Item 19 - Uptown Busn. Dist. - (Case No. 22-164 Spa) - PTOWN BUSN. DIST. - (CASE NO. 22-164 SPA) - Specific Plan Amendment

Agenda Item No.

CITY OF YUCAIPA

AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services/City Engineer Benjamin J. Matlock, Deputy Director of Community Development/City Planner?� FOR: City Council Meeting of November 13, 2023
SUBJECT: Uptown Business District Specific Plan (Case No. 22-164/SPA): A Specific Plan Amendment to the Uptown Business District Specific Plan to streamline the review procedures and make necessary updates to the plan based on the current conditions.

The streamlined provisions would omit the Development Opportunity Reserve (DOR) process for achieving the permissible 24 du/ac density for residential and mixed -use projects and allow their project approvals through the City's Land Use Compliance Review procedures, consistent with the City's adopted Housing Element and General Plan policies.
(Continued from October 23, 2023)
RECOMMENDATION:

That the City Council conduct a public hearing and consider the Planning Commission's recommendation to:

Adopt Resolution No. 2023-51 approving the proposed Specific Plan Amendment for the Uptown Business District Specific Plan; and

2. Adopt the Findings as contained in the Agenda Report; and

3. Find that the Specific Plan Amendment is exempt from additional Environmental Review as an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report that had been prepared for the 6th Cycle Housing Element Update (2021-2029) in accordance with Section 15164 of the CEQA Guidelines, and identified that the conditions outlined in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR were not met; further the adoption of the Ordinance is consistent with Program # 10 identified in the Housing Element, and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR; and

4. Direct Staff to file a Notice of Determination.

BACKGROUND:

Uptown Business District Specific Plan:

The City of Yucaipa adopted the Uptown Business District Specific Plan in July 1995, which provided specific development requirements for the area along Yucaipa Boulevard at the eastern end of the street, between 2nd Street and Bryant Street, and Acacia and Avenue D. The purpose of the Specific Plan was to achieve the following goals:
• Promote economic vitality
• Preserve and enhance the historic character
• Enhance the aesthetic character
• Improve vehicular circulation
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Uptown Specific Plan Boundary

Since the adoption of the Specific Plan in 1995, the City has undertaken a number of the public infrastructure improvements that were recommended in the Plan, most notably along Yucaipa Boulevard. In 2010, staff presented to City Council several recommended actions to address issues that arose over time. As a result, Council directed staff to prepare a comprehensive amendment to the Uptown Business District Specific Plan.

This Specific Plan Amendment (Case No. 10-095) resulted in changes in the area's parking standards, created form -based building standards, modified the building height/density, architectural design, enforcement of design criteria, and permitted land uses for the area, including the introduction of mixed -use development styles and uses. The owners that had been in attendance during the workshops conducted during this comprehensive update were supportive of increasing pedestrian activity levels by limiting the types of land uses permitted, allowing mixed - use development, and developing more specific design standards along with greater enforcement of architectural color and material palettes. A key goal was to phase out incompatible or unattractive uses, and instead build up the overall activity of the area. The plan created three different land use districts: Limited Mixed Use (LMU), Mixed Use (MU), and Multiple Family (RM). The City Council ultimately adopted the update at their regular meeting of May 13, 2013.

Since that update, a variety of projects have been developed and the overall economic output and community activity in the area has grown tremendously.

The "Uptown Anchor" was developed into the YPAC
61h Cycle Housing Element:

On January 13, 2020, the City Council approved a Professional Services Agreement with P1aceWorks, a planning consultant firm, to facilitate the City's Housing Element Update. The foundation for the Housing Element is the Regional Housing Needs Assessment (RHNA), in which

the State estimates each region's housing needs for all income groups for the upcoming Housing Cycle. The delivery of housing units is a statewide priority, and the adopted RHNA reflects those concerns. The City currently has an assigned RHNA of 2,866 units, out of the 1,341,827 units delegated to the entire SCAG region, which represents a significant increase relative to the prior housing cycles. As a result, significant effort was taken by City Council to meet both the housing requirements from state law, but also to best incentivize development in key priority areas as identified in the City's General Plan.

The Uptown District Specific Plan was discussed at the City Council meeting of January 11, 2021, as a potential housing site solution for the Housing Element as the area had already been planned for additional residential and mixed -use development. The discussion also noted the opportunity to encourage continued private investment that could further support the vibrancy of the area.

DISCUSSION
To support the community's vision of a revitalized Uptown Business District, the City has undertaken significant programs to enhance streets and landscaping, building fagades, and public infrastructure. The City also developed the Yucaipa Performing Arts Center, a Class A venue that features an active calendar of arts and entertainment. These community amenities have resulted in new growth for the area, including a mixture of new commercial and housing opportunities, and the combined City efforts have directly encouraged property owners to invest in future development in the area.

A current redevelopment project in Uptown that has just opened As part of the regulatory process, the flexibility provided by the Specific Plan has supported and reinforced the growth and development of the area. Many of the required reviews are currently

offered through a simplified development review process. However, the Uptown Business District Specific Plan currently has an established residential density of up to 16 du/ac that could be expanded to 24 du/ac with the approval of a Development Opportunity Reserve (DOR). As part of the Housing Element and state law, these discretionary requirements do not allow for the residential yield of the Specific Plan to effectively count towards the City's housing inventory for the RHNA, nor does the variable density process provide clear direction for Uptown property owners on what will and will not be allowed. In addition, the variable density may not be able to withstand a legal challenge under the Housing Accountability Act if the City were to deny a project that was at permissible 24 du/ac and met all other objective criteria.

To receive credit for the RHNA and add clarity on what landowners can build on their site, the Housing Element included Program #10 to amend the Specific Plan to allow 24 du/ac as the base density in lieu of the variable range and DOR process, and to approve such projects through a by - right review process.

City of Yucaipa Housing Element Excerpt

10. Uptown Specific Plan
The Uptown Specific Plan (USP) encompasses 16 city blocks in the historic downtown. One of the key plan objectives is to encourage a mix of viable commercial and residential land uses. To promote a "downtown," mixed -use character, the plan strongly encourages mixed -use developments, and it offers by -right 100-percent density bonus as a means to facilitate revitalization. A discretionary DOR provision allows an increased density up to 24 du/ac and additional incentives. The City has successfully attracted senior housing, completed street improvements, and installed pedestrian amenities. To facilitate up to 150 additional units on smaller sites in the USP, support local business, and improve access to economic opportunity and jobs for residents, the City will amend the USP as prescribed below.

Objective:

Amend the USP to remove the DOR, permit housing at 16-24 du/ac, allow mixed use or standalone housing by right, and consider building standard variations, as needed, to allow projects to achieve maximum permitted density Relevant Policies: HN-2.3, HN-3.8
Fair Housing Issue: Displacement due to housing supply; program to improve housing choice and opportunity; affordable housing in high resource area Timeframe: Amend Specific Plan by the end of 2023
In addition to Program #10, the following Policies from the Housing Element also apply to the Uptown:

HN-2.3 Uptown Specific Plan. Allow for a flexible mix and building standards for higher - density residential and mixed uses, including senior housing, that increases the customer base and supports a vibrant and economically viable Uptown.

HN-3.2 Entitlement Process. Offer flexible and streamlined entitlement processes that facilitate innovative and imaginative housing solutions yet balance the developer's need for predictability in the approval process, governmental regulation, and oversight.

The proposed update to the Uptown Business District Specific Plan is intended to accomplish two (2) key objectives: provide a streamlined approach to mixed use/residential development consistent with the Housing Element, and to make any necessary updates to reflect the current conditions and layout of the plan area that have occurred since 2013. For the Council's reference, the attached Specific Plan is provided in both a "track change" and clean format to show all the changes that are proposed. It should be noted that the proposed revisions allow for the same types of uses and development that are already permissible but simplifies the process. As a result, the RM district is modified to reflect the 24 du/ac, rather than 16 with the "up to 24" provisions. "Table 2" for the plan was also developed to provide for a clearer and concise listing of the permitted uses within the Specific Plan. As a note, both residential and mixed -use development projects would follow a ministerial review process, which will encourage the development of additional commercial activities to ensure a healthy mix of development types and to maintain economic vitality in the Uptown.

A successful high density and affordable apartment project in Uptown As part of the Housing Element development, the City Council had considered an additional unit yield to further incentivize investment for the area. Under present conditions, the maximum building height in the City has been limited to three (3) stories due to the current Yucaipa Fire Department's resource limitations. However, based on the current population of the City and existing/planned projects, a ladder truck has been identified as equipment that will be necessary in the near future. With a ladder fire truck, the City's Fire Department will be able to provide life and safety protection to taller structures, removing the current building height limitation. As a result,

the updated Specific Plan includes the retention of the DOR to approve projects above 24 du/ac through a discretionary review process, but this yield is not counted as part of the allowed density.

Any such projects would also be subject to a fair share agreement for the purchase and continued operational costs of the ladder truck, which will offset the general fund costs towards public safety.

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Uptown's RM, MU, and LMU Boundaries remain.

Processing:

Notice of the Public Hearing was provided by mail to all properties within the Specific Plan boundary, all properties within 700 feet of the Specific Plan area, and published in the Yucaipa News Mirror. At the time of this report, two calls were received with general questions on the proposal. It is understood that additional comments have been made on social media regarding this Project— it should be noted that mixed use development of up to 24 du/ac is already permissible in the Uptown Specific Plan. The proposed changes are to ensure compliance with the City's General Plan and to serve as a tool that can encourage additional property owner investment in the area.

Planning Commission Review:

The proposed amendments to the Uptown Specific Plan were reviewed by the Planning Commission at their regular meeting of October 4, 2023. The Planning Commission recognized the growth that has occurred in the area, and that continued efforts to support the Uptown are a benefit to the community. The Planning Commission recommended the item 6-0-1-0 (Hicks absent). Following the Commission's review, an additional change was made to require a commercial component for residential uses proposed along Yucaipa Boulevard as to best ensure sales tax opportunities are maintained along the key corridor.

Environmental Review:

Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report was prepared for the previously adopted 6th Cycle Housing Element Update (2021-2029). This Addendum was prepared pursuant to Section 15164 of the CEQA Guidelines. The analysis contained in the addendum demonstrates that the conditions described in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR have not been met, and that the adoption of the Ordinance is consistent with Program #10 identified in the Housing Element and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR. In addition, the mitigated negative declaration prepared for the 2013 update to the Specific Plan assumed that all the mixed -use development would be at 24 du/ac.

FISCAL IMPACT:

There is no direct fiscal impact associated with the adoption of the Specific Plan Amendment.

Future development would be required to pay their "fair share" contribution consistent with the current Development Impact Fee Program in order to mitigate their impacts on traffic, drainage, parks, fire services, policies services, and public facilities. However, the proposed amendments to streamline the development review process, as well as encourage a greater mix of uses, would result in a higher net tax revenue per acre, than is currently permitted under the existing Specific Plan.

Attachments:

1. Specific Plan Amendment Findings

2. Draft Planning Commission Minutes from October 4, 2023

3. Resolution No. 2023-51

4. Updated Uptown Business District Specific Plan (clean and marked up) Approved by: '�

ATTACHMENT 1

Attachment 1:

FINDINGS: SPECIFIC PLAN AMENDMENT NO.22-164

1. The proposed Specific Plan Amendment will not have a significant impact on the environment since the Specific Plan concepts and development standards, architectural criteria, implementation programs, existing City policies and programs, and proposed mitigation measures will reduce the potential level of impact to less than significant.

2. The proposed Specific Plan is consistent with the General Plan, because it implements the City's adopted goals and policies regarding land use, urban design, housing, growth management, economic development, transportation, noise, infrastructure and public facilities, safety and hazardous wastes, and open space and conservation, for this area of the City. In particular, it is consistent with Goal CDL-6, which provides for the following:

GOAL CDL-6: UPTOWN
An attractive, pedestrian -friendly, mixed -use activity center with a mix of commercial, residential, mixed -use, historic, and recreational uses that draw people to work, live, shop, and recreate.

Policies
CDL-6.1 Land Use Mix. Allow a flexible mix of commercial uses, quasi- public/institutional uses, mixed use, and housing that provides high levels of pedestrian activity; offer density/intensity incentives to encourage development that supports the economic vitality of the downtown.

CDL-6.2 Economic Vitality. Promote the economic vitality of the Uptown through destination -type commercial uses, civic uses such as performing/cultural arts, dining, galleries, and other commercial uses.

CDL-6.3 Access and Circulation. Improve and manage vehicular and pedestrian circulation along Yucaipa Boulevard, adjoining streets, and alleys to allow for the safe movement of pedestrians and vehicles in Uptown.

CDL-6.4 Historical Character. Preserve the historical character of the Uptown district through architectural guidelines (e.g., materials, scale, and design) that are consistent with its identity as a historic Main Street.

CDL-6.5 Architecture. Adhere to architectural guidelines in the Uptown Specific Plan that foster quality building design, project -level design, district and historic identity, and pedestrian -level activity.

CDL-6.6 Streetscape. Create and maintain an integrated, pedestrian -friendly streetscape system with designated gateways, landscaping palette, pedestrian paving and amenities, and street lighting concepts.

CDL-6.7 Parking. Allow for creative parking arrangements, including diagonal parking, parking structures, and shared parking where needed to accommodate and manage vehicular circulation in and around Uptown.

CDL-6.8 Aesthetics. Enhance the aesthetic character of the Uptown district with landscape amenities (e.g., trees and landscaping), pedestrian amenities, lighting, quality architecture, and other features.

CDL-6.9 Programming. Hold festivals, arts and music venues, parades, and other special events in the Uptown district that define its character, draw business activity, and create a vibrant atmosphere.

The revisions for the Specific Plan continue the development of mutually supportive activities within the different land use categories, including mixed -use development. The revisions maintain the same approach and densities for development, but further streamline and simplify the development review process to give property owners greater certainty and clarity of the City's requirements that will enhance the attractiveness of the Uptown area to future developers and investors. The revisions also implement the City's Housing Element, including Program # 10 and the following policies:

The Housing Element leverages the General Plan goals for the areas, and further enforces a streamlined review process to meet the City's Regional Housing Needs Allocation (RHNA) from the state of California. Maintaining residential development opportunities in the area results in multiple family housing with direct public sidewalk access to employment and commercial centers, and places a greater number of residents within walking distance of businesses, including restaurants and entertainment. The Plan also maintains clear design requirements, and new development would use walk-up residential entries, stoops, and raised landings as part of the urban environment.

3. The proposed Specific Plan provides tailored development requirements through text and/or diagrams regarding the distribution, location, and extent of the uses of land within the area covered by the plan. The Specific Plan has, through the course of its initial adoption in 1995, resulted in new commercial and residential activities that have created a unique and cherished destination to the City, and the proposed amendments further this evolution.

4. The proposed Specific Plan specifies through text and/or diagrams the proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage,

water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

5. The proposed Specific Plan specifies through text and/or diagrams the standards and criteria by which development will proceed and the standards for the conservation, development, and utilization of natural resources, where applicable.

6. The proposed Specific Plan specifies a program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out Findings 3, 4 and 5.

7. The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan, Development Code, and any applicable plan.

8. The Specific Plan addresses any other subjects that are necessary for implementation of the General Plan.

ATTACHMENT 2

Agenda Item No.

City of Yucaipa

PLANNING COMMISSION MINUTES
Regular Meeting of October 4, 2023
A Regular meeting of the Planning Commission of the City of Yucaipa, California was called to order in the Council Chambers, 34272 Yucaipa Boulevard, Yucaipa, on October 4, 2023, at 6:30 PM.

PRESENT: J.R. Allgower, Chair
Richard Beck, Commissioner
Stacey Chester, Commissioner
David Higginson, Commissioner
Donna Snodgrass, Commissioner
Lyle Vick, Commissioner
ABSENT: Tony Hicks, Vice Chair
CITY STAFF: Benjamin Matlock, Deputy Director of Community Development/City Planner Czarmaine Majan, Deputy City Attorney
Madeline Jordan, Associate Planner
Christian Farmer, Assistant Planner
Maria Koolhoven, Planning Commission Assistant

CONVENE PLANNING COMMISSION
The meeting was called to order at 6:31 p.m., with the Pledge of Allegiance led by Commissioner Lyle Vick.

ROLL CALL
PUBLIC COMMENT: No public comments on items not on the agenda.

CONSENT AGENDA
The following Consent Agenda items are expected to be routine and non -controversial. The Planning Commission will act upon them, at one time, without discussion. Any Councilmember or staff member may request removal of an item from the Consent Agenda for discussion.

The title is deemed to be read, and further reading waived on any ordinance listed on the Consent Agenda for second reading and adoption.

Planning Commission Minutes Page 1
10-4-23

1. SUBJECT: Approve Item No. 1, Planning Commission Minutes of September 6, 2023.

ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Commissioner Chester, CARRIED, 6-0-1-0, TO APPROVE CONSENT AGENDA ITEM NO. 1.

PUBLIC HEARINGS:

The order of Business for the Public Hearing Shall Be:

A. Disclosure of Ex Parte Disclosure
B. Staff Presentation
C. Applicant/Representative Presentation
D. Public Comments
E. Applicant Rebuttal (if necessary)
F. Public Hearing Closed
G. Commission Discussion

2. SUBJECT: Uptown Business District Specific Plan (Case No. 22-164/SPA): A Specific Plan Amendment to the Uptown Business District Specific Plan to streamline the review procedures and make necessary updates to the plan based on the current conditions. The streamlined provisions would omit the Development Opportunity Reserve (DOR) process for achieving the permissible 24 du/ac density for residential and mixed -use projects and allow their project approvals through the City's Land Use Compliance Review procedures, consistent with the City's adopted Housing Element and General Plan policies.

RECOMMENDATION:

That the Planning Commission conduct a Public Hearing and recommend that the City Council:

1. Adopt Resolution 2023-51 approving the proposed Specific Plan Amendment for the Uptown Business District Specific Plan; and

2. Adopt the Findings as contained in the Agenda Report; and

3. Find that the Specific Plan Amendment exempt from additional Environmental Review as an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report that had been prepared for the 6th Cycle Housing Element Update (2021-2029) in accordance with Section 15164 of the CEQA Guidelines, and identified that the conditions outlined in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR were not met; further the adoption of the Ordinance is consistent with Program #10 identified in the Housing Element, and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR; and

4. Direct Staff to file a Notice of Determination.

DISCUSSION:

Deputy Director/City Planner Ben Matlock presented the Agenda Report.

Planning Commission Minutes Page 2
10-4-23

Commissioner Snodgrass asked for clarification on the maximum height front fagade and if this would allow for a four-story building. Deputy Director/City Planner stated that the existing height would allow for a four-story building to be constructed, and that the goal is intended to help add flexibility for architects.

Commissioner Chester asked if the plan would include a multi -story parking structure. Deputy Director/City Planner Ben Matlock stated that this would not modify anything regarding parking, and a structure has been discussed as a future option.

Commissioner Snodgrass expressed concerns regarding the recent fee schedule that was approved by City Council. Deputy Director/City Planner Ben Matlock noted that the development fees recently approved reflect the cost of living and CPI increases, and to make sure that developers pay for the full share rather than taxpayers. Deputy Director/City Planner Ben Matlock stated that one thing that did change was to minimize the applications that required a deposit and will now be a set fee. Ben also noted that the streamlined process would actually be more cost effective for all.

Public Comments: No comments received.

The Public Hearing was then closed.

Commissioner Higginson noted that likes the idea of streamlining the process.

Commissioner Chester noted that from an economic development standpoint, that this will benefit the city as it creates more jobs and housing, and make the process clearer for everyone.

ACTION: MOTION BY Commissioner Snodgrass, SECOND BY Commissioner Higginson, CARRIED, 6-0-1-0, TO APPROVE AGENDA ITEM NO.2.

3. SUBJECT: City of Yucaipa (Case No. 22-168/DCA): Consideration of Ordinance No. 435, amending Article 7 of Chapter 1 of Division 3 of the Yucaipa Development Code regards the City's Density Bonus Procedures to meet current state law.

RECOMMENDATION:

That the Planning Commission conduct a public hearing and recommend that the City Council:

A) Approve first reading, by title only, as read by staff, of Ordinance No. 435, which amends the City's Density Bonus Procedures to reflect current state law requirements.

B) Find that the Ordinance is exempt from Environmental Review pursuant to CEQA Guidelines Section 15061(b)(3).

DISCUSSION:

Deputy Director/City Planner Ben Matlock presented the Agenda Report.

Planning Commission Minutes Page 3
10-4-23

Commissioner Vick noted concerns that with all the recent ordinances in response to state law, he wonders what the erosion of representation in land decisions versus only objective standards that has no face of Yucaipa will be.

Public Comments: No comments received.

The Public Hearinlz was then closed.

Commissioner Snodgrass asked staff for clarification on the density bonus chart. Deputy Director/City Planner Ben Matlock explained how to use the chart.

ACTION: MOTION BY Commissioner Beck, SECOND BY Commissioner Snodgrass, CARRIED, 6-0-1-0, TO APPROVE AGENDA ITEM NO.3.

4. SUBJECT: City of Yucaipa (Case No. 23-119/DCA): Ordinance No. 431, amending Division 4, Division 7, and Division 8 of the Yucaipa Development Code to regulate Development of Two Unit Residential Development or Urban Lot Splits for Single Family -designated Lots in accordance with Senate Bill 9.

RECOMMENDATION:

That the Planning Commission conduct a public hearing and recommend that the City Council:

A) Approve first reading, by title only, as read by staff, of Ordinance No. 431 that will regulate the development of Two Unit Residential Development or Urban Lot Splits for Single Family -designated Lots in accordance with Senate Bill 9; and B) Find that the Ordinance is exempt from Environmental Review as state law includes a provision that explicitly states that an ordinance to implement Senate Bill 9 (California Government Code Section 65852.21) shall not be considered a project under the California Environmental Quality Act (CEQA) and, therefore, is not subject to environmental review. Further, future projects completed under SB9 would be a ministerial action and exempt from CEQA, and under the "General Rule" (Section 15061(b)(3)), SB9 preempts any City regulations that are not in place.

DISCUSSION:

Deputy Director/City Planner Ben Matlock presented the Agenda Report.

Public Comments: One public speaker slip was received.

1. Hansen Wang — Quartz Street — He stated that in the streamlining of codes, staff should continue to look ahead and as things change, revisions should be made to make sure we're developing in the way we want. He appreciated the clarification of the density bonus.

Planning Commission Minutes Page 4
10-4-23

Deputy Director/City Planner expressed appreciation for Mr. Wang's comment and agreed that an approach of "set it & forget it" will lead to unexpected outcomes; we should always check on if we are meeting our goals and needs.

The Public Hearing was then closed.

ACTION: MOTION BY Commissioner Higginson, SECOND BY Commissioner Vick, CARRIED, 6-0-1-0, TO APPROVE AGENDA ITEM NO. 4.

ANNOUNCEMENTS: Deputy Director /City Planner Benjamin Matlock announced that the Five Winds Festival is coming up. Mr. Matlock informed the Commissioners that there may be another meeting in October.

ADJOURNMENT:

The meeting adjourned at 7:42 PM.

Benjamin Matlock
Deputy Director/City Planner
JR Allgower
Chair of the Planning Commission
Planning Commission Minutes
10-4-23

Page 5 ends

ATTACHMENT 3

RESOLUTION NO.2023-51

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUCAIPA,

CALIFORNIA, APPROVING THE AMENDMENT TO THE UPTOWN
BUSINESS DISTRICT SPECIFIC PLAN (22-164)
WHEREAS, the City Council of the City of Yucaipa ("City Council") has before it a request for approval of the Uptown Business District Specific Plan Amendment 22-164 (the "Project"); and
WHEREAS, Pursuant to CEQA, and the City's local CEQA Guidelines, an Addendum to the 2016 Yucaipa General Plan Environmental Impact Report was prepared for the previously adopted 6th Cycle Housing Element Update (2021-2029). This Addendum was prepared pursuant to Section 15164 of the CEQA Guidelines. The analysis contained in the addendum demonstrates that the conditions described in Section 15162 of the Guidelines that call for preparation of a subsequent or supplemental EIR have not been met, and that the adoption of the Specific Plan Amendment is consistent with Program #10 identified in the Housing Element, and would not result in impacts not originally analyzed in the Addendum to the 2016 General Plan EIR; and WHEREAS, the Project is in the public interest because there will be a community benefit from the provision of infrastructure improvements, and there will be financial benefits to the City from the project; and
WHEREAS, the Project is consistent with the General Plan in the implementation of the City's goal CDL-6: UPTOWN, including policies CDL-6.1 through 6.9, as well as policies HN-

2.3, HN-3.2, ED-2.1 through 2.3, and ED-4.1, and provides for a logical extension of the existing and planned land use pattern in surrounding areas, and adequate public facilities are required by the development standards; and
WHEREAS, the Project is consistent with the City Development Code and Specific Plan Overlay District listed as part of the City's General Plan; and WHEREAS, the Project will not have a substantial adverse effect on surrounding properties in the vicinity as the development standards ensure compatibility with surrounding land uses, including a combination of objective design standards, form -based code requirements, and additional guidance through the City's Design Guidelines.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUCAIPA HEREBY FINDS, DETERMINES, ORDERS, AND RESOLVES AS FOLLOWS:

It has reviewed and considered the information contained in the Uptown Business District Specific Plan Amendment, and now approves this project.

BE IT FURTHER RESOLVED that this Resolution be noted in the Minutes of this City Council meeting and a "Notice of Determination" be filed within five (5) days of this action by the City Clerk.

PASSED, APPROVED and ADOPTED on this 13th day of November, 2023.

Justin Beaver, Mayor
ATTEST:

Ana V. Sauseda, CMC
Director of General Services/City Clerk

ATTACHMENT 4

Original Adoption: July 1995
Current Version: November 2023
City of Yucaipa
Uptown Business District
Amendment Prepared by:

CITY OF YUCAIPA

Current Edition: November 2023
Amendment No. 2

CITY OF YUCAIPA

SPECIFIC PLAN
Specific Plan Prepared and Amended by:

City of Yucaipa Planning Department
John McMains
Paul Toomey
Jim Morrissey of PZL, Inc.

Benjamin J. Matlock

CITY OF YUCAIPA

UPTOWN BUSINESS DISTRICT SPECIFIC PLAN

TABLE OF CONTENTS
EXECUTIVE SUMMARY...........................................................................................1 LandUse Components..............................................................................................1 Design Components .......................

Other Specific Plan Components...............................................................................2 PROJECTVISION.......................................................................................................4 Why Is An Uptown Specific Plan Necessary?............................................................4 What Do We Expect to Achieve?...............................................................................5 Specifying Mixed Use Development..........................................................................6

1.0 INTRODUCTION............................................................................................. 8

1.1 Purpose of the Specific Plan............................................................................8

1.2 Regulatory Framework....................................................................................8

1.3 Goals and Objectives.......................................................................................8

2.0 PLANNING CONTEXT..................................................................................10

2.1 Location.......................................................................................................10

2.1.1 Regional Location..................................................................................10

2.1.2 Planning Area Boundaries......................................................................10

2.2 Existing Setting.............................................................................................11

2.2.1 Land Use...............................................................................................11

2.3 How To Use This Document.........................................................................15

3.0 OVERALL SPECIFIC PLAN CONCEPT........................................................16

3.1 Overall Land Use Categories and Uses..........................................................16

3.1.1 Land Use Categories..............................................................................16

3.1.2 General Land Use Character...................................................................19

3.1.3 Residential Development Style...............................................................19

3.1.4 Development Regulations and Design Components.................................21

3.2 Circulation Plan............................................................................................21

3.2.1 Vehicular Circulation.............................................................................21

3.2.2 On -Street Parking..................................................................................22

3.2.3 Satellite Parking.....................................................................................22

Yucaipa Uptown Business District Specific Plan

3.2.4 Parking Districts....................................................................................23

3.2.5 Pedestrian Circulation............................................................................23

3.2.6 Bicycle Circulation................................................................................24

3.3 Utility
Plan...................................................................................................24

3.4 Design
Plan..................................................................................................24

3.4.1. Design Concept Organization.................................................................25

3.4.2 Design Character...................................................................................25

3.4.3 Alleys....................................................................................................29

3.4.4 Street Furnishings..................................................................................29

3.4.5 Lighting Concept...................................................................................30

3.4.6 Signage Character..................................................................................31

4.0 DEVELOPMENT REQUIREMENTS..............................................................32

4.1 Permitted and Conditionally Permitted Uses..................................................32

4.2 Setbacks and Building Height........................................................................34

4.3 Site Design Standards....................................................................................35

4.3.1 Parking and Vehicle Access...................................................................35

4.3.2 Screening Methods, Heights, and Materials.............................................37

4.3.3 Miscellaneous Design Features...............................................................38

5.0 ARCHITECTURAL DESIGN GUIDELINES..................................................40

5.1 General
Design Guidelines............................................................................40

5.1.1 Architecturally Significant Design Styles and Features ............................41

5.1.2 Building Design Principles....................................................

5.1.3 Site Planning Criteria.............................................................................42

5.1.4 Building Massing...................................................................................44

5.1.5 Architectural Detailing and Fenestration Criteria.....................................46

5.1.6 Plazas....................................................................................................47

5.1.7 Colors....................................................................................................48

5.1.8 Integrate Additions.................................................................................48

5.1.9 Signage..................................................................................................48

5.1.10 Outdoor Dining......................................................................................49

5.1.11 Complementary Lighting........................................................................51

5.1.12 Miscellaneous Design Features...............................................................52

5.2 Storefront
Design Guidelines.........................................................................52

5.2.1 Storefront Character...............................................................................52

Yucaipa Uptown Business District SpeciDc Plan

5.2.2 Building Components and Materials.......................................................53

5.2.3 Storefront Entries & Doors.....................................................................57

5.2.4 Awnings................................................................................................58

5.2.5 Clean Masonry .......................................................................................59

5.2.6 Side/Rear Fagade Design Guidelines.......................................................59

5.3 Conversion of Residences to Commercial Uses..............................................60

5.3.1 Residential Conversions.........................................................................60

5.3.2 Modified Development Standards...........................................................60

5.4 Multiple Family Guidelines...........................................................................61

5.4.1 Applicability of Development Requirements...........................................61

5.4.2 Dwelling Unit Size.................................................................................61

5.4.3 Pedestrian Entries..................................................................................62

5.4.4 Balconies...............................................................................................62

5.4.5 Picture Windows....................................................................................62

5.4.6 Private and Common Open Space Needs and In Lieu Fees ......................62

5.4.7 Project Amenities...................................................................................64

5.4.8 Building Separation................................................................................65

5.5 Historic Buildings Design Guidelines............................................................66

5.5.1 Conduct Research..................................................................................66

5.5.2 Accept Evolution...................................................................................66

5.5.3 Retain and Restore Significant Historic Features.....................................67

5.5.4 Limit the Disruption Caused by Additions..............................................67

5.5.5 Replace Lost Historical Architectural Features........................................67

5.5.6 Minimize Alterations.............................................................................67

5.5.7 Maintaining Historic Facades.................................................................68

5.5.8 Match Original Windows.......................................................................68

5.5.9 Maintain Storefront Features..................................................................68

5.5.10 Match Awning to Building Style............................................................69

5.5.11 Use Historical Colors.............................................................................69

6.0 IMPLEMENTATION
PLAN...........................................................................70

6.1 Design
Review Procedures............................................................................71

6.2 Financing Plan..............................................................................................71

6.3 Relationship
to Other City Documents...........................................................71

6.4 Plan Administration......................................................................................72

Yucaipa Uptown Business District Specific Plan

6.5 Property Owner and Business Improvement Districts.....................................72

6.6 Development Opportunity Reserve................................................................72

6.6.1 Procedures.............................................................................................73

6.6.2 Dwelling Unit Reserve...........................................................................73 Appendix A — Amendment List

EXECUTIVE SUMMARY
The original Uptown Business District Specific Plan was adopted in 1995 and provided a long-term design and development strategy to revitalize Yucaipa's Uptown. The Plan originally focused on design guidelines for streetscape, architecture, and development implementation programs to achieve the following goals for the Uptown:
• Promote economic vitality
• Preserve and enhance the historic character
• Enhance the aesthetic character
• Improve vehicular circulation
The subsequent amendment to the Specific Plan maintained these goals and attempted to enhance their beneficial effects through a variety of design and development regulations, some of which are described below. The Specific Plan has been further developed to help streamline the review process and make it easier for the intended Economic Development opportunities to materialize.

