific plan. Additionally any land that is set aside should allow the owner to get mitigation credit from any agencies such as California Fish and Wildlife and U.S. Fish and Wildlife. If these agencies will not give mitigation credit then the owners should have the flexibility to take out of conservation area.
Thank You for your diligence on this project it should be a great addition to the City.
Tom Robinson
VantageOne Real Estate Investments, LLC
TREH Partners, LLC
4 Corporate Plaza, Suite 210
Newport Beach, CA 92660
(949) 631-6620 office
(949) 903-3818 mobile
\ . nta e One
RE -AL EB1. E
vantageoneinvestments. com
When One tugs at a single thing in nature, they find its attached to the rest of the world John Muir
1 Maria Koolhoven
From: Christian Farmer
Sent: Wednesday, June 5, 2024 3:03 PM
To: Benjamin Matlock; Madeline Jordan
Cc: Maria Koolhoven
Subject: FW: Planning commission mtg June 5
Christian Farmer
Assistant Planner
City of Yucaipa
City Hall • 34272 Yucaipa Blvd • Yucaipa, CA 92399
Office: 909-797-2469 Ext, 270
www.yucaipa.gov
From: Leola Green
Sent: Wednesday, June 5, 2024 3:02 PM
To: Christian Farmer
Subject: Planning commission mtg June 5
https://ring.com/sharei6af4a217-1613-4287-a0a5-2fe863a7b026 I am writing about the freeway corridor why would this
council agree to this to turn our roads into a warehouse we don't need our roads clogged with trucks unless this council wants to pave the road every month, lose more
people, businesses. We don't want to be like Redlands
where the access to their roads are clogged with trucks making deliveries. Because you have to much people
already the trash had to make another trip the next day at 7 am in the morning I sent a copy of the video. So why 1 tear our beautiful mountains and hills for the look of warehouses. We also do not want to look like cherry
valley they had a nice look of rolling hills now they are big warehouses. This council turned down Walmart why
are you giving a way for them to come in or Amazon this is Yucaipa not Los Angeles. This city is a mountain area not a flat piece of land. We do not want reaching out the window to ask the neighbor for sugar. So why would we
want living near warehouses that trucks are delivering at all hours of the day. This also goes for the starling
heights project we don't need more houses if you're
trash and emergency services can not reach people in
time or on the trash schedule. This city doesn't need to lose more animals and people. There are people put
homes up for sale after the approval of the
grapevine. This city has lost philly, Dennys, fantastic Sam's, hallmark so you need to protect what you have
left. The animals, businesses and environment this city used to have no 90 type days because of the trees and
the hills protecting us now Chapman heights come in
and the weather changes so do you really want to have
people crawling on each other and stepping on you. Do
not approve these projects.
Thank you
Green family
Northbench
FIL
A
FALIVER • LARGE • ARCfIf3Ar.D • SPRAY
ATTORNEYS AT LAW
820 STATE STREET, 4T" FLOOR
SANTA BARBARA, CA 93101
OLIVIA K. MARR
PARTNER
OFFICE (805) 966-7000 DIRECT (805) 966-7199
FAX (805) 966-7227 [email protected]
June 5, 2024
City of Yucaipa
The Development Services Department
Attn.: Benjamin Matlock,
Deputy Director of Community Development
Via Email
[email protected]
Re: Planning Commission Agenda Item 1 - Freeway Corridor Specific Plan Update (Case No. 24-044/GPA/SPA) — Live Oak Canyon Pumpkin Farm Comments
Dear Mr. Matlock:
Our office represents Live Oak Canyon Investments, LLC ("Live Oak"), the owner of the three (3) properties totaling approximately sixty-three (63) acres that comprise the Live Oak Canyon Pumpkin Farm located at 32335 Live Oak Canyon Road (the "Pumpkin Farm") in the Freeway Corridor Specific Plan area of the City of Yucaipa ("City"). Our client appreciates the opportunities they have had to discuss the City's proposed amendment to the Freeway Corridor Specific Plan (the "FCSP Amendment") with you and your willingness to receive their feedback.
