Yucaipa — Land Use

Last reviewed: June 30, 2026

Overview

Yucaipa regulates what can be built and operated on land primarily through its Development Code, especially Division 8, Chapter 4 “Land Use” and Chapter 3 “Land Use Districts.” The code organizes the city into mapped land use districts (e.g., RS, RM, CN, CG) designated by the General Plan, and then spells out what uses are permitted by right, which require a Conditional Use Permit (CUP), and the dimensional standards each district must meet . Cross‑cutting rules also address how to count density, use substandard lots, and when “additional uses” can be approved in districts that don’t normally allow them .

Before diving in, confirm your parcel’s base district on the official zoning map (see the Yucaipa Zoning page), and then layer on any applicable overlays (see Yucaipa Overlay Districts).

How Yucaipa organizes land use

• Districts are established and symbolized as: RL, RS, RM, RM‑24, CN, CG, CS, IC, P, IN, FW, PD, and OS; each appears on the Official Land Use Maps and “shall be located as specified by the Yucaipa General Plan” .
• The code distinguishes between:
  • Permitted uses (by right),
  • Conditional uses (need a CUP),
  • Uses allowed via Planned Development (PD) Review in some commercial/industrial districts, and
  • “Additional Uses” that can be approved anywhere meeting specific criteria (except in RL, RS, RM, RM‑24, PD per § 84.0410) .
• Citywide clarifiers:
  • Permitted substandard lots may still be “used or built upon” if legally created and otherwise compliant .
  • Multiple‑family density is calculated by dividing gross lot area by the district’s square‑feet‑per‑unit standard; fractional units ≥50% round up .

District‑by‑District land use rules

RL — Rural Living

Purpose and where it applies: Low‑density single‑family and rural activities on large lots; applied where the General Plan maps RL .
Typical permitted uses: Single dwelling, small residential care, agriculture (row/field/tree), and animal raising with prescribed densities; accessory uses allowed; some larger agricultural structures or specialized uses need a CUP .
Key dimensional standards: 1.0 gross acre minimum lot, 30 ft front, 15 ft sides, 25 ft rear, 35 ft height, 1 du/acre max density; minimum district size 10 gross acres .

RS — Single Residential

Purpose and where it applies: Conventional single‑family neighborhoods; mapped by the General Plan .
Typical permitted uses: Single dwelling, small residential care, small family day care; agriculture on parcels ≥10,000 sf with limited structure size; accessory uses per Chapter 5. CUPs include mobilehome parks, PDs, boarding houses (≤6 residents), and others .
Key dimensional standards: 7,200 sf minimum lot, 25 ft front, 10 ft & 5 ft side, 20 ft rear, 35 ft height, 4.2 du/acre max density; minimum district size 10 gross acres. A final/parcel map may allow 22 ft minimum front if the subdivision’s average is at least 25 ft .
Practical note: ADUs are governed by state law and local ADU rules; treat ADUs as a separate layer over RS rather than a conventional conditional use.

RM — Multiple Residential

Purpose and where it applies: Low‑ to medium‑density multi‑family near services and corridors; mapped by the General Plan .
Typical permitted uses: Up to 10 dwelling units with Land Use Compliance Review; small family day care; single units also allowed. CUPs include >10 units, mobilehome parks, PDs, supportive/transitional housing, boarding/bed & breakfast, and certain civic or utility uses .
Key dimensional standards: 7,200 sf minimum lot; front 25/30 ft (single/multi‑story), sides 10/20 ft, 15 ft rear; 35 ft height; typical max density shown as about 8.7 du/acre; RS standards apply to single‑family projects within RM .

RM‑24 — High Density Multiple Residential

Purpose and where it applies: High‑quality multi‑family neighborhoods with 20–24 du/ac; mapped by the General Plan, including within the Freeway Corridor Specific Plan when designated .
Typical permitted uses: Multiple‑family dwelling units are permitted by right using administrative procedures; compatible Neighborhood Commercial may be integrated on sites along Major/Secondary Highways for mixed‑use. Accessory uses per Chapter 5 .
Key dimensional standards: 2 acres minimum lot, 45 ft height, front 25/30 ft (single‑story, average 30) and 35/40 ft (multi‑story, average 40), sides 10/20 ft, rear 15/20 ft, 20–24 du/ac required density range; minimum district size 5 gross acres. Mixed‑use projects may be granted up to a 20% height increase with required upper‑story stepbacks .

