Agenda packet — Yucaipa City Council, September 23, 2024 (part 4 of 6)

09/23/2024 City Council Agenda
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FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

1. Introduction
ensure that the certified FCSP EIR fully evaluates the Proposed Project. The 2008 EIR and addendum, though discussed separately here, are collectively referred to in this SEIR as the 2008 Certified EIR. In accordance with CEQA Guidelines Sections 15148 and 15150, this SEIR incorporates the 2008 Certified EIR (and its constituent parts) by reference. A summary of the 2008 Certified EIR follows. 2008 Final EIR
The FCSP Environmental Impact Report (State Clearinghouse No. 2004041096) was certified in November 2008 (2008 Certified EIR or 2008 EIR). The Final EIR consists of the 2007 Draft EIR and the 2008 Recirculated Draft EIR, response to comments, revisions to the EIR based on comments, and the mitigation monitoring and reporting program. The Final EIR evaluated impacts associated with 424.7 acres for residential development, with a maximum of 2,767 dwelling units, 242.5 acres of nonresidential development, 25.3 acres of right-of-way (ROW), and 549.0 acres of open space. The Certified EIR identified significant and unavoidable impacts associated with the FCSP for the following topical areas: Aesthetics, Agriculture, Air Quality, Biological Resource, Land Use and Planning, and Noise.
2022 County Line Road Warehouse Addendum
The Approved Project includes amendments to the Specific Plan since certification of the 2008 EIR. On July 21, 2022, the City of Yucaipa approved an Addendum to the 2008 Certified EIR for development of the Countyline Road Warehouse project a 366,423-square-foot speculative industrial warehouse building on five parcels totaling 19.32 gross acres at the northwest corner of 7th Place and County Line Lane in the southwestern corner of Yucaipa. This project is reflected as part of the Approved Project in Table ES-1, and the square footage associated with this land use is modeled as Business Park (BP) because it is a warehouse.

Freeway Corridor Specific Plan Update (Proposed Project) The Proposed Project is an update to the FCSP to guide development within the 1,238-acre plan area. Table 2, Proposed Project Buildout Statistical Summary, identifies the land uses associated with the Proposed Project. As shown in this Table, the Proposed Project would result in a total of 2,472 residential units and 5,093,265 square feet of nonresidential uses. The Specific Plan includes a list of permitted, conditionally permitted, and prohibited land uses and development standards associated with the following land use designations (see Specific Plan Table 4-2, Permitted Uses; Table 4-3, Residential Development Standards; and Table 4-4, Nonresidential Development Standards).

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1. Introduction
lame z rro osea rro ect tsuimout siatlstical
summa
Designation
Acres
Dwelling Units
Population'
Non-residential SFz
Em Io ees3
Residential
225.8
2,472
6,823
NA
NA
Regional Commercial (RC)3

72.2 NA
NA
1,100,761
791
Business Park (BP)4
223.1
NA
NA
3,992,503
1,891
Agricultural Tourism (AG)4

48.8 NA
NA
NA
NA
Open Space (OS)5
338.5
NA
NA
NA
NA
Open Space — Conservation (OS-C)5
159.5
NA
NA
NA
NA
Existing ROW

15.1 NA
NA
NA
NA
Not a Part (N.A.P)6
154.6
NA
NA
NA
NA
Total
1,2387
2,472
6,823
5,093,265
2,682
Notes: Totals may not add to 100 percent due to rounding. SF = square feet; ROW = right-of-way.

I Based on 2.76 people per unit (DOF 2022).
2 Acres to square feet based on the maximum FAR allowed in the proposed FCSP of 0.35 for RC. Planning areas BP 2, BP 3, and 19.32 acres of BP 6 are based on the project -level data for the Pacific Oak Commerce Center project (2,054,000 square feet) and the County Line Warehouse project (366,423 square feet). The remaining acreage for planning area BP 6 (9.68 acres) and planning areas BP 1 and BP 4 is based on a maximum FAR of 0.5. It should be noted that planning area BP 4 is the Caltrans rest stop and would remain a rest stop at buildout, as Caltrans currently owns this property. However, there is an agreement that should Caltrans close the rest stop, this property would revert to the Robinson Properties ownership. As a result, square footage associated with this acreage is accounted for to provide a conservative estimate of the potential BP land uses at buildout. 3 Based on 1,392 square feet per employee for RC uses and 2,111 square feet per employee for BP uses (SCAG 2001). 4 The Live Oak Canyon Pumpkin Farm has associated employment, but there are no changes to this land use between existing conditions and the Proposed Project scenarios. The Live Oak Canyon Pumpkin Patch and Christmas Tree Farm is seasonal and employment fluctuates, with peak employment during the fall. 5 Open Space (OS) and Open Space -Conservation (OS-C) acreage is estimated based on the conceptual grading plan. 6 The WRWRF is identified as Not a Part in the FCSP Update because it is solely owned by the YVWD. 7 Acreage for the FCSP Update based on GIS. This four -acre difference between the 2008 Specific Plan acreage (1,242 acres) and the Specific Plan Update acreage (1,238 acres) is based on minor differences in how the boundary was mapped in 2008 and attributed to existing ROW.

Buildout Comparison to the Approved Project
Table 3, Buildout Comparison oj' the Proposed Project to the Approved Project, identifies the net change in dwelling units and nonresidential square footage associated with the update to the FCSP. The Proposed Project would result in increases of 25 dwelling units and 69 people, a reduction of approximately 2.28 million square feet of Regional Commercial (RC), an increase of approximately 2.79 million square feet of Business Park (BP), and a reduction of 317 employees.

Table 3 Buildout Com arison of the Proposed Project to the Approved Project Dwelling Units
Population
Regional Commercial
RC SF
Business Park
BP SF
Total Non -
residential SF
Employees
Approved Project
2,447
6,754
3,379,737
1,206,042
4,585,779
2,999
Proposed Project
2,472
6,823
1,100,761
3,992,503
5,093,265
2,682
Net Change
25 69
-2,278,976
2,786,461
507,486
-317
Notes: SF = square feet; RC = Regional Commercial; BP = Business Park. There is no change associated with the existing pumpkin farm.

Pacific Oaks Commerce Center
The Proposed Project includes a project -level analysis for buildout of the Pacific Oaks Commerce Center in planning areas BP 2 and BP 3 ("project area"). Table 4, Pacific Oaks Commerce Center Buildout, identifies the land

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CITY OF YUCAIPA

1. Introduction
use components associated with the Pacific Oaks Commerce Center project. Building 1 would have 1,032,500 square feet of warehouse and 20,000 square feet of office use, for a total of 1,052,500 square feet of building space. Building 2 would have 981,500 square feet of warehouse and 20,000 square feet of office use, for a total of 1,001,500 square feet of building space. Each building also would allow up to 25 percent of the building square -footage for cold -storage uses. As a result, the Pacific Oaks Commerce Center would result in development of up to 2,054,000 square feet.

Table 4 Pacific Oaks Commerce Center Buildout
Land Use
Acres
Building SF
Docking Bays
Trailer Stalls
Auto Stalls
Parcel 1— Residential Pad',z

29.53 —
—
—
—
Parcel 2 — Residential Pad', 2

32.04 —
—
—
—
Parcel 3 — Building 1

60.27 1,052,500
178
410
515
Parcel 4 — Open Space

65.82 —
—
—
—
Parcel 5 — Open Space

30.04 —
—
—
—
Parcel 6 — Trailer Parking3

29.68 —
—
322
—
Parcel 7 — Building 23

65.53 1,001,500
178
326
471
Total 1
312.91
1 2,054,000 1
356
1,058
986
Notes: SF = square feet.

The Pacific Oaks Commerce Center project does not include development of residential land uses. The acreages for Parcel 1 and Parcel 3 are included because of the need to grade these parcels during construction of the southern portion of Wildwood Canyon Road and the parcels associated with the warehouse buildings and trailer parking. These sites are designed for future residential uses pursuant to the Specific Plan. 2 The FCSP identifies PA 12 as 35.2 acres whereas Parcel 1 and Parcel 2 of the Pacific Oaks Commerce Center project total 61.57 acres. This is because the Specific Plan excludes manufactured slope in the land use density and intensity calculations. For Parcel 1 and Parcel 2, there are 26.37 acres of manufactured slope (43 percent of the total acreage of Parcel 1 and Parcel 2), which is included in the 553 acres of open space. a The FCSP identifies BP 3 as 71.3 acres whereas Parcel 6 and Parcel 7 of the Pacific Oaks Commerce Center project total 95.2 acres. This is because the Specific Plan excludes manufactured slope in the land use density and intensity calculations. For Parcel 6 and Parcel 7, there are 23.9 acres of manufactured slope (25 percent of the total acreage of Parcel 6 and Parcel 7), which is included in the 553 acres of open space.

1.4 ENVIRONMENTAL IMPACTS

1.4.1 Impacts Considered No Impact or Less Than Significant The SEIR identified various thresholds from the CEQA Guidelines among a number of environmental categories that would not be significantly impacts by the Proposed Project in Chapter 5, EnvironmentalAnalysis, and therefore, did not require mitigation. Impacts to the following environmental resources were found to be less than significant or no impact:
■ Agriculture and Forestry Resources
■ Energy
■ Hazards and Hazardous Materials
■ Land Use and Planning
■ Mineral Resources
■ Population and Housing
May 2024
■ Public Services
■ Recreation
■ Transportation
■ Utilities and Service Systems
■ Wildlife
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FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

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1. Introduction

1.4.2 Potentially Significant Adverse Impacts That Can Be Mitigated, Avoided, or Substantially Lessened
The SEIR concluded that the proposed project could result in one or more potentially significant impacts in the following topic areas:
■ Aesthetics
■ Biological Resources
■ Cultural Resources
■ Geology and Soils
■ Hydrology and Water Quality
■ Tribal Cultural Resources
However, the SEIR also found that these impacts would be reduced, avoided, or substantially lessened through the implementation of mitigation measures, which are listed in Table 5, Mitigation Monitoring Requirements— Specific Plan, and Table 6, Mitigation Monitoizng Requirements — Pacific Oaks Commerce Center.

1.4.3 Unavoidable Significant Adverse Impacts
The following impact would remain significant and unavoidable after implementation of required mitigation, as identified in the SEIR:
■ Air Quality
■ Greenhouse Gas Emissions
■ Noise

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2. Mitigation Monitoring Requirements

2.1 CATEGORIZED MITIGATION MEASURES/MATRIX
Mitigation measures have been categorized in matrix format, as shown in Table 5 for the Specific Plan, and Table 6 for the Pacific Oaks Commerce Center project. The matrix identifies the environmental factor, specific mitigation measures, schedule, and responsible monitor. The mitigation matrix will serve as the basis for scheduling the implementation of, and compliance with, all mitigation measures.

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CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
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AESTHETICS
AES-1
Prior to issuance of grading permits, lighting plans and signage Future Project Applicants
Prior to Issuance of
City of Yucaipa Planning
plans for new development shall be reviewed by the Community Grading Permits, Lighting
Division
Development Department to ensure that minimal light intrusion and Plans, and Signage Plans
spill over into adjacent residential areas occurs.

AES-2
Prior to issuance of grading permits, and during the Specific Plan Future Project Applicants
Prior to Issuance of
City of Yucaipa Planning
review process for future development in the Specific Plan site, the Grading Permits and During
Division
Director of Community Development shall ensure that mirrored and Review Process for Future
highly reflective surfaces are discouraged or, where proposed, shall Development
be accompanied by a design -level glare impact analysis that demonstrates no adverse visual impairment to motorists or other visual nuisance occurs.

AIR QUALITY
AQ-1
In accordance with South Coast Air Quality Management District Future Project Applicants,
During Construction
City of Yucaipa Planning
(AQMD) Rule 403, the City will require the following measures to be Construction Contractors
Division
taken during the construction of all future development projects on the Specific Plan Site associated with the proposed Specific Plan to reduce the amount of dust and other sources of PM10:
• Water exposed soils at least twice three times daily and maintain equipment and vehicle engines in good condition and in proper tune;
• Wash off trucks leaving development sites and water down all construction areas;
• Replace ground cover on construction sites if it is determined that the site will be undisturbed for lengthy periods;
• Reduce speeds on unpaved roads to less than 15 miles per hour;
• Halt all grading and excavation operations when wind speeds exceed 25 miles per hour;
• Properly maintain diesel -powered on -site mobile equipment; • Install particulate filters on off -road construction equipment; May 2024 Page 9
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FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Monitor
Responsibility for
Responsibility for
(Signature Required)
Mitigation Measure
Implementation
Timing
Monitoring
Date of Compliance)
• Sweep streets at the end of the day if substantial visible soil material is carried over to the adjacent streets;
• Cover all trucks hauling dirt, sand, soil or other loose material to and from the site;
• Limit truck construction traffic to non -peak times of the morning or afternoon;
• Use surfactants and other chemical stabilizers to suppress dust at construction sites; and
• Use wheel washers for construction equipment.

AQ-2
All appliances installed as part of future development projects shall Future Project Applicants,
Prior to Building Occupation
City of Yucaipa Planning
be energy efficient appliances (i.e., washers/dryers, refrigerators, Construction Contractor
Division
stoves, etc.).

AQ-3
Future residential development projects on the Specific Plan site Future Project Applicants,
During Construction
City of Yucaipa Planning
shall utilize electric fireplaces in lieu of traditional fireplaces and Construction Contractor
Division
wood burning stoves.

AQ-4
Future development projects on the Specific Plan site shall install Future Project Applicants,
During Construction
City of Yucaipa Planning
Energy Star labeled roof materials.

Construction Contractor
Division
AQ-5
Future residential development projects on the Specific Plan site Future Project Applicants,
During Construction
City of Yucaipa Planning
shall install energy -reducing ceiling/whole-house fans.

Construction Contractor
Division
AQ-6
The City of Yucaipa shall require that applicants for new Future Project Applicants,
During Construction
City of Yucaipa Planning
development projects incorporate the following to reduce air Construction Contractors
Division
pollutant emissions during construction activities:
• Use construction equipment rated by the United States Environmental Protection Agency as having Tier 4 (model year 2008 or newer) Final or stricter emission limits, for engines between 50 and 750 horsepower. If Tier 4 Final equipment is not available, the applicant shall provide documentation or demonstrate its unavailability to the City of Yucaipa Building & Safety Division prior to the issuance of any construction permits. • Limit nonessential idling of heavy equipment for more than three minutes.

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FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
• Prohibit off -road diesel -powered equipment from being in the "on" position for more than 10 hours per day.
• Use electric -powered hand tools, forklifts, and pressure washers, and provide electrical hookups to the power grid rather than use of diesel -fueled generators to supply their power, as feasible. • Plans submitted for grading permit issuance and building permit issuance once grid power to the site is available, shall designate an area in the construction site where electric -powered construction vehicles and equipment can charge. The provision of temporary electric infrastructure for such purpose shall be approved by the utility provider, Southern California Edison (SCE). If SCE will not approve the installation of temporary power for this purpose, the establishment of a temporary electric charging area will not be required. If electric equipment will not be used on the construction site because the construction contractor(s) does not have such equipment in its fleet, the establishment of a temporary electric charging area also will not be required. If electric powered equipment is in the contractor(s) equipment fleet, and SCE approval is secured, the temporary charging location is required to be established upon issuance of grading permits and building permits.
• Outside of site preparation, limit the amount of daily grading disturbance area, as feasible.
• During construction, the construction contractor shall maintain a list of all operating equipment in use on the construction site for verification by the City of Yucaipa. The construction equipment list shall state the makes, models, Equipment Identification Numbers, Engine Family Numbers, and number of construction equipment on -site.
• Use paints with a VOC content that meets the South Coast Air Quality Management District Super Compliant architectural coatings standard of 10 grams per liter (g/L) or less for coating building architectural surfaces.