As you are aware, the Pumpkin Farm has been a staple in the area for over thirty (30) years and in 2022, Live Oak secured the ability to continue operation of the Pumpkin Farm year after year via a Conditional Use Permit ("CUP"). Since 2022, Live Oak has invested substantial sums of money to comply with the terms and conditions of the CUP, including dedicating land to the City and widening Live Oak Canyon road including installing curb, gutter and sidewalk. Live Oak made these investments in reliance on the City's commitment to honoring the CUP and they intend to continue to take all actions needed to comply with all conditions of the CUP.
The Pumpkin Farm is currently designated as Regional Commercial, and the FCSP Amendment proposes to modify the designation to a new Agricultural Tourism ("AT") land use.
If approved, Live Oak's property will be the only property within the City with this land use designation. It is our understanding that one of the intents of the FCSP Amendment is to allow for
City of Yucaipa
The Development Services Department
June 5, 2024
and promote the continued operation of the Pumpkin Farm. To that end, in your meeting with Live Oak on June 4, 2024, you indicated your support for the following changes to the FCSP Amendment:
(1) The FCSP Amendment indicates that an "Amusement Enterprise" may operate in the AT area pursuant to an Administrative Use Permit ("AUP") (see Table 4.2. Permitted Uses, p. 4-3). However, in small print under the previous Table 4.1. "Permitted Uses" on page 4-2, it states "[A]musement enterprises shall be subject to a Development Agreement." While a Development Agreement with the City might be beneficial in the future, it should not be required for the continued operation or modification of the Pumpkin Farm under the existing CUP. To promote and preserve the Pumpkin Patch, operational flexibility is crucial without expecting that any changes will necessitate negotiating a Development Agreement with staff and obtaining City Council approval.
Such a requirement could be more burdensome than the CUP process and may cause the Pumpkin Farm to stagnate for fear of losing its CUP or making unaffordable commitments in a Development Agreement.
Live Oak intends to continue to comply with the commitments made in its CUP. When the time comes to alter the Pumpkin Farm operations, Live Oak requests that its application be processed as an AUP without requiring a Development Agreement. (2) The FSCP Amendment indicates that "amusement rides that do not require state approval" are a part of the "Amusement Enterprise" use subject to an AUP. However, "amusement rides that require state approval" are subject to a Conditional Use Permit approval. You agreed that this directive would be clearer if it stated that any amusement ride over forty-five (45) feet in height and permanently affixed to the ground requires a CUP and all others are subject to the AUP process.
In addition, Live Oak has further comment that were not specifically discussed in your meeting yesterday. First, it appears the intent of the FSCP Amendment is to allow agricultural uses (growing of crops, etc.) in the Open Space Land Use Area. However, such use does not appear in the Permitted Uses table and we suggest that it be added and specifically referenced as well as all accessory uses (small barns, irrigation, etc) supporting the agricultural use. Further, agricultural use could be separately identified as a permitted use in the AT Land Use area otherwise it is only mentioned as a part of an Amusement Enterprise use.
Second, Live Oak wants to ensure seasonal parking in areas designated Open Space and Open Space -Conservation is permitted consistent with the existing CUP.
FLAS310456
City of Yucaipa
The Development Services Department
June 5, 2024
Further, we want to inquire whether the AUP process will be further defined in the future.
At this time, it appears an AUP is equivalent to what is referred to as "Administrative Review" in the City's Development Code section 83.010215. However, the Administrative Review process appears to be poorly defined, setting forth very few standards, which raises concern over whether the review process will be applied objectively and uniformly by the reviewing authority.
We appreciate your time and look forward to you addressing these requests with the Planning Commission at the hearing this evening. Our client will attend the meeting and be available to answer any questions you or the Planning Commission may have about these requests or the Pumpkin Farm operations as a whole.
Sincerely,
FAUVER, LARGE, ARCHBALD & SPRAY, LLP
Olivia K. Marr, Partner
OKM:ab
FLAS310456
Public Comment
Good evening, my name is Steven Piepkorn and I'm with the Golden State Environmental Justice Alliance. We submitted a comment letter to the Subsequent Environmental Impact Report. Our letter identified several deficiencies with the SIR.
During these turbulent times, we as citizens expect and deserve our local government's elected and appointed officials to protect us from environmental and social injustice, to aid in the preservation and rehabilitation of the environment in which we all share, and to ensure accountability and responsibility regarding the environmental decisions they may make.