Land Use Components
Permitted land uses in the Uptown are generally reflective of those permitted by the City's General Commercial and Multiple Residential zoning districts. Certain types of commercial uses that promote a strong mixed -use pedestrian character are specified in the document and include:
• Entertainment, including movie theaters, nightclubs, bars. • Lodging, including bed & breakfast inns
• Restaurants and cafes
• Grocery stores and pharmacies
• Personal and business services
• Residential and/or commercial uses developed separately or integrated either vertically or horizontally
• Health and recreation, such as exercise establishments • Civic uses, such as community cultural center and/or Performing Arts Theater
• Special uses, including farmers' markets and festivals • Craft shops
• Satellite public parking
• Uptown Green
Residential uses in the Uptown are permitted to achieve a residential density of 24 dwelling units per acre. The design standards allow residential dwellings above or adjacent to commercial development to create a vibrant neighborhood typical of cherished historic business districts.

Yucaipa Uptown Business District Specific Plan
Design Components
Design components of the Specific Plan work in concert with the land use plan to re- establish Uptown as a place where people will come to live, shop, work and recreate. The Specific Plan includes the three (3) following Land Use Districts:

Limited Mixed Use (LMU)
Mixed Use (MU)
Multiple Residential (RM-24)
The intent of these categories is to place an emphasis on mixed use development and form - based building design. Each category is defined by a distinctive development character and land use emphasis. The Limited Mixed Use (LMU) category is located primarily along Yucaipa Boulevard and a portion of California Street and, as such, represents the most significant geographical location. This category limits commercial uses to those that generate the greatest level of pedestrian activity. Residential development up to 24 dwelling units per acre is permitted within this District, and may be vertically integrated into a commercial development project or developed as part of an adjacent standalone residential development. Standalone commercial development is also permitted. The Mixed Use (MU) provides a geographically supporting position adjacent to LMU and along the remaining portion of California Street and within the expanded portion of the project area at the southwest corner of California Street and Avenue D. The MU provides for a similar style of development as the LMU, but also includes an expanded number of commercial uses that can be permitted. The balance of the area is Multiple Residential-24 (RM-24). The RM-24 design criteria provide for pedestrian orientation toward the street with pedestrian walkup stairs and porches, in addition to direct access to the street.

Other Specific Plan Components
Other major components of the Specific Plan include:
• A focus upon form -based building design that attempts to create an attractive pedestrian environment through the appropriate placement of buildings close to the street with direct physical access from the street Minimum and maximum building heights are specified.
• Residential building criteria that create attractive street -oriented fagades and entries.
• Modified parking criteria, including those for conversions of residential to commercial uses.
• A Circulation Plan that describes vehicular, pedestrian and bicycle circulation.
• A Phasing Plan that estimates costs and prioritizes recommended streetscape improvements.
• An Implementation Plan that identifies different mechanisms, including financial strategies, that can assist in achieving project goals.

Yucaipa Uptown Business District Specific Plan
• Development Regulations intended to enhance the Uptown's visual character.
• Architectural Design Guidelines that foster good design, enhance the Uptown area's pedestrian orientation, and promote quality development. • Development Opportunity Reserve to provide incentives for enhanced architecture and project design in return for an permitted increase in dwelling unit density subject to City Council approval.

Yucaipa Uptown Business District Specific Plan

PROJECT VISION
The Historic Yucaipa Uptown area contains many of the essential facets of local urban life and how citizens see themselves and their City as a whole. While other cities develop in the typical suburban pattern with standard commercial and residential development that seem to be from the same mold as other cities, along with associated traffic congestion and a lack of identifiable character, the citizens of Yucaipa see their city as unique, set aside from what is now considered the normal Southern California pattern and style of development. Exiting Interstate 10 Freeway and heading into town brings residents back to a lifestyle that seems to be lost in other areas. Geographically, Yucaipa is situated near the edge of an urban region. It is best known for its quiet streets, close -nit neighborhoods, ease of local convenience, and a small town atmosphere that attracted many to make this citytheir home. While Yucaipa has grown over the years, this has not occurred to the point that it has lost its connection with the past or no longer reflects local history. The Uptown area contains many of these attributes, with small retail and service shops, independent automotive businesses, small home-grown eating establishments, churches and neighborhood centers, and quiet walkable streets. The City's Uptown is not an isolated feature located off the beaten path, but an integral part of the City's development pattern, with many viable businesses and neighborhood facilities.

The Uptown area is bordered and bisected by the City's major streets, but its character is not adversely affected by this condition. Just a short distance from major thoroughfares, such as Yucaipa Boulevard or Bryant Street, one finds a variety of small businesses, shorter block lengths that allow easy access throughout the area, and a notably slower pace. The City's vision for the area is to maintain and enhance this atmosphere by strengthening the economic viability of local businesses, create more housing near these businesses which would result in increased patrons, yet maintain a focus on providing activity levels associated with and for the pedestrian, rather than vehicle trips, noise, and congestion.

Why Is An Uptown Specific Plan Necessary?
As stated above, the overall purpose of this Specific Plan is to enhance the existingUptown area. However, an important first question to ask is why the City should undertake an amendment to the existing Specific Plan or even focus on enhancing the existing uptown area? In evaluating this question, one could start by citing existing facts. As noted above, the Uptown area is an integral part of the City. Many cities have moved their geographic focus beyond their downtown area into newly development portions of their cities. As such, some downtowns exist in name only and are no longer relevant as an active part of citylife. However, Yucaipa's downtown area is located along the City's primary business roadway and integrated within the roadway network. Most of the City's commercial centers and public institutions are located along Yucaipa Boulevard, with the Uptown area containing a number of these commercial establishments. Many of the Uptown uses are patronized by both the adjoining neighborhood and citizens at large for a variety of activities and pursuits, including retail and service uses, recreation, church and religious worship, senior activities, as well as civic functions where local organizations meetor have offices. The downtown is also in close proximity to other civic uses and business uses,

Yucaipa Uptown Business District Specific Plan
including the City offices, library, transit center, and several more typically designed shopping centers.

Second, the Uptown is a distinctly urban area. The design, placement, and character of commercial buildings within this area are representative of an older time and one that reflects a more intensive use of the land with minimal open space and setbacks. The age of Uptown buildings is also reflective of the area's longevity and an associated feeling of stability due to their design and continued active operation. The Uptown area is home to a wide variety of businesses that offer a number of products and services desired by City residents. The area is also served by public transit along Yucaipa Boulevard, Avenue B, and California Street.

Third, the Uptown area includes a mixture of commercial and residential uses. Residential areas are located adjacent to or across the street from established businesses. Both land uses are compatible with each other, due in part to the localized street pattern that reduces traffic movement and aids in the separation of land uses, along with the smaller size of the establishments that helps to reduce their scale and intensity.

Lastly, the Uptown represents an important geographic element in the City's design. Its location is somewhat reflective of a door hinge in which the Uptown Business District is at the easterly end of the Yucaipa Boulevard and approximately equal distance from the developed portions of the City lyingto the north and south. Bryant Street, which traverses the easterly project boundary, represents the most significant easterly roadway that provides major north/south access. While the existing City street design easily allows one to avoid the downtown area, it can also be easily accessed from a number of locations throughout the City.

As such, a strong argument can be made for having a vibrant and active Uptown due to its integral setting, land uses, and overall association with the needs and operation of daily activities.

What Do We Expect to Achieve?
The Uptown area has a rich history with the potential for future opportunities. However, the area cannot be frozen in time and expected to achieve improved benefits for both neighborhood businesses and residents or even the City as a whole. The Uptown area can continue to evolve as an urban core, yet it is important to maintain those features that best reflect its existing setting, namely that of a walkable area situated in close proximity to other businesses and residents. One of the changes envisioned is the addition of new businesses and residents to provide expanded business and housing opportunities while improving the area's visual attractiveness. One method of achieving this result is to allow development commensurate with the area's existing urban setting, such as two- and three- story buildings for apartments, mixed -use development, and stand-alone commercial development to create an adequate mix of uses that mutually enhance each another.

Yucaipa Uptown Business District Specific Plan
Since its initial adoption in 1995, as well as the amendments made since, tremendous progress has been made to increase the Uptown area's value to the community at large.

New restaurants, businesses, and entertainment options have significantly increased the activity and commerce of the area, and new housing opportunities have further supported the vibrant area intended by the Specific Plan. Continued efforts to implementthe Plan will further highlight this special place in Yucaipa.

Specifying Mixed Use Development
This amendment to the Uptown District Specific Plan reflects the continued desire to enhance and revitalize the City's historic uptown area, as was firstexpressed in the original Plan adoption in 1995 and enhanced by its first amendment in 2013. Amendments reflect the continuous planning process where updates are made to help better achieve the community's desires, with necessary adjustments that best reflect changing conditions and needs to further continue the growth and success of the area.

The Uptown area is one that is distinctly urban in character. This urban style is characterized by a number of factors, including the placement of buildings on or near property lines, the absence of setback landscaping typically found in suburban shopping centers, parking located adjacent to buildings, and residences in close proximity to commercial businesses and neighborhood -level services. One of the components of this Specific Plan amendment is to build upon and enhance this urban character through the specific incorporationof mixeduse development references and standards. The focus upon mixed use development is intended to increase the area's vitality through the maintenance of a walkable, pedestrian friendly environment, by providing a mixture of amenities near each other for both residential and business uses.

Mixed use development criteria are most appropriate in areas with a strong urban character and where space is at a premium. In the Uptown, commercial businesses are physically connected to each other by common walls and property lines rather than separated stand- alone structures or sites separated from other buildings by parking lots or driveways.

Streets in the Uptown area reflect a short block grid system where block lengths are reduced, allowing pedestrians ease of access into an out of the area.

The mixture of uses and associated design features promotes ease of pedestrian movement by negating the need for multiple vehicle trips to various locations. The reduction in vehicle trips improves air quality and reduces noise levels, thereby improving the pedestrian experience. As visitors walk in Uptown, they are able to pass through a variety of commercial businesses, encouraging the patronization of those establishments and improvingthe overall economic opportunity. The urban form of Uptown also allows public improvements to be directed toward the pedestrian rather than the vehicle — this area is meant for people to visit rather than cars to drive through. As a result, the area is able to maximize space for economic opportunities, including areas for businesses and residences, rather than devoting the limited acreage of the area for empty spaces used for parking lots or other types of lower -yield land uses.

Yucaipa Uptown Business District Specific Plan
Mixed use development can also provide for a variety of housing styles and opportunities.

The type of developmentand design criteria applied in mixed use developments also varies from typical development standards due to the close proximity of public and public spaces, whereby business or residential building entry points, for example, are either adjacent to or in close proximity to public sidewalks. Having residential areas in close proximity to businesses also provides a form of security for both residents and patrons because "eyes on the street" exist throughout the day and night, just not during business hours. This occurrence can also cause businesses to stay open longer and, as a result, increase the duration of pedestrian activity, thereby reducing the times of limited activity.

Yucaipa Uptown Business District Specific Plan

1.0 INTRODUCTION

1.1 Purpose of the Specific Plan
The Uptown Business District (Uptown) is Yucaipa's historic commercial center.

The focus of this Specific Plan is on design guidelines for streetscape and architecture, and development implementation programs to enhance business activity, working in concert with existing City policies and regulations including the 2016 General Plan update and the 61h Cycle Housing Element. Through its implementation, the Specific Plan is intended to spur economic activity and preserve the Uptown's unique historic resources.

1.2 Regulatory Framework
Contents of the Uptown Business District Specific Plan conform to California Government Code Sections 65450 through 65457 that regulate specific plan documents. This Specific Plan is an implementation document, consistent with the adopted goals and policies of the City of Yucaipa General Plan. Upon adoption by the City Council, this Specific Plan will supplement the City of Yucaipa Development Code. In instances where conflicts exist between this Specific Plan and existing conceptplans, masterplans or zoning standards relevantto the Uptown project area, this document will take precedence.

1.3 Goals and Objectives
Goals and objectives of the Uptown Business District Specific Plan were defined through a series of community meetings with Yucaipa residents and business owners. These goals and objectives, stated below, direct the intended focus of the Specific Plan document. Future amendments to this Specific Plan will be consistent with these goals and objectives:

Goal 1: Promote the economic vitality of the Uptown.

Objective 1.1: Encourage a mix of commercial and residential land uses.

Objective 1.2: Encourage destination -type commercial uses including guest lodging, farmers market, festivals, galleries, shops and stores relating to the history and culture of the region; as well as civic uses such as a Community Cultural Arts and Education Center and/or a Performing Arts Theater.

Yucaipa Uptown Business District Specific Plan
Objective 1.3: Encourage night-time activities including restaurant performing arts theater and/or cultural center.

Objective IA: Encourage neighborhood oriented businesses to serve adjacent residential areas.

Objective 1.5: Foster pedestrian orientation in the central area.

Objective 1.6: Increase desirability and density of adjacent residential neighborhoods to help fuel Uptown economic activity.

Goal2: Preserve and enhance the historic character of the Uptown.

Objective 2.1: Establish architectural guidelines that preserve the "downtown" or "Main Street" character of existing
structures.

Objective 2.2: Establish architectural guidelines that require new construction to be consistent with the historic character in terms of materials, scale, and design elements.

Goal 3: Enhance the aesthetic character of the Uptown.

Objective 3.1: Encourage installation of shade trees on private property and in certain streetscape areas.

Objective 3.2: Provide pedestrian amenities in certain Uptown areas, including benches, pedestrian lighting, and theme paving.

Goal 4: Improve the vehicular circulation of the Uptown.

Objective 4.1: Provide adequate roadway capacity to reduce vehicular congestion.

Objective 4.2: Increase on -street parking.

Objective 4.4: Improve circulation within alleys.

Yucaipa Uptown Business District Specific Plan

2.0 PLANNING CONTEXT

2.1 Location

2.1.1 Regional Location
Uptown is located in the heart of the City of Yucaipa. The City is situated in the eastern portion of the San Bernardino Valley area, between the Cities of Redlands and Calimesa. Regionally, the area encompassing the City is in transition from a generally rural or undeveloped state to a generally urban area.

Yucaipa Uptown Business District Specific Plan

2.2 Existing Setting
This section briefly describes the existing character of the Uptown in terms of land use, circulation and utilities.

2.2.1 Land Use
General Plan and Zoning
Yucaipa's General Plan, adopted initially in September 1992 and updated in 2016, designates most of the Uptown as General Commercial (CG). Under the General Commercial designation stores, offices, service establishments and amusements, offering a wide range of commodities and services to meet neighborhood and community needs, are permitted. The remaining portions of the Uptown are designated Multiple Residential (RM), as shown on Figure 2.

Yucaipa Blvd ,u Bl.d Y...upe Blvd
v"
i.T
F 11,
D
Figure 2 - Official Land Use District Map
i-- 1he Specific Plan boundary is depicted in light blue.

Yucaipa Uptown Business District Specific Plan
array of uses subject to obtaining a Conditional Use Permit (CUP). These uses include office, service, retail, lodging, recreation/entertainment, wholesale/warehouse and limited manufacturing uses. The CG Development Code standards also permit dwelling units in conjunction with a commercial use, subject to a Planned Development Review. This provision does not identify the number or density permitted within the General Commercial District. The Multiple Residential (RM) zone permits a maximum base density of 8.7 dwelling units per acre, subject to a CUP.
0' Cycle Housing Element
The City of Yucaipa adopted its 6th Cycle Housing Element on September 12, 2022. Among its goals and objectives for Housing Development throughout the community, the Housing Element also included programs to streamline development within Uptown, adding more consistent and objective requirements so property owners and developers can better invest in the area. A key program for the Housing Element is the modification of the residential development requirements of the area, which originally had a base density of 16 units per acre as a "by right" density that could be modified to 24 units per acre with approval of a Development Opportunity Reserve. Instead, the HousingElement identifies that the permitted density shall be 24 dwelling units per acre, approved as a by -right land use, to create a consistent, and predictable outcome.

Land Use Characteristics
Small, neighborhood retail and service establishments are the dominant land use in the Uptown. A few industrial uses and a number of undeveloped parcels also are present. Most of the existing structures were built prior to 1955, and generally are in fair condition. A number of these buildings currently are vacant.

Residential uses in the Uptown are predominantly single family dwelling units. A few small multi -family dwelling units also are present. Most of the residential structures were built prior to 1960, and are in fair to good condition. However, a high -density senior housingproject was developed in the early 2010s, and has been a successful addition to the area.

2.2.2 Visual Character
The Uptown is generally characterized by one story commercial buildings located at the street right-of-way. Parking is generally provided in the rear of the buildings.

Landscaping is minimal and business signage is inconsistent. The buildings generally are wood -framed construction. A few of the older buildings are masonry.

Architectural style of the Uptown can best be defined as classic California "Main Street" — simple rectangular shaped buildings, generally categorized as "Commercial Vernacular." Most of the buildings have been remodeled over the years and few retain elements of their original style. Buildings retaining elements of their original design include:

Yucaipa Uptown Business District Specific Plan
Historic Name Address
Odd Fellows Hall (Little Theater) 12135 California Street Gazzo's Country Store 12113 California Street
The Uptown area also features several Mid-century commercial buildings that have been preserved following the adoption of the Specific Plan, including those at 35018 Yucaipa Boulevard, 35034 Yucaipa Boulevard, and 35120 Yucaipa Boulevard. The City of Yucaipa also completed the Performing Arts Center and Uptown Park facility at the corner of Yucaipa Boulevard and California Street, which features a craftsman design influence similar to other municipal structures in the City.

Overall, the study area is generally clean and free from graffiti. Chain link fencing remains in both the commercial and residential areas and detracts from the Uptown's general appearance but has been reduced over time with new development.

2.2.3 Circulation
Vehicular Circulation
Major roadways serving the Uptown are Yucaipa Boulevard, running east -west, and California Street, running north -south. Yucaipa Boulevard provides primary freeway access from Interstate 10 Freeway (I-10). The General Plan designates Yucaipa Boulevard as a scenic highway and a major highway up to where itreaches the Uptown, at which point it is designated a secondary highway. Between Second Street and Bryant Street, Yucaipa Boulevard currently is developed with an 80-foot right-of-way, containing: one travel lane in each direction; on -street parallel and angled parking; and 6-foot minimum sidewalks on both sides of the roadway.

California Street, between Yucaipa Boulevard and Avenue B, is developed with an 80-foot right-of-way, containing one travel lane in each direction. Diagonal parking is provided on the west side of the street. South of Yucaipa Boulevard, California Street is designated by the General Plan as a secondary highway. South of Avenue D, the street widens to two travel lanes in each direction.

Bryant Street is another designated secondary highway in the Uptown. Widening of Bryant Street from Yucaipa Boulevard to Avenue D is planned, but not yet scheduled by the City. Avenue D and Second Streetare designated collector streets.

All other streets in the study area are local streets.

Public alleys are located parallel to Yucaipa Boulevard and California Street. The alleys, approximately 16 feet in width, provide vehicular access to rear parking lots and for service vehicles. Pavement on the alleys varies from recently paved with concrete to poor condition.

Yucaipa Uptown Business District Specific Plan
Public Transit
OmniTrans provides bus service to the Uptown, with stops located along Yucaipa Boulevard and California Street.

Bicycle Access
Yucaipa Boulevard is designated by the General Plan as a Class III bike path. It currently extends from the I-10 through the study area and to Flag Hill Park. The path connects to regional trails and major facilities, including: Sand Canyon Road, Oak Glen Road, Crafton Hills Park, Yucaipa High School and Yucaipa Regional Park. California Street also is planned to be a Class III bike path.

2.2.4 Utilities and Services
Utility service to and within the study area is provided by the following entities:

Cable
Frontier
Electric
Southern California Edison
Gas
Southern California Gas Company
Telephone
Verizon
Water
Yucaipa Valley Water District
Sewer
Yucaipa Valley Water District
Solid Waste
Yucaipa Disposal Company
Water and Sewer
Water and sewer facilities exist within the Uptown Business District and are adequate to meet existing and projected development needs. Yucaipa Valley Water District, in coordination with the City, monitors future growth to ensure existing standards are met. Future development will be required to install and/or relocate fire hydrants and water/sewer lines, if necessary, to serve the north side of Yucaipa Boulevard. No other waterline improvements in the Uptown are currently planned.

Telephone and Electric
A number of the east -west streets receive telephone and electric service from overhead lines located along intersecting alleys. These streets include Yucaipa Boulevard, Avenue A, Avenue B, Avenue C and Avenue D. On other streets in the study area, telephone and electric utilities are located overhead, detracting from the area's appearance.

As part of the widening of California Street between Yucaipa Boulevard and Avenue D, telephone and electric lines along this street were undergrounded.

Undergrounding utilities is consistent with the Specific Plan goal to enhance the Uptown's visual appearance.

Yucaipa Uptown Business District SpeciDc Plan

2.2.5 Public Facilities
Drainage facilities exist within the project area that adequately convey stormwater flows through the Uptown area. No new facilities are required. Many streets within the project area do not have curb, gutters or sidewalks. Future development would be required to install these improvements. Aside from improvements undertaken by new development, various mechanisms exist to fund these improvements and are utilized by the City, including Community Development Block Grants (CDBG) and Property Owner and Business Improvement Districts (PBID).

2.3 How To Use This Document
This document is organized to provide the reader with an initial overview of the plan concept in Section 3.0 OVERALL SPECIFIC PLAN CONCEPT, which discusses both private property use and public right of way improvements, including land use categories; general land use character, including generally allowed uses; residential development styles; pedestrian and vehicle circulation design and parking; public improvements required within each land use category, such as street trees, pedestrian paving, and street paving materials; public signage; alleys, and; street lighting concepts. Subsequent Sections 4.0 DEVELOPMENT REQUIREMENTS and 5.0 ARCHITECTURAL DESIGN GUILDELINES
provide greater design detail and focus principally on private property use and new development requirements.

The users of this document, particularly those interested in developing within the boundaries of this Specific Plan, are best served by understanding the overall project intent and philosophy, rather than simply skipping to a particular section of the document. The criteria contained in each section represent one of multiple design layers intended to provide the reader with information directed toward particular issues. Other issues or layers contain further details, that when taken as a whole provide a complete picture of the requirements desired within this planning area. For example, Section 5.5 Historic Building Design Guidelines, contains requirements that may affect development within Mixed Use and Multiple Family Categories. Therefore, this section would also be applicable when undertaking proposed improvements, whether involving new development or rehabilitation.

Yucaipa Uptown Business District Specific Plan

3.0 OVERALL SPECIFIC PLAN CONCEPT
The Specific Plan concept articulates a vision for the Uptown as an attractive, pedestrian friendly, mixed -use activity center with a combination of commercial and residential uses where people will come to live, shop, work and recreate.

Allowable commercial land uses within portions of the Specific Plan area would be limited to provide a greater emphasis on those that generate higher levels of pedestrian activity, such as retail, entertainment/eating, lodging, and professional services.

3.1 Overall Land Use Categories and Uses

3.1.1 Land Use Categories
Permitted land uses for the study area are generally articulated in the City of Yucaipa General Plan and Development Code documents. The existing General Plan Land Use designations are General Commercial (CG) and Multiple Residential (RM). The Uptown Business District Specific Plan provides standards specific for the study area to achieve the community's vision and establishes the following three (3) land use categories as displayed in Figure 3 and discussed below:

Limited Mixed Use (LMU): This category applies to areas generally located along Yucaipa Boulevard, within the CG General Plan Land Use District. This category also permits a base residential density up to 24 dwelling units per acre.

Residential or commercial development need not be constructed as part of a single development project, but must be integrated with adjoining commercial and/or residential uses. The maximum building height varies depending upon the type of use. Mixed use development that are vertically integrated with the first story devoted to commercial use and the balance for residential uses is allowed, and first floor commercial development may extend up to 25 feet in height, depending upon interior design needs. Additional residential development capacity may be provided through the Development Opportunity Reserve listed under Section 6.6 of this Specific Plan. This land use category also limits the types of permitted commercial uses to those that generate higher levels of pedestrian activity, as well as those that represent suitable compatible uses.

Mixed Use (MU): This category applies to the balance of CG General Plan Land Use District area not covered by the LMU category and also allows a base residential density up to 24 dwelling units per acre. Similar to the LMU category, residential or commercial development need not be constructed as part of a single development project, but must be integrated with adjoining commercial and/or residential uses.

Multiple Residential (RM-24): This category applies to areas within the RM General Plan Land Use District, at a density of 24 dwellings per acre, like the

Yucaipa Uptown Business District Specific Plan
LMU and MU districts. However, this district serves as a transition to the surrounding residential areas, and commercial uses are prohibited. In addition, greater emphasis on building mass is required to effectively "step down" to the heights of the surrounding development.

Figure 3

LAND USE MAP
Land Use Designations
Limited Mixed Use (LMU)
Mixed Use (MU)
Multiple Residential (RM-24) — 24 d.u./ac.

Yucaipa Uptown Business District Specific Plan
The purpose of the three (3) categories is as follows:
• Both Mixed Use categories reflect the desire to combine commercial and residential uses in close proximity to each other, suchthatthey mutually support the development of each type of land use. Any project developed within either Mixed Use category permits a variety of development options, as delineated below:

A mixture of commercial and
residential uses that are vertically
integrated, in which residential
dwellings are located above
commercial uses.

A mixture of commercial and
residential uses that are
horizontally integrated, in which
commercial and residential uses are
sited adjacent to each other.

Only commercial or residential
development is permitted as a
separate land use within the Mixed
Use category. Development
projects need not combine both
land uses.
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Yucaipa Uptown Business District Specific Piaa
The Limited Mixed Use category provides all the same features as the Mixed Use category, except a limited or reduced number of commercial uses are allowed. This limitation is intended to focus business develop upon those uses with higher pedestrian activity levels that are generally associated with retail and restaurant establishments.
• The RM category permits a maximum of 24 dwelling per acre.

3.1.2 General Land Use Character
Permitted and conditionally permitted land uses within the LMU, MU, and RM-24 land use categories are noted in Section 4.1. The types of land uses allowed within the Uptown Specific Plan generally provide high levels of pedestrian activity or support such uses. The general types of uses permitted or conditionally permitted within these land use categories are listed below:
• Entertainment, including movie theaters, night clubs, bars • Anchor Retail and General Retail
• Restaurants and cafes
• Breweries, Wineries and Wine tasting, and Distilleries • Personal and business services, such as barber shops, hair and nail salons, print shops, office supplies, and shoe repairs
• Offices, such as banks and financial institutions, real estate offices, medical clinics
• Residential and/or commercial uses developed separately or integrated either vertically or horizontally
• Civic uses, such as performing arts theater and community and cultural center • Special uses, including farmers' markets and festivals • Public parking
• Uptown Green (See section 3.4.2)

3.1.3 Residential Development Style
The style of residential development envisioned within the Uptown Specific Plan is focused toward creating increased pedestrian activity along adjoining public streets by orienting building frontage and obtaining pedestrian access directly from the street. Examples of these design styles include the following:

California Single family Bungalow:

This type of single family
development provides a unique and
historic style associated with
development in the 1920's. A
detached or attached garage is
setback further from the street than
the dwelling.

Row Housing: This design is
generally typified by raised entries
with walk-up stairs that extend from
the adjoining sidewalk for
single/common entry points and
have either open or
enclosed/recessed porch design. In
the case of raised entries the purpose
of this design is to better define the
separation between the public and
private space, provide residents with
greater visibility around the entry
area, and enhance personal security.

Balconies are also allowed to
encroach within the street side
setback areas to provide enhanced
street visibility and security.

Big House Design: This type of
design reflects the look of a large
stand-alone single family house with
a central patio design feature and a
single walkway extending from the
sidewalk. However, this building
design can provide up to four (4)
attached residences with direct
outside access to each unit occurring
from the primary walkway that
branches out along the front of the
building.

Yucaipa Uptown Business District Specific Plan
M' •111 �J11� _' ' ._'
I■ _
:w.

Yucaipa Uptown Business District Specific Plan
Bed and Breakfast Inn: This design also reflects the design style of a very large single family building. However, it varies from the Big House Design through the use of an enclosed porch that represents the primary building entry area.

This type of design can provide up to 12 separate dwellings.

3.1.4 Development Regulations and Design Components
The development regulations within the Uptown District Specific Plan will be regulated by the City of Yucaipa Development Code. Exceptions to these regulations are noted in Sections 4.0 Development Requirements and 5.0 Architectural Design Guidelines, of this Specific Plan. In general, the Specific Plan Development Requirements contain the following topical headings:
• Setbacks
• Building Height
• Site Access
• Pedestrian Circulation
• Parking
• Loading and Storage
• Refuse Collection and Storage
• Environmental Controls
• Utilities and Mechanical Devices
• Grading and Drainage
• Alley Lighting
• Architectural Guidelines for each of the Downtown Districts

3.2 Circulation Plan
The Circulation Plan describes the three primary modes of travel that will serve the Uptown:
• Vehicular Circulation
• Pedestrian Circulation
• Bicycle Circulation

3.2.1 Vehicular Circulation
Vehicular access to the Uptown will be primarily from Yucaipa Boulevard and California Street. Improvements to these roadways will be accomplished within their existing or master planned rights -of -way. Figure 4 illustrates the Motor Vehicle Circulation Plan forthe study area. Roadways, alleyways, OmniTrans, and Omni -Go bus routes and stops exist through the project area. Designated satellite parking areas also are indicated.

Although designated as a secondary highway which typically consists of two travel lanes in each direction, California Street will not be required to carry the higher volumes of traffic that through -streets such as Bryant or even Second Street can

Yucaipa Uptown Business District Specific Plan
carry. Therefore, it is anticipated that Level of Service "C", which is the City's target level, will still be achieved even as California Street remains at one travel lane in each direction as proposed within the Uptown Specific Plan area.

In general, it is anticipated that the improvements described in the Specific Plan will not result in traffic conditions less than Level of Service "C". Improvements have been recently completed along Yucaipa Boulevard and have been listed for reference purposes. Improvements recommended for California Street involve changes to lane width and other street elements. These actions are summarized in Table 1.

Table 1
Summary of Street Elements
ITEM

CALIFORNIA STREET

YUCAIPA BOULEVARD

PROPOSED

EXISTING
No. Lanes
2 2
Parking
Diagonal and Parallel
Diagonal and Parallel
Travel Lane
Width
14 feet
12 feet
Left Turn
Lane
No
Roundabout
Right Turn
Land
No
Roundabout

3.2.2 On -Street Parking
While the overall parkingsupply in the Uptown is generally greater than the overall demand, which is typical for the initial stages of a revitalization effort, the demand for public parking in the center of the Uptown District exceeds the supply of on - street parking. Diagonal parking is proposed for both sides of California Street between Acacia Avenue and Yucaipa Boulevard, and on the south side of Acacia Avenue between California and 15t Street. Parallel parking will remain on other streets within the study area. As the revitalization efforts continue to increase parking demand, consideration should be given to implementing a 2-hour restriction for on -street parking.

