Posted August 2026 | By Eric Engelbert | Updated as zoning and project information changes.
Can You Build Apartments in Yorba Linda? The Short Answer Is Yes, If the Parcel Is Already Zoned for It
Yorba Linda has a well-earned reputation as one of Orange County's most resistant cities when it comes to new housing. The city's voters passed Measure JJ in November 2024 with over 90 percent approval, reinforcing restrictions that make rezoning land from single-family residential to multifamily a near-impossible political lift. For developers hoping to identify a promising lot and push through a zone change, Yorba Linda is the wrong city to try.
But that is not the whole story. Yorba Linda's zoning map includes parcels already designated for multifamily residential development at meaningful densities, and those parcels represent a legitimate path for small apartment development without any rezoning required. The R-M-20 zone allows 20 dwelling units per acre and the R-M-30 zone allows 30 dwelling units per acre, both with a minimum lot size of one acre. A developer who identifies one of these parcels and proposes a project consistent with the existing zoning is not asking the city to change its land use map. The entitlement path is through the city's standard site plan review process, not a legislative battle against Measure JJ.
This post explains how those zones work, what you can build on a 1-acre lot under each designation, how California's Density Bonus Law can push the numbers even higher, and why finding the right parcel is the most important step in Yorba Linda multifamily development.
The 6th Cycle Housing Element: 2,415 Units Required, a Long Road to Get There
The State of California assigned Yorba Linda a Regional Housing Needs Allocation (RHNA) of 2,415 units for the 6th planning cycle, which runs from 2021 to 2029. That figure breaks down by income category: 765 very-low-income units, 451 low-income units, 457 moderate-income units, and 742 above-moderate-income (market rate) units. To be clear about what this number means: the city is not required to build 2,415 homes. It is required to zone enough land to make 2,415 units theoretically buildable. Whether developers actually build on that land is a separate question the market answers over time.
Yorba Linda's path to a certified housing element was unusually contentious even by Orange County standards. The city was among the first in the county to adopt a compliant element in February 2022, and HCD certified it that April. But implementation required actual zoning changes, and in November 2022, voters rejected Measure Z, the first attempt to rezone the identified opportunity sites, with only 25 percent support. That result sent the city back to the drawing board. The city convened a community working group in 2023, revised the housing element through an extensive public engagement process, received HCD pre-approval for the revised plan in February 2024, adopted the revised element by City Council vote in June 2024, and then brought the associated zoning changes to voters as Measure JJ in November 2024, where it passed with over 90 percent approval.
The revised and now-certified housing element identifies approximately 18 opportunity sites with a realistic development capacity of roughly 2,410 units. The most significant concentration is in the Savi Ranch Planned Development, where the city amended the PD to allow up to 790 units at densities up to 60 units per acre in a five-story format, creating the framework for a mixed-use, higher-density node in what has historically been a commercial and industrial area. Savi Ranch represents by far the largest single site commitment in the element, accounting for a substantial portion of the city's RHNA compliance count.
Other opportunity sites in the element are spread across the city on smaller parcels, including the YLWD water district property at 4622 Plumosa Drive, which has an exception to the standard one-acre minimum lot requirement for R-M-30 zoning. A ballot measure to include the Bryant Ranch Shopping Center as a housing site was placed before voters separately, but the ownership of that property indicated they would not develop it at the proposed density, and the site was removed from the element in January 2024.
6th Cycle 2021-2029
Zoning obligation,
not build mandate
451 low income
457 moderate income
742 market rate
Up to 790 units
60 du/acre
5-story format
Voter approved Nov 2024
Measure JJ: 90%+
~18 opportunity sites
The housing element certification does not mean 2,415 units have been approved or are under construction. As of 2026, the rezoning enabled by Measure JJ is still early in generating actual project applications. The city issued permits for 22 ADUs in 2024 and 20 ADUs in 2023, which count against the above-moderate-income RHNA allocation, but the large multifamily sites in the element have not yet produced permitted projects at scale. Savi Ranch is the site most likely to see the first significant multifamily permitting activity, given the density and the city's intent to create a mixed-use downtown-like node there.