We stand by our comment letter and believe that the SIR is flawed, and must be redrafted and recirculated for public review. In closing we call on this commission to be a leader on the aforementioned issues and be the first line of defense for our citizenry and environment. Only by working together can we continue to be excellent stewards of our environment, outstanding stewards to our citizens and each other. Thank you.
Benjamin Matlock
City Planner
Deputy Director of
Community Development
City of Yucaipa
34272 Yucaipa Boulevard
Yucaipa, CA 92399
BLUM, COLLINS & HO LLP
ATTORNEYS AT LAW
AON CENTER
707 WILSHIRE BOULEVARD
SUITE 4880
LOS ANGELES, CALIFORNIA 90017
(213) 572-0400
March 25, 2024
VIA EMAIL TO:
[email protected]
Subject: Comments on Freeway Corridor Specific Plan Subsequent SIR (SCH NO. 2006041096) Dear Mr. Matlock,
Thank you for the opportunity to comment on the Subsequent EIR (SIR) for the proposed amendments to the Freeway Corridor Specific Plan. Please accept and consider these comments on behalf of Golden State Environmental Justice Alliance (GSEJA). Also, Golden State Environmental Justice Alliance formally requests to be added to the public interest list regarding any subsequent environmental documents, public notices, public hearings, and notices of determination for this project. Send all communications to Golden State Environmental Justice Alliance P.O. Box 79222 Corona, CA 92877.
1.0 Summary
The project proposes amendments to the existing Freeway Corridor Specific Plan (FCSP). The proposed project would result in a total of 2,472 residential units and 5,093,265 square feet of nonresidential uses (3,992,503 square feet of Business Park (industrial) uses and 1,100,761 square feet of Regional Commercial uses). The proposed project results in an increase of 25 residential units, 2,786,461 square feet of Business Park (BP), and a reduction of 2,278,976 square feet of Regional Commercial (RC) existing FCSP.
The proposed project also includes the construction and operation for buildout of the Pacific Oaks Commerce Center (two fulfillment center warehouse buildings totaling 2,054,000 square feet in area) in planning areas BP 2 and BP 3 of the proposed FCSP. Building 1 proposes 1,032,500 square feet of warehouse are and 20,000 square feet of office use, for a total of 1,052,500 square feet of building floor area. Building 2 proposes 981,500 square feet of warehouse and 20,000
Benjamin Matlock
March 25, 2024
square feet of office use, for a total of 1,001,500 square feet of building area. Each building also would allow up to 25 percent of the building square -footage for cold -storage uses.
Each warehouse building provides 178 truck docking bays for a total of 356 truck docking bays in the project area. Building 1 provides 410 truckparking stalls and 515 passenger car parking spaces.
Building 2 provides 326 truck parking stalls and 475 passenger car parking spaces. Building 2 is also connected to an additional parking lot that provides 322 truck/trailer parking stalls in a tandem and triple tandem configuration. This parking lot would be on a separate parcel and would be used either for overflow parking or as a standalone use. As a result, the Pacific Oaks Commerce Center would provide for a total of 1,058 truck parking stalls and 986 passenger car parking spaces.
The following discretionary actions are necessary to implement the proposed project:
1. Adoption of the proposed amendments to the Freeway Corridor Specific Plan.
2. General Plan Amendment to change the Land Use Map to correspond to the updated FCSP land use plan and Hillside Overlay.
3. Certification of the SEIR.
4. Approval of a Tentative Tract Map (TTM) 20533 for the Pacific Oaks Commerce Center Project.
5. Adoption of the Findings of Fact and Statement of Overriding Considerations due to the project's significant and unavoidable impacts to Air Quality, Greenhouse Gas Emissions, and Noise.
6. Adoption of the Mitigation Monitoring Program.
5.3 Air Quality, 5.6 Energy, and 5.8 Greenhouse Gas Emissions Please refer to attachments from SWAPE for a complete technical cornrnentary and analysis.