At intersection corners, pedestrian walkways will extend or "pop out" towards the street as illustrated and described in Park 3.4, Design Plan. Similarly, within the Uptown Promenade District occasional planting areas will occur between on -street parking spaces to accommodate shade trees and other plantings.

3.2.3 Satellite Parking
In addition to available on -street parking, satellite parking is strongly encouraged in the Uptown. Benefits of satellite parking include the following:

Yucaipa Uptown Business District Specific Plan
Promotes pedestrian activity; pedestrian activity promotes shopping.

Enables private developments to share parking costs.

Offers private developments opportunity to provide parking off -site and increase development potential of their parcel.

Satellite parkingcan be established through a numberof mechanisms, includingthe use of an in -lieu parking fee, as referenced in the Parking Districts section below.

The in -lieu parking fee would, for example, apply to a newly constructed commercial building and/or commercial business or a change in use of an existing commercial buildingthatwould require additional parking beyond thatwhich could be reasonably achieved on -site. Smaller lot sizes within the Uptown District minimize available land for on -site parking spaces. In addition, the intent of this Specific Plan is to enhance development opportunities and encourage access to multiple businesses at one time, similar to the concept of a typical shopping center and combined area parking. The development of satellite parking lots for use by the public would assist in providing necessary public use parking areas for District patrons. The fee program would not specify the use or allocation of certain spaces for particular business enterprises.

Existing alleys and vacant lots provide an abundant opportunity for satellite parking areas. Preferred sites will be located along Yucaipa Boulevard and California Street and access directly onto Yucaipa Boulevard or California Street.

3.2.4 Parking Districts
Creation of satellite parking facilities will require a cooperative effort between the City and property owners. Typically, a satellite parking area will benefit business owners on either side of a single block. A block -specific parking district can be established through which the City and business owners work together to locate, purchase, improve and maintain a public parking facility. The parking district may employ a combination of funding mechanisms including property assessments, business taxes, parking user fee revenues (from parking meters or parking lot fees), including in -lieu parking fees. (Reference Section 6.2, Financing Plan.)

3.2.5 Pedestrian Circulation
Increasing pedestrian activity within the Uptown is a key objective of the Specific Plan. Pedestrian activity encourages browsing and shopping, and prompts retail expenditures.

Primary pedestrian circulation within the existing right of way consists of a minimum six-foot sidewalk on either side of Yucaipa Boulevard and a ten -foot sidewalk on California Street. Each street area will have a sidewalk facility.

Pedestrian access along alleys connecting to satellite parking areas also is encouraged.

Yucaipa Uptown Business District Specific Plan
Amenities to enhance pedestrian travel, including shade trees, planters, awnings, benches and light are encouraged. Pedestrian travel and/or accessibility throughout the Uptown District should be designed to coexist with the temporary use of the public right of way for such activities as outdoor dining or drinking establishments, the placement of temporary freestanding advertising signs, sometimes referred to as sandwich boards, or the placement of merchandise for sale. Clear pedestrian travel areas, a minimum of three (3) feet in width, shall be provided and maintained around these features throughout the Uptown District. Please refer to Sections 5.1.7 Signage and 5.1.8 Outdoor Dining for additional information.

3.2.6 Bicycle Circulation
Enhancing bicycle travel along Yucaipa Boulevard will benefit the Uptown.

Linkages to regional trails, parks, and school facilities will attract cyclists to the area. Proposed bike routes are located along Yucaipa Boulevard and Califomia Street. Bike racks and/or lockers will be incorporated into all new development and public parking areas as determined by the City Community Development Director.

3.3 Utility Plan
Future development will be responsible for any utility upgrades.

3.4 Design Plan
Urban design components of the Specific Plan create an environment that will enhance the unique "downtown" or "Main Street" qualities of the study area, and benefit the Uptown in a number of important ways:
• Improve the overall visual character.
• Encourage pedestrian activity.
• Recall Yucaipa's agrarian past through the use of shade trees and artistic elements.
• Preserve the historic character.
• Create a cohesive visual identity.
• Create an environment conducive to the type of land use and business activity this Specific Plan seeks to attract.

The Design Plan is comprised of two components: 1) Design concepts that depict specific streetscape elements within the public rights -of -way; and 2) Design guidelines that describe general site development requirements for parcels within the Specific Plan area. Streetscape elements employ various streettree and lighting schemes to create special environments along the Uptown. Site development

Yucaipa Uptown Business District Specific Plan
guidelines describe minimum standards for such components as on -site parking lighting, signage, architectural character and landscaping.

This section describes the streetscape design concept. Site development guidelines are presented in Sections 3.0, 4.0, and 5.0 of this Specific Plan.

3.4.1. Design Concept Organization
The streetscape concept, illustrated in Figure 6, is comprised of gateways to the Uptown and specific streetscape elements. Gateways will be located at intersections at Second Street and Bryant Street on Yucaipa Boulevard, and at Avenue "D" on California Street. Gateways will note the unique identity of the Uptown District. Major gateway features include special paving, lighting, landscape, and signage treatments. (See Figure 7)
Specific design elements are defined in terms of the three (3) land use categories identified in Section 3.1.1. (Refer to Figure 3):

3.4.2 Design Character
Major design and development elements that establish the character for each land use area are described below.

A. Limited Mixed Use (LMU) Land Use Category
The central corridor through the Uptown District is the area along both sides of Yucaipa Boulevard. Some of the desired features within this area are illustrated in Figures 8 and 9. Pedestrian uses and orientation is to be maximized, with -shade elements, landscape, themepaving, streetfurniture andpedestrian lights ateach key intersection. The design treatment is intended to slow traffic and encourage motorists to park their cars and shop. Other defining elements include:
• Specialty uses, including: bookstores, galleries, restaurants, cafes, craft shops, antiques, etc.
• Lighted off-street parking areas, with well -lit pass-throughs or greenways connecting parking to street fronts.
• Street trees in public rights -of -way.
• Intersections receive enhanced paving at corners and crosswalks. • A fagade improvement program to encourage renovation of older commercial buildings.
• Contains the Uptown Green and other specialty areas described below. • Diagonal parking on California Street to increase on -street parking. • Pedestrian lighting on California Street, increased lighting on Yucaipa Boulevard.

Yucaipa Uptown Business District Specific Plan

1. Uptown Anchor
At the northwest corner of Yucaipa Boulevard and California Street, there is opportunity to revitalize the entire block to create an Uptown Anchor. The Anchor is envisioned as a major mixed -use development project, comprised of any combination of the following uses: Theater/movie house; restaurant; public parking; office; retail; Uptown Green; residential; or other destination -type use.

Buildings in the Uptown Anchor should front on Yucaipa Boulevard and California Street to maximize exposure to the street.

To create the Uptown Anchor, the City of Yucaipa developed the Yucaipa Performing Arts Center (YPAC), which opened in Spring of 2019. The YPAC is a 16,200 sq. ft. facility with a 10,500 sq. ft. multi -purpose theater providing retractable seating for up to 291 or a capacity of 500 people standing and includes an indoor/outdoor stage with an adjoining 14,000 sq. ft. open air plaza for audiences. The YPAC includes programming for Yucaipa -sponsored festivals, as well as provides concerts, theatrical shows, and private rentals for parties, weddings, and other related events.

2. Uptown Green
As part of the YPAC facility, the Uptown Park was developed to implement the Uptown Green that was initially envisioned as a civic open space for community gatherings, such as elements of a farmer's market, festival activities, and other entertainment activities within the Uptown area. Consistent with the initial specific plan, this park includes the following:
• Water feature
• Shade trees and arbor elements
• Benches, pedestrian lighting, theme paving
• Flexible stage or presentation area

3. Streetscape Concept
Special streetscape treatments are established to enhance the pedestrian character of each of the three (3) land use categories. The treatments describe a recommended palette of street trees and pedestrian paving materials. Minimum recommended installation size for street trees is 15-gallon.

Streetscape design treatments for the LMU category create an intensely pedestrian area. Proposed streetscape improvements to California Street are depicted in Figure 15, including Acacia Street.

Special design treatments are recommended at alleys to create pedestrian pass- throughs, linking proposed satellite parking areas to businesses. (See Figures 16 and 17)

Yucaipa Uptown Business District Specific Plan
Proposed streetscape treatment for California Street between Avenue B and Avenue D is depicted in Figure 18.

4. Street Trees
Along Yucaipa Boulevard, a vertical mixed deciduous and evergreen trees, such as Podocarpus Gracilior (Fern Pine) is the recommended street tree. This selection is consistent with existing City General Plan policy that recommends formal street trees.

Along California Street, a canopy tree, such as one of the following, is recommended:
• Podocarpus Gracilior (Fern Pine)
• Sapium Sebiferum (Chinese Tallotree)
• Chioanthus Regins (Chinese Fringe Tree)
• Cercis Canadensis "Forest Pansy" (Forest Pansy Red Bud) • Pyrus C. "Badford" (Bradford Pear)
• Koelrueteria Bipinata (Golden Rain Tree)

5. Pedestrian Paving Materials
At corners and crosswalks, durable unit pavers are recommended, such as brown or tan in color in mixed sizes and random patterns. Concrete bands will be provided at field edges. Sidewalks will be colored concrete with light washed or acid wash finish and score lines at 2' on center (O.C.). Concrete bands at field edges will be provided perpendicular to walkways.

B. Mixed Use (MU) Land Use Category
Development character within this land use category provides the gateways to the Uptown. Major elements of this area are intended to complement the LMU land use area. These elements include:
• Retail, commercial, office and mixed -use developments are emphasized. • Pedestrian orientation, especially atplazas, courtyards, and building entries. • Intersections receive enhanced paving at corners and crosswalks similar to LMU.
• Accommodates the use of single family homes for business uses.

1. Streetscape Concept
On California Street, street trees will occur as part of setback landscaping, except at intersection pop -outs. See Figure 16 for general streetscape concept.

Yucaipa Uptown Business District Specific Plan

2. Street Trees
The following lists of trees are recommended for these districts. Street trees in these districts are to be installed within the setback area of private property.

Development project applicants will be responsible for installation and maintenance of these trees.

On First Street and Adams Street, a deciduous canopy tree will be used, such as one of the following:
• Pistache chinensis (Pistache)
• Sophora japonica (Chinese Scholar Tree)
• Ulmus parvifolia "Brea" (Chinese Elm)
• Cercis Canadensis (Red Bud)
• Chioanthus Retusus (Chinese Fringe Tree)
Part of the Uptown heritage is the presence of mature cedars and other conifers. To recall this heritage, a specific conifer or cedar is identified for each of the lettered "Avenue" streets:
• Avenue "A" — Cedrus deodora (Deodar Cedar)
• Avenue "B" — Pinus canariensis (Canary Island Pine)
• Avenue "C" — Calocedrus decurrens (Incense Cedar)
• Avenue "D" — Pinus pinea (Italian Stone Pine)

3. Pedestrian Paving Materials
Sidewalk materials and finish will be as identified above for the LMU Category.

C. Multiple Residential (RM-24) Land Use Category
Development character of the Multiple Residential portion of the Uptown Specific Plan is intended to enhance the neighborhood quality of existing residential areas.

Major elements include:
• Streets to be pedestrian friendly, encouraging residents to walk to the LMU and MU land use areas.
• Garden courtyard development style recommended for multi -family development.
• A residential improvement program to encourage the upgrade of the existing housing stock.

1. Streetscape Concept

Yucaipa Uptown Business District Specific Plan
On local streets, street trees will occur as part of setback landscaping, except at intersection pop -outs.

2. Street Trees
The following lists of trees are recommended for this category. Street trees in these areas are to be installed within the setback area of private property. Development project applicants will be responsible for installation and maintenance of these trees.

3. Pedestrian Paving Materials
Sidewalk materials and finish will be as identified above for the LMU Category.

3.4.3 Alleys
In all districts, improvements to the alleys will include undergrounding of utilities.

In addition, to reduce clutter business owners will be encouraged to share dumpsters.

Benches will be constructed predominantly of metal and placed along streets throughout the Uptown, and in plaza and courtyard areas of other districts. Design

Yucaipa Uptown Business District Specific Plan
of the benches may vary by location for added interest. The City currently allows for the donation of benches.

Trash receptacles and drinking fountains will be metal and painted the theme color.

Placementof these elements will occur along streets in the Promenade and Business Districts and in plaza and courtyard areas.

3.4.5 Lighting Concept
Effective area lighting is important for the Uptown. During the evening and nighttime hours, lighting encourages pedestrian activity and creates a sense of security for businesses and visitors. Street lighting, pedestrian theme lighting, building lighting and special lighting will combine to create comfortable, interesting nighttime character in the Uptown. Street lighting includes intersection theme lighting, alley lighting and public parking area lighting. (See Figure 22) A. Street Lighting
Standard street lighting is proposed to occur in public parking lots and on Yucaipa Boulevard, on California Street south of Avenue B, and on First Street and Adams Street between Acacia Avenue and Avenue A.

B. Pedestrian Lighting
Pedestrian lights are proposed for California Street between Acacia Avenue and Avenue B, for pedestrian pass -through areas, and for the Uptown Green. Pedestrian lights will be of the "acorn" variety, and lamp type will be high pressure sodium or mercury vapor.

C. Special Lighting
Special lighting provides further distinction and interest for the Uptown. The Uptown Green is an example of a location which could benefit from special lighting, such as twinkle lights in trees, uplights for trees or lighted water features.

Covered lockable electrical outlets will be provided at the bases of the pedestrian lights and at the bases of trees on California Street and in the Uptown Green to accommodate special lighting and power needs.

Yucaipa Uptown Business District Specific Plan

3.4.6 Signage Character
This Specific Plan addresses four types of signs occurring in the public right-of- way: Uptown identification signage, street name signs, public parking signs, and circulation regulatory signs. (See Figure 25)
A. Uptown Identification Signage
To help define a clear and consistent identity for the Uptown, a set of identification signs will be distributed along the major roads that lead to the Uptown. Signs will provide location information for significant Yucaipa community features such as City Hall, major parks, hospitals, and the Uptown, listing the feature and a corresponding directional arrow.

A second type of Uptown identification sign will be provided at the Uptown gateways, reading "Historic Yucaipa" arched over the roadway. An existing sign is located at 2nd Street and a future arched sign is to be located at Bryant Street.

Additional Uptown district identification signage and/or banners can be mounted on street light posts.

B. Street Name Signs
Street name signs throughout the entire Uptown area will be enhanced with special graphic features as illustrated in Figure 25. Street name signs will be mounted in a standard manner.

C. Public Parking Signs
As satellite public parking is developed for the Uptown, locations of these parking facilities will be well advertised with signage. Directional signs will be placed on adjacent roads indicating routes to public parking. Public parking identification signs also will be placed at the entrances to parking lots.

A. Circulation and Directional Regulatory Signs
Circulation regulatory signs such as speed limit and parking restriction signs will be of standard type and design. As streetscape improvements are implemented, locations of the regulatory signs will be carefully coordinated with streetscape improvements. Design development drawings and construction documents for street improvements will include guidelines or specific recommendations for regulatory sign locations. Directional signs shall also be provided alongand within area streets, parking areas, alleys, and sidewalks to ensure the adequate and safe movement of vehicles and people within the Uptown District.

Yucaipa Uptown Business District Specific Plan

This section augments the existing Development Code requirements with additional criteria to reflect the specific design character envisioned for the Uptown. The following requirements will apply to all development projects in the Uptown.

4.1 Permitted and Conditionally Permitted Uses
An overview of the types of land uses desired within the Uptown Business District Specific Plan was previously identified in Section 3.1.2 General Land Use Character. This section provides a more detailed listing of uses permitted as well as the City's applicable review and approval process. Uses not specifically listed, may be allowed, provided such uses are determined by the Community Development Director to meet the intent of the Uptown Specific Plan.

The Land Use Classifications listed reflect the types listed in the City's Development Code where appropriate. In addition, the following terms listed for the approval process are as follows:
• P = Permitted "by right"
• P-LUCR =Permitted "by right" subject to a site plan reviewpursuantto the City's Land Use Compliance Review and Architecture Review procedures • NP = Not Permitted
• P-CUP: New construction of commercial uses that exceed those permitted by the City's Land Use Compliance Review process is subject to the City's Conditional Use Permit or Planning Use Permit Process. Permitted land use where new business occupying existing facilities consistentwith previously approved land uses are not subject to a CUP and are considered permitted "by -right."
• CUP: Uses subject to a Conditional Use Permit, regardless of if the site features existing or new development.

Yucaipa Uptown Business District Specific Plan
Table No. 2:

Uptown Land Use Matrix
Land Use District
Limited
Mixed Use
Mixed Use
RM-24
Single Family Residential
P
P
P
Multiple Family Residential

P-LUCRI
P-LUCR
P-LUCR
Parole Homes
NP
NP
NP
Mixed Use Development with vertically
integrated Residential and Commercial
P-LUCR
P-LUCR
NP
Accessory Uses as specified by Chapter 5 of
the City's Development Code
P-LUCR
P-LUCR
P-LUCR
Professional Services
P-CUP
P-CUP
NP
Personal Services
P-CUP
P-CUP
NP
Retail Establishments within a building
structure
P-CUP
P-CUP
NP
Restaurants with or without alcohol sales
P-CUP
P-CUP
NP
Drive Through Restaurants
NP
CUP
NP
Bars with no food service
NP
CUP
NP
Breweries
P-CUP
P-CUP
NP
Wine Tasting and Production Facility
P-CUP
P-CUP
NP
Distillery with onsite tasting
P-CUP
P-CUP
NP
Performing Arts Center
P-LUCR
NP
NP
Fitness Center
P-CUP
P-CUP
NP
Movie Theater
P-CUP
P-CUP
NP
Repair, Class I
P-CUP
P-CUP
NP
Repair, Class II&III
NP
CUP
NP
Automotive Sales
NP
NP
NP
Automotive Repair
NP
CUP
NP
Tow yard/Impound facility
NP
NP
NP
Open Lot Storage
NP
CUP
NP
Manufacturing, Class I
NP
CUP
NP
Manufacturing, Class 11
NP
NP
NP
Lodging
CUP
CUP
NP
Notes:
1 Residential nroiects aloniz Yucai a Boulevard must include a commercial land use com onent

Yucaipa Uptown Business District Specific Plan

4.2 Setbacks and Building Height
Table No. 3
Setbacks and Building Height
Design
Criteria
Land Use District
LMU-24 and MU-24
RM-241
Commercial
Only or Vertically
combined with Residential
Residential Only
Setback
Front
0' to 5'
Min. 10'
Max. 15'
Min. 10'
Max. 15'
Rear
Min. 15'
Min. 10'
Max. 15'
Min. 10'
Max. 15'
Interior Side
0'
0'
S'
Exterior Side
0' to 5'
Min. 10'
Min. 10'
Max. 15'
Max. 15'
Encroachment
Balconies may encroach
Balconies may
Balconies may
up to the property line.
encroach to within 5' of
encroach to within 5' of
Awnings may encroach
the property line.
the property line.
into the street right of way
Awnings may encroach
Awnings may encroach
up to 5'.
into the street right of
into the street right of
way up to 5'.
way up to 5'.

Height
Front Facade
Min. 20'
Min. 20'
Min. 20'
Max. 50'
Max. 50'
Max. 35'
Rear Fa ade
Max. 45'
Max. 35'
Max. 35'
Interior Side
Max. 45'
Max. 45'
Max. 45'
Exterior Side
Min. 20'
Min. 20'
Min. 20'
Max. 50'
Max. 50'
Max. 35'
Residential
Walk-up stoops (stairs
Walk-up stoops (stairs
Stoops
N/A
rising up from the
rising up from the public
public street) must not
street) must not be less
be less than 2 feet above
than 2 feet above the
the street grade.
street grade.

Exclusions
Portions of the building that are not part of the primary building mass, such as entrances, bays and stoops, are not required to meet minimum height requirements. Parking garages and accessory buildings are not required to meet minimum height requirements.
' Required setbacks within the RM-24 category shall be landscaped except for connecting pathways.

Yucaipa Uptown Business District Specific Plan

4.3 Site Design Standards

4.3.1 Parking and Vehicle Access
Parking criteria will reflect the pedestrian orientation of the Uptown. In addition to driveway and parking area standards contained in the City Development Code, the following site requirements will apply.
a.) Parking Spaces
In order to provide an enhanced pedestrian atmosphere, the number of parking spaces required within the Uptown Specific Plan has been reduced to one-half that stipulated within the City's Development Code. For example, rather than the standard requirement for general businesses of one parking space for every 250 square feet of floor area and a minimum of four spaces, the standard woulddecrease to one space for every 500 square feet and a minimum of two parking spaces. This reduction does not apply to State mandated handicapped spaces. Parking standards for specific uses are listed below.

1. Entertainment, including:
■ Movie theaters: One parking space for each eight fixed seats and for every 48 square feet of seating area where there are not fixed seats. ■ Night clubs and bars: One parking space for each six (6) seats and for every 100 square feet of floor area where seats may be placed; a minimum of five parking spaces shall be provided.

2. Anchor Retail and General Retail: One space per 500 square feet of building floor area.

3. Restaurants and cafes: One parking space for each six seats and for every 100 square feet of floor area where seats may be placed; a minimum of 5 spaces shall be provided.

4. Grocery stores and pharmacies: One space per 500 square feet of building floor area.

5. Dry cleaners and convenience stores: One space per 500 square feet of building floor area.

6. Personal and business services, such as barber shops, hair and nail salons, print shops, office supplies, and shoe repairs: One space per 500 square feet of building floor area.

7. Offices, such as:
■ Banks and financial institutions: One space per 500 square feet of building floor area. A minimum of 2 spaces shall be provided.
■ Real estate offices: One space per 500 square feet of building floor area. A minimum of 2 spaces shall be provided.
■ Medical clinics: 10 parking spaces for each doctor or dentist.

8. Health and recreation, such as exercise establishments: One space per 500 square feet of building floor area.

9. Lodging, including bed & breakfast inns: One space per unit.

Yucaipa Uptown Business District Specific Plan

10. Theater: One space for each 8 fixed seats and for every 48 square feet of seating areas where there are no fixed seats.

11. Civic uses:
■ Community centers: Oneparking space for each 8 fixed seats and for every 48 square feet of seating area where there are no fixed seats. ■ Schools: K through 9th Grade, 1 parking space for every 2 staff members, faculty members, and employees. Special schools or trade schools, 1 parking space for each 6 students, plus 1 space for every 2 staff members, faculty members, and employees.
■ Childcare facilities: 1 parking space for every 2 employees or teachers and one parking spaces for each 10 children that the facility is designed to accommodate.

12. Craft Shops: One space per 500 square feet of building floor area.

13. Multiple family residences: 2 parking spaces per unit. b.) Parking Areas and Covered Parking Structures
Parking areas will be screened from the street to a height of at least 36" using shrubs, fences or walls, as described in Section 4.3.2 below.

Where the use of existing residential homes for commercial purposes has been permitted, parking off-street between the place of business and the street is allowed, provided the following conditions are met:

1. Not more than one standard curb cut per lot or one curb cut per 80" of frontage will be provided

2. A maximum of four parking spaces will take access directly off the street.

3. Parking surfaces will be paved with acceptable enhanced surfaces. Dirt surfaces are not acceptable. Enhanced concrete paving is encouraged.

4. Landscape areas in and around parking areas will be enhancedwith trees, shrubs and groundcovers and pedestrian elements.

5. Sidewalk areas will not be obstructed.

Newly constructed garages or carports for single and multiple family residences are to be placed in the rear of the lot to allow for the habitable portion of the use to face directly onto the street. This is intended to improve the architectural appearance of the structure and allow pedestrian access directly to the street. c.) Vehicle Maneuvering
Vehicle maneuvering into and out of designated parking spaces, including loading areas, shall occur within property boundaries. Backing into public rights of way, except alleys, is to be avoided where possible.
d.) Refuse Collection

Yucaipa Uptown Business District Specific Plan
Refuse collection and/or pick-up are not permitted along Yucaipa Boulevard or California Street. Refuse vehicle are to collect refuse from alleys or rear yards.

4.3.2 Screening Methods, Heights, and Materials
a.) Refuse Collection and Storage Areas
All loading and storage areas within a clear
view from a public street and/or open space
areas will be effectively screened. Screening
will be with walls and landscaping
aesthetically compatible with the site
architecture and landscaping.

All exterior mechanical equipment, including HVAC, electrical components, storage tanks, and satellite dishes will be screened from off -site view. Screening elements will be fully integrated into the architectural character of the site. Roof mounted equipment may not extend above the parapet and no equipment will be visible within a horizontal line of sight.

On -site transformers will not be placed
within the building setback, norwhere visible
from a public walkway or street. All
transformer areas will be screened with
screen walls and/or landscaping.
c.) Fences and Walls
Fences and walls in the front setback will not exceed 36" in height. Materials for fences and walls will consist of one or a combination of the following:

Yucaipa Uptown Business District Specific Plan
■ Brick
■ Stone
■ Horizontal Wood Clapboard
■ Wood Picket Fences
■ Stucco or Plaster with Brick or Stone Caps
■ Wood Fences
■ Hedges
■ Chain link and exposed concrete masonry block are prohibited.

4.3.3 Miscellaneous Design Features
a.) Pedestrian Circulation
Clear, safe, and convenient
pedestrian connections will be
provided between building
entries and parking areas, site
access locations, adjacent bus
stops and all pedestrian
walkway areas.
b.) Alley Lighting
Alley lighting shall be provided to help increase security and safety. Fixtures are to be installed outside of the alley right-of-way.
c.) Trees
Where street trees are not provided
within the street right-of-way, the
designated street tree for that street
will be planted in the setback area at
a distance no greater than 10' from
the right-of-way line. One tree per lot
or one tree per 40' of lot frontage will
be provided, whichever is greater.

Street tree types shall be as described
in Section 3.4.2 Design Character.

Existing mature, healthy trees will be preserved and protected in the front setback area, taking precedence over new street trees or other proposed plantings.

Determination of "healthy" trees will be subject to City Community development Director review and approval.

Yucaipa Uptown Business District Specific Plan
In addition to street trees, other trees and shrubs planted in the front setback area will reflect the Uptown's heritage. Cedars, Texas Umbrella, Date Palms, Fruit Trees, California Pepper, Eucalyptus and Pistache are trees consistent with the Uptown's heritage.
d.) Environmental Controls
Any permitted commercial use will be performed or carried out entirely within a building or a screened portion of the site so that the enclosed operations and uses do not cause or produce a nuisance or visual distraction or health and safety hazard to adjacent sites or public rights -of -way.

All planned night uses will take into consideration the site's proximity to nearby residential land uses and arrange proposed site elements and activities to minimize the potential impact of noise and light glare onto nearby residential areas.

Yucaipa Uptown Business District Specific Plan

5.0 ARCHITECTURAL DESIGN GUIDELINES
The expression of the architecture is one of the key factors to the success of Historic Uptown in the heart of the City of Yucaipa. The architecture will set the tone and create the visual experience thatresidents and visitors will react to and interactwith on a daily basis. The architecture alone, however, is not meant to "identify" Uptown, but to enhance it and support it as a complimentary layer to a sustainable community that will become timeless as the generations pass. All participants will be required to meet this threshold, and will be encouraged to exceed it as designs develop.

The Architectural Design Guidelines contained within this section are intended to foster good design, enhance the identity of the Uptown, promote public appeal, and ensure quality development. These guidelines are intended to enhance and coordinate the development of the Uptown through compatible building design.

Additionally, the guidelines encourage retention and rehabilitation / restoration of historic Uptown buildings.

If necessary, also refer to Section 5.5 Historic Building Design Guidelines when modifying or rehabilitating designated historic structures.

5.1 General Design Guidelines
The following guidelines apply to properties in the Uptown, subject to Section 6.1 DESIGN REVIEW PROCEDURES, including new buildings, remodels and additions to non -historic buildings. The overall purpose of the guidelines is to regulate the manner in which various building features are designed, focusing on various facets, including:
■ Addressing the articulation of building mass through the incorporation of various fagade features, avoiding blank walls, and the varying of building depth.
■ Providing a palette of compatible colors.
■ Identifying the placement and prohibition of certain signs. ■ Identifying materials that enhance the historical nature of buildings and reflect the predominate theme.
■ Providing building orientation towards public streets, including building entrances.

The desired objective is two (2) fold: First, create attractive exterior building features that relate directly to pedestrian level activity, provide for ease of access, and the ability to look into the commercial business. Second, utilizing the building height and setback restrictions previously identified, create a sense of enclosure for the pedestrian, in which the building scale acts to create an inviting atmosphere by cradling patrons within a space sized and proportioned for their use. The Citywide Design Guidelines also provides additional supportforthe Uptown area, with easy - to -reference images to convey community expectations.

Yucaipa Uptown Business District Specific Plan

5.1.1 Architecturally Significant Design Styles and Features While the architectural elements included in this Specific Plan are not confined to any particular era or style, in keeping with the historic nature of the Uptown, there is clear direction to emphasize the historic over the modern style. A category of architecture that most closely reflects the intent of these guidelines would be postmodern.

Often postmodern architecture is referred to as neo-eclectic, essentially representing a loosely interpreted revival of historical styles mixed with modem construction techniques for newer structures. For commercial buildings, postmodernism represents an escape from the confines of the "anonymous glass box" of the International style. Postmodernism is often used as a reference to the past, a return to traditional, historical precedents, a re -awakened interest in history and heritage. Postmodernism coincides with both the historic preservation movement and the new urbanism movement quite well, providing a balance between the technical look of modern architecture and the wide variety of historic forms that can be applied.

Multi -family residential design guidelines are included as part of the Uptown Business District Specific Plan as a separate section in Appendix A.

5.1.2 Building Design Principles
Several concepts contribute to pleasing building design, including architectural character, 360-degree architecture, continuity, massing, scale, and rhythm. The following descriptions help to define these design elements.

Architectural Character of a
building should build upon and
maintain the traditional
downtown image with
diversity in the architectural
styles; building type, materials
and details; building square
footage; setbacks; lot widths;
and landscaping. No one
particular architectural theme
is being promoted, but rather
the emphasis is to promote
variety within a traditional
downtown design framework.

A traditional and historic
architectural style is
encouraged.

Yucaipa Uptown Business District Specific Plan
360-Degree Architecture is the concept of designing a building where all sides of the building have been detailed to complement the primary street elevation in architecture, massing, and materials. Buildingshould be aesthetically pleasingfrom all angles. This detailing is most important for buildings on corner lots and on elevations that have high visibility.

Continuity among buildings contributes to community identity, levels of pedestrian activity, and economic vitality. As the Uptown evolves, eachsubsequent building should complement the form, scale, and proportion (relationship of height and width) of adjacent buildings and should acknowledge, where appropriate, the historic character of the Uptown.

Mass is defined as a three-dimensional form, such as a cube, box, cylinder, pyramid, or core. The way the forms are sized directly relates to the way building elements are emphasized or de-emphasized. Voids or open spaces in the forms can change the appearance and make the building more interesting.

Scale is the proportion of one
objectto another. "Human"or
"intimate" scale incorporates
building and landscape
elements that are modest in
size. "Monumental" scale
incorporates large or grand
building elements. The
individual components of the
building also have a
relationship to each other and
the building as a whole, which
is the overall scale of
building. Buildings within the
Uptown area should
incorporate human scale
elements.

Appropriate buildings will have variation and human scale.

Rhythm describes the relationship of building components, as well as the relationship of individual buildings, to one another.