Measure JJ: Why Rezoning Outside the Housing Element Sites Is Off the Table
Measure JJ, formally titled the "Local Control, Residential Neighborhood, and Open Space Protection Measure," was placed on the November 2024 ballot by the Yorba Linda City Council and passed with approximately 90 percent voter support. Its primary function is to require voter approval before the city can rezone certain land categories, specifically parcels currently designated for single-family residential, rural, or open space uses. Any zone change that would allow higher-density or multifamily development on those parcels must go to the voters rather than proceeding through a standard city council vote.
The practical effect of this is straightforward: a developer who wants to build apartments on a single-family zoned lot in Yorba Linda would need to win a citywide ballot measure. Given that Measure JJ itself passed with 90 percent support, the political climate is clear. Even if state housing law creates theoretical pathways for rezoning through the Builder's Remedy or other provisions tied to the city's Housing Element, the voter approval requirement adds a layer of friction that makes most rezoning scenarios economically and politically impractical.
Measure JJ is not a new idea in Yorba Linda. A previous measure, Measure B, imposed similar constraints on rezoning. Measure JJ essentially extends and reinforces that tradition. The city's voters have consistently demonstrated they want control over land use decisions in their neighborhoods, and Measure JJ formalizes that preference in a way that is difficult to circumvent through administrative or legislative channels.
For developers, the key takeaway is simple: do not plan a Yorba Linda project around the assumption that you can rezone. Instead, start with the zoning map and look for parcels that are already designated for multifamily use.
Yorba Linda's Multifamily Zoning Tiers: R-M, R-M-20, and R-M-30
Yorba Linda's residential zoning code includes three multifamily designations, each with different density ceilings and lot requirements. Understanding the differences is essential for identifying which parcels can support which types of projects.
| Zone | R-M (Multi-Family Residential) |
|---|---|
| Max Density | 10 dwelling units per acre |
| Minimum Lot Size | 7,500 SF |
| Units on 1 Acre | Up to 10 units |
| Typical Product Types | Garden apartments, townhouses, stacked condominiums, fourplexes |
| Zone | R-M-20 (Multi-Family Residential, 20 Units Per Acre) |
|---|---|
| Max Density | 20 dwelling units per acre |
| Minimum Lot Size | 1 acre |
| Units on 1 Acre | Up to 20 units |
| Typical Product Types | Cluster homes, townhouses, rowhouses, triplexes, fourplexes, apartments, stacked condominiums, group housing |
| Zone | R-M-30 (Multi-Family Residential, 30 Units Per Acre) |
|---|---|
| Max Density | 30 dwelling units per acre |
| Minimum Lot Size | 1 acre |
| Units on 1 Acre | Up to 30 units |
| Typical Product Types | Apartments, stacked condominiums, studios, group housing |
The R-M zone is the lightest-density multifamily designation and applies to a broader range of lot sizes. It is appropriate for small projects on standard residential lots. The R-M-20 and R-M-30 zones require a minimum of one acre, which means the opportunity is concentrated on larger parcels. Existing apartment communities in Yorba Linda provide real-world benchmarks for what these densities look like on the ground: projects at the 20 du/acre range include Oakcrest Heights at 54 units on approximately 2.8 acres and Altrudy Senior Apartments at 48 units on approximately 2.4 acres. These are three-story buildings in neighborhood settings, not high-rise towers.
In addition to these base zones, Yorba Linda's Housing Element includes an Affordable Housing Overlay that allows up to 35 dwelling units per acre on designated parcels, and a Mixed-Use Overlay that also allows up to 35 du/acre. These overlays apply to specific sites identified in the Housing Element and offer a higher ceiling than R-M-30 for qualifying parcels.