CN — Neighborhood Commercial

Purpose and where it applies: Small‑scale retail and services serving nearby neighborhoods; mapped by the General Plan .
Typical permitted/conditional uses: Agriculture is permitted; most retail/service activities are CUP uses, including professional services, Retail Trade/Personal Services I, Repair Services I, Convenience/Support Services (≥5 acres), and Recreation/Entertainment I; parolee homes also by CUP .
Key dimensional standards: 35 ft height; 1 gross acre minimum lot; 0.5:1 FAR; 25/10/10/25 ft front/side/rear/street‑side; one side yard may be waived for emergency access in some adjacency cases; minimum district size 1 gross acre .

CG — General Commercial

Purpose and where it applies: City‑serving retail and services, auto‑oriented or multi‑tenant corridors; mapped by the General Plan .
Typical permitted/conditional uses: Agriculture is permitted; most commercial categories (professional services, Retail Trade/Personal Services I & II, lodging, entertainment, repair, convenience/support, open lot, wholesale/warehouse I, contract/construction, transportation I, agricultural support, limited manufacturing I) are CUP uses. Planned Development Review may approve PDs and Dwelling Units in Conjunction with a Commercial Use (mixed commercial‑residential) .
Key dimensional standards: 45 ft height; 1 gross acre minimum lot; 1.0:1 FAR max; 15/10/10/15 ft front/side/rear/street‑side; minimum district size 5 gross acres with limited side/rear yard triggers next to non‑commercial/industrial neighbors .

CS — Service Commercial

Purpose and where it applies: Heavier service and repair commercial, and some quasi‑industrial support; mapped by the General Plan .
Typical permitted/conditional uses: Agriculture and Emergency Shelters (as defined in § 812.05011) are permitted. Wide variety of commercial, repair, entertainment, lodging, open‑lot, agricultural support, manufacturing I & II, wholesale/warehouse I, contract/construction, transportation I, kennels/catteries (≥2 acres), SROs, and common‑interest projects require CUP; PDs and DUs with a commercial use via PD Review .
Key dimensional standards: 45 ft height; 1 gross acre min lot; 1.2:1 FAR max; 15/10/10/15 ft setbacks; building coverage 65%; minimum district size 5 gross acres; adjacency rules similar to CG/IC .

IC — Community Industrial

Purpose and where it applies: Manufacturing, warehousing, and heavier service corridors; mapped by the General Plan .
Typical permitted/conditional uses: Agriculture and certain specialized uses (e.g., sexually‑oriented businesses subject to separate chapters) are permitted; most industrial/commercial categories (Manufacturing I & II, Wholesale/Warehouse I & II, Open‑Lot I & II, Repair I–III, Contract/Construction, Convenience/Support, Transportation I) require CUP; PDs by review .
Key dimensional standards: 45 ft height; 1 gross acre min lot; 1.0:1 FAR; 15/10/10/15 ft setbacks; minimum district size 5 gross acres; special side/rear yard triggers near non‑commercial/industrial neighbors .

P — Park

Purpose and where it applies: Public parks and recreation; designated by the General Plan .
Typical permitted/conditional uses: Publicly owned parks, picnic/restrooms/parking, water/flood control features, historic/monument sites, and preserves are permitted; utility facilities, publicly owned fixed‑accommodation campgrounds, some government facilities, and museums/galleries/libraries require CUP .
Key dimensional standards: 45 ft height; no minimum lot; 15/10/10/15–25 ft setbacks; no minimum district size .

IN — Institutional

Purpose and where it applies: Civic/educational/medical campuses; mapped by the General Plan .
Typical permitted/conditional uses: Agriculture and accessory uses are permitted; additional uses by CUP, PDs by review, and parolee homes by CUP .
Key dimensional standards: Not found in retrieved materials.

FW — Floodway

Purpose and where it applies: Channel and flood conveyance corridors; must also meet Floodplain Overlay standards .
Typical permitted/conditional uses: Agriculture; flood control channels/levees/basins/roads/bridges; animal raising with detailed animal densities; small animal ranches/farms; accessories; certain ag‑related commercial activities (e.g., livestock wholesale) by CUP .
Key dimensional standards: 35 ft height; 1 gross acre min lot; 25/15/15/25 ft setbacks; no minimum district size; strict “no rise” approval requirement for any development in mapped floodway and compliance with the Floodplain Overlay permitting process .

OS — Open Space

Purpose and where it applies: Long‑term resource/open space lands; mapped by the General Plan .
Typical permitted/conditional uses: On parcels with no other designation, a single dwelling is permitted; publicly owned group campgrounds/picnic/restrooms/parking; habitat restoration/mitigation banks; utilities by CUP; accessory uses per § 84.0510 .
Key dimensional standards: 35 ft height; 1.0 gross acre min lot; 50/20/30/25–35 ft setbacks; lot dimension ratios vary by acreage; max coverage 40% .