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CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
• Use paints with a VOC content of 50 g/L or less for parking areas and surfaces.
• Provide information on transit and ridesharing programs and services to construction employees.
• Provide meal options onsite or shuttles between the facility and nearby meal destinations for construction employees, as feasible.

These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City's Planning Division
AQ-7
The City of Yucaipa shall require that project developer/facility Future Project Applicants,
During Construction
City of Yucaipa Planning
owner for new development projects that would use off -road Construction Contractors
Division
equipment (e.g., forklifts and yard trucks) in daily business operations only utilize zero -emissions off -road equipment. The project developer/facility owner shall disclose this requirement to all tenants/business entities prior to the signing of any lease agreement. In addition, the limitation to use only electric -powered off -road equipment shall be included all leasing agreements.

Prior to issuance of a Business License for a new tenant/business entity, the project developer/facility owner and tenant/business entity shall provide to the City of Yucaipa Planning Division and Business License Division, a signed document (verification document) noting that the project development/facility owner has disclosed to the tenant/business entity the requirement to use only electric -powered equipment for daily operations. This verification document shall be signed by authorized agents for the project developer/facility owner and tenantlbusiness entities and the agreement shall be retained by the facility owner onsite. In addition, if applicable, the tenant/business entity shall provide documentation (e.g., purchase or rental agreement) to the City of Yucaipa Planning Division and Business License Division to verify, to the Ci 's

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CITY OF YUCAIPA

AQ-8
Only electric standby and/or hybrid electric transport refrigeration Future Project Applicants
During Operation
City of Yucaipa Planning
units (E/S TRUs) shall be utilized onsite for daily warehouse and Division
business operations. All E/S TRUs shall comply with the California Air Resources Board's "Alternative Technology" requirements under Section 2477(e)(1)(A)(3) of the California Code of Regulations, Title 13, Article 8, Chapter 9, Division 3. The project developer/facility owner shall disclose this requirement to all tenants/business entities prior to the signing of any lease agreement. In addition, the limitation to use only E/S TRUs shall be included all leasing agreements.

AQ-9
All truck/dock bays that serve cold storage facilities within the Future Project Applicants,
Prior to Issuance of a
City of Yucaipa Planning
proposed buildings shall be electrified to facilitate plug-in capability Construction Contractors
Certificate of Occupancy
Division
and support use of electric standby and/or hybrid electric transport refrigeration units. All site and architectural plans submitted to the City of Yucaipa Planning Division shall note all the truck/dock bays designated for electrification. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify electrification of the designated truck/dock bays.

AQ-10
To reduce idling emissions from transport trucks, signage shall be Future Project Applicants,
During Construction
City of Yucaipa Planning
placed at truck access gates, loading docks, and truck parking Construction Contractors
Division
areas that identify applicable California Air Resources Board (CARB) anti -idling regulations (e.g., Rule 2485) and directional information to the nearest freeway on -ramps. At minimum, each sign shall include: 1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict non -essential idling to no more than two consecutive minutes (compared to five minutes currently allowed under Rule 2485); and 3) telephone numbers of the building facilities manager and CARB to report violations. Directional text on the sign shall read "To Truck Route" with a directional arrow. All signage shall be made of weather-proof materials. Truck check -in points shall be inside the project site to ensure no trucks are queuing on local roadway. All Maj, 2024 Page 13
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In addition, the building owner shall implement the following measures:
• Occupants/tenants shall be provided documentation on the United States Environmental Protection Agency's SmartWay program.
• Occupants/tenants shall be provided documentation on funding opportunities, such as the Carl Moyer Program, that provide incentives for using cleaner -than -required engines and equipment.
• Occupants/tenants shall be provided information on efficient scheduling and load management to reduce unnecessary
queuing and idling of trucks.

AQ-11
The property manager/owner shall specify in all property Future Project Applicants,
During Operation
City of Yucaipa Planning
maintenance bids that the landscape maintenance contractor shall Construction Contractors
Division
only use electric -powered landscaping equipment in line with new requirements from the California Air Resources Board for small off - road engines. Prior to the issuance of a Certificate of Occupancy, the property manager/facility owner shall provide documentation (e.g., purchase, rental, and/or services agreement) to the City of Yucaipa Building and Safety Division that all landscaping equipment utilized will be electric -powered. The property manager/facility owner shall also provide the property landscaping maintenance schedule as part of this documentation. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify, to the City's satisfaction, that any landscaping equipment utilized will be electric powered.

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2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
AQ-12
The City of Yucaipa shall require the following measures for Future Project Applicants,
During plan check
City of Yucaipa Planning
warehouse facilities:

Construction Contractors
Division
• The buildings' electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site.
• Conduit shall be installed from the electrical room to tractor trailer parking spaces in logical location(s) on the site determined by the project applicant during construction document plan check, for the purpose of accommodating the future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric -powered engines. • If there are domiciled heavy-duty trucks (Class 7 and 8), the tenant/operator of the facility shall be required to provide EV truck charging facilities on site sufficient to charge the electric trucks domiciled on the site, and such facilities shall be made available for all electric trucks that use the facility, to the extent the applicable utility authorizes and has capacity to support.

All site and architectural plans submitted to the City of Yucaipa Planning Division shall note the electric charging requirements identified above.

BIOLOGICAL RESOURCES
B-1
Oak Tree Survey. Prior to grading the applicant will conduct an oak Future Project Applicant's
Prior to Grading
City of Yucaipa Planning
tree survey to identify oak trees to be encroached upon, removed Qualified Biologist or
Division
and/or relocated, and those within 100 feet of the project site or Arborist
construction area. Oak trees will be identified, located, and tagged during the survey. An oak tree report may be required depending on the scope and the nature of the project impact on the surrounding trees, as determined during the pre -application conference. In general, the requirements for an oak tree report may be waived in situations involving the removal of dead or hazardous trees and/or May 2024 Page 95
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2. Mitigation Monitoring Requirements
Table 5 Mitiaation Monitorina Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
potential impacts to less than four trees. In situations requiring the submission of an oak tree report, the document shall be certified by the oak tree consultant to be true and correct and must be acceptable to the Community Development Director (Yucaipa Development Code Section 89.0501). The oak tree report will include information on the oak trees proposed for impacts, including location, diameter of trunk, diameter of canopy, height, and the health and condition of the subject oak trees. In addition, a site plan map must be submitted during the application process. The site plan map is required to show proposed grading and construction areas, oak tree locations, and the exact location of the dripline of an oak tree.

B-2
Oak Tree Permit. Prior to the removal of, or the encroachment into, Future Project Applicants
Prior to Removal of, or
City of Yucaipa Planning
the "protected zone" of oak trees, the applicant will first obtain an Encroachment Into, the
Division
oak tree permit as stated in section 89.0515 (b) (1) of the Yucaipa Protected Zone of Oak
Development Code. Specifically, the protected zone for oak trees is Trees
defined as the area within a circumference measured five feet outside of the dripline of the tree and extending inwards to the trunk of the tree, with the condition that the protected zone must always be at least 15 feet from the trunk of an oak tree (Yucaipa Development Code Section 89.0501). The applicant will obtain oak tree permits to allow encroachments within the dripline as needed.

Requests for encroachments that do not exceed 50 percent of the dripline would qualify for administrative processing, whereas, requests for encroachments that exceeds 50 percent of the dripline would require Yucaipa Planning Commission review. (The
guidelines of the Oak Tree Conservation Ordinance explain the processing steps involved in obtaining an oak tree permit, the information necessary to apply for an oak tree permit, the standard conditions for an oak tree permit, oak tree survey and reporting requirements, oak tree removal requirements, oak tree planting and replacement requirements, and the enforcement of the Oak Tree Conservation Ordinance).

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2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
B-3
Oak Tree Design Guidelines. During final design the applicant will Future Project Applicant's
During Final Design
City of Yucaipa Planning
provide design guidelines as set forth in the Oak Tree Conservation Qualified Biologist and/or
Division
Ordinance. Section 89.0501 of the Yucaipa Development Code Arborist
provides design guidelines and evaluation criteria for projects that will impact or potentially impact oak trees. City of Yucaipa enforces the conservation of all healthy oak trees unless reasonable and conforming use of the property justifies removal, cutting, pruning and/or encroachment into the protected zone of an oak tree. To the extent possible, given the constraints of the property, the project must (1) preserve or minimize impacts to existing healthy oak trees; (2) eliminate or minimize encroachment or new construction in areas of oak trees; (3) minimize the percentage of encroachment from construction on oak trees; (4) avoid locating parking facilities and pedestrian walkways in close proximity to hazardous oak trees for safety reasons, unless it can be demonstrated that major surgery and a nutrient feeding program will restore the tree to a safe and vigorous condition, or the trees are located in minimal access areas such as drainages or steep slopes.

B-4
Oak Tree Mitigation. The applicant will mitigate oak tree impacts Future Project Applicant's
Prior to Relocation and/or
City of Yucaipa Planning
through relocation and/or replacement through habitat creation, Arborist and/or
Replacement of Oak Trees
Division
restoration, and enhancement efforts. Requests for relocations can Construction Contract
be processed administratively only when the diameter of the tree does not exceed six inches when measured at a point 4.5 feet above the natural grade of the tree. Requests for relocation of trees with larger diameters must be processed and reviewed by the Yucaipa Planning Commission and the City Council. Any
replacement trees from a nursery must be either coast live oak or valley oak (Quercus lobata). Other oak tree varieties must be approved in advance by the Community Development Department.

All relocated or replaced trees shall be monitored and maintained by a qualified biologist for five years or until the plants have become fully established and can survive without supplemental irrigation.

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09/23/2024 City Council Agenda 535

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
B-5
Fuel Management Zone. A plan for the management of the fuel Future Project Applicant's
Prior to Issuance of
City of Yucaipa Planning
management zone shall be developed and submitted to the City of Qualified Biologist
Grading Permit
Division
Yucaipa for review and approval prior to issuance of a grading permit. The management plan shall include access points, signage for trails and restricted uses, and appropriate fencing.

B-6
Focused Special -Status Plant Survey and Avoidance. Outside Future Project Applicant's
Prior to Ground -Disturbing
City of Yucaipa Planning
the focused survey area (see Figure 5.4-1, Biological Resources Qualified Biologist
Activities
Division
Study Area), a focused special -status plant survey shall be conducted prior to ground -disturbing activities. The survey shall be conducted for Nevin's barberry, smooth tarplant, Parry's spineflower, slender -horned spineflower, Santa Ana River woollystar, California satintail, Hall's monardella, salt spring checkerbloom, and San Bernardino aster, or as otherwise required by an updated habitat assessment conducted by a qualified biologist. Surveys shall occur at the appropriate time of year to capture the characteristics necessary to identify the taxon. Surveys shall be conducted consistent with California Native Plant Society, U.S. Fish and Wildlife Service, and California Department of Fish and Wildlife protocols and by a qualified botanist knowledgeable of the local flora. The results of the survey shall be summarized in a report and would be valid for two years. If no special -status plants are found during the survey, no further mitigation would be required.

If special -status plants are observed, the full extent of the occurrence of a special -status plant species within the survey area shall be recorded using GPS. The location of each special -status plant occurrence shall be mapped and number of individuals for each occurrence documented. The outer extent of each occurrence shall be flagged for avoidance (to the extent feasible).

For direct impacts to special -status plant species, one or a combination of the following strategies shall be implemented:
• Avoidance and Minimization. Impacts to special -status plant occurrences shall be avoided to the greatest extent possible and minimized where avoidance is not feasible. Where Project

Page 18 ends

09/23/2024 City Council Agenda 536

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
impacts to special -status plant species cannot be avoided, mitigation is required and is discussed further below.
• Salvage. If impacts to special -status plants cannot be avoided and it is feasible to effectively salvage the plants, a qualified ecologist shall develop a restoration and mitigation plan based on the life history of the species impacted, as necessary, to mitigate Project impacts. The plan shall include, at minimum, (a) collection/salvage measures for plants and/or seed banks to retain intact soil conditions and maximize success likelihood; (b) details regarding storage of plants and/or seed banks; (c) location of the proposed recipient site and detailed site preparation and plant introduction technique details for top soil storage, as applicable; (d) time of year that the salvage and replanting or seeding shall occur and the methodology of the replanting; (e) a description of the irrigation, if used; (f) success criteria; and (g) a detailed monitoring program, commensurate with the plan's goals.

B-7
Construction -Related Indirect Impacts to Biological Resources.

Future Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
Prior to issuance of a construction permit within 500 feet of Qualified Biologist
Construction Permit within
Division
proposed open space (conserved and non -conserved), suitable 500 feet of Proposed Open
habitat for special -status species with potential to occur in the Space
project site, aquatic resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts:
• Biological Monitoring. A qualified project biologist approved by the City of Yucaipa shall monitor ground -disturbing and vegetation -clearing activities for the duration of the project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat, species of concern, and other sensitive biological resources outside the Project footprint. Once ground -disturbing and vegetation -clearing activities are complete, the project biologist shall conduct weekly checks to inspect construction, staking, or flagging see "Delineation of May 2024 Page 19
09/23/2024 City Council Agenda 537

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitorinq Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
Property Boundaries," below) and ensure that all applicable requirements from the mitigation measures are being upheld. • Worker Environmental Awareness Training. Prior to grading, a pre -construction meeting shall be required that includes a training session for Project personnel by a qualified biologist.

The training shall include (1) a description of the species of concern and its habitats; (2) the general provisions of the applicable regulations pertaining to biological resources, including the Endangered Species Act and the Clean Water Act; (3) the need to adhere to the provisions of the Endangered Species Act, the Clean Water Act, and other applicable
regulations; (4) the penalties associated with violating the provisions of the Endangered Species Act, Clean Water Act, and other applicable regulations; (5) the general measures that are being implemented to conserve the species of concern as they relate to the project; and (6) the access routes to the project site and the boundaries within which the project activities must be accomplished. Additionally, the training shall include the measures and mitigation requirements for the applicable resources. Copies of the mitigation measures and any required permits from the resource agencies will be made available to construction personnel and maintained in the construction site trailer, and be made available in alternate languages, if necessary.
• Delineation of Property Boundaries. Before beginning
activities that would cause impacts, the contractor shall, in consultation with the biological monitor, clearly delineate the boundaries within which the impacts will take place with fencing, stakes, or flags, consistent with the grading plan. All impacts outside the fenced, staked, or flagged areas shall be avoided, and all fencing, stakes, and flags shall be maintained until the completion of impacts in that area. In addition, any avoided environmental resources will be clearly delineated.