The EIR does not include for analysis relevant environmental justice issues in reviewing potential impacts, including cumulative impacts from the proposed project. The EIR provides general information about the census tract's Calenviroscreen scores but does not provide meaningful analysis regarding the health impacts and effects of severe pollution rates. This is especially significant as the surrounding community is highly burdened by pollution. According to CalEnviroScreen 4.0', Ca1EPA's screening tool that ranks each census tract in the state for pollution and socioeconomic vulnerability, the proposed project s census tract (6071008500) ranks worse than 80% of the rest of the state in overall pollution burden. The proposed project's census tract and surrounding community bears the impact of multiple sources of pollution and is more ' CalEnviroScreen 4.0 https://oehha.ca.Qov/calenviroscreen/report/calenviroscreen-40
Benjarniii Matlock
March 25, 2024
polluted than average on several pollution indicators measured by CalEnviroScreen. For example, the project census tract ranks in the 100th percentile for ozone burden, the 53rd percentile for PM
2.5 burden, the 55th percentile for diesel particulate matter burden, and the 69th percentile for traffic impacts. All of these environmental factors are attributed to mobile source emissions from passenger cars and heavy truck/trailer activity in the area, which will increase as part of the proposed project. Ozone can cause lung irritation, inflammation, and worsening of existing chronic health conditions, even at low levels of exposure2. The very small particles of diesel PM can reach deep into the lung, where they can contribute to a range of health problems. These include irritation to the eyes, throat and nose, heart and lung disease, and lung cancer3.
The census tract ranks in the 76th percentile for contaminated drinking water and 60th percentile for groundwater threats. Poor communities and people in rural areas are exposed to contaminants in their drinking water more often than people in other parts of the state'. People who live near contaminated groundwater may be exposed to chemicals moving from the soil into the air inside their homes5.
The census tract also ranks in the 78th percentile for hazardous waste facility impacts. Hazardous waste generators and facilities contribute to the contamination of air, water and soil near waste generators and facilities can harm the environment as well as people.
The census tract also bears more impacts from cleanup sites than 58% of the state. Chemicals in the buildings, soil, or water at cleanup sites can move into nearby communities through the air or movement of water7. The census tract also ranks in the 45th percentile for toxic releases. People living near facilities that emit toxic releases may breathe contaminated air regularly or if contaminants are released during an accident8.
The State of California lists three approved compliance modeling softwares9 for non-residential buildings: CBECC-Com, EnergyPro, and IES VE. Ca1EEMod is not listed as an approved z OEHHA Ozone https://oehha.ca.gov/calenviroscreen/indicator/air-quality-ozone 3 OEHHA Diesel Particulate Matter https://oehha.ca.gov/calenviroscreen/indicator/diesel-particulate- matter
4 OEHHA Contaminated Drinking Water https://oehha.ca.gov/calenviroscreen/drinking-water 5 OEHHA Groundwater Threats https://oehha.ca.gov/calenviroscreen/indicator/groundwater-threats 6 OEHHA Hazardous Waste Generators and Facilities
https://oehha . ca. Qov/calenviroscreen/indicator/hazardous-waste-generators-and-facilities OEHHA Cleanup Sites https://oehha.ca.gov/calenviroscreen/indicator/cleanup-sites S OEHHA Toxic Releases https://oehha.ca.gov/calenviroscreen/indicator/toxic-releases-facilities 9 California Energy Commission 2022 Energy Code Compliance Software https://www.energy.ca.gov/programs-and-topics/programs/building-energy-efficiency-standards/2022- buildina-energy-efficiency-1
Benjainin Matlock
March 25, 2024
software. The CalEEMod modeling does not comply with the 2022 Building Energy Efficiency Standards and under -reports the project s significant Energy impacts and fuel consumption to the public and decision makers. Since the EIR did not accurately or adequately model the energy impacts in compliance with Title 24, it cannot conclude the project will generate less than significant impacts and a finding of significance must be made. A revised EIR with modeling using one of the approved software types must be prepared and circulated for public review in order to adequately analyze the project s significant environmental impacts. This is vital as the EIR utilizes CalEEMod as a source in its methodology and analysis, which is clearly not an approved software.
5.11 Land Use and Planning
The SEIR provides a statement that, "Since the EIR was certified, the City has updated its General Plan (2016), which now includes the land uses in the Approved Project. As a result, the Approved Project and Proposed Project would be consistent with the land uses in the 2016 General Plan and its policies pertaining to land use and planning for residential and nonresidential uses." This statement is nonsensical, erroneous, and misleading to the public and decision makers. The proposed project is clearly not consistent with the land uses of the 2016 General Plan. This is illustrated by Table 3-6 Project Approvals Needed that states the proposed project requires an "Amendment of the General Plan Land Use Map to correspond to the updated FCSP land use plan and Hillside Overlay." The EIR has not provided any meaningful discussion of the proposed land use changes or the project's inconsistency with the existing Land Use Map.
