Special planning areas are areas within the city that have adopted
plans with unique use, development, and/or design regulations that
vary or deviate from the citywide zoning and development standards.
Special planning areas are created for a variety of reasons, including,
but not limited to, private development applications for master planned
communities, protection of unique resources (e.g., historic district,
environmental protection), special site considerations (e.g., hillside
development, scenic corridors), and/or special use considerations
(e.g., targeted use areas, redevelopment opportunities). Since incorporation,
special planning areas in the city have been established for all of
the above listed reasons.
This chapter identifies and describes the city's special planning
areas, which are areas subject to unique zoning and development regulations
according to the following general categories:
A.
Specific
plans. Specific plans are a tool for implementing the areas of at
least 300 contiguous acres. Specific plans allow for flexibility in
design and customized development standards tailored to specific needs
and conditions. Specific plans must be consistent with the general
plan and comply with the specific content and procedural requirements
of state law. Specific plans provide the basis for the development
of the properties [in] the plan area. To the extent that a specific
plan is silent as to any matter, it may be supplemented by applicable
provisions of this Development Code, provided that the provisions
of a specific plan supersede and control over any conflicting provisions
of this Development Code without regard as to which is more or less
stringent. Subsequent development within a designated specific plan
area must be consistent with the corresponding specific plan document(s)
for that area.
B.
Master
plans. Master plans are discretionary planning entitlements (not a
zone) that allow flexibility in the allowed uses and development standards
for specific types of projects. Master plans are required for mixed-use
projects and other integrated developments that warrant special development
consideration beyond conventional zoning regulations to address the
special or unique needs or characteristics. The master plan entitlement
requires preparation of a conceptual master plan to address issues
such as circulation, drainage, open space linkages, trail connections,
compatibility with adjacent uses, and similar concerns through a comprehensive
approach and creative design flexibility. Master plans are intended
to insure a harmonious relationship between the existing and proposed
uses, and to coordinate and promote the community improvement efforts
of both private and public resources. Subsequent development within
the master planned areas must be consistent with the approved conceptual
master plans.
C.
Overlay zones. Overlay zones establish unique use and/or development regulations for areas of the city to address special site conditions, protect resources, and/or address land use needs opportunities in combination with the base zones of the same parcels. Regulations for overlay zones supplement the regulations that apply to the corresponding base zone. To the extent that the overlay zone establishes allowed land use or development standards that deviate from those of the base zone, however, the regulations for the overlay zone prevail. An overlay zone will apply to the entirety of an individual parcel. The city has established overlay zones for Cucamonga Station, industrial commercial, hillside development, senior housing, and equestrian uses. Descriptions of each are provided in section 17.114.030 (Overlay zone descriptions).
(Ord. No. 1000 § 4, 2022)
Special planning area development and design requirements apply
to those parcels of land with adopted plans (e.g., master plan) and/or
zone designations of specific plan, planned community, or overlay
as shown on the city's zoning map. The list below identifies all currently
adopted or designated special planning areas within (or partially
within) the city. This list and the special planning area map will
be updated from time to time as additional special planning areas
are designated or approved.
(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023)
Each of the city's special planning areas allows for establishment
of unique land use and/or development standards that vary from base
zone regulations. This section explains the relationship of each type
of special planning area to other zoning and development regulations.
A.
Specific
plans. Specific plans are legislatively enacted planning documents
that replace the zoning of the property for the project area. As such,
specific plans may include unique zoning regulations and procedures
for subsequent development within the project area. Where a specific
plan establishes unique regulations that conflict with regulations
in this Development Code, the regulations in the specific plan shall
prevail. Where the specific plan is silent or refers to the city's
Development Code for regulations, this Development Code applies.
B.
Master
plans. Master plans are a discretionary planning entitlement that
allows for the establishment of unique land use and/or development
standards within the designated project area. Where a master plan
is adopted or approved with unique regulations that deviate from the
regulations in the city's Development Code, the regulations in the
master plan shall apply to subsequent development within the project
area. Where a master plan is silent or refers to the city's Development
Code for zoning or development regulations, this Development Code
applies.
C.
Overlay
zones. Overlay zones, by definition, establish special land use and/or
development standards for particular geographic areas of the city.
Those special land use and/or development standards supplement the
zoning regulations of the underlying base zone. Where the zoning regulations
of the overlay zone conflict with the regulations of the base zone
or any other provisions in this Development Code, the regulations
of the overlay zone shall apply. Where the overlay zone is silent
or refers to the city's Development Code for zoning or development
regulations, this Development Code applies.
(Ord. No. 1000 § 4, 2022)
Procedures for the review adoption of specific plans and master plans are listed in article II (Land Use and Development Procedures). Specifically, see details regarding general application processing procedures (chapter 17.14), entitlements decided by the city council (chapter 17.22) for specific plans, and entitlements decided by the planning commission (chapter 17.20) for master plans. Specific plans require Specific Plan (SP) Zone designation on the city's zoning map and adoption of a specific plan document.
(Ord. No. 1000 § 4, 2022)
The specific plans listed below have been adopted by the city
and designated on the zoning map as Specific Plan (SP) with a specific
reference number to each adopted plan. This section provides a reference
to each adopted specific plan, along with a summary of the unique
land use and development standards applicable to each individual specific
plan. A full copy of all adopted specific plan documents (and any
adopted amendments thereto) shall be kept in the planning department
and in the city clerk's office.
A.