Page 20 ends

09/23/2024 City Council Agenda 538

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
• Standard Dust Control Measures. Standard dust control measures as per the South Coast Air Quality Management
District shall be implemented to reduce impacts on nearby plants and wildlife. Measures include controlling speed to 15 mph or less on unpaved roads, replacing ground cover in disturbed areas as quickly as possible, frequently watering active work sites, installing shaker plates, and suspending excavation and grading operations during periods of high winds.
• Stormwater Pollution Prevention Plan. Prior to issuance of a grading permit for construction, the applicant shall submit a Stormwater Pollution Prevention Plan (SWPPP) to the City of Yucaipa that specifies best management practices to prevent all construction pollutants from contacting stormwater, with the intent of keeping sedimentation or any other pollutants from moving off -site and into receiving waters. The requirements of the SWPPP shall be incorporated into design specifications and construction contracts. Best management practices categories employed on -site would include erosion control, sediment control, and non-stormwater (good housekeeping). Best
management practices recommended for the construction phase shall include, but not be limited to:
— Limit grading to the minimum area necessary for
construction, operation, and decommissioning of the Project — Limit vegetation disturbance/removal to the maximum extent practicable
— Implement fiber rolls and sandbags around drainage areas and the site perimeter
— Stockpile and dispose of demolition debris, concrete, and soil properly
— Install a stabilized construction entrance/exit, and stabilize disturbed areas
May 2024 Page 21
09/23/2024 City Council Agenda 539

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

The following water quality measures will be included in the SWPPP:
— Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks.
— Projects shall be designed to avoid the placement of
equipment and personnel within the stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by target species of concern, as feasible. Projects that cannot be constructed without placing equipment or
personnel in sensitive habitats shall be timed to avoid the breeding season of riparian species.
— When stream flows must be diverted, the diversions shall be conducted using sandbags or other methods requiring
minimal instream impacts. Silt fencing or other sediment trapping materials shall be installed at the downstream end of construction activity to minimize the transport of sediments off site. Settling ponds where sediment is collected shall be cleaned out in a manner that prevents the sediment from reentering the stream. Care shall be exercised when
removing silt fences, as feasible, to prevent debris or sediment from returning to the stream.
— Water pollution and erosion control plans shall be developed and implemented in accordance with the Regional Water
Quality Control Board.

Page 22 ends

09/23/2024 City Council Agenda 540

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
• Minimize Spills of Hazardous Materials. All vehicles and equipment shall be maintained in proper condition to minimize the potential for fugitive emissions of motor oil, antifreeze, hydraulic fluid, grease, or other hazardous materials. Hazardous spills shall be immediately cleaned up, the contaminated soil shall be immediately cleaned up, and the contaminated soil shall be properly handled or disposed of at a licensed facility.

Servicing of construction equipment shall take place only at a designated staging area.
• Invasive Weeds. To reduce the spread of invasive plant species, landscape plants shall not be on the most recent version of the California Invasive Plant Council's California Invasive Plant Inventory (h ftp://www.cal-
ipc.org/ip/inventory/index.php).
• Night Work. All construction activities will be conducted during the daytime, and lights will not be kept on overnight in the construction area, as practicable. If night lighting is required during construction activities, all exterior lighting along undeveloped land shall be fully shielded and directed downward in a manner that will prevent light spillage or glare into the adjacent open space.

B-8
Long -Term Indirect Impacts to Biological Resources. Prior to Future Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
issuance of a construction permit within 500 feet of proposed open Qualified Biologist
Construction Permit within
Division
space (conserved and nonconserved), suitable habitat for special- 500 feet of Proposed Open
status species with potential to occur in the Project site, aquatic Space
resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts to special -status species:
• Runoff. Future development within 500 feet of proposed open space (conserved and non -conserved), suitable habitat for special -status species with potential to occur in the Project site, aquatic resources, or sensitive vegetation communities shall incorporate measures, including measures required through the National Pollutant Discharge Elimination System requirements, 024 �
May dM/2024 City Council Agenda 541age 23

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

Runoff control systems shall receive regular maintenance to ensure their effective operations.
• Toxicants. Land uses that use chemicals or generate
bioproducts such as manure, fertilizer, or vineyard waste that are potentially toxic or may adversely affect plant species, wildlife species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharges. Measures such as those employed to address
drainage issues shall be implemented.
• Lighting. Night lighting shall be directed away from proposed open space and/or suitable habitat for special -status species to protect species from direct night lighting. Shielding shall be incorporated in Project designs to ensure ambient lighting is not increased. Any trails that intersect proposed open space will not include night lighting.
• Noise: Proposed noise -generating land uses affecting suitable habitat for special -status species shall incorporate setbacks, berms, or walls to minimize the effects of noise on resources pursuant to applicable rules, regulations, and guidelines related to land use noise standards. For planning purposes, wildlife should not be subject to noise that would exceed residential noise standards.

Page 24 ends

09/23/2024 City Council Agenda 542

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitorinq Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
• Invasive Species. When approving landscape plans for future development, emphasis will be placed on using native species that occur in the region. Invasive, nonnative plant species listed on the most recent California Invasive Plant Council inventory ( https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping.
• Barriers. Future.development shall incorporate barriers, where appropriate in individual project designs, to minimize
unauthorized public access, domestic animal predation, illegal trespass, or dumping in proposed open space and/or suitable habitat for special -status wildlife. Such barriers may include native landscaping, rocks/boulders, fencing, walls, signage, and/or other appropriate mechanisms. Any proposed trails through open space will have gates that close at nighttime as well as signage and appropriate barriers to keep people and domestic animals on the trail.
• Restoration of Temporary Impacts. Prior to issuance of a grading or construction permit within the Project, grading and construction plans shall include the following note regarding any temporary impacts to uplands:
— Site construction areas subjected to temporary ground disturbance in undeveloped areas shall be subjected to
revegetation with an application of a native seed mix, if necessary, prior to or during seasonal rains to promote passive restoration of the area to pre -Project conditions (except that no invasive plant species will be restored). An area subjected to "temporary" disturbance means any area that is disturbed but will not be subjected to further
disturbance as part of the Project. If any grading occurred in areas intended to remain undeveloped, the site will be
recontoured to natural grade. This measure does not apply to situations in urban/developed areas that are temporarily impacted and will be returned to an urban/developed land use. Prior to seeding temporary round disturbance areas, May 2024 Page 25
09/23/2024 City Council Agenda 543

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
the Project biologist will review the seeding palette to ensure no seeding of invasive plant species, as identified in the most recent version of the California Invasive Plant Inventory for the region.

B-9
Pre -construction Pond Check for Western Spadefoot. A pre- Future Project Applicant's
Prior to Rainy Season,
City of Yucaipa Planning
construction pond check by a qualified biologist shall occur within Qualified Biologist
Before Stary of
Division
the construction area prior to the rainy season before start of Construction
construction activities. If no potential habitat for western spadefoot is found during the survey, no further mitigation would be required.

If potential habitat for western spadefoot is identified, construction fencing appropriate for amphibian exclusion will be installed around the construction area. A pre -construction pond check and focused survey for western spadefoot will be conducted the winter prior to grading activities in the construction area. The pond check will occur within 24 hours of the winter season's first three rain events and prioritize ponded features that hold water for 45 days or greater.

Ideally, these rain events would produce a minimum of 0.2 inch during a 24-hour period.

If western spadefoot are detected during surveys in the fenced construction footprint, then biologists shall collect western spadefoot adults from areas within 300 feet of known occupied pools. Adults shall be relocated outside of the construction footprint to portions of the conserved open space (see Mitigation Measure B-10, Wildlife Movement) that have suitable breeding habitat and few or no western spadefoot individuals. Relocation of western spadefoot will follow the latest amphibian handling guidelines provided by the U.S.

Geological Survey.

Pgge 26 PlaceWoi-ks
09/23/2024 City Council Agenda 544

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
B-10
Wildlife Movement. Future development of the Project outside of Future Project Applicants
Prior to and During
City of Yucaipa Planning
the Pacific Oaks Commerce Center will prioritize the configuration of and City of Ontario
Operation
Division
open space such that Yucaipa Creek (NWW-01), Oak Glen Creek (conservation easement)
(NWW-02), and Yucaipa Creek's tributary (NWW-03) are able to support move -through streambed and upland habitat for wildlife.

Approximately 155 acres will be placed under long-term protection (i.e., conservation easement or other protective mechanism, such as the donation of land to the City for maintaining permanent open space), with configuration generally consistent with the Land Use Plan (Figure 3-7, Proposed Land Use Plan, of this SEIR).

The following conditions will be implemented among the land use categories outlined in Figure 3-7:
• Agricultural Tourism (AT): The existing Live Oak Canyon Farm will not change from existing condition as a part of the Specific Plan. Existing condition includes full avoidance of Yucaipa Creek by farm operations. Live Oak Canyon Farm will continue to avoid Yucaipa Creek.
• Planning Area C 6: Commercial development associated with C-6 will avoid Yucaipa Creek's tributary (NWW-03) and be clustered to leave a sufficient buffer from the existing drainage to allow for wildlife movement.
• Planning Area PA 11: Residential development associated with PA 11 will avoid Yucaipa Creek's tributary (NWW-03) and be clustered to leave a sufficient buffer from the existing drainage to allow for wildlife movement.
• Planning Area BP 4: Business park development in BP 4 will avoid Yucaipa Creek (NWW-01) and be clustered to leave a sufficient buffer from the existing drainage to allow for wildlife movement.

Throughout the conserved open space, the following measures will be implemented:
• Lighting will be directed toward development and shielded away from the open space.

May 2024 Page 27
09/23/2024 City Council Agenda 545

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
• Trails will not be in use from dusk to dawn, pets must be on leashes, and the trails will only be used for hiking.
• Trails may be temporarily closed to control unauthorized access.

Future development must be consistent with the City of Yucaipa General Plan Environmental Impact Report, which includes the following design standards for habitat connectivity:
• Adhere to low density zoning standards
• Encourage clustering of development
• Avoid known sensitive biological resources
• Provide shielded lighting adjacent to sensitive habitat areas • Encourage development plans that maximize wildlife movement • Provide buffers between development and wetland/riparian areas
• Protect wetland/riparian areas through regulatory agency permitting process
• Encourage wildlife -passable fence designs (e.g., three -strand barbless wire fence) on property boundaries
• Encourage preservation of native habitat on the undeveloped remainder of developed parcels
• Minimize road/driveway development to help prevent loss of habitat due to roadkill and habitat loss
• Use native, drought -resistant plant species in landscape design • Encourage participation in localiregional recreational trail design effort
B-11
Pre -construction Nesting Bird Survey. Construction activities Future Project Applicant's
During Construction
City of Yucaipa Planning
shall avoid the migratory bird nesting season (typically January 1 Qualified Biologist
Outside of Bird Nesting
Division
through September 30) to reduce any potential significant impact to Season
birds that may be nesting within the construction area. If construction activities must occur during the migratory bird nesting season, an avian nesting survey of the Protect site and within 500

Page 28 ends

09/23/2024 City Council Agenda 546

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
feet of all impact areas must be conducted to determine the presence/absence of fully protected species (including white-tailed kite), protected migratory birds, and active nests. The avian nesting survey shall be performed by a qualified wildlife biologist within 72 hours prior to the start of construction in accordance with the Migratory Bird Treaty Act and California Fish and Game Code Sections 3503, 3503.5, and 3513. If an active bird nest is found, the nest shall be flagged and mapped on the construction plans along with an appropriate buffer established around the nest, which will be determined by the biologist based on the species' sensitivity to disturbance (typically 300 feet for passerines and 500 feet for raptors and special -status species). The nest area shall be avoided until the nest is vacated and the juveniles have fledged. The nest area shall be demarcated in the field with flagging and stakes or construction fencing. On -site construction monitoring shall also be conducted when an active nest buffer is in place. No Project activities may encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined the nestlings have fledged and the nest is no longer considered active.

B-12
Pre -construction Burrowing Owl Surveys and Avoidance. One Future Project Applicant's
No More than 14 Days Prior
City of Yucaipa Planning
pre -construction burrowing owl survey shall be completed no more Qualified Biologist
to Site Preparation or
Division
than 14 days before initiation of site preparation or grading activities Grading Activities
and a second survey shall be completed within 24 hours of the start of site preparation or grading activities. If ground -disturbing activities are delayed or suspended for more than 30 days after the pre - construction surveys, the Project site shall be resurveyed. Surveys for burrowing owl shall be conducted in accordance with protocols established in the Staff Report on Burrowing Owl Mitigation, prepared by the California Department of Fish and Game (now California Department of Fish and Wildlife [CDFW]) in 2012 or current version.
• If burrowing owls are detected, a burrowing owl relocation plan shall be prepared and implemented in consultation with the City of Yucaipa. The relocation plan shall discuss the avoidance of May 2024 Page 29
09/23/2024 City Council Agenda 547

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
disturbance to burrows during the nesting season for burrowing owls (February 1 through August 31), as well as the appropriate buffers to be established around occupied burrows as
determined by a qualified biologist. No Project activities shall be allowed to encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined that occupied burrows have been vacated or the nesting season has completed.
• Outside of the nesting season, passive owl relocation techniques approved by CDFW shall be implemented. Owls shall be
excluded from burrows in the immediate project area, and within a buffer zone if there is a threat to the surface or subterranean burrow structure, by installing one-way doors in burrow entrances. These doors will be placed at least 48 hours prior to ground -disturbing activities. The Project area shall be monitored daily for one week to confirm owl departure from burrows prior to any ground -disturbing activities. Compensatory mitigation for permanent loss of owl habitat will be provided following the guidance in the CDFW 2012 Staff Report on Burrowing Owl Mitigation or current version.
• Where possible, burrows will be excavated using hand tools and refilled to prevent reoccupation. Sections of flexible plastic pipe shall be inserted into the tunnels during excavation to maintain an escape route for any wildlife inside the burrow.

B-13
Pre -construction Clearance Surveys. Pre -construction clearance Future Project Applicant's
Within 14 Days of Initiation
City of Yucaipa Planning
surveys for special -status wildlife shall be conducted by a qualified Qualified Biologist
of Ground Disturbance or
Division
Project biologist within 14 days of the initiation of ground Vegetation Clearing
disturbance or vegetation clearing within and adjacent to construction areas. Surveys shall be appropriate for detecting potentially occurring species, such as Dulzura pocket mouse, northwestern San Diego pocket mouse, Stephens' kangaroo rat, San Diego desert woodrat, Los Angeles pocket mouse, Southern California legless lizard, California glossy snake, coastal tiger whi tail, red diamondback rattlesnake, Blainville's horned lizard,

Page 30 ends

09/23/2024 City Council Agenda 548

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitorinq Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
and coast patch -nosed snake. Surveys need not be conducted in all areas simultaneously, as long as they are conducted within 14 days of the initiation of ground disturbance or vegetation clearing in each area individually. If special -status species are detected, appropriate buffers shall be established, necessary and appropriate for the species, unless it is not feasible to avoid the species. If possible, non -listed special -status wildlife species may be captured and relocated to suitable habitat nearby where they are safe from construction activities. Surveys and relocation of these species may only be conducted by the qualified Project biologist.
• If non -listed special -status reptiles or small mammals are detected, they will be moved out of harm's way.
• The project biologist shall remain available at all times after initiation of ground disturbance or vegetation clearing in case special -status wildlife species enter the construction area. If nonlisted special -status species are detected in the construction area after initiation of ground disturbance or vegetation clearing, the qualified Project biologist shall take measures to move the species, or encourage it to move, to a safe place away from construction activities.

B-14
Pre -construction Bat Survey and Avoidance. The Project Future Project Applicant's
At a Minimum, 1 Month
City of Yucaipa Planning
contains potentially suitable roosting and/or foraging habitat to Qualified Biologist
Prior to State of
Division
support western mastiff bat. Potential impacts to bats by the Project Construction
may occur through direct removal of occupied roosts or indirectly through the removal of suitable foraging habitat. To determine if bats are currently roosting or foraging on the Project site, and to determine the level of impact that may occur by the Project, the following measures shall apply.
• Pre -construction Survey. A pre -construction clearance survey for bats will be conducted at a minimum of one month prior to the start of construction to determine if any bats are currently roosting within buildings on the Project site. The pre -construction survey will consist of a daytime roost assessment by a qualified bat biologist to determine if any bats or signs of active roosting May 2024 Pine 3
09/23/2024 City Council Agenda 549

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
are present. An emergence survey at dusk will be conducted after the roost assessment is completed to observe if any bats are emerging from suitable roost locations on the Project site.

