(a) 
Intent. The High Density Multiple Residential (RM-24) District is intended to facilitate the implementation of General Plan policies that allow for the development of high quality multiple-family housing that also may be affordable to lower income households. The RM-24 district provides alternate review procedures and development standards to the existing multiple residential requirements and standards that are specified by this Code. When the High Density Multiple Residential (RM-24) District is established on any property, including within the Freeway Corridor Specific Plan, the review procedures and development standards used for that site shall be those set forth in this chapter.
(b) 
Location requirements. The High Density Multiple Residential (RM-24) District shall be located as specified by the Yucaipa General Plan. The district shall encompass a minimum area of five gross acres.
(c) 
Project review requirements. Dwelling units constructed in the High Density Multiple Residential (RM-24) District shall be permitted by right, pursuant to the administrative review procedures contained in Development Code Section 83.030305 (Land Use Compliance Review).
(Ord. 298 § 6, 2010)
(a) 
Each studio/efficiency dwelling unit shall be provided with one and one-half parking spaces within a fully enclosed garage or within a covered carport. Each one or two bedroom dwelling unit shall be provided with two parking spaces within a fully enclosed garage or within a covered carport. Each dwelling unit with three or more bedrooms shall be provided with two and one-half parking spaces within a fully enclosed garage or within a covered carport. A minimum of fifty (50) percent of the total number of required fully enclosed or covered parking spaces shall be provided within fully enclosed garages. An attempt shall be made to locate the carport/garage adjacent to the unit being served. If it is not located adjacent to the unit being served, the carport/garage shall be located within one hundred fifty (150) feet of the dwelling unit that it is designed to serve. All parking spaces shall maintain a minimum inside dimension of ten (10) feet in width by twenty (20) feet in length.
(b) 
One open parking space for each two dwelling units shall be provided for guest parking. Such parking shall be distributed throughout the development site.
(c) 
Required parking spaces shall be side by side, and tandem parking shall not be counted toward the minimum parking requirements.
(d) 
Unless otherwise approved by the granting of a major variance, on-street parking shall not be used to satisfy any of the parking requirements.
(Ord. 298 § 6, 2010)
(a) 
Studio/efficiency units shall be a minimum of five hundred fifty (550) square feet; one bedroom units shall be a minimum of six hundred fifty (650) square feet; two bedroom units shall be a minimum of eight hundred (800) square feet; three or more bedroom units shall be a minimum of nine hundred (900) square feet. To assure that smaller units are not overly concentrated in one project, no more than ten (10) percent of the total number of units shall be studio/efficiency units, and no more than thirty-five (35) percent of the total number of units shall be one bedroom units.
(b) 
In no case may any building or structure exceed three stories.
(c) 
All bedrooms in any unit shall have a minimum area of one hundred (100) square feet, including any closet space. Projects with plans showing a bonus room, den or other similar nomenclature shall be treated as if an additional bedroom were being proposed, if said room has direct access to a bathroom and/or contains closet space.
(d) 
A laundry facility including washer and dryer hook-ups shall be provided within each residential unit or in an attached garage. An automatic garbage disposal shall be provided in each dwelling unit.
(e) 
Each dwelling unit shall have a minimum of private open space of one hundred fifty (150) square feet, in the form of patio or private yard, with a minimum dimension of ten (10) feet. For units above the ground unit, one or two balconies with a combined area of one hundred (100) square feet shall be provided.
(f) 
At least three items from the following list of amenities shall be provided to each unit, but only one of the items marked by an asterisk can be counted towards the three items that are provided:
(1) 
Fireplace;
(2) 
Bay or kitchen greenhouse windows;
(3) 
Skylights;
(4) 
Oversized closets;
(5) 
Refrigerator;*
(6) 
Automatic dishwasher;*
(7) 
Washer/dryer units;*
(8) 
Entry courtyard or arbor;
(9) 
Decorative doors;
(10) 
Enclosed garage, when not required;
(11) 
Air conditioner;*
(12) 
Security alarm system;
(13) 
Automatic garage door opener;
(14) 
Other comparable features.