PD — Planned Development (as a District and as a Process)

• PD District: Permits single dwellings, small residential care, agriculture, and animal raising with rural standards; the PD land‑use mix is set in the PD approval .
• PD Review (citywide tool): A Planned Development approval may modify district development standards to allow innovative layouts while keeping within allowed land‑use lists and overall density limitations; PDs can be phased .
  Note: PD approvals often trigger Design Review for architecture and site plans.

Quick‑reference: Typical land‑use controls

Tip: Required setbacks and dimensional standards interplay with Development Standards and Landscaping and Screening. Parking and loading must also meet the Yucaipa Parking requirements.

Overlays that affect what you can use land for

• Hazardous Waste (HW) Overlay — Applied to specific approved facilities and buffers. Prohibits residential and agricultural uses; allows selected industrial and support uses; requires both local CUP and state/county processes .
• Agricultural Preserve (AP) Overlay — Lists compatible Williamson Act‑style agricultural/open‑space uses (e.g., farming, on‑site produce stands, utilities, certain agriculturally oriented schools) with thresholds and conditions .
• Hillside (H) Overlay — Requires compliance with hillside/ridgeline development standards in Division 7, Chapter 11 before entitlement; mainly affects siting and grading rather than the base “what use” is allowed .
• Additional Agriculture (AA) Overlay — Enables small/medium‑scale agricultural enterprises in rural residential areas; includes animal‑raising thresholds by lot size and use standards .

Selected special use topics you’ll see in district lists

• “Dwelling Units in Conjunction with a Commercial Use” appear in CG and CS as PD Review items—used for mixed‑use on commercial sites; projects will also pass Design Review .
• Emergency Shelters are explicitly permitted in CS (see definition cross‑referenced in § 812.05011) .
• Recycling facilities are allowed across commercial/industrial districts by size/type, with Special Use Permit (SUP) or CUP depending on facility scale; e.g., Reverse Vending Machines (≤100 sf) in CN/CG/CS/IC with SUP, Large Collection Facilities and Light/Heavy Processing limited to CG/CS/IC with CUP. Section number not shown in retrieved materials; see ordinance table for permit matrix .
• Definitions for Transportation Services Classes I/II and Salvage Operations appear in the Land Use classifications, guiding whether a use fits a district’s allowed lists .

Practical interpretation notes

• For residential projects, confirm density calculations and whether single‑family standards apply within a multi‑family district (they do within RM for single‑family) .
• Where districts reference “as specified by the General Plan,” location is policy‑mapped; zoning entitlement must be consistent with that map layer .
• If your lot is legally created but under the minimum size, you may still build if you meet all other district standards and citywide rules (e.g., coverage, setbacks) .
• If your existing use or structure doesn’t match current district rules, see Yucaipa Nonconforming Uses. For targeted relief where strict standards create hardships, see Yucaipa Variances and Exceptions.
• Signs are separately regulated; many district sections include accessory sign tables. See Yucaipa Signage for comprehensive rules; district‑specific accessory sign tables appear under CG/CS/PD/CN/IC sections in the ordinance (e.g., § 84.0350(E) for CG accessory standards) .

Checklist

• Identify the base land use district on the zoning map and confirm any Overlay Districts that apply .
• Confirm your proposed use is listed as permitted, CUP, or PD Review within your district section cited above. If not listed, evaluate “Additional Uses” pathways (§§ 84.0401–84.0405) .
• Verify key dimensional standards (min lot area, setbacks, height, coverage, FAR/density) for the district.
• For mixed‑use or multi‑family, recheck density math and any district‑specific allowances (e.g., RM‑24 height incentive for mixed‑use) .
• Confirm any adjacency triggers (e.g., side/rear yard increases next to residential) in CG/CS/IC sections .
• Check whether Design Review is required for your project type/site.
• Ensure compliance with Parking and site Development Standards.
• If a lot is substandard or has been reduced by dedication, confirm eligibility under the substandard‑lot and exceptions provisions before designing .
• If historic resources are involved, integrate Yucaipa Historic Preservation considerations early.

Risks & Ambiguities

Plain‑English Summary

Yucaipa’s rules tell you, by district, what you can use land for and the lot size, height, and setback limits you must follow. Homes fit RS or RL; apartments go to RM or RM‑24; shops in CN/CG; service/repair in CS; and production/warehousing in IC. Some districts let you apply for a CUP to broaden uses, and mixed‑use is possible in commercial areas through PD Review. Always check overlays, setbacks, and parking, and if your lot is smaller than usual, you may still be able to build if it’s legal and you meet the other standards.