The EIR is inadequate as an informational document and a revised EIR must be prepared with a consistency analysis with all General Plan goals and policies, including the following:
1. Housing Element Strategy 4: Freeway Corridor Specific Plan
2. Housing Element Program 11: Freeway Corridor Specific Plan
3. Goal HN-2: Housing Sites. Adequate sites through General Plan land use designations and specific plans that provide opportunities for a range in type, tenure, and affordability of housing in appropriate locations.
4. Policy CDL-1.1 Places to Live. Provide sites for a range of housing types, locations, and densities in a variety of neighborhood settings equipped with amenities that support a high quality of life.
5. Policy CDL-1.2 Places for Commerce. Provide sites for a range of commercial uses, including shopping, dining, entertainment, and offices that provide a strong employment base and offer local services; improve commercial properties along I-10 through infrastructure, aesthetics, and development strategies.
Benjamin Matlock
March 25, 2024
6. Policy CDL-7.2 Housing. Expand the range of housing opportunities (single, multiple -family, and/or mixed -use housing) to meet the needs of a variety of household types, sizes, and income levels.
7. Policy CDL-7.4 Safe and Efficient Circulation. Ensure a safe and efficient circulation system that adequately supports the anticipated level of traffic in and around the specific plan area.
8. Policy CDL-7.6 Adjacent Development. Comprehensively plan the area with consideration of other contiguous areas to ensure compatible and complementary development, circulation patterns, infrastructure, and services.
9. Policy CDL-7.7 Rural Character. Comprehensively plan the area so that the important rural community character and sense of place is retained, as reinforced by significant views to open space and hillsides.
10. Policy CDL-7.8 Hillside Development. Ensure that the plan and subsequent development complies with the City s development code related to hillside development; protect ridgelines and scenic views. CDL-7.9 Area Resources. Protect and preserve sensitive wildlife habitat, waterways, wildlife corridors, cultural and paleontological resources, and other assets in accordance with state and federal law.
11. GOAL CDL-10: DESIGN QUALITY Thoughtfully designed projects and buildings evidenced by creative site design, quality architecture, integration with the natural environment, and sensitive land use transitions.
12. Policy CDL-10.6 Parking. Design parking lots and structures to be functionally and visually integrated and connected with the comprehensive project design; off-street parking Iots should not dominate the street scene.
13. Policy CDL-10.8 Safe Community Design. Require the use of CPTED principles (Crime Prevention Through Environmental Design), including creating opportunities for eyes on the street" and clearly distinguishing between public and private spaces to enhance community safety.
14. Policy CDL-10.9 Building Materials. Use high -quality, natural building materials that evoke a sense of quality and permanence, such as stucco, plaster, stone, and wood; natural colors and textures are preferred.
15. Policy CDL-10.10 Building Massing. Reduce the bulk and perceived size of large buildings by dividing their mass into smaller parts, stepping down to adjacent structures, recessing openings for doors/windows, and using pedestrian -scale features; single -plane massing is discouraged.
16. Policy CDL-10.12 Architectural Detail. While recognizing sensitivity to budget, require publicly visible sides of a building to contain architectural detail and facade articulation, strong patterns of shade and shadow, and integrated architectural detail; blank walls are discouraged.
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March 25, 2024
17. Policy CDL-11.2 Land Use Change. Where opportunities for land use changes arise, seek input from property owners, the surrounding neighborhood or district, and other stakeholders during the consideration process so as to determine appropriateness or inform strategies.
18. Policy CDL-11.3 Project Compatibility. Strive to ensure appropriate transitions in scale, density, and intensity between residential and nonresidential uses; between adjacent residences or uses within a defined neighborhood; and within areas of different densities.
19. Goal ED-3: Freeway Corridor. A fully developed Freeway Corridor that provides office -based employment, accommodates large format retailers, and attracts consumer spending from the region while maintaining and enhancing a unique sense of place in Yucaipa.
