HomeMy WebLinkAbout2023-11-08 - Agenda Packet
AMENDED AGENDA
(ITEM D3 UPDATED 11/6/2023 10:00AM)
Historic Preservation Commission
and
Planning Commission
Meeting Agenda
Rancho Cucamonga Civic Center
COUNCIL CHAMBERS
November 08, 2023
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
7:00 PM
A. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
ROLL CALL: Chair Dopp
Vice Chair Morales
Commissioner Williams
Commissioner Boling
Commissioner Daniels
B. PUBLIC COMMUNICATIONS
This is the time and place for the general public to address the Planning/Historic Commission (“Planning
Commission”) on any Consent Calendar item or any item not listed on the agenda that is within the
Commission’s subject matter jurisdiction. The Planning Commission may not discuss any issue not included
on the agenda, but may set the matter for discussion during a subsequent meeting.
C. CONSENT CALENDAR
C1. Consideration to adopt Regular Meeting Minutes of October 25, 2023.
D. PUBLIC HEARINGS
D1. DESIGN REVIEW – NEWCASTLE PARTNERS - A request to demolish an existing office/warehouse
building and its associated parking lot/outdoor storage area and construct two industrial/warehouse
buildings totaling 74,387 square-feet within the Neo-Industrial (NI) District, located on the north side of
6th Street between Archibald Avenue and Hermosa Avenue at 9910 6th Street; APNs: 0209-211-42
and -43. This item is exempt from the requirements of the California Environmental Quality Act
(CEQA) under CEQA Section 15332 - In-Fill Development Projects (Design Review DRC2022-
00301). (CONTINUED FROM OCTOBER 25th, 2023 HPC/PC MEETING)
D2. DEVELOPMENT CODE UPDATE - Consideration to Recommend Approval to the City Council of
Zoning Text Amendments to Articles II, III, V, VIII, and IX of Title 17 (Development Code) of the
Rancho Cucamonga Municipal Code that will Include the Addition of a New Section for Major
Exceptions, the Addition of New Subzone to the Summary Table and Land Use, Clarifications to
Various Development Standards including updates to Drive-Thru Use and Service Station Standards,
New Standards for Subdivisions in the Form Based Code, Adjustments to Open Space Requirements,
and Additional Typographic and Formatting Amendments, and Recommendation of Zoning Map
Amendments to Specific Parcels for Consistency with the General Plan (“PlanRC”). An Addendum to
the General Plan Update and Climate Action Plan FEIR has been prepared for this project (Zoning
Map Amendment DRC2023-00317; Municipal Code Amendment DRC2023-00318) (CONTINUED
FROM OCTOBER 11th, 2023 HPC/PC MEETING)
D3. Consideration of a Municipal Code Amendment to amend Title 17 of the Rancho Cucamonga
Municipal Code establishing non-storefront medical cannabis retail as a use permitted with a minor
use permit for properties located in portions of the Neo-Industrial (NI) and Industrial Employment (IE)
zones, amending Chapter 8.52 of the Rancho Cucamonga Municipal Code exempting certain non-
storefront medical cannabis retail from the prohibition on commercial cannabis activity; adding chapter
5.20 to the Rancho Cucamonga Municipal Code establishing regulatory and operational restrictions for
non-storefront medical cannabis retailer. This item is exempt from the California Environmental Quality
Act, pursuant to State CEQA Guidelines Sections 15060(c)(2) and 15061(b)(3).
D4. Consideration of a Master Plan for the Epicenter Area, to articulate a vision for enhanced uses and
activity and implement development standards for the city-owned parcels commonly known as the
Epicenter Sports Complex, consisting of Quakes Stadium, Sofive Soccer Center, Rancho Cucamonga
Sports Center, Rancho Cucamonga Animal Center, Rancho Cucamonga Municipal Utility Facility and
Parking, associated parking lots and a City owned vacant lot at the northwest corner of Rochester and
Arrow. No privately owned parcels are subject to this proposed plan. APN’s 229-012-73 and -74,
0229-012-01,-02,-03,-09,-10,-22,-23,-72. An addendum to the General Plan Program Environmental
Impact Report (SCH No. 2021050261) has been prepared for this project.
E. DIRECTOR ANNOUNCEMENTS
F. COMMISSION ANNOUNCEMENTS
G. ADJOURNMENT
TO ADDRESS THE PLANNING COMMISSION
The Planning Commission encourages free expression of all points of view. To allow all persons to speak,
given the length of the agenda, please keep your remarks brief. If others have already expressed your
position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may
present the views of your entire group. To encourage all views and promote courtesy to others, the audience
should refrain from clapping, booing or shouts of approval or disagreement from the audience.
If you need special assistance or accommodations to participate in this meeting, please contact the City
Clerk's office at (909) 477-2700. Notification of 48 hours prior to the meeting will enable the City to make
reasonable arrangements to ensure accessibility. Listening devices are available for the hearing
impaired.
The public may address the Planning Commission on any agenda item. To address the Planning Commission,
please come forward to the podium. State your name for the record and speak into the microphone. After
speaking, please complete a speaker card located next to the speaker’s podium. It is important to list your
name, address (optional) and the agenda item letter your comments refer to. Comments are generally limited
to 3 minutes per individual.
If you wish to speak concerning an item not on the agenda, you may do so under “Public Communications.”
As an alternative to participating in the meeting you may submit comments in writing to
Elizabeth.Thornhill@cityofrc.us by 12:00 PM on the date of the meeting. Written comments will be distributed
to the Commissioners and included in the record.
AVAILABILITY OF STAFF REPORTS
Copies of the staff reports or other documentation to each agenda item are available at www.CityofRC.us.
APPEALS
Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s
decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk’s
Office and must be accompanied by a fee of $3,365 for all decisions of the Commission. (Fees are established
and governed by the City Council).
Please turn off all cell phones while the meeting is in session.
I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby
certify that a true, accurate copy of the foregoing agenda was posted at least Seventy-Two (72) hours
prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga,
California and on the City's website.
HPC/PC MINUTES – October 25, 2023
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Historic Preservation Commission and
Planning Commission Agenda
October 25, 2023
Draft Minutes
Rancho Cucamonga, CA 91730
7:00 p.m.
The regular meeting of the Historic Presentation Commission and Planning Commission was held on October
25, 2023. The meeting was called to order by Chair Dopp at 7:00 p.m.
A. Roll Call
Planning Commission present: Chair Dopp, Vice Chair Morales, Commissioner Williams, Commissioner
Boling, and Commissioner Daniels.
Staff Present: Serita Young, Assistant City Attorney; Jennifer Nakamura, Deputy Director of Planning;
Bond Mendez, Assistant Planner; David Eoff, Senior Planner; Jason Welday, Director of Engineering;
Sean McPherson, Principal Planner; Ash Syed, Senior Planner; Elizabeth Thornhill, Executive Assistant.
B. Public Communications
Chair Dopp opened the public communications. Hearing no comments, Chair Dopp closed public
communications.
C. Consent Calendar
C1.Consideration to adopt Regular Meeting Minutes of October 11, 2023.
Commissioner Boling requested the minutes be amended to include the discussion relating to Item D1.
to reflect the discussion to preserve or replace the rock curb adjacent to project site and note that it is an
Engineering condition.
Motion to adopt minutes as amended by Commissioner Boling; second by Commissioner Williams;
Motion carried 5-0.
D. Public Hearings
Jennifer Nakamura, Deputy Director of Planning, requested a change to the agenda order: Following the
Consent Calendar, Item D2 will be heard prior to Item D1.
D1. DESIGN REVIEW – NEWCASTLE PARTNERS - A request to demolish an existing office/warehouse
building and its associated parking lot/outdoor storage area and construct two industrial/warehouse buildings
totaling 74,387 square-feet within the Neo-Industrial (NI) District, located on the north side of 6th Street between
Archibald Avenue and Hermosa Avenue at 9910 6th Street; APNs: 0209-211-42 and -43. This item is exempt
from the requirements of the California Environmental Quality Act (CEQA) under CEQA Section 15332 - In-Fill
Development Projects (Design Review DRC2022-00301).
HPC/PC MINUTES – October 25, 2023
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Jennifer Nakamura stated that the applicant had questions for staff just prior to the hearing regarding one of
the conditions of approval related to the project and we are unable to resolve before the item is set to be
considered. She requested the Chair open the public hearing, take any testimony and continue this item to
November 8th meeting.
Chair Dopp opened Public Hearing.
Jose Garcia, member of the Labors International Union of America, stated that Newcastle has partnered with
them to take this project on and deliver a skilled workforce project for the community. He expressed how the
union members depend on jobs like this and hope Commissioners move this project forward.
No other comments from the public, Chair Dopp stated this item will remain open and will be continued to
November 8th meeting.
Motion by Commissioner Boling; Second by Commissioner Daniels. Motion carried 5-0.
D2. CONDITIONAL USE PERMIT – CAL MICRO RECYCLING, LLC - A request to establish a mattress
recycling and processing facility within an existing 58,543 square foot industrial building within the Neo-
Industrial (NI) Zone, located east of Hermosa Avenue and north of 4th Street at 9669 Hermosa Avenue; APN:
0210-371-09. This item is exempt from the requirements of the California Environmental Quality Act (CEQA)
under CEQA Section 15301 – Existing Facilities (Conditional Use Permit DRC2023-00226).
Bond Mendez, Assistant Planner, provided Commissioners with Staff Report and PowerPoint presentation
(copy of file).
Chair Dopp opened Public Hearing.
Michelle Williams, Applicant, thanked the Commissioners for their time and was available to answer questions.
Vice Chair Morales asked if the business will be open to the public.
Michelle Williams answered yes, only for drop offs during business hours between 7:30 a.m. – 4:00 p.m. Upon
arrival, they will be directed to the loading area behind control gates and will facilitate drop off from there.
Commissioner Williams expressed concern of illegal dropping off mattresses.
Michelle Williams explained that they do not allow drop off after hours. Signage will be posted. She said if it
happens, they will make sure the mattress gets taken care of.
Commissioner Williams suggested a future program; every Saturday once a month they can bring their
mattresses over or possibly work with Burrtec and have it placed in their newsletter.
Chair Dopp asked if they see illegally mattresses being dropped off at their facility in Ontario.
Michelle Williams answered they do not see that happen after hours very often.
With no public comments, Chair Dopp closed Public Hearing.
Commissioner Boling stated with the flood channel being adjacent to the site and homeless individuals using
mattresses and if any are being left outside during off hours, he expressed concern and asked staff what
regulations will code enforcement rely on if mattresses become a problem in and around the property.
HPC/PC MINUTES – October 25, 2023
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Bond Mendez responded on a pro-active basis, issues will be forwarded to Community Improvement for
resolution with the property owner and/or tenant.
Commissioner Boling asked if it becomes problematic for the neighborhood, what recourse would staff have
with conditions of approval or any relevant code violations.
Jennifer Nakamura answered that it could go through the admininstrative citation process.
Serita Young, Assistant City Attorney, stated that the act of dumping would not be something the property
owners would be cited for since they did not do the dumping, but there are conditions of approval that says if
there are items left on their property, they will take care of it in a timely fashion.
Commissioner Boling appreciated the clarification but stated he wanted to make it clear for the business
applicant the expectation is that the property would be maintained in a manner that the illegal dumping would
be taken care of quickly. The nuance is that the property must be kept clean.
Commissioner Daniels stated that the staff report indicated the applicant does not pose any change or
alterations to the site improvement but noticed landscaping may need to be updated and he did not see a
condition that would require the applicant to improve.
Jennifer Nakamura answered we try to focus on the Conditional Use Permit with the actual use and operation.
She said if there were a significant violation of code standards, we would want to remedy to the best of our
ability. We would certainly work with the property owner and applicant to make sure if landscaping is in poor
health, it can be replaced.
Serita Young mentioned since this is an application for a CUP and not Design Review, the Planning
Commission might see conditions related to landscaping under design review applications as opposed to CUPs.
She said perhaps only in the CUP context it might be there if it was somehow related to impacts from the use
of landscaping.
Commissioner Daniels expressed that he does not agree with that.
Chair Dopp commented that he agrees with staff’s assessment and how it hits some of our council goals.
Motion to adopt the proposed Resolution 23-25, Conditional Use Permit DRC2023-00226 by Commissioner
Boling; Second by Commissioner Williams. Motion carried 5-0.
F. Director Announcements
Jennifer Nakamura mentioned we will be having our November 8th meeting.
G. Commission Announcements - None
HPC/PC MINUTES – October 25, 2023
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H. Adjournment
Motion by Commissioner Boling, second by Commissioner Williams to adjourn the meeting. Hearing
no objections, Chair Dopp adjourned the meeting at 7:31 p.m.
Respectfully submitted,
Elizabeth Thornhill, Executive Assistant
Planning and Economic Development Department
Approved:
DATE:November 8, 2023
TO:Chairman and Members of the Planning Commission
FROM:Matt Marquez, Director of Planning and Economic Development
INITIATED BY:Bond Mendez, Assistant Planner
SUBJECT:DESIGN REVIEW – NEWCASTLE PARTNERS - A request to demolish an existing
office/warehouse building and its associated parking lot/outdoor storage area and
construct two industrial/warehouse buildings totaling 74,387 square-feet within the Neo-
Industrial (NI) District, located on the north side of 6th Street between Archibald Avenue
and Hermosa Avenue at 9910 6th Street; APNs: 0209-211-42 and -43. This item is
exempt from the requirements of the California Environmental Quality Act (CEQA) under
CEQA Section 15332 - In-Fill Development Projects (Design Review DRC2022-00301).
(CONTINUED FROM OCTOBER 25th, 2023 HPC/PC MEETING)
RECOMMENDATION:
Staff recommends that the Planning Commission approve Design Review DRC2022-00301 through the adoption
of the attached Resolution of Approval with Conditions.
BACKGROUND:
The 4.54-acre project site was previously used as a recycling facility with a large parking lot/outdoor storage
area. The building and its associated parking/outdoor storage area will be demolished as part of this project. The
rectangular project site has dimensions of about 315 feet (east to west) and 520 feet (north to south). A majority
of the site is paved with a parking lot/outdoor storage area and existing vegetation is limited along the site’s
frontage along 6th Street.
The project was noticed to be heard by the Planning Commission on the October 25th, 2023, public hearing. Prior
to the presentation the applicant raised questions regarding the conditions of approval related to right of way
improvements. Staff did not have sufficient time to analyze the questions and on behalf of the applicant,
requested the item to be continued to a future date certain to allow time for staff and the applicant to analyze the
questions raised. . The Planning Commission continued the item to the date certain public hearing on November
8, 2023.
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Figure 1: Location of subject property on 6th Street.
The existing Land Use, General Plan, and Zoning Designations for the project site and adjacent properties are
as follows (see Table 1 on next page):
Aerial View
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Table 1 – Land Use Information
Land Use General Plan Zoning
Site Office/Warehouse and
Outdoor Storage Area
Neo Industrial
Employment Neo Industrial (NI)
North Industrial/Warehouse Industrial
Employment Industrial Employment (IE)
South Industrial/Warehouse Industrial
Employment Industrial Employment (IE)
East Industrial Complex Neo Industrial
Employment Neo Industrial (NI)
West Industrial Complex Neo Industrial
Employment Neo Industrial (NI)
PROJECT ANALYSIS:
The applicant proposes to construct two industrial buildings totaling 74,387 square feet. Building 1 measures
25,635 square feet and is located toward the southerly portion of the site, closest to 6th Street. Building 2
measures 48,752 square feet and is located toward the northerly portion of the site. No specific uses are currently
proposed for either of the two buildings. The site will be accessed via two driveways from 6th Street. The parking
and loading areas for Building 1 will not be gated, while the rear parking and loading dock area of Building 2 will
be gated. The applicant previously submitted a request for a Lot Line Adjustment (LLA) to reconfigure the existing
property line between the two parcels. The lot line adjustment was necessary in order to develop the two new
buildings on the site as proposed otherwise the existing property line would conflict with building placement. The
lot line adjustment is under concurrent review and conditioned to be recorded prior to building permit issuance.
Figure 2: Site Plan.
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The proposed building will be of concrete tilt-up construction painted with a palette of three colors. The building
will have form-lined concrete panels at various locations. Additionally, the application of varying façade planes,
windows and glass panels along the building’s office frontages adds architectural interest to the façade. The
glass paneling and color treatments creates not only a focal point for the buildings but also a celebrated entryway.
These design principles contribute to the City’s goal of achieving a design consistent with Crime Prevention
Through Environmental Design (CPTED).
Figure 3: Southeast corner of property, viewpoint from 6th Street.
The project meets the intent of the Neo-Industrial land use designation of the General Plan, which is intended to
provide for light industrial uses that result in low environmental impacts. The proposed buildings meet this intent
by constructing smaller sized buildings that could accommodate a variety of low-impact industrial uses.
Landscaping is generally distributed along the project’s 6th Street frontage toward the southerly portion of the
site and within the building’s parking areas. All trees proposed along the public right-of-way and within the subject
property are at least 24-inch box in size, in compliance with the Development Code. The project will be
conditioned to incorporate landscape lighting along its street frontage to enhance the site’s nighttime aesthetics.
The incorporation of lighting and landscaping provides territorial reinforcement as well as natural access control
to the site and acts as a transition zone between the public right-of-way and the private site. These are all design
principles in compliance with CPTED. The project complies with all pertinent standards in the Neo Industrial (NI)
zone, as demonstrated in the following table (see next page):
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Table 2 – Development Standards
Table Note: *Max 70 feet as long as building is set back 1 foot from front setback for every 1-foot building height exceeds
35 feet.
Parking: Per table 17.64.050-1 of the Development Code, the parking requirement is based on the proposed mix
of office and warehouse floor areas in the building. Parking areas for the two buildings are evenly distributed
across the entire project site, and all truck loading and truck trailer parking areas are located away from public
view. Required parking for the project was calculated with the assumption that both buildings will be tenanted
with a warehouse use and an ancillary office. Based on the minimum parking requirement calculations, building
1 will require 36 parking stalls and building 2 will require 65 parking stalls. Therefore, the project will require a
total of 101 vehicle parking stalls. The project provides 101 stalls, meeting the parking requirement with the
minimum parking provided for each building on its own respective parcel. There are a total of 7 dock doors
proposed between the two buildings. Therefore, a matching number of trailer parking stalls are also provided in
compliance with Development Code requirements. The following table breaks down the parking calculation:
Table 3 – Parking Analysis
Design Review Committee: The project was reviewed by the Design Review Committee (Morales and Daniels)
on April 4, 2023. The Committee recommended that the project move forward to the Planning Commission with
a minor change in color scheme to better fit within the surrounding industrial developments. The applicant has
submitted revised plans based on the feedback provided which is included as Exhibit A to this report.
Development Standard Required Proposed In Compliance?
Floor Area Ratio Max 0.6 0.38 YES
Front Setback – Bicycle
Corridor/Local Street Min. 25’91’-5”YES
Interior Side Setback Min. 5’37’YES
Rear Setback Min. 0’56’-7”YES
Building Height Max 70’ *39’YES
Open Space / Landscape
Area Min. 10% 12.27% YES
Type of Use Square Footage
(Bldg 1 & 2)
Parking Ratio # of
Spaces
Required
# of
Spaces
Provided
Office 12,000
(3,500 & 8,500)4/1,000 sf 48 48
Warehouse 62,387
(22,135 & 40,252)
1 per 1,000 sf for first
20,000 sf; 1 per 2,000
sf for the next 20,000
sf; and 1 per 4,000 sf
for the remaining sf
53 53
Total 101 101
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Public Art: Pursuant to the Development Code Chapter 17.124 – Design Provisions for Public Art, the project is
subject to the City’s public art ordinance and will be required to provide public art on the project site with a
minimum value of one dollar per square foot of commercial, office, or industrial development which results in
$74,387; or pay an in-lieu fee to the City’s public art fund equal to the minimum value of art that would otherwise
be included in the development project. A condition has been included pursuant to the Development Code that
requires the public art requirement to be met prior to occupancy.
CEQA DETERMINATION:
The Planning and Economic Development Department staff has determined that the project is categorically
exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a
Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects for the following
reasons: (1) the project is consistent with the applicable General Plan designations and all applicable General
Plan policies as well as with the applicable zoning designation and regulations, (2) the proposed development
occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses,
(3) the project site has no value as a habitat for endangered, rare or threatened species, (4) approval of the
project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the
site can be adequately served by all required utilities and public services.
The General Plan Land Use and Zoning designation for the project site are Neo-Industrail Empolyment District
and Neo-Industrial zone, respectively, which permits the development and operation of a warehouse/distribution
building of the proposed size and configuration. The project complies with the City’s development standards and
design guidelines, including setbacks, height, lot coverage, and design requirements. The project site is located
within the City limits on a site less than 5 acres and is surrounded by existing industrial development and City
infrastructure. The following are the four environmental factors that need to be analyzed in order to determine
that the project, respectively, qualifies for the Class 32 Exemption.
a) Traffic: The Trip Generation Analysis and Vehicle Miles Traveled (VMT) Screening Analysis (Kimley-
Horn & Associates Inc., November 2022) was prepared for the project which determined that the number
of trips generated by the project would not create a significant impact. The proposed warehouse
distribution use will create an estimated 127 daily trips with 13 AM peak hour trips and 14 PM peak hour
trips occurring on a typical weekday. The analysis also determined that for Passenger Car Equivalent
(PCE) volumes estimate 174 PCE trips with 16 AM peak hour PCE trips and 18 PM peak hour PCE trips
occurring on a typical weekday. The Project would generate a low number of daily traffic and peak hour
trips and would not cause a measurable operational effect on local roadways. Therefore, the proposed
Project is not expected to generate 50 or more trips during the AM or PM peak hour and does not require
a traffic study. The Project also includes a parking management plan (Urban Crossroads, December 2022)
to mitigate any potential parking conflicts.
b) Noise: A Noise and Vibration Analysis Report was prepared for the project (Kimley-Horn & Associates
Inc., January 2023). The analysis determined that the construction and operational noise and vibration
levels would not exceed the City’s noise thresholds and no mitigation measures were necessary.
c) Air Quality: Based on the Air Quality Assessment (Kimley-Horn & Associates, Inc., January 2023),
emissions generated during construction and operation of the Project would not exceed South Coast Air
Quality Management District’s (SCAQMD’s) significance thresholds. It was determined that the project
would not exceed screening levels established by the California Office of Environmental Health Hazard
Assessment.
d) Water Quality: The project includes a grading and drainage plan consistent with City regulations, as well
as Best Management Practices (BMPs) outlined in the Water Quality Management Plan (WQMP)
prepared for the Project (SDH & Associates, Inc., August 2022).
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CORRESPONDENCE:
This item was advertised as a public hearing with a regular legal advertisement in the Inland Valley Daily Bulletin
newspaper, the property was posted, and notices were mailed to 149 property owners within a 1,500-foot radius
of the project site on October 11, 2023. To date, no comments have been received regarding the project
notifications.
COUNCIL MISSION / VISION / VALUE(S) ADDRESSED:
General Plan Policy LC-1.9 encourages new development projects to be built on vacant and underutilized
properties through flexible design requirements and potential incentives. The proposed industrial warehouse
buildings will enhance our premier community status by providing two well-designed warehouse buildings that
are complementary to the surrounding land uses and will provide additional employment opportunities for City
residents and the region. The project will fulfill the City Council goal of intentionally embracing and anticipating
for our future by providing well-developed warehouses to accommodate the growing need for varied industrial
businesses in the City.
EXHIBITS:
Exhibit A – Project Plans
Exhibit B – Environmental Analysis
Exhibit C – Design Review Committee Comments and Minutes (April 4, 2023)
Exhibit D – Draft PC Resolution 23-26 Design Review DRC2022-00301
Exhibit E – Draft Conditions of Approval
2201 N. Grand Avenue #10098 | Santa Ana, CA 92711-0098 | (714) 716-5050
www.ELMTConsulting.com
December 23, 2022
N EWCASTLE PARTNERS
Contact: Nathan Lefevre
4740 Green River Road #100
Corona, California 92878
SUBJECT: Biological Due Diligence Memorandum for the Proposed Project located at 9910 6th
Street, Rancho Cucamonga, San Bernardino County, California
Introduction
This report contains the findings of ELMT Consulting’s biological due diligence investigation for the
proposed project located at 9910 6th Street (project site or site) located in the City of Rancho Cucamonga,
Riverside County, California. The biological due diligence investigation was conducted by ELMT
biologists Jacob H. Lloyd Davies and Rachael A. Lyons on October 6, 2022, to document baseline
conditions and to determine the potential for special-status plant and wildlife species to occur on the project
site that could pose a constraint to implementation of the proposed project.
Project Location
The project site is generally located north of Interstate 10, west of Interstate 15, south of State Route 210,
and east of State Route 83 in the City of Rancho Cucamonga, San Bernardino County, California. The site
is depicted on the Guasti quadrangle of the United States Geological Survey’s (USGS) 7.5-minute
topographic map within Section 14 of Township 1 South, Range 7 West. Specifically, the project site is
located at 9910 6th Street within Assessor Parcel Numbers 209-211-42 and -43. Refer to Exhibits 1 and 2
in Attachment A.
Methodology
Literature Review
A literature review and records search was conducted for special-status biological resources potentially
occurring on or within the vicinity of the project site. Previously recorded occurrences of special-status
plant and wildlife species and their proximity to the project site were determined through a query of the
California Departments (CDFW’s) QuickView Tool in the Biogeographic Information and Observation
System (BIOS), California Natural Diversity Database (CNDDB) Rarefind 5, and the California Native
Plant Society’s (CNPS) Electronic Inventory of Rare and Endangered Vascular Plants of California. The
following resources were also reviewed:
Environmental Protection Agency (EPA) Water Program “My Waters” data layers
Google Earth Pro historic aerial imagery (1985-2021);
December 23, 2022
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9910 6th Street
Biological Due Diligence
United States Department of Agriculture (USDA) Natural Resource Conservation Service (NRCS),
Soil Survey1;
USFWS Critical Habitat designations for Threatened and Endangered Species;
USFWS National Wetlands Inventory (NWI);
Habitat Assessment/Field Investigation
Following the literature review, biologists Jacob H. Lloyd Davies inventoried and evaluated the condition
of the habitat within the project site on October 8, 2022. Plant communities and land cover types identified
on aerial photographs during the literature review were verified by walking meandering transects
throughout the project site. In addition, site characteristics such as soil condition, topography, hydrology,
anthropogenic disturbances, indicator species, condition of on-site plant communities and land cover types,
and presence of potential jurisdictional drainage and/or wetland features were noted.
Topography and Soils
The project site is ranges in elevation from approximately 1,065 to 1,085 above mean sea level. On-site
topography is generally flat with no areas of significant topographic relief and gently slopes from south to
north. Based on the NRCS USDA Web Soil Survey, the project site is historically underlain by Hanford
sandy loam (0 to 2 percent slopes). Soils on-site have been mechanically disturbed from historic land uses
and existing development. As a result, no undisturbed/native soils occur on-site.
Existing Site Condition
The project site occurs in an area that primarily supports industrial, commercial, and warehouse
developments. The site is bounded to the north and east by industrial and commercial developments; to the
west by a spur line for the Atchison-Topeka-Santa Fe railroad with commercial and industrial development
beyond; and to the south by 6th Street with industrial development beyond.
The project site itself consists entirely of existing industrial developments and associated infrastructure and
landscaping. Historic and existing land uses have eliminated the natural plant communities that historically
occurred and have alternated the composition of the soils on-site. The project site does not support any plant
communities, but rather a land cover type that would be classified as developed with ornamental
landscaping. Refer to Attachment C, Site Photographs, for representative photographs of the project site.
No native plant communities will be impacted from implementation of the proposed project.
Survey Results
Avian species observed during the field investigation include American crow (Corvus brachyrhynchos),
northern mockingbird (Mimus polyglottos), house sparrow (Passer domesticus), and mourning dove
(Zenaida macroura). The only reptilian species observed was Great Basin fence lizard (Sceloporus
occidentalis longipes). No mammalian, fish, or amphibian species were observed during the field
investigation. The project site a provides limited foraging and cover habitat for wildlife species adapted to
1 A soil series is defined as a group of soils with similar profiles developed from similar parent materials under comparable
climatic and vegetation conditions. These profiles include major horizons with similar thickness, arrangement, and other
important characteristics, which may promote favorable conditions for certain biological resources.
December 23, 2022
Page 3
9910 6th Street
Biological Due Diligence
a high degree of anthropogenic disturbance.
Nesting Birds
No active nests or birds displaying nesting behavior were observed during the field survey, which was
conducted outside of the breeding season. Although the site is developed, on-site structures and ornamental
landscaping have the potential to provide foraging and nesting habitat for year-round and seasonal avian
residents, as well as migrating songbirds that could occur in the area that area adapted to disturbed areas
and urban environments. Additionally, the site has potential to support ground-nesting birds such as killdeer
(Charadrius vociferus).
Nesting birds are protected pursuant to the Migratory Bird Treaty Act (MBTA) and California Fish and
Game Code (Sections 3503, 3503.5, 3511, and 3513 prohibit the take, possession, or destruction of birds,
their nests or eggs). If construction occurs between February 1st and August 31st, a pre-construction
clearance survey for nesting birds should be conducted prior to the start of any vegetation removal or ground
disturbing activities to ensure that no nesting birds will be disturbed during construction.
Migratory Corridors and Linkages
The project site has not been identified as occurring in a wildlife corridor or linkage, nor do any mapped
wildlife corridors or linkages occur in proximity to site boundaries. The proposed project will be confined
to existing areas that have been heavily disturbed by historic land uses and existing development and is
bordered by existing development in all directions. As such, implementation of the proposed project will
not disrupt or have any adverse effects on any migratory corridors or linkages in the surrounding area.
Jurisdictional Areas
The project site does not support any discernible drainage courses, inundated areas, wetland vegetation, or
hydric soils that would be considered jurisdictional by the Corps, Regional Board, or CDFW. Therefore,
regulatory approvals from the Corps, Regional Board, and/or CDFW will not be required for
implementation of the project.
Special-Status Biological Resources
The CNDDB Rarefind 5 and the CNPS Electronic Inventory of Rare and Endangered Vascular Plants of
California were queried for reported locations of special-status plant and wildlife species as well as special-
status natural plant communities in the Guasti USGS 7.5-minute quadrangle. The field investigation
evaluated the conditions of the habitat(s) within the boundaries of the project site to determine if the existing
plant communities, at the time of the survey, have the potential to provide suitable habitat(s) for special-
status plant and wildlife species.
The literature search identified thirteen (13) special-status plant species and thirty-three (33) special-status
wildlife species as having potential to occur within the Guasti quadrangle. No special-status plant
communities were identified as having potential to occur. Special-status plant and wildlife species were
evaluated for their potential to occur within the project boundaries based on habitat requirements,
availability and quality of suitable habitat, and known distributions. Species determined to have the
potential to occur within the general vicinity are presented in Attachment B, Potentially Occurring Special-
December 23, 2022
Page 4
9910 6th Street
Biological Due Diligence
Status Biological Resources.
Special-Status Plants
No special-status plant species were observed during the field investigation. Based on habitat requirements
for specific special-status plant species and the availability and quality of habitats needed by each species,
it was determined that the project site does not have potential to support any of the special-status plant
species known to occur in the vicinity of the site and all are presumed absent.
Special-Status Wildlife
No special-status wildlife species were observed on-site during the habitat assessment. Based on habitat
requirements for specific species and the availability and quality of on-site habitats, it was determined that
the proposed project site has a low potential to support Cooper’s hawk (Accipiter cooperii), and California
horned lark (Eremophila alpestris actia). It was further determined that the project site does not provide
suitable habitat for any of the other special-status wildlife species known to occur in the area since the
project site has been heavily disturbed from historic and ongoing land uses and development.
Cooper’s hawk is not expected to nest on-site due to the lack of suitable nesting opportunities, although
ornamental trees surrounding the project site may provide such opportunities. Limited nesting opportunities
for California horned lark are present, but routine landscaping activities likely preclude these species from
nesting on-site. With the completion of a pre-construction nesting bird clearance survey, impacts to special-
status avian species will be less than significant and no mitigation will be required.
Critical Habitat
The project site is not located with federally designated Critical Habitat. The nearest federally designated
Critical Habitat occurs approximately 4.2 miles to the northwest for San Bernardino kangaroo rat
(Dipodomys merriami parvus) within the Deer Creek and Day Creek washes. Therefore, the loss or adverse
modification of Critical Habitat will not occur as a result of the proposed project and consultation with the
USFWS will not be required for impacts to Critical Habitat.
Conclusion
The project site has been developed and routinely disturbed by human activity for several decades. Based
on the proposed project footprint and existing site conditions discussed in this report, none of the special-
status plant or wildlife species known to occur in the general vicinity of the project site are expected to be
directly or indirectly impacted from implementation of the project. Therefore, it was determined that
implementation of the project will have “no effect” on federally or State listed species known to occur in
the general vicinity of the project site, or sensitive plant communities. Additionally, the project will not
impact any jurisdictional drainage features, sensitive habitats, designated Critical Habitats, or regional
wildlife movement corridors/linkages.
Please do not hesitate to contact Tom McGill at (951) 285-6014 or tmcgill@elmtconsulting.com or Travis
McGill at (909) 816-1646 or travismcgill@elmtconsulting.com should you have any questions regarding
this proposal.