5.1.3 Site Planning Criteria
Site planning refers to the arrangement of buildings and parking areas, the size and location of pedestrian spaces and landscaping, and how these features relate to one another. Site design addresses the scale and size of outdoor spaces, spaces between buildings and parking areas, and the relationship of site elements. These site layout elements are critical in capturing the desired feel, function, and pedestrian -friendly environment that will create a successful Uptown.

Yucaipa Uptown Business District Specific Plan
• Site design should be pedestrian oriented, not dominated by automobile use or unattractive utilities.
• Pedestrian paths or connections should be provided to link Yucaipa Boulevard to neighboring properties, alleys, and streets. • Building facades on Yucaipa Boulevard and California Street must occupy 100% of the street frontage. This street frontage requirement may be reduced to 80% if the development creates plazas or courtyards, and allows for alley access to parking in the rear with pedestrian walkways. • Each project should be developed to integrate with adjacent properties.

Functional and aesthetically designed vehicular and pedestrian connections should be provided to unify the area.
• Buildings should be sited close to, and oriented toward, the street. Building design should incorporate covered pedestrian walkways, outdoor seating and landscape areas where possible.
• Outdoor spaces should not have a "left over" appearance, such as a paved area with no pedestrian amenities. Instead, outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting.
• Plazas, courtyards, pocket parks, and outdoor cafes should be designed in an inviting mannerthat encourages pedestrianuse through the incorporation of trellises, fountains, art, seating, and shade trees. • Focal points should be created and incorporated into sites to establish a sense of place and orientation. Fountains, plazas, artwork, and universally accessible changes in pavement levels can be used to create focal points. • Public art is encouraged as an on -site amenity for all projects.

In general, buildings should continue to have a major orientation towards the sidewalks and streets in the Uptown Business District. Buildings are encouraged to have entrances facing the streets. Buildings should provide intimate scale at ground floor levels. Design features that can provide intimate scale at ground levels include recessed entries, canopies, marquees, landscaping and similar design treatments. Ground floor areas and plazas should be designed to create a sense of place, provide continuity and linkage between building masses, create visual interest, and encourage pedestrian activity.

Some large projects may have parking at the side or the rear of the buildings which may necessitate having a building entrance at the side or rear. When rear entrances are utilized, projects are encouraged to have a second entrance facing the street When side entrances are used, the project shall have an easily identifiable path to the entrance from the street. This pathway may be identified with an overhead structure such as a trellis, special paving, bollards, or a series of connecting courtyards.

Yucaipa Uptown Business District Specific Plan

5.1.4 Building Massing
Building forms and fagades influence cohesiveness, comfort, and aesthetic pride and at the same time can encourage shopping, increase a sense of security, and generate pedestrian activity.
• Break vertical massing into smaller units, i.e., base, middle, top, to provide a "human scale" to the elevation.
• Break horizontal massing into smaller units to create a "chronological character"; i.e., a sense of buildings that have been built over the course of many years.
• Vary rooflines and types as a part of the horizontal massing to create an interesting "skyline."
• Avoid the use of multi -floor glass curtain walls.
• Infill buildings that are much wider than the existing fagades should be broken down into a series of appropriately proportioned structural bays or components. Commercial street facade rhythm helps to visually tie the Downtown streets together.
• Building frontage widths orbays along Yucaipa Boulevard should be scaled to the pedestrian with a rhythm of 15-30 feet spacing that creates facade interest.
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• The appearance of several smaller buildings, rather than one large building is preferred to foster a more intimate, pedestrian -friendly scale. • Buildings located at corners should serve as gateways distinguishable from the rest of the buildings. As such, building heights at corners shall be allowed greater flexibility as long as the design elements reinforce the corner location and are pedestrian friendly.
• Overall facade proportions should be in harmony with the context of the street.

Yucaipa Uptown Business District Specific Plan
• Key fagade elements on an existing building (i.e. wall planes and modulation, window and door arrangements, entries, transom windows, awnings, and cornice treatments) should be repeated in the design of a new neighboring building.
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• Recessed entrances shall be designed so that they do not exceed 50% of the width of the storefront, nor 10 feet in depth.
• Roof pitch, materials, size, and orientation are all important to the overall character of a building. New buildings should have basic roof forms that are similar to the historic roof forms of the area in order to maintain the

Yucaipa Uptown Business District Specific Plan
traditional character of the street. Similar, repeated roof forms contribute to the sense of visual continuity.
• Roof lines should be varied in height, and long horizontal roof lines should be broken up.
• Parapets should have sufficient articulation of detail, such as precast treatments, continuous banding, or projecting cornices, lentils, caps, comer details, or variety in pitch (sculpted).
• Parapets should not appear "tacked on" and should convey a sense of permanence.
• If the interior side of a parapet is visible from pedestrian view, it should be finished with the same materials and a similar level of detail as the front facade.
• Roofs covering the entire building, such as hips and gables, are preferred over mansard roofs.
• The alignment of facades at the sidewalk's edge should be maintained.

5.1.5 Architectural Detailing and Fenestration Criteria Architectural details should be used to enhance buildings by adding color, shadows, and interesting forms. They should not, however, be used as a substitute forgenuine building massing and articulation. The selection and placement of building materials should provide visual interest at the pedestrian level. The similarity of window and door sizes and locations contributes to a sense of visual continuity along the street. It is important that the main entrance to a building be clearly identifiable and unique, as it is the primary point of arrival and should be treated as such.
• Human scale should be created through the use of awnings, arches, walls, trellises, arbors, pergolas, and other architectural elements. These elements should be integrated into the building design to avoid the look of "tacked on" architectural features.
• Existing historic or older structures with architectural details or ornamentation should be retained, restored, or replicated whenever possible.
• All buildings shall have their principal building pedestrian entrance on the primary facade.
• Above 7 feet, encroachments for projecting signs or awnings should be permitted into the right-of-way, providing encroachment does not interfere with trees, utilities, transit shelters, or other street furnishings. • Awnings, canopies, and recessedentries should be designed as integral parts of the building.
• Awnings shall fit within framed openings and shall be a traditionally - designed sloped awning consistent with the architectural style and character of the building.

Yucaipa Uptown Business District Specific Plan
• All buildings shall incorporate elements which break up facade planes and create a visual play of light and shadow. Avoid long, un-interrupted horizontal elements.
• Vertical divisions of ground and upper floors should be consistent. Major horizontal elements of neighboring buildings and storefronts, such as awnings, sign bands, and cornices shall align, if feasible. • For all multi -story buildings, the ground floor shall be architecturally distinguished from the upper facade to form a visual base for the building and create an intimate scale for the pedestrian.
• Sides and rears of buildings that are visible from the right of way shall be designed in a compatible manner utilizing a similar architectural treatment No large blank wall surfaces will be allowed on facades thatare visible from a public right-of-way.
• The use of high quality, durable materials which enhance the building and convey a sense of permanence shall be required. Desirable facade materials for new or renovated facades include brick, concrete, stucco, marble, granite, tile, and terra cotta.

Fenestration Criteria
Windows shall comprise 25-50% of upper facades visible from public rights -of -way and should reflect a rhythm, scale and proportion compatible with the overall building design.

All buildings on Yucaipa Boulevard shall incorporate a traditional storefront design with a large display window or windows of clear glass, bulkheads, recessed entries (where appropriate), transom windows, and suitable locations for signs at their ground levels. Modern and creative design solutions may be employed as long as the traditional storefront proportions are referenced. Multiple storefronts within the same building should be visually compatible in terms of scale, alignment, color and materials. At least 75% of the ground floor facade shall be glass.

Retail spaces shall be accessed directly from the sidewalk or paseo rather than through lobbies or other internal spaces.

Traditional elements found around windows such as balconies, shutters, lintels, and window sills are encouraged to provide character and detail to facades.

5.1.6 Plazas
Plazas and ground floor areas should connect strongly to the street, contributing to and enhancing street pedestrian activity. Plaza design should consider incorporating elements such as adequate sitting opportunities, solar orientation, comfortable microclimates, easy access and promotion of interaction between people. Plazas should include amenities such as fountains, pools, sculpture, pergolas, or similar features.

Yucaipa Uptown Business District Specific Plan

5.1.7 Colors
Colors on building walls shall comply with the approved color palette, as listed in Section 7.1. Brighter or deeper shades provide effective trim colors (brown, dark green, maroon, white, black, charcoal gray, etc.). Use of bold, primary, or garish colors is not allowed. A warm palette of complementary colors that are sensitive to the natural materials prevalent in the area is recommended.

5.1.8 Integrate Additions
An addition to an existing non -historic building should be designed to be integrated with the existing building. The new addition should match the original in terms of massing, window styles and openings, roof line, materials and all other aspects of design (rhythm, scale, etc.). Where an alternate look is desired than that found on the original, the entire building should be renovated to achieve a single design.

5.1.9 Signage
Signage in the Uptown is governed by the existing City sign ordinance. In order to give the Uptown a special appearance, the following sign guidelines are suggested:
• Monument signs will be limited to 5 feet in height and 30 square feet. • Wall signs are recommended to occur directly above storefronts to enhance visibility.
• Perpendicular or projecting signs and signs on awnings are encouraged in the Limited Mixed Use Land Use Category.
• No signs will be allowed in or above the roof of a building. • No new pole or pylon signs are permitted in the Uptown. • Temporary signs are permitted, subject to obtaining approval consistent with existing sign regulations. Also refer to temporary sign regulations listed below.

Temporary Signs
In addition to the temporary signs permitted currently permitted throughout the City and specified within the City's Development Code, free standing temporary signs are also permitted within the public right of way, upon approval of an encroachment permit from the City Public Works Department and aesthetic approval by the City Community Development Department.

All freestanding temporary signs must meet the following criteria:

Only one (1) sign is permitted along the front of each business.

The sign must be of adequate design and weight to stand upright, independent of other external supports and maintain their position even if bumped by a pedestrian.

The sign shall not be anchored to the ground.

Yucaipa Uptown Business District Specific Plan
• The signs shall only be allowed for commercial establishments and must be placed in front of the business.
• The sign may include sandwich boards or "A" frame structures. • The sign must not exceed four (4) feet in height or three (3) feet in width. • The sign shall have colors similar to those of the business. • Wood or wood frames are encouraged for all signs.
• Signs comprised of foam, paper, cardboard, or laminated paper are prohibited.
• Signs are prohibited from containing moving or animated parts. • Signs shall not block pedestrian movement along the sidewalk and are be placed adjacent to the building or outdoor dining area to provide a unobstructed area at least three (3) feet in width for pedestrian passage across the frontage of the property.
• No banners are permitted within the public right of way. • Signs are permitted only during normal business hours.

5.1.10 Outdoor Dining
Outdoor dining is encouraged in the Uptown. Tables and chairs for outdoor dining may be located within the sidewalk portion of the street right of way, provided they do not inhibit the normal flow of pedestrian traffic.

Outdoor dining areas shall be
related to the adjoining business
and operated by the adjoining
business and its employees.

Yucaipa Uptown Business District Specific Plan
unless a minimum of eight (8)
feet of clear space exists from
the face of the street curb to the
outside edge of the street right
of way or front of the building.

Table umbrellas are also
permitted, but may only be
provided in conjunction with
tables and chairs and must meet
the same restrictions for clear
distance and design features.

Outdoor dining areas may be
defined by planters, simple
fences and other temporary
amenities as described below
(See Figure 29, Cafe Zone
Improvements):
• Planters and planting pots used shall be a minimum of 6" and a maximum of 2'-0" high. Designers should be aware thatplanters between 16" and 30" will often act as seats for users, and appropriate width of planter walls should be designed to protect plant material.
• Planters and fences can often incorporate seating as part of their design. • Fences shall be consistent with Section 4.3.2 above, and not be higher than 3 6".
• Tables and chairs for outdoor dining may not be placed closer than one and two (2) feet from the face of the street curb.
• All furniture and fixtures used in outdoor dining areas must be readily removable without damage to the surface of the right of way. • Outdoor dining areas shall not obstruct pedestrian movement into or out of the adjoining building.
• Fences, planters, tables, chairs, and umbrellas should complement the facade of the building it fronts in materials, texture and color. • Outdoor cafes will provide barrier -free access as defined in State of California Title 24 and the American Disabilities Act(ADA). This includes permanent and temporary improvements and fixtures such as seating. • Restaurants serving alcoholic beverages will meet all requirement of the ABC (Alcoholic Beverage Control, State of California).

All chairs, tables, planters, fences, etc. in the public right-of-way shall obtain an encroachment permit from the City. All tables, chairs, and table umbrellas must be removed when business is closed. No food preparation is permitted in the outdoor dining area. Outdoor seating may encroach in front of an adjoining business if permission is granted by the business and property owner.

Yucaipa Uptown Business District Specific Plan
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5.1.11 Complementary Lighting
Lighting adds to both the character
and the safety of public streets, as
well as contributing to the overall
success of a neighborhood. Night
lighting will help animate the Uptown
Business District, prolong street life
after business hours, and increase
pedestrian safety. The minimum
recommendations noted below
outline some of the specifics for
incorporating lighting into
storefronts:
• Exterior lighting at the building fagade should blend with the architectural character of the building to illuminate entryways and to articulate architectural features.
• Storefront facades, recessed doorways, outdoor spaces and passageways should be lit.
• Sign lighting, including flat -mounted signs, blade and banner signs, must be lit with concealed lighting or from above with downlighting. • Fixtures should be located and angled to ensure that they spotlight the tenant's merchandise and do not point toward the window or cause distracting reflections.
• Include "after hour" lighting within the front of stores to contribute to pedestrian lighting and provide for a comfortable night time strolling experience.

Yucaipa Uptown Business District Specific Plan

5.1.12 Miscellaneous Design Features
Building Security
Building security is important in any building. Merchants want to maximize visibility to window displays yet want their stores secure at night. The traditional method of security for storefronts or alley facades is a "scissor type" metal grille bolted on the exterior of the building. This method is not allowed in the Uptown Business District.

The use of interior electric security and fire alarm systems is encouraged. These are easy to install and relatively inexpensive. There are a wide variety of systems available with direct emergency notification to police and fire departments. In addition, vandal -proof glazing that is resistant to impact may be used for storefronts.

Seismic Strengthening
Seismic structural upgrading should be conducted at the interior of the building if possible unless the structural elements blend into the architecture of the facade.

Shear walls should not be introduced into the storefront where display areas currently exist.

5.2 Storefront Design Guidelines
Commercial buildings should have a "Main Street" appearance. New and remodel commercial buildings should reinforce this character by following the standards provided below. If necessary, also refer to Section 5.5 Historic Building Design Guidelines when modifying or rehabilitating designated historic structures.

5.2.1 Storefront Character
All retail tenants have the opportunity to design and install their own storefronts as a way to express their individual identity and positioning, provided that they observe the minimum recommendations noted below to provide an enhanced sense of place:

Yucaipa Uptown Business District Specific Plan
• Storefronts should be
"individual" expressions of a
tenant's identity.
• Tenants will be encouraged to
avoid cookie cutter
representations of their
identity and to create an
expression that is
complimentary to the Uptown
architectural design
guidelines.
• Tenants will have the
opportunity to use sidewalks
as a part of their presence on
the "street" i.e. a 2' wide
merchandising zone
allowance from the facade
toward the street.
• Provided the appropriate
application, tenants will be
allowed to express their
identity beyond the facade in
the form of banners, small
awnings, flower boxes, etc.

5.2.2 Building Components and Materials
Generally, every building has three parts: the base or bottom, the center or the body of the building, and the top portion which often contains a roof or cornice. (See Figure 31) Building frontages should have some variation in at least two, and preferably all three parts of a building and not be just a blank wall with a door. (See Figure 32) Each building component is discussed below and includes the use of desired materials.

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The base is the connecting point of the building to the ground. Often a building has a better appearance if the base has a change in appearance from the body through the use of different materials, color, or form. A change in material often occurs in traditional storefront design by the inclusion of a 6" to 3'-0" high bulkhead of a solid material such as ceramic tile, plaster, stone, wood or even marble, extending up from the sidewalk without a break or visual interruption. A combination of treatments may be used across a single building facade. The purpose of the bulkhead is primarily to prevent the glass portion of the storefront from being broken by pedestrians striking the storefront. However, this change in material also adds a frame or foundation to the overall appearance. Buildings with windows in the center or body of the building often have the same material (such as plaster) continue to the bottom. This can give a more modern appearance to a building, but the bottom can still be accented by the simple changing of the color at the base portion.

Yucaipa Uptown Business District Specific Plan
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Yucaipa Uptown Business District Specific Plan
Desired Materials -Building Base
Owners and tenants are encouraged to use quality materials that will both improve the appearance and have a long life. Recommended materials include the following:
• Ceramic tile
• Cut stone
• Plaster — lightly troweled, sand, or smooth finish
• Concrete — (no heavy texture)
• Brick masonry
• Painted or stained and sealed wood panels with appropriate trim, molding and detailing.

Body of a Building
The body of the building contains the majority of the building area and contains the solid, storefront, doors and/or windows of the building. The body is the most important part of a building because it encompasses the biggest portion. Elements of the body should be proportional to each other and display a sense of balance by utilizing proper sizes and positioning.

Although the body of the building is the largest portion, it should not contain too many different types of materials. It is recommended that a maximum of only three materials be used in the body of a building. The texture of each component should work with all the pieces of the building.

The glass in the storefronts, windows and doors affects the appearance of the building and should be complementary to the entire building. Reflective glass or films are not allowed in the Uptown, and tinted glass should have a transmittance value greater than 30.

Yucaipa Uptown Business District Specific Plan
Top of a Building
The top portion of a building is important for it is the crown to the building. This top part is either a decorative cornice or a roof in older buildings, or is entirely deleted in more modern buildings.

Buildings with no existing exposed roofs on the street facades are encouraged to leave the top part of the fagade as is or to add a simple cornice detail at the top.

When a new cornice is added it is often important to return the cornice along the sides of the building to create a uniform appearance. The addition of a false mansard roof as an appendage is discouraged.

Desired Materials -Building Top
• Barrel, "S" or flat concrete or clay tile roofing
• Slate or slate appearing roofing
• Class "A" composition roofing
• Plaster cornices
• Cast stone cornices
Prohibited Materials
The following materials are prohibited in any portion of the exterior of a building:
• Highly reflective or tinted opaque glass
• Imitation stone or masonry (cultured stone is acceptable) • Heavily textured plaster
• Rough sawn wood siding or board and batten
• "Pecky" cedar
• Corrugated fiberglass
• Plywood siding
• Aluminum, vinyl or back -lit awnings

5.2.3 Storefront Entries & Doors
Door placement and design are an integral part of each storefront, as they are the prevalent method of entry into each space. Doors should prepare the customer for the space and experience beyond. The minimum recommendations noted below outline the specifics for locating and designing entries into storefronts:
• Placement and design should provide a direct"connection"to the sidewalks and streets.

Restaurants are encouraged to provide a clear thru-way and a visual connection to exterior seating areas.

Tenants should create a unique and identifiable entryway that distinguishes their brand identity.

Yucaipa Uptown Business District Specific Plan
• Recessed doors are acceptable and may be included in the storefront's design.

5.2.4 Awnings
Awnings can be an important part of the body of the building, adding color, shade to reduce the effects of summer heat, and reducing the impression of height at the first floor of a building by adding a horizontal element. An awning emphasizes the store's or restaurant's entrance, provides shade for a cafe and carries part of the tenant's image. Also, it adds texture to the streetscape, and interest and variety to the building facade, while protecting storefront displays from sun exposure. • Breaking an awning at the
vertical divisions of the
buildings, such as the break
between the display windows
and the entrance, is
encouraged to relieve a long
monotonous appearance.
• Should accommodate
comfortable pedestrian access
and sightlines
• Awning material should be of
a woven fabric or other
material that projects the
natural appearance of canvas,
metal, glass, etc.
0 YES
Tcn WIDF-

Yucaipa Uptown Business District Specific Plan
• Retractable oropen side awnings preferred; vinyl awnings discouraged, and aluminum and internally lit awnings are not allowed
• Awnings at all floor levels should project from the building either in a straight line or in a rounded form. Vertical awnings hanging from a horizontal canopy or roof are not allowed.
• Awnings at the ground level will not project more than 6 feet from the face of the building, and no portion of the awning structure will be less than 8 feet or greater than 9 feet above finish surface.
• A valance portion of the awning may extend down to not less than 7 feet above finish grade. Awnings should not interfere with street trees, lights or other vertical elements.

5.2.5 Clean Masonry
Brick masonry should be cleaned /prepared forrepaintingby non-abrasive methods (no sandblasting).

5.2.6 Side/Rear Facade Design Guidelines
Where parking areas exist or are created behind existing buildings, rear facades are exposed. Where exposed to view in this way, the rear facades become an important visual element. When buildings have a vacant lot or a recessed building on the adjacent lot, the side of the building becomes exposed. The following guidelines apply to the side and rear elevations of buildings and should be implemented as part of a fagade improvement program.

Consistent with the Style of the Building
Rear/Side facades should be designed to be consistent with the architectural style of the building and the design of the primary facade, but should not be over - improved. In existing buildings, these facades were not originally intended to be viewed by the general public and they are generally utilitarian in design.

Rehabilitations of the rear fagade may introduce accessory elements typical of the main fagade (such as awnings or light fixtures), but should not attempt to replicate storefronts or ornate decorative embellishments typically found only on the main facade.

Yucaipa Uptown Business District Specific Plan
Add Landscaping When Appropriate
The addition of landscaping at rear facades facing onto pedestrian alleys or parking lots is encouraged. Drought tolerant and low maintenance plant materials are recommended.

Add Lighting
Outdoor lighting will be added to rear facades to light signage and create a pleasant and safe nighttime environment.

5.3 Conversion of Residences to Commercial Uses

5.3.1 Residential Conversions
Existing single-family residences in the LMU and MU districts may be converted to non-residential uses, subject to the approval of a Land Use Compliance Review application. Conversions to office or retail uses present a variety of design concerns, such as the need for increased parking spaces, installation of air conditioning units, increased and/or modified exiting facilities, compliance with handicapped access, upgraded electrical wiring, and additional floor area demands.

Conversions of existing single-family residences are encouraged to maintain the existing architectural character of the neighborhood by incorporating the following design elements. (See Figure 38):
• Maintain the primary visible facades.
• Add air conditioning units, mechanical equipment, stairways, new exits, additional windows or other such elements to the least visible portions of the residences, whenever possible.
• Design new additions to reflect the proportion, rhythm, and scale of the original residence and place them at the back of the existing residence • Limit signage for converted single family residences to 20 square feet in area and not exceed 4 feet in height.

5.3.2 Modified Development Standards
Conversions of residences to commercial uses within the LMU and MU land use categories shall meet all applicable commercial and Mixed Use standards, except as modified below. These modified standards reflect the unique site constraints affecting residential conversions, such as building size and placement, lot size, and lot configuration.
a.) Building Use
Residences converted to commercial use shall be used solely for commercial purposes.

Yucaipa Uptown Business District Specific Plan
b.) Determining Number of Parking Spaces
The conversion to office or commercial use shall include the entire square footage of all structures on the premises for purposes of parking space calculation and requirements.
c.) Parking and Access Requirements
Minimum driveway width to the parking areas with six or fewer spaces may be reduced to 14 feet. Shared driveway access may be provided by adjoining uses.

Shared driveways shall meet standard driveway width requirements. The parking area drive aisle shall be at least 20 feet in size, regardless of the number of parking spaces. Parking shall be provided at a ratio of 50 percent of that required by the Development Code, consistent with the requirements of the Uptown Specific Plan, as provided in Section 4.3.1 Parking and Vehicle Access. No permanent loading spaces are required.

5.4 Multiple Family Guidelines
Residential projects within the LMU, MU, and RM-24 land use categories shall meet the applicable requirements of those categories as they relate to building setbacks and height. This section of the Uptown District Specific Plan focuses primarily upon the relationship between multiple family dwellings and the public street and adjoining commercial buildings. Since the intent of the Uptown District is to generate high levels of pedestrian activity, residential development is a critical component of that effort. The area can thrive through the placement of residents and future business patrons in close proximity to commercial enterprises and by providing easy pedestrian access.

5.4.1 Applicability of Development Requirements
The development requirements contained in the Multiple Family Design Standards section of the Yucaipa Development Code are not applicable the Uptown Business District Specific Plan. The development requirements listed below replace those criteria. However, the Citywide Design Guidelines, including provisions for the Uptown District and Multiple Family development, shall also be used as appropriate.

5.4.2 Dwelling Unit Size
Minimum dwelling unit size has been reduced from that provided elsewhere in the City due to the physical constraints of smaller lot sizes and reduced block widths within the Uptown District, as well as the close proximity to retail services and entertainment that allow for more activities outside the dwelling unit. The minimum dwelling unit size permitted within the Uptown District is as follows:

One bedroom dwelling: 650 square feet
Two -bedroom dwelling: 800 square feet
Three or more -bedroom dwelling: 950 square feet

Yucaipa Uptown Business District SpeciDc Plan

5.4.3 Pedestrian Entries
The design of multiple family developments, whether vertically or horizontally integrated, must provide street visibility, ease of entry, and security for future residents. One method is to provide direct entry from the public right of way through the placement of raised stairway entries. This design places pedestrians in close proximity to the street, yet separate from the sidewalk and roadway elevations, with good visibility around the area.

Walk-up row -type housing, big house designs or buildings in a bed and breakfast style, all previously described in Section 3.1.3 with single or multiple entry points, would be an example of the desired design in the RM-24 category, located south of Yucaipa Boulevard. Integrated residential development along Yucaipa Boulevard, for example, would provide separate access from adjoining commercial development through the use of separate entry points that include resident -only security access features with both stair and elevator entries.

The use of small plazas at the
residential entry points also create an
inviting atmosphere that allows
residents to enjoy the building's front
yard, yet remain separate from the
movement of pedestrians along the
street right of way. Plazas and
balconies, discussed below, also add
a passive viewing element towards
the street that expands the level of
pedestrian involvement within the
Uptown District.

5.4.4 Balconies
Balconies provide a separate outdoor or semi -outdoor space visible to the street This feature is also useful in providing a passive viewing component to the adjoining street activity and minimizes the feelings of isolation by residents and street -level pedestrians.

5.4.5 Picture Windows
Residential dwellings adjacent to the street shall provide a minimum of one (1) picture window that allows ease of viewing toward the public street. Picture windows commonly associated with living/family rooms are desired for light and semi -exposure to the public roadway.

5.4.6 Private and Common Open Space Needs and In Lieu Fees It is the intent of this Specific Plan to reflect an urban living style with reduced amounts of open space for multiple family projects. As such, the amount of site

Yucaipa Uptown Business District Specific Plan
coverage is expected to exceed the existing coverage requirement in the Yucaipa Development Code. In addition, the small lot sizes within the Uptown area would require a developerto assemble many parcels, makinga larger development project more difficult to achieve. Therefore, projects would probably be smaller in size and have less ability to create common open space areas.

Higher density development generates the need for open space areas for children and adults. The development of an in -lieu fee program within the Uptown District that allows multiple family projects to pay towards the development of open space areas useable by area residents would help to alleviate this need. The creation of such a fund and its implementation would be appropriate for multiple family projects within the Uptown Specific Plan, but is beyond the scope of this Specific Plan. Such a program could be developed similar to the procedures used for Quimby Act Fees applied for parkland development.

Open space shall be provided consistent with the provisions provided in Table No. 4 contained below:

Yucaipa Uptown Business District Specific Plan
Table No. 4
Private and Common
Open Space Requirements
Project Size in
Private Open Space Required
Common Outdoor Open
Dwelling Units
Space Required
Ground floor private yard or
patio area of 150 square feet
1 - 4
minimum
Payment of an in -lieu fee
or
Above ground balcony of 100
square feet minimum
Minimum 400 square feet of
5 - 24
Ground floor private yard or
land exclusive of building
patio area of 150 square feet
setbacks
minimum
or
or
Payment of an in -lieu fee
Above ground balcony of 100
square feet minimum
1,000 square feet of land
Ground floor private yard or
exclusive of building setbacks
25 or more
patio area of 150 square feet
or
minimum
2% of the net land area,
or
whichever is greater
Above ground balcony of 100
square feet minimum

5.4.7 Project Amenities
A. General Requirements

1. All bedrooms in any unit shall have a minimum of 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.

2. A laundry facility, including washer and dryer hook-ups, shall be provided within each residential unit or in an attached structure. Automatic garbage disposal shall be provided in each dwelling units.

3. At least three items from the following list of amenities shall be provided to each unit:
a) Fireplace
b) Bay or kitchen greenhouse windows
c) Skylights
d) Oversized closets

Yucaipa Uptown Business District Specific Plan
e) Refrigerator*
f) Automatic dishwasher*
g) Washer/dryer units*
h) Entry courtyard or arbor
i) Decorative doors
j) Enclosed garage, where not required
k) Air conditioner*
1) Security alarm system
m) Automatic garage door opener
n) Other comparable features
Note: Only one of the items with an asterisk (*) may be selected

4. Each door providing ingress and egress to any dwelling unit subject to this requirement shall be equipped with the following devices:
a) A peephole allowing a person inside the unit to see, at a wide angel, persons outside of the unit at the door, without the person inside being seen. The Planning Commission and/or City Council may consider other options to a peephole which provide like security features. b) 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 section.

5. All multi -level multiple -family residential structures shall be provided with a water closet on the ground floor.

B. Projects required to provide common outdoor open space, shall provide functional areas with recreationally oriented facilities that continue for the He of project. The types of facilities provided shall relate to the size and shape of the space provided and include the following:

1. Play or tot lots

2. Lawn areas

3. Benches and shade trees

4. Barbecue(s)

5. Swimming pool(s)

6. Volleyball and tennis courts

7. Other types of recreational facilities provided for the common use of all residents.

5.4.8 Building Separation
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.

Yucaipa Uptown Business District Specific Plan
Building Orientation Separation
Side -to -Side 10 feet
Rear -to -Rear or Front -to -Side 15 feet
Front -to -Rear 20 feet
Front -to -Front or Interior Court Space 25 feet
Interior Court Space with Parking Access 30 feet
All Others 20 feet

5.5 Historic Buildings Design Guidelines
There are a number of buildings in the Uptown District that have existing or potential historical designations. There are three potential designations: 1) Local designation; 2) State Historical Landmark; and 3) National Register of Historic Places listing. Although many of the historical buildings in the Uptown District have been severely modified, a few buildings may qualify for all three designations, while most may qualify only for local designation. Owners are encouraged to pursue appropriate designation by contactingthe Yucaipa Valley Historical Society and the State Office of Historic Preservation in Sacramento.

For historic buildings, defined as having one or more historical designation, the overriding principle of design is to be consistent with the significant architectural style of the building. The "significant architectural style" ofthe building is the style that existed when that building gained historical importance. In many cases, this is the original style of the building at the time of construction. However, in some cases, the significant architectural style is a later design modification that has its own historic value.

5.5.1 Conduct Research
Designated historic buildings and structures in the Uptown District should be researched before designs for alterations, additions, or rehabilitation are prepared.

Research should include investigating the building's appearance at the time it gained significance and a physical examination to determine if the significant historic fabric is recoverable or restorable. The Yucaipa Valley Historical Society has many historic photos of the Uptown area. Proposed changes to the building should be based on a clear understanding of the importance of the building and the feasibility of retaining or restoring its significant architectural features.

5.5.2 Accept Evolution
It is not recommended to recreate the original facade of buildings that have attained historical importance with altered facades. Buildings which have been altered as a part of a natural evolution are evidence of the history of an area. Often these changes have a significance of their own, especially when the changes were made over 50 years ago.

