City of Rancho Cucamonga, CA Chapter 17.138 LARGE SITE DEVELOPMENT

§ 17.138.010 Purpose and Applicability.

A. Purpose. This chapter establishes standards for sites that are three acres or larger in size in order to create new, interconnected places and neighborhoods and to reinforce walkable urban environments developed with a mix of residential, retail, entertainment, office, civic, and service uses within a compact, pedestrian-friendly, and transit-supportive environment.

B. Intent. The intent of this chapter is to:

1. Promote development patterns that support safe, effective, and multi-modal transportation options, including pedestrian, bicycle, automobile, and public transit;

2. Provide opportunities for automobile-oriented contexts to transform in walkable environments;

3. Reduce vehicle traffic and support transit by providing for a mixture of land uses, interconnected block and street networks, and compact community form;

4. Establish neighborhoods with a variety of housing types to serve the needs of a diverse population;

5. Promote the greater health benefits of walkable environments; and

6. Improve the physical character and quality of the general neighborhood and adjacent neighborhoods.

C. Applicability.

1. These standards apply to development sites three acres or larger in size when any of the following are proposed:

a. New or modified vehicular access to the site;

b. New development or construction;

c. New subdivision tract map; or

d. An addition to existing building greater than 50 percent of the existing gross floor area.

2. Exception. Applicants for projects in the ME2 zone for which a master plan is prepared subject to the requirements and approval procedures of section 17.22.020 (Master Plan) may request an exemption from one or more of the requirements of this article, subject to city council approval.

(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023; Ord. No 1017 § 16, 2023)

§ 17.138.020 Review Procedures.

A. Design Review. Development proposals must receive major design review approval in compliance with article II (Land Use and Development Procedures) and the requirements of this chapter.

B. Requirements. In addition to the application and project component requirements for major design review of article II (Land Use and Development Procedures), applicants must:

1. Layout a block and thoroughfare network that connects to adjacent neighborhoods and/or corridor areas and is in compliance with section 17.138.030 (Site and Block Configurations);

2. Sites greater than six acres must provide a minimum of three building types, which are allowed in the zone, in compliance with section 17.130.060 (Building Type Standards);

3. Comply with the public open space standards in chapter 17.134 (Open Space);

4. Design the project with appropriate building types to create a physical transition in massing and scale to the surrounding areas, consistent with the standards in chapter 17.130 and section 17.138.030(D) below; and

5. Identify the proposed blocks and thoroughfares, open space types, and building types on a project site plan, consistent with section 17.138.020(C) (Project Site Plan).

C. Project Site Plan.

1. The project site plan must include the following information:

a. Site boundaries;

b. Existing and proposed blocks;

c. Proposed development sites;

d. Existing and proposed thoroughfares, including alleys;

e. Existing and proposed pedestrian and bicycle connections;

f. Existing and proposed open space(s); and

g. Existing zone(s).

2. The project site plan is subject to the review and approval of the planning commission. If a project site plan is approved with a master plan, the project is approved by the city council.

(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023; Ord. No. 1017 § 16, 2023)

§ 17.138.030 Site and Block Configurations.

A. Block Size.

1. Individual block faces and the total block perimeter shall meet the standards established in Table 17.138.030-1 (Block Size).

2. If a block contains multiple zones, the most intense zone shall be used to establish the requirements for block size.

3. Blocks may be irregularly shaped (i.e., nonrectangular) provided they are still in compliance with the standards in Table 17.138.030-1 (Block Size).

4. Blocks may exceed the maximum allowed face length if a paseo is included, in compliance with section 17.134.080 (Paseo) and as follows in figures in this section:

a. Paseos must cut through the entire block;

b. Blocks must comply with maximum perimeter requirements;

c. The block face length on either side of the paseo may not exceed the maximum in Table 17.138.030-1 (Block Size);

d. The total block face length may not exceed 150 percent of the maximum in Table 17.138.030-1; and

e. Maximum one paseo per block.

TABLE 17.138.030-1 BLOCK SIZE
Zone	Block Face Length (max.)	Perimeter (max.)
Neighborhood General 2 (NE2)	700 ft.	2,400 ft.
Neighborhood General 3 (NG3)	500 ft.	1,600 ft.
Center 1 (CE1)	400 ft.	1,400 ft.
Mixed Employment 1 (ME1)	500 ft.	2,000 ft.
Mixed Employment 2 (ME2)	500 ft.	2,000 ft.
Corridor 1 (CO1)	500 ft.	1,700 ft.
Corridor 2 (CO2)	500 ft.	1,700 ft.
Center 2 (CE2)	400 ft.	1,400 ft.

