Hesperia | Sewer, septic and flood rules

Hesperia, California Sewer, Septic and Flood Rules: When to Connect, Septic Systems, Connection Fees, Flood Permits, Washes, Slopes and Joshua Trees

In Hesperia the number of homes a lot can hold often depends on sewer service and site conditions as well as on zoning. The Housing Element says sewer "does not completely service many of the lots within the core area of the City," so many homes use a septic system, a private tank and drain field that treats wastewater on the lot. The Municipal Code says when a project must connect to the sewer, and that rule decides whether a second or third home is possible. The same lots may lie in a flood hazard area, beside a desert wash, on a slope, or among protected Joshua trees. This page covers each of those rules. The Hesperia overview has the summary.

Who Provides Water and Sewer

Title 14 of the Municipal Code covers public utilities. Its definitions say "District means the Hesperia Water District," which provides both water and sewer service. Section 14.02.090 sets the starting rule: "All new buildings intended for any human occupancy shall be connected to district water and sewer facilities, if available. The general manager or designee shall determine whether facilities are available." For water, Section 16.20.160 adds that every new dwelling "shall be served by a community water purveyor or by an approved private system."

When land is developed or divided, the owner pays for the pipes. Section 14.04.110 says owners "shall, at their own expense, provide for such water wells, reservoirs, pumps, water mains, main line extensions, valves, service connections, fire hydrants, and appurtenances as the district, in its discretion, deems necessary." Section 14.08.070 says the costs of a sewer connection "shall be borne solely by the applicant," and that sewer lines "may be required to be oversized" to fit the District's master plan.

When a Sewer Connection Is Required

Section 14.08.020 lists five kinds of project that "are required to connect to the public sewer." An equivalent dwelling unit (EDU) is the wastewater of one average single-family home.

Source: Hesperia Municipal Code 14.08.020(A) (Supplement 24 Update 2).

• Existing buildings. A building on a septic system must connect when the system fails, "either biological or structural," and "the public sewer is located within two hundred (200) feet of the subject property line," or when additions add plumbing fixtures that bring the property within the five rules above.
• Groundwater. "The city and district may require connection to the public sewer when information is available that private sewage disposal is causing or may cause deterioration of the quality of the groundwater."
• Designations that always need sewer. R3: "Sewer will be required for all new dwelling units developing within this density." Small lot subdivisions: "Connection to sewer is required." The Specific Plan repeats that sentence for its Low Density, Medium Density, High Density and Mixed-Use zones.
• The lot size behind the rule. The Housing Element says "The minimum lot size in order to have a septic tank is 18,000 square feet; all lots that are less than 18,000 square feet are required to be connected to sewer per Lahontan Regional Water Quality Control Board requirements." It adds that "Sewer does not completely service many of the lots within the core area of the City, and that has limited the amount of development that may occur on these parcels."

For an owner who wants to add homes, rule 3 is the one to check first. A second main home, or a division of the lot, raises the number of dwelling units per acre. Ask the Engineering Division at (760) 947-1438 whether the planned number of homes is over two equivalent dwelling units per acre for your lot and where the nearest sewer line is.

Septic Systems

Section 14.08.040 says "When connection to the public sewer is not required per Section 14.08.020 a private sewage disposal system may be installed."

• The governing program. Private systems "shall comply with the provisions of the City of Hesperia Local Agency Management Program," which the section adopts by reference. That program was not found on the City pages read for this guide; ask the Building and Safety Division for a copy.
• Permits. "Permits for construction and sizing requirements shall be established by the city using requirements from the California Plumbing Code."
• Upkeep. Systems "shall be operated and maintained in a sanitary manner at all times at no expense to the district."
• Building near the system. The yard projection table in Section 16.20.075 lets eaves, patios and porches extend into a front yard only if they "do not extend over any portion of a septic system." A new home or ADU must also leave the tank and its drain area clear.
• Connecting later. Before a connection to the sewer, "The septic tank and seepage pit(s) shall be pumped of all liquids and solids and the pump ticket shall be provided to the city," "The bottom of the septic tank shall be broken and inspected by city," and the tank and pits "shall be filled with material approved by the city." Where a building is placed within the required setbacks of the old system, "the septic tank and/or seepage pit shall be removed entirely."

Septic service also limits three state housing laws in Hesperia.

