Planning commission approves redesigned apartment project at 14th Street and Newcap Boulevard

The Yucaipa Planning Commission on July 16 approved the architectural review (PLN‑ARC‑25‑1) for an updated design of a previously approved apartment project at the intersection of 14th Street and Newcap Boulevard. The redesign replaces an earlier single L‑shaped building with five separate residential buildings and increases the total units from 144 to 149. The current owner is Patterson Riverside Apartments LLC and the applicant representative on site was Jim Bresky of Bresky Architects.

The commission’s approval implements a project that was previously rezoned to the RM‑24 high‑density land‑use district and was approved by city council on Nov. 11, 2023. Staff said the RM‑24 classification typically allows staff‑level review, but the commission reviewed the revised architectural packet and site plan because the applicant submitted substantial design changes. The staff presentation noted that the design retains the previously approved architectural style, materials palette and amenities but rearranges the buildings to respond to site topography.

Why it matters: the redesign changes how the project will appear from nearby streets and neighbors, slightly increases the total housing supply, and will require a procedural follow‑up (recording a DBA) that will return to city council. Commissioners pressed staff and the applicant on visibility from Yucaipa Boulevard, building massing and whether balconies could be used for laundry or outdoor storage.

Staff member Christian (city planner) told the commission that the multifamily design standards include provisions that prohibit “storage of materials in the open” and that such complaints would be handled by code enforcement. On the specific question of balcony items, Christian said, “There are no conditions specific to what could be placed on the balcony,” and advised that property management covenants (CC&Rs) are usually the mechanism that restricts tenant behavior. Applicant Jim Bresky described architectural relief added to elevations, stair towers and gable projections to reduce a flat, monolithic appearance and explained that the five‑building layout reduces retaining‑wall heights compared with the original scheme.

The commission discussed visibility from adjacent properties and the site’s 12‑foot slope; the applicant said the staggered building arrangement both reduces long corridor lengths and limits required earthwork. Commissioners asked staff to monitor maintenance and aesthetic standards over time and to consider whether multifamily maintenance provisions should be revisited as three‑story buildings become more common locally.

Action: The commission made and passed a motion to approve PLN‑ARC‑25‑1 (architectural review for the updated apartment design). The motion carried with all commissioners present voting in favor.

Next steps: staff will record the required DBA and return the record to city council as a procedural follow‑up; code enforcement remains the mechanism for enforcing open‑storage prohibitions on balconies or other exterior areas.