(g) 
Each door providing ingress and egress to any dwelling unit subject to this section shall be equipped with the following devices:
(1) 
A peephole allowing a person inside the unit to see, at a wide angle, persons outside of the unit at the door, without the person inside being seen. The Planning Commission may consider other options to a peephole that provide like security features.
(2) 
A deadbolt lock attached to the construction studding. Attachment to the doorjamb or trim shall not be sufficient to comply with the terms of this requirement.
(h) 
Each unit shall be provided with a minimum of one hundred twenty-five (125) cubic feet of exterior lockable storage space. The storage space shall be located outside of the dwelling at grade or floor level and easily accessible by the residents. The design of the exterior storage space shall be architecturally integrated and/or compatible to the dwellings. The individual storage space units can be located within the fully enclosed garages designated for that dwelling unit.
(Ord. 298 § 6, 2010)
(a) 
Projects shall provide an entry statement, consisting of at least two of the following features:
(1) 
Hardscape structure (trellis, decorative garden wall, decorative gate, etc.);
(2) 
Specimen landscaping (large, distinctive vegetation) or mature trees;
(3) 
Textured or stamped concrete;
(4) 
Monument signage with accompanying landscaping.
(b) 
Trash collection areas shall be provided within two hundred (200) feet of the farthermost unit they are to serve, and shall be situated so as to eliminate noise and visual intrusion on adjacent property as well as to eliminate fire hazards to adjacent structures. Trash enclosures shall be of masonry construction, with solid steel gates, and easily accessible to all residents and trash collection vehicles.
(c) 
Each project shall provide outdoor open space for recreation and leisure activities within the development site in the following manner:
(1) 
Outdoor open space shall comprise not less than forty (40) percent of the net acreage. Public driveways, parking spaces, or other areas designated for operational functions are not considered open space. Open space may include game courts or rooms, saunas, tennis courts, putting greens, play lots, outdoor cooking areas, lawn bowling, and front and rear and side yard setbacks, if landscaped and greater than the minimums required. Private patios and/or yards attached to individual units may be computed as required open space.
(2) 
Swimming pools, with related deck areas, wading pools, fish ponds, volleyball courts, tennis courts, barbecue areas, game rooms, or other recreational facilities provided for the common use of all the residents may be constructed within the required outdoor living space; provided, however, that such facilities shall not occupy more than fifty (50) percent of the required outdoor living space.
(3) 
Projects consisting of one hundred (100) to two hundred (200) units shall provide at least five of the following recreational amenities:
(A) 
Large open lawn area; one of the dimensions shall be a minimum of one hundred (100) feet.
(B) 
Multiple enclosed tot lots with multiple play equipment. The tot lots shall be conveniently located throughout the site.
(C) 
Pool and spa.
(D) 
Barbeque facility equipped with multiple grills, picnic benches, etc. If more than one facility is provided, the barbeque facilities shall be conveniently located throughout the site.
(E) 
Community multi-purpose room(s) equipped with kitchen, and defined areas for games, exercises, etc.
(F) 
Sport court facilities (e.g., tennis, volleyball, basketball, etc.).
(G) 
Jogging/walking trails with exercise stations.
(4) 
For each one hundred (100) units above the first two hundred (200) units, an additional recreational amenity described in Section 88.01315(c)(3) shall be provided.
(Ord. 298 § 6, 2010)
(a) 
Energy conservation.
(1) 
Each project shall fully comply with the requirements of the California Green Building Code.
(2) 
All appliances and fixtures shall be energy conserving (e.g., energy star rated, reduced flow showerheads, water conserving toilets, etc.).