Additionally, active and passive acoustic monitoring will be concurrent with the emergence survey to determine if any bats are echolocating within the Project site, identify the echolocating species, and determine the level of bat activity on site. Passive acoustic detectors will be deployed for a minimum of three nights. Once retrieved, bat echolocation calls will be analyzed off site using Sonobat software and manual vetting to identify calls to the species level. If no bats are observed during the pre - construction survey, the Project may commence without
potential impacts to bats. However, if bats are observed roosting in the Project site, additional measures will be required as follows.
— Maternity Roosting Season Avoidance. All Project -related activities, including bat roost exclusion, shall occur outside the general bat maternity roosting season of March through August. Roost exclusion must only occur during the time when bats are most active (early spring or fall) to increase the potential to exclude all bats from buildings and minimize the potential for a significant impact to occur by avoiding the maternity roosting season.
— Replacement Roost Installation. One month prior to the exclusion of bats from the buildings, the applicant will procure and install one or two bat boxes from a reputable vendor, such as Bat Conservation and Management, to allow bats
sufficient time to acclimate to a new potential roost location.

Page 32 ends

09/23/2024 City Council Agenda 550

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
boxes will be suitable to house crevice -roosting bat species, including Mexican free -tailed bat, and large enough to contain a minimum of 50 bats (e.g., Four Chamber Premium Bat House). The bat boxes shall be installed on a 20-foot pole in an area that will be preserved by the Project.
— Roost Exclusion. Approximately one month after bat boxes have been installed, exclusion of the existing roost within the buildings will occur. The primary exit points for roosting bats will be identified, and all secondary ingress/egress locations on the buildings will be covered with a suitable material (e.g., tarp or wood planks) to prevent bats from leaving from other locations. The primary exit point will remain uncovered to allow exclusion devices to be installed. Exclusion devices will consist of plastic sheeting or a screen (with mesh one -sixth of an inch or smaller) installed at the top and allowing bats to leave but not return. The exclusion devices will be installed at night to increase the potential that bats have already left the roost and are less likely to return. Exclusion devices will be left in place for one week to ensure any remaining bats in the buildings are excluded. A passive acoustic monitoring
detector will also be deployed during the exclusion period to verify excluded species and monitor if bat activity has decreased during the exclusion period. Periodic monitoring during the exclusion period shall also be conducted to
observe if any bats are still emerging from the buildings, and an active monitoring survey shall be conducted on the final night of exclusion to ensure no bats are emerging from the buildings and determine exclusion has been successful. Any continued presence of roosting bats will require an
adjustment to the exclusion devices and schedule.

May 2024 Page 33
09/23/2024 City Council Agenda 551

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

Future Project Applicant's
During the Colder Months,
City of Yucaipa Planning
Impacts to American badger individuals and wintering and natal Qualified Biologist
No Earlier Than 14 Days
Division
dens shall be avoided and minimized during construction activities Prior to Construction
through the following measures.

Activities
• Pre -construction Surveys (Wintering). During the colder months (generally between November 1 and February 15, when daily temperatures do not exceed 457), pre -construction surveys shall be conducted by the Project biologist in suitable habitat no earlier than 14 days prior to construction activities to determine whether American badger winter dens are present within the construction zone or within 100 feet of the construction zone boundary.
• Avoidance Measures (Wintering). If an American badger winter den is occupied within the construction zone or within 100 feet of the construction zone, the den location shall be clearly marked with fencing or flagging in a manner that does not isolate the badger from intact adjacent habitat or prevent the badger from accessing the den, to avoid inadvertent impacts on the den.

If it is not practicable to avoid the wintering den during construction activities, an attempt will be made to trap or flush the individual and relocate it to suitable open space habitat.

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09/23/2024 City Council Agenda 552

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
• Pre -construction Surveys (Natal Dens). During the late winter and summer (generally from March 15 through July 31), when American badgers may use natal dens for birthing and pup rearing, pre -construction surveys shall be conducted by the Project biologist no earlier than 14 days prior to ground - disturbing construction activities to determine whether American badger natal dens are present within the Project construction zone or within 200 feet of the construction zone.
• Avoidance Measures (Natal Dens). If natal dens are detected during construction, construction activities shall be halted within 200 feet of the natal den. This buffer may be reduced based on the location of the den or type of construction activity, and at the direction of the project biologist. Construction activities shall not preclude the ability of the documented badgers to disperse to on -site open space or off -site habitat when the natal den is vacated (i.e., habitat suitable for dispersal must be maintained until dispersal occurs). Construction will be postponed or halted in these areas until it is determined by the Project biologist that the young are no longer dependent on the natal den. To avoid inadvertent impacts during construction and to ensure that construction activities are at least 200 feet from active natal dens, any active natal dens within the survey area shall be clearly marked with fencing or flagging in a manner that will not inhibit normal behavioral activities (e.g., foraging and dispersing from the site) by the mother and pups.

B-16
Pre -construction Survey for Crotch Bumble Bee. A pre-
Future Project Applicant's
During Primary Flight
City of Yucaipa Planning
construction survey for Crotch bumble bee (Bombus crotchii) shall Qualified Biologist
Period for Workers and
Division
occur within the construction area during the primary flight period for Males (April 1 through
workers and males (April 1 through August 31) and prior to the start August 31) and Prior to
of construction activities. The survey shall ensure that no nests for Construction
Crotch bumble bee are within the construction area. Crotch bumble bee is a habitat generalist, ground -nesting bee. Surveys and other relevant recommendations will be in accordance with the most recent protocol available at the time of the surveys.

May 2024 Page 35
09/23/2024 City Council Agenda 553

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
In the event an Incidental Take Permit is needed, mitigation for direct impacts to Crotch bumble bee will be fulfilled through compensatory mitigation at a minimum 1:1 nesting habitat replacement of equal or better functions and values to those impacted by the Project, or as otherwise determined through the Incidental Take Permit process. Mitigation will be accomplished either through off -site conservation or through a mitigation bank approved by the California Department of Fish and Wildlife. If mitigation is not purchased through a mitigation bank, and lands are conserved separately, a cost estimate will be prepared to estimate the initial start-up costs and ongoing annual costs of management activities for the management of the conservation easement area(s) in perpetuity. The funding source will be in the form of an endowment to help the qualified natural lands management entity that is ultimately selected to hold the conservation easement(s). The endowment amount will be established following the completion of a Project -specific Property Analysis Record to calculate the costs of in -perpetuity land management. The Property Analysis Record will take into account all management activities required in the Incidental Take Permit to fulfill the requirements of the conservation easement(s), which are currently in review and development.

B-17
Burrowing Owl Protocol Survey. A protocol burrowing owl survey Future Project Applicant's
Prior to Ground -Disturbing
City of Yucaipa Planning
shall be conducted by a qualified biologist outside the focused Qualified Biologist
Activities
Division
survey area (see Figure 5.4-1, Biological Resources Study Area) prior to ground -disturbing activities. Surveys shall be conducted in accordance with the California Department of Fish and Game, (now California Department of Fish and Wildlife), 2012 Staff Report on Burrowing Owl Mitigation or current version. The results of the survey shall be summarized in a report and will be valid for a maximum of two years. If no burrowing owl are found during the survey, no further mitigation would be required; however, the Project must comply with Mitigation Measure B-12, Pre -construction Burrowing Owl Surveys and Avoidance.

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09/23/2024 City Council Agenda 554

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

Direct impacts to burrowing owl shall be avoided to the greatest extent possible and minimized where avoidance is not feasible.

Where Project impacts to burrowing owl cannot be avoided, a burrowing owl protection plan will be prepared and implemented, as summarized in Mitigation Measure B-12.

B-18
Least Bell's Vireo Protocol Survey. A focused habitat assessment Future Project Applicant's
Prior to Ground -Disturbing
City of Yucaipa Planning
shall be conducted for future development outside of the focused Qualified Biologist
Activities
Division
survey area (see Figure 5.4-1, Biological Resources Study Area). If suitable habitat is present, a protocol least Bell's vireo survey shall be conducted by a qualified biologist within suitable riparian habitat prior to ground -disturbing activities. Surveys shall be conducted in accordance with the U.S. Fish and Wildlife Service (USFWS) 2001 Least Bell's Vireo Survey Guidelines, or current version. The results of the survey shall be summarized in a report and valid for a maximum of two years. If no least Bell's vireo are found during the survey, no further mitigation would be required.

If least Bell's vireo are detected, the Project shall receive authorization for take of least Bell's vireo from USFWS through the 'federal Endangered Species Act Incidental Take Permit process, including the preparation of a Biological Assessment. Any measures determined to be necessary through the Incidental Take Permit process to offset impacts to least Bell's vireo may supersede measures provided in this California Environmental Quality Act document and shall be incorporated into the habitat mitigation and monitoring plan.

Mitigation for direct impacts to least Bell's vireo will be fulfilled through compensatory mitigation at a 2:1 habitat replacement of M ), 2024 Page 37
09/23/2024 City Council Agenda 555

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitorinq Requirements — Specific Plan Miti ation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
equal or better function and value as the habitat impacted by the project, or as otherwise determined through the Incidental Take Permit process. Mitigation will be accomplished either through off - site conservation or through a mitigation bank approved by USFWS.

If mitigation is not purchased through a mitigation bank and lands are conserved separately, a cost estimate will be prepared to estimate the initial start-up costs and ongoing annual costs of management activities for the management of the conservation easement area(s) in perpetuity. The funding source will be in the form of an endowment to help the qualified natural lands management entity that is ultimately selected to hold the conservation easement(s). The endowment amount will be
established following the completion of a Project -specific Property Analysis Record to calculate the costs of in -perpetuity land management. The Property Analysis Record will take into account all management activities required in the Incidental Take Permit to fulfill the requirements of the conservation easement(s), which are currently in review and development.

B-19
Aquatic Resource Avoidance, Permitting, and Protection. The Future Project Applicant's
Prior to Construction
City of Yucaipa Planning
Specific Plan area supports aquatic resources that are considered Qualified Biologist
Division
jurisdictional under the U.S. Army Corps of Engineers (USACE), the Regional Water Quality Control Board (RWQCB), and the California Department of Fish and Wildlife (CDFW). If aquatic resources are fully avoided, no further mitigation would be required; however, the Project must comply with Mitigation Measure B-7 (Construction - Related Indirect Impacts to Biological Resources) and Mitigation Measure B-8 (Long -Term Indirect Impacts to Biological Resources).

If full avoidance is not possible, prior to construction activity, the applicant shall coordinate with USACE and the Santa Ana RWQCB (Region 8) to ensure conformance with the requirements of Section 404 and Section 401 of the Clean Water Act and the Porter — Cologne Water Quality Control Act. Prior to activity within CDFW- jurisdictional streambed or associated riparian habitat, the applicant shall coordinate with CDFW Inland Deserts Region 6 about PaMW23/2024 City Council Agenda C !1t Irlorks

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

Future development shall mitigate to ensure no -net -loss of waters at a minimum of 1:1 with establishment or re-establishment credits for impacts on aquatic resources as a part of an overall strategy to ensure no net loss, or at a higher ratio if establishment or re- establishment credits are not available. Mitigation shall be completed through use of a mitigation bank or other applicant - sponsored mitigation. Final mitigation ratios and credits shall be determined in consultation with USACE, RWQCB, and/or CDFW based on agency evaluation of current resource functions and values and through each agency's respective permitting process.

Should applicant -sponsored mitigation be implemented, a habitat mitigation and monitoring plan shall be prepared in accordance with resource agency guidelines and approved by the agencies in accordance with the proposed program permits. The habitat mitigation and monitoring plan will include but is not limited to a conceptual planting plan including planting zones, grading, and irrigation, as applicable; a conceptual planting plant palette; a long- term maintenance and monitoring plan; annual reporting
requirements; and proposed success criteria. Any off -site applicant - sponsored mitigation shall be conserved and managed in
perpetuity.

B-20
Sensitive Upland Vegetation Avoidance and Mitigation. The Future Project Applicant's
Prior to Construction
City of Yucaipa Planning
Specific Plan area supports sensitive vegetation communities, Qualified Biologist
Division
including Menzies's golden bush scrub and Palmer's goldenbush scrub. Future development should avoid these communities. If sensitive upland vegetation communities are fully avoided, no further mitigation will be required.

If full avoidance is not possible, prior to construction activities, the applicant shall mitigate for direct impacts to sensitive vegetation communities at a 1:1 ratio through either a mitigation bank or applicant -responsible mitigation. If applicant -responsible mitigation is performed, a mitigation plan must be prepared. The mitigation May 2024 Page 39
09/23/2024 City Council Agenda 557

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitorinq Requirements — Specific Plan Monitor
Responsibility for
Responsibility for
(Signature Required)
Mitigation Measure
Implementation
Timing
Monitoring
Date of Compliance)
plan shall include: (1) the mitigation type (e.g., preservation, creation); (2) location of mitigation; (3) evaluation of how the functions and values of the impacted vegetation communities will be mitigated; (4) an implementation plan; (5) maintenance
requirements; (6) monitoring requirements; (7) reporting requirements; (8) contingency measures; (9) long-term
management; and (10) funding assurances
B-21
Culvert Undercrossing. A wildlife undercrossing shall be Future Project Applicant's
During Construction
City of Yucaipa Planning
constructed where proposed improvements to Live Oak Canyon Qualified Biologist,
Division
Road and the future Wildwood Canyon Road interchange cross Construction Contractor
over Yucaipa Creek. The undercrossing will be designed sufficient to convey large, medium, and smaller -sized wildlife. The wildlife undercrossing shall utilize existing or manufactured topography.

The crossing shall be designed to provide an openness ratio (calculated as width times height divided by length in meters) equal to or greater than 0.6 with direct line of sight at both ends. The crossing shall have a raised floor and/or side platform to allow dry passage for wildlife when water is flowing. The design should consider the use of berms to protect the undercrossing from light and noise.

B-22
Tree Removal Permit. Prior to the issuance of grading permits, it Future Project Applicants
Prior to Issuance of
City of Yucaipa Planning
will be the responsibility of the Project applicant to obtain the Grading Permit
Division
necessary permits for removal of trees, including oak trees, as well as the removal of plants within 200 feet of a streambank. The Project applicant will provide the appropriate plot plan or other documentation required by the City of Yucaipa.

CULTURAL RESOURCES

AND TRIBAL CULTURAL RESOURCES
CR-1
Prior to the issuance of any grading permits in planning areas BP4 Future Project Applicant's
Prior to Issuance of Any
City of Yucaipa Planning
and development within the OS, the project proponent shall retain a (in BP4 or OS) Qualified
Grading Permits in
Division
qualified architectural historian, defined as meeting Secretary of the Architectural Historian
Planning Areas BP4 and
Interior Standards to carry out all mitigation measures related to Development Within OS
historical resources. A historic resources technical evaluation for resources P36-12607 and P36-12608 shall be prepared by the qualified architectural historian. The study shall evaluate the

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09/23/2024 City Council Agenda 558

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
significance and data potential of the resources in accordance with these standards. Resources present on the proposed project site shall be evaluated for eligibility for the California Register of Historical Resources (CRHR); including buildings and structures. If the resource meets the criteria for listing on the CRHR (Pub. Res.

Code Section 5024.1, Title 14 CCR, Section 4852), a program detailing how such long-term avoidance or preservation is assured shall be developed and approved prior to conditional approval.

CR-2
Prior to the issuance of any permits allowing ground -disturbing Future Project Applicant's
Prior to Issuance of Any
City of Yucaipa Planning
activities, the project proponent/operator shall retain a Qualified Qualified Archaeologist
Permits Allowing Ground-
Division
Archaeologist, defined as an archaeologist meeting the Secretary of Disturbing Activities
the Interior's Standards for professional archaeology (U.S.