• ADUs. The City's ADU section says "lots that are not connected to sewer facilities shall be a minimum of one gross acre in size or install an approved Supplemental Treatment Septic System." Government Code 66323 lets a city require "a percolation test completed within the last five years" for an ADU on an onsite wastewater system. A percolation test measures how fast soil absorbs water. See the ADUs and SB 9 page.
• SB 9 homes. Government Code 65852.21 allows the same test "For residential units connected to an onsite wastewater treatment system."
• Small-lot maps. Government Code 66499.41 applies only where the new parcels "will be served by a public water system and a municipal sewer system."

Water and Sewer Connection Fees

Appendix A of the City-Wide Fee Schedule effective December 1, 2025 prints the Hesperia Water District connection fees. It notes that fees for development permits "shall be the fees in effect at the time of issuance of such permit."

Source: City of Hesperia, City-Wide Fee Schedule, Fiscal Year 2025-26, Appendix A, effective December 1, 2025.

• Two sewer fees. The schedule lists one fee for the "Victor Valley Wastewater Reclamation Authority," the regional treatment agency, and one for the Hesperia Water District. Together they are $6,085 per equivalent dwelling unit (VanPlex arithmetic: $4,679 plus $1,406). A note says the part sent to the regional agency "will include a $25 administrative fee to the City."
• How units are counted. "Fixture units will be calculated by Hesperia Water District based on approved Building Plans." The fee is priced per fixture unit, so the total follows the plumbing shown on the plans.
• A higher regional fee. The fee study on the September 15, 2026 Council agenda prints the regional fee at $245.65 per fixture unit and $4,913 per equivalent dwelling unit with an "Effective Date: July 1, 2026," and says later years rise by a construction cost index. The staff report explains that the City "does not retain these fees."
• ADUs. Government Code 66311.5 says an ADU "shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the unit was constructed with a new single-family dwelling." For a detached new ADU a separate connection may be required, with a charge "proportionate to the burden" of the unit.
• Current rates. The schedule itself says "For current sewer and water meter rates, please contact the Engineering Division at (760) 947-1438."

Flood Hazard Rules

Chapter 8.28 of the Municipal Code applies "to all areas of special flood hazards within the jurisdiction of the city." These are the areas on the federal Flood Insurance Rate Maps, which Section 8.28.030 adopts by reference. The City's Flood page describes the risk: "Although rare in the High Desert, flood waters can be swift, powerful, and at times deadly."

• The permit. Section 8.28.040 says "A development permit shall be obtained before any construction or other development begins within any area of special flood hazard." The application shows ground elevations at building corners, the proposed lowest floor elevation, water and sewer locations and any change to a watercourse.
• Who decides. "The city engineer, or his designee, is hereby appointed to administer, implement and enforce this chapter." Appeals go to the City Council.
• Floor height. Under Section 8.28.050, new homes and substantial improvements have the lowest floor, including a basement, "elevated to or above the base flood elevation." In an AO zone, an area of shallow flooding with depths of one to three feet, the floor is raised by the depth number on the map, "or elevated at least two feet above the highest adjacent grade if no depth number is specified." The base flood is the flood with a one percent chance in any year.
• Enclosed space below the floor. Garages and storage areas below the lowest floor need at least two openings with "a total net area of not less than one square inch for every square foot of enclosed area," so flood water can enter and leave.
• Utilities and septic. "On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding."
• Subdivisions. "All preliminary subdivision proposals shall identify the special flood hazard and the elevation of the base flood," and plans show the elevation of each structure and pad.
• Manufactured homes. In Zones A1-30, AH and AE they are "elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to or above the base flood elevation."
• Floodways. In a floodway, the channel and adjacent land that must stay open to carry the base flood, new construction and fill "are prohibited, unless certification by a registered professional engineer is provided demonstrating that encroachments shall not result in any increase in the base flood elevation."
• Building permits. Section 16.12.065 gives the City "the duty to refuse the issuance of a building permit" where a lot is "geographically located in such a manner as to constitute a flood hazard either to the proposed structure of the applicant or to any other property."

The chapter carries a warning: "Larger floods can and will occur on rare occasions," and it "does not imply that land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding." The City's FEMA and Flood Zone Information page says of the maps: "However, the current maps are out of date. Some formerly rural areas were never mapped in detail." It gives a phone number for the Community Floodplain Administrator, (760) 947-1059.