(b) 
Architectural plans will be subject to review by the City Planner. In general, it is anticipated that the following standards will be applied:
(1) 
Building massing. Buildings should be interesting and should display an integrity of design and style. Flat, unarticulated building faces are strongly discouraged. Simple, stucco-box structures with standard simple roofs and tack on highlights shall be avoided. Building shapes and wall massing should be varied. Wall relief should be provided by introducing variables into the building equation. Rectangular box shapes shall be avoided in favor of second floor tiering and increasing the number of major building faces.
(2) 
Unit entry areas. Entry areas shall be utilized to articulate building faces and provide a recognizable, perhaps more formal entry way to units. Entry areas should be located on different faces of the building to avoid a “motel-look.” Stairways and entries should be recessed, covered, or treated in such a fashion as to increase the sense of arrival and provide shelter from natural elements.
(3) 
Roof and roof lines. Wood-shake roof materials are prohibited in new multi-family development due to fire hazards. Roofing materials shall consist of tile, metal, slate, or the imitation thereof, but not including composition shingles. Roof-lines should be varied and interesting. Long, continuous expanses of simple roofs shall be avoided. Hips and gables should be provided when consistent with other architectural elements. Rooftop equipment shall be screened from street view.
(4) 
Scale. Buildings should be in scale for the area in which they are proposed, and should be compatible with surrounding properties. Views of existing residences shall be protected wherever possible.
(5) 
Perimeter walls, fencing or other screening will be required where appropriate. In general, backyards and parking areas shall be screened from street view.
(Ord. 298 § 6, 2010)
(a) 
Landscape plans will be subject to review by the City. In general, it is anticipated that the following standards will be applied wherever possible:
(1) 
All setback areas shall include landscape and irrigation installations.
(2) 
All parking lots shall be provided with pockets for trees and shrubs. Landscape plans should be designed to provide reasonable shade for the parking lot areas.
(3) 
Buildings should be provided with proper landscape screening. Landscape cutouts and pockets shall generally be provided along building walls, at building corners, or other highly visible locations around buildings.
(4) 
All plant and tree material shall be verifiably appropriate for use in the Yucaipa area. Consideration should be given to resistance to drought, water requirements, adaptability to wind (if appropriate), longevity, and ease of maintenance. A specific attempt shall be made to utilize plant palettes and design plans which serve to promote energy and water conservation.
(5) 
Invasive species (cottonwood or ash for example) should be installed away from hardscape improvements, or provided with root barriers, or avoided.
(6) 
Irrigation systems should generally avoid spray methods in favor of bubbler or drip systems. All lines shall be placed underground.
(7) 
On-site native vegetation should be incorporated into site or landscape plans wherever feasible. Special effort should be made to preserve and incorporate existing trees into design schemes. Mature trees removed from a site shall be replaced two to one with minimum twenty-four (24) inch box trees, unless prohibited by site dimensions. Where feasible, natural vegetation should be allowed to re-establish itself.
(8) 
Parking lots shall be screened from street view wherever possible.
(9) 
Sidewalks are required in conjunction with all new multi-family residential development. Builders/developers shall extend landscaping beyond the property to the sidewalk or curb line.
(10) 
Building faces shall be softened by tree installation.
(11) 
Buffer areas between potentially conflicting uses shall be well planted with large shrubs and fast growing evergreen trees.
(12) 
The total number of trees to be planted for each project shall equal at least fifty (50) per gross acre of land. Ten (10) percent shall be forty-eight (48) inch boxed trees; ten (10) percent shall be thirty-six (36) inch boxed trees; ten (10) percent shall be twenty-four (24) inch boxed trees; and seventy (70) percent shall be fifteen (15) gallon trees. The boxed trees shall be concentrated at the exterior streetscapes and entry nodes.
(Ord. 298 § 6, 2010)
The following separations shall apply to any lot containing two or more dwelling units which are in separate detached structures. The separations shall be between opposite exterior walls. Walls shall be considered opposite if a perpendicular line drawn in a horizontal plane from one structure intersects another structure’s wall. The front side of a unit is the one containing the primary entrance to the dwelling unit.