What You Can Build on a 1-Acre Lot in R-M-20 and R-M-30
The 1-acre minimum lot requirement in R-M-20 and R-M-30 defines the baseline scale of the opportunity. A developer who assembles or acquires a 1-acre parcel in either zone is working with enough land to build a project that is meaningful in size but manageable in complexity. This is not the scale of a large apartment complex. It is the scale of a small residential building that fits the character of a Yorba Linda neighborhood while delivering a real return on investment.
Base density only
Min lot: 7,500 SF
Smaller lots viable
Base density
Min lot: 1 acre
Apartments, stacked condos
Base density
Min lot: 1 acre
Apartments, studios
With very-low-income set-aside
State law bonus applies
No rezoning needed
At R-M-20 density, 20 units on one acre is exactly what the zoning allows by right. A 20-unit building at three stories is a standard product type for this density, fitting a footprint that leaves room for required landscaping, parking, and setbacks. The city's development standards require that 50 percent of the building site area (excluding private patios and the building footprint itself) be landscaped with underground irrigation, and a minimum of 50 square feet of private open space per dwelling unit is required. These requirements can typically be met on a one-acre site with thoughtful site planning.
At R-M-30 density, 30 units on one acre is the base allowance. The higher density generally requires tighter parking management, smaller unit layouts, or a combination of the two to make the site work physically. Three stories remains the standard building height for this product type in Yorba Linda based on what has been built. One height constraint worth noting: city code restricts buildings that back or side onto an arterial or collector street to one story at that frontage. A site that fronts a residential street rather than a major arterial avoids this restriction entirely, so site selection matters for height feasibility.
Going Above Base Density: The Density Bonus Law Still Applies in Yorba Linda
California's Density Bonus Law, codified in Government Code Section 65915, operates statewide and applies in Yorba Linda regardless of Measure JJ or the city's local preferences. A developer proposing a project on a parcel that is already zoned R-M-20 or R-M-30 can trigger the Density Bonus Law by including affordable units in the project, which entitles the project to additional units above the base density, concessions from development standards, and reduced parking requirements.
The bonus structure works as follows: if a developer sets aside 15 percent of the base unit count for very-low-income households (those earning up to 50 percent of the Area Median Income), the project qualifies for a density bonus of up to 50 percent above the base density. On a 20-unit base in R-M-20, that means the project can deliver up to 30 units. On a 30-unit base in R-M-30, the bonus could push the project to 45 units on the same one-acre site.
A dual density bonus is also possible by layering a moderate-income set-aside on top of the very-low-income set-aside. Including units restricted for households earning up to 120 percent of AMI qualifies the project for an additional bonus of up to 38.75 percent. In practice, the combined bonus can push an R-M-20 project to 37 or 38 units on one acre, or an R-M-30 project to well above 40 units. This is the same mechanism used in the Coast Street Apartments project in Garden Grove, where a half-acre R-3 site supported 34 units by combining very-low-income and moderate-income affordable tiers.
The density bonus also reduces the political exposure of the project because the developer is not asking for anything the law does not already grant. The city must approve the bonus units once the affordable set-aside thresholds are met. Measure JJ does not apply to density bonus projects on already-zoned parcels because there is no rezoning involved.
Three Stories and What That Actually Looks Like
Developers new to Yorba Linda sometimes ask whether a 20-unit or 30-unit building can be built at three stories. The answer is yes, and the existing inventory in the city confirms it. Three-story walk-up and podium-lite apartment buildings at densities of 19 to 22 du/acre are already present in Yorba Linda. The format is familiar: a ground-level parking structure or surface lot with two or three stories of residential above, or a building with tuck-under parking and a compact footprint that makes efficient use of the site.