Source References

• Division 8, Chapter 3/4, “Land Use Districts” and “Land Use” — Establishment of districts and symbols (§ 84.0301) .
• RL standards and uses (§ 84.0320) .
• RS standards and uses (§ 84.0325) including frontage map flexibility .
• RM standards and uses (§ 84.0330) and application of RS standards to single‑family in RM .
• RM‑24 standards and by‑right MF, mixed‑use height incentive (§ 84.0335) .
• CN standards and CUP scope (§ 84.0340) .
• CG standards and PD/mixed‑use allowances (§ 84.0350) .
• CS standards, emergency shelters, PD/mixed‑use allowances (§ 84.0355) .
• IC standards and uses (§ 84.0370) .
• P standards and uses (§ 84.0375) .
• IN permitted/CUP uses (§ 84.0380) — standards not captured in retrieval .
• FW standards and floodplain linkage (§ 84.0385) .
• OS standards and uses (§ 84.0395) .
• PD as review tool (§ 84.0250) and as district (§ 84.0390) .
• “Additional Uses” criteria and alternate review (§§ 84.0401–84.0405) and list (§ 84.0410) .
• Substandard lots; density calculation; exceptions (§§ 87.0305; 87.0320; 87.0315) .
• Hazardous Waste Overlay (HW) standards (§§ 85.020605–85.020610) .
• Agricultural Preserve (AP) compatible uses (Article 1) .
• Hillside (H) overlay cross‑reference (§ 85.030715) .
• Additional Agriculture (AA) overlay intent and standards (§§ 85.040101–85.040120) .

Retrieved passages

• Yucaipa Zoning Code (Section 812.05011) High relevance show source text
• Yucaipa Zoning Code (Section 84.0510) High relevance show source text
• Yucaipa Zoning Code (Section 87.0730) High relevance show source text
• Yucaipa Zoning Code (Chapter 4) High relevance show source text
• Yucaipa Zoning Code (Section 83.030305) High relevance show source text
• Yucaipa Zoning Code (§ 21) High relevance show source text
• Yucaipa Zoning Code (§ 6) High relevance show source text
• Yucaipa Zoning Code (Title and) High relevance show source text
• Yucaipa Zoning Code (§ 18) High relevance show source text
• Yucaipa Zoning Code (§ 18) High relevance show source text
• Yucaipa Zoning Code (Title 3) High relevance show source text
• Yucaipa Zoning Code (§ 19) High relevance show source text

Cited sections

• Division 8, Chapter 3/4, “Land Use Districts” and “Land Use” — Establishment of districts and symbols (§ 84.0301) . (Chapter 3)
• **RL** standards and uses (§ 84.0320) . (§ 84.0320)
• **RS** standards and uses (§ 84.0325) including frontage map flexibility . (§ 84.0325)
• **RM** standards and uses (§ 84.0330) and application of RS standards to single‑family in RM . (§ 84.0330)
• **RM‑24** standards and by‑right MF, mixed‑use height incentive (§ 84.0335) . (§ 84.0335)
• **CN** standards and CUP scope (§ 84.0340) . (§ 84.0340)
• **CG** standards and PD/mixed‑use allowances (§ 84.0350) . (§ 84.0350)
• **CS** standards, emergency shelters, PD/mixed‑use allowances (§ 84.0355) . (§ 84.0355)
• **IC** standards and uses (§ 84.0370) . (§ 84.0370)
• **P** standards and uses (§ 84.0375) . (§ 84.0375)
• **IN** permitted/CUP uses (§ 84.0380) — standards not captured in retrieval . (§ 84.0380)
• **FW** standards and floodplain linkage (§ 84.0385) . (§ 84.0385)
• **OS** standards and uses (§ 84.0395) . (§ 84.0395)
• **PD** as review tool (§ 84.0250) and as district (§ 84.0390) . (§ 84.0250)
• “Additional Uses” criteria and alternate review (§§ 84.0401–84.0405) and list (§ 84.0410) . (§ 84.0401)
• Substandard lots; density calculation; exceptions (§§ 87.0305; 87.0320; 87.0315) . (§ 87.0305)
• Hazardous Waste Overlay (HW) standards (§§ 85.020605–85.020610) . (§ 85.020605)
• Agricultural Preserve (AP) compatible uses (Article 1) . (Article 1)
• Hillside (H) overlay cross‑reference (§ 85.030715) . (§ 85.030715)
• Additional Agriculture (AA) overlay intent and standards (§§ 85.040101–85.040120) . (§ 85.040101)
• Yucaipa_ZoningCode.md

• Official Yucaipa code library