Yucaipa Uptown Business District Specific Plan

5.5.3 Retain and Restore Significant Historic Features
Distinctive stylistic features that exemplify historic building styles should be retained, uncovered and restored. If restoration is not possible or feasible due to damage or deterioration, original design features that define the building style should be recreated. In the event that signs or previous renovations have covered these features, they should be uncovered. The design features to be retained or restored include such items as original wooden double hung or casement windows, storefront bays, decorative railings, moldings or trims, and terra cotta panels.

5.5.4 Limit the Disruption Caused by Additions
Additions to designated historic buildings should be complementary (not identical) and should be removable. While an addition may be necessary to provide the floor area needed for a new use, such additions should complement the original design in mass and scale, but should not be so similar as to be confused with the original.

Whenever possible, the connection between an addition and a historic building should be designed so that the addition may be removed at a later date without destroying any original material. Additions to other non -designated buildings within the Uptown District may match the existing design style and need not be removable.

5.5.5 Replace Lost Historical Architectural Features
Damaged architecturally historic features should be repaired rather than replaced whenever possible. The repair of historic materials begins with the concept of minimally affecting remaining original historic materials. Patching, piecing -in, and splicing should be performed when possible rather than replacement. If replacement is necessary, the new materials should match the materials being replaced in terms of color, texture, and other important design features.

Replacement of historic elements should be made with the original materials when possible, but when necessary, substitutions may be made in form, design, and material when the substitute materials convey the visual appearance of the original feature. When an entire feature is missing, it should be replaced utilizing historical plans or photographs.

5.5.6 Minimize Alterations
If alterations to a designated historical building are necessary to ensure its continued use, these changes should not alter, obscure, or destroy historically significant features, materials, forms, or finishes. Such changes may be necessary to provide additional access,natural lighting, orto structurally reinforce seismically unsafe buildings. Facade changes should be considered only after closely evaluating alternate means of achieving the same end. For example, skylights can be used to allow more natural light rather than cutting in new windows which would disrupt the facade, or interior seismic bracing can be used rather than exterior treatments that would obscure the facade.

Yucaipa Uptown Business District Specific Plan

5.5.7 Maintaining Historic Facades
Cleaning historic buildingfacades should always be approached by employingthe gentlest method possible first, and then increasing the severity of treatment as necessary. Brick masonry, wood, and terra cotta should never be sandblasted to clean or remove paint. Sandblasting destroys the protective fired face of bricks leading to water damage, while sandblasting of wood alters its texture. Exterior facades of historic buildings generally need only cleaning to halt deterioration or to remove heavy soiling. However, many owners wish to create a "new" clean look after investing in the rehabilitation of this building. Often simple water, mild detergent, and bristle brushes will provide adequate cleaning of brick and terra cotta. If these methods are inadequate, pressurized steam, and, if necessary, a mild solution of muriatic acid with the steam cleaning may be used.

Paint can be removed from wood by sanding, scraping, chemical solutions, or with a heat gun. Metals on historic buildings should be carefully cleaned using gentle methods if possible, but hard metal may be lightly sandblasted if necessary to remove accumulated paint. All methods of paint removal should meet Federal, State and local codes.

5.5.8 Match Original Windows
The proportion, size and location of existing window openings of historically designated buildings should be respected and maintained. The rhythm of solid -to - void of existing historic buildings should be maintained, including the total percentage of fagade glazing in proportion to solid wall mass glass or tined glass.

Windows in historic buildings were generally wood sash and sometimes metal sash.

A common problem in historic building rehabilitation occurs when windows are replaced with aluminum -framed or other easy -maintenance windows or the operable windows can be rendered fixed. A change in material, depth of opening horizontal or vertical emphasis has a significant effect on a historic building.

Therefore, it is very important that the original historical window type, style and material be retained in rehabilitation. When a window is very deteriorated or missing, replacement windows should match the original.

5.5.9 Maintain Storefront Features
Proportion, scale, and rhythm are important features of historical building storefronts, and should be retained. Original materials should be repaired or, when necessary, replacedwith like materials. The location of the entrance to the building and recess of the entry should be maintained to keep the balance and emphasis of the overall fagade. (See Figure 40) Storefronts are generally the most identifiable part of a commercial building because of their proximity to pedestrians. The elements of a storefront are numerous and include: display windows, signs, entry doors, transoms, kick plates, and window bases of wood, ceramic tile, or plaster.

Awnings should be used for sun control instead of tinted or reflective glass.

Yucaipa Uptown Business District Specific Plan

5.5.10 Match Awning to Building Style
Awning design should be sensitive to the overall fagade in terms of size, scale and color. An awning should not be the predominant element of the fagade.

Historically, commercial buildings often had retractable awnings placed at the transom level that could be extended to create a sun barrier and which served to reduce the perceived height of the building to a more intimate scale. The use of retractable awnings is recommended when historically correct, but not mandatory.

Historic buildings traditionally had sloping shed style awnings of one or two colors that complemented the overall color scheme of the entire building. When rehabilitating building facades, the shape of the awning should be designed to fit the architecture.

5.5.11 Use Historical Colors
Designated historic buildings should be painted in colors appropriate to the architectural style of the building. Please refer to color palette in Section 7.1. Bold primary colors such as pure reds and yellows were not historically used partly because of the paint pigments available at the time.

Yucaipa Uptown Business District Specific Plan

6.0 IMPLEMENTATION PLAN
Integral to revitalizing the Uptown is the implementation of a number of key development concepts, identified in this Specific Plan. These concepts include:
• Enact an in -lieu fee parking program: The purpose of this program is to fund the establishment of satellite parking areas within the Uptown Business District for use by commercial patrons. Commercial businesses will be able to pay a fee to provide for the construction of off -site common/public use parking areas for Uptown patrons, rather than construct on -site parking.
• Establishment of satellite parking areas: The creation of off-street parking lots for the purpose of providing common public parking areas for Uptown businesses and patrons. New parking areas may utilize existing alleys. • Installation of signage, including those for bikelanes: This program involves the installation of street signs, Uptown entry identification signs, and bikelane signs along Yucaipa Boulevard and California Street.
• Installation of fire hydrants: Fire hydrants in the Uptown area need to be upgraded and/or relocated to provide appropriate service levels and availability. • Completion of California Street streetscape intersection enhancements: The upgrades completed along California Street are to be extended south to Avenue D. • Development of the Uptown Anchor: This involves the establishment of an identifiable commercial or civic building near the intersection of Yucaipa Boulevard and California Street. This structure/facility is intended to create a recognizable structure that is referred to by the citizens and creates a focal point for Uptown activities.
• Creation of the Uptown Green: This program involves the establishment of an Uptown park, generally near the intersection of Yucaipa Boulevard and California Street. The park may be part of other related improvements, including the Uptown Anchor and satellite parking areas.
• Consistency of improvements with approved color palette: This program requires the installation of improvements and painting of buildings consistent with the criteria contained within this Specific Plan. Any new construction or change in the appearance of the structure, such as the installation of fagade improvements, requires the color scheme of the improvementbe consistentwith the approvedcolor palette contained within this Specific Plan. Non-compliance with paint palette colors would be a violation of this Specific Plan and require action consistent with the provisions of the Yucaipa Municipal Code.
• Compact streets: This program would reduce the curb to curb width of certain Uptown streets. The purpose of this program is to minimize the need to relocate existing underground utilities and provide a more expansive area for street tree planting near the paved area. This action would improve the area's aesthetic appeal and maintain adequate access for emergency response equipment. Streets potentially affected include Avenues A through D. Design standards for this section would be developed in cooperation with the Fire and Public Works Departments.

Yucaipa Uptown Business District Specific Plan
The following administrative and financing strategies will work toward the implementation of these development concepts.

6.1 Design Review Procedures
Policies and guidelines contained in this Specific Plan are intended to discourage piecemeal development and to create a cohesive development character for the Uptown District. These policies and guidelines will apply to all new development, changes in land use, and building expansions of at least 500 square feet or affecting at least 25% of the existing building area, whichever is less. To ensure compliance with this specific Plan, applicants will submit an architectural elevation of the proposed project to the Planning Department for review and approval, unless part of a conditional use permit. If a conditional use permit was filed in conjunction with the project, the Planning Commission would review and approve the architectural design.

6.2 Financing Plan
Each of the development concepts, listed in Section 6.0 above, will require funding through a combination of public and private dollars. Available mechanisms to fund these improvements are described as follows:
• General Obligation Bonds
• Assessment Districts
• Special Districts
• Sales Tax
• Gas Tax
• User Fees
• Developer Fees
A city-wide traffic mitigation funding program is currently in place. The City can only draw from these funds to construct the planned roadway widening along California Street and Bryant Street. The city also receives annual Community Development Block Grant monies that could be appliedto fagade improvementand residential upgrade programs.

Other potential funding sources include business license fees, parking meter revenues and parking districts, as previously discussed above.

6.3 Relationship to Other City Documents
As proposed, the Uptown Business Specific Plan is consistent with the goals and policies of the City General Plan and Development Code, which includes the implementation of the City's 61h Cycle Housing Element. The Plan also works in harmony with the Citywide Design Guidelines.

Yucaipa Uptown Business District Specific Plan

6.4 Plan Administration
The City Community Development Departmentwill provide an on -going review of the policies, guidelines and standards of the Specific Plan. Amendments to the Specific Plan will be subject to review and approval by the Planning Commission and City Council.

A Specific Plan amendment may also be initiated by a developer. Such amendments will require an application and fee submitted to the Community Development Department, stating in detail the reasons for the proposed amendment. The applicationwill be subjectto review and approval by the Planning Commission and City Council.

All Specific Plan amendments will be processed in conformance with the City Development Code.

6.5 Property Owner and Business Improvement Districts
Two vital components of any revitalization implement plan are project activity funding and centralized management of ongoing activities. A potential mechanism for addressing both funding and management is through the formal creation of a Property Owner and Business Improvement District (PBID). A PBID is a unique assessment district that provides for the guaranteed financial participation by all business owners within the adopted boundaries of the PBID. All monies collected through a PBID are controlled wholly by the participating business owners. PBID's are relatively easy and quick to establish and can be modified annually by the participating businesses. PBID funds can be used for financing critical ongoing revitalization elements such as marketing and promotions, supplemental maintenance, limited public improvements, decorations, and administration of comprehensive downtown business district programs. Typically, establishing a PBID includes the following components:
• Define PBID area boundaries, procure list of all businesses in area. • Develop conceptual annual PBID program; quantify annual PBID costs. • Analyze various PBID assessment formulas and parameters. • Compute typical PBID cost per business based on type, size, location, etc. • Evaluate feasibility / acceptance of assessing businesses for PBID.

6.6 Development Opportunity Reserve
The Specific Plan includes the use of an incentive -based system that is identified as a "Development Opportunity Reserve" (DOR). A DOR establishes a fixed reserve of "dwelling units" and applies an amount to a property in a qualitative manner on a project -by -project basis that may provide for an increased density beyond the maximum permitted density for the site. The greater the project's quality in design, the greater the density the project can obtain.

Yucaipa Uptown Business District Specific Plan

6.6.1 Procedures
a.) The applicant submits a conceptual development proposal, including a site plan, floor plan of the dwelling units, and exterior building elevations. b.) The application is reviewed by Staff for completeness and prepares the application package for Planning Commission review and recommendation to City Council.
c.) Subsequent to Planning Commission review, City Council evaluates the proposal and based on the merits of the project, a percentage increase in density can be granted up to the maximum allowed. For purposes of the Housing Accountability Act, this increase is not considered as part of the base density of the site.

D.) The Applicant can then complete the appropriate Land Use entitlement application process for formal project review.

6.6.2 Dwelling Unit Reserve
a.) The number of dwelling units that establish the Dwelling Unit Reserve amount shall be the maximum amount of 50 dwelling units. b.) The Dwelling Unit Reserve amount shall be adjusted by City Council as part of Development Opportunity Reserve approval actions.

Appendix A
Amendment List
Initial Adoption — 1995
Amendment No. 1 (Case No. 10-095): Adopted 2013 — Provided a comprehensive revision to further enhance the goals of a vibrant, walkable atmosphere and established mixed use development opportunities.

Amendment No. 2 (Case No. 22-164): Adopted - Provided a streamlining approach to mixed use and residential development, consistent with the comprehensive 2016 General Plan update and the 61h Cycle Housing Element, along with text updates reflecting the current condition of the area.

ApFi1, 204-3 i final Adoption: July 1995
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Amendment Prepared by:

CITY OF YUCAIPA PLANNING QT A F4z
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Yucaipa Uptown Business District Specific Plan
Uptown Specific Plan

Current Edition: AtFi{;-2044November 2023
Amendment No. 2

CITY OF YUCAIPA

UPTOWN BUSINESS DISTRICT

SPECIFIC PLAN
Specific Plan 4m,6,Hdi,,t�Prepared and Amended by:

City of Yucaipa Planning Department
A*EUohn McMains
Paul Toomey
Jim Morrissey of PZL, Inc.

Benjamin J. Matlock

CITY OF YUCAIPA

UPTOWN BUSINESS DISTRICT SPECIFIC PLAN

TABLE OF CONTENTS

Yucaipa Uptown Business District Specific Plan
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Yucaipa Uptown Business District Specific Plan

5.4.8 Building Sepafatien .................................................................................... 67

5.5 llistoFie Buildings Design Guidelines ...................... ......................................... 67

5.5.1 G, e- ;; d u, e I R L--,-; e, -Fi v e h ... .................................................................... ........ ..... 67

5.5.2 Aeeept Evolution ........................................................................................ 68

5.5.3 _R P-4 H, 4; and R e, Slefe 8 igni fieant Histe rip Tip. F-11 . .......................................68

5.5.4 Limit the PisFuptien Caused by.kddifiens ................................................. 68

5.5.5 Reel Lesi Historical AFelikeetural r-e-aaw-Fess ..........................................68

5.5.6 Minimize Altemtiefis .................................................................................. 69

9.5.7. Maintainifig Hist-Wic Ra-vu-id-tes; .............................................................. I ..... 16-9

5.5.8 Ma4eh Original Windows ............................................................................ 69 -5. 5. 9 Maintain Stereffent Features...................................................................... 70

5.5.10 Mateh Awning to Building Style ................................................................ 70

5.5.11 Use Histarieal GA-lar.-S .................................................................................. 70

6.1 PesigH Review PFE)eedures ........ ......................................... - ............................. 7-2

6.2 Finaeing Plan .......
an ............................................... ............. ........................... 72

6.3 Rel-ationship to Othef City PeeufneHts .............................................................. 7� 6APlan Administration ............................................................................................ 73

6.5 Pf:epef4y Ownef and Business imprevement PistFiets ....................................... 73

6.6 Pei,elopment OppeAunit), Resem,e .................................................................... 73

6.6.1 PFF-wedufes .................................................................... I ........................................ 74--- Formatted: Tab stops: Not at 0.76"

6.61 P.P.,elling Unit R-es@FN,e ............. ............................. ......... ................................. :74

Yucaipa Uptown Business District Specific Plan
•-------------------- - - - - -- - ----- - - - - -- -------------- -- - - - ----- Formatted: Font: (Default)TiimesNew Roman, 8Pt EXECUTIVE SUMMARY.........................................._..................................................... 1 LandUse Components.................................................................................................... 1 DesignComponents........................................................................................................ 2 Other Specific Plan Components.................................................................................... 2 PROJECTVISION............................................................................................................. 4 Why Is An Uptown Specific Plan Necessary?................................................................ 4 What Do We Expect to Achieve?................................................................................... 5 Specifying Mixed Use Development.............................................................................. 6 1.0 INTRODUCTION.................................................................................................. 8 1.1 Purpose of the Specific Plan ................................................................................. 8 1.2 Regulatory Framework......................................................................................... 8 1.3 Goals and Objectives............................................................................................ 8 2.0 PLANNING CONTEXT...................................................................................... 10 2.1 Location..............................................................................................................10

2.1.1 Regional Location....................................................................................... 10 2.1.2 Planning Area Boundaries.......................................................................... 10 2.2 Existing Setting.................................................................................................. 11 2.2.1 Land Use..................................................................................................... 11 2.3 How To Use This Document.......................................................................... 1645

3.0 OVERALL SPECIFIC PLAN CONCEPT....................................................... 1746

3.1 Overall Land Use Categories and Uses.......................................................... 1746

3.1.1 Land Use Categories............................................................................... 1746

3.1.2 General Land Use Character................................................................... 2249

3.1.3 Residential Development Style............................................................... 2349

3.1.4 Development Regulations and Design Components ............................... 25-4

3.2 Circulation Plan .............................................................................................. 2524

3.2.1 Vehicular Circulation.............................................................................. 2524

3.2.2 On -Street Parking.................................................................................... 2622

3.2.3 Satellite Parking...................................................................................... 2622

3.2.4 Parking Districts...................................................................................... 2723

3.2.5 Pedestrian Circulation............................................................................. 2723

3.2.6 Bicycle Circulation................................................................................. 2824

3.3 Utility Plan ..................................................................................................... 2824

3.4 Design Plan .................................................................................................... 2824 IV

Yucaipa Uptown Business District Specific Plan

3.4.1. Design Concept Organization................................................................. 29-a --*-+

3.4.2 Design Character..................................................................................... 29?5

3.4.3 Alleys......................................................................................................35-29

3.4.4 Street Furnishings................................................................................... 3529

3.4.5 Lighting Concept.................................................................................... 3538

3.4.6 Signage Character................................................................................... 3734

4.0 DEVELOPMENT REQUIREMENTS............................................................. 3832-

4.1 Permitted and Conditionally Permitted Uses ................................................. 383?

4.2 Setbacks and Building Height........................................................................ 4434

4.3 Site Design Standards..................................................................................... 453a

4.3.1 Parking and Vehicle Access.................................................................... 453-5

4.3.2 Screening Methods, Heights, and Materials ........................................... 4737

4.3.3 Miscellaneous Design Features............................................................... 4835

5.0 ARCHITECTURAL DESIGN GUIDELINES ................................................. 5048

5.1 General
Design Guidelines............................................................................. 5040

5.1.1 Architecturally Significant Design Styles and Features ......................... 5141-

5.1.2 Building Design Principles..................................................................... 5141-

5.1.3 Site Planning Criteria.............................................................................. 52421

5.1.4 Building Massing.................................................................................... 5444

5.1.5 Architectural Detailing and Fenestration Criteria ................................... 5646

5.1.6 Plazas...................................................................................................... 5747-

5.1.7 Colors......................................................................................................5848

5.1.8 Integrate Additions.................................................................................. 5849

5.1.9 Signage....................................................................................................5848,

5.1.10 Outdoor Dining....................................................................................... 594-9

5.1.11 Complementary Lighting........................................................................ 6254

5.1.12 Miscellaneous Design Features............................................................... 6352-

5.2 Storefront
Design Guidelines......................................................................... 63522

5.2.1 Storefront Character................................................................................ 635?

5.2.2 Building Components and Materials...................................................... 6453

5.2.3 Storefront Entries & Doors..................................................................... 685-7

5.2.4 Awnings..................................................................................................6958

5.2.5 Clean Masonry ........................................................................................ 7059

5.2.6 Side/Rear Fapade Design Guidelines...................................................... 7059
v

Yucaipa Uptown Business District Specific Plan

5.3 Conversion of Residences to Commercial Uses ............................................ 7169

5.3.1 Residential Conversions.......................................................................... 7160

5.3.2 Modified Development Standards.......................................................... 7160

5.4 Multiple Family Guidelines........................................................................... 7364-

5.4.1 Applicability of Development Requirements ......................................... 7361-

5.4.2 Dwelling Unit Size.................................................................................. 7364-

5.4.3 Pedestrian Entries.................................................................................... 7362

5.4A Balconies.................................................................................................7462

5.4.5 Picture Windows..................................................................................... 7462

5.4.6 Private and Common Open Space Needs and In Lieu Fees .................... 7462

5.4.7 Project Amenities.................................................................................... 7664

5.4.8 Building Separation................................................................................ 7763

5.5 Historic Buildings Design Guidelines, ........................ .................................. 7866

5.5.1 Conduct Research................................................................................... 7866

5.5.2 Accept Evolution.................................................................................... 7866

5.5.3 Retain and Restore Significant Historic Features ................................... 796-7

5.5.4 Limit the Disruption Caused by Additions ............................................. 7967

5.5.5 Replace Lost Historical Architectural Features ...................................... 7967-

5.5.6 Minimize Alterations.............................................................................. 7967-

5.5.7 Maintaining Historic Facades................................................................. 8069

5.5.8 Match Original Windows........................................................................ 8069

5.5.9 Maintain Storefront Features.................................................................. 8069

5.5.10 Match Awning to Building Style............................................................ 8169

5.5.11 Use Historical Colors.............................................................................. 8169

6.0 IMPLEMENTATION PLAN........................................................................... 8278

6.1 Design Review Procedures............................................................................. 8374

6.2 Financing Plan ................................................................................................ 8374

6.3 Relationship to Other City Documents.......................................................... 8374

6.4 Plan Administration........................................................................................ 8472

6.5 Property Owner and Business Improvement Districts ................................... 8472

6.6 Development Opportunity Reserve................................................................ 8472

6.6.1 Procedures...............................................................................................857-3

6.6.2 Dwelling Unit Reserve............................................................................ 8573
Vi

Appendix A — Amendment List
Yucaipa Uptown Business District Specific Plan
viz

Land Use Components
Permitted land uses in the Uptown are generally reflective of those permitted by the City's General Commercial and Multiple Residential zoning districts. Certain types of commercial uses that promote a strong mixed -use pedestrian character are specified in the document and include:
• Entertainment, including movie theaters, night clubs, bars. • Lodging, including bed & breakfast inns
• Restaurants and cafes
• Grocery stores and pharmacies
• Personal and business services
• Residential and/or commercial uses developed separately or integrated either vertically or horizontally
• Health and recreation, such as exercise establishments • Civic uses, such as community cultural center and/or Performing Arts Theater
• Special uses, includingfarmers'marketsandfestivals
• Craft shops
• Satellite public parking
• Uptown Green
Residential uses in the Uptown are permitted to achieve a presidential density of ei er-24 dwelling units per acre, depending upon their lRyalion.. The design standards allow residential dwellings above or adjacent to commercial development to create a vibrant neighborhood typical of cherished historic business districts.

Yucaipa Uptown Business District Specific Plan
Design Components
Design components of the Specific Plan work in concert with the land use plan to re- establish the UptewHUptown as a place where people will come to live, shop, work and recreate. The eFiginal four_ h ^^a d �
c c v oriEtncrzvxn xvwiir^ th axrCi
(3) land use eategeries as aft of the 2012 epecific Plan Amendmentincludes the three (3) following Land Use Districts:

Limited Mixed Use (LMU)
Mixed Use (MU)
Multiple Residential (RM4624
The intent of these new categories iswas to place an emphasis on mixed use development and form -based building design. Each category is defined by a distinctive development character and land use emphasis. -The Limited Mixed Use (LMU) category is located primarily along Yucaipa Boulevard and a portion of California Street and, as such, represents the most significant geographical location. This category limits commercial uses to those that generate the greatest level of pedestrian activity.= Residential development is permitted ,. ithi this ^^^- p to 24 dwelling units per acre is permitted within this District, and may beeitheF vertically integrated into a commercial development project or developed as part of an adjacent standalone residential development. Standalone commercial development is also permitted. The Mixed Use (MU) provides a geographically supporting position adjacent to LMU and along the remaining portion of California Street and within the expanded portion of the project area at the southwest corner of California Street and Avenue D. The MU provides for a similar style of development as the LMU, but also includes with -an expanded number of commercial uses that can be permitted. The balance of the area is Multiple Residential- 4246 (RM-2446). The RM-4624 design criteria provide for pedestrian orientation toward the street with pedestrian walkup stairs and porches, in addition to direct access to the street.

Other Specific Plan Components
Other major components of the Specific Plan include:

A focus upon form -based building design that attempts to create an attractive pedestrian environment through the appropriate placement of buildings close to the street with direct physical access from the street.

Minimum and maximum building heights are specified.

Residential building criteria that create attractive street --oriented fagade°s and entries.

Modified parking criteria, including those for conversions of residential to commercial uses.

Yucaipa Uptown Business District Specific Plan
• A Circulation Plan that describes vehicular, pedestrian and bicycle circulation.
• A Phasing Plan that estimates costs and prioritizes recommended streetscape improvements.
• An Implementation Plan that identifies different�f mechanisms, including financial strategies, that can assist in achieving project goals. • Development Regulations intended to enhance the Uptown's visual character.
• Architectural Design Guidelines that foster good design, enhance the Uptown area's pedestrian orientation, and promote quality development. • Development Opportunity Reserve to provide incentives for enhanced architecture and project design in return for an permitted increase in dwelling unit density subject to City Council approval. • . - - Formatted: Normal, No bullets or numbering
3 Yucaipa Uptown Business District Specific Plan

PROJECT VISION
The Historic Yucaipa Uptown area contains many of the essential facets of local urban life and how citizens see themselves and their City as a whole. While other cities develop in the typical suburban pattern with standard commercial and residential development that seem to be from the same mold as other cities, along with associated traffic congestion and a lack of identifiable character, the citizens of Yucaipa see their city as unique, set aside from what is now considered the normal Southern California pattern and style of development. Exiting Interstate 10 Freeway and heading into town brings residents back to a lifestyle that seems to be lost in other areas. Geographically, Yucaipa is situated near the edge of an urban region. It is best known for its quiet streets, close -nit neighborhoods, ease of local convenience, and a small town atmosphere that attracted many to make this city their home. While Yucaipa has grown over the years, this has not occurred to the point that it has lost its connection with the past or no longer reflects local history. The Uptown area contains many of these attributes, with small retail and service shops, independent automotive businesses, small home-grown eating establishments, churches and neighborhood centers, and quiet walkable streets. The City's Uptown is not an isolated feature located off the beaten path, but an integral part of the City's development pattern, with many viable businesses and neighborhood facilities.

Why Is An Uptown Specific Plan Necessary?
As stated above, the overall purpose of this Specific Plan is to enhance the existing Uptown area. However, an important first question to ask is why the City should undertake an amendment to the existing Specific Plan or even focus on enhancing the existing uptown area? In evaluating this question, one could start by citing existing facts. As noted above, the Uptown area is an integral part of the City. Many cities have moved their geographic focus beyond their downtown area into newly development portions of their cities. As such, some downtowns exist in name only and are no longer relevant as an active part of city life. However, Yucaipa's downtown area is located along the City's primary business roadway and integrated within the roadway network. Most of the City's commercial centers and public institutions are located along Yucaipa Boulevard, with the Uptown area containing a number of these commercial establishments. Many of the Uptown uses are patronized by both the adjoining neighborhood and citizens at large for a variety of activities and pursuits, including retail and service uses, recreation, church and religious worship, senior activities, as well as civic functions where local organizations meet or have offices. The downtown is also in close proximity to other civic uses and business uses, 4 Yucaipa Uptown Business District Specific Plan
including the City offices, library, transit center, and several more typically designed shopping centers.

Lastly, the Uptown represents an important geographic element in the City's design. Its location is somewhat reflective of a door hinge in which the Uptown Business District is at the easterly end of the Yucaipa Boulevard and approximately equal distance from the developed portions of the City 4iyi loin to the north and south. Bryant Street, which traverses the easterly project boundary, represents the most significant easterly roadway that provides major north/south access. —While the existing City street design easily allows one to avoid the downtown area, it can also be easily accessed from a number of locations throughout the City.

As such, a strong argument can be made for having a vibrant and active Uptown due to its integral setting, land uses, and overall association with the needs and operation of daily activities.

What Do We Expect to Achieve?
The Uptown area has a rich history with the potential for future opportunities. However, the area cannot be frozen in time and expected to achieve improved benefits for both neighborhood businesses and residents or even the City as a whole. The Uptown area can continue to evolve as an urban core, yet it is important to maintain those features that best reflect its existing setting, namely that of a walkable area situated in close proximity to other businesses and residents. One of the changes envisioned is the addition of new businesses and residents to provide expanded business and housing opportunities while improving the area's visual attractiveness. One method of achieving this result is to allow development commensurate with the area's existing urban setting, such as wee Ae►3 two- and three-story buildings for apartments, mixed -use development, and stand- alone commercial development to create an adequate mix of uses that mutually enhance each another.

New restaurants, businesses, and entertainment options have significantly increased the activity and commerce of the area, and new housing opportunities have further supported the vibrant area intended by the Specific Plan. Continued efforts to implement the Plan will further highlight this special place in Yucaipa.

Specifying Mixed Use Development
This amendment to t-lhe Uptown District Specific Plan reflects the continued desire to enhance and revitalize the City's historic uptown area, as was first expressed in the original Plan adoption in 1995 and enhanced by its first amendment in 2013. Amendments —This sent iteFatie+i-reflects the continuous planning process where updates are made to help better achieve m white iethe communitv's desires, withhave been aehie �ed and ether plan pEoposals need to be ad necessary adjustments4wAed tothal best reflect changing conditions and desires.

A and needs to further continue the growth and success of the area Th9s noted abeve, t Uptown area is one that is distinctly urban in character. This urban style is characterized by a number of factors, including the placement of buildings on or near property lines, the absence of setback landscaping typically found in suburban shopping centers, parking located adjacent to buildings, and residences in close proximity to commercial businesses and neighborhood -level services. One of the components of this Specific Plan amendment is to build upon and enhance this urban character through the specific incorporation of mixed use development references and standards. The focus upon mixed use development is intended to increase the area's vitality through the maintenance of a walkable, pedestrian friendly environment, by providing a mixture of amenities ift elase proximity'^near each other for both residential and business uses.

Mixed use development criteria are most appropriate in areas with a strong urban character and where space is at a premium. In Tthe Y-ueaipa-Uptown, commercial businesses are physically connected to each other by common walls and property lines rather than . Many Upto • n buildings are not designed as separated stand- alone structures or sites separated from other buildings by parking lots or driveways. Streets in the Uptown area reflect a short block grid system itt •.where block lengths are reduced, allowing pedestrians ease of access into an out of the area.

The mixture of uses and associated design features promotes ease of pedestrian movement by negating the need for multiple vehicle trips to various locations. The reRt4in—reduction in vehicle trips improves air quality and reduces noise levels, thereby improving the pedestrian experience. As visitors walk in Uptown, they are able to pass through a variety of commercial businesses, encouraging the patronization of those establishments and improving the overall economic opportunity. The urban form of Uptown it also also allows public improvements to be directed toward the pedestrian rather than the vekicievehicle — this area is meant for people to visit rather than cars to drive through. As a result, the area 6 Yucaipa Uptown Business District Specific Plan
is able to maximize space for economic opportunities, including areas for businesses and residences, rather than devoting the limited acreage of the area for empty spaces used for parking lots or other types of lower -yield land uses.

Mixed use development can also provide for a variety of housing styles and opportunities.

The type of development and design criteria applied in mixed use developments also varies from typical development standards due to the close proximity of public and public spaces, whereby business or residential building entry points, for example, are either adjacent to or in close proximity to public sidewalks. Having residential areas in close proximity to businesses also provides a form of security for both residents and patrons because "eyes on the street' exist throughout the day and night, just not during business hours. This occurrence can also cause businesses to stay open longer and, as a result, increase the duration of pedestrian activity, thereby reducing the times of limited activity.

