YUCAIPA FREEWAY CORRIDOR SPECIFIC PLAN CITY OF YUCAIPA COMMUNITY DEVELOPMENT DEPARTMENT 34272 YUCAIPA BOULEVARD YUCAIPA, CA 92399 November 2008 This page left intentionally blank TABLE OF CONTENTS 1 Introduction 1‐1 1.1 Purpose of the Specific Plan 1‐1 1.2 Freeway Corridor Specific Plan Project Overview 1‐2 1.3 Regional and Local Setting 1‐2 1.4 Planning Objectives 1‐4 1.5 Relationship to the General Plan 1‐9 1.6 California Environmental Quality Act (CEQA) Compliance 1‐10 1.7 Authority and Scope 1‐10 2 Baseline Conditions 2‐1 2.1 Introduction 2‐1 2.2 Established Land Uses 2‐2 2.3 Surrounding Land Uses 2‐7 2.4 Topography and Natural Features 2‐8 2.5 Geology and Soils 2‐11 2.6 Earthquake Faults 2‐11 2.7 Landslides and Liquefaction 2‐15 2.8 Hydrology and Drainage 2‐15 2.9 Water Wells and Water Quality Conditions 2‐16 2.10 Biological Resources 2‐16 2.11 Cultural Resources 2‐17 2.12 Hazardous Materials/Hazardous Wastes 2‐20 2.13 Traffic and Circulation 2‐21 2.14 Market Conditions 2‐25 i TABLE OF CONTENTS 3 Project Description 3‐1 3.1 Introduction 3‐1 3.2 Development Goals and Objectives 3‐1 3.3 Public Benefits 3‐6 3.4 Land Use Plan and Site Plan Concept 3‐7 3.5 Circulation Plan 3‐19 3.6 Grading Concepts 3‐24 3.7 Drainage System 3‐29 3.8 Water and Sewer System 3‐32 3.9 Public Facilities and Services 3‐43 3.10 Urban Design Concept 3‐47 3.11 Hillside and Open Space Preservation 3‐55 3.12 Fiscal Analysis 3‐58 4 Development Standards 4‐1 4.1 Purpose 4‐2 4.2 General Provisions 4‐2 4.3 Permitted Land Uses 4‐3 4.4 Development Standards 4‐7 4.5 Landscape Standards 4‐9 4.6 Sign Regulations 4‐9 4.7 Common Open Space, Parks, Trails, and Hillside Preservation 4‐12 4.8 Infrastructure 4‐13 5 Design Guidelines 5‐1 5.1 Introduction 5‐1 5.2 General Design Guidelines 5‐2 5.3 Design Guidelines by Land Uses 5‐8 6 Implementaton 6‐1 6.1 Introduction 6‐1 6.2 Phasing 6‐2 6.3 Public Financing Plan 6‐8 6.4 Maintenance Responsibilities 6‐12 6.5 Methods and Procedures for Implementation 6‐13 6.6 Enforcement of The Specific Plan 6‐14 6.7 Amendments to the Specific Plan 6‐14 6.8 Density Transfers 6‐15 ii TABLE OF CONTENTS 6.9 Interpretations 6‐16 6.10 Statement of Severability 6‐16 6.11 CEQA Compliance 6‐16 Appendices Appendix A: Definitions Appendix B: Slope Analysis and Required Open Space Appendix C: Design Guidelines Figures Figure 1‐1 Regional Map 1‐3 Figure 1‐2 Specific Plan Area 1‐7 Figure 2‐1 Aerial Map 2‐8 Figure 2‐2 Constraints Map 2‐13 Figure 3‐1 Land Use Plan 3‐13 Figure 3‐2 Slope Map 3‐27 Figure 3‐3 Backbone Water Plan 3‐35 Figure 3‐4 Waster Water Plan 3‐41 Figure 6‐1 Phasing Plan 6‐3 Tables Table 2‐1 Property Acres 2‐2 Table 2‐2 Tribal Consultation 2‐17 Table 2‐3 Prehistoric Sites 2‐18 Table 2‐4 Archaeological Sites 2‐19 Table 2‐5 Average Annual Demand 2‐27 Table 2‐6 Population Growth 2‐27 Table 2‐7 Average Homes Sales Prices ‐ 2000 to 2005 2‐32 Table 3‐1 Neighborhood Input and Design Results 3‐2 Table 3‐2 Land Use Distribution by Neighborhood 3‐16 Table 3‐3 Yucaipa Street Standards 3‐20 Table 3‐4 Recommended Drainage Improvements 3‐31 Table 3‐5 Water Demand by Land Use 3‐34 Table 3‐6 Fire Flow Standards 3‐37 Table 3‐7 School Facilities Master Plan Student Generation Factors 3‐46 iii TABLE OF CONTENTS Table 3‐8 Slope Category And Open Space Requirements 3‐57 Table 4‐1 Permitted Uses 4‐5 Table 4‐2 Residential Development Standards 4‐7 Table 4‐3 Non‐Residential Development Standards 4‐8 Table 6‐1 Phasing 6‐2 Table 6‐2 Public Facilities Construction Cost Summary 6‐8 Table 6‐3 Maintenance Plan ‐ Responsible Parties 6‐12 iv CHAPTER 1 IINNTTRROODDUUCCTTIIOONN 1.1 PURPOSE OF THE SPECIFIC PLAN A Specific Plan provides policymakers the ability to prepare and adopt development and/or design standards and guidelines within a targeted area of the city. The Specific Plan process can also provide the impetus needed to initiate development in designated areas in a way that is also consistent with the City’s vision established in the General Plan. Although it is not part of the General Plan, a Specific Plan must adhere to and be consistent with the General Plan. In that regards a Specific Plan is similar to a zoning ordinance with the focus on implementation. One outcome of the Specific Plan process is the establishment of infrastructure plans that support development. In addition, a Specific Plan provides guidance to developers without stifling opportunities or imposing inflexible regulations that preclude creative development responses. Although California State law does not define a rigid structure, a Specific Plan often includes a comprehensive description of land use, existing conditions, circulation, infrastructure, site development standards, and design guidelines. The Plan must also discuss implementation programs for the property owners, developers, architects, and builders to prepare development proposals for the City’s review and approval. 