Sincerely,
December 23, 2022
Page 5
9910 6th Street
Biological Due Diligence
Thomas J. McGill, Ph.D. Travis J. McGill
Managing Director Director
Attachments:
A.Project Exhibits
B.Potentially Occurring Special-Status Biological Resources
C.Site Photographs
Attachment A
Project Exhibits
Regional Vicinity
9910 6TH STREET
BIOLOGICAL DUE DILIGENCE
Exhibit 1
O
Source: USA Topographic Map, Riverside County
^_^_
PROJECT
LOCATION
0 0.5 10.25
Miles
Legend
Project Site
Project Site
9910 6TH STREET
BIOLOGICAL DUE DILIGENCE
Exhibit
O
Source: ESRI Aerial Imagery, San Bernardino County
0 125 25062.5
Feet
Legend
Project Site
Vegetation
9910 6TH STREET
BIOLOGICAL DUE DILIGENCE
Exhibit 3
O
Source: ESRI Aerial Imagery, San Bernardino County
0 125 25062.5
Feet
Legend
Project Site
Developed
Attachment B
Potentially Occurring Special-Status Biological Resources
Scientific Name Common Name Federal
Status
State
Status
CDFW
Listing
CNPS Rare
Plant Rank
Potential
to Occur
Accipiter cooperii Coopers hawk None None WL Low
Agelaius tricolor tricolored blackbird None Threatened SSC Presumed Absent
Aimophila ruficeps canescens southern California rufous crowned sparrow None None WL Presumed Absent
Anniella stebbinsi Southern California legless lizard None None SSC Presumed Absent
Ardea alba great egret None None Presumed Absent
Ardea herodias great blue heron None None Presumed Absent
Arizona elegans occidentalis California glossy snake None None SSC Presumed Absent
Aspidoscelis tigris stejnegeri coastal whiptail None None SSC Presumed Absent
Athene cunicularia burrowing owl None None SSC Presumed Absent
Bombus crotchii Crotch bumble bee None None Presumed Absent
Calypte costae Costas hummingbird None None Presumed Absent
Chaetodipus fallax fallax northwestern San Diego pocket mouse None None SSC Presumed Absent
Circus hudsonius northern harrier None None SSC Presumed Absent
Dipodomys merriami parvus San Bernardino kangaroo rat Endangered didate Endange SSC Presumed Absent
Dipodomys simulans Dulzura kangaroo rat None None Presumed Absent
Dipodomys stephensi Stephens kangaroo rat Threatened Threatened Presumed Absent
Egretta thula snowy egret None None Presumed Absent
Elanus leucurus white tailed kite None None FP Presumed Absent
Eremophila alpestris actia California horned lark None None WL Low
Eumops perotis californicus western mastiff bat None None SSC Presumed Absent
Lanius ludovicianus loggerhead shrike None None SSC Presumed Absent
Larus californicus California gull None None WL Presumed Absent
Lasiurus xanthinus western yellow bat None None SSC Presumed Absent
Laterallus jamaicensis coturniculus California black rail None Threatened FP Presumed Absent
Lepus californicus bennettii San Diego black tailed jackrabbit None None Presumed Absent
Neotoma lepida intermedia San Diego desert woodrat None None SSC Presumed Absent
Nycticorax nycticorax black crowned night heron None None Presumed Absent
Perognathus longimembris brevinasus Los Angeles pocket mouse None None SSC Presumed Absent
Phrynosoma blainvillii coast horned lizard None None SSC Presumed Absent
Polioptila californica californica coastal California gnatcatcher Threatened None SSC Presumed Absent
Rhaphiomidas terminatus abdominalis Delhi Sands flower loving fly Endangered None Presumed Absent
Spizella breweri Brewers sparrow None None Presumed Absent
Vireo bellii pusillus least Bells vireo Endangered Endangered Presumed Absent
Calochortus catalinae Catalina mariposa lily None None 4.2 Presumed Absent
Calochortus plummerae Plummers mariposa lily None None 4.2 Presumed Absent
Chorizanthe parryi var. parryi Parrys spineflower None None 1B.1 Presumed Absent
Cladium californicum California saw grass None None 2B.2 Presumed Absent
Deinandra paniculata paniculate tarplant None None 4.2 Presumed Absent
Horkelia cuneata var. puberula mesa horkelia None None 1B.1 Presumed Absent
Special-Status Plant Species
Special-Status Wildlife Species
Juglans californica southern California black walnut None None 4.2 Presumed Absent
Muhlenbergia californica California muhly None None 4.3 Presumed Absent
Muhlenbergia utilis aparejo grass None None 2B.2 Presumed Absent
Navarretiaprostrata prostrate vernal pool navarretia None None 1B.2 Presumed Absent
Phacelia stellaris Brands star phacelia None None 1B.1 Presumed Absent
Pseudognaphalium leucocephalum white rabbit tobacco None None 2B.2 Presumed Absent
Symphyotrichum defoliatum San Bernardino aster None None 1B.2 Presumed Absent
U.S. Fish and Wildlife Service (Fed) -
Federal
California Department of Fish and Wildlife
(CA) -
California
END- Federal Endangered
THR- Federal Threatened
END- California Endangered
THR- California Threatened
Candidate- Candidate for listing under the
California Endangered Species Act
FP- California Fully Protected
SSC- Species of Special Concern
WL- Watch List
California Native Plant
Society (CNPS)
California Rare Plant Rank
CNPS Threat Ranks
1B Plants Rare, Threatened, or
Endangered in California and
Elsewhere
2B Plants Rare, Threatened, or
Endangered in California, But
More Common Elsewhere
3 Plants About Which More
0.1- Seriously threatened in California
0.2- Moderately threatened in
California
0.3- Not very threatened in California
Attachment C
Site Photographs
Attachment C – Site Photographs
9910 6th Street
Biological Due Diligence
Photograph 1: From the southwest corner of the project site looking north along the western boundary.
Photograph 2: From the southwest corner of the project site looking east along the southern boundary.
Attachment C – Site Photographs
9910 6th Street
Biological Due Diligence
Photograph 3: From the southeast corner of the project site looking northwest.
Photograph 4: From the southeast corner of the project site looking north along the eastern boundary.
Attachment C – Site Photographs
9910 6th Street
Biological Due Diligence
Photograph 5: From the access gate near the southern boundary of the project site looking north.
Photograph 6: From the access gate near the southern boundary of the project site looking northwest.
kimley-horn.com 1100 W Town and Country Rd, Suite 700, Orange, CA 92868 714 939 1030
November 29, 2022
Courtney Smith
Development Manager
4740 Green River Road, #110
Corona, CA 92878
RE: Traffic Memorandum for the Proposed 9910 6th Street Industrial Projectin the
City of Rancho Cucamonga
Dear Ms. Smith:
Kimley-Horn and Associates, Inc. is submitting this Traffic Memorandum to the City of Rancho
Cucamonga to provide the trip generation and VMT screening for the proposed 9910 6th
Street Industrial Project in the City of Rancho Cucamonga. The proposed trip generation and
VMT screening for the project is presented below.
PROJECT DESCRIPTION
The project site is located at 9910 6th Street in the City of Rancho Cucamonga. The project
site is currently occupied by a 8,888-square-foot recycling center. The project will involve the
demolition of the existing use and the construction of two warehouse buildings totaling
74,387 square feet. A copy of the project site plan is provided on Attachment 1.
Vehicular access provisions for the project site would be provided via two full-movement
driveways on 6th Street.
PROJECT TRIP GENERATION
Trip generation estimates for the proposed use is based on the Institute of Transportation
Engineers (ITE) Trip Generation Manual (11th Edition) trip rates for Warehousing (ITE Land
Use 150).
Trip generation rates and the resulting trip generation estimates for the proposed use is
summarized on Attachment 2.
The proposed project is estimated to generate 127 daily trips, with 13 trips in the morning
peak hour, and 14 trips in the evening peak hour. Passenger car equivalent (PCE) factors were
then applied to the truck types, based on the number of axles (1.5 PCE for 2-axle trucks, 2.0
PCE for 3-axle trucks, and 3.0 for 4+ axle trucks) to determine the total PCE volumes
generated by the proposed industrial use.
Ms. Smith, November 29, 2022, Page 2
kimley-horn.com 1100 W Town and Country Rd, Suite 700, Orange, CA 92868 714 939 1030
After applying PCE factors, the proposed project is estimated to generate 174 daily PCE trips,
with 16 PCE trips in the morning peak hour, and 18 PCE trips in the evening peak hour.
As a conservative approach, the trips from the existing recycling center were not reduced
from the estimated tripsfor the proposed project.
JURISDICTIONAL REQUIREMENTS
Per the City of Rancho Cucamonga Traffic Impact Analysis Guidelines (TIA Guidelines; dated
June 2020), a traffic study would be required for a proposed project when the proposed
development is expected to exceed 50 trips during either the AM or PM peak hour.
Based on Attachment 2, the proposed project is not expected to generate 50 or more trips
during either the AM or PM peak hour. Therefore, a traffic study is not required for the
proposed project.
VEHICLE MILES TRAVELED (VMT) ANALYSIS
TIA Guidelines provide details on appropriate screening thresholds that can be
used to identify when a proposed land use project is anticipated to result in a less-than-
significant impact without conducting a more detailed level analysis. Screening thresholds
are broken into the following three steps:
1. Transit Priority Area (TPA) Screening
2. Low VMT Area Screening
3. Project Type Screening
Transit Priority Area (TPA) Screening
A project located within a TPA as determined by the San Bernardino County Transportation
Authority (SBCTA) VMT Screening Tool would be considered to have a less-than-significant
transportation impact. Based on the SBCTA VMT Screening Tool, the proposed project is not
located within a TPA.
The Transit Priority Area threshold is not met.
Ms. Smith, November 29, 2022, Page 3
kimley-horn.com 1100 W Town and Country Rd, Suite 700, Orange, CA 92868 714 939 1030
Low VMT Area Screening
and the SBCTA VMT Screening Tool would be considered to have a less-than-significant
ning Tool, the
proposed project is not located within a low VMT area (< -15% below County Average).
Results of the SBCTA VMT Screening Tool are provided in Attachment 3.
Low VMT Area Screening is not met.
Project Type Screening
Some project types have been identified as having the presumption of a less-than-significant
impact, including projects generating less than 250 daily vehicle trips. As mentioned
previously, the project is estimated to generate 174 daily trips. As such, the project is
presumed to have a less-than-significant transportation impact.
The Project Type Screening is met.
FINDINGS AND CONCLUSIONS
TIA guidelines and the project trip generation, a LOS analysis is not
required for the proposed project. Also, the proposed project would screen out of VMT based
on Project Type Screening criteria. As a result, the project would have a less-than-significant
VMT impact, and no further VMT analysis is required for the proposed project.
Please contact me if you have any questions or comments.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Trevor Briggs, P.E.
Project Engineer
ITE AM Peak Hour PM Peak Hour
Code Unit Daily In Out Total In Out Total
150 KSF 1.71 0.13 0.04 0.17 0.05 0.13 0.18
AM Peak Hour PM Peak Hour
Quantity Unit Daily In Out Total In Out Total
74.387 KSF 127 10 3 13 4 10 14
Passenger Vehicles 73.00%93 7 2 9 3 7 10
Trucks 27.00%34 3 1 4 1 3 4
AM Peak Hour PM Peak Hour
Daily In Out Total In Out Total
Passenger Vehicles 73.00%93 1.0 93 7 2 9 3 7 10
2-Axle Trucks 7.13%9 1.5 14 1 0 1 0 1 1
3-Axle Trucks 6.17%8 2.0 16 1 0 1 0 1 1
4+ Axle Trucks 13.70%17 3.0 51 4 1 5 2 4 6
81 6 1 7 2 6 8
174 13 3 16 5 13 18
PCE = Passenger Car Equivalent
2 Truck mix percentages were caclucated based on a ratio between the ITE truck splits and the Truck Trip Generatuon Study - City
of Fontana, August 2003
Total Truck PCE Trips
Total Project PCE Trips
KSF = Thousand Square Feet
1 Passenger Vehicle and Truck splits taken from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th
Edition Supplement
Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition
TRIP GENERATION RATES
ATTACHMENT 2
SUMMARY OF PROJECT TRIP GENERATION
RANCHO CUCAMONGA - 9910 6TH STREET PROJECT
ITE Land Use
Warehousing
PROJECT TRIPS - PASSENGER CAR EQUIVALENTS (PCE)
Vehicle Type Vehicle
Mix 1, 2
Daily
Vehicles
PCE
Factor
PROJECT TRIP GENERATION
Project Land Use
Warehousing
9910 6th Street Warehouse Project
Traffic Memorandum
Kimley- Horn Associates, Inc.
November 2022
14958-01 PMP Letter
December 20, 2022
Courtney Smith
Newcastle Partners
4740 Green River Road, #110
Corona, CA 92878
9910 6TH STREET PARKING MANAGEMENT PLAN
Courtney Smith,
We are pleased to submit the following Parking Management Plan for the 9910 6th Street
development (referred to as “Project”). The Project is located at 9910 6th Street in the City of
Rancho Cucamonga as shown on Exhibit A. This Parking Management Plan (PMP) was prepared
in accordance with City of Rancho Cucamonga Municipal Code Section 17.64.070 Parking
Management Plan.
EXHIBIT A: PRELIMINARY SITE PLAN
INTRODUCTION
The proposed Project consists of the development of a 25,635 square foot (sf) building and a
48,752 sf building, as shown on Exhibit A. The proposed Project will provide a total of one
hundred and one (101) auto parking spaces, six (6) short term bicycle parking, two (2) long term
bicycle parking, and seven (7) loading/trailer parking spaces. The auto parking spaces are
Courtney Smith
Newcastle Partners
December 20, 2022
Page 2 of 5
14958-01 PMP Letter
configured in a parallel manner. Eleven (11) auto parking spaces are designated for electric
vehicle (EV) use and six (6) auto parking spaces are designated for Americans with Disabilities Act
(ADA) use.
PARKING REQUIREMENTS
To demonstrate that adequate parking supply exists within the proposed Project, this parking
assessment provides a review of the City of Rancho Cucamonga Municipal Code parking
requirements and an estimate of the peak parking demands. Section 17.64.050 of the City of
Rancho Cucamonga Municipal Code describes the off-street parking for land uses. Table
17.64.050-1 identifies the parking stalls required for industrial and office land uses such as the
proposed Project.
Table 1 provides a summary of the applicable City of Rancho Cucamonga Municipal Code parking
requirements. For warehouses, the City of Rancho Cucamonga Municipal Code requires one (1)
space for each one thousand (1,000) sf for the first twenty thousand (20,000) sf; one (1) space for
each two thousand (2,000) sf for the next twenty thousand (20,000) sf; and one (1) space for each
four thousand (4,000) sf for the remaining sf of building area. For office, the City of Rancho
Cucamonga Municipal Code requires four (4) parking spaces for each one thousand (1,000) sf of
building area.
TABLE 1: CITY OF RANCHO CUCAMONGA MUNICIPAL CODE PARKING REQUIREMENTS
Use Parking Rate Description
Warehouse 1 per 1,000 sf for the first 20,000 sf;
1 per 2,000 sf for the next 20,000 sf;
and 1 per 4,000 sf for the remaining sf
0-20,000 sf: 1 space / 1,000 sf 20,001-
40,000 sf: 1 space / 2,000 sf 40,001+ sf: 1
space / 4,000 sf
Office(s) for
operations and
administration
4 per 1,000 sf 4 spaces / 1,000 sf
Based on the City of Rancho Cucamonga Municipal Code Section 17.64.050.
Using the City of Rancho Cucamonga Municipal Code parking rates, it is possible to calculate the
parking requirements for the proposed Project. As shown on Table 2, the proposed Project
requires 101 stalls.
TABLE 2: 9910 6TH STREET MUNICIPAL CODE PARKING SPACE REQUIREMENTS
Use Quantity
1
Parking
Rate2
Required
Parking
Proposed
Parking
Meets
Requirement
Building 1 – Office 3,500 sf 4 per 1,000 sf 14
Building 1 – Warehouse 22,135 sf Varies 22
Building 2 – Office 8,500 sf 4 per 1,000 sf 34
Building 2 – Warehouse 40,252 sf Varies 31
Total 74,387 sf -- 101 101 Yes
1 Based on the October 3, 2022 preliminary site plan, prepared by RGA
2 Based on the City of Rancho Cucamonga Municipal Code Section 17.64.050.
Courtney Smith
Newcastle Partners
December 20, 2022
Page 3 of 5
14958-01 PMP Letter
PARKING GENERATION
The parking generation rates used for this analysis are based upon information collected by the
Institute of Transportation Engineers (ITE) as provided in their Parking Generation Manual (5th
Edition, 2019) (see Table 3). ITE Land Use Code 150 (Warehousing) was chosen for this analysis
since the Project is primarily devoted to the storage of materials, but it may also include office
areas. As shown on Table 3, the proposed Project requires 29 stalls. The application of the ITE
parking generation rates indicate that the Code requirements may overestimate the parking
supply needed for the proposed Project.
TABLE 3: PROJECT PARKING GENERATION SUMMARY
ITE LU
RateLand Use Units
2 Code
Parking Generation Rates:1
Warehousing TSF 150 0.39
1 Source: Institute of Transportation Engineers (ITE), Parking Generation Manual, 5th Edition (2019).
2 TSF = Thousand Square Feet
Land Use Quantity Units
1 Spaces
Project Parking Generation Summary:
Warehousing 74.387 TSF 29
1 TSF = Thousand Square Feet
PARKING MANAGEMENT PLAN
The proposed Projectcan apply additional parking strategies to increase the parking supply. With
a PMP, the availability of parking for guests and employees can be maximized. Exhibit B presents
the proposed PMP recommendations for the Project.
EXHIBIT B: PARKING MANAGEMENT PLAN
Courtney Smith
Newcastle Partners
December 20, 2022
Page 4 of 5
14958-01 PMP Letter
PARKING STRATEGIES
Changing economic and demographic conditions will continue to influence future parking needs.
Self-driving cars, parking guidance, peer-to-peer vehicle sharing, telecommuting, transportation
network companies such as Uber and Lyft, and other forward-looking technologies will continue
to shape future parking demands. Other parking technologies such as smart vehicle detection
sensors and smart parking management systems are also available and provide opportunities to
actively manage parking resources in real-time.
SHORT-TERM (GUEST) PARKING
The short-term parking spaces are located near high-turnover areas where guests are likely to
drop-by and pickup goods or services (i.e., adjacent to the office space). Since the individual
tenants are not known at this time, these spaces are identified as optional and may be installed
based on input from the future tenants. The short-term parking restrictions are provided to
prevent long-term parking activity and reserve these spaces for the short-term, high frequency
parking activities. Exhibit B identifies the optional short-term parking locations.
The short-term parking allocation recommendations are based on the expected activities at the
Project site. Actual conditions will vary based on the mix of tenants and the hours of operation.
The PMP represents our best estimate of the expected parking demands based on a review of
typical land uses. To optimize the on-site parking utilization, adjustments should be made based
on actual parking demands at the Project site as they develop over time. It is better to add more
short-term spaces as needed since this will limit utilization of these spaces to short-term, high
turnover land use activities. Any parking space restrictions that limits its effective use to one
group or user reduces the availability of these spaces for other groups or users.
LONG-TERM EMPLOYEE PARKING
The PMP recommendations shown on Exhibit B identify a total of 77 employee parking stalls.
Since the individual tenants are not known at this time, these spaces may be installed based on
input from the future tenants. This demand will likely fluctuate throughout the day depending on
the individual uses. The recommendations were designed to limit the number of employee
parking spaces in the high-turnover areas.
This pushes most of the employee parking to areas of the site with the lowest expected parking
demand (i.e., away from the main building entrance). It is important to recognize that these
spaces will not be reserved for the exclusive use of employees. Rather, these spaces are identified
as employee parking to ensure an even distribution of onsite parking and preserve high-turnover
spaces (or preferred spaces) for guests.
MONITORING AND ENFORCEMENT
To ensure that the PMP will be managed and implemented, the applicant should actively monitor
and enforce the PMP recommendations. Staff should be on-site to ensure that employees
arriving early park in the assigned areas. To ensure monitoring and enforcement of the PMP,
rules of conduct should be provided to all employees.
Courtney Smith
Newcastle Partners
December 20, 2022
Page 5 of 5
14958-01 PMP Letter
PARKING MANAGEMENT PLAN RECOMMENDATONS
This PMP outlines the onsite parking supply and key parking management strategies to maximize
the utilization of parking for employees and guests. This PMP provides the following
recommendations.
1. Short-term parking could be considered adjacent to the main building entrance/office space.
2. The ADA compliant parking stalls and guest parking stalls should have the appropriate signage.
3. Long-term employee parking should be designated to areas away from the short-term parking.
4. Staff should ensure employees comply with the PMP recommendations and rules of conduct.
CONCLUSIONS
The proposed Project consists of the development of a 25,635 square foot (sf) building and a
48,752 sf building. The proposed Project meets the City of Rancho Cucamonga’s Municipal Code
parking requirements. The PMP will ensure there is more than adequate parking for employees
and guests.
If you have any questions or comments, I can be reached at rvu@urbanxroads.com.
Respectfully submitted,
URBAN CROSSROADS, INC.
Jose Alire, P.E. Robert Vu, P.E.
Senior Traffic Engineer Transportation Engineer
Noise Measurement Field Data
Project: Job Number:197624001
Site No.: Date:12/7/2022
Analyst: Time:2:36-2:46
Location:
Noise Sources:
Comments:
Results (dBA):
Leq: Lmin: Lmax: Peak:
Measurement 1:52.2 44.8 66.3 88.3
Sound Level Meter:LD SoundExpert LxT Temp. (degrees F):58
Calibrator:CAL200 Wind (mph):6
Response Time:Slow Sky:Partly Cloudy
Weighting:A Bar. Pressure:30.18
Microphone Height:5 feet Humidity:50%
Photo:
Equipment Weather
Rancho Cucamonga Business Park
ST-1
Sarah Miller and Blake Thomas
9859 7th Street parking lot, northwest of project site.
Cars and trucks leaving surrounding warehouses
Summary
File Name on Meter ST-.024.s
File Name on PC
Serial Number 0007061
Model SoundExpert® LxT
Firmware Version 2.404
User
Location
Job Description
Note
Measurement
Description
Start 2022-12-07 14:36:50
Stop 2022-12-07 14:46:50
Duration 00:10:00.0
Run Time 00:10:00.0
Pause 00:00:00.0
Pre-Calibration None
Post-Calibration None
Calibration Deviation ---
Overall Settings
RMS Weight A Weighting
Peak Weight A Weighting
Detector Slow
Preamplifier Direct
Microphone Correction FF:90 2116
Integration Method Linear
OBA Range Normal
OBA Bandwidth 1/1 and 1/3
OBA Frequency Weighting A Weighting
OBA Max Spectrum At LMax
Overload 119.8 dB
A C Z
Under Range Peak 76.0 73.0 78.0 dB
Under Range Limit 12.0 10.5 14.8 dB
Noise Floor 2.8 1.3 5.6 dB
First Second Third
Instrument Identification Kimley-Horn and Associates 1100 W. Town&Country Rd, #700 Orange, CA 92868
LxTse_0007061-20221207 143650-ST-.024.ldbin
Results
LAeq 52.2 dB
LAE 80.0 dB
EA 11.064 µPa²h
LApeak (max)2022-12-07 14:41:22 88.3 dB
LASmax 2022-12-07 14:39:07 66.3 dB
LASmin 2022-12-07 14:38:41 44.8 dB
SEA -99.9 dB
Exceedance Counts
LAS > 85.0 dB 0 0.0 s
LAS > 115.0 dB 0 0.0 s
LApeak > 135.0 dB 0 0.0 s
LApeak > 137.0 dB 0 0.0 s
LApeak > 140.0 dB 0 0.0 s
Community Noise Ldn LDay 07:00-22:00 LNight 22:00-07:00 Lden LDay 07:00-19:00 LEvening 19:00-22:00
52.2 52.2 -99.9 52.2 52.2 -99.9
LCeq 63.7 dB
LAeq 52.2 dB
LCeq - LAeq 11.5 dB
LAIeq 58.8 dB
LAeq 52.2 dB
LAIeq - LAeq 6.6 dB
dB Time Stamp dB Time Stamp dB Time Stamp
Leq 52.2 63.7
LS(max)66.3 2022/12/07 14:39:07
LS(min)44.8 2022/12/07 14:38:41
LPeak(max)88.3 2022/12/07 14:41:22
Overload Count 0
Overload Duration 0.0 s
OBA Overload Count 0
OBA Overload Duration 0.0 s
Statistics
LA 5.00 56.1 dB
LA 10.00 55.1 dB
LA 33.30 51.9 dB
LA 50.00 50.3 dB
LA 66.60 49.1 dB
LA 90.00 47.8 dB
Calibration History
Preamp Date dB re. 1V/Pa 6.3 8.0 10.0
PRMLxT1L 2022-12-06 14:22:15 -29.25 49.11 58.65 57.37
PRMLxT1L 2022-11-15 08:15:25 -29.11 73.23 67.85 58.40
PRMLxT1L 2022-11-15 08:15:00 -29.17 64.95 69.71 68.18
PRMLxT1L 2022-11-10 12:29:27 -27.95 68.98 70.67 68.11
PRMLxT1L 2022-11-10 11:29:24 -27.15 57.93 50.80 51.29
PRMLxT1L 2022-11-10 07:03:07 -29.01 83.04 87.27 63.17
PRMLxT1L 2022-10-25 17:28:00 -28.81 53.32 51.46 50.32
PRMLxT1L 2022-10-25 15:33:16 -28.88 35.54 47.38 46.05
PRMLxT1L 2022-10-25 14:03:30 -28.83 65.85 66.01 64.09
PRMLxT1L 2022-10-20 09:11:57 -28.87 52.15 51.35 57.23
PRMLxT1L 2022-10-11 15:28:26 -28.90 59.14 58.36 58.00
Duration
A C Z
Noise Measurement Field Data
Project: Job Number:197624001
Site No.: Date:12/7/2022
Analyst: Time:2:56-3:06
Location:
Noise Sources:
Comments:
Results (dBA):
Leq: Lmin: Lmax: Peak:
Measurement 1:69.5 50.5 79.2 93.9
Sound Level Meter:LD SoundExpert LxT Temp. (degrees F):58
Calibrator:CAL200 Wind (mph):6
Response Time:Slow Sky:Partly Cloudy
Weighting:A Bar. Pressure:30.18
Microphone Height:5 feet Humidity:49%
Photo:
Equipment Weather
Rancho Cucamonga Business Park
ST-2
Sarah Miller and Blake Thomas
North of 9955 6th Street.
Cars and trucks along 6th street
Summary
File Name on Meter ST-.025.s
File Name on PC
Serial Number 0007061
Model SoundExpert® LxT
Firmware Version 2.404
User
Location
Job Description
Note
Measurement
Description
Start 2022-12-07 14:56:45
Stop 2022-12-07 15:06:45
Duration 00:10:00.0
Run Time 00:10:00.0
Pause 00:00:00.0
Pre-Calibration 2022-12-06 14:22:15
Post-Calibration None
Calibration Deviation ---
Overall Settings
RMS Weight A Weighting
Peak Weight A Weighting
Detector Slow
Preamplifier PRMLxT1L
Microphone Correction FF:90 2116
Integration Method Linear
OBA Range Normal
OBA Bandwidth 1/1 and 1/3
OBA Frequency Weighting A Weighting
OBA Max Spectrum At LMax
Overload 123.0 dB
A C Z
Under Range Peak 79.5 76.5 81.5 dB
Under Range Limit 24.4 25.6 31.8 dB
Noise Floor 15.3 16.4 22.7 dB
First Second Third
Instrument Identification Kimley-Horn and Associates 1100 W. Town&Country Rd, #700 Orange, CA 92868
LxTse_0007061-20221207 145645-ST-.025.ldbin
Results
LAeq 69.5 dB
LAE 97.3 dB
EA 594.167 µPa²h
LApeak (max)2022-12-07 14:56:52 93.9 dB
LASmax 2022-12-07 14:58:23 79.2 dB
LASmin 2022-12-07 15:06:04 50.5 dB
SEA -99.9 dB
Exceedance Counts
LAS > 85.0 dB 0 0.0 s
LAS > 115.0 dB 0 0.0 s
LApeak > 135.0 dB 0 0.0 s
LApeak > 137.0 dB 0 0.0 s
LApeak > 140.0 dB 0 0.0 s
Community Noise Ldn LDay 07:00-22:00 LNight 22:00-07:00 Lden LDay 07:00-19:00 LEvening 19:00-22:00
69.5 69.5 -99.9 69.5 69.5 -99.9
LCeq 75.3 dB
LAeq 69.5 dB
LCeq - LAeq 5.8 dB
LAIeq 70.7 dB
LAeq 69.5 dB
LAIeq - LAeq 1.2 dB
dB Time Stamp dB Time Stamp dB Time Stamp
Leq 69.5 75.3
LS(max)79.2 2022/12/07 14:58:23
LS(min)50.5 2022/12/07 15:06:04
LPeak(max)93.9 2022/12/07 14:56:52
Overload Count 0
Overload Duration 0.0 s
OBA Overload Count 0
OBA Overload Duration 0.0 s
Statistics
LA 5.00 74.3 dB
LA 10.00 73.5 dB
LA 33.30 70.3 dB
LA 50.00 67.9 dB
LA 66.60 64.4 dB
LA 90.00 55.8 dB
Calibration History
Preamp Date dB re. 1V/Pa 6.3 8.0 10.0
PRMLxT1L 2022-12-06 14:22:15 -29.25 49.11 58.65 57.37
PRMLxT1L 2022-11-15 08:15:25 -29.11 73.23 67.85 58.40
PRMLxT1L 2022-11-15 08:15:00 -29.17 64.95 69.71 68.18
PRMLxT1L 2022-11-10 12:29:27 -27.95 68.98 70.67 68.11
PRMLxT1L 2022-11-10 11:29:24 -27.15 57.93 50.80 51.29
PRMLxT1L 2022-11-10 07:03:07 -29.01 83.04 87.27 63.17
PRMLxT1L 2022-10-25 17:28:00 -28.81 53.32 51.46 50.32
PRMLxT1L 2022-10-25 15:33:16 -28.88 35.54 47.38 46.05
PRMLxT1L 2022-10-25 14:03:30 -28.83 65.85 66.01 64.09
PRMLxT1L 2022-10-20 09:11:57 -28.87 52.15 51.35 57.23
PRMLxT1L 2022-10-11 15:28:26 -28.90 59.14 58.36 58.00
Duration
A C Z
Noise Measurement Field Data
Project: Job Number:197624001
Site No.: Date:12/7/2022
Analyst: Time:3:10-3:20
Location:
Noise Sources:
Comments:
Results (dBA):
Leq: Lmin: Lmax: Peak:
Measurement 1: 68.2 48.2 77 102.8
Sound Level Meter:LD SoundExpert LxT Temp. (degrees F):58
Calibrator:CAL200 Wind (mph):6
Response Time:Slow Sky:Partly Cloudy
Weighting:A Bar. Pressure:30.19
Microphone Height:5 feet Humidity:50%
Photo:
Equipment Weather
Rancho Cucamonga Business Park
ST-3
Sarah Miller and Blake Thomas
South of 9850 6th Street.
Cars driving over train tracks
Summary
File Name on Meter ST-.026.s
File Name on PC
Serial Number 0007061
Model SoundExpert® LxT
Firmware Version 2.404
User
Location
Job Description
Note
Measurement
Description
Start 2022-12-07 15:10:21
Stop 2022-12-07 15:20:21
Duration 00:10:00.0
Run Time 00:10:00.0
Pause 00:00:00.0
Pre-Calibration None
Post-Calibration None
Calibration Deviation ---
Overall Settings
RMS Weight A Weighting
Peak Weight A Weighting
Detector Slow
Preamplifier Direct
Microphone Correction FF:90 2116
Integration Method Linear
OBA Range Normal
OBA Bandwidth 1/1 and 1/3
OBA Frequency Weighting A Weighting
OBA Max Spectrum At LMax
Overload 119.8 dB
A C Z
Under Range Peak 76.0 73.0 78.0 dB
Under Range Limit 12.0 10.5 14.8 dB
Noise Floor 2.8 1.3 5.6 dB
First Second Third
Instrument Identification Kimley-Horn and Associates 1100 W. Town&Country Rd, #700 Orange, CA 92868
LxTse_0007061-20221207 151021-ST-.026.ldbin
Results
LAeq 68.2 dB
LAE 96.0 dB
EA 440.462 µPa²h
LApeak (max)2022-12-07 15:13:26 102.8 dB
LASmax 2022-12-07 15:15:13 77.0 dB
LASmin 2022-12-07 15:16:08 48.2 dB
SEA -99.9 dB
Exceedance Counts
LAS > 85.0 dB 0 0.0 s
LAS > 115.0 dB 0 0.0 s
LApeak > 135.0 dB 0 0.0 s
LApeak > 137.0 dB 0 0.0 s
LApeak > 140.0 dB 0 0.0 s
Community Noise Ldn LDay 07:00-22:00 LNight 22:00-07:00 Lden LDay 07:00-19:00 LEvening 19:00-22:00
68.2 68.2 -99.9 68.2 68.2 -99.9
LCeq 74.5 dB
LAeq 68.2 dB
LCeq - LAeq 6.3 dB
LAIeq 72.7 dB
LAeq 68.2 dB
LAIeq - LAeq 4.5 dB
dB Time Stamp dB Time Stamp dB Time Stamp
Leq 68.2 74.5
LS(max)77.0 2022/12/07 15:15:13
LS(min)48.2 2022/12/07 15:16:08
LPeak(max)102.8 2022/12/07 15:13:26
Overload Count 0
Overload Duration 0.0 s
OBA Overload Count 0
OBA Overload Duration 0.0 s
Statistics
LA 5.00 73.6 dB
LA 10.00 72.4 dB
LA 33.30 68.4 dB
LA 50.00 66.2 dB
LA 66.60 63.0 dB
LA 90.00 54.4 dB
Calibration History
Preamp Date dB re. 1V/Pa 6.3 8.0 10.0
PRMLxT1L 2022-12-06 14:22:15 -29.25 49.11 58.65 57.37
PRMLxT1L 2022-11-15 08:15:25 -29.11 73.23 67.85 58.40
PRMLxT1L 2022-11-15 08:15:00 -29.17 64.95 69.71 68.18
PRMLxT1L 2022-11-10 12:29:27 -27.95 68.98 70.67 68.11
PRMLxT1L 2022-11-10 11:29:24 -27.15 57.93 50.80 51.29
PRMLxT1L 2022-11-10 07:03:07 -29.01 83.04 87.27 63.17
PRMLxT1L 2022-10-25 17:28:00 -28.81 53.32 51.46 50.32
PRMLxT1L 2022-10-25 15:33:16 -28.88 35.54 47.38 46.05
PRMLxT1L 2022-10-25 14:03:30 -28.83 65.85 66.01 64.09
PRMLxT1L 2022-10-20 09:11:57 -28.87 52.15 51.35 57.23
PRMLxT1L 2022-10-11 15:28:26 -28.90 59.14 58.36 58.00
Duration
A C Z
Project: Rancho Cucamonga Business Park
Construction Noise Impact on Sensitive Receptors
Parameters
Construction Hours:Daytime hours (7 am to 7 pm) 8
Evening hours (7 pm to 10 pm) 0
Nighttime hours (10 pm to 7 am) 0
Leq to L10 factor 3
Receptor (Land Use)
Distance
(feet)Shielding* Direction
1 Single-Family Residential 1,510 10 W
2 Industrial 140 10 E
3 Industrial 205 10 W
4 Industrial 317 10 N
5 Industrial 427 10 S
6 - - 0 -
7 - - 0 -
RECEPTOR 1 RECEPTOR 2 RECEPTOR 3 RECEPTOR 4 RECEPTOR 5
Construction Phase Equipment Type
No. of
Equip.
