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)