Department of the Interior, 2011), to carry out all mitigation measures related to archaeological resources. The contact information for this Qualified Archaeologist shall be provided to the City of Yucaipa's Planning Department prior to the commencement of any construction activities on -site. Further, the Qualified Archaeologist shall be responsible for ensuring employee training provisions are implemented during implementation of the Project:
• Prior to any ground disturbance, the Qualified Archaeologist, or their qualified designee, shall provide worker environmental awareness protection training to construction personnel for the protection of cultural (prehistoric and historic) resources. As part of this training, construction personnel shall be briefed on proper procedures to follow should unanticipated cultural resources be made during construction. New construction personnel shall also receive the worker environmental awareness protection training. • In the event that unanticipated cultural resources are encountered during any phase of project construction, all construction work within 50 feet of the find shall cease and the Qualified Archaeologist, in coordination with the City's Planning Department, shall assess the find for importance. Construction activities may continue in other areas. If the discovery is May 2024 Pine 41
09/23/2024 City Council Agenda 559

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
determined to not be significant by the Qualified Archaeologist, work will be permitted to continue in the area.
• If a find is determined to be important by the Qualified Archaeologist, they shall immediately notify the City's Planning Department. The City's Planning Department shall determine whether the resource is eligible for inclusion in the California Register of Historical Resources (CRHR). If the City determines the resource is eligible for inclusion on the CRHR, project redesign and preservation in place shall be the preferred means to avoid impacts to significant historical resources.
• Consistent with CEQA Guidelines Section 15126.4(b)(3)(C), if it is demonstrated that known resources (P36-000915, P36-
0012602, P36-0012604, and P36-0012605) and unanticipated finds cannot be avoided, the Lead Archaeologist, shall develop additional treatment measures in consultation with the City, which may include placement within conservation easements, preservation -in -place (e.g. capping sites with sterile, chemically neutral soil, geofabric, and some form of shallow -rooted landscaping), Phase II testing, Phase III data recovery or other appropriate measures. The City shall consult with appropriate Native American representatives in determining appropriate treatment for unearthed cultural resources if the resources are prehistoric or Native American in nature. Diagnostic
archaeological materials with research potential recovered during any investigation shall be curated at an accredited curation facility. The Lead Archaeologist shall prepare a report documenting evaluation and/or additional treatment of the resource. A copy of the report shall be provided to the City and to the South Central Coastal Information Center at California State University, Fullerton.
• If the cultural resource is identified as being potentially eligible for listing on either the NRHP or CRHR, and project designs cannot be altered to avoid impacting the site, a Phase III Data Recovery Program to mitigate project effects shall be initiated. A

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09/23/2024 City Council Agenda 560

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

CR-3
Prior to the issuance of a grading permit and before any brush Future Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
clearance, grading, excavation and/or ground disturbing activities on Qualified Archaeologist
Grading Permit and Before
Division
the site take place, the project proponent shall retain a Secretary of Any Brush Clearance,
Interior Standards qualified archaeological monitor to monitor all Grading, Excavation, and/or
ground -disturbing activities in native soils in an effort to identify any Ground -Disturbing Activities
unknown archaeological resources.

The project archaeologist, in consultation with interested tribes, the developer and the City of Yucaipa, shall develop an Archaeological Monitoring Plan (AMP) to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. Details in the AMP shall include:
• Project -related ground disturbance (including, but not limited to, brush clearing, grading, trenching, etc.) and development scheduling;
• The development of a rotating or simultaneous schedule in coordination with the developer and the project archeologist for May 2024 Page 43
09/23/2024 City Council Agenda 561

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 5 Mitigation Monitoring Requirements — Specific Plan Monitor
Responsibility for
Responsibility for
(Signature Required)
Mitigation Measure
Implementation
Timing
Monitoring
Date of Compliance)
designated Native American Tribal Monitors from the consulting tribes during grading, excavation and ground disturbing activities 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-1
Prior to issuance of a building permit, as per existing City policies, Future Project Applicant's
Prior to Issuance of
City of Yucaipa Planning
geotechnical studies shall be prepared at the time specific Qualified Geologist
Building Permit, and Prior
Division
development projects are proposed to address site specific to Design and Construction
geotechnical considerations. The scope of each geotechnical study is based on the underlying geotechnical conditions of the individual site.

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M/23/2024 City Council Agenda 562

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

1. Further evaluate the subsurface conditions in the area of proposed structures.

2. Provide specific data on potential geologic and geotechnical hazards.

3. Provide information pertaining to the engineering characteristics of earth materials in the project area.

From this data, recommendations for gradinglearthwork, surface, and subsurface drainage, temporary and/or permanent dewatering, foundations, pavement structural sections, and other pertinent geotechnical design considerations will be formulated and shall be included in the grading and building plans for individual developments. General recommendations are as follows.

1. Seismic Ground Shaking — Measures to prevent risk of loss, injury or death involving seismic ground shaking include constructing new development to the latest adopted building codes. In addition, new development should not be located near active earthquake faults.

2. Erosion or Loss of Topsoil — Erosion and sediment control measures shall be implemented as required by the City's Grading and Water Quality ordinances.

3. Where Expansive Soils Exist— Measures for the design of foundations, slabs, flatwork, and other improvements subject to damage from expansive soils.

4. For Potential Areas of Soil Subsidence or Lateral Spreading — measures to prevent subsidence due to dewatering or other groundwater withdrawals, and measures to prevent lateral spreading by appropriate load distribution, foundation
Maj, 2024 Page 45
09/23/2024 City Council Agenda 563

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

Compliance with this measure shall be verified by the Community Development Department.

GS-2
Detailed geotechnical and hydrology reports shall be prepared prior Future Project Applicant's
Prior to Any Development
City of Yucaipa Planning
to any development approval or grading activities. These reports Qualified Geologist
or Ground -Disturbing
Division
shall specifically address erosion control and surface runoff for both Activities
construction and long-term operations on the site.

Recommendations contained in these reports to prevent soil erosion, siltation, and debris influx into the drainage system shall be implemented. Compliance with this measure shall be verified with the Community Development Department.

GS-3
All excavation activities in any and all areas identified as likely to Future Project Applicant's
During Ground -Disturbing
City of Yucaipa Planning
contain paleontological resources will be monitored by a qualified Qualified Paleontologist
Activities
Division
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.

GS-4
All recovered paleontological specimens will be prepared to a point Future Project Applicant's
If Paleontological
City of Yucaipa Planning
of identification and permanent preservation, including washing of Future Project Applicant's
Resources are Discovered
Division
sediments to recover small specimens shall be conducted.

Qualified Paleontologist
Identification and full curation of all specimens into an established, accredited museum repository with permanent retrievable paleontological storage is required.

GREENHOUSE

GAS EMISSIONS
GHG-1
The City of Yucaipa shall require applicants of development projects Future Project Applicants,
Prior to Issuance of
City of Yucaipa Planning
to install electric vehicle (EV) spaces in compliance with the Tier 2 Construction Contractor
Certificate of Occupancy
Division
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 ]'age 46 PlaceWorks
09/23/2024 City Council Agenda 564

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

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.

GHG-2
The City of Yucaipa shall require applicants to design and construct Future Project Applicants,
Prior to Issuance of
City of Yucaipa Planning
all buildings to be all electric with electricity to be the only Construction Contractor
Building Permits (electric
Division
permanent source of energy for water -heating, mechanical and buildings) and Prior to
heating, ventilation, and air conditioning (HVAC) (i.e., space -heating Issuance of Certificate of
and space cooling), cooking, and clothes -drying. All major Occupancy (Energy Star
appliances (e.g., dishwashers, refrigerators, clothes washers and Appliances)
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 verify installation of the electric -powered Energy Star or equivalent appliances.

See Mitigation Measures AQ-2 through and AQ-5, under Air Quality.

HYDROLOGY AND WATER QUALITY
HWQ-1
Grading shall be phased so that prompt revegetation or construction Future Project Applicant's
During Construction
City of Yucaipa Planning
will control erosion. Where possible, only those areas which will be Construction Contractor
Activities
Division
built on, resurfaced, or landscaped shall be disturbed.

HWQ-2
Spill containment systems shall consist of a system of dikes, walls, Future Project Applicants
Prior to issuance of
City of Yucaipa Planning
barriers, berms and/or other devices designed to contain the and Construction
Occupancy Permits
Division
spillage of the liquid contents of the containers stored in them and to Contractor
minimize the buildup of stormwater from precipitation, and run-on from roof drainage and outside areas. If the spill containment May 2024/2 569' 47
09/23/2024 City Council Agenda

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

HWQ-3
Spilled and/or leaked materials and/or wastes and any accumulated Future Project
During Operation
City of Yucaipa Planning
precipitation shall be removed from the spill containment system in Applicants/Tenants
Division and Future
as timely a manner as is necessary to prevent the overflow of the Building Owner/Operator
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.

TRIBAL CULTURAL RESOURCES
See Mitigation Measures CR-2 and CR-3, under Cultural Resources.

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09/23/2024 City Council Agenda 566

Table 6

AESTHETICS

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Mitiqation Monitorinq Requirements — Pacific Oaks Commerce Center Monitor
Responsibility for Responsibility for (Signature Required) Mitigation Measure I Implementation I Timing Monitoring (Date of Compliance) AES-1
Prior to issuance of grading permits, lighting plans and signage Project Applicant
Prior to Issuance of
City of Yucaipa Planning
plans for new development shall be reviewed by the Community Grading Permits, Lighting
Division
Development Department to ensure that minimal light intrusion and Plans, and Signage Plans
spill over into adjacent residential areas occurs.

AES-2
Prior to issuance of grading permits, and during the Specific Plan Project Applicant
Prior to Issuance of
City of Yucaipa Planning
review process for future development in the Specific Plan site, the Grading Permits and During
Division
Director of Community Development shall ensure that mirrored and Review Process for Future
highly reflective surfaces are discouraged or, where proposed, shall Development
be accompanied by a design -level glare impact analysis that demonstrates no adverse visual impairment to motorists or other visual nuisance occurs.

AIR QUALITY
AQ-1
In accordance with South Coast Air Quality Management District Project Applicant's
During Construction
City of Yucaipa Planning
(AQMD) Rule 403, the City will require the following measures to be Construction Contractor
Division
taken during the construction of all future development projects on the Specific Plan Site associated with the proposed Specific Plan to reduce the amount of dust and other sources of PM10:
• Water exposed soils at least twice three times daily and maintain equipment and vehicle engines in good condition and in proper tune;
• Wash off trucks leaving development sites and water down all construction areas;
• Replace ground cover on construction sites if it is determined that the site will be undisturbed for lengthy periods;
• Reduce speeds on unpaved roads to less than 15 miles per hour;
• Halt all grading and excavation operations when wind speeds exceed 25 miles per hour;
• Properly maintain diesel -powered on -site mobile equipment; • Install particulate filters on off -road construction equipment; May 2024 Page 49
09/23/2024 City Council Agenda 567

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

AQ-2
All appliances installed as part of future development projects shall Project Applicant,
Prior to Building Occupation
City of Yucaipa Planning
be energy efficient appliances (i.e., washers/dryers, refrigerators, Construction Contractor
Division
stoves, etc.).

AQ-4
Future development projects on the Specific Plan site shall install Project Applicant,
During Construction
City of Yucaipa Planning
Energy Star labeled roof materials.

Construction Contractor
Division
AQ-6
The City of Yucaipa shall require that applicants for new Project Applicant,
During Construction
City of Yucaipa Planning
development projects incorporate the following to reduce air Construction Contractor
Division
pollutant emissions during construction activities:
• Use construction equipment rated by the United States Environmental Protection Agency as having Tier 4 (model year 2008 or newer) Final or stricter emission limits, for engines between 50 and 750 horsepower. If Tier 4 Final equipment is not available, the applicant shall provide documentation or demonstrate its unavailability to the City of Yucaipa Building & Safety Division prior to the issuance of any construction permits. • Limit nonessential idling of heavy equipment for more than three minutes.
• Prohibit off -road diesel -powered equipment from being in the "on" position for more than 10 hours per day.
• Use electric -powered hand tools, forklifts, and pressure washers, and provide electrical hookups to the power grid rather than use of diesel -fueled generators to supply their power, as feasible.

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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)
• Plans submitted for grading permit issuance and building permit issuance once grid power to the site is available, shall designate an area in the construction site where electric -powered construction vehicles and equipment can charge. The provision of temporary electric infrastructure for such purpose shall be approved by the utility provider, Southern California Edison (SCE). If SCE will not approve the installation of temporary power for this purpose, the establishment of a temporary electric charging area will not be required. If electric equipment will not be used on the construction site because the construction contractor(s) does not have such equipment in its fleet, the establishment of a temporary electric charging area also will not be required. If electric powered equipment is in the contractor(s) equipment fleet, and SCE approval is secured, the temporary charging location is required to be established upon issuance of grading permits and building permits.
• Outside of site preparation, limit the amount of daily grading disturbance area, as feasible.
• During construction, the construction contractor shall maintain a list of all operating equipment in use on the construction site for verification by the City of Yucaipa. The construction equipment list shall state the makes, models, Equipment Identification Numbers, Engine Family Numbers, and number of construction equipment on -site.
• Use paints with a VOC content that meets the South Coast Air Quality Management District Super Compliant architectural coatings standard of 10 grams per liter (g/L) or less for coating building architectural surfaces.
• Use paints with a VOC content of 50 g/L or less for parking areas and surfaces.
• Provide information on transit and ridesharing programs and services to construction employees.

Maj, 2024 Page 51
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FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

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2. Mitigation Monitoring Requirements
Table 6 Mitigation Monitorinq Requirements — Pacific Oaks Commerce Center Monitor
Responsibility for
Responsibility for
(Signature Required)
Mitigation Measure
Implementation
Timing
Monitoring
Date of Compliance)
• Provide meal options onsite or shuttles between the facility and nearby meal destinations for construction employees, as feasible.

These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City's Planning Division
AQ-7
The City of Yucaipa shall require that project developer/facility Project Applicant,
During Construction
City of Yucaipa Planning
owner for new development projects that would use off -road Construction Contractor
Division
equipment (e.g., forklifts and yard trucks) in daily business operations only utilize zero -emissions off -road equipment. The project developer/facility owner shall disclose this requirement to all tenants/business entities prior to the signing of any lease agreement. In addition, the limitation to use only electric -powered off -road equipment shall be included all leasing agreements.

Prior to issuance of a Business License for a new tenant/business entity, the project developer/facility owner and tenant/business entity shall provide to the City of Yucaipa Planning Division and Business License Division, a signed document (verification document) noting that the project development/facility owner has disclosed to the tenant/business entity the requirement to use only electric -powered equipment for daily operations. This verification document shall be signed by authorized agents for the project developer/facility owner and tenant/business entities and the agreement shall be retained by the facility owner onsite. In addition, if applicable, the tenant/business entity shall provide documentation (e.g., purchase or rental agreement) to the City of Yucaipa Planning Division and Business License Division to verify, to the City's satisfaction, that any off -road equipment utilized will be electric - powered.

AQ-8
Only electric standby and/or hybrid electric transport refrigeration Project
During Operation
City of Yucaipa Planning
units (E/S TRUs) shall be utilized onsite for daily warehouse and Applicants/Tenants
Division and Building
business operations. All E/S TRUs shall comply with the California Owner/Operator
Air Resources Board's "Alternative Technology" requirements under Section 2477 e 1 A 3 of the California Code of Regulations, Title

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AQ-9
All truck/dock bays that serve cold storage facilities within the Project Applicant,
Prior to Issuance of a
City of Yucaipa Planning
proposed buildings shall be electrified to facilitate plug-in capability Construction Contractor
Certificate of Occupancy
Division
and support use of electric standby and/or hybrid electric transport refrigeration units. All site and architectural plans submitted to the City of Yucaipa Planning Division shall note all the truck/dock bays designated for electrification. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify electrification of the designated truck/dock bays.