Acoustica
l Usage
Factor
Reference
Noise Level
at 50ft per
Unit, Lmax
Noise
Level at
Receptor 1,
Lmax
Noise
Level at
Receptor 1,
Leq
Noise
Level at
Receptor 2,
Lmax
Noise
Level at
Receptor 2,
Leq
Noise
Level at
Receptor 3,
Lmax
Noise
Level at
Receptor 3,
Leq
Noise
Level at
Receptor 4,
Lmax
Noise
Level at
Receptor 4,
Leq
Noise
Level at
Receptor 5,
Lmax
Noise
Level at
Receptor 5,
Leq
Demolition
Concrete Saw 1 20% 90 50.0 43.0 70.7 63.7 67.3 60.4 63.6 56.6 61.0 54.0
Excavator 1 40% 81 41.1 37.1 61.8 57.8 58.4 54.5 54.7 50.7 52.1 48.1
Dozer 1 40% 82 42.1 38.1 62.8 58.8 59.4 55.5 55.7 51.7 53.1 49.1
Combined LEQ 45.0 65.7 62.3 58.6 56.0
Site Preparation
Dozer 1 40% 82 42.1 38.1 62.8 58.8 59.4 55.5 55.7 51.7 53.1 49.1
Tractor 1 40% 84 44.4 40.4 65.1 61.1 61.7 57.8 58.0 54.0 55.4 51.4
Combined LEQ 42.4 63.1 59.8 56.0 53.4
Grading
Excavator 1 40% 81 41.1 37.1 61.8 57.8 58.4 54.5 54.7 50.7 52.1 48.1
Grader 1 40% 85 45.4 41.4 66.1 62.1 62.7 58.8 59.0 55.0 56.4 52.4
Dozer 1 40% 82 42.1 38.1 62.8 58.8 59.4 55.5 55.7 51.7 53.1 49.1
Tractor 1 40% 84 44.4 40.4 65.1 61.1 61.7 57.8 58.0 54.0 55.4 51.4
Combined LEQ 45.6 66.3 63.0 59.2 56.6
Building Construction
Crane 1 16% 81 41.0 33.0 61.7 53.7 58.3 50.4 54.6 46.6 52.0 44.0
Forklift 1 40% 74 34.7 30.7 55.4 51.4 52.0 48.1 48.3 44.3 45.7 41.7
Generator 1 50% 81 41.0 38.0 61.7 58.6 58.3 55.3 54.6 51.5 52.0 49.0
Tractor 1 40% 84 44.4 40.4 65.1 61.1 61.7 57.8 58.0 54.0 55.4 51.4
Welder/Torch 1 40% 74 34.4 30.4 55.1 51.1 51.7 47.8 48.0 44.0 45.4 41.4
Combined LEQ 43.3 64.0 60.7 56.9 54.3
Paving
Paver 1 50% 77 37.6 34.6 58.3 55.2 54.9 51.9 51.2 48.1 48.6 45.6
Roller 1 20% 80 40.4 33.4 61.1 54.1 57.7 50.8 54.0 47.0 51.4 44.4
Tractor 1 40% 84 44.4 40.4 65.1 61.1 61.7 57.8 58.0 54.0 55.4 51.4
Combined LEQ 42.1 62.7 59.4 55.6 53.0
Architectural Coating
Compressor (air) 1 40% 78 38.1 34.1 58.8 54.8 55.4 51.5 51.7 47.7 49.1 45.1
Combined LEQ 34.1 54.8 51.5 47.7 45.1
Combined Grading/Paving/Building
Construction
Excavator 1 40% 81 41.1 37.1 61.8 57.8 58.4 54.5 54.7 50.7 52.1 48.1
Grader 1 40% 85 45.4 41.4 66.1 62.1 62.7 58.8 59.0 55.0 56.4 52.4
Dozer 1 40% 82 42.1 38.1 62.8 58.8 59.4 55.5 55.7 51.7 53.1 49.1
Tractor 1 40% 84 44.4 40.4 65.1 61.1 61.7 57.8 58.0 54.0 55.4 51.4
Crane 1 16% 81 41.0 33.0 61.7 53.7 58.3 50.4 54.6 46.6 52.0 44.0
Forklift 1 40% 74 34.7 30.7 55.4 51.4 52.0 48.1 48.3 44.3 45.7 41.7
Generator 1 50% 81 41.0 38.0 61.7 58.6 58.3 55.3 54.6 51.5 52.0 49.0
Welder/Torch 1 40% 74 34.4 30.4 55.1 51.1 51.7 47.8 48.0 44.0 45.4 41.4
Roller 1 20% 80 40.4 33.4 61.1 54.1 57.7 50.8 54.0 47.0 51.4 44.4
Combined LEQ 46.9 67.6 64.3 60.5 57.9
Source for Ref. Noise Levels: RCNM, 2005
*Noise calculations include a 10 dBA noise reduction from the use of
mufflers in accordance with California Vehicle Code Section 27150(a).
Receptor Phase Direction
Distance to
Center of
Site
Ambient
(dBA Leq)
Project
Construction
Noise Level dBA
Leq Threshold
Exceeds
Threshold?over threshold
1 Single-Family Residential Demolition W 1510 68.2 45.0 65.0 No --
Site Preparation 42.4 No --
Grading 45.6 No --
Building Construction 43.3 No --
Paving 42.1 No --
Architectural Coating 34.1 No --
Combined Grading/Paving/Building Construction 46.9 No --
2 Industrial Demolition E 140 69.5 65.7 70.0 No --
Site Preparation 63.1 No --
Grading 66.3 No --
Building Construction 64.0 No --
Paving 62.7 No --
Architectural Coating 54.8 No --
Combined Grading/Paving/Building Construction 67.6 No --
3 Industrial Demolition W 205 68.2 62.3 70.0 No --
Site Preparation 59.8 No --
Grading 63.0 No --
Building Construction 60.7 No --
Paving 59.4 No --
Architectural Coating 51.5 No --
Combined Grading/Paving/Building Construction 64.3 No --
4 Industrial Demolition N 317 52.2 58.6 70.0 No --
Site Preparation 56.0 No --
Grading 59.2 No --
Building Construction 56.9 No --
Paving 55.6 No --
Architectural Coating 47.7 No --
Combined Grading/Paving/Building Construction 60.5 No --
5 Industrial Demolition S 427 100 56.0 70.0 No --
Site Preparation 53.4 No --
Grading 56.6 No --
Building Construction 54.3 No --
Paving 53.0 No --
Architectural Coating 45.1 No --
Combined Grading/Paving/Building Construction 57.9 No --
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Rancho Cucamonga Business Park_Construction + Passenger Cars Custom
Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
3. Construction Emissions Details
3.1. Demolition (2023) - Unmitigated
3.3. Site Preparation (2023) - Unmitigated
3.5. Grading (2023) - Unmitigated
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3.7. Grading (2024) - Unmitigated
3.9. Building Construction (2023) - Unmitigated
3.11. Building Construction (2024) - Unmitigated
3.13. Paving (2024) - Unmitigated
3.15. Architectural Coating (2024) - Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
4.3.2. Unmitigated
4.4. Water Emissions by Land Use
4.4.2. Unmitigated
4.5. Waste Emissions by Land Use
4.5.2. Unmitigated
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4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
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5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.9. Operational Mobile Sources
5.9.1. Unmitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
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5.11.1. Unmitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
5.15. Operational Off-Road Equipment
5.15.1. Unmitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
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5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name Rancho Cucamonga Business Park_Construction + Passenger Cars
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 2.80
Precipitation (days) 20.8
Location 9910 6th St, Rancho Cucamonga, CA 91730, USA
County San Bernardino-South Coast
City Rancho Cucamonga
Air District South Coast AQMD
Air Basin South Coast
TAZ 5280
EDFZ 10
Electric Utility Southern California Edison
Gas Utility Southern California Gas
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Unrefrigerated
Warehouse-No Rail
74.4 1000sqft 2.27 74,387 24,323 0.00 — —
Parking Lot 101 Space 0.91 0.00 0.00 0.00 — —
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——0.000.000.001.37Acre1.37Other Asphalt
Surfaces
1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 4.80 19.0 39.8 37.1 0.05 1.81 7.89 9.70 1.66 3.99 5.65 — 6,404 6,404 0.27 0.12 4.38 6,451
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 4.24 3.55 32.6 36.3 0.05 1.50 3.47 4.97 1.38 1.51 2.89 — 6,364 6,364 0.28 0.12 0.10 6,408
Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.23 3.01 9.10 11.0 0.02 0.40 0.91 1.31 0.37 0.38 0.75 — 2,013 2,013 0.09 0.04 0.58 2,028
Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.22 0.55 1.66 2.01 < 0.005 0.07 0.17 0.24 0.07 0.07 0.14 — 333 333 0.01 0.01 0.10 336
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
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Daily -
Summer
(Max)
— — — — — — — — — — — — — — — — — —
2023 4.80 4.04 39.8 37.1 0.05 1.81 7.89 9.70 1.66 3.99 5.65 — 5,552 5,552 0.23 0.12 2.04 5,575
2024 4.00 19.0 30.1 36.1 0.05 1.34 3.47 4.81 1.23 1.51 2.74 — 6,404 6,404 0.27 0.12 4.38 6,451
Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — — —
2023 4.24 3.55 32.6 36.3 0.05 1.50 3.47 4.97 1.38 1.51 2.89 — 6,364 6,364 0.28 0.12 0.10 6,408
2024 3.99 3.34 30.2 35.1 0.05 1.34 3.47 4.81 1.23 1.51 2.74 — 6,349 6,349 0.28 0.12 0.10 6,393
Average
Daily
— — — — — — — — — — — — — — — — — —
2023 0.94 0.79 7.36 7.81 0.01 0.34 0.79 1.12 0.31 0.35 0.66 — 1,325 1,325 0.06 0.03 0.32 1,334
2024 1.23 3.01 9.10 11.0 0.02 0.40 0.91 1.31 0.37 0.38 0.75 — 2,013 2,013 0.09 0.04 0.58 2,028
Annual — — — — — — — — — — — — — — — — — —
2023 0.17 0.14 1.34 1.42 < 0.005 0.06 0.14 0.21 0.06 0.06 0.12 — 219 219 0.01 < 0.005 0.05 221
2024 0.22 0.55 1.66 2.01 < 0.005 0.07 0.17 0.24 0.07 0.07 0.14 — 333 333 0.01 0.01 0.10 336
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.03 2.72 0.67 7.96 0.01 0.04 0.34 0.37 0.04 0.06 0.10 70.6 2,096 2,167 7.26 0.11 3.96 2,385
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.43 2.17 0.67 3.92 0.01 0.03 0.34 0.37 0.03 0.06 0.09 70.6 2,011 2,082 7.27 0.11 0.10 2,297
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——————————————————Average
Daily
(Max)
Unmit. 0.82 2.53 0.69 6.28 0.01 0.04 0.34 0.37 0.04 0.06 0.10 70.6 2,031 2,102 7.27 0.11 1.71 2,319
Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.15 0.46 0.13 1.15 < 0.005 0.01 0.06 0.07 0.01 0.01 0.02 11.7 336 348 1.20 0.02 0.28 384
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.41 0.37 0.26 4.40 0.01 < 0.005 0.34 0.34 < 0.005 0.06 0.06 — 905 905 0.03 0.02 3.96 917
Area 0.57 2.33 0.03 3.23 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 — 13.3 13.3 < 0.005 < 0.005 — 13.4
Energy 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 1,005 1,005 0.07 < 0.005 — 1,008
Water — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Waste — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Total 1.03 2.72 0.67 7.96 0.01 0.04 0.34 0.37 0.04 0.06 0.10 70.6 2,096 2,167 7.26 0.11 3.96 2,385
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.39 0.35 0.29 3.60 0.01 < 0.005 0.34 0.34 < 0.005 0.06 0.06 — 833 833 0.03 0.03 0.10 842
Area — 1.80 — — — — — — — — — — — — — — — —
Energy 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 1,005 1,005 0.07 < 0.005 — 1,008
Water — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Waste — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Total 0.43 2.17 0.67 3.92 0.01 0.03 0.34 0.37 0.03 0.06 0.09 70.6 2,011 2,082 7.27 0.11 0.10 2,297
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——————————————————Average
Daily
Mobile 0.39 0.35 0.30 3.75 0.01 < 0.005 0.34 0.34 < 0.005 0.06 0.06 — 844 844 0.03 0.03 1.71 854
Area 0.39 2.16 0.02 2.22 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 9.11 9.11 < 0.005 < 0.005 — 9.15
Energy 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 1,005 1,005 0.07 < 0.005 — 1,008
Water — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Waste — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Total 0.82 2.53 0.69 6.28 0.01 0.04 0.34 0.37 0.04 0.06 0.10 70.6 2,031 2,102 7.27 0.11 1.71 2,319
Annual — — — — — — — — — — — — — — — — — —
Mobile 0.07 0.06 0.05 0.68 < 0.005 < 0.005 0.06 0.06 < 0.005 0.01 0.01 — 140 140 0.01 < 0.005 0.28 141
Area 0.07 0.39 < 0.005 0.40 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.51 1.51 < 0.005 < 0.005 — 1.51
Energy 0.01 < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 166 166 0.01 < 0.005 — 167
Water — — — — — — — — — — — 5.46 28.8 34.2 0.56 0.01 — 52.3
Waste — — — — — — — — — — — 6.24 0.00 6.24 0.62 0.00 — 21.8
Total 0.15 0.46 0.13 1.15 < 0.005 0.01 0.06 0.07 0.01 0.01 0.02 11.7 336 348 1.20 0.02 0.28 384
3. Construction Emissions Details
3.1. Demolition (2023) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
3.39 2.84 27.3 23.5 0.03 1.20 — 1.20 1.10 — 1.10 — 3,425 3,425 0.14 0.03 — 3,437
Demolitio
n
— — — — — — 0.41 0.41 — 0.06 0.06 — — — — — — —
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.13 0.11 1.05 0.90 < 0.005 0.05 — 0.05 0.04 — 0.04 — 131 131 0.01 < 0.005 — 132
Demolitio
n
— — — — — — 0.02 0.02 — < 0.005 < 0.005 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.02 0.02 0.19 0.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 21.8 21.8 < 0.005 < 0.005 — 21.8
Demolitio
n
— — — — — — < 0.005 < 0.005 — < 0.005 < 0.005 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.09 0.08 0.08 1.39 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 220 220 0.01 0.01 0.94 224
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.07 0.01 0.66 0.37 < 0.005 0.01 0.04 0.05 0.01 0.01 0.02 — 526 526 0.06 0.08 1.09 553
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 7.85 7.85 < 0.005 < 0.005 0.02 7.96
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 20.2 20.2 < 0.005 < 0.005 0.02 21.2
Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 1.30 1.30 < 0.005 < 0.005 < 0.005 1.32
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 3.34 3.34 < 0.005 < 0.005 < 0.005 3.51
3.3. Site Preparation (2023) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
4.70 3.95 39.7 35.5 0.05 1.81 — 1.81 1.66 — 1.66 — 5,295 5,295 0.21 0.04 — 5,314
Dust
From
Material
Movement
— — — — — — 7.67 7.67 — 3.94 3.94 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.09 0.08 0.76 0.68 < 0.005 0.03 — 0.03 0.03 — 0.03 — 102 102 < 0.005 < 0.005 — 102
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———————0.080.08—0.150.15——————Dust
From
Material
Movement
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.02 0.01 0.14 0.12 < 0.005 0.01 — 0.01 0.01 — 0.01 — 16.8 16.8 < 0.005 < 0.005 — 16.9
Dust
From
Material
Movement
— — — — — — 0.03 0.03 — 0.01 0.01 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.11 0.10 0.09 1.62 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 257 257 0.01 0.01 1.10 261
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 4.58 4.58 < 0.005 < 0.005 0.01 4.65
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.76 0.76 < 0.005 < 0.005 < 0.005 0.77
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.5. Grading (2023) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
2.43 2.04 20.0 19.7 0.03 0.94 — 0.94 0.87 — 0.87 — 2,958 2,958 0.12 0.02 — 2,968
Dust
From
Material
Movement
— — — — — — 2.76 2.76 — 1.34 1.34 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.44 0.37 3.60 3.54 < 0.005 0.17 — 0.17 0.16 — 0.16 — 533 533 0.02 < 0.005 — 534
Dust
From
Material
Movement
— — — — — — 0.50 0.50 — 0.24 0.24 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.08 0.07 0.66 0.65 < 0.005 0.03 — 0.03 0.03 — 0.03 — 88.2 88.2 < 0.005 < 0.005 — 88.5
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Dust
From
Material
Movement
— — — — — — 0.09 0.09 — 0.04 0.04 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.09 0.08 0.09 1.04 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 202 202 0.01 0.01 0.02 204
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.02 0.01 0.02 0.20 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 36.9 36.9 < 0.005 < 0.005 0.07 37.4
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 6.10 6.10 < 0.005 < 0.005 0.01 6.19
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.7. Grading (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
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Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
2.26 1.90 18.2 18.8 0.03 0.84 — 0.84 0.77 — 0.77 — 2,958 2,958 0.12 0.02 — 2,969
Dust
From
Material
Movement
— — — — — — 2.76 2.76 — 1.34 1.34 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
2.26 1.90 18.2 18.8 0.03 0.84 — 0.84 0.77 — 0.77 — 2,958 2,958 0.12 0.02 — 2,969
Dust
From
Material
Movement
— — — — — — 2.76 2.76 — 1.34 1.34 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.53 0.45 4.32 4.46 0.01 0.20 — 0.20 0.18 — 0.18 — 701 701 0.03 0.01 — 703
Dust
From
Material
Movement
— — — — — — 0.65 0.65 — 0.32 0.32 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.10 0.08 0.79 0.81 < 0.005 0.04 — 0.04 0.03 — 0.03 — 116 116 < 0.005 < 0.005 — 116
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Dust
From
Material
Movement
— — — — — — 0.12 0.12 — 0.06 0.06 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.09 0.08 0.07 1.27 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 216 216 0.01 0.01 0.86 219
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.08 0.07 0.09 0.96 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 198 198 0.01 0.01 0.02 200
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.02 0.02 0.02 0.24 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 47.5 47.5 < 0.005 < 0.005 0.09 48.2
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 7.87 7.87 < 0.005 < 0.005 0.01 7.98
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.9. Building Construction (2023) - Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
1.50 1.26 11.8 13.2 0.02 0.55 — 0.55 0.51 — 0.51 — 2,397 2,397 0.10 0.02 — 2,406
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.23 0.19 1.80 2.01 < 0.005 0.08 — 0.08 0.08 — 0.08 — 366 366 0.01 < 0.005 — 367
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.04 0.04 0.33 0.37 < 0.005 0.02 — 0.02 0.01 — 0.01 — 60.6 60.6 < 0.005 < 0.005 — 60.8
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.18 0.16 0.19 2.17 0.00 0.00 0.03 0.03 0.00 0.00 0.00 — 421 421 0.02 0.02 0.05 426
Vendor 0.04 0.01 0.48 0.25 < 0.005 0.01 0.02 0.03 0.01 0.01 0.01 — 387 387 0.03 0.06 0.03 404
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.03 0.02 0.03 0.35 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 65.1 65.1 < 0.005 < 0.005 0.13 66.0
Vendor 0.01 < 0.005 0.07 0.04 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 59.0 59.0 < 0.005 0.01 0.07 61.8
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 0.01 0.06 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 10.8 10.8 < 0.005 < 0.005 0.02 10.9
Vendor < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 9.77 9.77 < 0.005 < 0.005 0.01 10.2
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.11. Building Construction (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
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Off-Road
Equipment
0.51 0.43 4.02 4.70 0.01 0.18 — 0.18 0.16 — 0.16 — 859 859 0.03 0.01 — 862
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.09 0.08 0.73 0.86 < 0.005 0.03 — 0.03 0.03 — 0.03 — 142 142 0.01 < 0.005 — 143
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.18 0.16 0.15 2.64 0.00 0.00 0.03 0.03 0.00 0.00 0.00 — 450 450 0.02 0.02 1.80 457
Vendor 0.04 0.01 0.44 0.24 < 0.005 0.01 0.02 0.03 0.01 0.01 0.01 — 382 382 0.03 0.06 1.07 401
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.17 0.15 0.18 2.00 0.00 0.00 0.03 0.03 0.00 0.00 0.00 — 412 412 0.02 0.02 0.05 417
Vendor 0.04 0.01 0.46 0.24 < 0.005 0.01 0.02 0.03 0.01 0.01 0.01 — 382 382 0.03 0.06 0.03 400
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.06 0.05 0.06 0.75 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 150 150 0.01 0.01 0.28 152
Vendor 0.01 < 0.005 0.16 0.08 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 137 137 0.01 0.02 0.16 143
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.14 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 24.8 24.8 < 0.005 < 0.005 0.05 25.1
Vendor < 0.005 < 0.005 0.03 0.02 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 22.7 22.7 < 0.005 < 0.005 0.03 23.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
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3.13. Paving (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.91 0.76 6.87 8.89 0.01 0.33 — 0.33 0.30 — 0.30 — 1,351 1,351 0.05 0.01 — 1,355
Paving — 0.28 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.05 0.04 0.40 0.51 < 0.005 0.02 — 0.02 0.02 — 0.02 — 77.7 77.7 < 0.005 < 0.005 — 78.0
Paving — 0.02 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.01 0.01 0.07 0.09 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 12.9 12.9 < 0.005 < 0.005 — 12.9
Paving — < 0.005 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Worker 0.11 0.10 0.10 1.69 0.00 0.00 0.02 0.02 0.00 0.00 0.00 — 288 288 0.01 0.01 1.15 292
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.08 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 15.4 15.4 < 0.005 < 0.005 0.03 15.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 2.55 2.55 < 0.005 < 0.005 < 0.005 2.59
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.15. Architectural Coating (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.17 0.14 0.91 1.15 < 0.005 0.03 — 0.03 0.03 — 0.03 — 134 134 0.01 < 0.005 — 134
Architect
ural
Coatings
— 16.3 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
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Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.02 0.02 0.11 0.14 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 16.1 16.1 < 0.005 < 0.005 — 16.2
Architect
ural
Coatings
— 1.97 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
< 0.005 < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 2.66 2.66 < 0.005 < 0.005 — 2.67
Architect
ural
Coatings
— 0.36 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.04 0.03 0.03 0.53 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 90.0 90.0 < 0.005 < 0.005 0.36 91.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 10.1 10.1 < 0.005 < 0.005 0.02 10.2
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 1.67 1.67 < 0.005 < 0.005 < 0.005 1.69
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.41 0.37 0.26 4.40 0.01 < 0.005 0.34 0.34 < 0.005 0.06 0.06 — 905 905 0.03 0.02 3.96 917
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.41 0.37 0.26 4.40 0.01 < 0.005 0.34 0.34 < 0.005 0.06 0.06 — 905 905 0.03 0.02 3.96 917
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Unrefrige
Warehouse-No
Rail
0.39 0.35 0.29 3.60 0.01 < 0.005 0.34 0.34 < 0.005 0.06 0.06 — 833 833 0.03 0.03 0.10 842
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.39 0.35 0.29 3.60 0.01 < 0.005 0.34 0.34 < 0.005 0.06 0.06 — 833 833 0.03 0.03 0.10 842
Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.07 0.06 0.05 0.68 < 0.005 < 0.005 0.06 0.06 < 0.005 0.01 0.01 — 140 140 0.01 < 0.005 0.28 141
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.07 0.06 0.05 0.68 < 0.005 < 0.005 0.06 0.06 < 0.005 0.01 0.01 — 140 140 0.01 < 0.005 0.28 141
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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503—< 0.0050.03501501————————————Unrefrige
rated
Warehou
se-No
Parking
Lot
— — — — — — — — — — — — 50.6 50.6 < 0.005 < 0.005 — 50.7
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 551 551 0.03 < 0.005 — 553
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — — 501 501 0.03 < 0.005 — 503
Parking
Lot
— — — — — — — — — — — — 50.6 50.6 < 0.005 < 0.005 — 50.7
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 551 551 0.03 < 0.005 — 553
Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — — 82.9 82.9 0.01 < 0.005 — 83.2
Parking
Lot
— — — — — — — — — — — — 8.37 8.37 < 0.005 < 0.005 — 8.40
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 91.3 91.3 0.01 < 0.005 — 91.6
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4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Total 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Total 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Annual — — — — — — — — — — — — — — — — — —
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75.2—< 0.0050.0175.075.0—0.01—0.010.01—0.01< 0.0050.060.07< 0.0050.01Unrefrige
rated
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Total 0.01 < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 75.0 75.0 0.01 < 0.005 — 75.2
4.3. Area Emissions by Source
4.3.2. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Products
— 1.60 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.20 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt
0.57 0.53 0.03 3.23 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 — 13.3 13.3 < 0.005 < 0.005 — 13.4
Total 0.57 2.33 0.03 3.23 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 — 13.3 13.3 < 0.005 < 0.005 — 13.4
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Products
— 1.60 — — — — — — — — — — — — — — — —
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Architect
Coatings
— 0.20 — — — — — — — — — — — — — — — —
Total — 1.80 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Consum
er
Products
— 0.29 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.04 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt
0.07 0.07 < 0.005 0.40 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.51 1.51 < 0.005 < 0.005 — 1.51
Total 0.07 0.39 < 0.005 0.40 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.51 1.51 < 0.005 < 0.005 — 1.51
4.4. Water Emissions by Land Use
4.4.2. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
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0.00—0.000.000.000.000.00———————————Other
Asphalt
Surfaces
Total — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 5.46 28.8 34.2 0.56 0.01 — 52.3
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 5.46 28.8 34.2 0.56 0.01 — 52.3
4.5. Waste Emissions by Land Use
4.5.2. Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Annual — — — — — — — — — — — — — — — — — —
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21.8—0.000.626.240.006.24———————————Unrefrige
rated
Warehou
se-No
Rail
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 6.24 0.00 6.24 0.62 0.00 — 21.8
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetatio
n
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
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Remove — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
5. Activity Data
5.1. Construction Schedule
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Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description
Demolition Demolition 9/1/2023 9/20/2023 5.00 14.0 —
Site Preparation Site Preparation 9/21/2023 9/30/2023 5.00 7.00 —
Grading Grading 10/1/2023 4/30/2024 5.00 152 Includes infrastructure
improvements.
Building Construction Building Construction 10/15/2023 7/1/2024 5.00 186 —
Paving Paving 6/1/2024 7/1/2024 5.00 21.0 —
Architectural Coating Architectural Coating 5/1/2024 7/1/2024 5.00 44.0 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
Demolition Concrete/Industrial
Saws
Diesel Average 1.00 8.00 33.0 0.73
Demolition Excavators Diesel Average 3.00 8.00 36.0 0.38
Demolition Rubber Tired Dozers Diesel Average 2.00 8.00 367 0.40
Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40
Site Preparation Tractors/Loaders/Backh
oes
Diesel Average 4.00 8.00 84.0 0.37
Grading Excavators Diesel Average 1.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40
Grading Tractors/Loaders/Backh
oes
Diesel Average 3.00 8.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29
Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20
Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74
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0.3784.07.003.00AverageDieselBuilding Construction Tractors/Loaders/Backh
oes
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45
Paving Cement and Mortar
Mixers
Diesel Average 2.00 6.00 10.0 0.56
Paving Pavers Diesel Average 1.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 6.00 89.0 0.36
Paving Rollers Diesel Average 2.00 6.00 36.0 0.38
Paving Tractors/Loaders/Backh
oes
Diesel Average 1.00 8.00 84.0 0.37
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix
Demolition — — — —
Demolition Worker 15.0 18.5 LDA,LDT1,LDT2
Demolition Vendor — 10.2 HHDT,MHDT
Demolition Hauling 7.36 20.0 HHDT
Demolition Onsite truck — — HHDT
Site Preparation — — — —
Site Preparation Worker 17.5 18.5 LDA,LDT1,LDT2
Site Preparation Vendor — 10.2 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading — — — —
Grading Worker 15.0 18.5 LDA,LDT1,LDT2
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Grading Vendor — 10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 31.2 18.5 LDA,LDT1,LDT2
Building Construction Vendor 12.2 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 20.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 6.25 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction
Water unpaved roads twice daily 55% 55%
5.5. Architectural Coatings
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Parking Area Coated (sq ft)Phase Name Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Architectural Coating 0.00 0.00 111,581 37,194 5,956
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (Ton of
Debris)
Material Exported (Ton of
Debris)
Acres Graded (acres)Material Demolished (Building
Square Footage)
Acres Paved (acres)
Demolition 0.00 0.00 0.00 8,900 —
Site Preparation 0.00 0.00 10.5 0.00 —
Grading 0.00 0.00 152 0.00 —
Paving 0.00 0.00 0.00 0.00 2.28
5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction
Water Exposed Area 2 61% 61%
Water Demolished Area 2 36% 36%
5.7. Construction Paving
Land Use Area Paved (acres)% Asphalt
Unrefrigerated Warehouse-No Rail 0.00 0%
Parking Lot 0.91 100%
Other Asphalt Surfaces 1.37 100%
5.8. Construction Electricity Consumption and Emissions Factors
kWh per Year and Emission Factor (lb/MWh)
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Year kWh per Year CO2 CH4 N2O
2023 0.00 532 0.03 < 0.005
2024 0.00 532 0.03 < 0.005
5.9. Operational Mobile Sources
5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year
Unrefrigerated
Warehouse-No Rail
93.0 93.0 93.0 33,939 1,241 1,241 1,241 453,112
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
Residential Interior Area Coated (sq ft)Residential Exterior Area Coated (sq ft)Non-Residential Interior Area Coated
(sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
0 0.00 111,581 37,194 5,956
5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250
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5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr)
Land Use Electricity (kWh/yr)CO2 CH4 N2O Natural Gas (kBTU/yr)
Unrefrigerated Warehouse-No
Rail
343,571 532 0.0330 0.0040 1,414,147
Parking Lot 34,686 532 0.0330 0.0040 0.00
Other Asphalt Surfaces 0.00 532 0.0330 0.0040 0.00
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Land Use Indoor Water (gal/year)Outdoor Water (gal/year)
Unrefrigerated Warehouse-No Rail 17,201,994 390,606
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00
5.13. Operational Waste Generation
5.13.1. Unmitigated
Land Use Waste (ton/year)Cogeneration (kWh/year)
Unrefrigerated Warehouse-No Rail 69.9 0.00
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00
5.14. Operational Refrigeration and Air Conditioning Equipment
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5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced
5.15. Operational Off-Road Equipment
5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor
5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr)Daily Heat Input (MMBtu/day)Annual Heat Input (MMBtu/yr)
5.17. User Defined
Equipment Type Fuel Type
— —
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
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5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use Warehouse lot acreage includes landscaped area.
Construction: Construction Phases Per construction questionnaire.
Operations: Vehicle Data Per trip gen. Passenger cars only.
Operations: Fleet Mix Passenger car fleet mix.
Operations: Refrigerants The project does not include cold storage.