At 20 units on one acre, a three-story building with surface parking is often feasible without the expense of a full podium structure. Each floor carries approximately six to seven units, which keeps the building compact and the per-unit construction cost lower than a high-rise or mid-rise product. At 30 units on one acre, tighter parking and a more efficient floor plate are typically required, but three stories remains achievable with the parking relief available under the Density Bonus Law.
The three-story format also matters for neighborhood compatibility in Yorba Linda. The city's existing multifamily inventory is predominantly low-rise. A three-story building reads as consistent with the surrounding context in a way that a five- or six-story building would not. For a project going through site plan review in a city where community opposition is a real risk, a building that does not visually dominate the neighborhood is an asset during the entitlement process.
The Developer's Strategy: Find the Parcel First
Given everything above, the practical strategy for small multifamily development in Yorba Linda is to start with the zoning map, not with a target location. The opportunity in this city is concentrated on parcels that are already zoned R-M-20 or R-M-30. Those parcels exist and some of them are underutilized, which is what creates the acquisition opportunity. A one-acre parcel in R-M-20 that is currently improved with an aging single-family structure, a low-density commercial use, or even a vacant building is exactly the kind of site where a small apartment project pencils.
The search is more targeted than in a city with broad multifamily zoning coverage. Yorba Linda does not have large swaths of R-M-20 or R-M-30 land. The parcels that qualify represent a finite inventory, and identifying which ones are available, correctly sized, and in locations that work for residential use is the core of the feasibility analysis. Sites that do not abut arterials on multiple sides, that are served by existing utilities, and that are in the one-to-two-acre range are the strongest starting points.
Parcel assembly is also worth considering. Two adjacent half-acre parcels in R-M-20 that meet the one-acre minimum when combined could support a 20-unit project that neither could support individually. Assembly is more complex than a single-parcel acquisition, but in a constrained market like Yorba Linda, it expands the eligible site inventory meaningfully.
On the for-sale side, new construction is already happening in Yorba Linda. City Ventures is developing 62 townhomes in Yorba Linda, a project that fits the city's existing land use framework and the scale of product that has always moved well in this market. For-sale attached product at that scale does not require the same zoning conversations that rental multifamily does, and it illustrates the kind of residential development the city's planning environment is designed to accommodate.
Our Take: The City Will Eventually Have to Open More Land
The state's housing mandates are not going away. Yorba Linda has a certified housing element and a voter-approved framework in place, but 2,415 units by 2029 is an ambitious target for a city where the political climate has been resistant to density for decades. Savi Ranch carries most of the numerical weight in the element, and that site will take years to build out even if entitlements move quickly. The math is simple: if Savi Ranch alone cannot absorb the full RHNA obligation, and the existing opportunity sites underperform realistic projections, the city will face pressure from HCD to identify additional capacity.
Our view is that underutilized commercial land along the city's commercial corridors is the most logical next step. Yorba Linda has aging retail centers and commercial properties that are not contributing much to the tax base and are not beloved community assets. Those sites represent the kind of opportunity where a thoughtful rezoning to allow residential or mixed-use development would be compatible with the surrounding community, would not encroach on established single-family neighborhoods, and would not require the kind of political fight that residential conversions generate in residential areas. Whether the city gets there by choice or under HCD pressure is the open question.
We will continue to watch this closely. The developers we work with who are interested in Yorba Linda are not looking to force product into the wrong locations. They want to build housing that fits the city's character, matches the scale and style of what Yorba Linda already is, and is sited in places where new residential development makes sense without disrupting the established neighborhoods that define the city. As the zoning landscape evolves and more sites come into play, we expect real opportunities to emerge for builders willing to work within Yorba Linda's framework rather than against it.
Looking for R-M-20 or R-M-30 Parcels in Yorba Linda?
We work with investors and developers identifying multifamily development opportunities across Orange County, including in cities like Yorba Linda where the zoning landscape rewards buyers who know what to look for. If you are searching for parcels already zoned for small multifamily in Yorba Linda, contact us to discuss what is available and what a project on those sites could realistically deliver.
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