20. Goal ED-4: Fiscal Balance. A fiscally well-balanced City that generates sufficient revenues to continuously reinvest in public facilities, infrastructure, and community services that support the premier quality of life in Yucaipa.
21. Policy ED-4.1 Fiscal Return of Land Use and Development. Ensure that shorter -term actions and longer -term development patterns result in a mix of land use and types of development that will generate 10 percent more in municipal revenues than they will demand in costs for public facilities and services.
22. Policy T-1.1 Roadway Buildout. Complete the circulation system by constructing or improving roadways consistent with Figure T-1; allow modified standards where appropriate to allow for transit, bicycle facilities, sidewalks, and on -street parking to be sensitive to adjacent land uses, districts, and roadway users.
23. Policy T-2.1 Level of Service. To promote the safe and efficient movement of vehicular traffic, maintain a minimum level of service (LOS) C on all intersections and road segments except for two conditions: 1)At roadway intersections where traffic movements are controlled by roundabouts, LOS D shall be acceptable (e.g., average control delay of 30 seconds per vehicle or better). 2) On roadway segments where a roundabout controls at least one of the intersections at the ends of the segment, the lower half of LOS D shall be acceptable (e.g., V/C ratio of 0.849 or better).
24. Policy S-6.3 Noise Insulation and Vibration Standards. Require new projects to comply with noise insulation and vibration reduction standards in local, regional, state, and federal regulations, as applicable.
25. Policy S-6.5 Development Patterns. Locate new development in areas where noise levels are appropriate for the use. Limit development of noise -producing uses adjacent to noise -sensitive receptors and require that noise producing land uses have adequate mitigation.
26. Policy S-6.6 Land Use -Noise Compatibility. Require mitigation of exterior and interior noise to the levels in Table S-1. Encourage the use of building design, site planning, landscaping, and other features to reduce noise levels.
27. Goal S-7: Air Quality and Climate Change. Clean and healthful air resources that promotes public health, protects the natural environment, and mitigates local impacts to climate change.
Benjamin Matlock
March 25, 2024
28. Policy S-7.1 Integrated Planning. Integrate air quality planning with land use, economic development, and transportation -related planning to allow for the control and management of air quality.
29. Policy S-7.3 Sensitive Land Uses. Protect residents from health risks by avoiding the placement of sensitive uses and land uses generating high levels of pollutants within close proximity to one another. Appropriate distances shall be determined based on best available knowledge.
30. Policy S-7.6 Greenhouse Gas Reductions. Reduce community -wide greenhouse gas emissions locally through the implementation of Yucaipa s Climate Action Plan; actively support regional efforts to reduce greenhouse gases throughout the county.
Table 5.11-1 2020-2045 RTP/SCS Consistency Analysis provides a misleading and erroneous consistency analysis with SCAG's 2020-2045 Connect SoCal RTP/SCS. Due to errors in modeling, modeling without supporting evidence (as noted throughout this comment letter and attachments), and the EIR's conclusion the project will result in significant and unavoidable cumulatively considerable impacts to Air Quality, Greenhouse Gas Emissions, and Noise, the proposed project is directly inconsistent with Goal 5 to reduce greenhouse gas emissions and improve air quality, Goal 6 to support healthy and equitable communities, and Goal 7 to adapt to a changing climate. Additionally, the table provides other misleading analysis such as concluding the proposed project is consistent with RTP/SCS Goal 9 to encourage development of diverse housing types because the project is consistent with the City's 6th Cycle Housing Element, even though the proposed project is directly inconsistent with the Housing Element and RHNA sites inventory as described in the Population and Housing discussion below. The EIR must be revised to include a finding of significance due to these direct inconsistencies with SCAG's 2020-2045 Connect SoCal RTP/SCS.
Further, the EIR omits discussion and analysis regarding the project's inconsistency with other land use plans, policies, or regulations adopted for the purpose of avoiding or mitigating an environmental effect. For example, the project will have a significant and unavoidable cumulatively considerable impact to Air Quality because it will exceed the assumptions in the AQMP and generate construction and operational -source emissions that exceed the applicable thresholds. The project will also have a significant and unavoidable cumulatively considerable impact to Greenhouse Gas Emissions because the operational emissions will exceed the applicable thresholds and will impede long-term GHG reduction goals of various plans at the State and Regional level (e.g., for 2030 and 2050) adopted for the purpose of reducing GHG emissions. The Land Use and Planning analysis omits any discussion regarding inconsistencies with the AQMP and California s statewide GHG reduction goals for 2030 and 2050. The EIR must be revised to
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March 25, 2024
include these significant and unavoidable cumulatively considerable impacts for analysis and include a finding of significance.