Yucaipa Uptown Business District Specific Plan

1.0 INTRODUCTION

1.1 Purpose of the Specific Plan
The Uptown Business District (Uptown) is Yucaipa's historic commercial center.

Comprised predominantly of small, neighborhood -serving businesses, the Uptown faces certain competition from future commercial development proximate to Interstate 10 freeway and Yucaipa Boulevard. This Specific Plan lays out a long- term design and development strategy to revitalize the Uptown and ensure its future as a commercial district.
- Formatted: Heading 1
The focus of this Specific Plan is on design guidelines for streetscape and architecture, and development implementation programs to enhance business activity. This plan • ill Tune.:.., as an Eweflay zone, working in concert with existing City policies and regulations including the 2016 General Plan update and the 6_Cycle Housing Element. Through its implementation, the Specific Plan is Formatted: superscript intended to spur economic activity and preserve the Uptown's unique historic resources.

1.2 Regulatory Framework
t- - - - Formatted: Heading 2
Contents of the Uptown Business District Specific Plan conform to California Government Code Sections 65450 through 65457 that regulate specific plan documents. This Specific Plan is an implementation document, consistent with the adopted goals and policies of the City of Yucaipa General Plan. Upon adoption by the City Council, this Specific Plan will supplement the City of Yucaipa Development Code. In instances where conflicts exist between this Specific Plan and existing concept plans, master plans or zoning standards relevant to the Uptown project area, this document will take precedence.

1.3 Goals and Objectives
- - - J Formatted: Heading 2
Goals and objectives of the Uptown Business District Specific Plan were defined through a series of community meetings with Yucaipa residents and business owners. These goals and objectives, stated below, direct the intended focus of the Specific Plan document. Future amendments to this Specific Plan will be consistent with these goals and objectives:

Goal 1: Promote the economic vitality of the Uptown.

Objective 1. 1: Encourage a mix of commercial and residential land uses.

Encourage night-time activities including restaurant,
performing arts theater and/or cultural center.

Objective 1.4:

Encourage neighborhood oriented businesses to serve
adjacent residential areas.

Objective 1.5:

Foster pedestrian orientation in the central area.

Objective 1.6:

Increase desirability and density of adjacent residential neighborhoods to help fuel Uptown economic activity.

Goal2:

Preserve and enhance the historic character of the
Uptown.

Objective 2.1:

Establish architectural guidelines that preserve the
"downtown" or "Main Street' character of existing
structures.

Objective 2.2:

Establish architectural guidelines that require new
construction to be consistent with the historic character in terms of materials, scale, and design elements.

Goal 3:

Enhance the aesthetic character of the Uptown.

Objective 3.1:

Encourage installation of shade trees on private property and in certain streetscape areas.

Objective 3.2:

Provide pedestrian amenities in certain Uptown areas,
including benches, pedestrian lighting, and theme paving.

Goal 4:

Improve the vehicular circulation of the Uptown.

Objective 4.1:

Provide adequate roadway capacity to reduce vehicular
congestion.

Objective 4.2:

Increase on -street parking.

Objective 4.4:

Improve circulation within alleys.
0 Yucaipa Uptown Business District Specific Plan

2.0 PLANNING CONTEXT

2.1 Location

2.1.2 Planning Area Boundaries
Boundaries for the Specific Plan study area generally follow a T-shaped configuration: bordered on the north by Acacia Avenue; on the east by Bryant Street then narrowing to Adams Street; generally on the south by Avenue D, including five (5) acres at the southwest corner of Avenue D and California; and on the west by Second Street then narrowing to First Street, including approximately 0.5 acres on the northwest corner of Avenue B and I" Street. (See Figure 1) •- Formatted: Heading 1
•- - Formatted: Heading 3
v: nrrw-vnc:f�nwmff xn ,�u:?ram; v-y ics+m+rrtv�me_ af-r.•+r- In,❑ z i_>E.j,,==an W I�'-•r. -e 'R'"�'£ it 9�
os� B�r1c.,�
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Figure 1 -Planning Area Boundary__ _ - Formatted: Font color: Text 1 40 Yucaipa Uptown Business District Specific Plan

2.2 Existing Setting - - - - ' Formatted: Heading 2
This section briefly describes the existing character of the Uptown in terms of land use, circulation and utilities.

2.2.1 Land Use — - - --I Formatted: Heading 3
General Plan and Zoning
Yucaipa's General Plan, adopted initially in September 1992 and amended in 2894updated in 2016, designates most of the Uptown as General Commercial (CG).

Under the General Commercial designation stores, offices, service establishments and amusements, offering a wide range of commodities and services to meet neighborhood and community needs, are permitted. The remaining portions of the Uptown are designated Multiple Residential (RM), as shown on Figure 2.

I _A IL-.-.
vucaip.i CIA el"
IF
- Formatted: Centered
- Formatted: Left, Tab stops: Not at V
-14

Yucaipa Uptown Business District Specific Plan
Figure 2 - Official Land Use District Map
Theme , ... �, Specific Plan boundary is depicted in light blue.

The City of Yucaipa utilizes a one (1) map system in which the General Plan Land Use Map also identifies the underlying and implementing zoning districts. As such, the General Plan Land Use designations also reflect their implementing zoning districts with the same name and reference designation, as provided by the City's Development Code. The General Commercial (CG) zoning District permits a wide array of uses subject to obtaining a Conditional Use Permit (CUP). These uses include office, service, retail, lodging, recreation/entertainment, wholesale/warehouse and limited manufacturing uses. The CG Development Code standards also permit dwelling units in conjunction with a commercial use, subject to a Planned Development Review. This provision does not identify the number or density permitted within the General Commercial District.

The Multiple Residential (RM) zone; permits a maximum base density of 8.7 dwelling units per acre, subject to a CUP_. Density fbr senief hetis to 16 dwelling units per aefe. Tht_- R44 _7F9;w_-, -R'-'.;E) al!E)'A'S fef certain speeial uses,

Yucaipa Uptown Business District Specific Plan
6"' Ycle Housinr Element - - Formatted: superscript
The City of Yucaipa adopted its 6th Cycle Housing Element on September 12 — - - � Formatted: Indent: Left: 0.5", First line: 0^ ) 2022. Among its goals and objectives for Housing Development throughout the community, the Housing Element also included programs to streamline development within Uptown, adding more consistent and objective requirements so property owners and developers can better invest in the area. A key program for the Housing Element is the modification of the residential development requirements of the area, which originally had a base density of 16 units per acre as a "by right" density that could be modified to 24 units per acre with approval of a Development Opportunity Reserve. Instead, the Housing Element identifies that the permitted density shall be 24 dwelling units per acre, approved as a by -right land use, to create a consistent, and predictable outcome. - - -- - - Formatted: Font: Not sold, Not Italic Land Use Characteristics
Small, neighborhood retail and service establishments are the dominant land use in the Uptown. A few industrial uses and a number of undeveloped parcels also are present. Most of the existing structures were built prior to 1955, and generally are in fair condition. A number of these buildings currently are vacant.

Residential uses in the Uptown are predominantly single family dwelling units. A few small multi -family dwelling units also are present. Most of the residential structures were built prior to 1960, and are in fair to good condition. However, a high -density senior housing project was developed in the early 2010s, and has been a successful addition to the area.

2.2.2 Visual Character
The Uptown is generally characterized by one story commercial buildings located at the street right-of-way. Parking is generally provided in the rear of the buildings.

Landscaping is minimal and business signage is inconsistent. The buildings generally are wood -framed construction. A few of the older buildings are masonry.

Historic Name Address
Odd Fellows Hall (Little Theater) 12135 California Street Gazzo's Country Store 12113 California Street
hildremws 1lateher 35007 Yueaipa Boulevard
49 Yucaipa Uptown Business District Specific Plan
The Uptown area also features several Mid-century commercial buildings that have been preserved following the adoption of the Specific Plan, including those at 35018 Yucaipa Boulevard, 35034 Yucaipa Boulevard. and 35120 Yucaipa Boulevard. The City of Yucaipa also completed the Performing Arts Center and Uptown Park facility at the corner of Yucaipa Boulevard and California Street, which features a craftsman design influence similar to other municipal structures in the Ci Y-rzc-a4ge{�",les 7;re�-33Aleeai}Bou.evara
Overall, the study area is generally clean and free from graffiti. Chain link fencing remains min both the commercial and residential areas and detracts from the Uptown's general appeafaReeappearance but has been reduced over time with new development.

2.2.3 Circulation
Vehicular Circulation
Major roadways serving the Uptown are Yucaipa Boulevard, running east -west, and California Street, running north -south. Yucaipa Boulevard provides primary freeway access from Interstate 10 Freeway (I-10). The General Plan designates Yucaipa Boulevard as a scenic highway and a major highway up to where it reaches the Uptown, at which point it is designated a secondary highway. Between Second Street and Bryant Street, Yucaipa Boulevard currently is developed with an 80-foot right-of-way, containing: one travel lane in each direction; on -street parallel and angled parking; and 6-foot minimum sidewalks on both sides of the roadway.

All other streets in the study area are local streets.

Public Transit
OmniTrans provides bus service to the Uptown, with stops located along Yucaipa Boulevard and California Street.
-14

Yucaipa Uptown Business District Specific Plan
Bicycle Access
Yucaipa Boulevard is designated by the General Plan as a Class III bike path. It currently extends from the I-10 through the study area and to Flag Hill Park. The path connects to regional trails and major facilities, including: Sand Canyon Road, Oak Glen Road, Crafton Hills Park, Yucaipa High School and Yucaipa Regional Park. California Street also is planned to be a Class III bike path.

2.2.4 Utilities and Services
Utility service to and within the study area is provided by the following entities:

Cable Gab Frontier
Electric Southern California Edison
Gas Southern California Gas Company
Telephone Verizon
Water Yucaipa Valley Water District
Sewer Yucaipa Valley Water District
Solid Waste Yucaipa Disposal Company
Water and Sewer
Water and sewer facilities exist within the Uptown Business District and are adequate to meet existing and projected development needs. Yucaipa Valley Water District, in coordination with the City, monitors future growth to ensure existing standards are met. Future development will be required to install and/or relocate fire hydrants and water/sewer lines, if necessary, to serve the north side of Yucaipa Boulevard. No other water line improvements in the Uptown are currently planned.

As part of the widening of California Street between Yucaipa Boulevard and Avenue D, telephone and electric lines along this street were undergrounded.

Undergrounding utilities is consistent with the Specific Plan goal to enhance the Uptown's visual appearance.

2.3 How To Use This Document
Yucalpa Uptown Business vlstrlctspeclflc Plan
be required to install these improvements. Aside from improvements undertaken by new development, various mechanisms exist to fund these improvements and are utilized by the City, including Community Development Block Grants (CDBG) and Property Owner and Business Improvement Districts (PBID). - - Formatted: Normal, Justified, Indent: Left: 0.5", Tab stops:
0", Left
�- Formatted: Heading 2
This document is organized to provide the reader with an initial overview of the plan concept in Section 3.0 OVERALL SPECIFIC PLAN CONCEPT, which discusses both private property use and public right of way improvements, including land use categories; general land use character, including generally allowed uses; residential development styles; pedestrian and vehicle circulation design and parking; public improvements required within each land use category, such as street trees, pedestrian paving, and street paving materials; public signage; alleys, and; street lighting concepts. Subsequent Sections 4.0 DEVELOPMENT REQUIREMENTS pnd 5.0 ARCHITECTURAL DESIGN GUILDELINES , - Formatted: Heading 2 Char provide greater design detiif and focus principally on private property use and new development requirements.

Yucaipa Uptown Business District Specific Plan

3.0 OVERALL SPECIFIC PLAN CONCEPT
F- - - Formatted: Heading 1
The Specific Plan concept articulates a vision for the Uptown as an attractive, pedestrian friendly, mixed -use activity center with a combination of commercial and residential uses where people will come to live, shop, work and recreate.

3.1 Overall Land Use Categories and Uses

3.1.1 Land Use Categories
•- - - Formatted: Heading 2
Permitted land uses for the study area are generally articulated in the City of Yucaipa General Plan and Development Code documents. The existing General Plan Land Use designations are General Commercial (CG) and Multiple Residential (RM). The Uptown Business District Specific Plan serN,es as an eN,erlay zone €f—theprovides standards specific for the study area to achieve the community's vision; and establishiages the following three (3) land use categories as displayed in Figure 3 and discussed below:
• Limited Mixed Use (LMU): This category applies to areas generally located along Yucaipa Boulevard, within the CG General Plan Land Use District. This category also permits a base residential density efup to 24+6 dwelling units per 47 Yucaipa Uptown Business District Specific Plan
acre, up to a Fnaximufn of 24 dwelliHgs pef aere. Residential or commercial development need not be constructed as part of a single development project, but must be integrated with adjoining commercial and/or residential uses. The maximum building height varies depending upon the type of use. Mixed use development that are vertically integrated with the first story devoted to commercial use and the balance for residential uses is allowed, and is-� Nov 1:
removed
«` steFies or 35 fi�et. F first floor commercial development may extend up to standards to 25 feet in height, depending upon interior design needs. Additional residential consolidate development capacity may be provided through the Development Opportunity requirements Reserve listed under Section 6.6 of this Specific Plan. This land -eategeffime- to Ch 4 category also limits the types of permitted commercial uses to those that generate higher levels of pedestrian activity, as well as those that represent suitable compatible uses.

Mixed Use (MU): This category applies to the balance of CG General Plan Land Use District area not covered by the LMU category and also allows a base residential density up to 24 dwellingunits nits per acre dwell:.,.. units . acre, p to a mwiimum of 24 dwellings per acre Similar to the LMU category, residential or commercial development need not be constructed as part of a single development project, but must be integrated with adjoining commercial and/or residential uses. The building height pfevisions afe the same as the LMU eategeiy-
Multiple Residential (RM-2"): This category applies to areas within the RM General Plan Land Use District, at a density of 4624 dwellings per acre, like the LMU and MU districts. However. this district serves as a transition to the surrounding residential areas, and commercial uses are prohibited. In addition, ¢reater emphasis on buildine mass is reouired to effectively "step down" to the heights of the surrounding development
steFies.

Figure 3

LAND USE MAP
Acacia Street _ _-..-
t- - - Formatted: Indent: Left: W

Yucaipa Uptown Business District Specific Plan
Land Use Desienations Formatted: Indent: Left: o"
Limited Mixed Use (LMU)
Mixed Use (MU)
Multiple Residential RM-24 — 2446 d.u./ac. (n n
44 Yucaipa Uptown Business District Specific Plan
- - (Formatted: Left J
The purpose of the three (3) categories is as follows:
• Both Mixed Use categories reflect the desire to combine commercial and residential uses in close proximity to each other, such that they mutually support the development of each type of land use. Any project developed within either Mixed Use category permits a variety of development options, as delineated below:

Formatted Table
A mixture of commercial and
residential uses that are vertically , I
integrated, in which residential
dwellings are located above
commercial uses.

A mixture of commercial and
residential uses that are
horizontally integrated, in which
commercial and residential uses are
sited adjacent to each other.
4ttly_ commercial or residential
development is permitted as a
snarate land use within the Mixed
Use category. Development
ejects need not combine both
land uses.

Formatted: Justified, Right: 0"
�- - - Formatted: Justified, Right: 0"
`- - Formatted: Justified, Indent: Left: 0", Right: 0"
-- Formatted: Right: 0"
20 afe ordeal,
which ,.ntia-r'"'1
. integrated,
dwellings
1,
..1 uses.

Yucaipa Uptown Business District Specific Plan
24 Yucaipa Uptown Business District Specific Plan
Only 081HIReFoial
680 Category.
flG@d=flOt=e@fltbi!IO both
d r" _
The Limited Mixed Use category providet
Use category, except a limited or reduced number of commercial uses are allowed. This limitation is intended to focus business develop upon those uses with higher pedestrian activity levels that are generally associated with retail and restaurant establishments.
• The RM category permits a maximum of 244-6 dwelling per acre; consistent eurrent requirements.

3.1.2 General Land Use Character
Formatted: Justified
•- - - Formatted: Heading 3
Permitted and conditionally permitted land uses within the LMU, MU, and RM- 2446 land use categories are noted in Section 4.1. The types of land uses allowed within the Uptown Specific Plan generally provide high levels of pedestrian activity or support such uses. The general types of uses permitted or conditionally permitted within these land use categories are listed below:
• Entertainment, including movie theaters, night clubs, bars • Anchor Retail and General Retail
• Restaurants and cafes
22 Yucaipa Uptown Business District Specific Plan
• Breweries, Wineries and Wine tasting, and Distilleries • Personal and business services, such as barber shops, hair and nail salons, print shops, office supplies, and shoe repairs
• Offices, such as banks and financial institutions, real estate offices, medical clinics
•shmenaH
including
bed & bfea!EQst inns
• Residential and/or commercial uses developed separately or integrated either vertically or horizontally
• Civic uses, such as performing arts theater and community and cultural center • Special uses, including farmers' markets and festivals • Public parking
• Uptown Green (See section 3.4.2)

3.1.3 Residential Development Style t- - - ' Formatted: Heading 3 The style of residential development envisioned within the Uptown Specific Plan is focused toward creating increased pedestrian activity along adjoining public streets by orienting building frontage and obtaining pedestrian access directly from the street. Examples of these design styles include the following:
29 California Single familBungalow:

Balconies are also allowed to
encroach within the street side
setback areas to provide enhanced
street visibility and security.

Big House Design: This type of
design reflects the look of a large
stand-alone single family house with
a central patio design feature and a
single walkway extending from the
sidewalk. However, thine building
design can provide up to threefour
(34) attached residences with direct
outside access to each unit occurring
from the primary walkway that
branches out along the front of the
building.

Yucaipa Uptown Business District Specific Plan
W,
24 I

rucalpa Uptown Buslness DlstrIctSpecI ie Plan
• Bed and Breakfast Inn: This design also reflects the design style of a very large single family building. However, it varies from the Big House Design through the use of an enclosed porch that represents the primary building entry area.

This type of design can provide up to 12 separate dwellings.

3.2 Circulation Plan
The Circulation Plan describes the three primary modes of travel that will serve the Uptown:
• Vehicular Circulation
• Pedestrian Circulation
• Bicycle Circulation

3.2.1 Vehicular Circulation
Vehicular access to the Uptown will be primarily from Yucaipa Boulevard and California Street. Improvements to these roadways will be accomplished within their existing or master planned rights -of -way. Figure 4 illustrates the Motor Vehicle Circulation Plan for the study area. Roadways, alleyways, OmniTrans, and Omni -Go bus routes and stops exist through the project area. Designated satellite parking areas also are indicated.

Yuca/pa Uptown Business DIstrlctSpec/ficPlan
carry. Therefore, it is anticipated that Level of Service "C", which is the City's target level, will still be achieved even as California Street remains at one travel lane in each direction as proposed within the Uptown Specific Plan area.

Table 1
Summary of Street Elements
ITEM

CALIFORNIA STREET

YUCAIPA BOULEVARD

PROPOSED

EXISTING
No. Lanes
2 2
Parking
Diagonal and Parallel
Diagonal and Parallel
Travel Lane
Width
14 feet
12 feet
Left Turn
Lane
No
Roundabout
Right Turn
Land
No
Roundabout

3.2.2 On -Street Parking
•- - - I Formatted: Heading 3
While the overall parking supply in the Uptown is generally greater than the overall demand, which is typical for the initial stages of a revitalization effort, the demand for public parking in the center of the Uptown District exceeds the supply of on - street parking. Diagonal parking is proposed for both sides of California Street between Acacia Avenue and Yucaipa Boulevard, and on the south side of Acacia Avenue between California and 15t Street. Parallel parking will remain on other streets within the study area. As the revitalization efforts continue to increase parking demand, consideration should be given to implementing a 2-hour restriction for on -street parking.

3.2.3 Satellite Parking
F- - - Formatted: Heading 3
In addition to available on -street parking, satellite parking is strongly encouraged in the Uptown. Benefits of satellite parking include the following:
26 Yucaipa Uptown Business District Specific Plan
Promotes pedestrian activity; pedestrian activity promotes shopping.

Enables private developments to share parking costs.

Offers private developments opportunity to provide parking off -site and increase development potential of their parcel.

Satellite parking can be established through a number of mechanisms, including the use of an in -lieu parking fee, as referenced in the Parking Districts section below.

The in -lieu parking fee would, for example, apply to a newly constructed commercial building and/or commercial business or a change in use of an existing commercial building that would require additional parking beyond that which could be reasonably achieved on -site. Smaller lot sizes within the Uptown District minimize available land for on -site parking spaces. In addition, the intent of this Specific Plan is to enhance development opportunities and encourage access to multiple businesses at one time, similar to the concept of a typical shopping center and combined area parking. The development of satellite parking lots for use by the public would assist in providing necessary public use parking areas for District patrons. The fee program would not specify the use or allocation of certain spaces for particular business enterprises.

Yucaipa Uptown Business District Specific Plan
Pedestrian access along alleys connecting to satellite parking areas also is encouraged.

Amenities to enhance pedestrian travel, including shade trees, planters, awnings, benches and light are encouraged. Pedestrian travel and/or accessibility throughout the Uptown District should be designed to coexist with the temporary use of the public right of way for such activities as outdoor dining or drinking establishments, the placement of temporary freestanding advertising signs, sometimes referred to as sandwich boards, or the placement of merchandise for sale. Clear pedestrian travel areas, a minimum of three (3) feet in width, shall be provided and maintained around these features throughout the Uptown District. Please refer to Sections 5.1.7 Signage and 5.1.8 Outdoor Dining for additional information.

3.2.6 Bicycle Circulation
- - - I Formatted: Heading 3
Enhancing bicycle travel along Yucaipa Boulevard will benefit the Uptown.

Linkages to regional trails, parks, and school facilities will attract cyclists to the area. Proposed bike routes are located along Yucaipa Boulevard and California Street. Bike racks and/or lockers will be incorporated into all new development and public parking areas as determined by the City Community Development Director.

3.3 Utility Plan •- - - Formatted: Heading 2
Future development will be responsible for any utility upgrades.

3.4 Design Plan t- - ' j Formatted: Heading 2
Urban design components of the Specific Plan create an environment that will enhance the unique "downtown" or "Main Street" qualities of the study area, and benefit the Uptown in a number of important ways:
• Improve the overall visual character.
• Encourage pedestrian activity.
• Recall Yucaipa's agrarian past through the use of shade trees and artistic elements.
• Preserve the historic character.
• Create a cohesive visual identity.
• Create an environment conducive to the type of land use and business activity this Specific Plan seeks to attract.

The Design Plan is comprised of two components: 1) Design concepts that depict specific streetscape elements within the public rights -of -way; and 2) Design 28 rucalpa Uptown Bus/ness DlstrlctSpeclflc Plan
guidelines that describe general site development requirements for parcels within the Specific Plan area. Streetscape elements employ various street tree and lighting schemes to create special environments along the Uptown. Site development guidelines describe minimum standards for such components as on -site parking, lighting, signage, architectural character and landscaping.

This section describes the streetscape design concept. Site development guidelines are presented in Sections 3.0, 4.0, and 5.0 of this Specific Plan.

3.4.1. Design Concept Organization
t- - - Formatted: Heading 3
The streetscape concept, illustrated in Figure 6, is comprised of gateways to the Uptown and specific streetscape elements. Gateways will be located at intersections at Second Street and Bryant Street on Yucaipa Boulevard, and at Avenue "D" on California Street. Gateways will note the unique identity of the Uptown District. Major gateway features include special paving, lighting, landscape, and signage treatments. (See Figure 7)
Specific design elements are defined in terms of the three (3) land use categories identified in Section 3.1.1. (Refer to Figure 3):

3.4.2 Design Character
— - - Formatted: Heading 3
Major design and development elements that establish the character for each land use area are described below.

A. Limited Mixed Use (LMU) Land Use Category
The central corridor through the Uptown District is the area along both sides of Yucaipa Boulevard. Some of the desired features within this area are illustrated in Figures 8 and 9. Pedestrian uses and orientation is to be maximized, with -shade elements, landscape, theme paving, street furniture and pedestrian lights at each key intersection. The design treatment is intended to slow traffic and encourage motorists to park their cars and shop. Other defining elements include:
• Specialty uses, including: bookstores, galleries, restaurants, cafes, craft shops, antiques, etc.
• Lighted off-street parking areas, with well -lit pass-throughs or greenways connecting parking to street fronts.
• Street trees in public rights -of -way.
• Intersections receive enhanced paving at corners and crosswalks. • A fagade improvement program to encourage renovation of older commercial buildings.
• Contains the Uptown Green and other specialty areas described below. • Diagonal parking on California Street to increase on -street parking. • Pedestrian lighting on California Street, increased lighting on Yucaipa Boulevard.
29 Yucaipa Uptown Business DistrietSpecifle Plan
30 Yucaipa Uptown Business District Specific Plan

Buildings in the Uptown Anchor should front on Yucaipa Boulevard and California Street to maximize exposure to the street.

To create the Uptown Anchor, the City of Yucaipa developed the Yucaipa Performing Arts- - - i Formatted: Indent: Left: 0" Center (YPAC), which opened in Spring of 2019. The YPAC is a 16,200 sq. ft. facility with a 10.500 sq. ft. multi -purpose theater providing retractable seating for up to 291 or a capacity of 500 people standing and includes an indoor/outdoor stage with an adjoining 14,000 sq. ft. open air plaza for audiences. The YPAC includes programming for Yucaipa - sponsored festivals, as well as provides concerts, theatrical shows. and private rentals for parties, weddings, and other related events. To pmmete development of the Uptown Aneher, the G a.y may .ac.a.v to iHitia4e an aggFessive mafketing and nti
Formatted: Indent: Left: 0.5"

2. Uptown Green
As part of the YPAC facility, the Uptown Park was developed to implement then Uptown Green that was initially is -envisioned as a civic open space for community gatherings, such as elements of a farmer's market, festival activities, and other entertainment activities within the Uptown area Consistent with the initial specific plan, this park includes the followine
t- - Formatted: Indent: Left: 0.5" 1
• Water feature
• Shade trees and arbor elements
• Benches, pedestrian lighting, theme paving
• Flexible stage or presentation area

3. Streetscape Concept
Special streetscape treatments are established to enhance the pedestrian character of each of the three (3) land use categories. The treatments describe a 3t

Yuca/pa Uptown Business OlstrlctSpeclflc Plan
recommended palette of street trees and pedestrian paving materials. Minimum recommended installation size for street trees is 15-gallon.

Streetscape design treatments for the LMU category create an intensely pedestrian area. Proposed streetscape improvements to California Street are depicted in Figure 15, including Acacia Street.

Special design treatments are recommended at alleys to create pedestrian pass- throughs, linking proposed satellite parking areas to businesses. (See Figures 16 and 17)
Proposed streetscape treatment for California Street between Avenue B and Avenue D is depicted in Figure 18.

Along California Street, a canopy tree, such as one of the following, is recommended:
• Podocarpus Gracilior (Fern Pine)
• Sapium Sebiferum (Chinese Tallotree)
• Chioanthus Regins (Chinese Fringe Tree)
• Cercis Canadensis "Forest Pansy" (Forest Pansy Red Bud) • Pyrus C. `Badford" (Bradford Pear)
• Koelrueteria Bipinata (Golden Rain Tree)

B. Mixed Use (MU) Land Use Category
Development character within this land use category provides the gateways to the Uptown. Major elements of this area are intended to complement the LMU land use area. These elements include:
• Retail, commercial, office and mixed -use developments are emphasized. 32 Yucaipa Uptown Business District Specific Plan
• Pedestrian orientation, especially at plazas, courtyards, and building entries. • Intersections receive enhanced paving at corners and crosswalks similar to LMU.
• Accommodates the use of single family homes for business uses.

1. Streetscape Concept
On California Street, street trees will occur as part of setback landscaping, except at intersection pop -outs. See Figure 16 for general streetscape concept.

2. Street Trees
The following lists of trees are recommended for these districts. Street trees in these districts are to be installed within the setback area of private property.

Development project applicants will be responsible for installation and maintenance of these trees.

On First Street and Adams Street, a deciduous canopy tree will be used, such as one of the following:
• Pistache chinensis (Pistache)
• Sophora japonica (Chinese Scholar Tree)
• Ulmus parvifolia "Brea" (Chinese Elm)
• Cercis Canadensis (Red Bud)
• Chioanthus Retusus (Chinese Fringe Tree)
Part of the Uptown heritage is the presence of mature cedars and other conifers. To recall this heritage, a specific conifer or cedar is identified for each of the lettered "Avenue" streets:
• Avenue "A" — Cedrus deodora (Deodar Cedar)
• Avenue `B" — Pinus canariensis (Canary Island Pine)
• Avenue "C" — Calocedrus decurrens (Incense Cedar)
• Avenue "D" — Pinus pinea (Italian Stone Pine)

3. Pedestrian Paving Materials
Sidewalk materials and finish will be as identified above for the LMU Category.

A.— � - Formatted: Not Hidden
•------------------------------------
B.— Formatted: Indent: Left: 0.5', Numbered + Level: 1 + C. Multiple Residential (RM-4bL4) Land Use Category Numbering Style: A, ti, C, ... + Start at: 2 + Alignment: Left + Aligned at: 1.75" + Indent at: 2"
Development character of the Multiple Residential portion of the Uptown Specific Plan is intended to enhance the neighborhood quality of existing residential areas.

Major elements include:
33 Yucaipa Uptown Business District Specific Plan
• Pfef2ff2d leeatien for sp^eeialty housing, sueh as senief hattsinS • Streets to be pedestrian friendly, encouraging residents to walk to the LMU and MU land use areas.
• Garden courtyard development style recommended for multi -family development.
• Home ownership efieetir-aged.
• A residential improvement program to encourage the upgrade of the existing housing stock.

1. Streetscape Concept
On local streets, street trees will occur as part of setback landscaping, except at intersection pop -outs.

On First Street and Adams Street, a deciduous canopy tree will be used, such as one of the following:
• Pistache chinensis (Pistache)
• Sophora japonica (Chinese Scholar Tree)
• Ulmus parvifolia "Brea" (Chinese Elm)
• Cercis Canadensis (Red Bud)
• Chioanthus Retusus (Chinese Fringe Tree)
Part of the Uptown heritage is the presence of mature cedars and other conifers. To recall this heritage, a specific conifer or cedar is identified for each of the lettered "Avenue" streets:
+ Avenue "A" — Cedrus deodora (Deodar Cedar)
• Avenue "B" — Pinus canariensis (Canary Island Pine)
• Avenue "C" — Calocedrus decurrens (Incense Cedar)
• Avenue "D" — Pinus pinea (Italian Stone Pine)

3. Pedestrian Paving Materials
Sidewalk materials and finish will be as identified above for the LMU Category. 34 Yucaipa Uptown Business District Specific Plan

3.4.3 Alleys
In all districts, improvements to the alleys will include undergrounding of utilities.

In addition, to reduce clutter business owners will be encouraged to share dumpsters.

3.4.4 Street Furnishings
Typical street furnishings for the Uptown are depicted in Figure 23. Street pedestrian lights will have a metal standard with an ornamental base, and painted an Uptown theme color. Pedestrian lighting along California Street will be a metal acorn type with ornamental base, also painted the Uptown theme color. - - - I Formatted: Heading 3
•- - - 4 Formatted: Heading 3
Benches will be constructed predominantly of metal and placed along streets throughout the Uptown, and in plaza and courtyard areas of other districts. Design of the benches may vary by location for added interest. The City currently allows for the donation of benches.

Trash receptacles and drinking fountains will be metal and painted the theme color.

Placement of these elements will occur along streets in the Promenade and Business Districts and in plaza and courtyard areas.