Empire
Lakes Specific Plan (ELSP). The Empire Lakes Specific Plan was adopted
in 1994. It includes 380 acres within the previously adopted industrial
specific plan area as Sub-Area 18. The primary purpose of this subsequent
specific plan is to provide for a broader mix of land uses than was
originally permitted within the industrial area specific plan. The
plan was expanded to include such uses as recreational, hotel/conference
center, retail, restaurant, and entertainment, as well as office,
research and development, and light industrial uses. These uses are
intended to surround the existing 18-hole golf course. A subsequent
amendment to further expand the use list included limited multi-unit
residential development to maximize potential use of the Metrolink
station near Milliken Avenue.
B.
Etiwanda
Heights Neighborhood and Conservation Plan (EHNCP). The Etiwanda Heights
Neighborhood and Conservation Plan was adopted by the city council
in 2019. The plan area is located along the northeastern edge of the
city at the base of the San Gabriel Mountains; west of State Route
15, north of State Route 210, and north of existing residential neighborhoods
in the city. The plan area includes 4,393 acres. The plan represents
a unique opportunity to permanently preserve unspoiled views of the
San Gabriel foothills and mountains, permanently conserve rural open
space and habitat resources, secure recreational access to the foothills,
while providing unique new neighborhoods that reflect the city's heritage.
This plan has been prepared to guide land use and shape new development
within the plan area. The community-based vision is for large quantities
of conserved rural and natural open space in the plan's 3,603-acre
rural/conservation area, underwritten by and in balance with high
quality neighborhood development in the 790-acre southerly neighborhood
area already surrounded by existing neighborhoods. This area had long
been under San Bernardino County's jurisdiction, and the city's interest
is to implement this plan for the future of this portion of rural
land, preserving much of the foothills for future generations. Please
refer to the adopted Etiwanda Heights Neighborhood and Conservation
Plan maintained by the planning department and city clerk for comprehensive
details.
(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023)
The master plans listed below have been adopted by the city.
This is a partial list because the city has also approved other master
plans that are simply site plans approved as part of the previous
master planning entitlement. This section provides a reference to
the more detailed master plans, along with a summary of the unique
land use and development standards applicable to each individual master
plan. A full copy of all adopted master plan documents (and any adopted
amendments thereto) shall be kept in the planning department and in
the city clerk's office.
A.
Victoria
Gardens Master Plan. The Victoria Gardens Master Plan was adopted
in 2009 as a subset of Victoria Arbors for 174 acres for the Victoria
Gardens Regional Mixed-Use Lifestyle Center. Please refer to the adopted
Victoria Gardens Master Plan document maintained by the planning department
and city clerk for comprehensive details.
(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023)
The overlay zones listed below have been adopted by the city and designated on the zoning map with representative zone symbols in combination with the base zone symbol for each parcel with an overlay designation. This section provides a reference to each adopted overlay zone, along with a summary of the unique land use and development standards applicable to each overlay zone. Comprehensive regulations applicable to each overlay zone can be found in article III, chapter 17.38 (Overlay Zones and Other Special Planning Areas).
A.
Cucamonga
Station Area. The Cucamonga Station (CS) Overlay Zone designates an
area around the Rancho Cucamonga Metrolink station for modified FAR
and density standards.
B.
Senior Housing Overlay Zone. The Senior Housing (SH) Overlay Zone designates areas for construction of affordable rental housing units for senior citizens. Special development regulations include qualifications, incentives, and required agreements for development and maintenance of affordable senior housing projects. Specific regulations can be found in chapter 17.38 (Overlay Zones and Other Special Planning Areas).
C.
Equestrian Overlay Zone. The Equestrian (E) Overlay Zone designates areas of the city for the keeping of equine, bovine, and cleft-hoofed animals. Special development regulations include standards for animal keeping and trail requirements as outlined in chapter 17.38 (Overlay Zones and Other Special Planning Areas).
D.
Hillside Overlay Zone. The Hillside (H) Overlay Zone establishes special development regulations for hillside areas of the city with a slope equal to or greater than eight percent. A complete listing of the development regulations for qualifying hillside areas is included in chapter 17.52 (Hillside Development).
E.
Camino Predera Overlay Zone. The Camino Predera (CP) Overlay Zoning District establishes optional development standards for 38 developed and undeveloped properties that are located on the north and south sides of Camino Predera and all properties that have street frontage along Predera Court, a residential neighborhood generally located north of Foothill Boulevard/Pacific Electric (PE) Trail and west of Carnelian Avenue/Cucamonga Creek, in the Low Residential (L) Zone. Optional development standards that will apply to these properties are identified in chapter 17.38. A complete listing of additional development regulations for Camino Predera is included in chapter 17.52 (Hillside Development).
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F.
Agricultural Overlay. The Agricultural Overlay establishes provisions which allows the continuation and minor expansion of historic agricultural legacy uses related to the city's cultural heritage which, by way of zoning practices of preceding decades, may have become nonconforming to current standards. The Agricultural Overlay is noncontiguous and any mapping amendments to official maps, figures or exhibits will occur at such time that an application for an Agricultural Overlay designation is approved by the relevant decision-making authority. Development regulations for the Agricultural Overlay is included in chapter 17.38 (Overlay Zones and Other Special Planning Areas).
(Ord. No. 1000 § 4, 2022; Ord. No. 1011 § 4, 2022; Ord. No. 1015 § 3, 2023)