Washes, Drainage and Grading

• Washes in the corridor plan. A wash is a desert channel that is dry most of the year and carries storm water. The Specific Plan says "The Oro Grande Wash and the unnamed wash on the east side of the freeway fall in three of the land use districts," and sets a Wash Protection Overlay "that limits the construction of permanent structures within the washes' right-of-way in order to maintain their function as natural drainage courses." The Development Services Director sets the exact boundaries.
• Natural flow. The City's Flood Safeguards page reminds owners that "it is unlawful to divert flows from their natural path to the detriment of your neighbor."
• Design storm. For hillside projects and for subdivisions that use alternative lot design, runoff measures "shall be adequate to control runoff from a one hundred (100) year storm," and drainage systems follow the San Bernardino County Flood Control District's manual.
• Drainage fees. The impact fee table includes a drainage fee of $1,387 per house and $529 per multi-family unit. The schedule also prints "A-04 Drainage DIF Fees" of $10,539.11 per single-family unit and $5,018.63 per multi-family unit. The staff report of August 18, 2026 says "In 2025, pursuant to a court order, the City ceased collection of A-04 Drainage fees."
• Grading permits. Section 15.06.030 says "no grading shall be performed without first having obtained a permit from the Building Official or designee." Listed exemptions include an excavation that "does not exceed fifty (50) cubic yards" and is less than two feet deep.
• Clearing desert soil. Section 16.20.150 says that "On parcels of one acre or greater in size, land being utilized for residential purposes may only be cleared or natural vegetation removed in order to provide for the installation of building pads, driveways, landscaping, agriculture" or another reasonable residential use. Its stated purpose is "to reduce disturbances to fragile desert soils" and the dust they cause.

Slopes of 20 Percent or More

Chapter 16.40 applies where land slopes 20 percent or more, which is a rise of 20 feet over 100 feet of distance. An applicant files a slope analysis map prepared by a civil engineer or land surveyor, and a soils report. The table then sets the share of the General Plan density that may be built and the share of the land that stays natural. The chapter does not apply where a specific plan has been adopted.

Source: Hesperia Municipal Code 16.40.040 (Supplement 24 Update 2).

Joshua Trees and Other Protected Plants

Chapter 16.24 protects native plants on private land. Section 16.24.150 lists the regulated desert native plants: smoketrees, century plants, nolinas, yuccas and mesquites "with stems two inches or greater in diameter or six feet or greater in height," creosote rings "ten feet or greater in diameter," and "All Joshua trees (mature and immature)."

• Permit. Section 16.24.040 says "A removal permit shall be required for the removal of any native tree or plant that is subject to the provisions of this chapter." A building permit or land use approval serves as the removal permit "if such land use application or development permit specifically reviews and approves such removals."
• Inspection. "The building official shall require a preconstruction inspection prior to approval of development permits."
• Findings. Removal must be justified, for example because the plant "interferes with the reasonable improvement of the site with an allowed structure, sewage disposal area, paved area or other approved improvement." For Joshua trees the City must also find that those to be removed "have been transplanted or stockpiled for future transplanting wherever possible."
• During construction. Native trees and plants may not be enclosed within roof lines or decking, and grading may not bury any part of a protected plant.
• Penalties. "The removal of each such separate plant or tree shall be a new and separate offense," and a violator pays for a replacement program.
• Stream banks. Removing vegetation "within two hundred (200) feet of the bank of a stream" shown as a blue line on a federal topographic map needs a removal permit and environmental review.

Joshua trees are also listed under state law, according to the City's code update materials. The Development Code Update presentation of September 10, 2026 lists as a task "Address the listings of Joshua Trees under State law." The state rules were not read for this guide. Ask the Planning Division what state permit a removal needs in addition to the City's.

Where the Documents Differ

• The size of one EDU. Section 14.02.020 defines an equivalent dwelling unit as a home "having approximately twenty-two (22) plumbing fixture units capable of contributing two hundred fifty (250) gallons per day." The fee schedule uses "20 Fixture Units," and the 2026 fee study prints "180 gl/day or 20 Fixture Units." The fee schedule is what the District charges.
• The drainage area fee. The fee schedule effective December 1, 2025 and the 2026 fee study both still print the A-04 drainage fees. The August 2026 staff report says the City stopped collecting them in 2025 under a court order.
• City Hall's address. Section 8.28.030 says the flood maps are on file "at 15776 Main Street, City Hall." The City's pages give City Hall as 9700 Seventh Ave.
• The age of the flood maps. The code adopts a Flood Insurance Study "dated January 17, 1997" and maps "dated March 18, 1996, and all subsequent amendments and/or revisions." Use the current federal map for a lot, and ask the floodplain administrator which map panel applies.
• The name of the regional agency. One page of the fee schedule calls it the "Victor Valley Wastewater Reclamation Authority" and a footnote calls it the "Victor Valley Water Reclamation Agency."

Where to Go Next

Related on VanPlex: the Hesperia overview, the California impact fees page and the lot eligibility page.

Frequently Asked Questions

Official sources (checked October 2026)