AQ-10
To reduce idling emissions from transport trucks, signage shall be Project Applicant,
During Construction
City of Yucaipa Planning
placed at truck access gates, loading docks, and truck parking Construction Contractor
Division
areas that identify applicable California Air Resources Board (CARB) anti -idling regulations (e.g., Rule 2485) and directional information to the nearest freeway on -ramps. At minimum, each sign shall include:1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict non -essential idling to no more than two consecutive minutes (compared to five minutes currently allowed under Rule 2485); and 3) telephone numbers of the building facilities manager and CARB to report violations. Directional text on the sign shall read "To Truck Route" with a directional arrow. All signage shall be made of weather-proof materials. Truck check -in points shall be inside the project site to ensure no trucks are queuing on local roadway. All site and architectural plans submitted to the City of Yucaipa Planning Division shall note the locations of these signs. Prior to issuance of the Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify the installation of these signs.

In addition, the building owner shall implement the following measures:

Ma-UN&24 City Council Agenda 571Page 53

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

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2. Mitigation Monitoring Requirements
Table 6 Mitigation Monitorina Reauirements — Pacific Oaks Commerce Center Monitor
Responsibility for
Responsibility for
(Signature Required)
Mitigation Measure
Implementation
Timing
Monitoring
Date of Compliance)
• Occupants/tenants shall be provided documentation on the United States Environmental Protection Agency's SmartWay program.
• Occupants/tenants shall be provided documentation on funding opportunities, such as the Carl Moyer Program, that provide incentives for using cleaner -than -required engines and equipment.
• Occupants/tenants shall be provided information on efficient scheduling and load management to reduce unnecessary
queuing and idling of trucks.

AQ-11
The property manager/owner shall specify in all property Project Applicant,
During Operation
City of Yucaipa Planning
maintenance bids that the landscape maintenance contractor shall Construction Contractor
Division
only use electric -powered landscaping equipment in line with new requirements from the California Air Resources Board for small off - road engines. Prior to the issuance of a Certificate of Occupancy, the property manager/facility owner shall provide documentation (e.g., purchase, rental, and/or services agreement) to the City of Yucaipa Building and Safety Division that all landscaping equipment utilized will be electric -powered. The property manager/facility owner shall also provide the property landscaping maintenance schedule as part of this documentation. Prior to the issuance of a Certificate of Occupancy, the City of Yucaipa Building & Safety Division shall verify, to the City's satisfaction, that any landscaping equipment utilized will be electric powered.

AQ-12
The City of Yucaipa shall require the following measures for Future Project Applicants,
During plan check
City of Yucaipa Planning
warehouse facilities:

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All site and architectural plans submitted to the City of Yucaipa Planning Division shall note the electric charging requirements identified above.

BIOLOGICAL RESOURCES
B-1
Oak Tree Survey. Prior to grading the applicant will conduct an oak Project Applicant's
Prior to Grading
City of Yucaipa Planning
tree survey to identify oak trees to be encroached upon, removed Qualified Biologist and/or
Division
and/or relocated, and those within 100 feet of the project site or Arborist
construction area. Oak trees will be identified, located, and tagged during the survey. An oak tree report may be required depending on the scope and the nature of the project impact on the surrounding trees, as determined during the pre -application conference. In general, the requirements for an oak tree report may be waived in situations involving the removal of dead or hazardous trees and/or potential impacts to less than four trees. In situations requiring the submission of an oak tree report, the document shall be certified by the oak tree consultant to be true and correct and must be acceptable to the Community Development Director (Yucaipa Development Code Section 89.0501). The oak tree report will include information on the oak trees proposed for impacts, including location, diameter of trunk, diameter of canopy, height, and the health and condition of the subject oak trees. In addition, a site plan map must be submitted during the application process. The site plan map is required to show proposed grading and construction areas, oak tree locations, and the exact location of the dripline of an oak tree.

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B-3
Oak Tree Design Guidelines. During final design the applicant will Project Applicant's
During Final Design
City of Yucaipa Planning
provide design guidelines as set forth in the Oak Tree Conservation Qualified Biologist and/or
Division
Ordinance. Section 89.0501 of the Yucaipa Development Code Arborist
provides design guidelines and evaluation criteria for projects that will impact or potentially impact oak trees. City of Yucaipa enforces the conservation of all healthy oak trees unless reasonable and conforming use of the property justifies removal, cutting, pruning and/or encroachment into the protected zone of an oak tree. To the extent possible, given the constraints of the property, the project must (1) preserve or minimize impacts to existing healthy oak trees; (2) eliminate or minimize encroachment or new construction in areas of oak trees; (3) minimize the percentage of encroachment from construction on oak trees; (4) avoid locating parking facilities and pedestrian walkways in close proximity to hazardous oak trees for safety reasons, unless it can be demonstrated that major surgery

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B-4
Oak Tree Mitigation. The applicant will mitigate oak tree impacts Project Applicant's
Prior to Relocation and/or
City of Yucaipa Planning
through relocation and/or replacement through habitat creation, Arborist and/or
Replacement of Oak Trees
Division
restoration, and enhancement efforts. Requests for relocations can Construction Contractor
be processed administratively only when the diameter of the tree does not exceed six inches when measured at a point 4.5 feet above the natural grade of the tree. Requests for relocation of trees with larger diameters must be processed and reviewed by the Yucaipa Planning Commission and the City Council. Any
replacement trees from a nursery must be either coast live oak or valley oak (Quercus lobata). Other oak tree varieties must be approved in advance by the Community Development Department.

B-5
Fuel Management Zone. A plan for the management of the fuel Project Applicant's
Prior to Issuance of
City of Yucaipa Planning
management zone shall be developed and submitted to the City of Qualified Biologist
Grading Permit
Division
Yucaipa for review and approval prior to issuance of a grading permit. The management plan shall include access points, signage for trails and restricted uses, and appropriate fencing.

B-7
Construction -Related Indirect Impacts to Biological Resources.

Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
Prior to issuance of a construction permit within 500 feet of Qualified Biologist
Construction Permit within
Division
proposed open space (conserved and non -conserved), suitable 500 feet of Proposed Open
habitat for special -status species with potential to occur in the Space
Project site, aquatic resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts:
• Biological Monitoring. A qualified project biologist approved by the City of Yucaipa shall monitor ground -disturbing and vegetation -clearing activities for the duration of the Project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat, species of concern, and other sensitive biological resources outside the Project footprint. Once May 2024 Page 57
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Page 58 ends

09/23/2024 City Council Agenda 576

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)
completion of impacts in that area. In addition, any avoided environmental resources will be clearly delineated.
• Standard Dust Control Measures. Standard dust control measures as per the South Coast Air Quality Management
District shall be implemented to reduce impacts on nearby plants and wildlife. Measures include controlling speed to 15 mph or less on unpaved roads, replacing ground cover in disturbed areas as quickly as possible, frequently watering active work sites, installing shaker plates, and suspending excavation and grading operations during periods of high winds.
• Stormwater Pollution Prevention Plan. Prior to issuance of a grading permit for construction, the applicant shall submit a Stormwater Pollution Prevention Plan (SWPPP) to the City of Yucaipa that specifies best management practices to prevent all construction pollutants from contacting stormwater, with the intent of keeping sedimentation or any other pollutants from moving off site and into receiving waters. The requirements of the SWPPP shall be incorporated into design specifications and construction contracts. Best management practices categories employed on site would include erosion control, sediment control, and non-stormwater (good housekeeping). Best
management practices recommended for the construction phase shall include, but not be limited to:
— Limit grading to the minimum area necessary for
construction, operation, and decommissioning of the Project — Limit vegetation disturbance/removal to the maximum extent practicable
— Implement fiber rolls and sandbags around drainage areas and the site perimeter
— Stockpile and dispose of demolition debris, concrete, and soil properly
— Install a stabilized construction entrance/exit, and stabilize disturbed areas
May 2024 Page 59
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Servicing of construction equipment shall take place only at a designated staging area.
• Invasive Weeds. To reduce the spread of invasive plant species, landscape plants shall not be on the most recent version of the California Invasive Plant Council's California Invasive Plant Inventory (hUp:// www.cal-
ipc.org/ip/inventory/index.php).
• Night Work. All construction activities will be conducted during the daytime, and lights will not be kept on overnight in the construction area, as practicable. If night lighting is required during construction activities, all exterior lighting along undeveloped land shall be fully shielded and directed downward in a manner that will prevent light spillage or glare into the adjacent open space.

B-8
Long -Term Indirect Impacts to Biological Resources. Prior to Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
issuance of a construction permit within 500 feet of proposed open Qualified Biologist
Construction Permit within
Division
space (conserved and nonconserved), suitable habitat for special- 500 feet of Proposed Open
status species with potential to occur in the Project site, aquatic Space
resources, or sensitive vegetation communities, construction plans and conditions of approval shall include the following to address indirect impacts to special -status species:
• Runoff: Future development within 500 feet of proposed open space (conserved and non -conserved), suitable habitat for special -status species with potential to occur in the Project site, aquatic resources, or sensitive vegetation communities shall incorporate measures, including measures required through the National Pollutant Discharge Elimination System requirements, to ensure that the quantity and quality of runoff discharged is not M,y 2024 Pgge 69
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Runoff control systems shall receive regular maintenance to ensure their effective operations.
• Toxicants: Land uses that use chemicals or generate
bioproducts such as manure, fertilizer, or vineyard waste that are potentially toxic or may adversely affect plant species, wildlife species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharges. Measures such as those employed to address
drainage issues shall be implemented.
• Lighting: Night lighting shall be directed away from proposed open space and/or suitable habitat for special -status species to protect species from direct night lighting. Shielding shall be incorporated in Project designs to ensure ambient lighting is not increased. Any trails that intersect proposed open space will not include night lighting.
• Noise: Proposed noise -generating land uses affecting suitable habitat for special -status species shall incorporate setbacks, berms, or walls to minimize the effects of noise on resources pursuant to applicable rules, regulations, and guidelines related to land use noise standards. For planning purposes, wildlife should not be subject to noise that would exceed residential noise standards.
• Invasive Species: When approving landscape plans for future development, emphasis will be placed on using native species that occur in the region. Invasive, nonnative plant species listed Page M/23/2024 City Council Agenda PlaceWorks
580

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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)
on the most recent California Invasive Plant Council inventory ( https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping.
• Barriers: Future development shall incorporate barriers, where appropriate in individual project designs, to minimize
unauthorized public access, domestic animal predation, illegal trespass, or dumping in proposed open space and/or suitable habitat for special -status wildlife. Such barriers may include native landscaping, rocks/boulders, fencing, walls, signage, and/or other appropriate mechanisms. Any proposed trails through open space will have gates that close at nighttime as well as signage and appropriate barriers to keep people and domestic animals on the trail.
• Restoration of Temporary Impacts: Prior to issuance of a grading or construction permit within the Project, grading and construction plans shall include the following note regarding any temporary impacts to uplands:
— Site construction areas subjected to temporary ground disturbance in undeveloped areas shall be subjected to
revegetation with an application of a native seed mix, if necessary, prior to or during seasonal rains to promote passive restoration of the area to pre -Project conditions (except that no invasive plant species will be restored). An area subjected to "temporary" disturbance means any area that is disturbed but will not be subjected to further
disturbance as part of the Project. If any grading occurred in areas intended to remain undeveloped, the site will be
recontoured to natural grade. This measure does not apply to situations in urban/developed areas that are temporarily impacted and will be returned to an urban/developed land use. Prior to seeding temporary ground disturbance areas, the Project biologist will review the seeding palette to ensure no seeding of invasive plant species, as identified in the most recent version of the California Invasive Plant Inventory for the region.

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Ideally, these rain events would produce a minimum of 0.2 inch during a 24-hour period.

Geological Survey.

B-11
Pre -construction Nesting Bird Survey. Construction activities Project Applicant's
During Construction
City of Yucaipa Planning
shall avoid the migratory bird nesting season (typically January 1 Qualified Biologist
Outside of Bird Nesting
Division
through September 30) to reduce any potential significant impact to Season
birds that may be nesting within the construction area. If construction activities must occur during the migratory bird nesting season, an avian nesting survey of the Project site and within 500 feet of all impact areas must be conducted to determine the presence/absence of fully protected species (including white-tailed kite), protected migratory birds, and active nests. The avian nesting survey shall be performed by a qualified wildlife biologist within 72 hours prior to the start of construction in accordance with the Migratory Bird Treaty Act and California Fish and Game Code Sections 3503, 3503.5, and 3513. If an active bird nest is found, the

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09/23/2024 City Council Agenda 582

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B-12
Pre -construction Burrowing Owl Surveys and Avoidance. One Project Applicant's
No More than 14 Days Prior
City of Yucaipa Planning
pre -construction burrowing owl survey shall be completed no more Qualified Biologist
to Site Preparation or
Division
than 14 days before initiation of site preparation or grading activities Grading Activities
and a second survey shall be completed within 24 hours of the start of site preparation or grading activities. If ground -disturbing activities are delayed or suspended for more than 30 days after the pre - construction surveys, the Project site shall be resurveyed. Surveys for burrowing owl shall be conducted in accordance with protocols established in the Staff Report on Burrowing Owl Mitigation, prepared by the California Department of Fish and Game (now California Department of Fish and Wildlife [CDFW]) in 2012 or current version.
• If burrowing owls are detected, a burrowing owl relocation plan shall be prepared and implemented in consultation with the City of Yucaipa. The relocation plan shall discuss the avoidance of disturbance to burrows during the nesting season for burrowing awls (February 1 through August 31), as well as the appropriate buffers to be established around occupied burrows as
determined by a qualified biologist. No Project activities shall be allowed to encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined that occupied burrows have been vacated or the nesting season has completed.

Ma -y 613/2024 City Council Agenda 583ge 65

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B-13
Pre -construction Clearance Surveys. Pre -construction clearance Project Applicant's
Within 14 Days of Initiation
City of Yucaipa Planning
surveys for special -status wildlife shall be conducted by a qualified Qualified Biologist
of Ground Disturbance or
Division
Project biologist within 14 days of the initiation of ground Vegetation Clearing
disturbance or vegetation clearing within and adjacent to construction areas. Surveys shall be appropriate for detecting potentially occurring species, such as Dulzura pocket mouse, northwestern San Diego pocket mouse, Stephens' kangaroo rat, San Diego desert woodrat, Los Angeles pocket mouse, Southern California legless lizard, California glossy snake, coastal tiger whiptail, red diamondback rattlesnake, Blainville's horned lizard, and coast patch -nosed snake. Surveys need not be conducted in all areas simultaneously as long as they are conducted within 14 days of the initiation of ground disturbance or vegetation clearing in each area individually. If special -status species are detected, appropriate buffers shall be established, necessary and appropriate for the species, unless it is not feasible to avoid the species. If possible, non -listed special -status wildlife species may be captured and relocated to suitable habitat nearby where they are safe from

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B-14
Pre -construction Bat Survey and Avoidance. The Project Project Applicant's
At a Minimum, 1 Month
City of Yucaipa Planning
contains potentially suitable roosting and/or foraging habitat to Qualified Biologist
Prior to State of
Division
support western mastiff bat. Potential impacts to bats by the Project Construction
may occur through direct removal of occupied roosts or indirectly through the removal of suitable foraging habitat. To determine if bats are currently roosting or foraging on the Project site, and to determine the level of impact that may occur by the Project, the following measures shall apply.
• Pre -construction Survey. A pre -construction clearance survey for bats will be conducted at a minimum of one month prior to the start of construction to determine if any bats are currently roosting within buildings on the Project site. The pre -construction survey will consist of a daytime roost assessment by a qualified bat biologist to determine if any bats or signs of active roosting are present. An emergence survey at dusk will be conducted after the roost assessment is completed to observe if any bats are emerging from suitable roost locations on the Project site.