The EIR does not include any information regarding the buildout conditions of the City's General Plan in order to provide an adequate and accurate environmental analysis. The EIR must be revised to provide the horizon year of the City's current adopted General Plan, the total developable building floor area analyzed within the Industrial land use designation, and cumulative development since adoption of the General Plan to ensure that the proposed project is within the General Plan EIR's analysis, particularly since the EIR tiers from the General Plan EIR. For example, Table CDL-2: Yucaipa Buildout Summary of the General Plan indicates that the entirety of all Industrial land use designations will accommodate 1,100,000 square feet of building area.
The proposed project's 3,992,503 square feet of Business Park (industrial) building area exceeds the entirety of the planned industrial growth for the entire incorporated City area by nearly four times. Table CDL-2 also states the the entirety of all Industrial land use designations will generate 1,203 jobs, and the proposed project's 2,682 jobs is more than twice the identified growth. The growth generated by the proposed project was not accounted for by the General Plan or its EIR as the project requires a GPA to proceed. The growth generated by the proposed project was not anticipated by the City's General Plan, RTP/SCS, or AQMP. A revised EIR must be prepared with a finding of significance.
5.14 Population and Housing
The project faces two significant inconsistencies with statutory requirements. The first is inconsistency with State Housing Element Law. Pursuant to Government Code Section 658631°, a jurisdiction shall ensure that its housing element sites inventory "can accommodate, at all times throughout the planning period, its remaining unmet share of the regional housing need allocated pursuant to Section 65584" and "at no time...shall a city, county, or city and county by administrative, quasi-judicial, legislative, or other action permit or cause its inventory of sites identified in the housing element to be insufficient to meet its remaining unmet share of the regional housing need for lower and moderate -income households." Further, this Section states the following:
"No city, county, or city and county shall, by administrative, quasi judicial, legislative, or other action, reduce, or require or permit the reduction of, the residential density for any parcel to, or allow development of any parcel at, a lower residential density, as defined in paragraphs (1) and (2) of subdivision (g), unless the city, county, or city and county makes written findings supported by substantial evidence of both of the following:
1° Government Code Section 65863
https://leginfo.leaislature.ca.gov/faces/codes displaySection.xhtml?lawCode=GOV§ionNum=65863
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March 25, 2024
(A) The reduction is consistent with the adopted general plan, including the housing element. (B) The remaining sites identified in the housing element are adequate to meet the requirements of Section 65583.2 and to accommodate the jurisdiction s share of the regional housing need pursuant to Section 65584. The finding shall include a quantification of the remaining unmet need for the jurisdiction s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level." The City's HCD Certified Housing Element" identifies multiple parcels within the project site with residential land use designations as part of its identified sites inventory to accommodate its RHNA allocation in Table 4-6: Summary of Housing Sites. Notably, one parcel within the proposed project proposes changes that are not consistent with the requirements of the Housing Element:
Housing Element
APN 030120135
Size: 10.0 Acres
RHNA: 200 Lower Income units (Extremely low, very low, and low income) Proposed Project
PA 8
98 DU
4.1 Acres
PA 9
91 DU
3.8 Acres
C2
7.7 Acres
The parcel 030120135 is identified as part of the City's RHNA sites inventory to accommodate 200 lower income units. This corresponds to proposed project areas PA 8, PA 9, and C2. The residential areas of the parcel are significantly smaller (7.9 acres) than the area identified in the https://yucaipa . eov/wp-
content/uploads/dev svcs/housingelement/Yucaipa HousingElement Final October6 2022.pdf? t=1665 101647
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March 25, 2024
Housing Element. They also accommodate fewer dwelling units (189 units assumed to be market rate as the EIR has not provided any affordability analysis) than the Housing Element's identified 200 lower income units.