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Rancho Cucamonga Business Park_Trucks Only Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
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4.3.2. Unmitigated
4.4. Water Emissions by Land Use
4.4.2. Unmitigated
4.5. Waste Emissions by Land Use
4.5.2. Unmitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
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5. Activity Data
5.9. Operational Mobile Sources
5.9.1. Unmitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
5.15. Operational Off-Road Equipment
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5.15.1. Unmitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name Rancho Cucamonga Business Park_Trucks Only
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 2.80
Precipitation (days) 20.8
Location 9910 6th St, Rancho Cucamonga, CA 91730, USA
County San Bernardino-South Coast
City Rancho Cucamonga
Air District South Coast AQMD
Air Basin South Coast
TAZ 5280
EDFZ 10
Electric Utility Southern California Edison
Gas Utility Southern California Gas
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Unrefrigerated
Warehouse-No Rail
74.4 1000sqft 2.27 74,387 24,323 0.00 — —
Parking Lot 101 Space 0.91 0.00 0.00 0.00 — —
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——0.000.000.001.37Acre1.37Other Asphalt
Surfaces
1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.94 2.44 3.74 5.27 0.03 0.08 0.51 0.59 0.08 0.12 0.20 70.6 4,254 4,325 7.45 0.54 10.1 4,682
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.36 1.91 3.86 2.04 0.03 0.08 0.51 0.59 0.07 0.12 0.20 70.6 4,242 4,312 7.45 0.54 0.26 4,659
Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.76 2.27 3.92 4.25 0.03 0.08 0.51 0.59 0.08 0.12 0.20 70.6 4,250 4,321 7.45 0.54 4.34 4,672
Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.14 0.41 0.72 0.78 0.01 0.01 0.09 0.11 0.01 0.02 0.04 11.7 704 715 1.23 0.09 0.72 774
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
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Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.32 0.09 3.33 1.72 0.03 0.05 0.51 0.56 0.05 0.12 0.17 — 3,063 3,063 0.22 0.45 10.1 3,213
Area 0.57 2.33 0.03 3.23 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 — 13.3 13.3 < 0.005 < 0.005 — 13.4
Energy 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 1,005 1,005 0.07 < 0.005 — 1,008
Water — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Waste — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Total 0.94 2.44 3.74 5.27 0.03 0.08 0.51 0.59 0.08 0.12 0.20 70.6 4,254 4,325 7.45 0.54 10.1 4,682
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.32 0.09 3.48 1.72 0.03 0.05 0.51 0.56 0.05 0.12 0.17 — 3,063 3,063 0.22 0.45 0.26 3,204
Area — 1.80 — — — — — — — — — — — — — — — —
Energy 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 1,005 1,005 0.07 < 0.005 — 1,008
Water — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Waste — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Total 0.36 1.91 3.86 2.04 0.03 0.08 0.51 0.59 0.07 0.12 0.20 70.6 4,242 4,312 7.45 0.54 0.26 4,659
Average
Daily
— — — — — — — — — — — — — — — — — —
Mobile 0.32 0.09 3.52 1.72 0.03 0.05 0.51 0.56 0.05 0.12 0.17 — 3,063 3,063 0.22 0.45 4.34 3,208
Area 0.39 2.16 0.02 2.22 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 9.11 9.11 < 0.005 < 0.005 — 9.15
Energy 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 1,005 1,005 0.07 < 0.005 — 1,008
Water — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Waste — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Total 0.76 2.27 3.92 4.25 0.03 0.08 0.51 0.59 0.08 0.12 0.20 70.6 4,250 4,321 7.45 0.54 4.34 4,672
Annual — — — — — — — — — — — — — — — — — —
Mobile 0.06 0.02 0.64 0.31 0.01 0.01 0.09 0.10 0.01 0.02 0.03 — 507 507 0.04 0.07 0.72 531
Area 0.07 0.39 < 0.005 0.40 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.51 1.51 < 0.005 < 0.005 — 1.51
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Energy 0.01 < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 166 166 0.01 < 0.005 — 167
Water — — — — — — — — — — — 5.46 28.8 34.2 0.56 0.01 — 52.3
Waste — — — — — — — — — — — 6.24 0.00 6.24 0.62 0.00 — 21.8
Total 0.14 0.41 0.72 0.78 0.01 0.01 0.09 0.11 0.01 0.02 0.04 11.7 704 715 1.23 0.09 0.72 774
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.32 0.09 3.33 1.72 0.03 0.05 0.51 0.56 0.05 0.12 0.17 — 3,063 3,063 0.22 0.45 10.1 3,213
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.32 0.09 3.33 1.72 0.03 0.05 0.51 0.56 0.05 0.12 0.17 — 3,063 3,063 0.22 0.45 10.1 3,213
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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3,2040.260.450.223,0633,063—0.170.120.050.560.510.050.031.723.480.090.32Unrefrige
rated
Warehou
se-No
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.32 0.09 3.48 1.72 0.03 0.05 0.51 0.56 0.05 0.12 0.17 — 3,063 3,063 0.22 0.45 0.26 3,204
Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.06 0.02 0.64 0.31 0.01 0.01 0.09 0.10 0.01 0.02 0.03 — 507 507 0.04 0.07 0.72 531
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.06 0.02 0.64 0.31 0.01 0.01 0.09 0.10 0.01 0.02 0.03 — 507 507 0.04 0.07 0.72 531
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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503—< 0.0050.03501501————————————Unrefrige
rated
Warehou
Rail
Parking
Lot
— — — — — — — — — — — — 50.6 50.6 < 0.005 < 0.005 — 50.7
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 551 551 0.03 < 0.005 — 553
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — — 501 501 0.03 < 0.005 — 503
Parking
Lot
— — — — — — — — — — — — 50.6 50.6 < 0.005 < 0.005 — 50.7
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 551 551 0.03 < 0.005 — 553
Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — — 82.9 82.9 0.01 < 0.005 — 83.2
Parking
Lot
— — — — — — — — — — — — 8.37 8.37 < 0.005 < 0.005 — 8.40
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 91.3 91.3 0.01 < 0.005 — 91.6
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4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Total 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Total 0.04 0.02 0.38 0.32 < 0.005 0.03 — 0.03 0.03 — 0.03 — 453 453 0.04 < 0.005 — 454
Annual — — — — — — — — — — — — — — — — — —
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75.2—< 0.0050.0175.075.0—0.01—0.010.01—0.01< 0.0050.060.07< 0.0050.01Unrefrige
rated
Parking
Lot
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00
Total 0.01 < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 75.0 75.0 0.01 < 0.005 — 75.2
4.3. Area Emissions by Source
4.3.2. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Products
— 1.60 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.20 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt
0.57 0.53 0.03 3.23 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 — 13.3 13.3 < 0.005 < 0.005 — 13.4
Total 0.57 2.33 0.03 3.23 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 — 13.3 13.3 < 0.005 < 0.005 — 13.4
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Products
— 1.60 — — — — — — — — — — — — — — — —
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Architect
Coatings
— 0.20 — — — — — — — — — — — — — — — —
Total — 1.80 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Consum
er
Products
— 0.29 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.04 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt
0.07 0.07 < 0.005 0.40 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.51 1.51 < 0.005 < 0.005 — 1.51
Total 0.07 0.39 < 0.005 0.40 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.51 1.51 < 0.005 < 0.005 — 1.51
4.4. Water Emissions by Land Use
4.4.2. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
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0.00—0.000.000.000.000.00———————————Other
Asphalt
Surfaces
Total — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 33.0 174 207 3.39 0.08 — 316
Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 5.46 28.8 34.2 0.56 0.01 — 52.3
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 5.46 28.8 34.2 0.56 0.01 — 52.3
4.5. Waste Emissions by Land Use
4.5.2. Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 37.7 0.00 37.7 3.77 0.00 — 132
Annual — — — — — — — — — — — — — — — — — —
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21.8—0.000.626.240.006.24———————————Unrefrige
rated
Warehou
se-No
Rail
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 6.24 0.00 6.24 0.62 0.00 — 21.8
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetatio
n
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
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Remove — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
5. Activity Data
5.9. Operational Mobile Sources
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5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year
Unrefrigerated
Warehouse-No Rail
34.0 34.0 34.0 12,410 1,129 1,129 1,129 412,013
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt
Surfaces
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
Residential Interior Area Coated (sq ft)Residential Exterior Area Coated (sq ft)Non-Residential Interior Area Coated
(sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
0 0.00 111,581 37,194 5,956
5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr)
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Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr)
Unrefrigerated Warehouse-No
Rail
343,571 532 0.0330 0.0040 1,414,147
Parking Lot 34,686 532 0.0330 0.0040 0.00
Other Asphalt Surfaces 0.00 532 0.0330 0.0040 0.00
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Land Use Indoor Water (gal/year)Outdoor Water (gal/year)
Unrefrigerated Warehouse-No Rail 17,201,994 390,606
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00
5.13. Operational Waste Generation
5.13.1. Unmitigated
Land Use Waste (ton/year)Cogeneration (kWh/year)
Unrefrigerated Warehouse-No Rail 69.9 0.00
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced
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5.15. Operational Off-Road Equipment
5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor
5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr)Daily Heat Input (MMBtu/day)Annual Heat Input (MMBtu/yr)
5.17. User Defined
Equipment Type Fuel Type
— —
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
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5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use Warehouse lot acreage includes landscaped area.
Construction: Construction Phases Per construction questionnaire.
Operations: Vehicle Data Per trip gen. Trucks only.
Operations: Fleet Mix Truck fleet mix.
Operations: Refrigerants The project does not include cold storage.
Emergency Backup Generator Emissions
Fuel Type Quantity HP LF
Hours/Year
per Unit
Hours per
Day
HP-hr per
day
Total hp-hr
per year
Standard Generator Diesel 2 750 0.74 50 1 1,500 75,000
Emissions Rates (g/hp-hr)
HC ROG TOG CO NOX CO2 PM10 PM2.5 PM SOX CH4
Standard Warehouse 0.14 1.0205827 1.1249089 2.6 2.85 521.63114 0.15 0.15 0.15 0.00494 0.073
From CalEEMod Guide Appenix D, Table 12.1 and updated with Tier 4 Standards (CARB 2017 Off-Road Diesel Emission Factor Update for NOx and PM)
Emissions (pounds/day)
HC ROG TOG CO NOX CO2 PM10 PM2.5 PM SOX CH4
Standard Warehouse 0.46 3.38 3.72 8.60 9.42 1725.00 0.50 0.50 0.50 0.02 0.00
Total 0.46 3.38 3.72 8.60 9.42 1725.00 0.50 0.50 0.50 0.02 0.00
Emissions (tons/year)
HC ROG TOG CO NOX CO2 PM10 PM2.5 PM SOX CH4
Standard Warehouse 0.01 0.08 0.09 0.21 0.24 43.12 0.01 0.01 0.01 0.00 0.00
Total 0.01 0.08 0.09 0.21 0.24 43.12 0.01 0.01 0.01 0.00 0.00
GHG Emissions (metric tons) CO2 CH4 CO2e
Project 39.12 0.00 39.12
Model Output: OFFROAD2021 (v1.0.2) Emissions Inventory
Region Type: Sub-Area
Region: San Bernardino (SC), Riverside (SC)
Calendar Year: 2024
Scenario: All Adopted Rules - Exhaust
Vehicle Classification: OFFROAD2021 Equipment Types
Units: tons/day for Emissions, gallons/year for Fuel, hours/year for Activity, Horsepower-hours/year for Horsepower-hours
Region Calendar YearVehicle Category Model Year Horsepower BinFuel HC_tpd ROG_tpd TOG_tpd CO_tpd NOx_tpd CO2_tpd PM10_tpd PM2.5_tpd SOx_tpd NH3_tpd Fuel Consumption Total_Activity_hpyTotal_PopulationHorsepower_Hours_hhpy
San Bernardino (SC)2024 Airport Ground Support - Cargo Tractor Aggregate 175 Diesel 2.74035E-05 3.31582E-05 3.94611E-05 0.000414 0.00028 0.067926 1.63064E-05 1.50019E-05 6.27186E-07 5.54402E-07 2203.778901 819.0888 1.207212 117815.8305
San Bernardino (SC)2024 Airport Ground Support - Cargo Tractor Aggregate 300 Diesel 2.83534E-05 3.43076E-05 4.08289E-05 0.000214 0.000324 0.099226 1.08417E-05 9.97434E-06 9.16547E-07 8.09873E-07 3219.292469 792.8633 1.207212 172104.402
g/hph
HC ROG TOG CO Nox CO2 PM10 PM2_5 Sox NH3 Fuel_gphr
2024 0.077019097 0.093193108 0.1109075 1.1636382 0.7870103 190.90937 0.045830084 0.042163677 0.001762741 0.001558177 6193844.215
0.054551745 0.066007611 0.078554512 0.4111519 0.6240925 190.91116 0.020859334 0.019190587 0.001763432 0.001558191 6193902.447
0.131570842 0.159200719 0.189462012 1.5747902 1.4111029 381.82053 0.066689418 0.061354264 0.003526173 0.003116368 12387746.66
0.05449369 0.065937365 0.078470914 0.6522427 0.5844471 158.1415 0.02762126 0.025411559 0.001460462 0.00129073 5130726.664
Project Yard Trucks 2
HP 190
Hours per Day 12
Days per Year 365
1 pound = 453.5924 grams
Emissions Source ROG NOX CO SO2 PM10 PM2.5 CO2 MT/yr PM10 tons/yr
Project Yard Trucks 0.66 5.88 6.56 0.01 0.28 0.26 1589.81 263.21 0.051
0.00 0.00 0.000
Based on aggregated emission rates obtained from CARB OFFROAD Version 1.0.1.
Number of yard trucks/hostlers per SCAQMD High Cube Warehouse Truck Trip Study White Paper Summary of Business Survey Results, June 2014.
Model Output: OFFROAD2021 (v1.0.2) Emissions Inventory
Region Type: Sub-Area
Region: San Bernardino (SC), Riverside (SC)
Calendar Year: 2024
Scenario: All Adopted Rules - Exhaust
Vehicle Classification: OFFROAD2021 Equipment Types
Units: tons/day for Emissions, gallons/year for Fuel, hours/year for Activity, Horsepower-hours/year for Horsepower-hours
Region Calendar YearVehicle Category Model Year Horsepower BinFuel HC_tpd ROG_tpd TOG_tpd CO_tpd NOx_tpd CO2_tpd PM10_tpd PM2.5_tpd SOx_tpd NH3_tpd Fuel Consumption Total_Activity_hpyTotal_Population Horsepower_Hours_hhpy
San Bernardino (SC)2024 Industrial - Forklifts Aggregate 100 Diesel 0.003692 0.004467 0.005316 0.055354 0.042127 8.071157 0.002409 0.002216 7.45111E-05 6.58757E-05 261859.8017 306065.9 392.7312337 25228131.43
g/hph
HC ROG TOG CO Nox CO2 PM10 PM2_5 Sox NH3 Fuel_gphr
2024 0.0484571 0.0586331 0.0697782 0.7265422 0.5529269 105.93674 0.0316215 0.0290918 0.000977984 0.000864641 3437000.979
Project Forklifts 2
HP 89
Hours per Day 12
Days per Year 365
1 pound = 453.5924 grams
Emissions Source ROG NOX CO SO2 PM10 PM2.5 CO2 MT/yr PM10 tons/yr
Project Forklifts 0.28 2.60 3.42 0.00 0.15 0.14 499 82.59 0.027
Based on aggregated emission rates obtained from CARB OFFROAD Version 1.0.1.
Number of forklifts per SCAQMD High Cube Warehouse Truck Trip Study White Paper Summary of Business Survey Results, June 2014.
Water Quality Management Plan
For:
6th Street Industrial
CITY CASE NO. TBD
WQMP NO. TBD
GRADING PERMIT NO. TBD
BUILDING PERMIT NO. TBD
APN 0229-131-24
Prepared for:
Newcastle Partners
4740 Green River Road, Suite 110
Corona, CA 92880
(951) 582-9800
Prepared by:
SDH & Associates, Inc.
27363 Via Industria
Temecula, CA 92590
(951) 683-3691
Submittal Date: August 8, 2022
Revision Date: N/A
Approval Date:_____________________
Water Quality Management Plan (WQMP)
This Water Quality Management Plan (WQMP) has been prepared for Newcastle Partners by SDH &
Associates, Inc. The WQMP is intended to comply with the requirements of the City of Rancho Cucamonga
and the NPDES Areawide Stormwater Program requiring the preparation of a WQMP. The undersigned,
while it owns the subject property, is responsible for the implementation of the provisions of this plan and
will ensure that this plan is amended as appropriate to reflect up-to-date conditions on the site consistent
Permit for San Bernardino County and the incorporated cities of San Bernardino County within the Santa
Ana Region. Once the undersigned transfers its interest in the property, its successors in interest and the
city/county shall be notified of the transfer. The new owner will be informed of its responsibility under this
WQMP. A copy of the approved WQMP shall be available on the subject site in perpetuity.
certify under a penalty of law that the provisions (implementation, operation, maintenance, and funding)
of the WQMP have been accepted and that the plan will be tra
Project Data
Permit/Application
Number(s): TBD Grading Permit Number(s): TBD
Tract/Parcel Map
Number(s): TBD Building Permit Number(s): TBD
CUP, SUP, and/or APN (Specify Lot Numbers if Portions of Tract): APN 0209-211-42, 0209-211-43
s Signature
Owner Name: Dennis Higgs
Title Founder and Managing Partner
Company Newcastle Partners
Address 4740 Green River Road, Suite 110, Corona, CA 92880
Email ddh@newcastlepartners.com
Telephone # (951) 582-9800
Signature Date
Water Quality Management Plan (WQMP)
Contents
Preparer
Project Data
Permit/Application
Number(s): TBD Grading Permit Number(s): TBD
Tract/Parcel Map
Number(s): TBD Building Permit Number(s): TBD
CUP, SUP, and/or APN (Specify Lot Numbers if Portions of Tract): APN 0209-211-42, 0209-211-
43
measures in this plan were prepared under my oversight and meet the requirements of Regional Water Quality
Control Board Order No. R8-2010-0036.
Engineer: Nobu Murakami PE Stamp Below
Title Water Resources Engineer
Company SDH & Associates, Inc.
Address 27363 Via Industria, Temecula, CA 92590
Email nobu@sdhinc.net
Telephone # (951) 683-3691
Signature
Date
Water Quality Management Plan (WQMP)
Contents ii
Table of Contents
Section 1 Discretionary Permits ......................................................................................... 1-1
Section 2 Project Description ............................................................................................... 2-1
2.1 Project Information ........................................................................................ 2-1
2.2 Property Ownership / Management .............................................................. 2-2
2.3 Potential Stormwater Pollutants ................................................................... 2-3
2.4 Water Quality Credits ........ 2-4
Section 3 Site and Watershed Description ......................................................................... 3-1
Section 4 Best Management Practices ................................................................................ 4-1
4.1 Source Control BMP ....................................................................................... 4-1
4.1.1 Pollution Prevention ................................................................................... 4-1
4.1.2 Preventative LID Site Design Practices ....................................................... 4-6
4.2 Project Performance Criteria......................................................................... 4-7
4.3 Project Conformance Analysis ....................................................................... 4-12
4.3.1 Site Design Hydrologic Source Control BMP .............................................. 4-14
4.3.2 Infiltration BMP .......................................................................................... 4-16
4.3.3 Harvest and Use BMP .................................................................................. 4-18
4.3.4 Biotreatment BMP....................................................................................... 4.19
4.3.5 Conformance Summary ............................................................................... 4-23
4.3.6 Hydromodification Control BMP ............................................................... 4-24
4.4 Alternative Compliance Plan (if applicable) ................................................. 4-25
Section 5 Inspection & Maintenance Responsibility Post Construction BMPs ................. 5-1
Section 6 Site Plan and Drainage Plan ................................................................................ 6-1
6.1. Site Plan and Drainage Plan.......................................................................... 6-1
6.2 Electronic Data Submittal ............................................................................. 6-1
Forms
Form 1-1 Project Information ............................................................................................... 1-1
Form 2.1-1 Description of Proposed Project ......................................................................... 2-1
Form 2.2-1 Property Ownership/Management ..................................................................... 2-2
Form 2.3-1 Pollutants of Concern ......................................................................................... 2-3
Form 2.4-1 Water Quality Credits ......................................................................................... 2-4
Form 3-1 Site Location and Hydrologic Features ................................................................. 3-1
Form 3-2 Hydrologic Characteristics .................................................................................... 3-2
Form 3-3 Watershed Description .......................................................................................... 3-3
Form 4.1-1 Non-Structural Source Control BMP ................................................................... 4-2
Form 4.1-2 Structural Source Control BMP .......................................................................... 4-4
Form 4.1-3 Site Design Practices Checklist ........................................................................... 4-6
Form 4.2-1 LID BMP Performance Criteria for Design Capture Volume ............................. 4-7
Form 4.2-2 Summary of HCOC Assessment .......................................................................... 4-8
Form 4.2-3 HCOC Assessment for Runoff Volume ............................................................... 4-9
Form 4.2-4 HCOC Assessment for Time of Concentration .................................................. 4-10
Water Quality Management Plan (WQMP)
Contents iii
Form 4.2-5 HCOC Assessment for Peak Runoff .................................................................... 4-11
Form 4.3-1 Infiltration BMP Feasibility ................................................................................ 4-13
Form 4.3-2 Site Design Hydrologic Source Control BMP ..................................................... 4-14
Form 4.3-3 Infiltration LID BMP ........................................................................................... 4-17
Form 4.3-4 Harvest and Use BMP ......................................................................................... 4-18
Form 4.3-5 Selection and Evaluation of Biotreatment BMP ................................................ 4-19
Form 4.3-6 Volume Based Biotreatment Bioretention and Planter Boxes w/Underdrains 4-20
Form 4.3-7 Volume Based Biotreatment- Constructed Wetlands and Extended Detention 4-21
Form 4.3-8 Flow Based Biotreatment ................................................................................... 4-22
Form 4.3-9 Conformance Summary and Alternative Compliance Volume Estimate .......... 4-23
Form 4.3-10 Hydromodification Control BMP ..................................................................... 4-24
Form 5-1 BMP Inspection and Maintenance ........................................................................ 5-1
Attachment 1: Preliminary BMP Site Plan and Typical Details
Attachment 2: NOAA Atals 14 Point Precipitation Depth
Attachment 3: Geotechnical Investigation Report
Water Quality Management Plan (WQMP)
1-1
Section 1 Discretionary Permit(s)
Form 1-1 Project Information
Project Name 6th Street Industrial
Project Owner Contact Name: Dennis Higgs
Mailing
Address:
230 California Street, Suite 510,
San Francisco, CA 94111
E-mail
Address: ddh@newcastlepartners.com Telephone: (951) 582-9800
Permit/Application Number(s): TBD Tract/Parcel Map Number(s): TBD
Additional Information/
Comments:
Based on the Web Soil Survey (online resources), the project is situated on NRCS Soil Group
A. Based on the project-specific geotechnical investigation report, the soils at the proposed
project has relatively field infiltration rates (i.e. 3.1 in/hr at 5 feet deep and 1.7 in/hr at 10
feet deep). The lower field infiltration rate of 1.7 in/hr was utilized for design purpose. With
an appropriate factor of safety, the design infiltration rate of 0.76 in/hr was used to size the
proposed BMP.
Description of Project:
Newcastle Partners is proposing to develop an industrial tilt-up warehouse building and
associated parking and landscape areas as part of this project, which is located at the 9910
block of 6th Street near the intersection of Hermosa Road and 6th Street in the City of Rancho
Cucamonga (within San Bernardino County), California. The property net area is
approximately 4.6 acres. The Assessor Parcel Number (APN) 0209-211-42, 0209-211-43. The
proposed site is approximately 4.55 acres. The proposed warehouse building footprints are
expected to be approximately 49,130 square feet and 25,923 square feet, respectively as
well as approximately ~106 auto parking. The proposed impervious and pervious footprints
within the on-site drainage management area are approximately 158,895 square feet and
22,980 square feet, respectively.
Provide summary of Conceptual
WQMP conditions (if previously
submitted and approved). Attach
complete copy.
N/A
Water Quality Management Plan (WQMP)
2-1
Section 2 Project Description
2.1 Project Information
This section of the WQMP should provide the information listed below. The information provided for
Conceptual/ Preliminary WQMP should give sufficient detail to identify the major proposed site design and LID
BMPs and other anticipated water quality features that impact site planning. Final Project WQMP must
specifically identify all BMP incorporated into the final site design and provide other detailed information as
described herein.
The purpose of this information is to help determine the applicable development category, pollutants of
concern, watershed description, and long term maintenance responsibilities for the project, and any applicable
water quality credits. This information will be used in conjunction with the information in Section 3, Site
Description, to establish the performance criteria and to select the LID BMP or other BMP for the project or
other alternative programs that the project will participate in, which are described in Section 4.
Form 2.1-1 Description of Proposed Project
1 Development Category (Select all that apply):
Significant re-development
involving the addition or
replacement of 5,000 ft2 or
more of impervious surface on
an already developed site
New development involving
the creation of 10,000 ft2 or
more of impervious surface
collectively over entire site
Automotive repair
shops with standard
industrial classification (SIC)
codes 5013, 5014, 5541,
7532- 7534, 7536-7539
Restaurants (with SIC
code 5812) where the land
area of development is
5,000 ft2 or more
Hillside developments of
5,000 ft2 or more which are
located on areas with known
erosive soil conditions or
where the natural slope is
25 percent or more
Developments of 2,500 ft2
of impervious surface or more
adjacent to (within 200 ft) or
discharging directly into
environmentally sensitive areas
or waterbodies listed on the
CWA Section 303(d) list of
impaired waters.
Parking lots of 5,000 ft2
or more exposed to storm
water
Retail gasoline outlets
that are either 5,000 ft2 or
more, or have a projected
average daily traffic of 100
or more vehicles per day
Non-Priority / Non-Category Project May require source control LID BMPs and other LIP requirements. Please consult with local
jurisdiction on specific requirements.
2 Project Area (ft2): 198,227 (Net) 3 Number of Dwelling Units: N/A 4 SIC Code: 1541 (TBD)
5 Is Project going to be phased? Yes No If yes, ensure that the WQMP evaluates each phase as a distinct DA, requiring LID
BMPs to address runoff at time of completion.
6 Does Project include roads? Yes No If yes, ensure that applicable requirements for transportation projects are addressed (see
Appendix A of TGD for WQMP)
Water Quality Management Plan (WQMP)
2-2
2.2 Property Ownership/Management
Describe the ownership/management of all portions of the project and site. State whether any infrastructure
will transfer to public agencies (City, County, Caltrans, etc.) after project completion. State if a homeowners or
property owners association will be formed and be responsible for the long-term maintenance of project
stormwater facilities. Describe any lot-level stormwater features that will be the responsibility of individual
property owners.
Form 2.2-1 Property Ownership/Management
Describe property ownership/management responsible for long-term maintenance of WQMP stormwater facilities:
Newcastle Partners is expected to assume responsibility for the long-term operations and maintenance of the proposed project
including the proposed permanent storm water best management practices (BMPs).
Newcastle Partners
230 California Street, Suite 510
San Francisco, CA 94111
(951) 582-9800
ATTN: Dennis Higgs
Water Quality Management Plan (WQMP)
2-3
2.3 Potential Stormwater Pollutants
Determine and describe expected stormwater pollutants of concern based on land uses and site activities (refer
to Table 3-3 in the TGD for WQMP).
Form 2.3-1 Pollutants of Concern
Pollutant
Please check:
E=Expected, N=Not
Expected
Additional Information and Comments
Pathogens (Bacterial / Virus) E N
Nutrients - Phosphorous E N
Nutrients - Nitrogen E N
Noxious Aquatic Plants E N
Sediment E N
Metals E N
Oil and Grease E N
Trash/Debris E N
Pesticides / Herbicides E N
Organic Compounds E N
Other: E N
Other: E N
Other: E N
Other: E N
Other: E N
Water Quality Management Plan (WQMP)
2-4
2.4 Water Quality Credits
A water quality credit program is applicable for certain types of development projects if it is not feasible to meet
the requirements for on-site LID. Proponents for eligible projects, as described below, can apply for water
quality credits that would reduce project obligations for selecting and sizing other treatment BMP or
participating in other alternative compliance programs. Refer to Section 6.2 in the TGD for WQMP to
determine if water quality credits are applicable for the project.
Form 2.4-1 Water Quality Credits
1 Project Types that Qualify for Water Quality Credits: Select all that apply
Redevelopment projects that
reduce the overall impervious
footprint of the project site.
[Credit = % impervious reduced]
Higher density
development projects
Vertical density [20%]
7 units/ acre [5%]
Mixed use development,
(combination of residential,
commercial, industrial, office,
institutional, or other land uses
which incorporate design principles
that demonstrate environmental
benefits not realized through single
use projects) [20%]
Brownfield
redevelopment
(redevelop real property
complicated by presence
or potential of hazardous
contaminants) [25%]
Redevelopment projects in
established historic district,
historic preservation area, or
similar significant core city center
areas [10%]
Transit-oriented
developments (mixed use
residential or commercial
area designed to maximize
access to public
transportation) [20%]
In-fill projects (conversion of
empty lots & other underused
spaces < 5 acres, substantially
surrounded by urban land uses, into
more beneficially used spaces, such
as residential or commercial areas)
[10%]
Live-Work
developments (variety of
developments designed
to support residential and
vocational needs) [20%]
2 Total Credit % (Total all credit percentages up to a maximum allowable credit of 50 percent)
Description of Water Quality
Credit Eligibility (if applicable)
Water Quality Management Plan (WQMP)
3-1
Section 3 Site and Watershed Description
Describe the project site conditions that will facilitate the selection of BMP through an analysis of the physical
conditions and limitations of the site and its receiving waters. Identify distinct drainage areas (DA) that collect
flow from a portion of the site and describe how runoff from each DA (and sub-watershed DMAs) is conveyed
to the site outlet(s). Refer to Section 3.2 in the TGD for WQMP. The form below is provided as an example.
Then complete Forms 3.2 and 3.3 for each DA on the project site. If the project has more than one
drainage area for stormwater management, then complete additional versions of
these forms for each DA / outlet.
Form 3-1 Site Location and Hydrologic Features
Site coordinates take GPS
measurement at approximate
center of site
Latitude 34° 5'8.15"N Longitude 117°35'18.45"W Thomas Bros Map page 804
1 San Bernardino County climatic region: Valley Mountain
2 Does the site have more than one drainage area (DA): Yes No If no, proceed to Form 3-2. If yes, then use this form to show a
conceptual schematic describing DMAs and hydrologic feature connecting DMAs to the site outlet(s). An example is provided below that can be
modified for proposed project or a drawing clearly showing DMA and flow routing may be attached
N/A since the project has only one drainage area.
Conveyance Briefly describe on-site drainage features to convey runoff that is not retained within a DMA
DA1 DMA C flows to
DA1 DMA A DMA 1 to existing catch basin on SE corner of property
DA1 DMA A to Outlet 1
DA1 DMA B to Outlet 1
DA2 to Outlet 2
Water Quality Management Plan (WQMP)
3-2
Form 3-2 Existing Hydrologic Characteristics for Drainage Area 1
For Drainage Area 1 -watershed DMA,
provide the following characteristics DMA A DMA B DMA C DMA D
1 DMA drainage area (ft2) 181,875
2 Existing site impervious area (ft2) ~184,145
3 Antecedent moisture condition For desert
areas, use
http://www.sbcounty.gov/dpw/floodcontrol/pdf/2
0100412_map.pdf
I
4 Hydrologic soil group Refer to Watershed
Mapping Tool
http://permitrack.sbcounty.gov/wap/
A
5 Longest flowpath length (ft) 700
6 Longest flowpath slope (ft/ft) 0.016
7 Current land cover type(s) Select from Fig C-3
of Hydrology Manual
Commercial
Landscaping
8 Pre-developed pervious area condition:
Based on the extent of wet season vegetated cover
good >75%; Fair 50-75%; Poor <50% Attach photos
of site to support rating
Poor
Water Quality Management Plan (WQMP)
3-3
Form 3-2 Existing Hydrologic Characteristics for Drainage Area 1
(use only as needed for additional DMA w/in DA 1)
For sub-watershed DMA,
provide the following characteristics DMA E DMA F DMA G DMA H
1 DMA drainage area (ft2)
2 Existing site impervious area (ft 2)
3 Antecedent moisture condition For desert
areas, use
http://www.sbcounty.gov/dpw/floodcontrol/pdf/2
0100412_map.pdf
4 Hydrologic soil group Refer to Watershed
Mapping Tool
http://permitrack.sbcounty.gov/wap/
5 Longest flowpath length (ft)
6 Longest flowpath slope (ft/ft)
7 Current land cover type(s) Select from Fig C-3
of Hydrology Manual
8 Pre-developed pervious area condition:
Based on the extent of wet season vegetated cover
good >75%; Fair 50-75%; Poor <50% Attach photos
of site to support rating
Water Quality Management Plan (WQMP)
3-4
Form 3-3 Watershed Description for Drainage Area
Receiving waters
Refer to Watershed Mapping Tool -
http://permitrack.sbcounty.gov/wap/
link at this website
Deer Creek
Turner Basin
Cucamonga Channel
San Antonio Channel
Prado Dam
Santa Ana River Reach 2
Santa Ana River Reach 1
Pacific Ocean
Applicable TMDLs
Refer to Local Implementation Plan
Santa Ana River Reach 3: Pathogens, Nitrate
Prado Basin: Pathogens
303(d) listed impairments
Refer to Local Implementation Plan and Watershed
Mapping Tool
http://permitrack.sbcounty.gov/wap/ and State
Water Resources Control Board website
http://www.waterboards.ca.gov/santaana/water_iss
ues/programs/tmdl/index.shtml
Based on the 2014/2016 California Integrated Report:
Santa Ana River Reach 3: Copper, Indicator Bacteria, Lead
Prado Basin: pH
Environmentally Sensitive Areas (ESA)
Refer to Watershed Mapping Tool
http://permitrack.sbcounty.gov/wap/
N/A No direct discharge into ESAs
Unlined Downstream Water Bodies
Refer to Watershed Mapping Tool
http://permitrack.sbcounty.gov/wap/
Santa Ana River Reach 3
Prado Basin
Santa Ana River Reach 2
Santa Ana River Reach 1
Hydrologic Conditions of Concern
Yes Complete Hydrologic Conditions of Concern (HCOC) Assessment. Include Forms
4.2-2 through Form 4.2-5 and Hydromodification BMP Form 4.3-10 in submittal
No
Watershed based BMP included in a RWQCB
approved WAP
Yes Attach verification of regional BMP evaluation criteria in WAP
More Effective than On-site LID
Remaining Capacity for Project DCV
Upstream of any Water of the US
Operational at Project Completion
Water Quality Management Plan (WQMP)
3-5
Long-Term Maintenance Plan
No
Water Quality Management Plan (WQMP)
4-1
Section 4 Best Management Practices (BMP)
4.1 Source Control BMP
4.1.1 Pollution Prevention
Non-structural and structural source control BMP are required to be incorporated into all new development
and significant redevelopment projects. Form 4.1-1 and 4.1-2 are used to describe specific source control BMPs
used in the WQMP or to explain why a certain BMP is not applicable. Table 7-3 of the TGD for WQMP provides
a list of applicable source control BMP for projects with specific types of potential pollutant sources or activities.
The source control BMP in this table must be implemented for projects with these specific types of potential
pollutant sources or activities.
The preparers of this WQMP have reviewed the source control BMP requirements for new development and
significant redevelopment projects. The preparers have also reviewed the specific BMP required for project as
specified in Forms 4.1-1 and 4.1-2. All applicable non-structural and structural source control BMP shall be
implemented in the project.
Water Quality Management Plan (WQMP)
4-2
Form 4.1-1 Non-Structural Source Control BMPs
Identifier Name
Check One Describe BMP Implementation OR,
if not applicable, state reason Included Not
Applicable
N1 Education of Property Owners, Tenants
and Occupants on Stormwater BMPs
Relevant educational materials will be provided to the first tenants regarding general
on-site storm water BMPs and maintenance requirements.
N2 Activity Restrictions It is anticipated that use restrictions are to be developed by a building operator through
lease terms.
N3 Landscape Management BMPs Landscape areas are expected to be maintained with efficient water use.
N4 BMP Maintenance BMP maintenance will be implemented in accordance with the Operation and
Maintenance (O&M) Plan.
N5 Title 22 CCR Compliance
(How development will comply)
Hazardous waste management is not anticipated.
N6 Local Water Quality Ordinances The project will comply with the City of Rancho Cucamonga Municipal Code Chapter
19.20.
N7 Spill Contingency Plan A spill contingency plan will be prepared by the building operator in accordance with
CASQA BMP Handbook SC-11.
N8 Underground Storage Tank Compliance The proposed underground storage will follow applicable regulations by the County
Environmental Health.
N9 Hazardous Materials Disclosure
Compliance
The site is expected to comply with the City Ordinance and/or County San Bernardino
Code of Ordinances.
Water Quality Management Plan (WQMP)
4-3
Form 4.1-1 Non-Structural Source Control BMPs
Identifier Name
Check One Describe BMP Implementation OR,
if not applicable, state reason Included Not
Applicable
N10 Uniform Fire Code Implementation Uniform Fire Code Implementation shall be in compliance with Article 80 of the Uniform
Fire Code enforced by fire protection agency.
N11 Litter/Debris Control Program The owner shall contract with a landscape maintenance company to provide trash
management and litter control procedures.
N12 Employee Training Employees shall be trained to regarding on-site storm water BMPs, general maintenance
requirements, and protection of surface storm water quality.
N13 Housekeeping of Loading Docks
Industrial loading docks must be kept in a clean and orderly condition through a regular
program of sweeping and litter control and immediate cleanup of spills and broken
containers.
N14 Catch Basin Inspection Program On-site catch basins shall be inspected and, if necessary, cleaned prior to the storm
season, no later than October 15th each year.
N15 Vacuum Sweeping of Private Streets and
Parking Lots
Privately owned streets and parking lots shall be swept prior to the storm season, no
later than October 15th each year.
N16 Other Non-structural Measures for Public
Agency Projects
N17 Comply with all other applicable NPDES
permits
The project will comply with the NPDES Construction General Permit Industrial General
Permit (if applicable, dependent of end user).