B. Thoroughfares. Public or private thoroughfares define the publicly accessible circulation network that refines large sites into more interconnected environments. They provide multiple routes for vehicular, bicycle, and pedestrian circulation.

1. Design.

a. Thoroughfares (public or private) must comply with city standards and be designed as public streets.

b. Drive aisles not designed as streets do not constitute a thoroughfare and do not satisfy the requirements of this section.

c. Thoroughfares within the project must be designed in a manner that is appropriate to their context, with the various elements of the right-of-way (e.g. travel lanes, sidewalk dimensions, etc.) balanced with the land uses and public frontages along the thoroughfare. Therefore, along the length of the thoroughfare, if the context changes, the design of the thoroughfare, especially with regard to pedestrian amenities, must also change.

d. All required thoroughfares shall include:

i. A landscape buffer between the right-of-way and frontage road;

ii. At least one lane of on-street parking, either angled or parallel, that includes a minimum of two EV stations installed per block;

iii. A recommended sidewalk width of eight feet minimum; and

iv. A recommended lane width of 10 feet minimum.

e. The requirements for a frontage road is at the discretion of the Director of Engineering Services.

f. The design of proposed new thoroughfares (public or private) shall be reviewed and approved by the fire marshal.

2. Multiway/Frontage Road Design.

a. Where project sites or development sites exceed 500 feet along any right-of-way, a frontage road is required.

b. All required frontage roads shall include:

i. A landscape buffer between the right-of way and frontage road;

ii. At least one lane of on-street parking, either angled or parallel, that is EV Ready along the length of the frontage road; and

iii. A sidewalk a minimum of eight feet in width. If corridor fronting retail or commercial uses are required per section 17.130.040, the sidewalk minimum shall be 12 feet in width.

c. The requirements for a frontage road is at the discretion of the director of engineering services.

d. The design of proposed new multiways/frontage roads shall be reviewed and approved by the fire marshal.

3. External Connectivity.

a. Thoroughfares must be arranged to connect from existing or proposed thoroughfares into adjoining properties whether the adjoining properties are undeveloped and intended for future development, or if the adjoining lands are developed and include opportunities for the connections.

b. Thoroughfare rights-of-way must be extended to or located along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in subsection A (Block Size).

c. The project site plan must identify all stub streets for thoroughfares and include a notation that all stub streets must connect with future thoroughfares on adjoining property.

d. Cul-de-sacs are not allowed.

C. Transitions. To facilitate a transition in building height, massing, and scale from corridors to adjacent residential neighborhoods, the following standards apply.

1. For projects with a lot depth 800 feet or greater which share a side or rear lot line with a zone with a lower maximum density or height limit, the following standards apply:

a. Single-family adjacent: The maximum height for buildings on development sites which share the lot line is the maximum allowed by the building type or one story above the maximum allowed height of the adjacent zone, whichever is less.

b. Multi-family adjacent: The maximum height for buildings on development sites which share the lot line is the maximum allowed by the building type or two stories above the maximum height of the adjacent zone, whichever is less.

2. The height restriction applies to the entirety of the building which is adjacent to the shared lot line.

3. Exemptions. Buildings which are entirely located 60 ft or greater from the shared lot line are not subject to the height restrictions of this subsection.

4. Additional building types that are not permitted in the base zone are allowed subject to a conditional use permit if the proposed building types are determined to be compatible in size and scale to the adjacent lower intensity zone.

D. Required Nonresidential Use.

1. Nonresidential uses must occupy a minimum percent of the project building square footage as established in Table 17.138.030-2 (Nonresidential Use Mix). Nonresidential uses provided in compliance with subsection 17.130.040(B) (Corridor Fronting Ground Floor Use Restrictions) may count toward the minimum requirement.

2. When in conflict with the ground floor use restrictions in subsection 17.130.040(B) (Corridor Fronting Ground Floor Use Restrictions) and/or the minimum FAR standards in table 17.130.050-1 (Required Build-To-Line, Height, and Frontage Area), the most restrictive standards apply.

TABLE 17.138.030-2 NONRESIDENTIAL USE MIX
Zone	Minimum
Corridor 1 (CO1)	20%
Corridor 2 (CO2)	20%
Center 1 (CE1)	33%
Center 2 (CE2)*	33%
* Does not apply to the Limited subzone

(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023; Ord. No. 1017 § 16, 2023)