3.4.5 Lighting Concept
t- - - f Formatted: Heading 3
Effective area lighting is important for the Uptown. During the evening and nighttime hours, lighting encourages pedestrian activity and creates a sense of security for businesses and visitors. Street lighting, pedestrian theme lighting, building lighting and special lighting will combine to create comfortable, interesting nighttime character in the Uptown. Street lighting includes intersection theme lighting, alley lighting and public parking area lighting. (See Figure 22) A. Street Lighting
Standard street lighting is proposed to occur in public parking lots and on Yucaipa Boulevard, on California Street south of Avenue B, and on First Street and Adams Street between Acacia Avenue and Avenue A.

C. Special Lighting
Special lighting provides further distinction and interest for the Uptown. The Uptown Green is an example of a location which could benefit from special 36 Yucaipa Uptown Business District Specific Plan
lighting, such as twinkle lights in trees, uplights for trees or lighted water features.

Yucaipa Uptown Business District Specific Plan

A second type of Uptown identification sign will be provided at the Uptown gateways, reading "Historic Yucaipa" arched over the roadway. An existing sign is located at 2"d Street and a future arched sign is to be located at Bryant Street.

Additional Uptown district identification signage and/or banners can be mounted on street light posts.

A. Circulation and Directional Regulatory Signs
Circulation regulatory signs such as speed limit and parking restriction signs will be of standard type and design. As streetscape improvements are implemented, locations of the regulatory signs will be carefully coordinated with streetscape improvements. Design development drawings and construction documents for street improvements will include guidelines or specific recommendations for regulatory sign locations. Directional signs shall also be provided along and within area streets, parking areas, alleys, and sidewalks to ensure the adequate and safe movement of vehicles and people within the Uptown District. t- Formatted: Heading 3
37 Yucaipa Uptown Business District Specific Plan

4.0 DEVELOPMENT REQUIREMENTS
The City of Yucaipa Development Code requirements for the General Commercial (CG) and Multiple Residential (RM) Districts provide the primary basis for land use standards in the Limited Mixed Use (LMU), Mixed Use (MU), and Multiple Residential-2446 (RM-2446) land use overlay categories proposed as part of this Plan. This section augments the existing Development Code requirements with additional criteria to reflect the specific design character envisioned for the Uptown. The following requirements will apply to all development projects in the Uptown.

4.1 Permitted and Conditionally Permitted Uses - Formatted: Heading 2 An overview of the types of land uses desired within the Uptown Business District Specific Plan was previously identified in Section 3.1.2 General Land Use Character. This section provides a more detailed listing of uses permitted as well as the &ubj et�City's applicable review and approval process. Uses not specifically listed, may be allowed, provided such uses are determined by the Community Development Director to meet the intent of the Uptown Specific Plan.

The Land Use Classifications listed reflect the types listed in the jCit Development Code where appropriate. In addition, the following terms listed for the approval process are as follows:
• JP = Permitted "by right" , - Formatted: Font: Times New Roman, 12 pt • P-LUCR = Permitted "by right" subiect to a site plan review pursuant to the City's Land Use Compliance Review and Architecture Review procedures • NP = Not Permitted
• P-CUP: New construction of commercial uses that exceed those permitted by the Citv's Land Use Compliance Review process issubject to the City's_. - - Formatted: Font: Times New Roman, 12 pt Conditional Use Permit or Planning Use Permit Process, Permitted land use_- - - Formatted: Font: Times New Roman, 12 pt where new business occupyin existing xisting facilities consistent with previously approved land uses are not subject to a CUP and are considered permitted "b y�right."
® CUP: Uses subject to a Conditional Use Permit, regardless of if the site-- - - Formatted: List Paragraph, Buueted + Level: 1 + piigned at:
features existing or new development. 0.75" + Indent at: 1" 39 Yucaipa Uptown Business District Specific Plan
Table No. 2:

Uptown Land Use Matrix
- - Formatted: Font: Bold
' - - - Formatted: Centered
-' - Formatted: Centered
Use RM-24 - - Formatted Table
Land
U
Limited
Mixed Use
Mix
Single Pamil Residential
P
P
P
Multi le Famil Residential

P-LUCR'
P-LUCR
P-LUCR
Parole Homes
NP
NP
NP
Mixed Use Development with vertically
P-LUCR
P-LUCR
NP
integrated Residential and Commercial
Accessory Uses as specified by Chapter 5 of
P-LUCR
P-LUCR
P-LUCR
the Ci 's Development Code
Professional Services
P-CUP
P-CUP
NP
Personal Services
P-CUP
P-CUP
NP
Retail Establishments within a building
P-CUP
P-CUP
NP
structure
Restaurants with or without alcohol sales
P-CUP
P-CUP
NP
Drive Throu h Restaurants
NP
CUP
NP
Bars with no food service
NP
CUP
NP
Breweries
P-CUP
P-CUP
NP
Wine Tasting and Production FacilityP-CUP
P-CUP
NP
Distillery with onsite tasting
P-CUP
P-CUP
NP
Performing Arts Center
P-LUCR
NP
NP
Fitness Center
P-CUP
P-CUP
NP
Movie Theater
P-CUP
P-CUP
NP
Repair, Class I
P-CUP
P-CUP
NP
Repair, Class II&III
NP
CUP
NP
Automotive Sales
NP
NP
NP
Automotive Re pair
NP
CUP
NP
Tow and/lm ound Facilit ,
NP
NP
NP
Open Lot Storage
NP
CUP
NP
Manufacturing. Class I
NP
CUP
NP
Manufacturing- Class II
NP
NP
NilLod
in
CUP
CUP
NP
.Notes: _ ---------------------------------------------------- r Residential projects alongYucaipa Boulevard must include a commercial land use onr onent Formatted: Superscript
— - - Formatted Table
- - Formatted Table
- - Formatted Table
Nov 1: added
footnote:
maintain
commercial/ve
destrian
projects along
Yucaipa
Boulevard
-- - - j Formatted Table
- - - Formatted Table
Formatted: Font: 9 pt
- - Formatted: Font: 9 pt
as

Yucaipa Uptown Business District Specific Plan
Uses s eified in Cit.,'s Development Code, inel .ding the R.11ewin l—llref`ss.efiaIncludes these rises whieh pre;4dea&kee,designs, - - Formatted: Numbered + Level: 1 + Numbering Style: 1, 2, 3,... + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75"
andseal estate s ..all.,
r eta-fx „f ice with no oti site sterage of geeds.Speeine ewes +Iielude beauty salons and harbeF shops,
haEs and „nt:t..t:ons > alinies
>
phate ph swdi and edi al,.F„le

2. Retail_r_and 1l 1 lsos Includes tiio Sc bu8:xie8^�^ sa11;„ �rsha„d;so f,r as al c sw selling lReFeh n disc of personal
E)F household „t: „ that elude day to day eF ffequent sem,iee needs, well as long term utility. Speeifis eiEamples ine-lede greeei} a„^.., st„fes eRbe k st„ran eleet..,...;a stWeS ..Pfiee supplies, ,
�.v. � c.c.pur-c==.c.r
£rota„ . eS;Sei-t nl a „.1., stores restaurants, bars ea ftS „d s„,.rt.. l elude - ,'ding lodging daily weekly basis
�� xi � ester^vix nSroc6xr.g-on-a-szcm7-er'-�te'cm7-v�rrr> with ineidental feed and-aleehehe bevemges-sales and serwiee. Speei€e examples include hatals/metels bed and bfeak fast estublishfnents and :

Public assembly where people partieipate individually ef inrgreupseei€e exaFaples „elude eadeF, health elubs theatersnight elubs and , eFlPeF arts theaters

3. s T only. r„eludes Hmitaed r m 1' building does
epxiir-Sc =icc�n't "�^ rsng-that�vco
N,idee equipment, and leeksFaiths.
in emplayme nt leeatiens er to the traveling publie. c. eeifie examples elude t1„..per shops, fibed stores ha.,arage shaps,juiee bars and retail services etc: ert ars+rlesseeee"�;;g �,visitbT-fiae4i,eTae,tirisie;;;wilh previeits4, Auto salon and parts,
,eh as tiFes and batteries
r„te Fmediate and a ral Classes 11 and TII
40 Yucaipa Uptown Business District Specific Plan
ffypieal
uses
inelude
auto
AiFFiliuFe
b,
repair,
tr_o_.,�..,,:ssio
�. un
• Open
(Typieal
.eapholSieyy,
Let
, shops
Qer.,:..es,
inelude
welding, l:.,..b^ and
Classes r and
repaiF, auto giElSS, paint, muffler and
.,,
he,. e ., et . r \
it
sales,
• Whelesale/Warehouse
uses
Swap
meets, maRufdetured
itieludenfi'rnai217Eh:Se,
ear sales,
Qeryi oes
equipffient rental, eetistFuetion equipment
hame sales, ete.)
Class 1 and 4�� e
"'...... ..r,ls RV
(Typieal
siHf
/T.TY"'"'
uses
,.l
, ,le
h. ,te
r.ls d :l ,. :t:.at: r,l..\
\Sr
Ab., r
Manu4tetuFin
n.,r
uses
„h,.r„
lee r_I,...
mcJ..

I .,�S
aOpeFatiens,
eS
Class
ela
1 and 11

4.1.2 Mixed Use (MU) Lnnd Use Category
Uses allowed within this eateg ar., are these ra .a,:tted aF ndit:onall., ra „a+,ail v.ta..ncnvvra. b in
the Cit. ,'s Ct.,„daM CG Pistr:,at erat a . dified below.

Accessary uses, as speeified by Chapter e of the r:t
Permit
's Pe..el..pme t Code
ing the call,,.,,:.,...

All listed :r. the r AAI I
b'
uses eate, eFy el,,,
�

2. Bars

3. intermediate wid
n..t., .,
General
..,,err.:..h♦
Repair SeFviees,
re.,.,:rraplianee
Classes 11 and M (4),pieal uses inelude
.-eran:..^ ,, reupheisterf„r,,:t„re
Ser,,:n:.,b
With
b ^
vehiele
shops
repair
welding
and rebuilding,
and metal Fepair,
glass,motor
auto
and he.,.,, equipment r . \

4. Restaurants, inC-ludi.,b
drive
thrWs
1 11

3. Open rataServices,
Classes
rental, eansifuetion
equipment
and (Typical
sales, swap
usescarsales, icn
meets, manufaetured hafne sales, ete.)
- Formatted: Numbered + Level: 1 + Numbering Style: 1, 2, 3, ... + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75"
41 Yucaipa Uptown Business District Specific Plan

6. 'eansper-Eekien
-Servlee
Class
1 ('„a—
ems=atibx�with reamma;-eial
0 a..)z.cs.
d Uses Speeifiealb-
Prohibite
• l\/hol,,sale/U/aFeliatise
SeFyices
C-las&rl
• AgAeultuFal
• Mani
rt
n,.o
s
,• ('1.,,.Q
rI
r naiad
• TFanSlOrta).,
• T.,.. lehicle
• Parolee
ari•'..
xxb oper
SefViccS
r.,,pati.,.1
i-1.,mes
aiivirS��-n
aSS 11
Y-af s
— - - Formatted: Indent: Left: 0"

1. Seeial fare Paoility with six or fewer elienFs
'_'. Single dwellingUlli�

3. Multiple F,.,,:h. a�.�l:. , :,I r, c 4S
�� •bs-;;-:t„-.mar--ar--r�-r�xit�
r, 1 Land rr.e o.,r,:ee, to a G,.ndifi., .. r Use Perini -- - - Formatted: Indent: Left: 0" 42 Yucaipa Uptown Business District Specific Plan
• Paroleee'a
• Sxpyertive Housing evepmen�s
• TFaRsitiOml ��1, ,. neVe� �s
a[nb �
•
Additional uses, as speeiged by Chapter 4,, Division 4,, Yueaipa Development Gede
-- - Formatted: Indent: Left: 0"
43 Yucaipa Uptown Business District Specific Plan

4.2 Setbacks and Building Height
Table No. 32
Setbacks and Building Height
Land Use District
LMU-24 and MU-24
Design
Commercial
Criteria
Only or Vertically Residential Only RM_2 -A6i'
combined with Residential
Setback
Front
0' to 5'
Min. 10'
Min. 10'
Max.15'
Max.15'
Rear
Min.15'
Min. 10'
Min. 10'
Max.15'
Max.15'
Interior Side
0'
0'
S'
Exterior Side
0' to 5'
Min. 10'
Min. 10'
Max.15'
Max.15'
Encroachment
Balconies may encroach
Balconies may
Balconies may
up to the property line.
encroach to within 5' of
encroach to within 5' of
Awnings may encroach
the property line.
the property line.
into the street right of way
Awnings may encroach
Awnings may encroach
up to 5'.
into the street right of
into the street right of
way up to 5'.
way up to 5'.

Height
Front Fagade
Min. 20'
Min. 20'
Min. 20'
Max. 4550'
Max. -550'
Max. 325'
Rear Fa ade
Max. 45'
Max. 35'
Max. 335'
Interior Side
Max. 45'
Max. -345'
Max. -45'
Exterior Side
Min. 20'
Min. 20'
Min. 20'
Max.450'
Max.450'
Max. 325'
Residential
Walk-up stoops (stairs
Walk-up stoops (stairs
Stoops
N/A
rising up from the
rising up from the public
public street) must not
street) must not be less
be less than 2 feet above
than 2 feet above the
the street grade.

I street grade.

Exclusions
Portions of the building that are not part of the primary building mass, such as entrances, bays and stoops, are not required to meet minimum height requirements. Parking garages and accessory buildings are not required to meet minimum height requirements.
r Required setbacks within the RM-241H category shall be landscaped except for connecting Pathways.
44 Formatted: Heading 2

Yucaipa Uptown Business District Specific Plan

4.3 Site Design Standards Formatted: Heading-2

4.3.1 Parking and Vehicle Access
Parking criteria will reflect the pedestrian orientation of the Uptown. In addition to driveway and parking area standards contained in the City Development Code, the following site requirements will apply.
a.) Parking Spaces
In order to provide an enhanced pedestrian atmosphere, the number of parking spaces required within the Uptown Specific Plan has been reduced to one-half that stipulated within the City's Development Code. For example, rather than the standard requirement for general businesses of one parking space for every 250 square feet of floor area and a minimum of four spaces, the standard would decrease to one space for every 500 square feet and a minimum of two parking spaces. This reduction does not apply to State mandated handicapped spaces. Parking standards for specific uses are listed below.

2. Anchor Retail and General Retail: One space per 500 square feet of building floor area.

3. Restaurants and cafes: One parking space for each six seats and for every 100 square feet of floor area where seats may be placed; a minimum of 5 spaces shall be provided.

4. Grocery stores and pharmacies: One space per 500 square feet of building floor area.

5. Dry cleaners and convenience stores: One space per 500 square feet of building floor area.

6. Personal and business services, such as barber shops, hair and nail salons, print shops, office supplies, and shoe repairs: One space per 500 square feet of building floor area.

8. Health and recreation, such as exercise establishments: One space per 500 square feet of building floor area.

9. Lodging, including bed & breakfast inns: One space per unit. 46 Yucalpa Uptown Bus/ness BlstrlctSpeciflc Plan

10. Theater: One space for each 8 fixed seats and for every 48 square feet of seating areas where there are no fixed seats.

11. Civic uses:
■ Community centers: One parking space for each 8 fixed seats and for every 48 square feet of seating area where there are no fixed seats. ■ Schools: K through 9' Grade, I parking space for every 2 staff members, faculty members, and employees. Special schools or trade schools, 1 parking space for each 6 students, plus 1 space for every 2 staff members, faculty members, and employees.
■ Childcare facilities: 1 parking space for every 2 employees or teachers and one parking spaces for each 10 children that the facility is designed to accommodate.

12. Craft Shops: One space per 500 square feet of building floor area.

1. Not more than one standard curb cut per lot or one curb cut per 80" of frontage will be provided

2. A maximum of four parking spaces will take access directly off the street.

3. Parking surfaces will be paved with acceptable enhanced surfaces. Dirt surfaces are not acceptable. Enhanced concrete paving is encouraged.

4. Landscape areas in and around parking areas will be enhanced with trees, shrubs and groundcovers and pedestrian elements.

5. Sidewalk areas will not be obstructed.

Outdoor refuse enclosures will be constructed
of permanent materials visually compatible
with the site architectural character in scale,
material, and color. Enclosures will be of
sufficient height to completely screen the bins
within and will include a painted steel gate to
screen all refuse containers form adjacent
parcels and public streets and walkways.
b.) Utilities and Mechanical Devices
Exterior on -site utilities including, but not limited to, irrigation and drainage systems, gas lines, water lines and electrical, telephone and communications wires and equipment, will be installed and maintained underground or in the rear portion of development parcels where they will not be visible from any public street or walkway.
�- - - Formatted: Indent: Left: 0"
�- - - Formatted: Normal, lusfified, Indent: Left: 0.5", Tab stops:
0", Left
•- - - Formatted: Heading 3
All exterior mechanical equipment, including HVAC, electrical components, storage tanks, and satellite dishes will be screened from off -site view. Screening elements will be fully integrated into the architectural character of the site. Roof mounted equipment may not extend above the parapet and no equipment will be visible within a horizontal line of sight.

On -site transformers will not be placed
within the building setback, nor where visible
from a public walkway or street. All
47-

Yucaipa Uptown Business District Specific Plan
transformer areas will be screened with
screen walls and/or landscaping.
c.) Fences and Walls
Fences and walls in the front setback will not exceed 36" in height. Materials for fences and walls will consist of one or a combination of the following:
■ Brick
■ Stone
■ Horizontal Wood Clapboard
■ Wood Picket Fences
■ Stucco or Plaster with Brick or Stone Caps
■ Wood Fences
■ Hedges
■ Chain link and exposed concrete masonry block are prohibited.

Street tree types shall be as described
in Section 3.4.2 Design Character.
f- Formatted: Heading 3
48 Yucaipa Uptown Business District Specific Plan
Existing mature, healthy trees will be preserved and protected in the front setback area, taking precedence over new street trees or other proposed plantings.

Determination of "healthy" trees will be subject to City Community development Director review and approval.

In addition to street trees, other trees and shrubs planted in the front setback area will reflect the Uptown's heritage. Cedars, Texas Umbrella, Date Palms, Fruit Trees, California Pepper, Eucalyptus and Pistache are trees consistent with the Uptown's heritage.
d.) Environmental Controls
Any permitted commercial use will be performed or carried out entirely within a building or a screened portion of the site so that the enclosed operations and uses do not cause or produce a nuisance or visual distraction or health and safety hazard to adjacent sites or public rights -of -way.

5.0 ARCHITECTURAL DESIGN GUIDELINES
The expression of the architecture is one of the key factors to the success of Historic Uptown in the heart of the City of Yucaipa. The architecture will set the tone and create the visual experience that residents and visitors will react to and interact with on a daily basis. The architecture alone, however, is not meant to "identify" Uptown, but to enhance it and support it as a complimentary layer to a sustainable community that will become timeless as the generations pass. All participants will be required to meet this threshold, and will be encouraged to exceed it as designs develop.

Additionally, the guidelines encourage retention and rehabilitation / restoration of historic Uptown buildings.

If necessary, also refer to Section 5.5 Historic Building Design Guidelines when modifying or rehabilitating designated historic structures.

5.1 General Design Guidelines - - J Formatted: Heading 2 The following guidelines apply to rproperties in business distFiets ^ the Uptown, subject to Section 6.1 DESIGN REVIEW PROCEDURES, including new buildings, remodels and additions to non -historic buildings. The overall purpose of the guidelines is to regulate the manner in which various building features are designed, focusing on various facets, including:
■ Addressing the articulation of building mass through the incorporation of various fagade features, avoiding blank walls, and the varying of building depth.
■ Providing a palette of compatible colors.
■ Identifying the placement and prohibition of certain signs. ■ Identifying materials that enhance the historical nature of buildings and reflect the predominate theme.
■ Providing building orientation towards public streets, including building entrances.

The desired objective is two (2) fold: First, create attractive exterior building features that relate directly to pedestrian level activity, provide for ease of access, and the ability to look into the commercial business. Second, utilizing the building height and setback restrictions previously identified, create a sense of enclosure for the pedestrian, in which the building scale acts to create an inviting atmosphere by cradling patrons within a space sized and proportioned for their use. The Citywide Design Guidelines also provides additional support for the Uptown area, with easy - to -reference images to convey community expectations.
b9

Yucaipa Uptown Business District Specific Plan

5.1.1 Architecturally Significant Design Styles and Features - - - j Formatted: Heading 3 While the architectural elements included in this Specific Plan are not confined to any particular era or style, in keeping with the historic nature of the Uptown, there is clear direction to emphasize the historic over the modem style. A category of architecture that most closely reflects the intent of these guidelines would be postmodem.

Often postmodern architecture is referred to as neo-eclectic, essentially representing a loosely interpreted revival of historical styles mixed with modern construction techniques for newer structures. For commercial buildings, postmodernism represents an escape from the confines of the "anonymous glass box" of the International style. Postmodernism is often used as a reference to the past, a return to traditional, historical precedents, a re -awakened interest in history and heritage. Postmodernism coincides with both the historic preservation movement and the new urbanism movement quite well, providing a balance between the technical look of modem architecture and the wide variety of historic forms that can be applied.

Multi -family residential design guidelines are included as part of the Uptown Business District Specific Plan as a separate section in Appendix A. t - Formatted: Normal, Justified, Indent: Left: 0.5", Tab stops:
0", Left

5.1.2 Building Design Principles t- - Formatted: Heading 3 Several concepts contribute to pleasing building design, including architectural character, 360-degree architecture, continuity, massing, scale, and rhythm. The following descriptions help to define these design elements.

A traditional and historic
architectural style is
encouraged.

Yucaipa Uptown Business District Specific Plan
360-Degree Architecture is the concept of designing a building where all sides of the building have been detailed to complement the primary street elevation in architecture, massing, and materials. Building should be aesthetically pleasing from all angles. This detailing is most important for buildings on corner lots and on elevations that have high visibility.

Continuity among buildings contributes to community identity, levels of pedestrian activity, and economic vitality. As the Uptown evolves, each subsequent building should complement the form, scale, and proportion (relationship of height and width) of adjacent buildings and should acknowledge, where appropriate, the historic character of the Uptown.

Scale is the proportion of one
object to another. "Human" or
"intimate" scale incorporates
building and landscape
elements that are modest in
size. "Monumental' scale
incorporates large or grand
building elements. The
individual components of the
building also have a
relationship to each other and
the building as a whole, which
is the overall scale of
building. Buildings within the
Uptown area should
incorporate human scale
elements.
ras
'JP '.11i
Appropriate buildings will have variation and human scale__ _ - Formatted: Font: Times New Roman Rhythm describes the relationship of building components, as well as the relationship of individual buildings, to one another.

5.1.3 Site Planning Criteria •- - - Formatted: Heading 3 Site planning refers to the arrangement of buildings and parking areas, the size and location of pedestrian spaces and landscaping, and how these features relate to one another. Site design addresses the scale and size of outdoor spaces, spaces between buildings and parking areas, and the relationship of site elements. These site layout 6LL

Yucaipa Uptown Business District Specific Plan
elements are critical in capturing the desired feel, function, and pedestrian -friendly environment that will create a successful Uptown.
• Site design should be pedestrian oriented, not dominated by automobile use-- - - Formatted: Line spacing: single or unattractive utilities.
• Pedestrian paths or connections should be provided to link Yucaipa Boulevard to neighboring properties, alleys, and streets. • Building facades on Yucaipa Boulevard and California Street must occupy 100% of the street frontage. This street frontage requirement may be reduced to 80% if the development creates plazas or courtyards, and allows for alley access to parking in the rear with pedestrian walkways. • Each project should be developed to integrate with adjacent properties.

Functional and aesthetically designed vehicular and pedestrian connections should be provided to unify the area.
• Buildings should be sited close to, and oriented toward, the street. Building design should incorporate covered pedestrian walkways, outdoor seating, and landscape areas where possible.
• Outdoor spaces should not have a "left over" appearance, such as a paved area with no pedestrian amenities. Instead, outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting.
• Plazas, courtyards, pocket parks, and outdoor cafds should be designed in an inviting manner that encourages pedestrian use through the incorporation of trellises, fountains, art, seating, and shade trees. • Focal points should be created and incorporated into sites to establish a sense of place and orientation. Fountains, plazas, artwork, and universally accessible changes in pavement levels can be used to create focal points. —Public art is encouraged as an on -site amenity for all projects. • 4- - - Formatted: List Paragraph, Bulleted + Level: 1 +Aligned at:

0.75" + Indent at: 1"
In general, buildings should continue to have a major orientation towards the sidewalks and streets in the Uptown Business District. Buildings are encouraged to have entrances facing the streets. Buildings should provide intimate scale at ground floor levels. Design features that can provide intimate scale at ground levels include recessed entries, canopies, marquees, landscaping and similar design treatments. Ground floor areas and plazas should be designed to create a sense of place, provide continuity and linkage between building masses, create visual interest, and encourage pedestrian activity.

When side entrances are used, the project shall have an easily identifiable path to the entrance from the street. This pathway may be identified with an overhead structure such as a trellis, special paving, bollards, or a series of connecting courtyards.
63 Yucaipa Uptown Business District Specific Plan

5.1.4 Building Massing — - Formatted: Heading 3
Building forms and fagades influence cohesiveness, comfort, and aesthetic pride and at the same time can encourage shopping, increase a sense of security, and generate pedestrian activity.
• Break vertical massing into smaller units, i.e., base, middle, top, to provide— - - Formatted: Line spacing: single a "human scale" to the elevation.
• Break horizontal massing into smaller units to create a "chronological character"; i.e., a sense of buildings that have been built over the course of many years.
• Vary rooflines and types as a part of the horizontal massing to create an interesting "skyline."
• Avoid the use of multi -floor glass curtain walls.
• Infill buildings that are much wider than the existing fagades should be broken down into a series of appropriately proportioned structural bays or components. Commercial street facade rhythm helps to visually tie the Downtown streets together.
• Building frontage widths or bays along Yucaipa Boulevard should be scaled to the pedestrian with a rhythm of 15-30 feet spacing that creates facade interest.
1HEc11aNy1rIP cF NFelrc+ r
qN
• The appearance of several smaller buildings, rather than one large building,-- - - Formatted: Line spacing: single is preferred to foster a more intimate, pedestrian -friendly scale. • Buildings located at corners should serve as gateways distinguishable from the rest of the buildings. As such, building heights at corners shall be allowed greater flexibility as long as the design elements reinforce the corner location and are pedestrian friendly.
64 Yucaipa Uptown Business District Specific Plan
• Overall fagade proportions should be in harmony with the context of the street.
© Key fagade elements on an existing building (i.e. wall planes and modulation, window and door arrangements, entries, transom windows, awnings, and cornice treatments) should be repeated in the design of a new neighboring building.
• Formatted: Indent: Left: 1", Line spacing: single, No bullets or numbering
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Yucaipa Uptown Business District Specific Plan
• Recessed entrances shall be designed so that they do not exceed 50% of the-- - Formatted: Line spacing: single width of the storefront, nor 10 feet in depth.
• Roof pitch, materials, size, and orientation are all important to the overall character of a building. New buildings should have basic roof forms that are similar to the historic roof forms of the area in order to maintain the traditional character of the street. Similar, repeated roof forms contribute to the sense of visual continuity.
• Roof lines should be varied in height, and long horizontal roof lines should be broken up.
• Parapets should have sufficient articulation of detail, such as precast treatments, continuous banding, or projecting cornices, lentils, caps, comer details, or variety in pitch (sculpted).
• Parapets should not appear "tacked on" and should convey a sense of permanence.
• If the interior side of a parapet is visible from pedestrian view, it should be finished with the same materials and a similar level of detail as the front facade.
• Roofs covering the entire building, such as hips and gables, are preferred over mansard roofs.
• The alignment of facades at the sidewalk's edge should be maintained.

5.1.5 Architectural Detailing and Fenestration Criteria - - J Formatted: Heading 3 Architectural details should be used to enhance buildings by adding color, shadows, and interesting forms. They should not, however, be used as a substitute for genuine building massing and articulation. The selection and placement of building materials should provide visual interest at the pedestrian level. The similarity of window and door sizes and locations contributes to a sense of visual continuity along the street. It is important that the main entrance to a building be clearly identifiable and unique, as it is the primary point of arrival and should be treated as such.
• Human scale should be created through the use of awnings, arches, walls,'- - - - Formatted: Line spacing: single trellises, arbors, pergolas, and other architectural elements. These elements should be integrated into the building design to avoid the look of "tacked on" architectural features.
• Existing historic or older structures with architectural details or ornamentation should be retained, restored, or replicated whenever possible.
• All buildings shall have their principal building pedestrian entrance on the primary facade.
• Above 7 feet, encroachments for projecting signs or awnings should be permitted into the right-of-way, providing encroachment does not interfere with trees, utilities, transit shelters, or other street furnishings. • Awnings, canopies, and recessed entries should be designed as integral parts of the building.
b6

Yucaipa Uptown Business District Specific Plan
• Awnings shall fit within framed openings and shall be a traditionally - designed sloped awning consistent with the architectural style and character of the building.
• All buildings shall incorporate elements which break up facade planes and create a visual play of light and shadow. Avoid long, un-interrupted horizontal elements.
• Vertical divisions of ground and upper floors should be consistent. Major horizontal elements of neighboring buildings and storefronts, such as awnings, sign bands, and cornices shall align, if feasible. • For all multi -story buildings, the ground floor shall be architecturally distinguished from the upper facade to form a visual base for the building, and create and intimate scale for the pedestrian.
• Sides and rears of buildings that are visible from the right of way shall be designed in a compatible manner utilizing a similar architectural treatment.

No large blank wall surfaces will be allowed on facades that are visible from a public right-of-way.
• The use of high quality, durable materials which enhance the building and convey a sense of permanence shall be required. Desirable facade materials for new or renovated facades include brick, concrete, stucco, marble, granite, tile, and terra cotta.

Fenestration Criteria
Windows shall comprise 25-50% of upper facades visible from public— - - Formatted: Linespacing: single rights -of -way and should reflect a rhythm, scale and proportion compatible with the overall building design.

Retail spaces shall be accessed directly from the sidewalk or paseo rather than through lobbies or other internal spaces.

Traditional elements found around windows such as balconies, shutters, lintels, and window sills are encouraged to provide character and detail to facades.

5.1.6 Plazas F- Formatted: Heading 3
Plazas and ground floor areas should connect strongly to the street, contributing to and enhancing street pedestrian activity. Plaza design should consider incorporating elements such as adequate sitting opportunities, solar orientation, comfortable microclimates, easy access and promotion of interaction between fil

Yucaipa Uptown Business District Specific Plan
people. Plazas should include amenities such as fountains, pools, sculpture, pergolas, or similar features.
t- - - Formatted: Justified, Indent: Left: 0.5", Tab stops: 0.5", Left

5.1.7 Colors -[Formatted: Heading 3
Colors on building walls shall comply with the approved color palette, as listed in Section 7.1. Brighter or deeper shades provide effective trim colors (brown, dark green, maroon, white, black, charcoal gray, etc.). Use of bold, primary, or garish colors is not allowed. A warm palette of complementary colors that are sensitive to the natural materials prevalent in the area is recommended.

5.1.8 Integrate Additions
— Formatted: Heading 3
An addition to an existing non -historic building should be designed to be integrated with the existing building. The new addition should match the original in terms of massing, window styles and openings, roof line, materials and all other aspects of design (rhythm, scale, etc.). Where an alternate look is desired than that found on the original, the entire building should be renovated to achieve a single design.