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

The bat boxes shall be installed within close proximity to the buildings and in an area that is within close proximity to suitable foraging habitat. The bat boxes will be oriented to the south or southwest, and the area chosen for the bat boxes must receive sufficient sunlight (at least six hours) to allow the bat boxes to reach an optimum internal temperature
(approximately 90°F) to mimic the existing bat roost. The bat boxes will be suitable to house crevice -roosting bat species, including Mexican free -tailed bat, and large enough to contain a minimum of 50 bats (e.g., Four Chamber Premium Bat House). The bat boxes shall be installed on a 20-foot pole in an area that will be preserved by the Project.
— Roost Exclusion. Approximately one month after bat boxes have been installed, exclusion of the existing roost within the buildings will occur. The primary exit points for roosting bats will be identified, and all secondary ingress/egress locations

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B-15
Pre -construction American Badger Survey and Avoidance.

Project Applicant's
During the Colder Months,
City of Yucaipa Planning
Impacts to American badger individuals and wintering and natal Qualified Biologist
No Earlier Than 14 Days
Division
dens shall be avoided and minimized during construction activities Prior to Construction
through the following measures.

Activities
• Pre -construction Surveys (Wintering). During the colder months (generally between November 1 and February 15, when daily temperatures do not exceed 45°F), pre -construction surveys shall be conducted by the Project biologist in suitable habitat no earlier than 14 days prior to construction activities to determine whether American badger winter dens are present within the construction zone or within 100 feet of the construction zone boundary.
• Avoidance Measures (Wintering). If an American badger winter den is occupied within the construction zone or within 100 May 2024 Page 69
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If it is not practicable to avoid the wintering den during construction activities, an attempt will be made to trap or flush the individual and relocate it to suitable open space habitat.

Additionally, badgers can be relocated by slowly excavating the burrow, either by hand or mechanized equipment under the direct supervision of the Project biologist, removing no more than four inches at a time. After necessary trapping, flushing, or burrow excavation is completed, construction may proceed and the vacated winter den may be collapsed. If trapping is required, trapping will be limited to November 16 through the last day of February in accordance with Section 461, Title 14 of the California Code of Regulations (14 CCR 461). A written report documenting the badger removal shall be provided to the California Department of Fish and Wildlife within 30 days of relocation.
• Pre -construction Surveys (Natal Dens). During the late winter and summer (generally from March 15 through July 31), when American badgers may use natal dens for birthing and pup rearing, pre -construction surveys shall be conducted by the Project biologist no earlier than 14 days prior to ground - disturbing construction activities to determine whether American badger natal dens are present within the Project construction zone or within 200 feet of the construction zone.
• Avoidance Measures (Natal Dens). If natal dens are detected during construction, construction activities shall be halted within 200 feet of the natal den. This buffer may be reduced based on the location of the den or type of construction activity, and at the direction of the project biologist. Construction activities shall not preclude the ability of the documented badgers to disperse to on -site open space or off -site habitat when the natal den is vacated (i.e., habitat suitable for dispersal must be maintained until dispersal occurs). Construction will be postponed or halted

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09/23/2024 City Council Agenda 588

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B-16
Pre -construction Survey for Crotch Bumble Bee. A pre-
Project Applicant's
During Primary Flight
City of Yucaipa Planning
construction survey for Crotch bumble bee (Bombus crotchii) shall Qualified Biologist
Period for Workers and
Division
occur within the construction area during the primary flight period for Males (April 1 through
workers and males (April 1 through August 31) and prior to the start August 31) and Prior to
of construction activities. The survey shall ensure that no nests for Construction
Crotch bumble bee are within the construction area. Crotch bumble bee is a habitat generalist, ground -nesting bee. Surveys and other relevant recommendations will be in accordance with the most recent protocol available at the time of the surveys.

In the event an Incidental Take Permit is needed, mitigation for direct impacts to Crotch bumble bee will be fulfilled through compensatory mitigation at a minimum 1:1 nesting habitat replacement of equal or better functions and values to those impacted by the Project, or as otherwise determined through the Incidental Take Permit process. Mitigation will be accomplished either through off -site conservation or through a mitigation bank approved by the California Department of Fish and Wildlife. If mitigation is not purchased through a mitigation bank, and lands are conserved separately, a cost estimate will be prepared to estimate the initial start-up costs and ongoing annual costs of management activities for the management of the conservation easement area(s) in perpetuity. The funding source will be in the form of an endowment to help the qualified natural lands management entity that is ultimately selected to hold the conservation easement(s). The endowment amount will be established following the completion of a Project -specific Property Analysis Record to calculate the costs of in -perpetuity land management. The Property Analysis Record will take into account all management activities required in the May 2024 Rage 79
09/23/2024 City Council Agenda 589g

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2. Mitigation Monitoring Requirements
Table 6 Miqation Monitoring Requirements — Pacific Oaks Commerce Center Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
Incidental Take Permit to fulfill the requirements of the conservation easement(s), which are currently in review and development.

B-22
Tree Removal Permit. Prior to the issuance of grading permits, it Project Applicant
Prior to Issuance of
City of Yucaipa Planning
will be the responsibility of the Project applicant to obtain the Grading Permit
Division
necessary permits for removal of trees, including oak trees, as well as the removal of plants within 200 feet of a streambank. The Project applicant will provide the appropriate plot plan or other documentation required by the City of Yucaipa.

CULTURAL RESOURCES
CR-2
Prior to the issuance of any permits allowing ground -disturbing Project Applicant's
Prior to Issuance of Any
City of Yucaipa Planning
activities, the project proponent/operator shall retain a Qualified Qualified Archaeologist
Permits Allowing Ground-
Division
Archaeologist, defined as an archaeologist meeting the Secretary of Disturbing Activities
the Interior's Standards for professional archaeology (U.S.

Page 72 ends

09/23/2024 City Council Agenda 590

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Table 6 Mitigation Monitorinq Requirements — Pacific Oaks Commerce Center Mitigation Measure
Responsibility for
Implementation
Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
Date of Compliance)
determined to not be significant by the Qualified Archaeologist, work will be permitted to continue in the area.
• If a find is determined to be important by the Qualified Archaeologist, they shall immediately notify the City's Planning Department. The City's Planning Department shall determine whether the resource is eligible for inclusion in the California Register of Historical Resources (CRHR). If the City determines the resource is eligible for inclusion on the CRHR, project redesign and preservation in place shall be the preferred means to avoid impacts to significant historical resources.
• Consistent with CEQA Guidelines Section 15126.4(b)(3)(C), if it is demonstrated that known resources (P36-000915, P36-
0012602, P36-0012604, and P36-0012605) and unanticipated finds cannot be avoided, the Lead Archaeologist, shall develop additional treatment measures in consultation with the City, which may include placement within conservation easements, preservation -in -place (e.g. capping sites with sterile, chemically neutral soil, geofabric, and some form of shallow -rooted landscaping), Phase II testing, Phase III data recovery or other appropriate measures. The City shall consult with appropriate Native American representatives in determining appropriate treatment for unearthed cultural resources if the resources are prehistoric or Native American in nature. Diagnostic
archaeological materials with research potential recovered during any investigation shall be curated at an accredited curation facility. The Lead Archaeologist shall prepare a report documenting evaluation and/or additional treatment of the resource. A copy of the report shall be provided to the City and to the South Central Coastal Information Center at California State University, Fullerton.
• If the cultural resource is identified as being potentially eligible for listing on either the NRHP or CRHR, and project designs cannot be altered to avoid impacting the site, a Phase III Data Recovery Program to mitigate project effects shall be initiated. A Data Recovery Treatment Plan detailing the objectives of the May 2024 Pa e 73
09/23/2024 City Council Agenda 59

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

CR-3
Prior to the issuance of a grading permit and before any brush Project Applicant's
Prior to Issuance of a
City of Yucaipa Planning
clearance, grading, excavation and/or ground disturbing activities on Qualified Archaeologist
Grading Permit and Before
Division
the site take place, the project proponent shall retain a Secretary of Any Brush Clearance,
Interior Standards qualified archaeological monitor to monitor all Grading, Excavation, and/or
ground -disturbing activities in native soils in an effort to identify any Ground -Disturbing Activities
unknown archaeological resources.

The project archaeologist, in consultation with interested tribes, the developer and the City of Yucaipa, shall develop an Archaeological Monitoring Plan (AMP) to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. Details in the AMP shall include:
• Project -related ground disturbance (including, but not limited to, brush clearing, grading, trenching, etc.) and development scheduling;
• The development of a rotating or simultaneous schedule in coordination with the developer and the project archeologist for designated Native American Tribal Monitors from the consulting tribes during grading, excavation and ground disturbing activities

Page 74 ends

09/23/2024 City Council Agenda 592

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 Monitor
Responsibility for
Responsibility for
(Signature Required)
Mitigation Measure
Implementation
Timing
Monitoring
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 Project Applicant's
During Ground -Disturbing
City of Yucaipa Planning
contain paleontological resources will be monitored by a qualified Qualified Paleontologist
Activities
Division
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.

May 2024 Pa e 75
09/23/2024 City Council Agenda 593

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

Identification and full curation of all specimens into an established, accredited museum repository with permanent retrievable paleontological storage is required.

GREENHOUSE

GAS EMISSIONS
GHG-1
The City of Yucaipa shall require applicants of development projects Project Architect and
Prior to Issuance of
City of Yucaipa Planning
to install electric vehicle (EV) spaces in compliance with the Tier 2 Construction Contractor
Certificate of Occupancy
Division
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.

GHG-2
The City of Yucaipa shall require applicants to design and construct Project Applicant and
Prior to Issuance of
City of Yucaipa Planning
all buildings to be all electric with electricity to be the only Construction Contractor
Building Permits (electric
Division
permanent source of energy for water -heating, mechanical and buildings) and prior to the
heating, ventilation, and air conditioning (HVAC) (i.e., space -heating Certificate of Occupancy
and space cooling), cooking, and clothes -drying. All major (Energy Star appliances)
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

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09/23/2024 City Council Agenda 594

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

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, Project Applicant and
Prior to Issuance of
City of Yucaipa Planning
barriers, berms and/or other devices designed to contain the Construction Contractor
Occupancy Permits
Division
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.

HWQ-3
Spilled and/or leaked materials and/or wastes and any accumulated Project ApplicantlTenants
During Operation
City of Yucaipa Planning
precipitation shall be removed from the spill containment system in Division and Building
as timely a manner as is necessary to prevent the overflow of the Owner/Operator
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.

TRIBAL CULTURAL RESOURCES
See Mitigation Measures CR-2 and CR-3, under Cultural Resources.

May 2024 Page 77
09/23/2024 City Council Agenda 595

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

2. Mitigation Monitoring Requirements
Tbis page intentionally left blank.

Page 78 ends

09/23/2024 City Council Agenda 596

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
Ma,,12024 Page 79
09/�3/2024 City Council Agenda 597

FREEWAY CORRIDOR SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF YUCAIPA

3. Report Preparation
This page intenfionalyleft blank.
a e 80 PlaceWorks
09 2�/2024 City Council Agenda 598

ATTACHMENT 4
09/23/2024 City Council Agenda 599

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.

Justin Beaver, Mayor
ATTEST:

Ana V. Sauseda, MMC
Director of General Services/City Clerk
09/23/2024 City Council Agenda 600

ATTACHMENT 5
09/23/2024 City Council Agenda 601

dta
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 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
I i �
09/23/2024 City Council Agenda 602
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 aswell 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 Si`udy for the Proposed Pacific Oaks Commerce Center 09/23/2024 City Council Agenda 003 2

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
In evaluating these economic impacts, the Study incorporates two stages of the development process: construction and operations. First, there isa one-timeimpact 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 annua/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 1/2 (0.50)of ajob,while one that lasts3 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 FTEjobsgenerated by a development project.

EPD Solutions, Inc. October 13, 2023
Economic Impact Si`udy for the Proposed Pacific Oaks Commerce Center 09/23/2024 City Council Agenda 004 3

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 d i rect 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)
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 Si`udy for the Proposed Pacific Oaks Commerce Center 09/23/2024 City Council Agenda
October 13, 2023
/05 4

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) Employment
1,410
276
1,686
Overall Output
$222,532,829
$47,985,523
$270,518,352
Labor Income
$110,980,026
$15,760,603
$126,740,630
Other Value Added
$8,497,328
$12,254,470
$20,751,798
Intermediate Expenditures
$103,055,475
$19,970,450
$123,025,924
Note: All numbers are subject to rounding.
'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 Si`udy for the Proposed Pacific Oaks Commerce Center 09/23/2024 City Council Agenda 006 5

The annual and one-time economic impacts of the Project on the City are summarized graphically in Figures and 5 below.
1,800
1,600
1,400
1,200
1,000
800
600
400
200
0 $300
$250
$200
c
$150
$100
$50
$0
Figure 4: Jobs Generated by the Project (City)
276
Permanent One-time (Construction)
■ Direct Indirect/Induced
Figure 5: Total Economic Output (City)
E Jobs -Housing Balance
$48.0
Recurring One-time (Construction)
■ Direct Indirect/Induced
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 Si`udy for the Proposed Pacific Oaks Commerce Center 09/23/2024 City Council Agenda 007 6

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 jobsthrough the construction of the Project would increase this ratio to 0.610.

Table 3: Pre -Project and Post -Project Jobs -Housing Balance CitywideDescription Average
Pre-Project Post -Project
Statewide
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
E00.531

0.610

1.260
Figure 6: Pre -Project and Post -Project Jobs -Housing Balance:

1.500

1.000
t6l

0.500 53

0.000
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 usat (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 Si`udy for the Proposed Pacific Oaks Commerce Center 09/23/2024 City Council Agenda 60 p 7

ATTACHMENT 1
EPD Solutions, Inc.

Pacific Oaks Commerce Center
Economic Impact Study

AN N UAL RECU RRI N G

ECONOMIC IMPACTS
09/23/2024 City Council Agenda 609

dta
WWW. PIN A NC E D7A.0 OM
Attachment 1-A
Pacific Oaks Commerce Center
City of Yucaipa
Recurring Economic Impact (2023$)
W. ..
. • .1
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
Indirect'

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
' Assumes 50% of County's indirect/induced impacts will be created within the City. 09/23/2024 City Council Agenda 610

Page 1 of 2 ends

ATTACHMENT 2
EPD Solutions, Inc.