1‐1 CHAPTER 1 INTRODUCTION 1.2 FREEWAY CORRIDOR SPECIFIC PLAN PROJECT OVERVIEW The City of Yucaipa Freeway Corridor Specific Plan provides the planning tools necessary to guide development for the 1,242‐acre Freeway Corridor planning area. In particular, this Plan establishes a framework for development of the area, including: Proposed land uses, development regulations, and design standards; A multi‐modal 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; Infrastructure facilities required, including financing and phasing, to support implementation of the Plan; and Implementation and administrative processes needed to approve specific development projects within the Specific Plan area. The Freeway Corridor Specific Plan offers a mixture of residential, commercial, and business park development. In addition to these land uses, the plan provides community amenities such as trails, two potential elementary schools, and open space areas that help to create a cohesive community where people can live, work, shop, and play. A variety of residential uses are provided to help meet the growing demand for housing in San Bernardino County. The commercial and business park uses provide employment as well as retail and entertainment opportunities for those living within the community. The commercial and business park areas 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 multi‐ modal trails and open space corridors. 1.3 REGIONAL AND LOCAL SETTING The 1,242‐acre Freeway Corridor Specific Plan area is located in the City of Yucaipa in San Bernardino County (see Figure 1). The Plan area is bisected by Interstate 10 (I‐10) and abuts the Riverside County line to the south. Regional access to the project site is provided by Interstate 10 from the east and west. Local access to the Specific Plan area is provided by Live Oak Canyon Road, County Line Road, Oak Glen Road, Wildwood Canyon Road, and Calimesa Boulevard. 1‐2 CHAPTER 1 INTRODUCTION 1‐3 CHAPTER 1 INTRODUCTION The Specific Plan is also accessible from two freeway interchanges. The I‐10/Live Oak Canyon/Oak Glen Road interchange is at the western edge of the project area. The I‐ 10/County Line Road interchange is at the southeastern edge of the project area. 1.4 PLANNING OBJECTIVES Prior to the selection of a Consultant team to manage and prepare the Freeway Corridor Specific Plan, the City Council established a set of objectives that were instrumental in the development of the Plan. The objectives are: Design 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 City Development Code related to hillside development; 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 multi‐modal trails (including vehicles, 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 Specific Plan area; Develop a financing and phasing plan that provides for the efficient and timely provision of infrastructure and services as development occurs; and Comprehensively plan the Freeway Corridor Specific Plan area with consideration of other contiguous areas to ensure compatible and complementary development, circulation patterns, infrastructure, and services To assist the City staff and the Consultant team, the Yucaipa City Council formed a Freeway Corridor Specific Plan Advisory Committee (SPAC) to encourage the timely realization of an appropriate development plan for the project area. The committee was a diverse group that represented all of the numerous stakeholders, including property owners, nearby residents, and others who have an interest in the long‐term development of the site. This broad range of interests ensured that all views and perspectives were given respectful consideration.