All freestanding temporary signs must meet the following criteria:
• Only one (1) sign is permitted along the front of each business. t- - - Formatted: Heading 3
s8

Yucaipa Uptown Business District Specific Plan
• The sign must be of adequate design and weight to stand upright, independent of other external supports and maintain their position even if bumped by a pedestrian.
• The sign shall not be anchored to the ground.
• The signs shall only be allowed for commercial establishments and must be placed in front of the business.
• The sign may include sandwich boards or "A" frame structures. • The sign must not exceed four (4) feet in height or three (3) feet in width. • The sign shall have colors similar to those of the business. • Wood or wood frames are encouraged for all signs.
• Signs comprised of foam, paper, cardboard, or laminated paper are prohibited.
• Signs are prohibited from containing moving or animated parts. • Signs shall not block pedestrian movement along the sidewalk and are be placed adjacent to the building or outdoor dining area to provide a unobstructed area at least three (3) feet in width for pedestrian passage across the frontage of the property.
• No banners are permitted within the public right of way. • Signs are permitted only during normal business hours.

Outdoor dining areas shall be
related to the adjoining business
- Formatted: Heading 3
t- - - Formatted: Heading 3, Left, Indent: Left: 0", Tab stops: Not at 0.5"

Yucaipa Uptown Business District Specific P/an
and operated by the adjoining
business and its employees.

Only tables with individual
chairs are permitted within the
sidewalk area of the public right
of way. Tables and chairs may
not be located within the
sidewalk area of the street right
of way in front of a building
unless a minimum of eight (8)
feet of clear space exists from
the face of the street curb to the
outside edge of the street right
of way or front of the building.

Table umbrellas are also
permitted, but may only be
provided in conjunction with
tables and chairs and must meet
the same restrictions for clear
Outdoor dining areas may be
defined by planters, simple
fences and other temporary
amenities as described below
(See Figure 29, Cafd Zone
Improvements):
• Planters and planting pots used shall be a minimum of 6" and a maximum of 2'-0" high. Designers should be aware that planters between 16" and 30" will often act as seats for users, and appropriate width of planter walls should be designed to protect plant material.
• Planters and fences can often incorporate seating as part of their design. 69 Yucaipa Uptown Business District Specific Plan
• Fences shall be consistent with Section 4.3.2 above, and not be higher than 36".
• Tables and chairs for outdoor dining may not be placed closer than one and two (2) feet from the face of the street curb.
• All furniture and fixtures used in outdoor dining areas must be readily removable without damage to the surface of the right of way. • Outdoor dining areas shall not obstruct pedestrian movement into or out of the adjoining building.
• Fences, planters, tables, chairs, and umbrellas should complement the fagade of the building it fronts in materials, texture and color. • Outdoor cafes will provide barrier -free access as defined in State of California Title 24 and the American Disabilities Act (ADA). This includes permanent and temporary improvements and fixtures such as seating. • Restaurants serving alcoholic beverages will meet all requirement of the ABC (Alcoholic Beverage Control, State of California).

Yucaipa Uptown Business District Specific Plan
Minimum i feet unobstnrcted sidewalk clearance
Mmanum 18 inches clearance from face of
Sidewalk dining arcs. 2 feet if adpa cnt to par

With the use of interior electric security systems and vandal -proof glazing, metal grilles may not be needed. If used, these grilles shall be permitted only at the interior of display windows and where the grilles recess into pockets or overhead cylinders that completely conceals the grill when retracted. (See Figure 30) Abandoned Materials
Abandoned pipes, conduits, wires and signs should be removed, and sign anchors patched to match adjacent surfaces. Operational pipes, conduits, etc. should be hidden.
•- - -. Formatted: Heading 3
Seismic Strengthening
Seismic structural upgrading should be conducted at the interior of the building if possible unless the structural elements blend into the architecture of the facade.

Shear walls should not be introduced into the storefront where display areas currently exist.

5.2 Storefront Design Guidelines
— - - Formatted: Heading 2
Commercial buildings should have a "Main Street" appearance. New and remodel commercial buildings should reinforce this character by following the standards provided below. If necessary, also refer to Section 5.5 Historic Building Design Guidelines when modifying or rehabilitating designated historic structures.

5.2.1 Storefront Character
t- - - 4 Formatted: Heading 3
All retail tenants have the opportunity to design and install their own storefronts as a way to express their individual identity and positioning. provided that they observe the minimum recommendations noted below to provide an enhanced sense of place:
rM

Yucaipa Uptown Business District Specific Plan
Storefronts should be
"individual" expressions of a
tenant's identity.

Tenants will be encouraged to
avoid cookie cutter
representations of their
identity and to create an
expression that is
complimentary to the Uptown
architectural design
guidelines.

Tenants will have the
opportunity to use sidewalks
as a part of their presence on
the "street" i.e. a 2' wide
merchandising zone
allowance from the facade
toward the street.

Provided the appropriate
application, tenants will be
allowed to express their
identity beyond the facade in
the form of banners, small
awnings, flower boxes, etc.

5.2.2 Building Components and Materials
A •

4.2 ►�i r
t- - Formatted: Heading 3
Generally, every building has three parts: the base or bottom, the center or the body of the building, and the top portion which often contains a roof or cornice. (See Figure 31) Building frontages should have some variation in at least two, and preferably all three parts of a building and not be just a blank wall with a door. (See Figure 32) Each building component is discussed below and includes the use of desired materials.
64 Yucaipa Uptown Business District Specific Plan
The base is the connecting point of the building to the ground. Often a building has a better appearance if the base has a change in appearance from the body through the use of different materials, color, or form. A change in material often occurs in traditional storefront design by the inclusion of a 6" to Y-0" high bulkhead of a solid material such as ceramic tile, plaster, stone, wood or even marble, extending up from the sidewalk without a break or visual interruption. A combination of treatments may be used across a single building fagade. The purpose of the bulkhead is primarily to prevent the glass portion of the storefront from being broken by pedestrians striking the storefront. However, this change in material also adds a frame or foundation to the overall appearance. Buildings with windows in the center or body of the building often have the same material (such as plaster) continue to the bottom. This can give a more modern appearance to a building, but 66 Yucaipa Uptown Business District Specific Plan
the bottom can still be accented by the simple changing of the color at the base portion.
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66 Yucaipa Uptown Business District specific Plan
Desired Materials -Building Base
Owners and tenants are encouraged to use quality materials that will both improve the appearance and have a long life. Recommended materials include the following:
• Ceramic tile
• Cut stone
• Plaster — lightly troweled, sand, or smooth finish
• Concrete — (no heavy texture)
• Brick masonry
• Painted or stained and sealed wood panels with appropriate trim, molding and detailing.

The glass in the storefronts, windows and doors affects the appearance of the building and should be complementary to the entire building. Reflective glass or feflee iwa films are not allowed in the Uptown, and tinted glass should have a transmittance value greater than 30.

Desired Materials -Building Body
• Plaster — lightly troweled, sand, or smooth
• Brick masonry
• Concrete block (no split face)
• Glass block
• Concrete — (no heavy texture)
• Wood and clear glass storefront
• Aluminum and clear glass storefront
• Wood, steel, or aluminum doors and windows with clear glass • Canvas awnings
67 Yucaipa Uptown Business District specific Plan
Top of a Building
The top portion of a building is important for it is the crown to the building. This top part is either a decorative cornice or a roof in older buildings, or is entirely deleted in more modern buildings.

Buildings with no existing exposed roofs on the street facades are encouraged to leave the top part of the fagade as is or to add a simple cornice detail at the top.

F- - - Formatted: List Paragraph, Indent: Left: 0.75", Bulleted + Level: i + Aligned at: 0.25" + Indent at: 0.5, Tab stops:
t Not at 0.5" + 1.25"
Formatted: Heading 3
as

Yucaipa Uptown Business District Specific Plan
• Tenants should create a unique and identifiable entryway that distinguishes their brand identity.
• Recessed doors are acceptable and may be included in the storefront's design.

5.2.4 Awnings
Awnings can be an important part of the body of the building, adding color, shade to reduce the effects of summer heat, and reducing the impression of height at the first floor of a building by adding a horizontal element. An awning emphasizes the store's or restaurant's entrance, provides shade for a cafe and carries part of the tenant's image. Also, it adds texture to the streetscape, and interest and variety to the building facade, while protecting storefront displays from sun exposure. • Design and placement should
complement the scale of the
store facade design; the
awnings should not be the
predominant element of the
facade.
• Collective placement of
awnings along a street should
maintain overall design
integrity and avoid a uniform
awning layout
Breaking an awning at the
vertical divisions of the
buildings, such as the break
between the display windows
and the entrance, is
encouraged to relieve a long
monotonous appearance.
• Should accommodate
comfortable pedestrian access
and sightlines
• Awning material should be of
a woven fabric or other
material that projects the
natural appearance of canvas,
metal, glass, etc.
0 YMS
------------
Lam!
-- - - J Formatted: Heading 3
Too WIOE
a

Yucaipa Uptown Business District Specific Plan
• Retractable or open side awnings preferred; vinyl awnings discouraged, and aluminum and internally lit awnings are not allowed
• Awnings at all floor levels should project from the building either in a straight line or in a rounded form. Vertical awnings hanging from a horizontal canopy or roof are not allowed.
• Awnings at the ground level will not project more than 6 feet from the face of the building, and no portion of the awning structure will be less than 8 feet or greater than 9 feet above finish surface.
�A valance portion of the awning may extend down to not less than 7 feet above finish grade. Awnings should not interfere with street trees, lights or other vertical elements.
• �- - - Formatted: List Paragraph, Indent: Left: 0.75", Bulleted + Level: 1 + Aligned at: 0.25" + Indent at: 0.5", Tab stops:

5.2.5 Clean Masonry Not at 0.5"
Formatted: Heading 3
Brick masonry should be cleaned / prepared for repainting by non-abrasive methods (no sandblasting).

5.2.6 Side/Rear Fagade Design Guidelines - Formatted: Heading 3 Where parking areas exist or are created behind existing buildings, rear facades are exposed. Where exposed to view in this way, the rear facades become an important visual element. When buildings have a vacant lot or a recessed building on the adjacent lot, the side of the building becomes exposed. The following guidelines apply to the side and rear elevations of buildings and should be implemented as part of a facade improvement program.

Rehabilitations of the rear facade may introduce accessory elements typical of the main facade (such as awnings or light fixtures), but should not attempt to replicate storefronts or ornate decorative embellishments typically found only on the main facade.

Second Entrances
Direct entrances to shops through the rear facade are encouraged when adjacent to alley pass -through areas. However, primary access to ground level uses should still occur at the main street facade. Use of awnings is encouraged to identify entrances and to add visual interest at windows. Awnings must meet City Ordinance to allow passage of service and emergency vehicles. Signs at rear entrances and facades should be used to encourage the use of rear entrances.
70 Yucaipa Uptown Business District Specific Plan
t- - Formatted: Indent: Rrst line: 0"
Add Landscaping When Appropriate
The addition of landscaping at rear facades facing onto pedestrian alleys or parking lots is encouraged. Drought tolerant and low maintenance plant materials are recommended.

Add Lighting
Outdoor lighting will be added to rear facades to light signage and create a pleasant and safe nighttime environment.

5.3 Conversion of Residences to Commercial Uses

5.3.1 Residential Conversions
t- - - Formatted: Heading 2
Existing single i Tsinele-family residences in the LMU and MU districts may be converted to non-residential uses, subject to the approval of a Land Use Compliance Review application. Conversions to office or retail uses present a variety of design concerns, such as the need for increased parking spaces, installation of air conditioning units, increased and/or modified exiting facilities, compliance with handicapped access, upgraded electrical wiring, and additional floor area demands.

Conversions of existing single ffliilysinele-family residences are encouraged to maintain the existing architectural character of the neighborhood by incorporating the following design elements. (See Figure 38):
• Maintain the primary visible facades.
• Add air conditioning units, mechanical equipment, stairways, new exits, additional windows or other such elements to the least visible portions of the residences, whenever possible.
• Design new additions to reflect the proportion, rhythm, and scale of the original residence and place them at the back of the existing residence • Limit signage for converted single family residences to 20 square feet in area and not exceed 4 feet in height.

Yucaipa Uptown Business District Specific Plan
Residences converted to commercial use shall be used solely for commercial purposes.
b.) Determining Number of Parking Spaces
The conversion to office or commercial use shall include the entire square footage of all structures on the premises for purposes of parking space calculation and requirements.
c.) Parking and Access Requirements
Minimum driveway width to the parking areas with six or fewer spaces may be reduced to 14 feet. Shared driveway access may be provided by adjoining uses.

5.4 Multiple Family Guidelines
Yucaipa Uptown Business District Specific Plan
t- - - - Formatted: Heading 2 —�
Residential projects within the LMU, MU, and RM24--6 land use categories shall meet the applicable requirements of those categories as they relate to building setbacks and height. This section of the Uptown District Specific Plan focuses primarily upon the relationship between multiple family dwellings and the public street and adjoining commercial buildings. Since the intent teof the Uptown District is to generate high levels of pedestrian activity, residential development is a critical component of that effort. The area can thrive through the placement of residents and future business patrons in close proximity to commercial enterprises and by providing easy pedestrian access.

5.4.1 Applicability of Development Requirements
The development requirements contained in the Multiple Family Design Standards section of the Yucaipa Development Code are not applicable the Uptown Business District Specific Plan. The development requirements listed below replace those criteria. However, the Citywide Design Guidelines. including provisions for the Uptown District and Multiple Family development, shall also be used as appropriate.

I- - - Formatted: Heading 3
F- - - Formatted: Heading 3
• One bedroom dwelling: 650 square feet
• Tive-b�Two-bedroom dwelling: 800 square feet
• Tlim Rr mart-, hedreemThree or more -bedroom dwelling: 950 square feet • - - - Formatted: Justified, Indent: Left: 0.5", Bulleted + Level: 1 + Aligned at: 0.75" + Indent at: 1", Tab stops: 0.5", Left

5.4.3 Pedestrian Entries - - Formatted: Heading 3
The design of multiple family developments, whether vertically or horizontally integrated, must provide street visibility, ease of entry, and security for future residents. One method is to provide direct entry from the public right of way through the placement of raised stairway entries. This design places pedestrians in close proximity to the street, yet separate from the sidewalk and roadway elevations, with good visibility around the area.

Walk-up row -type housing, big house designs or buildings in a bed and breakfast style, all previously described in Section 3.1.3 with single or multiple entry points, would be an example of the desired design in the RM-24 category, located south of Yucaipa Boulevard. Integrated residential development along Yucaipa Boulevard, for example, would provide separate access from adjoining commercial 74 Yucaipa Uptown Business District Specific Plan
development through the use of separate entry points that include resident -only security access features with both stair and elevator entries.

5.4.4 Balconies
Balconies provide a separate outdoor or semi -outdoor space visible to the street.

This feature is also useful in providing a passive viewing component to the adjoining street activity and minimizes the feelings of isolation by residents and street -level pedestrians.

5.4.6 Private and Common Open Space Needs and In Lieu Fees - - - I Formatted: Heading 3
.— - - Formatted: Heading 3
It is the intent of this Specific Plan to reflect an urban living style with reduced amounts of open space for multiple family projects. As such, the amount of site coverage is expected to exceed the existing coverage requirement in the Yucaipa Development Code. In addition, the small lot sizes within the Uptown area would require a developer to assemble many parcels, making a larger development project more difficult to achieve. Therefore, projects would probably be smaller in size and have less ability to create common open space areas.

Yucaipa Uptown Business District Specific Plan
Open space shall be provided consistent with the provisions provided in Table No. 34 contained below:

Formatted: Indent: Left: 0"
.- - Formatted: Left
74 Yucaipa Uptown Business District Specific Plan
Table No. 43
Private and Common
Open Space Requirements
Project Size in
Private Open Space Required
Common Outdoor Open
Dwelling Units
Space Required
Ground floor private yard or
patio area of 150 square feet
1-4
minimum
Payment of an in -lieu fee
or
Above ground balcony of 100
square feet minimum
Minimum 400 square feet of
5 - 24
Ground floor private yard or
land exclusive of building
patio area of 150 square feet
setbacks
minimum
or
or
Payment of an in -lieu fee
Above ground balcony of 100
square feet minimum
1,000 square feet of land
Ground floor private yard or
exclusive of building setbacks
25 or more
patio area of 150 square feet
or
minimum
2% of the net land area,
or
whichever is greater
Above ground balcony of 100
square feet minimum

5.4.7 Project Amenities
A. General Requirements

3. At least three items from the following list of amenities shall be provided to each unit:
a) Fireplace
b) Bay or kitchen greenhouse windows
Formatted: Left, Tab stops: 0.26", Left
- - - -(Formatted: Indent: Left: 0"
t- - - Formatted: Heading 3
era

Yucaipa Uptown Business District Specific Plan
c) Skylights
d) Oversized closets
e) Refrigerator*
f) Automatic dishwasher*
g) Washer/dryer units*
h) Entry courtyard or arbor
i) Decorative doors
j) Enclosed garage, where not required
k) Air conditioner*
1) Security alarm system
m) Automatic garage door opener
n) Other comparable features
Note: Only one of the items with an asterisk (*) may be selected

5. All multi -level multiple -family residential structures shall be provided with a water closet on the ground floor.

B. Projects required to provide common outdoor open space, shall provide functional areas with recreationally oriented facilities that continue for the life of project. The types of facilities provided shall relate to the size and shape of the space provided and include the following:

1. Play or tot lots

2. Lawn areas

3. Benches and shade trees

4. Barbecue(s)

5. Swimming pool(s)

6. Volleyball and tennis courts

7. Other types of recreational facilities provided for the common use of all residents.

5.4.8 Building Separation - - J Formatted: Heading 3
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. 77 Yucaipa Uptown Business District Specific Plan
The front side of a unit is the one containing the primary entrance to the dwelling unit.

Building Orientation Separation
Side -to -Side 10 feet
Rear -to -Rear or Front -to -Side 15 feet
Front -to -Rear 20 feet
Front -to -Front or Interior Court Space 25 feet
Interior Court Space with Parking Access 30 feet
All Others 20 feet

5.5 Historic Buildings Design Guidelines — - - Formatted: Heading 2 There are a number of buildings in the Uptown District that have existing or potential historical designations. There are three potential designations: 1) Local designation; 2) State Historical Landmark; and 3) National Register of Historic Places listing. Although many of the historical buildings in the Uptown District have been severely modified, a few buildings may qualify for all three designations, while most may qualify only for local designation. Owners are encouraged to pursue appropriate designation by contacting the Yucaipa Valley Historical Society and the State Office of Historic Preservation in Sacramento.

For historic buildings, defined as having one or more historical designation, the overriding principle of design is to be consistent with the significant architectural style of the building. The "significant architectural style" of the building is the style that existed when that building gained historical importance. In many cases, this is the original style of the building at the time of construction. However, in some cases, the significant architectural style is a later design modification that has its own historic value.

5.5.1 Conduct Research
t- - - Formatted: Heading 3
Designated historic buildings and structures in the Uptown District should be researched before designs for alterations, additions, or rehabilitation are prepared.

5.5.2 Accept Evolution
— - - Formatted: Heading 3
It is not recommended to recreate the original facade of buildings that have attained historical importance with altered facades. Buildings which have been altered as a part of a natural evolution are evidence of the history of an area. Often these changes have a significance of their own, especially when the changes were made over 50 years ago.
79 Yucaipa Uptown Business District Specific Plan

5.5.3 Retain and Restore Significant Historic Features
- - - f Formatted: Heading 3
Distinctive stylistic features that exemplify historic building styles should be retained, uncovered and restored. If restoration is not possible or feasible due to damage or deterioration, original design features that define the building style should be recreated. In the event that signs or previous renovations have covered these features, they should be uncovered. The design features to be retained or restored include such items as original wooden double hung or casement windows, storefront bays, decorative railings, moldings or trims, and terra cotta panels.

5.5.4 Limit the Disruption Caused by Additions
t- - - - Formatted: Heading 3
Additions to designated historic buildings should be complementary (not identical) and should be removable. While an addition may be necessary to provide the floor area needed for a new use, such additions should complement the original design in mass and scale, but should not be so similar as to be confused with the original.

5.5.5 Replace Lost Historical Architectural Features
— - - _ Formatted: Heading 3
Damaged architecturally historic features should be repaired rather than replaced whenever possible. The repair of historic materials begins with the concept of minimally affecting remaining original historic materials. Patching, piecing -in, and splicing should be performed when possible rather than replacement. If replacement is necessary, the new materials should match the materials being replaced in terms of color, texture, and other important design features.

5.5.6 Minimize Alterations
If alterations to a designated historical building are necessary to ensure its continued use, these changes should not alter, obscure, or destroy historically significant features, materials, forms, or finishes. Such changes may be necessary to provide additional access, natural lighting, or to structurally reinforce seismically unsafe buildings. Fagade changes should be considered only after closely evaluating alternate means of achieving the same end. For example, skylights can be used to allow more natural light rather than cutting in new windows which would disrupt the facade, or interior seismic bracing can be used rather than exterior treatments that would obscure the facade.
- - - Formatted: Heading 3
74 Yucaipa Uptown Business District Specific Plan

5.5.7 Maintaining Historic Facades
Cleaning historic building facades should always be approached by employing the gentlest method possible first, and then increasing the severity of treatment as necessary. Brick masonry, wood, and terra cotta should never be sandblasted to clean or remove paint. Sandblasting destroys the protective fired face of bricks leading to water damage, while sandblasting of wood alters its texture. Exterior facades of historic buildings generally need only cleaning to halt deterioration or to remove heavy soiling. However, many owners wish to create a "new" clean look after investing in the rehabilitation of this building. Often simple water, mild detergent, and bristle brushes will provide adequate cleaning of brick and terra cotta. If these methods are inadequate, pressurized steam, and, if necessary, a mild solution of muriatic acid with the steam cleaning may be used.

Windows in historic buildings were generally wood sash and sometimes metal sash.

A common problem in historic building rehabilitation occurs when windows are replaced with aluminum -framed or other easy -maintenance windows or the operable windows can be rendered fixed. A change in material, depth of opening, horizontal or vertical emphasis has a significant effect on a historic building.

5.5.9 Maintain Storefront Features
•- - - Formatted: Heading 3
t- - - Formatted: Heading 3
— Formatted: Heading 3
Proportion, scale, and rhythm are important features of historical building storefronts, and should be retained. Original materials should be repaired or, when necessary, replaced with like materials. The location of the entrance to the building and recess of the entry should be maintained to keep the balance and emphasis of the overall fagade. (See Figure 40) Storefronts are generally the most identifiable part of a commercial building because of their proximity to pedestrians. The elements of a storefront are numerous and include: display windows, signs, entry doors, transoms, kick plates, and window bases of wood, ceramic tile, or plaster.

Awnings should be used for sun control instead of tinted or reflective glass. 90 Yucaipa Uptown Business District Specific Plan
�- - - Formatted: Justified, Indent: Left: 0.5", Tab stops:

Left

5.5.10 Match Awning to Building Style F - - Formatted: Heading 3 Awning design should be sensitive to the overall fapade in terms of size, scale and color. An awning should not be the predominant element of the fagade.

5.5.11 Use Historical Colors - - Formatted: Heading 3
Designated historic buildings should be painted in colors appropriate to the architectural style of the building. Please refer to color palette in Section 7.1. Bold primary colors such as pure reds and yellows were not historically used partly because of the paint pigments available at the time.

Yucaipa Uptown Business District Specific Plan

6.0 IMPLEMENTAT'ION 1PLEMENTATION PLANIn4N
Integral to revitalizing the Uptown is the implementation of a number of key development concepts, identified in this Specific Plan. These concepts include:
• Enact an in -lieu fee narking program: The purpose of this program is to fund the establishment of satellite parking areas within the Uptown Business District for use by commercial patrons. Commercial businesses will be able to pay a fee to provide for the construction of off -site common/public use parking areas for Uptown patrons, rather than construct on -site parking.
• Establishment of satellite parking areas: The creation of off-street parking lots for the purpose of providing common public parking areas for Uptown businesses and patrons. New parking areas may utilize existing alleys. • Installation of signage, including those for bikelanes: This program involves the installation of street signs, Uptown entry identification signs, and bikelane signs along Yucaipa Boulevard and California Street.
• Installation of fire hydrants: Fire hydrants in the Uptown area need to be upgraded and/or relocated to provide appropriate service levels and availability. • Completion of California Street streetscape intersection enhancements: The upgrades completed along California Street are to be extended south to Avenue D. • Development of the Uptown Anchor: This involves the establishment of an identifiable commercial or civic building near the intersection of Yucaipa Boulevard and California Street. This structure/facility is intended to create a recognizable structure that is referred to by the citizens and creates a focal point for Uptown activities.
• Creation of the Uptown Green: This program involves the establishment of an Uptown park, generally near the intersection of Yucaipa Boulevard and California Street. The park may be part of other related improvements, including the Uptown Anchor and satellite parking areas.
• Consistency of improvements with approved color palette: This program requires the installation of improvements and painting of buildings consistent with the criteria contained within this Specific Plan. Any new construction or change in the appearance of the structure, such as the installation of fagade improvements, requires the color scheme of the improvement be consistent with the approved color palette contained within this Specific Plan. Non-compliance with paint palette colors would be a violation of this Specific Plan and require action consistent with the provisions of the Yucaipa Municipal Code.
• Compact streets: This program would reduce the curb to curb width of certain Uptown streets. The purpose of this program is to minimize the need to relocate existing underground utilities and provide a more expansive area for street tree planting near the paved area. This action would improve the area's aesthetic appeal and maintain adequate access for emergency response equipment. Streets potentially affected include Avenues A through D. Design standards for this section would be developed in cooperation with the Fire and Public Works Departments.
82 Yucaipa Uptown Business District Specific Plan
The following administrative and financing strategies will work toward the implementation of these development concepts.

6.2 Financing Plan
f- - - Formatted: Heading 2
-- - - J Formatted: Heading 2
Each of the development concepts, listed in Section 6.0 above, will require funding through a combination of public and private dollars. Available mechanisms to fund these improvements are described as follows:
• General Obligation Bonds
• Assessment Districts
• Special Districts
• Sales Tax
• Gas Tax
• User Fees
• Developer Fees
A city-wide traffic mitigation funding program is currently in place. The City can-- - - Formatted: Indent: Left: 0.5^ only draw from these funds to construct the planned roadway widening along California Street and Bryant Street. The city also receives annual Community Development Block Grant monies that could be applied to fagade improvement and residential upgrade programs.

Other potential funding sources include business license fees, parking meter revenues and parking districts, as previously discussed above.

6.3 Relationship to Other City Documents
Formatted: Heading 2
As proposed, the Uptown Business Specific Plan is consistent with the goals and policies of the City General Plan and Development Code, but it will tfiggef amendments to the Gity's e ffleial ,and . ,_ which includes the implementation of the Cit 'ss 6;' Cycle Housing Element. The Plan also works in harmony with the , - Formatted: superscript Citywide Design Guidelines.
•- - - Formatted: Indent: Left: 0.5"

Yucaipa Uptown Business District Specific Plan
nb b
study area Nvill have a modified "Uptown Business Distfiet Speeifie Plan" everlay zone designafien. Ge ntl. the Cit. s Off.,...l rand Use Ma Alvill need 1. he

6.4 Plan Administration -- __ - " Formatted: Heading 2
The City Community Development Department will provide an on -going review of the policies, guidelines and standards of the Specific Plan. Amendments to the Specific Plan will be subject to review and approval by the Planning Commission and City Council.

A Specific Plan amendment may also be initiated by a developer. Such amendments will require an application and fee submitted to the Community Development Department, stating in detail the reasons for the proposed amendment. The application will be subject to review and approval by the Planning Commission and City Council.

All Specific Plan amendments will be processed in conformance with the City Development Code.

6.5 Property Owner and Business Improvement Districts Formatted: Heading 2 Two vital components of any revitalization implement plan are project activity funding and centralized management of ongoing activities. A potential mechanism for addressing both funding and management is through the formal creation of a Property Owner and Business Improvement District (PBID). A PBID is a unique assessment district that provides for the guaranteed financial participation by all business owners within the adopted boundaries of the PBID. All monies collected through a PBID are controlled wholly by the participating business owners. PBID's are relatively easy and quick to establish and can be modified annually by the participating businesses. PBID funds can be used for financing critical ongoing revitalization elements such as marketing and promotions, supplemental maintenance, limited public improvements, decorations, and administration of comprehensive downtown business district programs. Typically, establishing a PBID includes the following components:
• Define PBID area boundaries, procure list of all businesses in area. - - Formatted: Indent: Lett: 0.5° • Develop conceptual annual PBID program; quantify annual PBID costs. • Analyze various PBID assessment formulas and parameters. • Compute typical PBIUD cost per business based on type, size, location, etc.

Evaluate feasibility / acceptance of assessing businesses for PBID. • - - Formatted: Indent: Left: 0.5", Bulleted + Level: I + Aligned at: 0.25' + Tab after: 0.75" + Indent at: 0.75"
6 6.6 Development Opportunity Reserve t Formatted: Heading 2, No bullets or numbering atker uhan_ P-stablisha higher development density "by fight," as—paFT�Ithe Specific Plan, the-pla13 includes the use of an incentive -based system that is 94 Yucaipa Uptown Business District Specific Plan
identified as a "Development Opportunity Reserve" (DOR). A DOR establishes a fixed reserve of "dwelling units" and applies an amount to a property in a qualitative manner on a project --by_ project basis that may provide for an increased density beyond the maximum permitted density for the site. The greater the project's quality in design, the greater the density the project can obtain. -The .lenity, as esi„ bushed by the eifi.plan land use provisionswould still apply, hewever. The base a :t, wouldFemain in plRee as wellth, ah. ....,:..t..:.,:..g the a.,:..t:.,.. I.....I... ner-s' ......rent dwelling unit yield; but ,,,.t pFOY:,7:.,..

6.6.1 Procedures
a.) The applicant submits a conceptual development proposal, including a site plan, floor plan of the dwelling units, and exterior building elevations. b.) The application is reviewed by Staff for completeness and prepares the application package for Planning Commission review and recommendation to City Council.
c.) Subsequent to Planning Commission review, City Council evaluates the proposal and based on the merits of the project, a percentage increase in density can be granted up to the maximum allowed. For purposes of the Housine Accountabilitv Act. this increase is not considered as part of the base density of the site.
t- - - Formatted: Heading 3, Indent: Left: 0"
D.) The Applicant can then complete the appropriate Land Use entitlement application process for formal project review.

6.6.2 Dwelling Unit Reserve t- - - Formatted: Heading 3, Indent: Left: 0" a.) The number of dwelling units that establish the Dwelling Unit Reserve amount shall be the maximum amount of 50 dwelling units detei:Fni eaten the t.,t.,l I.,.,.i a ., desi..naied Limited Mixed Use ( M ) and Mixed T Ise (NW) based en the dig-ereatial ef the base density ef 16 dweiling unks pe aere and a Fnwi4num detisity of24 dwelling units pef aere (8 v.nelli fl^^anco pef aefe)•
b.) The Dwelling Unit Reserve amount shall be adjusted by City Council as part of Development Opportunity Reserve approval actions. 86 Appendix A
Amendment List
Initial Adoption — 1995
Amendment No. 1 (Case No. 10-095 ): Adopted 2013 — Provided a comprehensive revision— - - Formatted: Justified to further enhance the goals of a vibrant, walkable atmosphere and established mixed use development opportunities.

Amendment No. 2 (Case No. 22-164): Adopted - Provided a streamlining approach tom- - - Formatted: Indent: Lett: o° mixed use and residential development, consistent with the comprehensive 2016 General Plan update and the 6d' Cycle Housing Element, along with text updates reflecting the , _ - Formatted: superscript current condition of the area.

Yucaipa City CouncilNovember 13, 2023

Yucaipa City Council
November 13, 2023