Water Quality Management Plan (WQMP)
4-4
Form 4.1-2 Structural Source Control BMPs
Identifier Name
Check One Describe BMP Implementation OR,
If not applicable, state reason Included Not
Applicable
S1 Provide storm drain system stencilling and signage
(CASQA New Development BMP Handbook SD-13)
Stenciling or labeling of on-site storm drain catch basins will be provided with
icons to discourage illegal dumping.
S2
Design and construct outdoor material storage
areas to reduce pollution introduction (CASQA
New Development BMP Handbook SD-34)
Outdoor material storage areas are not anticipated to be applicable.
S3
Design and construct trash and waste storage
areas to reduce pollution introduction (CASQA
New Development BMP Handbook SD-32)
Trash and waste storage areas are expected to have covers and drainage from
adjoining roofs and pavements diverted around the areas.
S4
Use efficient irrigation systems & landscape
design, water conservation, smart controllers, and
source control (Statewide Model Landscape
Ordinance; CASQA New Development BMP
Handbook SD-12)
Landscape and irrigation systems shall be implemented as shown on the
Landscape and Irrigation Plans approved by a licensed professional in the state of
California and follow guidance per CASQA BMP Handbook SD-12.
S5
Finish grade of landscaped areas at a minimum of
1-2 inches below top of curb, sidewalk, or
pavement
Finish grade of landscaped areas shall be graded to a minimum of 1-2 inches below
top of curb side walk or pavement in order to help promote dispersion of runoff
from paved surfaces to drain to the landscape areas.
S6
Protect slopes and channels and provide energy
dissipation (CASQA New Development BMP
Handbook SD-10)
Proposed slopes (if applicable) are expected to be vegetated.
S7 Covered dock areas (CASQA New Development
BMP Handbook SD-31)
Loading dock areas preclude run-on from adjacent drive aisle or parking areas.
S8
Covered maintenance bays with spill containment
plans (CASQA New Development BMP Handbook
SD-31)
Maintenance bays are not expected for this project.
S9 Vehicle wash areas with spill containment plans
(CASQA New Development BMP Handbook SD-33)
Vehicle wash areas are not expected for this project.
Water Quality Management Plan (WQMP)
4-5
S10 Covered outdoor processing areas (CASQA New
Development BMP Handbook SD-36)
Outdoor processing areas not expected for this project.
Form 4.1-2 Structural Source Control BMPs
Identifier Name
Check One Describe BMP Implementation OR,
If not applicable, state reason Included Not
Applicable
S11
Equipment wash areas with spill containment
plans (CASQA New Development BMP Handbook
SD-33)
Equipment wash areas are not expected for this project.
S12 Fueling areas (CASQA New Development BMP
Handbook SD-30)
Fueling areas not expected for this project.
S13 Hillside landscaping (CASQA New Development
BMP Handbook SD-10)
There will be landscaping areas for this project; however, steep hillside
landscaping area is not expected for this project.
S14 Wash water control for food preparation areas Food preparation areas not expected for this project.
S15 Community car wash racks (CASQA New
Development BMP Handbook SD-33)
Community car wash racks are not expected for this project.
Water Quality Management Plan (WQMP)
4-6
4.1.2 Preventative LID Site Design Practices
Site design practices associated with new LID requirements in the MS4 Permit should be considered in the earliest
phases of a project. Preventative site design practices can result in smaller DCV for LID BMP and hydromodification
control BMP by reducing runoff generation. Describe site design and drainage plan including:
Refer to Section 5.2 of the TGD for WQMP for more details.
Form 4.1-3 Preventative LID Site Design Practices Checklist
Site Design Practices
If yes, explain how preventative site design practice is addressed in project site plan. If no, other LID BMPs must be selected to meet targets
Minimize impervious areas: Yes No
Explanation: Parking lot spaces are close to the minimum required counts and they have been designed with more efficient
lane sizes.
Maximize natural infiltration capacity: Yes No
Explanation: Where practicable, runoff from the paved surfaces is being directed to the landscape areas in an effort to help
promote incidental infiltration and evaporation.
Preserve existing drainage patterns and time of concentration: Yes No
Explanation: The existing site is a heavy industrial site and it already has large amount of impervious surfaces. The proposed
drainage pattern and time of concentration are expected to be maintained similar as compared to the existing condition.
Disconnect impervious areas: Yes No
Explanation: Where practicable and feasible, runoff from the paved surfaces will be directed to the landscape areas.
Protect existing vegetation and sensitive areas: Yes No
Explanation: The existing site is developed and there is not much of vegetation.
Re-vegetate disturbed areas: Yes No
Explanation: There is not enough vegetation on the existing site.
Minimize unnecessary compaction in stormwater retention/infiltration basin/trench areas: Yes No
Explanation: Most of the proposed landscape areas are around the building and along perimeter. As such the landscaped areas
are expected to be undisturbed, minimizing unnecessary compaction.
Utilize vegetated drainage swales in place of underground piping or imperviously lined swales: Yes No
Explanation: Based on the proposed grades and required local sump catch basins, runoff would need to be piped directly to a
proposed infiltration BMP.
Stake off areas that will be used for landscaping to minimize compaction during construction : Yes No
Explanation: Staking will be provided for proposed landscaped areas.
A narrative of site design practices utilized or rationale for not using practices
A narrative of how site plan incorporates preventive site design practices
Include an attached Site Plan layout which shows how preventative site design practices are included in
WQMP
Water Quality Management Plan (WQMP)
4-7
4.2 Project Performance Criteria
The purpose of this section of the Project WQMP is to establish targets for post-development hydrology based on
performance criteria specified in the MS4 Permit. These targets include runoff volume for water quality control
(referred to as LID design capture volume), and runoff volume, time of concentration, and peak runoff for
protection of any downstream waterbody segments with a HCOC. If the project has more than one
outlet for stormwater runoff, then complete additional versions of these forms for each
DA / outlet.
Methods applied in the following forms include:
For LID BMP Design Capture Volume (DCV), the San Bernardino County Stormwater Program requires use of
the P6 method (MS4 Permit Section XI.D.6a.ii) Form 4.2-1
For HCOC pre- and post-development hydrologic calculation, the San Bernardino County Stormwater Program
requires the use of the Rational Method (San Bernardino County Hydrology Manual Section D). Forms 4.2-2
through Form 4.2-5 calculate hydrologic variables including runoff volume, time of concentration, and peak
runoff from the project site pre- and post-development using the Hydrology Manual Rational Method approach.
For projects greater than 640 acres (1.0 mi2), the Rational Method and these forms should not be used. For such
projects, the Unit Hydrograph Method (San Bernardino County Hydrology Manual Section E) shall be applied
for hydrologic calculations for HCOC performance criteria.
Refer to Section 4 in the TGD for WQMP for detailed guidance and instructions.
Form 4.2-1 LID BMP Performance Criteria for Design Capture Volume
(DA 1)
1 Project area DA 1 (ft2):
181,875
2 Imperviousness after applying preventative
site design practices (Imp%): 87%
3 Runoff Coefficient (Rc): 0.69
Rc = 0.858(Imp%)^3-0.78(Imp%)^2+0.774(Imp%)+0.04
4 Determine 1-hour rainfall depth for a 2-year return period P2yr-1hr (in): 0.611 http://hdsc.nws.noaa.gov/hdsc/pfds/sa/sca_pfds.html
5 Compute P6, Mean 6-hr Precipitation (inches): 0.905
P6 = Item 4 *C1, where C1 is a function of site climatic region specified in Form 3-1 Item 1 (Valley = 1.4807; Mountain = 1.909; Desert = 1.2371)
6 Drawdown Rate
Use 48 hours as the default condition. Selection and use of the 24 hour drawdown time condition is subject to approval
by the local jurisdiction. The necessary BMP footprint is a function of drawdown time. While shorter drawdown times
reduce the performance criteria for LID BMP design capture volume, the depth of water that can be stored is also
reduced.
24-hrs
48-hrs
7 Compute design capture volume, DCV (ft3): 18,578
DCV = 1/12 * [Item 1* Item 3 *Item 5 * C2], where C2 is a function of drawdown rate (24-hr = 1.582; 48-hr = 1.963)
Compute separate DCV for each outlet from the project site per schematic drawn in Form 3-1 Item 2
Water Quality Management Plan (WQMP)
4-8
Form 4.2-2 Summary of HCOC Assessment (DA 1)
Does project have the potential to cause or contribute to an HCOC in a downstream channel: Yes No
Go to: http://permitrack.sbcounty.gov/wap/
If es , then complete HCOC assessment of site hydrology for 2yr storm event using Forms 4.2-3 through 4.2-5 and insert results below
(Forms 4.2-3 through 4.2-5 may be replaced by computer software analysis based on the San Bernardino County Hydrology Manual)
If o, then proceed to Section 4.3 Project Conformance Analysis
Condition Runoff Volume (ft3) Time of Concentration (min) Peak Runoff (cfs)
Pre-developed
1
Form 4.2-3 Item 12
2
Form 4.2-4 Item 13
3
Form 4.2-5 Item 10
Post-developed
4
Form 4.2-3 Item 13
5
Form 4.2-4 Item 14
6
Form 4.2-5 Item 14
Difference
7
Item 4 Item 1
8
Item 2 Item 5
9
Item 6 Item 3
Difference
(as % of pre-developed)
10 %
Item 7 / Item 1
11 %
Item 8 / Item 2
12 %
Item 9 / Item 3
Water Quality Management Plan (WQMP)
4-9
Form 4.2-3 HCOC Assessment for Runoff Volume (DA 1)
Weighted Curve Number
Determination for:
Pre-developed DA
DMA A DMA B DMA C DMA D DMA E DMA F DMA G DMA H
1a Land Cover type
2a Hydrologic Soil Group (HSG)
3a DMA Area, ft2 sum of areas of
DMA should equal area of DA
4a Curve Number (CN) use Items
1 and 2 to select the appropriate CN
from Appendix C-2 of the TGD for
WQMP
Weighted Curve Number
Determination for:
Post-developed DA
DMA A DMA B DMA C DMA D DMA E DMA F DMA G DMA H
1b Land Cover type
2b Hydrologic Soil Group (HSG)
3b DMA Area, ft2 sum of areas of
DMA should equal area of DA
4b Curve Number (CN) use Items
5 and 6 to select the appropriate CN
from Appendix C-2 of the TGD for
WQMP
5 Pre-Developed area-weighted CN: 7 Pre-developed soil storage capacity, S (in):
S = (1000 / Item 5) - 10
9 Initial abstraction, Ia (in):
Ia = 0.2 * Item 7
6 Post-Developed area-weighted CN: 8 Post-developed soil storage capacity, S (in):
S = (1000 / Item 6) - 10
10 Initial abstraction, Ia (in):
Ia = 0.2 * Item 8
11 Precipitation for 2 yr, 24 hr storm (in):
Go to: http://hdsc.nws.noaa.gov/hdsc/pfds/sa/sca_pfds.html
12 Pre-developed Volume (ft3):
Vpre =(1 / 12) * (Item sum of Item 3) * [(Item 11 Item 9)^2 / ((Item 11 Item 9 + Item 7)
13 Post-developed Volume (ft3):
Vpre =(1 / 12) * (Item sum of Item 3) * [(Item 11 Item 10)^2 / ((Item 11 Item 10 + Item 8)
14 Volume Reduction needed to meet HCOC Requirement, (ft3):
VHCOC = (Item 13 * 0.95) Item 12
Water Quality Management Plan (WQMP)
4-10
Form 4.2-4 HCOC Assessment for Time of Concentration (DA 1)
Compute time of concentration for pre and post developed conditions for each DA (For projects using the Hydrology Manual complete the
form below)
Variables
Pre-developed DA1
Use additional forms if there are more than 4 DMA
Post-developed DA1
Use additional forms if there are more than 4 DMA
DMA A DMA B DMA C DMA D DMA A DMA B DMA C DMA D
1 Length of flowpath (ft) Use Form 3-2
Item 5 for pre-developed condition
2 Change in elevation (ft)
3 Slope (ft/ft), So = Item 2 / Item 1
4 Land cover
5 Initial DMA Time of Concentration
(min) Appendix C-1 of the TGD for WQMP
6 Length of conveyance from DMA
outlet to project site outlet (ft)
May be zero if DMA outlet is at project
site outlet
7 Cross-sectional area of channel (ft2)
8 Wetted perimeter of channel (ft)
9
10 Channel flow velocity (ft/sec)
Vfps = (1.49 / Item 9) * (Item 7/Item 8)^0.67
* (Item 3)^0.5
11 Travel time to outlet (min)
Tt = Item 6 / (Item 10 * 60)
12 Total time of concentration (min)
Tc = Item 5 + Item 11
13 Pre-developed time of concentration (min): Minimum of Item 12 pre-developed DMA
14 Post-developed time of concentration (min): Minimum of Item 12 post-developed DMA
15 Additional time of concentration needed to meet HCOC requirement (min): TC-HCOC = (Item 13 * 0.95) Item 14
Water Quality Management Plan (WQMP)
4-11
Form 4.2-5 HCOC Assessment for Peak Runoff (DA 1)
Compute peak runoff for pre- and post-developed conditions
Variables
Pre-developed DA to Project
Outlet (Use additional forms if
more than 3 DMA)
Post-developed DA to Project
Outlet (Use additional forms if
more than 3 DMA)
DMA A DMA B DMA C DMA A DMA B DMA C
1 Rainfall Intensity for storm duration equal to time of concentration
Ipeak = 10^(LOG Form 4.2-1 Item 4 - 0.6 LOG Form 4.2-4 Item 5 /60)
2 Drainage Area of each DMA (Acres)
For DMA with outlet at project site outlet, include upstream DMA (Using example
schematic in Form 3-1, DMA A will include drainage from DMA C)
3 Ratio of pervious area to total area
For DMA with outlet at project site outlet, include upstream DMA (Using example
schematic in Form 3-1, DMA A will include drainage from DMA C)
4 Pervious area infiltration rate (in/hr)
Use pervious area CN and antecedent moisture condition with Appendix C-3 of the TGD
for WQMP
5 Maximum loss rate (in/hr)
Fm = Item 3 * Item 4
Use area-weighted Fm from DMA with outlet at project site outlet, include upstream
DMA (Using example schematic in Form 3-1, DMA A will include drainage from DMA C)
6 Peak Flow from DMA (cfs)
Qp =Item 2 * 0.9 * (Item 1 - Item 5)
7 Time of concentration adjustment factor for other DMA to
site discharge point
Form 4.2-4 Item 12 DMA / Other DMA upstream of site discharge
point (If ratio is greater than 1.0, then use maximum value of 1.0)
DMA A n/a n/a
DMA B n/a n/a
DMA C n/a n/a
8 Pre-developed Qp at Tc for DMA A:
Qp = Item 6DMAA + [Item 6DMAB * (Item 1DMAA - Item
5DMAB)/(Item 1DMAB - Item 5DMAB)* Item 7DMAA/2] +
[Item 6DMAC * (Item 1DMAA - Item 5DMAC)/(Item 1DMAC -
Item 5DMAC)* Item 7DMAA/3]
9 Pre-developed Qp at Tc for DMA B:
Qp = Item 6DMAB + [Item 6DMAA * (Item 1DMAB - Item
5DMAA)/(Item 1DMAA - Item 5DMAA)* Item 7DMAB/1] +
[Item 6DMAC * (Item 1DMAB - Item 5DMAC)/(Item 1DMAC -
Item 5DMAC)* Item 7DMAB/3]
10 Pre-developed Qp at Tc for DMA C:
Qp = Item 6DMAC + [Item 6DMAA * (Item 1DMAC - Item
5DMAA)/(Item 1DMAA - Item 5DMAA)* Item 7DMAC/1] +
[Item 6DMAB * (Item 1DMAC - Item 5DMAB)/(Item 1DMAB
- Item 5DMAB)* Item 7DMAC/2]
10 Peak runoff from pre-developed condition confluence analysis (cfs): Maximum of Item 8, 9, and 10 (including additional forms as needed)
11 Post-developed Qp at Tc for DMA A:
Same as Item 8 for post-developed values
12 Post-developed Qp at Tc for DMA B:
Same as Item 9 for post-developed values
13 Post-developed Qp at Tc for DMA C:
Same as Item 10 for post-developed
values
14 Peak runoff from post-developed condition confluence analysis (cfs): Maximum of Item 11, 12, and 13 (including additional forms as
needed)
15 Peak runoff reduction needed to meet HCOC Requirement (cfs): Qp-HCOC = (Item 14 * 0.95) Item 10
Water Quality Management Plan (WQMP)
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4.3 Project Conformance Analysis
Complete the following forms for each project site DA to document that the proposed LID BMPs conform to the
project DCV developed to meet performance criteria specified in the MS4 Permit (WQMP Template Section
4.2). For the LID DCV, the forms are ordered according to hierarchy of BMP selection as required by the MS4
Permit (see Section 5.3.1 in the TGD for WQMP). The forms compute the following for on-site LID BMP:
Site Design and Hydrologic Source Controls (Form 4.3-2)
Retention and Infiltration (Form 4.3-3)
Harvested and Use (Form 4.3-4) or
Biotreatment (Form 4.3-5).
At the end of each form, additional fields facilitate the determination of the extent of mitigation provided by
the specific BMP category, allowing for use of the next category of BMP in the hierarchy, if necessary.
The first step in the analysis, using Section 5.3.2.1 of the TGD for WQMP, is to complete Forms 4.3-1 and 4.3-3)
to determine if retention and infiltration BMPs are infeasible for the project. For each feasibility criterion in
Form 4.3-1, if the ll study findings that includes relevant calculations, maps, data
sources, etc. used to make the determination of infeasibility.
Next, complete Forms 4.3-2 and 4.3-4 to determine the feasibility of applicable HSC and harvest and use BMPs,
and, if their implementation is feasible, the extent of mitigation of the DCV.
If no site constraints exist that would limit the type of BMP to be implemented in a DA, evaluate the use of
combinations of LID BMPs, including all applicable HSC BMPs to maximize on-site retention of the DCV. If no
combination of BMP can mitigate the entire DCV, implement the single BMP type, or combination of BMP
types, that maximizes on-site retention of the DCV within the minimum effective area.
If the combination of LID HSC, retention and infiltration, and harvest and use BMPs are unable to mitigate the
entire DCV, then biotreatment BMPs may be implemented by the project proponent. If biotreatment BMPs are
used, then they must be sized to provide sufficient capacity for effective treatment of the remainder of the
volume-based performance criteria that cannot be achieved with LID BMPs (TGD for WQMP Section 5.4.4.2).
Under no circumstances shall any portion of the DCV be released from the site without effective
mitigation and/or treatment.
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Form 4.3-1 Infiltration BMP Feasibility (DA 1)
Feasibility Criterion Complete evaluation for each DA on the Project Site
1 Would infiltration BMP pose significant risk for groundwater related concerns? Yes No
Refer to Section 5.3.2.1 of the TGD for WQMP
If Yes, Provide basis: (attach)
2 Would installation of infiltration BMP significantly increase the risk of geotechnical hazards? Yes No
(Yes, if the answer to any of the following questions is yes, as established by a geotechnical expert):
The location is less than 50 feet away from slopes steeper than 15 percent
The location is less than eight feet from building foundations or an alternative setback.
A study certified by a geotechnical professional or an available watershed study determines that stormwater infiltration
would result in significantly increased risks of geotechnical hazards.
If Yes, Provide basis: (attach)
3 Would infiltration of runoff on a Project site violate downstream water rights? Yes No
If Yes, Provide basis: (attach)
4 Is proposed infiltration facility located on hydrologic soil group (HSG) D soils or does the site geotechnical investigation indicate
presence of soil characteristics, which support categorization as D soils? Yes No
If Yes, Provide basis: (attach)
5 Is the design infiltration rate, after accounting for safety factor of 2.0, below proposed facility less than 0.3 in/hr (accounting for
soil amendments)? Yes No
If Yes, Provide basis: (attach)
6 Would on-site infiltration or reduction of runoff over pre-developed conditions be partially or fully inconsistent with watershed
management strategies as defined in the WAP, or impair beneficial uses? Yes No
See Section 3.5 of the TGD for WQMP and WAP
If Yes, Provide basis: (attach)
7 Any answer from Item 1 through Item 3 : Yes No
If yes, infiltration of any volume is not feasible onsite. Proceed to Form 4.3-4, Harvest and Use BMP. If no, then proceed to Item 8
below.
8 Any answer from Item 4 through Item 6 Yes No
If yes, infiltration is permissible but is not required to be considered. Proceed to Form 4.3-2, Hydrologic Source Control BMP.
If no, then proceed to Item 9, below.
9 All answers to Item 1 through Item 6 o :
Infiltration of the full DCV is potentially feasible, LID infiltration BMP must be designed to infiltrate the full DCV to the MEP.
Proceed to Form 4.3-2, Hydrologic Source Control BMP.
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4-14
4.3.1 Site Design Hydrologic Source Control BMP
Section XI.E. of the Permit emphasizes the use of LID preventative measures; and the use of LID HSC BMPs
reduces the portion of the DCV that must be addressed in downstream BMPs. Therefore, all applicable HSC
shall be provided except where they are mutually exclusive with each other, or with other BMPs. Mutual
exclusivity may result from overlapping BMP footprints such that either would be potentially feasible by itself,
but both could not be implemented. Please note that while there are no numeric standards regarding the use of
HSC, if a project cannot feasibly meet BMP sizing requirements or cannot fully address HCOCs, feasibility of all
applicable HSC must be part of demonstrating that the BMP system has been designed to retain the maximum
feasible portion of the DCV. Complete Form 4.3-2 to identify and calculate estimated retention volume from
implementing site design HSC BMP. Refer to Section 5.4.1 in the TGD for more detailed guidance.
Form 4.3-2 Site Design Hydrologic Source Control BMPs (DA 1)
1 Implementation of Impervious Area Dispersion BMP (i.e.
routing runoff from impervious to pervious areas), excluding
impervious areas planned for routing to on-lot infiltration
BMP: Yes No If yes, complete Items 2-5; If no,
proceed to Item 6
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
2 Total impervious area draining to pervious area (ft2)
3 Ratio of pervious area receiving runoff to impervious area
4 Retention volume achieved from impervious area
dispersion (ft3) V = Item2 * Item 3 * (0.5/12), assuming retention
of 0.5 inches of runoff
5 Sum of retention volume achieved from impervious area dispersion (ft3): Vretention =Sum of Item 4 for all BMPs
6 Implementation of Localized On-lot Infiltration BMPs (e.g.
on-lot rain gardens): Yes No If yes, complete Items 7-
13 for aggregate of all on-lot infiltration BMP in each DA; If no,
proceed to Item 14
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
7 Ponding surface area (ft2)
8 Ponding depth (ft)
9 Surface area of amended soil/gravel (ft2)
10 Average depth of amended soil/gravel (ft)
11 Average porosity of amended soil/gravel
12 Retention volume achieved from on-lot infiltration (ft3)
Vretention = (Item 7 *Item 8) + (Item 9 * Item 10 * Item 11)
13 Runoff volume retention from on-lot infiltration (ft3): Vretention =Sum of Item 12 for all BMPs
Water Quality Management Plan (WQMP)
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Form 4.3-2 Site Design Hydrologic Source Control BMPs (DA 1)
Form 4.3-2 cont. Site Design Hydrologic Source Control BMPs (DA 1)
14 Implementation of evapotranspiration BMP (green,
brown, or blue roofs): Yes No
If yes, complete Items 15-20. If no, proceed to Item 21
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
15 Rooftop area planned for ET BMP (ft2)
16 Average wet season ET demand (in/day)
Use local values, typical ~ 0.1
17 Daily ET demand (ft3/day)
Item 15 * (Item 16 / 12)
18 Drawdown time (hrs)
Copy Item 6 in Form 4.2-1
19 Retention Volume (ft3)
Vretention = Item 17 * (Item 18 / 24)
20 Runoff volume retention from evapotranspiration BMPs (ft3): Vretention =Sum of Item 19 for all BMPs
21 Implementation of Street Trees: Yes No
If yes, complete Items 22-25. If no, proceed to Item 26
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
22 Number of Street Trees
23 Average canopy cover over impervious area (ft2)
24 Runoff volume retention from street trees (ft3)
Vretention = Item 22 * Item 23 * (0.05/12) assume runoff retention of
0.05 inches
25 Runoff volume retention from street tree BMPs (ft3): Vretention = Sum of Item 24 for all BMPs
26 Implementation of residential rain barrel/cisterns: Yes
No If yes, complete Items 27-29; If no, proceed to Item 30
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
27 Number of rain barrels/cisterns
28 Runoff volume retention from rain barrels/cisterns (ft3)
Vretention = Item 27 * 3
29 Runoff volume retention from residential rain barrels/Cisterns (ft3): Vretention =Sum of Item 28 for all BMPs
30 Total Retention Volume from Site Design Hydrologic Source Control BMPs: Sum of Items 5, 13, 20, 25 and 29
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Water Quality Management Plan (WQMP)
4-17
4.3.2 Infiltration BMPs
Use Form 4.3-3 to compute on-site retention of runoff from proposed retention and infiltration BMPs. Volume
retention estimates are sensitive to the percolation rate used, which determines the amount of runoff that can
be infiltrated within the specified drawdown time. The infiltration safety factor reduces field measured
percolation to account for potential inaccuracy associated with field measurements, declining BMP
performance over time, and compaction during construction. Appendix D of the TGD for WQMP provides
guidance on estimating an appropriate safety factor to use in Form 4.3-3.
If site constraints limit the use of BMPs to a single type and implementation of retention and infiltration BMPs
mitigate no more than 40% of the DCV, then they are considered infeasible and the Project Proponent may
evaluate the effectiveness of BMPs lower in the LID hierarchy of use (Section 5.5.1 of the TGD for WQMP)
If implementation of infiltrations BMPs is feasible as determined using Form 4.3-1, then LID infiltration BMPs
shall be implemented to the MEP (section 4.1 of the TGD for WQMP).
.
Water Quality Management Plan (WQMP)
4-18
Form 4.3-3 Infiltration LID BMP - including underground BMPs (DA 1)
1 Remaining LID DCV not met by site design HSC BMP (ft3): 18,578 Vunmet = Form 4.2-1 Item 7 - Form 4.3-2 Item 30
BMP Type Use columns to the right to compute runoff volume retention
from proposed infiltration BMP (select BMP from Table 5-4 in TGD for
WQMP) - Use additional forms for more BMPs
DA 1 DMA A
BMP Type
Underground
Infiltration
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
2 Infiltration rate of underlying soils (in/hr) See Section 5.4.2 and
Appendix D of the TGD for WQMP for minimum requirements for
assessment methods
1.7
3 Infiltration safety factor See TGD Section 5.4.2 and Appendix D 2.25
4 Design percolation rate (in/hr) Pdesign = Item 2 / Item 3 0.76
5 Ponded water drawdown time (hr) Copy Item 6 in Form 4.2-1 48
6 Maximum ponding depth (ft) BMP specific, see Table 5-4 of the TGD
for WQMP for BMP design details
7.0
7 Ponding Depth (ft) dBMP = Minimum of (1/12*Item 4*Item 5) or Item 6 3.0
8 Infiltrating surface area, SABMP (ft2) the lesser of the area needed for
infiltration of full DCV or minimum space requirements from Table 5.7 of
the TGD for WQMP
2,672
9 Amended soil depth, dmedia (ft) Only included in certain BMP types,
see Table 5-4 in the TGD for WQMP for reference to BMP design details
N/A
10 Amended soil porosity N/A
11 Gravel depth, dmedia (ft) Only included in certain BMP types, see
Table 5-4 of the TGD for WQMP for BMP design details
N/A
12 Gravel porosity N/A
13 Duration of storm as basin is filling (hrs) Typical ~ 3hrs 3
14 Infiltration Volume as basin is filling (ft3) Vretention = Item 4 / 12 *
Item 8 * Item 13
508
15 Underground Retention Volume (ft3) Volume determined using
18,704
16 Total Retention Volume from LID Infiltration BMPs: 19,212 (Sum of Items 14 and 15 for all infiltration BMP included in plan)
17 Fraction of DCV achieved with infiltration BMP: 103% Retention% = Item 16 / Form 4.2-1 Item 7
18 Is full LID DCV retained onsite with combination of hydrologic source control and LID retention/infiltration BMPs? Yes No
If yes, demonstrate conformance using Form 4.3-10; If no, then reduce Item 3, Factor of Safety to 2.0 and increase Item 8, Infiltrating Surface Area, such that
the portion of the site area used for retention and infiltration BMPs equals or exceeds the minimum effective area thresholds (Table 5-7 of the TGD for WQMP)
for the applicable category of development and repeat all above calculations.
Water Quality Management Plan (WQMP)
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4.3.3 Harvest and Use BMP
Harvest and use BMP may be considered if the full LID DCV cannot be met by maximizing infiltration BMPs.
Use Form 4.3-4 to compute on-site retention of runoff from proposed harvest and use BMPs.
Volume retention estimates for harvest and use BMPs are sensitive to the on-site demand for captured
stormwater. Since irrigation water demand is low in the wet season, when most rainfall events occur in San
Bernardino County, the volume of water that can be used within a specified drawdown period is relatively low.
The bottom portion of Form 4.3-4 facilitates the necessary computations to show infeasibility if a minimum
incremental benefit of 40 percent of the LID DCV would not be achievable with MEP implementation of on-site
harvest and use of stormwater (Section 5.5.4 of the TGD for WQMP).
Form 4.3-4 Harvest and Use BMPs (DA 1)
1 Remaining LID DCV not met by site design HSC or infiltration BMP (ft3):
Vunmet = Form 4.2-1 Item 7 - Form 4.3-2 Item 30 Form 4.3-3 Item 16
BMP Type(s) Compute runoff volume retention from proposed
harvest and use BMP (Select BMPs from Table 5-4 of the TGD for
WQMP) - Use additional forms for more BMPs
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
2 Describe cistern or runoff detention facility
3 Storage volume for proposed detention type (ft3) Volume of
cistern
4 Landscaped area planned for use of harvested stormwater
(ft2)
5 Average wet season daily irrigation demand (in/day)
Use local values, typical ~ 0.1 in/day
6 Daily water demand (ft3/day) Item 4 * (Item 5 / 12)
7 Drawdown time (hrs) Copy Item 6 from Form 4.2-1
8Retention Volume (ft3)
Vretention = Minimum of (Item 3) or (Item 6 * (Item 7 / 24))
9 Total Retention Volume (ft3) from Harvest and Use BMP Sum of Item 8 for all harvest and use BMP included in plan
10 Is the full DCV retained with a combination of LID HSC, retention and infiltration, and harvest & use BMPs? Yes No
If yes, demonstrate conformance using Form 4.3-10. If no, then re-evaluate combinations of all LID BMP and optimize their implementation
such that the maximum portion of the DCV is retained on-site (using a single BMP type or combination of BMP types). If the full DCV cannot
be mitigated after this optimization process, proceed to Section 4.3.4.
Water Quality Management Plan (WQMP)
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4.3.4 Biotreatment BMP
Biotreatment BMPs may be considered if the full LID DCV cannot be met by maximizing retention and
infiltration, and harvest and use BMPs. A key consideration when using biotreatment BMP is the effectiveness
of the proposed BMP in addressing the pollutants of concern for the project (see Table 5-5 of the TGD for
WQMP).
Use Form 4.3-5 to summarize the potential for volume based and/or flow based biotreatment options to
biotreat the remaining unmet LID DCV w. Biotreatment computations are included as follows:
Use Form 4.3-6 to compute biotreatment in small volume based biotreatment BMP (e.g. bioretention w/underdrains);
Use Form 4.3-7 to compute biotreatment in large volume based biotreatment BMP (e.g. constructed wetlands);
Use Form 4.3-8 to compute sizing criteria for flow-based biotreatment BMP (e.g. bioswales)
Form 4.3-5 Selection and Evaluation of Biotreatment BMP (DA 1)
1 Remaining LID DCV not met by site design HSC,
infiltration, or harvest and use BMP for potential
biotreatment (ft3): Form 4.2-1 Item 7 - Form 4.3-2
Item 30 Form 4.3-3 Item 16- Form 4.3-4 Item 9
List pollutants of concern Copy from Form 2.3-1.
2 Biotreatment BMP Selected
(Select biotreatment BMP(s)
necessary to ensure all pollutants of
concern are addressed through Unit
Operations and Processes, described
in Table 5-5 of the TGD for WQMP)
Volume-based biotreatment
Use Forms 4.3-6 and 4.3-7 to compute treated volume
Flow-based biotreatment
Use Form 4.3-8 to compute treated volume
Bioretention with underdrain
Planter box with underdrain
Constructed wetlands
Wet extended detention
Dry extended detention
Vegetated swale
Vegetated filter strip
Proprietary biotreatment
3 Volume biotreated in volume based
biotreatment BMP (ft3): Form 4.3-
6 Item 15 + Form 4.3-7 Item 13
4 Compute remaining LID DCV with
implementation of volume based biotreatment
BMP (ft3): Item 1 Item 3
5 Remaining fraction of LID DCV for
sizing flow based biotreatment BMP:
% Item 4 / Item 1
6 Flow-based biotreatment BMP capacity provided (cfs): Use Figure 5-2 of the TGD for WQMP to determine flow capacity required to
3-1 Item 1)
7 Metrics for MEP determination:
Provided a WQMP with the portion of site area used for suite of LID BMP equal to minimum thresholds in Table 5-7 of the
TGD for WQMP for the proposed category of development: If maximized on-site retention BMPs is feasible for partial capture,
then LID BMP implementation must be optimized to retain and infiltrate the maximum portion of the DCV possible within the prescribed
minimum effective area. The remaining portion of the DCV shall then be mitigated using biotreatment BMP.