Pacific Oaks Commerce Center
Economic Impact Study

ONE-TIME ECONOMIC

I M PACT S
09/23/2024 City Council Agenda
611

dta
WWW. F] IJ ANC E DrA_C OM
Attachment 1-B
Pacific Oaks Commerce Center
City of Yucaipa
One-time Economic Impact (2023$)
Impact Employment Per Labor Income —I=ML Employee Aggregate •ther Value Intermediate Total Out
..Expenditures
Vertical Construction
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'1

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. 09/23/2024 City Council Agenda 612

Page 2 of 2 ends

ATTACHMENT 6
09/23/2024 City Council Agenda 613

r � �
Draft January 2024
m YUCAIPA

FREEWAY CORRIDOR

SPECIFIC PLAN
09/23/2024 City Council Agenda 614

ACKNOWLEDGMENTS
Prepared for: Prepared by:

CITY OF YUCAIPA PLACEWORKS
3 MacArthur Place, Suite 1100
Development Services Department
Santa Ana, CA
Benjamin Matlock, Deputy Director / City Planner 714.966.9220 34272 Yucaipa Boulevard, Yucaipa CA 92399
909.797.2489 x261 Contact:
[email protected] Karen Gulley, Managing Principal
[email protected]
CITY COUNCIL Suzanne Schwab
[email protected]
Justin Beaver, Mayor
Chris Venable, Mayor Pro Tem In Association with:

Bobby Duncan TRANSLUTIONS
Jon Thorp 16732 Irvine Boulevard, Suite 200
Matt Garner Tustin, CA 92780
949.656.3131
Contact:

Sandipan Bhattacharjee, Principal
[email protected]
//M3/2024 City
City 6f lt5aipa

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 2024
no
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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
//M3/2024 City
City 6f ji7aipa

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 Figure 6-1. Conceptual Phasing Plan .............................. 6-4

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 Table 6-1 Phase Plan Allocation ..................................... 6-3 Table 6-2 Maintenance Plan: Responsible Parties ...................... 6-7 Table 6-3 Review Authority ........................................ 6-10 r
2024
11]

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INTRODUCTION
09/23/2024 City Council Agenda 620

I/Ar3/2024 City
City 62LIaipa

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. r
• January 2024 -DRAFT

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 1-10 / 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.

I/M3/2024 City
City 6 u3aipa

Chapter 1: Introduction
Figure 1-1. Regional Location Map
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r
• January 2024 -DRAFT

Figure 1-2. Local Vicinity Map
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LEGEND
11mumu- Site Boundary
//��24 City Counci
Cherry Valley
N
Miles
0 0.250.5 1 1.5 2
City 6f2t5aipa

Chapter 1: Introduction
Figure 1-3. Site Ownership Map
LEGEND

OWNERSHIP MAP
0 Robinson Ownership
0 Palmer Ownership
0 Other Owneship
FreeWWMI'iMNA&M'� . January 2024 -DRAFT 626

Figure 1-4. APN Parcel Map
LEGEND

BASE MAP FEATURES
Site Boundary
I/M3/2024 City
City fif2{-aipa

Chapter 1: Introduction
Figure 1-5. Specific Plan Districts
LEGEND

BASE MAP FEATURES
Specific Plan Area
City Boundary
County Boundary
Property Lines

DISTRICT
Specific Plan District 1
0 Specific Plan District 2
Specific Plan District 3
Specific Plan District 4
N
US Feet
/4 0 500 1,000 2,000
Fre&Wegrfiilcd&SPic '� . January 2024 -DRAFT 628

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.

It
P
i
City Council Agenda
City 629aipa

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. r
• January 2024 -DRAFT

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2AL.____;ems•` + '

BASELINE

CONDITIONS
09/23/2024 City Council Agenda 632

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, i
City Council Agenda
City 63t3aipa

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. • January 2024 -DRAFT
r

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 1-10.

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.

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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 I/M3/2024 City
City 63G7aipa

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.

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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.

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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
Britt W. Wilson, Project
Banning
Indians
Manager/Cultural
Resources Coordinator
Pechanga Band of Mission
Mark Macarro,
Temecula
Indians
Chairperson
Ramona Band of Mission
Manuel Hamilton,
Anza
Indians
Chairperson
San Manuel Band of
Deron Marquez,
Patton
Mission Indians
Chairperson
Serrano Band of Indians
Goldie Walker
Highland
Soboba Band of Mission
Robert J. Salgado, Sr.,
San Jacinto
Indians
Chairperson
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.

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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.
• January 2024 -DRAFT

Table 2-4. Tribal Consultation 3
ID

DESCRIPTIONSITE
SITE
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. //M3/2024 City
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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.
r
• 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. //M3/2024 City
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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.
r
• 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.

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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.

Freewwlem'V&Spd is l� . January 2024 -DRAFT 650

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.

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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
IA. 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 . January 2024 -DRAFT
no
r

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
RC Regional Commercial
ACRES
172.0
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
San Bernardino
National Forest
Hig d
O
Redlan
0 Yucaipa
0 -Riverside
0 �• Banning
so �;
Perris
H emet
® Residential Market Area 0
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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
90,000
80,000
70,000
60,000
50,000
40,000
30,000
20,000
10,000
ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti N o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
ti ti ti N ti
Actual • • • • • Low Projection • • • • • Mid Projection • • • • • High Projection 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
• January 2024 -DRAFT 6

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.
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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 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
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 lh- to llh-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 r
• 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. ,/ M 3/2024 City
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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
Highland -
Redlands
0 Yucaipa
a
60 Banni g
j
— Local Trade Area
— Regional rado 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 I/M3/2024 City
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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
Food & Beverage Stores
BUILDING SIZE RANGE (SQ. FT.)
57,030
SHOPPING R.(RADIUS

IN MILES)
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: P1aceWorks, 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. r
• January 2024 -DRAFT
11J

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

REGIONAL
TRADE

LOCALTRADE

STORE TYPE
AREA,

AREA, LEAKED

NEW PLAN
AREA DEV.

LEAKED

SPENDING

SPENDING
Furniture & Home
(75,400)
109,100
13,620
Furnishings Stores
Electronics &
203,000
45,300
7,350
Appliance Stores
Building Materials,
37,200
109,300
15,980
Garden Equip. &
Supply Stores
Clothing & Clothing
132,600
166,200
20,600
Accessories Stores
Sporting Goods,
115,100
61,700
8,050
Hobby, Book & Music
Stores
General Merchandise
(7,310)
391,000
54,900
Stores
Food Services &
23,100
4,420
1,560
Drinking Places
Total Market
428,000
887,000
122,100
Potential
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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 Square Feet of Building Space; FCSP Plan Area

PROFESS-
IONAL (EX. WARE -

COMMERCIAL

OFFICE HOUSING)
Low -End Projection
Projected increase in
450
50 210
employment
Building square
350
300
900
footage per employee
Market potential
156,500
14,700
239,400
(building sq. ft.)
Total non-residential
410,600
61,700
8,050
building space
High -End Projection
Projected increase in
890
270
800
employment
Building square
350
300
900
footage per employee
Market potential
312,600
61,500
717,300
(building sq. ft.)
Total non-residential
1,091,400
building space
4A. Non -retail Commercial
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 P1aceWorks analysis of the demand for warehousing throughout Southern California projected that the region would run out of land planned and zoned for new warehousing I/M3/2024 City
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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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R�
4p
.
t ti

PROJECT

DESCRIPTION
09/23/2024 City Council Agenda 666

City Council Agenda
City 66G7aipa

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.

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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 FreeVWegrfIV&SN is d . January 2024 - DRAFT 670

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.

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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
RC Regional
Commercial
NON-

RESIDENTIAL
ACRES

72.2 RESIDENTIAL
ACRES
UNITS
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
1 1237.E
12,472
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.
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Figure 3-1. Land Use Plan
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i
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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 r
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Figure 3-2. Conceptual Circulation Plan
LEGEND

CONCEPTUAL CIRCULATION PLAN FEATURES
Commercial Collector Street
Residential Collector Street
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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

RIGHT-OF-

ROADWAYOF
R: •

DESIGNATIONWAY
R: WIDTH
WIDTH
Commercial
4 72'
44'
Collector Street
Residential Collector
2 66'
30'
Street
Local Street
2 60'
36' with parking
allowed on
either side of
street.

Cul-de-Sac Street
2 60'
36'
FreeQ`wlffif'W& Spdh l� . January 2024 -DRAFT 67"/#

Figure 3-3. Street Sections: Collector Streets
-8')L6')eill 7" 11'

TRAIL LAND- TRAVEL LANES
SCAPE
11' 11' / 6'7�L6'-

TRAVEL LANES BIO- LAND-

SWALE SCAPE
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MEANDERING LANE
TRAIL
-15' 7' 8'6'-
LANE 1310- LAND-

SWALE SCAPE
66'

RESIDENTIAL COLLECTOR STREET
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Chapter 3: Project Description
Figure 3-4. Street Sections: Local Streets and Trails

LOCAL STREET

MULTI -USE TRAIL
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Figure 3-5. Grading Plan
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3/2024 City Council Agenda
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City 679aipa

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.
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Figure 3-6. Pedestrian Circulation / Trails Plan
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LEGEND

PEDESTRIAN CIRCULATION / TRAILS PLAN
O O O Equestrian Trail
• • • Multi -Use Trail
- Prominent Ridge Line
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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.
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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 1-10 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.

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Chapter 3: Project Description

RECOMMENDED IMPROVEMENTS
A drainage studywas 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. r
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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 11th 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 JIM3/2024 City
City 68t5aipa

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 of 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. r
. January 2024 -DRAFT
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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 L" 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.

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Chapter 3: Project Description
Table 3-3. Fire Station Locations

STATION

LOCATION

EQUIPMENT

DAILY STAFFING
Fire
11416 Bryant
1 Medic Engine
3 person ALS municipally
Station
Street
2 CAL FIRE
staffed
No.1,
Yucaipa, CA
Engines
Type I (1-Captain,
Bryant
92399
2 Type III
1-Engineer, 1-
Street Fire
Wildland
Firefighter) One will be
Station
Engines
paramedic
1 Type 6 Engine
qualified.
1 Type 2
Each Type III Engine will be
Tactical Water
minimum staffed at 3 person,
Tender
1 Captain or Engineer and 2
Firefighters
Crafton
35664
1 Front Line
3 person ALS municipally
Hills Fire
Yucaipa
Type I Fire
staffed
Station
Blvd.

Engine
Type I (1-Captain,
No.2
Yucaipa, CA
1 Reserve Type
1-Engineer, 1-
92399
I Fire Engine
Firefighter) One will be
1 Type II Fire
paramedic
Engine
qualified.

Yucaipa
34259
1 Medic Engine
3 person ALS municipally
Fire
Wildwood
1 Brush Engine
staffed
Station
Canyon
1 Reserve
Type I (1-Captain,
No.3
Road
Engine
1-Engineer, 1-
Yucaipa, CA
1 Command
Firefighter) One will be
92399
vehicle
paramedic
1 Utility truck
qualified.
1 Battalion Chief
Oak
11877 Oak
1 Type I Fire
Varied depending on Reserve
Glen Fire
Glen Road
Engine
(Volunteer) Firefighters
Station
Yucaipa, CA
1 Type IV Fire
(Volnteer)
92399
Engine
1 Type II Water
Tender

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. r
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DEVELOPMENT

STANDARDS
09/23/2024 City Council Agenda 690

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.

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Chapter 4: Development Standards
Table 4-2. Permitted Uses

RESIDENTIAL
•awl•
Single Family Detached
1-
r
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
P
P
P
Parks
P
P
P
P
P
P
Theater
P
• January 2024 -DRAFT 6

Shooting Gallery/Range/Archery
P
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
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
AUP
Offices: business, professional, or medical
AUP
AUP
Warehouse with Logistics Centers
P
Wholesale/Warehouse and Storage
P
,/ , 3/2024 City
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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;
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
/A
Lot Width (min.)
60 ft
50 ft
40 ft
35 ft
35 ft
100 ft
/A
Lot Depth (min.)
100 ft
100 ft
80 ft
70 ft
70 ft
100 ft
/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 11/15 ft
5 ft
5 ft
5 ft
20 ft
15 ft
Street Side Setbacks (min.):

Local Street
15 ft
15 ft
10 ft
10 ft
10 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. r
• January 2024 -DRAFT
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Table 4-4. Nonresidential Development Standards

REGIONAL

AGRICULTURAL BUSINESS PARK PUBLIC

FEATURE COMMERCIAL

TOURISMDEVELOPMENT
BP
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
loft
10 ft
loft
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
1/250 sf of office
One parking space
up to 100,000 sf
per employee
1/1000 sf of warehouse/
1 for each 250 sf of GLA
manufacturing
for square footage above
100,000 sf
Parking requirements
include restaurant uses
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.

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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.

Fre&Wegrfiilcd& SPic '� . January 2024 -DRAFT 696

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 I/Ar3/2024 City
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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.

FreeQ`Wegi f'cCi'& SNic '� . January 2024 - DRAFT 698

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DESIGN

GUIDELINES
09/23/2024 City Council Agenda 700

" - -N *
0 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. i
City Council Agenda
City 1701aipa

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.

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.

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.
r
. January 2024 -DRAFT
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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.

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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.
g. Units should be clustered and organized on the site to allow for the maximum amount of usable open space.

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
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.

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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 facades 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.

Freewwle r�,R&Spdi� l� . January 2024 -DRAFT 706

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m IMPLEMENTATION
09/23/2024 City Council Agenda 708

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 (1-10), starting with the 160-acre Business Park uses. The next series of phases assumes development of residential and commercial uses.

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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
Existing

NUMBERREGIONAL
OF
UNITS

COMMERCIALPARK
ACRES

TOURISMDWELLING

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. r
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Figure 6-1. Conceptual Phasing Plan
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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.
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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.
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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.
ianie b-z. iviaintenance rian: xesponsmie
rariies
P.RESPONSIBLE

SERVICE OR
• OPERATION AND

MAINTENANCE
On -site water, sewer, and storm
Yucaipa Valley Water District
drainage facilities
Private utilities, including but not
Private utility company
limited to electricity, natural gas,
and telecommunications
Specific plan public roadways (not
City of Yucaipa
including freeway improvements)
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.
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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 //M3/2024 City
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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.
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Table 6-3. Review Authority
OF

DEVELOPMENTTYPE

PLANNINGCOMMUNITY

COMMISSION

COUNCIL

APPLICATION

DIRECTOR

APPROVAL(A)APPROVAL

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.

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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. • January 2024 '7

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09/23/2024 City Council Agenda 720

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APPENDIX A
m DEFINITIONS
09/23/2024 City Council Agenda 721

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.
y Acreage, Gross. The total land area within a defined boundary before s 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. 09/23/2024 City Council
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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.
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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. //M3/2024 City
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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.

Freeww1emi'i &SPHii� qf . December 2023 - DRAFT 725

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 maybe 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. //M3/2024 City
City 1726aipa

A: Definitions
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. December 2023 -DRAFT

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ATTACHMENT 7
09/23/2024 City Council Agenda 729

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 strikeetit 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.
..
or
1 6-10
Figu
Update the placeholder reference of Housing Units to
City
2,447
2 6-10
Update the placeholder reference of commercial area
City
to 5,093,265 square feet of nonresidential uses
3 4-6
4-4
Adjust the Agricultural Tourism District's Building
Public
Height, FAR, and Coverage requirements to match RC
4 4-3
4-2
Create separate restaurant categories between those
Public/City
for full service and those that are drive through; allow full -service restaurants within the Agricultural Tourism District
5 4-3
4-2
Kiosk/Vendor Carts - Update provisions within Open
Public/City
Space to an AUP
6 4-3
4-2
Amusement Enterprises - Update provisions within
Public/City
Open Space to a P to match AT
7 4-3
4-2
Update to allow Civic facilities within all residential City
districts with AUP
8 4-3
4-2
Update to allow Transit facilities within the Regional
City
Commercial Districts with a CUP
9 4-3
4-2
P for amusement enterprises in AT, and remove separate
Public
category for amusement rides subject to state review
10 Agricultural Tourism District - Change name to Agro- Public/City
Commercial Tourism District
11 Add additional detail and narrative to the description for Public/City
Agro-Commercial Tourism District, where there is an
Freeway Corridor Specific Plan - Draft Errata (August 2024) 09/23/2024 City Council Agenda 730

.• le
' •-
•
•-
Source
Figure
emphasis of providing a rustic feel as part of the
commercial activities

Page 3 ends

Yucaipa City CouncilSeptember 23, 2024

Yucaipa City Council
September 23, 2024