Building Orientation
Separation
Side-to-Side
20 feet
Rear-to-Rear or Front-to-Side
25 feet
Front-to-Rear
30 feet
Front-to-Front or Interior Court Space
35 feet
Interior Court Space with Parking Access
40 feet
All Others
30 feet
(Ord. 298 § 6, 2010)
The General Development Policies set forth in this Section 88.01335 are intended to address the most critical issues associated with high-density residential development. These include assuring neighborhood compatibility, compliance with adopted plans, adequacy of public facilities and services, and protection of the environment and public health. Each project must satisfy all applicable General Development Policies before approval can be granted.
(a) 
Plans and policies.
(1) 
The project is consistent with the General Plan, Development Code, and any applicable Specific Plans.
(2) 
The project is consistent with the Multi-Use Trails and Bike Paths Plan.
(3) 
The project is consistent with the Circulation Plan.
(4) 
The project is consistent with the Master Plan of Drainage.
(b) 
Neighborhood compatibility.
(1) 
The project is compatible with and sensitive to the immediate environment of the site and neighborhood relative to architectural design; scale, bulk, density and unit size; identity and neighborhood character; building orientation and setback; grading and visual integrity.
(2) 
The project is designed so that the additional traffic generated does not have significant adverse impacts on surrounding developments.
(c) 
Public facilities and services.
(1) 
The project includes sewer and water facilities, or adequate facilities exist, which are or will be available to serve the project. Written certification from the affected sewer and water purveyor is required prior to the issuance of building permits.
(2) 
The project includes street improvements that are consistent with the street standards for all abutting roadways.
(3) 
The project provides adequate access for emergency vehicles.
(4) 
The project provides storm drains, master planned drainage facilities, or special drainage facilities necessary to adequately dispose of surface water runoff or alleviate grading constraints.
(5) 
The project provides a Homeowners’ Association and/or Maintenance District to ensure both on-site and off-site maintenance.
(6) 
The project provides community trails as required by the General Plan.
(d) 
Public health and safety.
(1) 
If the project lies within, or partially within, an adopted “Special Studies Zone,” a geologic report has been submitted which locates the presence or absence of actual fault traces in accordance with the provisions of the Alquist-Priolo Act, and special engineering precautions have been taken to overcome those limitations or these areas have been set aside from development.
(2) 
If the project is located within a Geologic Hazards Overlay District as identified in the General Plan, an adequate geologic or soils engineering investigation has been submitted, and special engineering precautions have been provided as required by Article 3 of Chapter 2 of Division 5 of this Code.
(3) 
If the project is located within a Floodplain Safety Overlay District as identified in the General Plan, appropriate mitigation measures have been provided as required by Article 2 of Chapter 2 of Division 5 of this Code.
(4) 
If the project is located within a Fire Safety Overlay District as identified in the General Plan, a program for fuel management has been developed to reduce the risk of fire, and applicable fire mitigation measures have been incorporated into the project design as required by Article 1 of Chapter 2 of Division 5 of this Code.
(e) 
Resource protection.
(1) 
If the project is located within a Biotic Resources Overlay District as identified in the General Plan, any site specific investigations required by the appropriate Mitigation Monitoring Plan shall be completed, and all applicable mitigation measures shall be implemented.
(2) 
If the project is located within a Cultural Resources Preservation Overlay District as identified in the General Plan, any site specific investigations required by the appropriate Mitigation Monitoring Plan shall be completed, and all applicable mitigation measures shall be implemented.
(3) 
If the project is located within a Paleontologic Resources Overlay District as identified by the General Plan, any site specific investigations required by the appropriate Mitigation Monitoring Plan shall be completed, and all applicable mitigation measures shall be implemented.