Water Quality Management Plan (WQMP)
4-21
Form 4.3-6 Volume Based Biotreatment (DA 1)
Bioretention and Planter Boxes with Underdrains
Biotreatment BMP Type
(Bioretention w/underdrain, planter box w/underdrain, other
comparable BMP)
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
1 Pollutants addressed with BMP List all pollutant of concern that
will be effectively reduced through specific Unit Operations and
Processes described in Table 5-5 of the TGD for WQMP
2 Amended soil infiltration rate Typical ~ 5.0
3 Amended soil infiltration safety factor Typical ~ 2.0
4 Amended soil design percolation rate (in/hr) Pdesign = Item 2 /
Item 3
5 Ponded water drawdown time (hr) Copy Item 6 from Form 4.2-1
6 Maximum ponding depth (ft) see Table 5-6 of the TGD for WQMP
for reference to BMP design details
7 Ponding Depth (ft) dBMP = Minimum of (1/12 * Item 4 * Item 5) or
Item 6
8 Amended soil surface area (ft2)
9 Amended soil depth (ft) see Table 5-6 of the TGD for WQMP for
reference to BMP design details
10 Amended soil porosity, n
11 Gravel depth (ft) see Table 5-6 of the TGD for WQMP for reference
to BMP design details
12 Gravel porosity, n
13 Duration of storm as basin is filling (hrs) Typical ~ 3hrs
14 Biotreated Volume (ft3) Vbiotreated = Item 8 * [(Item 7/2) + (Item 9
* Item 10) +(Item 11 * Item 12) + (Item 13 * (Item 4 / 12))]
15 Total biotreated volume from bioretention and/or planter box with underdrains BMP:
Sum of Item 14 for all volume-based BMPs included in this form
Water Quality Management Plan (WQMP)
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Form 4.3-7 Volume Based Biotreatment (DA 1)
Constructed Wetlands and Extended Detention
Biotreatment BMP Type
Constructed wetlands, extended wet detention, extended dry detention,
or other comparable proprietary BMP. If BMP includes multiple modules
(e.g. forebay and main basin), provide separate estimates for storage
and pollutants treated in each module.
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
Forebay Basin Forebay Basin
1 Pollutants addressed with BMP forebay and basin
List all pollutant of concern that will be effectively reduced through
specific Unit Operations and Processes described in Table 5-5 of the TGD
for WQMP
2 Bottom width (ft)
3 Bottom length (ft)
4 Bottom area (ft2) Abottom = Item 2 * Item 3
5 Side slope (ft/ft)
6 Depth of storage (ft)
7 Water surface area (ft2)
Asurface =(Item 2 + (2 * Item 5 * Item 6)) * (Item 3 + (2 * Item 5 * Item 6))
8 Storage volume (ft3) For BMP with a forebay, ensure fraction of
total storage is within ranges specified in BMP specific fact sheets, see
Table 5-6 of the TGD for WQMP for reference to BMP design details
V =Item 6 / 3 * [Item 4 + Item 7 + (Item 4 * Item 7)^0.5]
9 Drawdown Time (hrs) Copy Item 6 from Form 2.1
10 Outflow rate (cfs) QBMP = (Item 8forebay + Item 8basin) / (Item 9 * 3600)
11 Duration of design storm event (hrs)
12 Biotreated Volume (ft3)
Vbiotreated = (Item 8forebay + Item 8basin) +( Item 10 * Item 11 * 3600)
13 Total biotreated volume from constructed wetlands, extended dry detention, or extended wet detention :
(Sum of Item 12 for all BMP included in plan)
Water Quality Management Plan (WQMP)
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Form 4.3-8 Flow Based Biotreatment (DA 1)
Biotreatment BMP Type
Vegetated swale, vegetated filter strip, or other comparable proprietary
BMP
DA DMA
BMP Type
DA DMA
BMP Type
DA DMA
BMP Type
(Use additional forms
for more BMPs)
1 Pollutants addressed with BMP
List all pollutant of concern that will be effectively reduced through
specific Unit Operations and Processes described in TGD Table 5-5
2 Flow depth for water quality treatment (ft)
BMP specific, see Table 5-6 of the TGD for WQMP for reference to BMP
design details
3 Bed slope (ft/ft)
BMP specific, see Table 5-6 of the TGD for WQMP for reference to BMP
design details
4 Manning's roughness coefficient
5 Bottom width (ft)
bw = (Form 4.3-5 Item 6 * Item 4) / (1.49 * Item 2^1.67 * Item 3^0.5)
6 Side Slope (ft/ft)
BMP specific, see Table 5-6 of the TGD for WQMP for reference to BMP
design details
7 Cross sectional area (ft2)
A = (Item 5 * Item 2) + (Item 6 * Item 2^2)
8 Water quality flow velocity (ft/sec)
V = Form 4.3-5 Item 6 / Item 7
9 Hydraulic residence time (min)
Pollutant specific, see Table 5-6 of the TGD for WQMP for reference to
BMP design details
10 Length of flow based BMP (ft)
L = Item 8 * Item 9 * 60
11 Water surface area at water quality flow depth (ft2)
SAtop = (Item 5 + (2 * Item 2 * Item 6)) * Item 10
Water Quality Management Plan (WQMP)
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4.3.5 Conformance Summary
Complete Form 4.3-9 to demonstrate how on-site LID DCV is met with proposed site design hydrologic source
control, infiltration, harvest and use, and/or biotreatment BMP. The bottom line of the form is used to describe
the basis for infeasibility determination for on-site LID BMP to achieve full LID DCV, and provides methods for
computing remaining volume to be addressed in an alternative compliance plan. If the project has more than
one outlet, then complete additional versions of this form for each outlet.
Form 4.3-9 Conformance Summary and Alternative
Compliance Volume Estimate (DA 1)
1 Total LID DCV for the Project DA-1 (ft3): 18,578 Copy Item 7 in Form 4.2-1
2 On-site retention with site design hydrologic source control LID BMP (ft3): 0 Copy Item 30 in Form 4.3-2
3 On-site retention with LID infiltration BMP (ft3): 19,212 Copy Item 16 in Form 4.3-3
4 On-site retention with LID harvest and use BMP (ft3): N/A Copy Item 9 in Form 4.3-4
5 On-site biotreatment with volume based biotreatment BMP (ft3): N/A Copy Item 3 in Form 4.3-5
6 Flow capacity provided by flow based biotreatment BMP (cfs): N/A Copy Item 6 in Form 4.3-5
7 LID BMP performance criteria are achieved if answer to any of the following is es :
Full retention of LID DCV with site design HSC, infiltration, or harvest and use BMP: Yes No
If yes, sum of Items 2, 3, and 4 is greater than Item 1
Combination of on-site retention BMPs for a portion of the LID DCV and volume-based biotreatment BMP that
address all pollutants of concern for the remaining LID DCV: Yes No
If yes, a) sum of Items 2, 3, 4, and 5 is greater than Item 1, and Items 2, 3 and 4 are maximized; or b) Item 6 is greater than Form
4.3--5 Item 6 and Items 2, 3 and 4 are maximized
On-site retention and infiltration is determined to be infeasible and biotreatment BMP provide biotreatment for all
pollutants of concern for full LID DCV: Yes No
If yes, Form 4.3-1 Items 7 and 8 were both checked yes
8 If the LID DCV is not achieved by any of these means, then the project may be allowed to develop an alternative
compliance plan. Check box that describes the scenario which caused the need for alternative compliance:
Combination of HSC, retention and infiltration, harvest and use, and biotreatment BMPs provide less than full LID DCV
capture:
Checked yes for Form 4.3-5 Item 7, Item 6 is zero, and sum of Items 2, 3, 4, and 5 is less than Item 1. If so, apply water quality credits
and calculate volume for alternative compliance, Valt = (Item 1 Item 2 Item 3 Item 4 Item 5) * (100 - Form 2.4-1 Item 2)%
An approved Watershed Action Plan (WAP) demonstrates that water quality and hydrologic impacts of urbanization
are more effective when managed in at an off-site facility:
Attach appropriate WAP section, including technical documentation, showing effectiveness comparisons for the project site and
regional watershed
Water Quality Management Plan (WQMP)
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4.3.6 Hydromodification Control BMP
Use Form 4.3-10 to compute the remaining runoff volume retention, after LID BMP are implemented, needed to
address HCOC, and the increase in time of concentration and decrease in peak runoff necessary to meet targets
for protection of waterbodies with a potential HCOC. Describe hydromodification control BMP that address
HCOC, which may include off-site BMP and/or in-stream controls. Section 5.6 of the TGD for WQMP provides
additional details on selection and evaluation of hydromodification control BMP.
Form 4.3-10 Hydromodification Control BMPs (DA 1)
1 Volume reduction needed for HCOC
performance criteria (ft3): N/A
(Form 4.2-2 Item 4 * 0.95) Form 4.2-2 Item 1
2 On-site retention with site design hydrologic source control, infiltration, and
harvest and use LID BMP (ft3): Sum of Form 4.3-9 Items 2, 3, and 4 Evaluate
option to increase implementation of on-site retention in Forms 4.3-2, 4.3-3, and 4.3-4 in
excess of LID DCV toward achieving HCOC volume reduction
3 Remaining volume for HCOC
volume capture (ft3): Item 1
Item 2
4 Volume capture provided by incorporating additional on-site or off-site retention BMPs
(ft3): Existing downstream BMP may be used to demonstrate additional volume capture (if
so, attach to this WQMP a hydrologic analysis showing how the additional v olume would be retained
during a 2-yr storm event for the regional watershed)
5 If Item 4 is less than Item 3, incorporate in-stream controls on downstream waterbody segment to prevent impacts due to
hydromodification Attach in-stream control BMP selection and evaluation to this WQMP
6 Is Form 4.2-2 Item 11 less than or equal to 5%: Yes No
If yes, HCOC performance criteria is achieved. If no, select one or more mitigation options below:
Demonstrate increase in time of concentration achieved by proposed LID site design, LID BMP, and additional on-site
or off-site retention BMP
BMP upstream of a waterbody segment with a potential HCOC may be used to demonstrate increased time of concentration through
hydrograph attenuation (if so, show that the hydraulic residence time provided in BMP for a 2-year storm event is equal or greater
than the addition time of concentration requirement in Form 4.2-4 Item 15)
Increase time of concentration by preserving pre-developed flow path and/or increase travel time by reducing slope
and increasing cross-sectional area and roughness for proposed on-site conveyance facilities
Incorporate appropriate in-stream controls for downstream waterbody segment to prevent impacts due to
hydromodification, in a plan approved and signed by a licensed engineer in the State of California
7 Form 4.2-2 Item 12 less than or equal to 5%: Yes No
If yes, HCOC performance criteria is achieved. If no, select one or more mitigation options below:
Demonstrate reduction in peak runoff achieved by proposed LID site design, LID BMPs, and additional on-site or off-
site retention BMPs
BMPs upstream of a waterbody segment with a potential HCOC may be used to demonstrate additional peak runoff reduction
through hydrograph attenuation (if so, attach to this WQMP, a hydrograph analysis showing how the peak runoff would be reduced
during a 2-yr storm event)
Incorporate appropriate in-stream controls for downstream waterbody segment to prevent impacts due to
hydromodification, in a plan approved and signed by a licensed engineer in the State of California
Water Quality Management Plan (WQMP)
4-26
4.4 Alternative Compliance Plan (if applicable)
Describe an alternative compliance plan (if applicable) for projects not fully able to infiltrate, harvest and use,
or biotreat the DCV via on-site LID practices. A project proponent must develop an alternative compliance plan
to address the remainder of the LID DCV. Depending on project type some projects may qualify for water
quality credits that can be applied to reduce the DCV that must be treated prior to development of an
alternative compliance plan (see Form 2.4-1, Water Quality Credits). Form 4.3-9 Item 8 includes instructions on
how to apply water quality credits when computing the DCV that must be met through alternative compliance.
Alternative compliance plans may include one or more of the following elements:
On-site structural treatment control BMP - All treatment control BMP should be located as close to
possible to the pollutant sources and should not be located within receiving waters;
Off-site structural treatment control BMP - Pollutant removal should occur prior to discharge of runoff to
receiving waters;
Urban runoff fund or In-lieu program, if available
Depending upon the proposed alternative compliance plan, approval by the executive officer may or may not be
required (see Section 6 of the TGD for WQMP).
Water Quality Management Plan (WQMP)
5-1
Section 5 Inspection and Maintenance Responsibility
for Post Construction BMP
All BMP included as part of the project WQMP are required to be maintained through regular scheduled
inspection and maintenance (refer to Section 8, Post Construction BMP Requirements, in the TGD for WQMP).
Fully complete Form 5-1 summarizing all BMP included in the WQMP. Attach additional forms as needed. The
WQMP shall also include a detailed Operation and Maintenance Plan for all BMP and may require a
Maintenance Agreement (consult the LIP). If a Maintenance Agreement is required, it must also
be attached to the WQMP.
Form 5-1 BMP Inspection and Maintenance
(use additional forms as necessary)
BMP Reponsible
Party(s)
Inspection/ Maintenance
Activities Required
Minimum Frequency
of Activities
BMP 1
Underground
Infiltration Facility
(StormTrap
SingleTrap)
Owner Inspection/maintenance activities to be provided at the
time of Final WQMP.
Inspect monthly or
after every 0.5-inch
or greater storm
event
N1
Education of Property
Owners, Tenants and
Occupants on
Stormwater BMPs
Owner Inspection/maintenance activities to be provided at the
time of Final WQMP.
Initially developed
and provided to first
tenants by the
developer. Also
available through
City of Rancho
Cucamonga.
N2
Activity Restrictions Owner Inspection/maintenance activities to be provided at the
time of Final WQMP.
As-needed into
perpetuity.
N3
Landscape
Management
Owner Inspection/maintenance activities to be provided at the
time of Final WQMP.
As-needed into
perpetuity.
N4
BMP Maintenance Owner Inspection/maintenance activities to be provided at the
time of Final WQMP.
As-needed into
perpetuity.
N6
City of Rancho
Cucamonga Municipal
Code Compliance
Owner Inspection/maintenance activities to be provided at the
time of Final WQMP.
As-needed into
perpetuity.
N7
Spill Contingency Plan Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
Water Quality Management Plan (WQMP)
5-2
N9
Hazardous Materials
Disclosure Compliance
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
N10
Uniform Fire Code
Implementation
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
N11
Litter Control Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
N12
Employee Training Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
N13
Housekeeping of
Loading Docks
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
N14
Catch Basin Inspection Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
N15
Vacuum Sweeping of
Private Streets and
Parking Lots
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
N17
Comply with all other
applicable NPDES
permits
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
S1
Provide storm drain
system stenciling and
signage
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
S3
Design and construct
trash and waste storage
areas to reduce
pollution introduction
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
S4
Use efficient irrigation
system & landscape
design, water
conservation, smart
controllers and source
control
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
S5
Finish grade of
landscaped areas
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
S6
Protect slopes and
channels and provide
Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
Water Quality Management Plan (WQMP)
5-3
energy dissipation
S7
Loading dock areas Owner Inspection/maintenance activities to be provided at
the time of Final WQMP.
As-needed into
perpetuity.
6-1
Section 6 WQMP Attachments
6.1. Site Plan and Drainage Plan
Include a site plan and drainage plan sheet set containing the following minimum information:
6.2 Electronic Data Submittal
Minimum requirements include submittal of PDF exhibits in addition to hard copies. Format must not require
specialized software to open. If the local jurisdiction requires specialized electronic document formats (as
described in their local Local Implementation Plan), this section will describe the contents (e.g., layering,
nomenclature, geo-referencing, etc.) of these documents so that they may be interpreted efficiently and
accurately.
6.3 Post Construction
Attach all O&M Plans and Maintenance Agreements for BMP to the WQMP.
6.4 Other Supporting Documentation
BMP Educational Materials
Activity Restriction
*Note: Applicable O&M Plans and Maintenance Agreements for BMP, BMP educational materials,
activity restrictions C, C&
Project location
Site boundary
Land uses and land covers, as applicable
Suitability/feasibility constraints
Structural Source Control BMP locations
Site Design Hydrologic Source Control BMP locations
LID BMP details
Drainage delineations and flow information
Drainage connections
H04
I
H02
A
U
H12
H09
III
V
H11
IV
H08
H07
X
H05
H03
H06
J
VII
F
H01
VI
VIII
B
E
W
H10
IX
XIII
II
G
C
H02B
H02A
II
H12
II I 10
STATE HWY 60
STATE HWY 210
I 10 - I 15
STATE HWY 210
STATE HWY 60
Seven Oaks Dam, COE
San Antonio Basin #9
Seven Oaks Dam, COE
San Antonio Dam
Seven Oaks Dam, COE [DSOD]
Seven Oaks Dam, COE
Waterman Spreading Grounds
Seven Oaks Dam, COE
Wineville Basin
San Sevaine Basin #5 [DSOD]
Prado Dam
Twin Creek Spreading Grounds
Riverside Basin
Jurupa Basin [DSOD]
Waterman Basin #1
San Antonio Basin #5
San Antonio Basin #2
Cucamonga Basin #6
Plunge Creek Spreading Grounds
Victoria Basin
City Creek Spreading GroundsSan Antonio Basin #8
Devil Basin #7
Rich Basin
Potato Creek Spreading Grounds
Patton Basin
Lytle Creek Gatehouse, COE
Cactus Basin #3b
Cactus Basin #5
Brooks Basin
8th Street Basin #1
Mojave River Forks Dam; COE [DSOD]
Linden Basin
Wiggins Basin #1
Ely Basin #2
Cactus Basin #2
Declez Basin [DSOD]
Turner Basin #1
Banana Basin
Day Creek Dam [DSOD]
Grove Avenue Basin
Etiwanda Conservation Basin
Bledsoe Basin
Montclair Basin #2
Sycamore Basin
Devil Basin #4
Church Street Basin
Lower Cucamonga Sprdg Grnds
Warm Creek Conservation Basin #4
Ranchero Basin
Montclair Basin #1
College Heights Basin #4
College Heights Basin #1
Bailey Basin
Montclair Basin #4
Mountain View Basin
Wilson Creek Basin #3
San Timoteo Sediment Basin #3
Hillside Basin, COE
Wildwood Basin #2
Demens Basin #2 Dynamite Basin
San Timoteo Sediment Basin #18
Sand Canyon Basin
San Timoteo Sediment Basin #13
Perris Hill Basin
13th Street Basin
Cook Canyon Basin
Legend
Regional Board Boundary
County Boundary
DrainageCourse
<all other values>
Hydromodification
EHM
Low
Medium
High
High (Default)
Government Land
State of California Land
United States of America Land
City Boundary
Freeways
Basins and Dams
HCOC Exempt Areas
None Exempt
HCOC Exempt
A
B
C
E
F
G
H01
H02
H02A
H02B
H03
H04
H05
H06
H07
H08
H09
H10
H11
H12
I
II
III
IV
IX
J
U
V
VI
VII
VIII
W
X
XIII
Figure F-1
1
Hydromodification
A.1 Hydrologic Conditions of Concern (HCOC) Analysis
HCOC Exemption:
1.Sump Condition: All downstream conveyance channel to an adequate sump (for
example, Prado Dam, Santa Ana River, or other Lake, Reservoir or naturally erosion
resistant feature) that will receive runoff from the project are engineered and regularly
maintained to ensure design flow capacity; no sensitive stream habitat areas will be
adversely affected; or are not identified on the Co-Permittees Hydromodification
Sensitivity Maps.
2.Pre = Post: The runoff flow rate, volume and velocity for the post-development
condition of the Priority Development Project do not exceed the pre-development (i.e,
naturally occurring condition for the 2-year, 24-hour rainfall event utilizing latest San
Bernardino County Hydrology Manual.
a.Submit a substantiated hydrologic analysis to justify your request.
3.Diversion to Storage Area: The drainage areas that divert to water storage areas which
are considered as control/release point and utilized for water conservation.
a.See Appendix F for the HCOC Exemption Map and the on-line Watershed
Geodatabase (http://sbcounty.permitrack.com/wap) for reference.
4.Less than One Acre: The Priority Development Project disturbs less than one acre. The
Co-permittee has the discretion to require a Project Specific WQMP to address HCOCs
on projects less than one acre on a case by case basis. The project disturbs less than one
acre and is not part of a common plan of development.
5.Built Out Area: The contributing watershed area to which the project discharges has a
developed area percentage greater than 90 percent.
a.See Appendix F for the HCOC Exemption Map and the on-line Watershed
Geodatabase (http://sbcounty.permitrack.com/wap) for reference.
2
Summary of HCOC Exempted Area
HCOC Exemption reasoning
1 2 3 4 5
Area
A X X
B X
C X
E X
F X
G X X
H01 X X
H02 X X
H02A X X
H02B X
H03 X
H04 X X
H05 X
H06 X
H07 X
H08 X X
H09 X
H10 X X
H11 X X
H12 X
J X
U X
W X
I X
II X
III X
IV X X
V X*
VI X
VII X
VIII X
IX X
X X
XIII X
*Detention/Conservation Basin
Design Review Committee Meeting
Rains Conference Room
Meeting Agenda
April 4, 2023
FINAL MINUTES
Rancho Cucamonga, CA 91730
6:00 p.m.
A. Call to Order
The meeting of the Design Review Committee held on April 4, 2023. The meeting was called to order by
Sean McPherson, Staff Coordinator, at 6:00 p.m.
Design Review Committee members present: Vice Chair Commissioner Tony Morales and Commissioner
James Daniels.
Staff Present: Tabe van der Zwaag, Associate Planner, Vincent Acuna, Associate Planner.
B. Public Communications
Staff Coordinator opened the public communication and after noting there were no public comments,
closed public communications.
C. Consent Calendar
C1. Consideration to adopt Regular Meeting Minutes of February 28, 2023.
Motion carried 2-0 vote to adopt the minutes as presented.
D. Project Review Items
D1. DESIGN REVIEW – NEWCASTLE PARTNERS - A request to demolish an existing office/warehouse
building and its associated parking lot/outdoor storage area and construct two industrial/warehouse buildings
totaling 74,387 square-feet within the Neo Industrial (NI) District, located at 9910 6th Street. APNs: 0209-
211-42 and -43 (Design Review DRC2022-00301).
The Committee took the following action:
Staff presented the item to the Design Review Committee. After staff's presentation, the applicant, Courtney
Smith noted that the applicant has worked diligently with the city to produce the site plan for the site, shows
two industrial/warehouse buildings. The two smaller buildings (as opposed to one large building) are being
proposed per the direction of staff, which communicated to the applicant the need for smaller industrial
buildings per the expectations of the site's Neo Industrial Employment General Plan designation.
Commissioner Daniels asked the applicant if they foresee the conceptual floor plan on the two buildings to
change significantly when a tenant is obtained, especially in the context that the site provides the exact
number of parking spaces. The applicant responded saying that they do not anticipate changing the floor
plan significantly that would result in the need for more parking spaces. Staff also noted that there is
additional flexibility built into the code in the event that the site requires 2-3 more parking spaces than
intended, in the form of not counting hallways, mechanical rooms, or stairwells in the parking count.
Exhibit C
Commissioner Morales said he liked the project and thinks it would be a good addition to the city.
Commissioner Daniels thought that the proposed color scheme was too white and may not match the
surrounding industrial development. He asked if the applicant could provide an alternative color scheme.
The applicant agreed and said they will work with staff to provide additional color scheme.
The Design Review Committee voted to move the project forward to the full Planning Commission, with a
recommendation that the applicant provide additional color scheme for consideration during the Planning
Commission hearing.
Recommend approval to PC/PD. 2-0 Vote, with the understanding that the applicant will provide the commission
with an alternative color pallette.
D2. DESIGN REVIEW – FOOTHILL LANDING PROPERTY OWNER, LLC – A request for a site plan and
design review to construct a mixed-use development comprising 360 residential units (including 3 live-work
units), 4,200 square feet of commercial lease area, and 3,100 square feet of live-work commercial lease
area on 6.14 acres of land at the northeast corner of Foothill Boulevard and Etiwanda Avenue in the Corridor
2 (CO2) Zone. APN: 1100-161-01, 02, and 03 (Design Review DRC2022-00280).
The Committee took the following action:
The Design Review Committee received staff’s report and asked questions related to the number of parking
spaces (covered vs. uncovered), SB330 applications, the height and visibility of the parking garage, and the
amenities. Staff responded that the difference between the total number of garage parking spaces and the
covered parking spaces was due to the uncovered top deck of the parking garage, that State Bill 330 locks
in the development standards for a project once the SB330 request is submitted, that the garage is 5 stories
tall with 6 levels of parking (including the roof parking) and that a condition of approval will be added to the
project requiring architectural enhancement if visible. Commissioner Daniels asked if there was any feedback
related to the height of the building at the neighborhood meeting. Staff responded that there were no
participants at the neighborhood meeting. The applicant provided an overview of the project amenities and
stated that they do not believe that the upper level of the garage will be visible. The commissioners stated
that the project was well designed and recommended that the project move forward to the Planning
Commission for final review.
Recommend approval to PC/PD. 2-0 Vote, with the understanding that staff will compose a condition
requiring that the exterior wall of the structure be painted to match the roof.
E.Adjournment
Meeting was adjourned at 7:00 p.m.
Respectfully submitted,
Elizabeth Thornhill, Executive Assistant
Planning and Economic Development Department
Approved:
Design Review Committee Regular Meeting Minutes – April 4, 2023
Page 2 of 2
Final
DRC April 18, 2023 Meeting.
RESOLUTION NO. 23-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW DRC2022-00301, A
REQUEST TO DEMOLISH AN EXISTING OFFICE/WAREHOUSE BUILDING AND ITS
ASSOCIATED PARKING LOT/OUTDOOR STORAGE AREA AND CONSTRUCT TWO
INDUSTRIAL/WAREHOUSE BUILDINGS TOTALING 74,387 SQUARE-FEET WITHIN
THE NEO-INDUSTRIAL (NI) DISTRICT, LOCATED ON THE NORTH SIDE OF 6TH
STREET BETWEEN ARCHIBALD AVENUE AND HERMOSA AVENUE AT 9910 6TH
STREET; AND MAKING FINDINGS IN SUPPORT THEREOF – APN: 0209-211-42 and -
43.
A.Recitals.
1. The applicant, Newcastle Partners, filed an application for the approval of Design
Review DRC2022-00301 as described in the title of this Resolution. Hereinafter in this
Resolution, the subject Design Review request is referred to as "the application."
2.On the 25th day of October 2023 the Planning Commission of the City of
Rancho Cucamonga opened the public hearing on the item and, upon request of staff,
voted unanimously to continue the item to a date certain of November 8, 2023.
3.On the 8th day of November 2023, the Planning Commission of the City of
Rancho Cucamonga continued the public hearing on the application and concluded said
hearing on that date.
4.All legal prerequisites prior to the adoption of this Resolution have occurred.
B.Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1.This Commission hereby specifically finds that all of the facts set forth in the
Recitals, Part A, of this Resolution are true and correct.
2.Based upon the substantial evidence presented to this Commission during the
above-referenced public hearings on October 25, 2023 and November 2023, including
written and oral staff reports, together with public testimony, this Commission hereby
specifically finds as follows:
a.The application applies to a property generally located on the north side of
6th Street between Archibald Avenue and Hermosa Avenue; and
b.The project site is located on the north side of 6th Street between Archibald
Avenue and Hermosa Avenue. The site is comprised of two (2) parcels with an existing
office/warehouse building and parking lot. The project site is rectangular in shape, with
Exhibit D
PLANNING COMMISSION RESOLUTION NO. 23-26
DRC2022-00301– NEWCASTLE PARTNERS
NOVEMBER 8, 2023
Page 2
frontage (width) of about 315 feet along 6th Street and a depth of approximately 520 feet
north to south. The frontage along 6th Street is currently improved with curb and gutter; and
c. The existing Land Use, General Plan and Zoning designations for the
project site and adjacent properties are as follows:
Land Use General Plan Zoning
Site
Office/Warehouse
and Outdoor Storage
Area
Neo Industrial
Employment Neo Industrial (NI)
North Industrial/Warehouse Industrial
Employment
Industrial Employment
(IE)
South Industrial/Warehouse Industrial
Employment
Industrial Employment
(IE)
East Industrial Complex Neo Industrial
Employment Neo Industrial (NI)
West Industrial Complex Neo Industrial
Employment Neo Industrial (NI)
d. The two buildings in total are 74,387 square feet. Building 1 measures 25,635
square feet and is located toward the southerly portion of the site, closest to 6th Street.
Building 2 measures 48,752 square feet and is located toward the northerly portion of the
site. There will be one (1) employee break area for each building. No specific uses are
currently proposed for either of the two buildings. The site will be accessed via two
driveways from 6th Street. The parking and loading areas for Building 1 will not be gated,
while the rear parking and loading dock area of Building 2 will be gated; and
e. The building will be of concrete tilt-up construction painted with a palette of
three colors. The building will have form-lined concrete panels at various locations.
Additionally, the application of varying façade planes, windows and glass panels along the
building’s office frontages adds architectural interest to the façade. The glass paneling and
color treatments creates not only a focal point for the buildings but also a celebrated
entryway. These design principles contribute to the City’s goal of achieving a design
consistent with Crime Prevention Through Environmental Design (CPTED); and
f. The project complies with all development standards including building and
parking setbacks, floor area ratio and landscape coverage as shown on the following table:
PLANNING COMMISSION RESOLUTION NO. 23-26
DRC2022-00301– NEWCASTLE PARTNERS
NOVEMBER 8, 2023
Page 3
Table Note: *Max 70 feet as long as building is set back 1 foot from front setback for every 1-foot building
height exceeds 35 feet.
g. Per table 17.64.050-1 of the Development Code, the parking requirement is
based on the proposed mix of office and warehouse floor areas in the building. Parking
areas for the two buildings are evenly distributed across the entire project site, and all truck
loading and truck trailer parking areas are located away from public view. Required parking
for the project was calculated with the assumption that both buildings will be tenanted with
a warehouse use and an ancillary office. Based on the minimum parking requirement
calculations, building 1 will require 36 parking stalls and building 2 will require 65 parking
stalls. Therefore, the project will require a total of 101 vehicle parking stalls. The project
provides 101 stalls, meeting the parking requirement with the minimum parking provided for
each building on its own respective parcel. There are a total of 7 dock doors proposed
between the two buildings. Therefore, a matching number of trailer parking stalls are also
provided in compliance with Development Code requirements The following table breaks
down the parking calculation:
3. Based upon the substantial evidence presented to this Commission during the
above-referenced public hearing and upon the specific findings of facts set forth in
Development Standard Required Proposed In
Compliance?
Floor Area Ratio Max 0.6 0.38 YES
Front Setback – Bicycle
Corridor/Local Street Min. 25’ 91’-5” YES
Interior Side Setback Min. 5’ 37’ YES
Rear Setback Min. 0’ 56’-7” YES
Building Height Max 70’ * 39’ YES
Open Space / Landscape
Area Min. 10% 12.27% YES
Type of Use Square Footage
(Bldg 1 & 2)
Parking Ratio # of
Spaces
Required
# of
Spaces
Provided
Office 12,000
(3,500 & 8,500) 4/1,000 sf 48 48
Warehouse 62,387
(22,135 & 40,252)
1 per 1,000 sf for
first 20,000 sf; 1 per
2,000 sf for the next
20,000 sf; and 1 per
4,000 sf for the
remaining sf
53 53
Total 101 101
PLANNING COMMISSION RESOLUTION NO. 23-26
DRC2022-00301– NEWCASTLE PARTNERS
NOVEMBER 8, 2023
Page 4
Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows:
a. The proposed project is consistent with the General Plan in which the site is
located. The underlying General Plan designation is Neo-Industrial Employment District
which encourages industrial uses with buildings featuring modern designs. The proposed
project is to construct two warehouse/distribution buildings totaling 74,387 square feet;
each building consisting of office space and warehouse floor area. The building design
features a modern design with window glazing and concrete tilt-up walls; and
b. The proposed project is in accord with the objective of the Development
Code and the purposes of the zone in which the site is located in. The purpose of the Neo-
Industrial Zone is to support a complementary mix of uses such as, research and
development, light and custom manufacturing, engineering and design services, etc. This
zone encourages light industrial activities with low environmental impacts and supports the
growth of creative industries, incubator businesses, and innovative design and
manufacturing. Although, no specific use or tenant is currently proposed for the building at
this time, the development of this building will accommodate industrial uses in the future;
and
c. The proposed development complies with each of the applicable provisions
of the Development Code. The proposed development complies with all standards outlined
in the Development Code, including building and parking setbacks, average landscape
depth, floor area ratio, parking, dock and storage area screening, landscape coverage, site
planning, and architecture; and
d. The proposed project, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. The potential land uses that would be associated with this project are consistent with the land uses within the vicinity where it is located and the expectations of the community. The zoning of the property and surrounding properties are within the Neo-Industrial (NI) and Industrial Employment (IE) zones.
4. The Planning and Econominc Development Department staff has determined that
the project is categorically exempt from the requirements of the California Environmental
Quality Act (CEQA). The project qualifies as a Class 32 exemption under State CEQA
Guidelines Section 15332 - In-Fill Development Projects for the following reasons: (1) the
project is consistent with the applicable General Plan designations and all applicable
General Plan policies as well as with the applicable zoning designation and regulations, (2)
the proposed development occurs within the City limits on a project site of no more than
five acres substantially surrounded by urban uses, (3) the project site has no value as a
habitat for endangered, rare or threatened species, (4) approval of the project would not
result in any significant effects relating to traffic, noise, air quality, or water quality, and (5)
the site can be adequately served by all required utilities and public services.
The General Plan Land Use and Zoning designation for the project site are Neo-
Industrial Empolyemnt District and Neo-Industrial zone, respectively, which permits the
development and operation of a warehouse/distribution building of the proposed size and
configuration. The project complies with the City’s development standards and design
PLANNING COMMISSION RESOLUTION NO. 23-26
DRC2022-00301– NEWCASTLE PARTNERS
NOVEMBER 8, 2023
Page 5
guidelines, including setbacks, height, lot coverage, and design requirements. The project
site is located within the City limits and is surrounded by existing industrial development
and City infrastructure. The following are the four environmental factors that need to be
analyzed in order to determine that the project, respectively, qualifies for the Categorical
Exemption:
a. Traffic: The Trip Generation Analysis and Vehicle Miles Traveled (VMT)
Screening Analysis (Kimley-Horn & Associates Inc., November 2022) was
prepared for the project which determined that the number of trips generated by
the project would not create a significant impact. The proposed warehouse
distribution use will create an estimated 127 daily trips with 13 AM peak hour trips
and 14 PM peak hour trips occurring on a typical weekday. The analysis also
determined that for Passenger Car Equivalent (PCE) volumes estimate 174 PCE
trips with 16 AM peak hour PCE trips and 18 PM peak hour PCE trips occurring
on a typical weekday. The Project would generate a low number of daily traffic
and peak hour trips and would not cause a measurable operational effect on local
roadways. Therefore, the proposed Project is not expected to generate 50 or
more trips during the AM or PM peak hour and does not require a traffic study.
The Project also includes a parking management plan (Urban Crossroads,
December 2022) to mitigate any potential parking conflicts.
b. Noise: A Noise and Vibration Analysis Report was prepared for the project
(Kimley-Horn & Associates Inc., January 2023). The analysis determined that the
construction and operational noise and vibration levels would not exceed the
City’s noise thresholds and no mitigation measures were necessary.
c. Air Quality: Based on the Air Quality Assessment (Kimley-Horn & Associates,
Inc., January 2023), emissions generated during construction and operation of
the Project would not exceed South Coast Air Quality Management District’s
(SCAQMD’s) significance thresholds. It was determined that the project would not
exceed screening levels established by the California Office of Environmental
Health Hazard Assessment.
d. Water Quality: The project includes a grading and drainage plan consistent with
City regulations, as well as Best Management Practices (BMPs) outlined in the
Water Quality Management Plan (WQMP) prepared for the Project (SDH &
Associates, Inc., August 2022).
