The form-based zones are organized from lowest to highest intensity,
and each is named to describe its general form and function (neighborhoods,
centers, corridors, and districts). The FBC includes a neighborhood
form-based zone that builds on the neighborhood designations established
in the Etiwanda Heights Neighborhood and Conservation Plan (i.e.,
Neighborhood Estates, Neighborhood General 1 and Neighborhood General
2).
The intent of each form-based zone is as follows:
A.
Neighborhood
Estates 2 (NE2). Low density residential development comprised of
large homes on large lots, with large setbacks and yards. Buildings
are low intensity, yet neighborhoods and blocks are designed to promote
connectivity and traditional neighborhood design. Uses are mostly
single-family residential, with context-sensitive neighborhood commercial
and civic uses also allowed in certain locations, such as neighborhood
edges and at designated nodes within new master planned neighborhoods.
B.
Neighborhood
General 3 (NG3). Medium density and intensity development along certain
segments and nodes of major corridors in proximity to smaller-scale
residential neighborhoods. Buildings promote walkability and contribute
to active, vibrant environments while being context-sensitive by transitioning
scale when adjacent to lower density neighborhoods. Uses provide a
range of daily needs within walkable suburban neighborhoods, with
some transitional auto-oriented development in outlying areas.
C.
Center
1 (CE1). Active, vibrant town centers that promote walkability with
neighborhood-serving commercial and retail uses in proximity to medium
density residential development. Buildings front streets and provide
a vibrant, safe street environment for pedestrians and cyclists.
D.
Mixed
Employment 1 (ME1). Medium intensity development focused on walkable
professional office and employment uses. Buildings front streets and
transition areas from auto-oriented office parks to mixed-use, vibrant
hubs of activity.
E.
Mixed
Employment 2 (ME2). Medium to high intensity development focused on
professional office, creative industrial and maker spaces, and employment
uses along active, walkable streets. Buildings front streets and corridors
with tall ground floors that support a mix of uses, entrances, and
facades.
F.
Corridor
1 (CO1). Medium intensity mixed-use development that transitions existing
auto-oriented corridors and places to vibrant areas that promote walkability.
Building and entrance/facade types are diverse, contributing to a
mix of distinct places along major corridor areas. Buildings front
streets and transition in scale to surrounding neighborhoods with
some auto-oriented development along secondary streets.
G.
Corridor
2 (CO2). Medium to high intensity mixed-use development along active,
walkable corridors and at key intersections. Buildings front streets
and transition in scale to surrounding neighborhoods with some transitional
auto-oriented development along secondary streets.
H.
Center
2 (CE2). Mixed-use urban areas with pedestrian-friendly commercial
and residential hubs and infill development along vibrant public spaces
that promote walkability. Buildings transition in scale (i.e., step
up or step down) to surrounding neighborhoods, centers, and districts.
Developments support safe streets for pedestrians and cyclists.
(Ord. No. 1000 § 4, 2022)
Table 17.128.020-1 provides an overview of each form-based zone. See chapter 17.130 (Zone and Building Standards) for specific standards for each form-based zone. Subzones are established for two form-based zones.
Subzones limit land uses in certain areas where the form-based
zone is applied to support the implementation of the General Plan
land use mix provisions and better align with existing conditions
and intended outcomes.
|
TABLE 17.128.020-1 SUMMARY TABLE OF FORM-BASED ZONES
| ||||
|---|---|---|---|---|
|
Zone
|
Neighborhood Estate 2 (NE2)
|
Neighborhood General 3 (NG3)
|
Center 1 (CE1)
|
Mixed Employment 1 (ME1)
|
|
Subzone
|
None
|
Neighborhood General 3 Limited (NG3L) (limits nonresidential
uses)
|
Center 1 – Southwest Cucamonga (CE1-SWC) (Allows certain
existing service uses to remain)
|
None
|
|
Desired Form
|
Large frontage area/build-to lines
|
Small to medium frontage area/build-to lines
|
Small frontage area/build-to lines
|
Small to large frontage area/build-to lines
|
|
Heights up to 3 stories
|
Heights up to 3 stories
|
Heights up to 4 stories
|
Heights up to 5 stories
| |
|
Interconnected street network, low intensity development
|
House-scale buildings, low intensity development
|
Compact and connected environment, medium intensity development
|
Moderate intensity mixed-use development, transitions in scale
to adjacent neighborhoods
| |
|
General Use
|
Single-family residential, some context appropriate neighborhood
serving commercial or civic uses.
|
Medium density residential mixed-use with ground floor commercial
and retail activity with a mix of uses on upper stories. Subzone:
Medium density residential, allows neighborhood serving commercial
and limited auto-oriented uses.
|
Commercial and retail mixed-use buildings with a mix of residential
and nonresidential uses on upper stories. Medium density residential
and moderate intensity neighborhood-serving commercial uses.
|
Professional office employment with a mix of supporting uses.
Some auto-oriented uses if the scale and character is appropriate.
|
|
General Plan Designation
|
Traditional Neighborhood
|
Neighborhood Corridor Neighborhood Center (Subzone)
|
Traditional Town Center
|
Office Employment District
|
|
TABLE 17.128.020-1 SUMMARY TABLE OF FORM-BASED ZONES (CONT)
| ||||
|---|---|---|---|---|
|
Zone
|
Mixed Employment 2 (ME2)
|
Corridor 1 (CO1)
|
Corridor 2 (CO2)
|
Center 2 (CE2)
|
|
Subzone
|
None
|
None
|
None
|
Center 2 Limited (CE2L) (limits nonresidential uses)
|
|
Desired Form
|
Small frontage area/build-to lines
|
Small frontage area/build-to lines
|
Small frontage area/build-to lines
|
Small frontage area/build-to lines
|
|
Heights up to 5 stories
|
Heights up to 5 stories
|
Heights up to 7 stories
|
Heights up to 12 stories
| |
|
Walkable environment, maker spaces, moderate intensity development,
block-scale building
|
Transitional environment, mixed-use and block-scale buildings,
moderate intensity development
|
Walkable environment, block-scale buildings, moderate to high
intensity development
|
Walkable environment, block-scale buildings, high intensity
development
| |
|
General Use
|
Professional office, business, service, and creative industrial
uses in proximity to walkable, urban areas.
|
Moderate density residential with a mix of commercial and retail
activity at key intersections. Medium to high intensity uses act to
transition to lower intensity suburban neighborhoods adjacent to the
corridor.
|
High density residential with a mix of commercial and retail
activity at key nodes. Higher density and intensity uses transition
to lower intensity urban areas nearby such as moderately scaled mixed
use, multi-family, and employment districts and centers.
|
Ground floor commercial and retail activity with a mix of commercial
and residential uses on upper stories. High density residential and
civic uses.
Subzone: Predominately moderate and high density residential
uses in proximity to walkable, urban areas with a focus on residential
serving retail uses.
|
|
General Plan Designation
|
21st Century Employment District
|
City Corridor Moderate
|
City Corridor High
|
City Center Urban Neighborhood (subzone)
|
(Ord. No. 1000 § 4, 2022; Ord. No. 1017 § 12, 2023; Ord. No. 1023, 1/17/2024)