(4) 
If the project is located in an area with protected plant communities (e.g., oak woodlands, riparian habitat), any site specific investigations required by the appropriate Mitigation Monitoring Plan shall be completed, and all applicable mitigation measures shall be implemented.
(f) 
Multiple-family dwelling maintenance. The following maintenance requirements shall be applicable to all developments in addition to other general maintenance provisions of this Code.
(1) 
Buildings and structures.
(A) 
Buildings and structures shall not be permitted to deteriorate or remain in an un-repaired or dilapidated condition.
(B) 
Building exteriors shall be maintained, painted, or treated to provide for weather protection.
(C) 
Damage to structures shall be repaired within thirty (30) days from the date of occurrence.
(D) 
Doors, fences, gates, and similar structures shall be kept in proper operating condition, including their locking and latching devices.
(2) 
Landscaping, trees, shrubs, groundcover, and irrigation systems.
(A) 
Landscaped areas shall be kept free from weeds and debris and maintained in a healthy thriving condition.
(B) 
All plant materials shall receive regular maintenance, including, but not limited to, fertilizing, mowing, and trimming.
(C) 
Any damaged, dead, diseased, or decaying plant materials shall be replaced within thirty (30) days from the date of damage.
(D) 
Irrigation systems shall be kept in proper working order to provide proper amounts of water and proper coverage.
(E) 
Landscape screening materials, such as hedges, shall be pruned to maintain their screening ability.
(3) 
Parking areas, walkways, and open space.
(A) 
Parking areas, walkways, and open spaces shall be kept clean and free of debris and items of storage.
(B) 
Paved surfaces shall be maintained free of potholes, broken or raised sections, and other deterioration.
(C) 
Outside lighting fixtures shall be kept in proper working order; inoperative lights shall be repaired or replaced within thirty (30) days of damage or failure.
(4) 
Trash enclosure and refuse containers.
(A) 
Trash enclosures and refuse containers shall be kept clean and the vicinity kept free of debris, and gates or doors shall be maintained in proper working order.
(B) 
Accumulation of refuse shall not be permitted to exceed the capacity of the refuse containers.
(5) 
Graffiti. Graffiti shall be removed within seventy-two (72) hours.
(6) 
Recreation areas. Recreation facilities, common use areas, amenities, and other site improvements shall be maintained in a usable condition free from deterioration.
(7) 
Trail maintenance.
(A) 
All community trails shall be maintained in a safe and passable manner, which does not detract from the appearance of the trail.
(B) 
Scrap lumber, junk, trash, storage, or debris is prohibited.
(C) 
Abandoned, discarded, or unused objects or equipment, such as automobiles, automotive parts, furniture, stoves, refrigerators, cans, containers, or similar items, are prohibited.
(D) 
Trail surface and proper grade shall be continuously maintained for safety and reliability, including removal of excessive sized rocks, filling of pot holes, removal of weeds, and refilling of cuts caused by erosion or other disturbances.
(E) 
Construction of any structure within or across the trail easement, including walls, fences, gates, planters, sidewalks, drive approaches, or similar structures, or installation of any vegetation or irrigation system are prohibited.
(F) 
Vegetation shall be kept cleared from encroaching into the trail to a height of ten (10) feet and to the full width of the trail.
(G) 
Trail fences and gates shall be kept in good repair at all times, including replacing damaged members and maintaining plumb.
(H) 
Drainage swales, curb and gutter, or similar drainage structures, shall be kept clean and free of debris, trash, soil, vegetation, or other material in a manner that permits proper drainage.
(Ord. 298 § 6, 2010)
(a) 
Intent. The intent of the site plan and building guidelines set forth in Sections 88.01345 and 88.01350 is to assist the developer in understanding and complying with the City’s standards for building and site design. The guidelines are based upon community design goals as expressed in the General Plan, and they encourage the orderly and harmonious appearance of structures and property, along with associated facilities, such as signs, landscaping, parking areas, and streets. The guidelines establish a high standard for design quality but are flexible enough to allow individual expression and imaginative solutions.