The Planning Commission has reviewed the Planning and Economic Development
Department’s determination of exemption, and based on its own independent judgment,
concurs in the staff’s determination of exemption.
5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and
4 above, this Commission hereby approves the project subject to each and every condition
set forth below and in the attached standard conditions incorporated herein by this
reference.
PLANNING COMMISSION RESOLUTION NO. 23-26
DRC2022-00301– NEWCASTLE PARTNERS
NOVEMBER 8, 2023
Page 6
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 8TH DAY OF NOVEMBER 2023.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Bryan Dopp, Chairman
ATTEST:
Matt Marquez, Secretary
I, Matt Marquez, Secretary of the Planning Commission for the City of Rancho Cucamonga,
do hereby certify that the foregoing Resolution was duly and regularly introduced, passed,
and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular
meeting of the Planning Commission held on the 8th day of November 2023, by the
following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Conditions of Approval
Community Development Department
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Please be advised of the following Special Conditions
The Conditional Use Permit authorizes the Applicant to demolish an existing office/warehouse building
and its associated parking lot/outdoor storage area and construct two industrial/warehouse buildings
totaling 74,387 square-feet within the Neo-Industrial (NI) District, located on the north side of 6th Street
between Archibald Avenue and Hermosa Avenue at 9910 6th Street; APNs: 0209-211-42 and -43.
1.
Prior to the issuance of building permits, the associated Lot Line Adjustment shall be recorded with the
San Bernardino County Recorder's Office. Refer to the Engineering Department file no.
ENG2022-00045.
2.
Prior to issuance of a demolition permit, the Applicant shall secure approval of a tree removal permit.3.
Standard Conditions of Approval
www.CityofRC.us
Printed: 10/31/2023
Exhibit E
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials ,
officers, employees, agents, departments, agencies, those City agents serving as independent
contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any
and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether
legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions
procedures (including, but not limited to, arbitrations, mediations, and other such procedures )
(collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents,
departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set
aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its
officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including
actions approved by the voters of the City ), for or concerning the project, whether such actions are
brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the
Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or
local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This
indemnification provision expressly includes losses, judgments, costs, and expenses (including, without
limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the
Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions ,
related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any
judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit ,
action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve ,
which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and
that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by
the City in the course of the defense. City shall promptly notify the applicant of any Action brought and
City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed
challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its
expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of
the City, enter into an agreement with the City to pay such expenses as they become due.
4.
Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of
Approval, and all environmental mitigations shall be included on the plans (full size). The sheet (s) are for
information only to all parties involved in the construction /grading activities and are not required to be
wet sealed/stamped by a licensed Engineer/Architect.
5.
The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption
fee in the amount of $50.00. All checks are to be made payable to the Clerk of the Board Supervisors
and submitted to the Planning Commission Secretary prior to public hearing or within 5 days of the date
of project approval.
6.
Any approval shall expire if Building Permits are not issued or approved use has not commenced within
2 years from the date of approval or a time extension has been granted.
7.
www.CityofRC.us Page 2 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code .
Prior to the issuance of building permits (for grading or construction ), the applicant shall inform the
Planning Department of their choice to install public art, donate art or select the in -lieu option as outlined
in 17.124.020.D.
If the project developer chooses to pay the in -lieu fee, the in-lieu art fee will be invoiced on the building
permit by the City and shall be paid by the applicant prior to building permit issuance.
If the project developer chooses to install art, they shall submit, during the plan check process, an
application for the art work that will be installed on the project site that contains information applicable to
the art work in addition to any other information as may be required by the City to adequately evaluate
the proposed the art work in accordance with the requirements of Chapter 17.124.
If the project developer chooses to donate art, applications for art work donated to the City shall be
subject to review by the Public Art Committee which shall make a recommendation whether the
proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council.
No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any
development project (or if a multi-phased project, the final phase of a development project) that is
subject to this requirement shall occur unless the public art requirement has been fulfilled to the
satisfaction of the Planning Department.
8.
Existing trees required to be preserved in place shall be protected with a construction barrier in
accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The
location of those trees to be preserved in place and new locations for transplanted trees shall be shown
on the detailed landscape plans. The applicant shall follow all of the arborist 's recommendations
regarding preservation, transplanting, and trimming methods.
9.
A detailed landscape and irrigation plan, including slope planting and model home landscaping in the
case of residential development, shall be prepared by a licensed landscape architect and submitted for
Planning Director review and approval prior to the issuance of Building Permits for the development or
prior final map approval in the case of a custom lot subdivision. For development occurring in the Very
High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction
Services.
10.
Landscaping and irrigation systems required to be installed within the public right -of-way on the
perimeter of this project area shall be continuously maintained by the developer.
11.
The minimum planting size for trees for industrial uses shall be 15-gallon with 25 percent of all trees on a
project site planted at a minimum 24-inch box size. Tree spacing for all industrial uses within perimeter
planters along streets and abutting residential property shall be planted no farther apart on center than
the mature diameter of the proposed species. Minimum planter widths for trees shall be between five
feet and ten feet, consistent with the city’s adopted master list of street trees and parking lot trees .
12.
www.CityofRC.us Page 3 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls.13.
The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the
required landscape plans and shall be subject to Planning Director review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Services Department.
14.
Tree maintenance criteria shall be developed and submitted for Planning Director review and approval
prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics
of the selected tree species.
15.
Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per
30 linear feet of building.
16.
All walls shall be provided with decorative treatment. If located in public maintenance areas, the design
shall be coordinated with the Engineering Services Department.
17.
Landscaping and irrigation shall be designed to conserve water through the principles of water efficient
landscaping per Development Code Chapter 17.82.
18.
Any signs proposed for this development shall comply with the Development Code Chapter 17.74 Sign
Regulations for Private Property. Signage shall require separate application and approval by the
Planning Department and approval of a building permit by the Building and Safety Department prior to
installation of any signs.
19.
All building numbers and individual units shall be identified in a clear and concise manner, including
proper illumination and in conformance with Building and Safety Services Department standards, the
Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards.
20.
The site shall be developed and maintained in accordance with the approved plans which include Site
Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading
on file in the Planning Department, the conditions contained herein, and the Development Code.
21.
All Double Detector Checks (DDC) and Fire Department Connections (FDC) required and/or proposed
shall be installed at locations that are not within direct view or line -of-sight of the main entrance. The
specific locations of each DDC and FDC shall require the review and approval of the Planning
Department and Fire Construction Services /Fire Department. All Double Detector Checks (DDC) and
Fire Department Connections (FDC) shall be screened behind a 4-foot high block wall. These walls
shall be constructed of similar material used on-site to match the building.
22.
Downspouts shall not be visible from the exterior of any elevations of the buildings. All downspouts shall
be routed through the interior of the building walls.
23.
All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located
out of public view and adequately screened through the use of a combination of concrete or masonry
walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single -family
residential developments, transformers shall be placed in underground vaults.
24.
www.CityofRC.us Page 4 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
All parkways, open areas, and landscaping shall be permanently maintained by the property owner ,
homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance
shall be submitted for Planning Director and Engineering Services Department review and approved
prior to the issuance of Building Permits.
25.
Occupancy of the facilities shall not commence until such time as all California Building Code and State
Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the
Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show
compliance. The buildings shall be inspected for compliance and final acceptance granted prior to
occupancy.
26.
All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building,
etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has
commenced, whichever comes first.
27.
Prior to any use of the project site or business activity being commenced thereon, all Conditions of
Approval shall be completed to the satisfaction of the Planning Director.
28.
Engineering Services Department
Please be advised of the following Special Conditions
All driveway approaches shall be constructed per City Standard 101C.1.
(Undergrounding in the Public Right-of-Way) Per Resolution No. 87-96:
All developments, except those contained in section 7 and others specifically waived by the Planning
Commission, shall be responsible for undergrounding all existing overhead utility lines including the
removal the related supporting poles adjacent to and within the limits of a development as follows:
1. Lines on the project side of the street.
a. Said lines shall be undergrounded at the developers expense.
b. In those circumstances where the Planning Commission decides that undergrounding is impractical
at present for such reasons as short length of undergrounding (less than 300 feet and not
undergrounded adjacent ), a heavy concentration of services to other users, disruption to existing
improvements, etc., the Developer shall pay an in-lieu fee for the full amount per Section 6.
2. An in-lieu fee as contribution to the undergrounding of the overhead utilities (telecom and electrical ,
except for the 66 kV electrical) may be paid to the City prior to the issuance of building permits. The fee
amount shall be the City adopted amount times the length of the 6th Street frontage. Based on the
current City adopted amounts, the current fair share contribution of $390,532.00* prior to issuance of a
building permit. *Note: The City adopted amounts are subject to change annually.
2.
The Lot Line Adjustment shall be recorded prior to building permit issuance .3.
www.CityofRC.us Page 5 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
If any work is proposed within the railroad easement, it shall be approved /coordinated with the
appropriate parties.
4.
RCMU Requirements:
1) Fiber: The proposed development is slated to be included in the City’s Fiber Optic Master Plan that
would provide a City owned Fiber-to-the-Premise (FTTP) infrastructure.
The City will require the developer to install a 1-4” UG Fiber Optic dark conduit on the frontage of the
development (Northside of 6th street) along the project boundary with a 3’x4’x3’ pullbox on each end of
the route and into the project boundary. The size, placement and location of the conduit and vaults shall
be shown on the Street Improvement and /or Public Improvement Plans and subject to the Engineering
Services Department's review and approval prior to the issuance of building permits or final map
approval, whichever comes first.
On site, the City will require 1-2” UG HDPE or equal fiber optic conduit to be placed underground within
a duct and structure system to be installed joint trench by the Developer per Standard Drawing 135-137
and interconnected into the City 's 4" fiber optic conduit. The size, placement and location of the conduit
and/or vaults shall run into each of the development’s individual telecommunication room and be shown
on the final dry utility onsite substructure plans and subject to the Engineering Services Department 's
review and approval prior to the issuance of building permits.
5.
(DIF Fees): Development impact fees are due prior to issuance of a building permit or certificate of
occupancy per the Engineering Fee schedule, Government Code Section 66000, et seq. and local
ordinance. Pursuant to Government Code Section 66020(d), the 90-day approval period in which the
applicant may protest these fees will begin at the date the fees are invoiced. Protests must be made in
writing and be delivered to the City Clerk prior to the close of business on the 90th day of the 90-day
approval period.
*Note that fees are subject to change annually.
6.
Standard Conditions of Approval
www.CityofRC.us Page 6 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
General Plan (Vol.2) - Road Network:
The project shall comply with the road network as identified in the City's General Plan (Vol 2).
Road typology design and priority modes of travel shall be as follows:
* 6th Street is classified as a "Bicycle Corridor"
In conformance with the "Bicycle Corridor" classification, the following dedication and construction for
necessary widening shall be made along the street frontage (measured from street centerline): 44 total
feet on 6th Street.
The street section, from the street centerline to the front property line, shall be as follows:
Two 11' vehicle lanes, a 3' buffer, 6' bike lane, and 13' parkway. The parkway shall have a 6' sidewalk
adjacent to the property line.
7.
A final drainage study shall be submitted to and approved by the City Engineer prior to grading permit
issuance. All drainage facilities shall be installed as required by the City Engineer.
8.
** CD Information Required Prior to Sign-Off for Building Permit
Prior to the issuance of building permits, if valuation is greater or equal to $100,000, a Diversion
Deposit and a related administrative fee shall be paid for the Construction and Demolition Diversion
Program. The deposit is fully refundable if at least 65% of all wastes generated during construction and
demolition are diverted from landfills, and appropriate documentation is provided to the City. Applicant
must identify if they are self -hauling or utilizing Burrtec prior to issuance of a building permit. Proof of
diversion must be submitted to the Environmental Engineering Division within 60 days following the
completion of the construction and / or demolition project.
Contact Marissa Ostos, Environmental Engineering, at (909) 774-4062 for more information.
Instructions and forms are available at the City 's website, www.cityofrc.us, under City Hall / Engineering /
Environmental Programs / Construction & Demolition Diversion Program.
9.
An easement for a joint use driveway shall be provided prior to issuance of Building Permits.10.
Add the following note to any private landscape plans that show street trees: “All improvements within
the public right-of-way, including street trees, shall be installed per the public improvement plans .” If
there is a discrepancy between the public and private plans, the street improvement plans will govern.
11.
www.CityofRC.us Page 7 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of
energy, fuel or power to any building or structure which is regulated by technical codes and for which a
permit is required unless, in addition to any and all other codes, regulations and ordinances, all
improvements required by these conditions of development approval have been completed and
accepted by the City Council, except: that in developments containing more than one building, structure
or unit, the development may have energy connections made in equal proportion to the percentage of
completion of all improvements required by these conditions of development approval, as determined
by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In
no case shall more than 95 percent of the buildings, structures or units be connected to energy sources
prior to completion and acceptance of all improvements required by these conditions of development
approval.
12.
Improvement Plans and Construction:
a. Street improvement plans, including street trees, street lights, and intersection safety lights on future
signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be
submitted to and approved by the City Engineer. Security shall be posted and an agreement executed
to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public
and/or private street improvements, prior to final map approval or the issuance of Building Permits ,
whichever occurs first.
b. Prior to any work being performed in public right -of-way, fees shall be paid and a construction permit
shall be obtained from the Engineering Services Department in addition to any other permits required.
c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project
along major or secondary streets and at intersections for future traffic signals and interconnect wiring .
Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other
locations approved by the City Engineer.
Notes:
1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart ,
unless otherwise specified by the City Engineer.
2) Conduit shall be 3-inch pvc with pull rope or as specified.
e. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA
standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with adequate
detours during construction. Street or lane closure permits are required. A cash deposit shall be
provided to cover the cost of grading and paving, which shall be refunded upon completion of the
construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to
City Standards, except for single-family residential lots.
h. Street names shall be approved by the Planning Manager prior to submittal for first plan check.
13.
www.CityofRC.us Page 8 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
All public improvements (interior streets, drainage facilities, community trails, paseos, landscaped
areas, etc.) shown on the plans and /or tentative map shall be constructed to City Standards. Interior
street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive
approaches, sidewalks, street lights, and street trees.
14.
Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance
with the City's street tree program.
15.
Annexations:
(1) Landscape District: LMD#3B
A signed consent and waiver form to join the appropriate Landscape Districts shall be filed with the
Engineering Services Department prior to final map approval or issuance of Building Permits whichever
occurs first. Formation costs shall be borne by the developer.
(2) CFD Districts:
The developer shall enter into an Annexation Proceeding and sign a Consent and Waiver to join
Community Facilities District CFD2022-01 (Street Lighting Services) and CFD 2022-02 (Industrial
Area Services), and shall be filed by Special Districts prior to final map approval or issuance of Building
Permits whichever occurs first. Any annexation cost shall be borne by the developer. For any questions
and/or processing coordination of the CFD please contact Kelly Guerra at (909) 774-2582 or by email
at kelly.guerra@cityofrc.us.
16.
A separate set of landscape and irrigation plans per Engineering Public Works Standards shall be
submitted to the Engineering Services Department for review and approval prior to issuance of Building
Permits. The following landscaped parkways, medians, paseos, easements, trails or other areas shall
be annexed into the Landscape Maintenance District.
17.
The developer shall be responsible for the relocation of existing utilities as necessary.18.
Provide separate utility services to each parcel including sanitary sewerage system, water, gas, electric
power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements
shall be provided as required.
19.
Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga
Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental
Health Department of the County of San Bernardino.
20.
www.CityofRC.us Page 9 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
Construct the perimeter street improvements to current City Standards including, but not limited to:
Curb & Gutter
A.C. Pvmt
Side-walk
Drive Approach (W=35'min.)
Street Lights
Street Trees
Bike Lanes
Other/etc.
Notes: (a) All drive approach shall have a minimum width of 35 feet per City Std. 101C. (b) Pavement
reconstruction and overlays will be determined during plan check.
21.
Fire Prevention / New Construction Unit
Standard Conditions of Approval
The fire access / fire lane and fire water mains cross existing property lines, are located on property not
under the control of the applicant or are located on a property that is being or could be subdivided. To
ensure continued Fire District use of and access to, and maintenance as needed, of the fire access /
fire lane and fire water mains, a reciprocal agreement between property owners and the Fire District is
required. The agreement is required to be recorded with the San Bernardino County Recorder. A site
plan showing the location of the fire access / fire lane and fire water mains is required to be included
with the agreement. The agreement is required to be reviewed and approved by the Fire District prior to
recording. Proof of recordation is required to be submitted to the Fire District. A template of this
agreement has been included in Fire District Standard 5-10, which has been uploaded to the
Documents section.
1.
Access doors are required to be identified in accordance with Fire District Standard 5-5. The Standard
has been uploaded to the Documents section.
2.
Required alarm systems and supervision systems are required to be in accordance with Fire District
Standard 9-3. The Standard has been uploaded to the Documents section.
3.
Plans for the alarm and /or supervision (monitoring) system are required to be submitted separately and
issued a separate permit. Submit all plans to the Building & Safety Department for routing to the Fire
District.
4.
Plans for the private, onsite fire underground water infrastructure are required to be submitted
separately and issued a separate permit. Submit all plans to the Building & Safety Department for
routing to the Fire District.
5.
www.CityofRC.us Page 10 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Fire Prevention / New Construction Unit
Standard Conditions of Approval
Plans for the public, offsite fire underground water infrastructure are required to be submitted separately
and issued a separate permit. Plans are required to be submitted prior to or concurrently with the
submittal of the Water District mylars. Submit all plans to the Building & Safety Department for routing to
the Fire District.
6.
Plans for the automatic fire sprinkler system are required to be submitted separately and issued a
separate permit. Submit all plans to the Building & Safety Department for routing to the Fire District.
7.
Emergency responder radio coverage is required for the building (s) included in this project. San
Bernardino County Information Services Department (ISD) conducts radio signal strength assessments
for the entire county. It is highly recommended that a radio signal strength assessment is completed for
this project. Where emergency responder radio coverage is determined to meet the requirements of the
California Fire Code, an emergency responder radio system and /or associated equipment will not be
required. Please contact Tim Trager with County ISD at 909-388-5563 or ttrager@isd.sbcounty.gov to
schedule an assessment and/or obtain any available information about the project site.
Where the existing emergency responder radio coverage is found to be below acceptable standards ,
an emergency responder radio system and associated equipment will be required to be provided in
compliance and accordance with the California Fire Code.
8.
Fire flow information for this project is obtained from the Cucamonga Valley Water District (CVWD).
CVWD can be reached at 909-944-6000 or custserv@cvwdwater.com.
9.
Fire flow is required to be in accordance with Appendix B of the California Fire Code. The Fire District
has adopted the appendix without local amendments except that the minimum fire flow for commercial
buildings shall not be less than 1500 gpm. Proof of the availability of the required fire flow must be
provided to the Fire District in the form of a letter or written report dated within the past 12 months.
10.
Fire sprinklers are required to be installed in accordance with Fire District Standard 9-5. The Standard
has been uploaded to the Documents section.
11.
Gates installed across a commercial /industrial emergency vehicle access road (fire lane) are required
to be in accordance with Standard 5-4. The Standard has been uploaded to the Documents section.
12.
A Knox Box key box is required in accordance with Fire District Standard 5-9. Additional boxes may be
required depending on the size of the building, the location of fire protection and life safety system
controls, and the operational needs of the Fire District. The Standard has been uploaded to the
Documents section. If an installed Knox Box is available to this project or business, keys for the
building/suite/unit are required to be provided to the Fire Inspector at the final inspection.
13.
A Knox key switch is required to be installed on motorized gates that are installed across or provide
access to a fire access road (fire Lane). See Fire District Standard 5-3 for Residential Gates and Fire
District Standard 5-4 for Commercial and Industrial Gates.
14.
A Knox or Fire District padlock is required to be incorporated into the security system for a manually
operated gate that is installed across or provides access to a fire access road (fire lane).
15.
www.CityofRC.us Page 11 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Fire Prevention / New Construction Unit
Standard Conditions of Approval
Coordinate landscaping with the roof access ladder points and address signage. Landscaping cannot
obstruct roof access or clear visibility of address signage from time of installation to maturity of the
shrubs and trees.
16.
Roof access is required to be in accordance with Fire District Standard 5-6. The Standard has been
uploaded to the Documents section.
17.
Public and private fire service water mains, public and private hydrants, water control valves, fire
sprinkler risers, fire department connections (FDCs), and other fire protection water related devices and
equipment are required to be provided, designed, and installed in accordance with Fire District
Standard 5-10. The Standard has been uploaded to the Documents section.
18.
Building and Safety Services Department
Please be advised of the following Special Conditions
When the Entitlement Review is approved submit complete construction drawings including structural
calculations, energy calculations and soils report to Building and Safety for plan review in accordance
with the current edition of the CA Building and Fire Codes including all local ordinances and standards .
The new structures are required to be equipped with automatic fire sprinklers per the CBC and Current
RCFPD Ordinance. Disabled access for the site and building must be in accordance to the State of CA
and ADA regulations .
1.
Grading Section
Please be advised of the following Special Conditions
Prior to issuance of a wall permit, a copy of the Grading Special Conditions of Approval shall be
included within the engineered wall plans and calculations.
1.
Standard Conditions of Approval
Grading of the subject property shall be in accordance with current adopted California Building Code
and/or the California Residential Code, City Grading Standards, and accepted grading practices. The
Grading and Drainage Plan (s) shall be in substantial conformance with the approved conceptual
Grading and Drainage Plan.
2.
A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform
such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall
implement design recommendations per said report.
3.
The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be
completed, submitted, and approved by the Engineering Services Department prior to the issuance of
building permits.
4.
www.CityofRC.us Page 12 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
A separate Grading and Drainage Plan check submittal is required for all new construction projects and
for existing buildings where improvements being proposed will generate 50 cubic yards or more of
combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by
a California licensed Civil Engineer prior to the issuance of a grading or building permit.
5.
The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust
control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be
located outside of the public right of way.
6.
If a Rough Grading and Drainage Plan /Permit are submitted to the Engineering Services Department
for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading
and Drainage Plan/Permit.
7.
Prior to the issuance of a grading permit the applicant shall obtain written permission from the adjacent
property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the perimeter
wall(s) to be constructed offset from the property line .
8.
Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility
path from the public right of way and the accessibility parking stalls to the building doors in conformance
with the current adopted California Building Code. All accessibility ramps shall show sufficient detail
including gradients, elevations, and dimensions and comply with the current adopted California Building
Code.
9.
The Grading and Drainage Plan shall implement City Standards for on -site construction where possible ,
and shall provide details for all work not covered by City Standard Drawings.
10.
Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a
minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All
slope offsets shall meet the requirements of the current adopted California Building Code .
11.
Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking
stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current
adopted California Building Code.
12.
The applicant shall provide a grading agreement and grading bond for all cut and fill combined
exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond
shall be approved by the Engineering Services Department.
13.
This project shall comply with the accessibility requirements of the current adopted California Building
Code.
14.
www.CityofRC.us Page 13 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
Grading Inspections:
a) Prior to the start of grading operations the owner and grading contractor shall request a pre -grading
meeting. The meeting shall be attended by the project owner /representative , the grading contractor and
the Building Inspector to discuss about grading requirements and preventive measures, etc. If a
pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit
may be subject to suspension by the Building Inspector;
b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department
at least 1 working day in advance to request the following grading inspections prior to continuing
grading operations:
i)The bottom of the over-excavation;
ii)Completion of Rough Grading, prior to issuance of the building permit;
iii)At the completion of Rough Grading, the grading contractor or owner shall submit to the Engineering
Services Department an original and a copy of the Pad Certifications to be prepared by and properly
wet signed and sealed by the Civil Engineer and Soils Engineer of Record;
iv) The rough grading certificates and the compaction reports will be reviewed by the Associate
Engineer or a designated person and approved prior to the issuance of a building permit.
15.
Prior to issuance of a wall permit, on engineered combination garden /retaining walls along the property
boundary the structural calculations for the wall shall assume a level toe /heel at the adjacent off-site
property (i.e. a manufactured slope is not present). This shall be shown in the typical sections of the
grading and drainage plan.
16.
Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan )
set shall show in each of the typical sections and the plan view show how the separations between the
building exterior and exterior ground surface meet the requirements of Sections CBC 1804.3/CRC
R401.3, CBC2304.11.2.2/CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted
California Building Code/Residential Code.
17.
Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from the
adjacent property owner (s) for ALL work proposed on the adjacent property. The letter shall be scanned
and pasted onto the permitted grading plan set. The letter shall show on either the title sheet or a detail
sheet of the grading and drainage plan set.
18.
Prior to approval of the project -specific storm water quality management plan, the applicant shall submit
to the City Engineer, or his designee, a precise grading plan showing the location and elevations of
existing topographical features, and showing the location and proposed elevations of proposed
structures and drainage of the site.
19.
A drainage study showing a 100-year, AMC 3 design storm event for on -site drainage shall be prepared
and submitted to the Engineering Services Department for review and approval for on -site storm water
drainage prior to issuance of a grading permit. The report shall contain water surface profile gradient
calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be wet signed
and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet
calculations showing the proper sizing of the water quality management plan storm water flows into the
proposed structural storm water treatment devices.
20.
www.CityofRC.us Page 14 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway
culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit.
21.
Private sewer, water, and storm drain improvements will be designed per the latest adopted California
Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan.
22.
Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the
engineer of record shall certify the functionality of the storm water quality management plan (WQMP)
storm water treatment devices and best management practices (BMP).
23.
Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the
project Conditions of Approval .
24.
Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance
of all storm water quality structural /treatment devices and best management practices (BMP) as
provided for in the project’s Storm Water Quality Management Plan, shall be provided for by CC &R’s or
deeds and shall be recorded prior to the approval of the Water Quality Management Plan. Said CC &R’s
and/or deeds shall be included in the project site specific Storm Water Quality Management Plan
(WQMP) document prior to approval of the WQMP document and recording of the Memorandum of
Agreement of Storm Water Quality Management Plan .
25.
Prior to the issuance of a Grading Permit the City of Rancho Cucamonga’s “Memorandum of
Agreement of Storm Water Quality Management Plan” shall be submitted for review and approved by
the Engineering Services Department and recorded with the County Recorder’s Office .
26.
Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification
Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan
document.
27.
The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for
each underground infiltration device, with the Facility ID Number assigned, to the Engineering Services
Department prior to issuance of the Grading Permit and /or approval of the project -specific Water
Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the
permitted grading plan set, and a copy of said form shall be included in the project -specific Water
Quality Management Plan.
28.
The applicant shall prepare or amend existing CC &R’s as needed to clarify how maintenance
responsibilities will be shared between the newly created parcels and the remaining existing parcels of
Parcel Map 5044 prior to issuance of a grading permit. The grading and drainage plan and the CC &Rs
shall address shared access to 6th Street, private storm drains, storm water treatment devices, surface
drainage and maintenance of common areas, including landscaping within public rights -of-way and
Best Management Practices identified in the WQMP.
29.
The land owner shall provide an inspection report on a biennial basis for the structural storm water
treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental
Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water
Quality Management Plan prepared for the subject project. All costs associated with the underground
infiltration chamber are the responsibility of the land owner.
30.
www.CityofRC.us Page 15 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
The land/property owner shall follow the inspection and maintenance requirements of the approved
project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a
biennial basis to the City of Rancho Cucamonga Environmental Program Manager.
31.
A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the
Building and Safety Director, or his designee, and the City of Rancho Cucamonga’s “Memorandum of
Storm Water Quality Management Plan” shall be recorded prior to the issuance of a grading permit or
any building permit.
32.
The Site and Drainage Plan in the final project -specific Water Quality Management Plan shall show the
locations of all roof downspout drains. if required for storm water quality purposes, the downspouts shall
include filters.
33.
Prior to the start of landscaping operations, the landscape architect and the landscape contractor shall
provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga Planning
Department. The weed barrier shall be permeable.
34.
The final project-specific water quality management plan (WQMP) shall include executed maintenance
agreements along with the maintenance guidelines for all proprietary structural storm water treatment
devices (BMP’s). In the event the applicant cannot get the proprietary device maintenance agreements
executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included
within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states
that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the
maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment
device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall
include maintenance agreement (s) as part of the sale of the residential lot to the buyer. A copy of the
maintenance agreements to be included in the sale of the property shall be included within the WQMP
document.
35.
Prior to issuance of a grading permit and approval of the project specific water quality management
plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of
concern as addressed in the in the final project -specific water quality management plan (WQMP). At a
minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters
shall be maintained on a regular basis as described in the “Inspection and Maintenance Responsibility
for Post Construction BMP” section of the final project-specific water quality management plan.
36.
Prior to issuance of a grading permit the Final Project -Specific Water Quality Management Plan shall
include a completed copy of “Worksheet H: Factor of Safety and Design Infiltration Worksheet” located
in Appendix D “Section VII – Infiltration Rate Evaluation Protocol and Factor of Safety
Recommendations, …” of the San Bernardino County Technical Guidance Document for Water Quality
Management Plans. The infiltration study shall include the Soil Engineer’s recommendations for
Appendix D, Table VII.3: Suitability Assessment Related Considerations for Infiltration Facility Safety
Factors”.
37.
www.CityofRC.us Page 16 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
Prior to approval of the final project -specific water quality management plan the applicant shall have a
soils engineer prepare a project -specific infiltration study for the project for the purposes of storm water
quality treatment. The infiltration study and recommendations shall follow the guidelines in the current
adopted “San Bernardino County Technical Guidance Document for Water Quality Management Plans”.
38.
Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil
engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water
Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho
Cucamonga Engineering Services Department.
39.
www.CityofRC.us Page 17 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
GROUND WATER PROTECTION:
Prior to approval of the final project specific water quality management plan (WQMP), the WQMP
document shall meet the requirements of the State Water Resources Control Board Order No .
R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm
Sewers Separation (MS4) Permit reads:
Section XI.D(Water Quality Management Plan Requirements ).8(Groundwater Protection):
Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to
primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer
strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect
groundwater:
a.Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of
ground water quality objectives.
b.Source control and pollution prevention control BMPs shall be implemented to protect groundwater
quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior
to infiltration.
c.Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large
commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial
parking lot as ‘100,000 sq. ft. or more of commercial development to include parking lot (with 100 or
more vehicle traffics ), OR, by means of 5,000sqft or more of allowable space designated for parking
purposes’).
d.Unless adequate pre -treatment of runoff is provided prior to infiltration structural infiltration treatment
BMPs must not be used for areas of industrial or light industrial activity {77}, areas subject to high
vehicular traffic (25,000 or more daily traffic ); car washes; fleet storage areas; nurseries; or any other
high threat to water quality land uses or activities.
e.Class V injection wells or dry wells must not be placed in areas subject to vehicular {78} repair or
maintenance activities {79}, such as an auto body repair shop, automotive repair shop, new and used
car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does
any vehicular repair work.
f.Structural infiltration BMP treatment shall not be used at sites that are known to have soil and
groundwater contamination.
g.Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water
supply wells.
h.The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high
groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial
uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained.
i.Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water
Code Section 13050.
The final project-specific Water Quality Management Plan shall specifically address items, a, b, d, f, h, i
above.
40.
www.CityofRC.us Page 18 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
NONRESIDENTIAL MANDATORY MEASURES – CALIFORNIA GREEN BUILDING STANDARDS
CODE – Prior to the issuance of any building permit the applicant shall comply with Section 5.106.1
(Storm water pollution prevention) of the current adopted California Green Building Standards Code:
Newly construction projects and additions which disturb less than one acre of land shall prevent the
pollution of stormwater runoff from the construction activities through one or more of the following
measures:
5.106.1.1 Local Ordinance – Comply with a lawfully enacted stormwater management and /or erosion
control ordinance.
5.106.1.2 Best Management Practices (BMP) – Prevent the loss of soil through wind or water erosion
by implementing an effective combination of erosion and sediment control and good housekeeping
BMP.
1.Soil loss BMP that should be considered for implementation as appropriate for each project include ,
but are not limited to, the following:
a.Scheduling construction activity.
b.Preservation of natural features, vegetation and soil.
c.Drainage swales or lined ditches to control stormwater flow.
d.Mulching or hydroseeding to stabilize disturbed soils.
e.Erosion control to protect slopes.
f.Protection of storm drain inlets (gravel bags or catch basin inserts).
g.Perimeter sediment control (perimeter silt fence, fiber rolls).
h.Sediment trap or sediment basin to retain sediment on site.
i.Stabilized construction exits.
j.Wind erosion control.
k.Other soil loss BMP acceptable to the enforcing agency .
2.Good housekeeping BMP to manage construction equipment, materials and wastes that should be
considered for implementation as appropriate for each project include, but are not limited to, the
following:
a.Material handling and waste management.
b.Building materials stockpile management.
c.Management of washout areas (concrete, paints, stucco, etc.).
d.Control of vehicle/equipment fueling to contractors staging area.
e.Vehicle and equipment cleaning performed off site .
f.Spill prevention and control.
g.Other housekeeping BMP acceptable to the enforcing agency (City of Rancho Cucamonga).
41.
www.CityofRC.us Page 19 of 20Printed: 10/31/2023
Project #: DRC2022-00301
Project Name: Two (2) New Industrial Buildings
Location: 9910 6TH ST - 020921143-0000
Project Type: Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
NONRESIDENTIAL MANDATORY MEASURES – CALIFORNIA GREEN BUILDING STANDARDS
CODE – Prior to the issuance of any building permit the applicant shall comply with Section 5.106.10
(Grading and paving) of the current adopted California Green Building Standards Code:
Construction plans shall indicate how site grading or a drainage system will manage all surface water
flows to keep water from entering buildings. Examples of methods to manage surface water include, but
are not limited to, the following:
1.Swales.
2.Water collection and disposal systems .
3.French drains.
4.Water retention gardens .
5.Other water measures which keep surface water away from buildings and aid in groundwater
recharge.
Exception: Additions and alterations not altering the drainage path.
42.
Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format
provided in the City of Rancho Cucamonga handout “Information for Grading Plans and Permit”.
43.
The subject project, shall accept all existing off -site storm water drainage flows and safely convey those
flows through or around the project site. If existing off -site storm water drainage flows mix with any
on-site storm water drainage flows, then the off -site storm water drainage flows shall be treated with the
on-site storm water drainage flows for storm water quality purposes, prior to discharging the storm
water drainage flows from the project site.