The EIR does not state that the proposed project will provide any lower income housing units, including the required capacity for 200 lower income units on parcel 030120135. Additionally, Table 4-7 Summary of Credits toward the 2021-2029 RHNA within the Housing Element states that Site Strategy #4: Freeway Corridor Specific Plan will provide for the development of 390 Lower Income Units. The EIR has not provided any information stating the project site will comply or facilitate development of 390 lower income (extremely low, very low, and low income) dwelling units. The EIR has not provided any analysis to demonstrate that the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the jurisdiction s share of the regional housing need pursuant to Government Code Section 65584 through the end of the 2021-2029 planning period, including the lower income RHNA. The EIR has not demonstrated that the City's Housing Element can accommodate at all tunes throughout the planning period its remaining unmet share of the regional housing need. The EIR must be revised to include a finding of significance because it has not demonstrated that the City can continue to accommodate its RHNA following the potential approval of the proposed project.
Additionally, the proposed changes to the RHNA sites inventory of the Housing Element due to the proposed project necessitate a General Plan Amendment application with required review and approval by HCD. The revised Housing Element must be submitted to HCD for review and certification prior to adoption of the proposed project in order to demonstrate the project will have less than significant impacts.
Further, the EIR has not demonstrated compliance with the Housing Crisis Act (HCA) of 2019/Senate Bill (SB) 33012/SB 813. Government Code Section 66300.5 and 66300.6 requires that all existing on -site housing (the EIR is deficient and misleading in that it does not state the actual quantity of residences on the project site and only provides a statement that the site includes "a limited number of residences") be replaced. Replacement housing must be offered to the existing occupants, and the replacement units must be affordable to lower income households. The EIR must be revised to demonstrate compliance with the Housing Crisis Act/SB 330/SB 8 in its entirety.
12 Housing Crisis Act of 2019/SB 330
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill id=201920200SB330 13 SB 8 https://leginfo.leaislature.ca.aov/faces/billTextClient.xhtml?bill_id=202120220SB8
Benjamin Matlock
March 25, 2024
The EIR states that, "the Proposed Project would create 1,709 jobs (not including employment from the Pacific Oaks Commerce Center project). With the inclusion of the Pacific Oaks Commerce Center project, the total proposed employment of the FCSP would be 2,682 jobs." However, it does not discuss the methodology that resulted in this calculation. This does not comply with CEQA's requirements for adequate informational documents and meaningful disclosure (CEQA § 15121 and 21003(b)). A revised EIR must be prepared to include detailed information on the methodology for quantifying the project's operational jobs for review, analysis, and comment by the public and decision makers in order to provide an adequate and accurate environmental analysis. There is also no quantification of construction employees required during the construction of the proposed project, or the areas from which construction/operational employees are traveling from. The EIR must be revised to include this information for analysis.
SCAG s Connect SoCal Demographics and Growth Forecast14 notes that the City will add 6,800 jobs between 2016 - 2045. Based on the EIR's calculation of 2,682 jobs for buildout of the entire project site, the project represents 39% of the City's job growth over 29 years. A single project accounting for this amount of the projected employment growth over 29 years represents a significant amount of growth. The EIR has not provided a cumulative analysis discussion of projects approved since 2016 and projects in the pipeline" to determine if the project will exceed SCAG s employment growth forecast or the City's General Plan growth projections.
5.17 Transportation
The EIR is misleading to the public and decision makers in its conclusion that the proposed project will have less than significant VMT impacts. For example, Table 5.17-4: Project Generated VMT Comparison of the Proposed Project to the Approved Project concludes that the proposed project will generate approximately 2.7 VMT (baseline year) and 6.1 VMT (horizon year) less than the existing FCSP, indicating less than significant impacts. However, this is nonsensical as it is essentially comparing the project to itself as the applicable threshold in lieu of comparing it to Citywide VMT. The EIR states that the Citywide VMT/SP threshold is 30.1 VMT. The proposed project's 31.2 VMT (baseline year) and 32.4 VMT (horizon year) per SP exceed this threshold and a finding of significance is required.
The VMT analysis has also underestimated the significance of the proposed project's VMT generation. The EIR has not analyzed the project's truck/trailer/delivery van activity. A revised 14 SCAG Connect SoCa1 Demographics and Growth Forecast adopted September 3, 2020 https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal demographics-and-growth- forecast.pdf? 1606001579
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March 25, 2024.