(b) 
Applicability. The provisions of Sections 88.01345 and 88.01350 shall apply to all developments within the RM-24 Land Use District, unless otherwise specified herein. Any addition, remodeling, relocation or construction requiring a building permit shall adhere to these guidelines where applicable.
(Ord. 298 § 6, 2010)
(a) 
Well thought-out site planning is crucial in the development of successful high-density projects. In addition to other standards outlined in the Development Code, the following should be considered:
(1) 
Relate the location of site uses with adjoining properties to avoid possible conflicts and take advantage of mutual potentials;
(2) 
Consider sharing curb cuts with adjoining properties;
(3) 
Buildings that are skewed in relationship to each other can create a variety of view orientations and streetscape interests;
(4) 
Provide logical pedestrian connections between open spaces and dwelling units and to perimeter streets;
(5) 
Create a logical circulation system that is understandable to the user;
(6) 
Treat drive aisles like the streetscape; provide curvilinear lanes and parkway trees wherever possible;
(7) 
Screen parking areas from the street with mounding, landscaping, low profile walls, and lowering the grade of the parking areas below the street;
(8) 
Screen exterior trash areas, storage areas, utilities, etc., from view using elements compatible with architecture and landscaping;
(9) 
Strengthen project entry statements with expanded accent landscaping, decorative paving and special architectural features incorporated into perimeter walls or monument signs;
(10) 
Terminate the entry statement at an interior focal point, such as unique architecture or landscape elements, fountains, plazas, streams and/or waterfall elements, or landscape treatments which take aesthetic advantage of variations in grade;
(11) 
Vary building setbacks whenever possible;
(12) 
Preserve existing trees in place and design as a major landscape feature;
(13) 
Consider visitor parking beyond minimum requirements, and distribute parking evenly throughout the development;
(14) 
Avoid dead-end drive aisles over one hundred fifty (150) feet in length.
(Ord. 298 § 6, 2010)
(a) 
A recognizable design theme shall be established that is compatible with surrounding planned or existing developments. Subtle variations are encouraged that provide visual interest but do not create abrupt changes causing discord in the overall character of the immediate neighborhood. It is not intended that one style of architecture should be dominant, but that individual projects shall create and enhance a high quality and harmonious community appearance.
(b) 
The architecture should consider compatibility with surrounding character, including harmonious building style, form, size, color, material, and roof-line. Shadow patterns created by architectural elements, overhangs, projection or recession of stories, balconies, reveals and awnings contribute to a building’s character while aiding in climate control. Changes in the roof level or planes provide architectural interest, and developments should be designed with upgraded architecture through increased delineation of surface treatments and architectural details. The City seeks well thought-out design solutions that reflect the best of a particular style and relate well to their surroundings. The following should be considered:
(1) 
Provide architectural treatment to all four building elevations;
(2) 
Upgrade design treatment of carport structures to reflect the architectural design of the dwelling units;
(3) 
Enhance architectural elements exposed to public view;
(4) 
Choose colors, textures, and materials that are consistent with the chosen design theme;
(5) 
Garages should be architecturally designed to complement the residences;
(6) 
Integrate screens for all roof-mounted equipment into the building design;
(7) 
Use native rock for fieldstone; other forms of stone may be manufactured products;
(8) 
Buildings should emphasize horizontal as well as vertical appearance; this can be achieved by the use of projections or recessions of stories, balconies, windows and doors, and changes in roof levels and planes;
(9) 
Every project should be designed with a precise concept for adequate signage that is highly compatible with the building and site design relative to color, material and placement;
(10) 
Any equipment, whether on the roof, side of a building, or ground, should be screened, and the method of screening shall be architecturally compatible in terms of material, color, shape, and size.
(Ord. 298 § 6, 2010)