44.
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DATE:November 8, 2023
TO:Chairman and Members of the Planning Commission
FROM:Matt Marquez, Director of Planning and Economic Development
INITIATED BY:Jennifer Nakamura, CNU-A, Deputy Director of Planning
Sean McPherson, AICP, Principal Planner
SUBJECT:DEVELOPMENT CODE UPDATE - Consideration to Recommend
Approval to the City Council of Zoning Text Amendments to Articles II, III,
V, VIII, and IX of Title 17 (Development Code) of the Rancho Cucamonga
Municipal Code that will Include the Addition of a New Section for Major
Exceptions, the Addition of New Subzone to the Summary Table and Land
Use, Clarifications to Various Development Standards including updates to
Drive-Thru Use and Service Station Standards, New Standards for
Subdivisions in the Form Based Code, Adjustments to Open Space
Requirements, and Additional Typographic and Formatting Amendments,
and Recommendation of Zoning Map Amendments to Specific Parcels for
Consistency with the General Plan (“PlanRC”). An Addendum to the
General Plan Update and Climate Action Plan FEIR has been prepared for
this project (Zoning Map Amendment DRC2023-00317; Municipal Code
Amendment DRC2023-00318) (CONTINUED FROM OCTOBER 11, 2023
HPC/PC MEETING)
RECOMMENDATION:
Staff recommends that the Planning Commission adopt the attached resolution recommending the City
Council to do the following:
1. Adopt the CEQA Addendum
2. Adopt the proposed Development Code Text Amendments
3. Adopt the proposed Zoning Map Amendments
BACKGROUND:
On December 15, 2021, the City Council adopted a comprehensive update to the city’s General Plan.
Commonly referred to as “Plan RC”, the General Plan was designed to address issues and challenges
facing the City, including diversifying employment opportunities, expanding housing and mobility
choices, and maintaining many of the characteristics that make the city a special place to live. Following
the adoption of the General Plan, the City Council adopted a comprehensive update to the Development
Code on May 18, 2022. The Code Update was designed to codify the community’s vision that was
established in the General Plan and increase certainty in the development review process. Since the
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adoption of the code, various clarifications and technical clean-ups have been identified. These items
are necessary to better calibrate the Code to the General Plan vision and to ensure clearer standards
and procedures are implemented through the development review process.
As has previously been described to the Commission, the Development Code and General Plan are
living documents in that they are intended to change over time to reflect the evolving complexity of the
development review process. With this understanding, staff is now proposing a “Phase III” of
development code updates along with zoning map amendments to ensure consistency between the
General Plan Land Use Map and the Zoning Map. The amendments proposed in this staff report are to
ensure that the Development Code maintains consistency with the City’s vision for development as
outlined by the General Plan.
On October 11, 2023, the Planning Commission held a public hearing to consider the proposed
amendments discussed in this report. Prior to the meeting, on October 10, 2023, staff received written
correspondence from an interested individual requesting that the Planning Commission continue the
item so that that individual could have sufficient time to study the proposed amendments. In their letter,
the interested individual noted that they felt as though sufficient time hadn’t been given for stakeholders
to review the proposed code amendments. The Planning Commission voted unanimously to continue
the item to a date certain of November 8, 2023 in response to the letter received. As of the writing of
this report, staff has attempted to reach the individual who requested a continuance many times in
order to discuss any questions or concerns they may have but has been unable to do so. However,
we were contacted by a representative of that individual, but we were not provided any details in regards
to the changes requested.
ANALYSIS:
The Development Code text amendments consist of various technical amendments to Articles II, III, V,
VII, VIII, and IX. The technical amendments include formatting and typographic error fixes, new/clarified
development standards, new sections, and the creation of new CE1 subzone. The proposed text
amendments are listed below and on Attachment A.
Article II – Land Use and Development Procedures
1. Section 17.20.070 (Major Exceptions)
•This new section will be added to allow applicants to apply for exceptions from specific form-
based standards outlined in Article VIII. Since the adoption of the code and implementation
of the Form Base requirements, Staff has seen the potential benefit with offering flexibility
with certain standards. The intent of this section is not to shift away from the goals and vision
the Form Base Code facilitates, it is instead a response to current trends and conditions in
the development, construction, and economic markets that may not be aligned with the
expectations of the code at the time of the project proposal. Additionally, this section will also
offer opportunities for flexibility when practical constraints exist on parcels that may make the
FBC standards infeasible. The major exception process will apply to following four specific
standards:
1. The number of otherwise applicable building type requirements stipulated in subsection
17.138.020.B (Requirements);
2. The non-residential use mix requirements stipulated in subsection 17.138.030.D
(Required Non-Residential Use);
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3. The FAR requirements stipulated in Table 17.130.050-1 (Required Build-to-Line, Height,
and Frontage Area);
4. The minimum dwelling unit per acre requirements stipulated in Table 17.130.050-1
(Required Build-to-Line, Height, and Frontage Area) only for existing, active commercial
shopping centers.
Items 1, 2, and 3 have become recurring concerns from applicants since the adoption of the
Form Based code. Staff has engaged in very lengthy, ongoing discussions over these
standards and has received numerous proposals that include requests for reductions or
flexibility using different mechanism from the Code or other tools provided through State
regulations. Generally speaking, past and recent applicants have held a strong position that
the strict application of these three standards is challenging and burdensome to the point
that may render a development unfeasible. By allowing flexibility through a discretionary
exception process, these requirements can be reviewed upon request for a specific project
to determine if application of a more flexible standard can be warranted. The approving
authority for these will be either the Planning Commission or in some instances, the City
Council, with Planning Commission providing a recommendation to the Council as noted
below.
In addition, there are several commercial shopping centers throughout the city, with many of
the larger centers located on Foothill Boulevard. The zoning along Foothill Boulevard is
Corridor 1 (west of Haven Avenue) and Corridor 2 (east of Haven Avenue). These zones are
intended to be mixed-use zones and contain a minimum density for any development
proposed within those zones. Exception 4 provides an opportunity for an existing commercial
shopping center to proposal a new structure, expand existing buildings, or potentially rebuild
a portion of the shopping center without having to provide the minimum number of residential
units. Existing shopping centers serve a valuable need and purpose to the community and
the City and modifications from time to time may be needed without complete redevelopment
of the site. This major exception will essentially allow existing, active shopping centers to
remain a shopping center until such time when a property owner or applicant wishes to
redevelop under the full regulations of the Form Based Code.
These major exceptions can be requested by the applicant or recommended by the Planning
Director, Planning Commission, or City Council. The approval process for a major exception
is as follows:
Major Exception Planning Commission City Council
1: Reduction in number of building
types Approving body N/A
Unless on appeal
2: Reduction in the non-residential
use mix Recommending Body Approving Body
3: Reduction in the minimum FAR Recommending Body Approving Body
4: Reduction in the minimum density Approving Body N/A
Unless on appeal
Any request for items 1-4 on a large
site (3 acres or more)Recommending Body Approving Body
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Any request for 2 or more major
exceptions for one proposal Recommending Body Approving Body
Table 1: Major Exception Approval Authority
The major exceptions are intended to provide relief with these specific standards, at the
discretion of the Planning Commission and/or City Council. These major exceptions are not
intended to provide relief with the remainder of the Form Base Code requirements. Any
proposal requesting a major exception is still required to comply with the remaining standards
of the Code and will be expected to produce a development that meets the intent and vision
of the underlying zone.
Article III – Zones, Allowed Uses, and Development Standards
1. Section 17.30.030 (Allowed land uses and permit requirements); Amendments to Table
17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone)
•“Work/Live” will be added to the Industrial, Manufacturing, and Processing Uses section of
the Use Table. The “Work/Live” use is permitted in the NI and IE zones, but the change was
not reflected in Table 17.30-030-1.
•“Alternative Fuel Station, with Lounge” will be added to the Land Use Table to allow the
development of new service stations exclusively for alternative fuel vehicles in the Neo-
Industrial and Industrial Employment zones.
•Footnote 11 on Table 17.30.030-1, which references two old industrial zones - Industrial Park
and General Industrial – which no longer exist, will be deleted. Through a previous code
amendment, the Industrial Park zone and General Industrial zone became the Neo-Industrial
zone.
2. Section 17.32.020.G.6, 8, and 9 (Allowed Use Descriptions)
•The use description for “automobile service station, general” will be updated to provide clarity
between service stations for petroleum-based fuel vehicles and service stations for alternative
fuel vehicles. Additionally, a new use description will be added for “Electric Vehicle Charging,
Ancillary” and “Alternative Fuel Station with Lounge”. These two new use descriptions will
provide clarity between charging equipment for electric vehicles that is installed in an existing
development (shopping center, restaurant parking lot, etc.) and a new service station that is
developed for the sole purpose of providing alternative fuel options (similar to a gas station,
but for alternative fuel vehicles).
3. Section 17.36.020 (Development standards for two units in single-family residential zones)
•The affordability requirement for new residential units over 800 square feet will be stricken.
State law now prohibits an affordability requirement for urban lot splits.
4. Section 17.36.030 (Urban lot splits in single-family residential zones)
•The affordability requirement for new residential units over 800 square feet will be stricken.
State law now prohibits an affordability requirement for urban lot splits.
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5. Table 17.38.060-1 (Overlays and other Special Planning Areas – Land use table for The Resort)
•This section includes Footnote 13, with a reference to two industrial zones. Since the
industrial zones do not exist in The Resort Specific Plan, this footnote is not relevant and will
be deleted.
Article V – Specific Use Requirements
1. Section 17.89.020 (Development and design standards – Service Stations)
•After the adoption of updated service station standards in an earlier amendment, a conflict
was discovered. The regulation on the “number of automobile service stations per
intersection” will be stricken as this requirement conflicts with the existing provision requiring
a minimum 1,000-foot separation between Automobile Service Stations. A maximum of two
service stations are currently allowed per intersection, however, the 1,000-foot separation
requirement will likely prevent the ability to have two service stations an any intersection. The
separation requirement will remain in the code, while the number of service stations per
intersection will be stricken.
2. Section 17.91.040 (Development and design standards)
•Subsection C.3.v states “drive-through lanes and stacking area shall be located adjacent and
parallel to the public right-of-way.”, while the previous Subsection A.3.f prohibits drive-thru
lanes between the property line and the front of a building. To avoid conflict, subsection C.3.v
will be stricken, as part of the intent behind the drive-thru standards is to screen the drive-
thru lane.
Article VII – Design Standards and Guidelines
1. Section 17.122.010 (Purpose and applicability), Table 17.122.010-1 (Single-Family Variations
Required)
•The table will be amended to reduce the number of floor plans that is required per the number
of dwelling units and provides clarity to related footnotes. As an example, the current
provisions require a subdivision with 11-20 dwelling units to provide a minimum of 4 floor
plans and 3 different elevations per floor plan. For a small subdivision of 12 units, for example,
this will require four different plan types and three different elevations (architectural styles)
per plan. While variety in design is appreciated and expected, achieving a variety of this level
for a small subdivision has presented challenges. The amendment will be help create a less
burdensome requirement for new smaller infill subdivisions, by slightly reducing the minimum
number of floor plans for each range of dwelling units. The number of elevations per floor
plan will remain the same, which will still ensure a variety of architectural styles is provided
and a balanced neighborhood is established.
Article VIII – Form Based Code
1. Section 17.128.020 (Overview of Form-Based Zones)
•Amendment to Table 17.128.020-1 (Summary Table of Form-Based Zones), adding a CE1-
SC subzone to the CE1 zone. This proposed subzone area is generally located south of
Arrow Route, north and 7th Street, west of Archibald Avenue, and east of Helms Avenue. This
new subzone will allow certain existing uses to remain, specifically Vehicle Services – Minor
and Vehicle Services - Major. The area of the proposed subzone contains a current zoning
designation of Neo-Industrial (NI), which allows the vehicle services uses. However, the
current underlying General Plan Land Use is Traditional Town Center, which corresponds to
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the Center 1 (CE1) zone. To ensure the General Plan and Zoning map are consistent for this
area, a zoning map amendment is proposed (discussed below). A direct zone change from
NI to CE1 will result in a substantial amount of existing Vehicle Service business to become
nonconforming and will also result in the use becoming “Not Permitted”. Through detailed
research it was determined that the vehicle service uses made up over 30% of the
unpermitted uses (roughly 20 of the 55 unpermitted uses). Additionally, these existing vehicle
service operations are small, family-owned businesses that serve the local and surrounding
community. While the zone change is necessary to facilitate the vision and purpose of the
General Plan, it is not intended to “push out” local small businesses that bring value and
purpose to the community. As such, a new subzone is proposed that is specific to the subject
area to allow the existing vehicle service uses to remain in place and as permitted uses.
2. Section 17.130.030 (Applicable to All Zones)
•New language will be added to address proposed subdivisions in Form Based zones. The
Form-Based Code is currently silent on subdividing existing parcels without a proposed
development. The new language will stipulate that when subdividing a parcel, each
development site (or parcel) must be able to accommodate the largest building type allowed
in the zone constructed in its smallest form. Each building type in the Form Base code
contains a minimum and maximum footprint to ensure all proposed developments maintain
an appropriate scale and massing. Using these standards will allow opportunities to subdivide
a parcel in a Form Base zone without compromising its full development potential.
3. Section 17.130.050 (Specific to Zones); Table 17.130.050-1 (Required Build-to-Line, Height, and
Frontage Area),
•The minimum and/or maximum FAR will be updated in the following zones as follows:
o CE1: 0.2 min/1.0 max (Existing: 0.2 min/0.6 max)
o ME1: 0.6 min/2.0 max (Existing: 0.4 min/1.0 max)
o ME2: 0.4 min/2.0 max (Existing: 0.4 min/1.0 max)
The changes to the FAR will allow greater opportunities for development in these zones. The
existing FARs were proving to be strict and potentially limiting, which affects the ability to
achieve the desired development types, including multi story development, in these zones
that is envisioned by the General Plan.
4. Section 17.130.060 (Building Type Standards)
•The requirement limiting the amount of common open space for Mid-Rise and High-Rise
building types will be deleted. This will remove any limitations on the amount of open space
that is provided when developing two of the largest building types allowed in the Form Base
Code. We do not want to restrict a development from providing as much open space as
desired.
5. Section 17.134.070 (Pocket Park)
•A minimum size of 1,000 square feet will be added for all proposed pocket parks in the Form
Base code. The pocket park is a common selection from the open space types in the Form
Based Code, however, the code is currently silent on the minimum size a pocket park must
be. Providing this minimum size for the pocket park will ensure the park space is functional
and serves the needs of the community.
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6. Section 17.136.020 (Allowed Land Uses) Amendment to Table 17.136.020-1 (Allowed Land
Uses in Form-Based Zones)
•The table will be updated to add the CE1-SC subzone as a column on the Allowed Land Uses
table. All existing uses from the CE1 zone, along with the inclusion of vehicle services minor
and vehicle services major, will also be added to the Allowed Land Uses table.
Zoning Map Amendments:
The proposed Zoning Map Amendments include updating the zoning of certain areas to be consistent
with the underlying General Plan Land Use Designation and to address incorrect zoning from
inadvertent oversight. The General Plan was updated in 2021 to address many issues facing the city,
including the strong desire for quality places that met the diverse needs of the community. Through
the General Plan process, several areas were identified as great opportunities to address these
challenges by updating the land use designations and establishing new visions, new goals, and new
objectives.
Most of the zoning changes were adopted in 2022 as part of the Development Code and Zoning Map
update to implement the general plan. In most circumstances, the new land use designation was fairly
similar to the current designation, which made the accompanying zoning map amendments a marginal
change. However, in other instances, the change to the land use designation was intentional to meet
the community’s desire to see redevelopment of areas that correspond with the big ideas outlined in
the General Plan. These changes lead to a significant change in the zoning, allowed uses, and
development requirements of these areas. Due to the nature of these changes, staff desired to take
additional time to review and analyze the potential impacts to these properties and develop a path
forward that would minimize potential impacts while still achieving the goals of the General Plan. The
zoning amendments are summarized below.
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1.Southwest Rancho Cucamonga
An area within Southwest Rancho Cucamonga will be rezoned with a new subzone Center 1 –
Southwest Cucamonga (CE1-SC). During outreach for PlanRC, the Southwest Cucamonga
community expressed a sincere desire for a downtown/town center that provided access to goods
and service in walkable environment in their community. In response to this desire, the General
Plan land use was updated from Neo Industrial to Traditional Town Center across various parcels
in a prominent location within the historic boundaries of Southwest Cucamonga. The proposed
zoning map amendment will modify the current zoning designation of Neo-Industrial to the new
zoning of CE1-SC. The Form Base Code will regulate the new subzone, including the development
standards and land use requirements for future development.
Creating a new subzone will minimize the number of legal nonconforming uses. A detailed analysis
of existing businesses within the subject zone change area was conducted by Staff to understand
the types of uses that are currently in operation and how the zone change might impact them. The
CE1 zone is the corresponding zone for the Traditional Town Center land use designation. Staff
analyzed the area of the zone change to gain a better understanding of the existing uses and
business currently I operation. There are roughly 180 businesses in the area. A comparison of
these existing business to the land use table of the CE1 zone resulted in nearly 55 business/uses
Image 1. CE1-SC Subzone Boundary Area
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becoming “Not Permitted”, which is roughly 30 percent of the local businesses in that community.
Using the analysis, Staff took a closer look at the unpermitted uses and of the 55 business,
approximately 18 of these uses were local small businesses, particularly vehicle service uses, that
serve a valuable need and purpose to the community. While the Traditional Town Center
designation is intended to create walkable downtown/town center place that meets the desire of
the community, the change was not intended to push out local, small businesses that hold great
value to the residents and surrounding community. As such, the CE1-SC subzone was created to
help balance the shift between the existing uses and the expectations of the CE1 zone.
One key component to this subzone is the regulation of some of the existing business, particularly
the vehicle service uses. These existing uses and their existing buildings are permitted to remain;
however, new vehicle service uses cannot be established. This specific criterion is identified as
footnote on the land use table in the Form Base code. Placing this restriction on future vehicle
service uses furthers that balance between the vision and expectations of the Traditional Town
Center and the value of the local, small business. The vision of the Traditional Town Center can
be achieved over time without coming at the abrupt expense of small business owners.
2. Rochester / Jack Benny / Arrow Area. An area along Rochester Avenue near Jack Benny Drive
and Arrow Avenue will be rezoned to Corridor 2. The land use designation in this area was updated
during PlanRC from Neo-Industrial to Corridor High. This amendment will modify the current zoning
designation of Neo-Industrial to Corridor 2 (CO2). The zoning amendment will result in a change
in the allowed uses, however, the impacts to existing business in this area will be minimal. Using
analysis completed by Staff, it was determined that a majority of the businesses fall under the
commercial uses category, which is more aligned with the CO2 zone than the NI zone. This
minimizes any concerns with nonconformities and minimizes the impacts to existing uses. The
amendment will not only bring consistency between the General Plan and Zoning Map, it will also
help facilitate future development that will complement the vision around the Epicenter.
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3.Various Parcels at Southwest Corner of Vineyard
Avenue and Arrow Route.
Various parcels will be rezoned to Neighborhood General 3 (NG3). The land use designation in
this area was updated during the comprehensive General Plan update in 2021 from Neo-Industrial
to Neighborhood Corridor. This amendment will modify the current zoning designation of Neo-
Industrial to NG3 to ensure consistency between the General Plan and Zoning Map and to help
facilitate a medium intensity, neighborhood serving development in the future.
Image 2. Rochester / Jack Benny / Area
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4.Vacant Parcel on Carnelian, South of 19th Street.
This parcel contains a General Plan land use designation of Traditional Neighborhood. The parcel
should contain a corresponding zoning designation of Low Residential (L), however the parcel was
inadvertently missed during the comprehensive zoning map update in May 2022. This amendment
is a technical clean-up that will apply the L residential zoning designation to the parcel to correct
the error.
Image 2. Southwest Corner – Vineyard, Arrow
Image 3. Southwest Corner Arrow/Vineyard
Image 4. Vacant Parcel on Carnelian
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ENVIRONMENTAL REVIEW:
In approving the General Plan update in December 2021, the City Council certified the Rancho
Cucamonga General Plan Final Environmental Impact Report (EIR) (SCH No. 2021050261) in
accordance with the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines
Section 15164, the City has reviewed the proposed amendments to the Development Code and Zoning
Map against the General Plan EIR and determined the EIR adequately addresses all the environmental
issues associated with the project. The proposed project would not result in any new significant impacts
on the environment based upon the analysis and conclusions presented in the General Plan EIR. In
addition, previously identified significant impacts would not become substantially more severe than
shown in the previous EIR. Finally, no new feasible mitigation measures have been identified that would
substantially reduce significant impacts identified in the General Plan EIR. Therefore, staff has prepared
an EIR Addendum for the amendments to the Development Code and Zoning Map. Unlike an EIR, an
Addendum is not required to be circulated for public review
FISCAL IMPACT:
There is no direct fiscal impact resulting from the proposed Development Code amendments and
Zoning Map amendments. However, the adoption of these amendments will help facilitate future
development that is consistent with the vision outlined in the General Plan. The General Plan vision for
denser, mixed use urban centers can help Rancho Cucamonga maintain a high level of fiscal
performance and become a regional destination and focal point of activity.
COUNCIL MISSION / VISION / VALUE(S) ADDRESSED:
These amendments address multiple City Council Core Values, including providing and nurturing a
high quality of life for all, promoting and enhancing a safe and healthy community for all, and
intentionally embracing and anticipating the future. The Development Code is the implementing tool
for the General Plan, which has laid out the vision for Rancho Cucamonga over the next 10-20 years.
This vision, supported by the Big Idea, is the starting point to maintaining and improving Rancho
Cucamonga as a world class community. The amendments to the Code and Zoning Map will further
support these visions by offering clarity in the review process, flexibility with certain standards, and
zoning updates that will facilitate future improvements throughout the City.
EXHIBITS:
Exhibit A. Proposed Development Code Text Amendments
Exhibit B. Zoning Map Amendments
Exhibit C. EIR Addendum
Exhibit D. PC Resolution 23-28
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Rancho Cucamonga, California Municipal Code
Title 17 DEVELOPMENT CODE
ARTICLE VII. DESIGN STANDARDS AND GUIDELINES
Chapter 17.118 PURPOSE AND APPLICABILITY
17.118.010 Purpose.
17.118.020 Applicability.
Chapter 17.120 GENERAL DESIGN PROVISIONS
17.120.010 Purpose and applicability.
17.120.020 Site design.
17.120.030 Building design.
Chapter 17.122 DESIGN PROVISIONS BY DEVELOPMENT TYPE
17.122.010 Purpose and applicability.
17.122.020 Hillside development.
17.122.030 Commercial, office, and industrial development.
17.122.040 Signs.
Chapter 17.123 MULTI-FAMILY AND RESIDENTIAL MIXED-USE
17.123.010 Purpose and applicability.
17.123.020 Pedestrian-oriented site design.
17.123.030 Facade design.
17.123.040 Roof design.
17.123.050 Doors and windows.
17.123.060 Required open space.
Exhibit A
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17.123.070 Residential unit design.
17.123.080 Additions and remodels.
Chapter 17.124 DESIGN PROVISIONS FOR PUBLIC ART
17.124.010 Purpose.
17.124.020 Public art required.
17.124.030 Donated art work.
17.124.040 Public art design standards.
17.124.050 Submittals.
17.124.060 Applications to donate art work to the city.
17.124.070 Ownership and maintenance of art work placed on private property.
Chapter 17.118 PURPOSE AND APPLICABILITY
17.118.010 Purpose.
The purpose of these design standards and guidelines is to assist developers and designers in
understanding and complying with the city’s standards for building and site design. The standards and
guidelines are based upon community design goals as expressed in the general plan to encourage the
orderly and harmonious appearance of structures and property along with associated facilities, such as
signs, landscaping, parking areas, and streets. They establish a high standard for design quality but are
flexible enough to allow individual expression and imaginative solutions. (Ord. No. 1000 § 4, 2022)
17.118.020 Applicability.
The provisions of this article may be required based on the zoning of a property or the use of a property
unless otherwise specified in this article. Any addition, remodeling, relocation, or construction requiring a
building permit within any zone is subject to the design standards and guidelines of this article. In
addition, projects may be subject to site development review (section 17.16.100), minor design review
(section 17.16.130), or major design review (section 17.20.040). The following types of design provisions
apply:
A. Standards. These provisions are requirements for the project with limited flexibility.
B. Guidelines. The project should address the design guidelines, but some flexibility is permitted in
how they are achieved. (Ord. No. 1000 § 4, 2022)
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Chapter 17.120 GENERAL DESIGN PROVISIONS
17.120.010 Purpose and applicability.
The purpose of this chapter is to provide general design standards for all development as applicable
according to section 17.118.020 (Applicability). The standards are organized under two major categories:
site plan design and building design. In general, the standards prioritize the relationship of a structure to
other structures, uses, views, existing site conditions, and pedestrian orientation, and emphasize
consistency in architectural design across a building and a site. This chapter does not include guidelines.
(Ord. No. 1000 § 4, 2022)
17.120.020 Site design.
A. Grading. Proper grading techniques that are sensitive to natural conditions must be utilized for
reasons of public safety, maintenance, aesthetics, and environmental protection.
1. To minimize impacts on existing terrain, the maximum amount of cut (excavation) shall not
exceed five feet below the natural grade and the amount of fill shall not exceed three feet above the
natural grade.
2. Grade land and landscape in increments of no more than five feet to avoid exposing vast
expanses of bared earth at any given time in order to minimize soil erosion.
3. Split pads, built-up foundations, stepped footings, or stem walls shall be used for buildings on
lots with an average slope that exceeds eight percent.
4. All graded slopes must be either rounded off or contoured.
5. Driveways.
a. The slope of a driveway shall not exceed 15 percent at any point along the length or width
of the driveway (except as permitted within the Hillside Overlay Zone).
b. The slope of a driveway within 18 feet in front (the side with the garage door) of any
garage shall not exceed five percent.
B. Building Orientation. Buildings shall be placed in a manner compatible with existing and planned
uses and buildings.
1. For sites with more than two primary buildings, buildings must be sited to create plazas or
common open space.
2. Building orientation shall provide shelter from seasonal high winds.
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C. Access and Circulation. Site design must provide safe and efficient paths of travel for vehicles and
pedestrians and reduce conflicts between pedestrian and vehicles.
1. Vehicular access.
a. On all new development sites within the Wildland-Urban Interface Area, two means of
ingress and egress are required.
b. Access for both required means of egress shall connect with existing access points
(driveways, intersections, or median openings) wherever possible.
c. Shared access with adjoining properties shall be provided where feasible.
d. All points of access shall be designed in conformance with the applicable city engineering
services department and fire district standards and policies.
2. Pedestrian access.
a. Pedestrian walkways shall be provided between the primary entries of all buildings and
the public sidewalk, on-site pathways/paseos, greenway, or other shared open space.
b. Pedestrian walkways shall be direct (straight) as physically/technically possible.
c. Pedestrian walkways shall be paved in a manner that is continuous materially and visually
distinct from areas for vehicular circulation.
d. Pedestrian walkways shall be delineated with landscaping.
e. Pedestrian walkways shall include human-scaled, low intensity level lighting that is
continuously illuminated between sunset and sunrise. Such lighting may be mounted on
poles/posts, embedded in low walls, or in the pavement or ground. When mounted on a
vertical structure (pole, post, or wall), the light source shall not be more than three feet above
the walkway surface.
f. Pedestrian walkways must connect the on-site open spaces with public sidewalks and
building entrances.
g. For sites with more than two primary buildings, common open spaces, plazas, or courts
must be accessible from all corners.
FIGURE 17.120.020-1 ACCESSIBILITY OF OPEN SPACES
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3. Greenways.
a. On-site greenways that link private common areas with public areas such as rights-of-way
and multi-purpose trails are required for residential projects and for projects of three acres or
more.
b. Required greenways shall:
i. Provide a continuous connection across the project site.
ii. Have a minimum average width of 20 feet but at no point be less than ten feet in
width.
iii. Have no solid walls or fencing for a minimum of 50 percent of its length. When
adjacent to residential properties within a subdivision, gates shall be provided in any
wall/fence that separates a lot within the subdivision to allow direct access to the
greenway.
iv. Provide for equestrian (local feeder trail) use in the Equestrian Overlay Zone.
v. Connect to existing or planned greenways located on adjacent properties with no
walls/fences or gates inhibiting access between the subject property and adjacent
properties.
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vi. Be recorded as an easement on common property that is privately maintained.
4. Multi-purpose trails.
a. All trails (“regional,” “community,” and “local feeder” as defined in the trails implementation
plan) must be constructed according to the city’s technical standards related to, for example,
surface material, fencing, access gates, drainage, and landscaping.
b. Where existing traditional bicycling, pedestrian, equestrian travel routes, and routes to
schools exist through a property, trails must preserve the traditional paths where possible.
c. All new developments are to be designed in accordance with the Trails Implementation
Plan and adopted trail standards as defined in that document.
d. Within the Equestrian Overlay Zone, trail connections must be provided through recorded
easements in order to connect disconnected (or incomplete) trails segments to the overall trails
network and for needed access to recreation facilities/activities.
e. Local feeder trails must be provided adjacent, and parallel to the rear (or side) property
line of residential lots for equestrian access and related equestrian service (e.g. hay delivery
and animal care) access for all residential development within the Equestrian Overlay Zone.
f. At least one means of public access to the trails network and one internal loop trail
system of local feeder trails must be provided in all residential development within the
Equestrian Overlay Zone.
g. Corral Areas.
i. A corral area with a minimum area of 576 square feet shall be provided in the rear
yard of all residential lots in all new residential development within the Equestrian Overlay
Zone.
ii. This corral area may be rectilinear (24 feet by 24 feet or 12 feet by 48 feet) or
circular (27 feet in diameter).
iii. This corral area shall be graded flat/level. It is not necessary to provide any physical
improvements for the corral area such as fences, posts, etc.
iv. Grade access from the corral area to the trail with a maximum slope of five to one
(5:1) and a minimum width of ten feet.
v. Corral areas must be placed adjacent to the local feeder trail that serves the lot.
vi. Lots shall include a gate at the rear or side perimeter from the rear yard to the local
feeder trail for use and trail maintenance purposes.
D. Parking. The following standards supplement the standards of chapter 17.64 (Parking and Loading
Standards).
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1. Frontage. The combined frontage of access driveways and parking in the form of surface
parking or freestanding garages/carports may occupy:
a. A maximum of 40 percent of the frontage of any lot up to 100 feet in width.
b. A maximum of 30 percent of the frontage of any lot more than 100 feet in width.
FIGURE 17.120.020-2 MAXIMUM PARKING FRONTAGE
2. Parking access.
a. A maximum of two driveway aprons for one-way traffic and one driveway apron for two-
way traffic may be permitted per street frontage per lot. Lots greater with 400 feet of street
frontage or greater may have one additional driveway apron per street frontage.
b. Entrances to parking facilities along a block frontage shall be separated by a minimum of
40 feet, excluding access to parking plazas.
c. Where possible, driveway aprons serving adjacent parking facilities shall be shared.
d. Access to parking for corner parcels shall not be provided from the front of the lot.
e. Driveways shall not exceed 16 feet in width through public parkway frontages. Where
providing access to fire lane, the drive aisle shall widen to a minimum of 26 feet.
f. Access to parking shall be a minimum of 50 feet from the intersection of the front and
street-facing side property lines.
3. Parking in single-family residential development. A minimum 50 percent of all the dwelling units
within a single-family residential development project shall comply with at least one of the following
requirements:
a. The garage is detached, and located 20 feet behind, the main dwelling unit.
b. The face (“wall” plane) of the garage door is parallel to the side or rear property line of the
lot.
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c. The face (“wall” plane) of the garage door of an attached garage is a minimum of ten feet
behind the longest wall plane (measured horizontally) of the main dwelling unit that faces the
street / public right-of-way.
4. Freestanding residential garages/carports.
a. Drive aisles may not exceed 150 feet in length when garages/carports are aligned; 200
feet when garages/carports are staggered or offset.
b. Freestanding garage/carport structures may house up to eight cars side-by-side.
c. Each car space within a multiple-space garage or carport structure shall be separated
with a solid wall/partition in accordance with the Building Code except where two or more
spaces are designated to serve a single dwelling unit.
d. For single garage units, the inside dimension shall be a minimum of ten feet by 20 feet.
e. All drive aisles shall incorporate the design and technical requirements of the fire district
such as minimum aisle width, “hammerhead” turnarounds, fire lane markings, and curbing.
f. Garage/carport structures shall have materials, finishes, trim, and colors that match the
corresponding elements of the primary building of a multi-family residential development or the
main dwelling unit of a single-family residential development.
g. Vertical support elements of carport structures shall have a minimum horizontal dimension
of six inches.
5. Tuck-under parking. All tuck-under parking shall be in individually secured garages with garage
doors.
6. Structured parking.
a. Any portion of structured parking levels facing the right-of-way must be screened from
view by at least one of the following features:
i. Regular “punched” openings designed to resemble windows of habitable space;
ii. Trellis or living wall with vertical landscaping; or
iii. Custom textured or decorative screening.
b. Controlled one-way vehicle ingress/egress for parking facilities (gates, doors, etc.) may
not exceed 12 feet in width. Controlled two-way vehicle ingress/egress for parking facilities
(gates, doors, etc.) may not exceed 24 feet in width. Exceptions to these maximum width
requirements are those deemed necessary for public safety access.
c. Parking for residential units shall be separated from parking for nonresidential uses
through a controlled fence, gate or other barrier, provided that such controls do not inhibit
pedestrian access between these parking areas.
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7. Tandem.
a. Tandem parking may be used to satisfy the required off-street parking requirement.
b. Tandem parking that requires backing out onto a public street is prohibited.
8. Bicycle parking.
a. Short-term bicycle parking. Short-term bicycle parking shall be located within 30 feet of a
primary building entrance and shall be visible from the primary building entrance.
b. Long-term bicycle parking. Long-term bicycle parking must be located on the same lot or
property as the use it serves in a parking facility; a dedicated room or building; an enclosed
bicycle locker; or a fenced, covered, and locked bicycle storage area.
E. Paving.
1. Hardscape materials. On-site hardscape material shall be permeable or pervious and light in
color with a high solar reflective index.
2. Paving within setback area. Plazas or outdoor seating areas located within street-facing
setbacks or private frontage areas must be separated or visually distinguished from the sidewalk by
landscaping, raised planters, special paving or similar features. Paving within required setback
areas shall be different from that of the adjacent public sidewalk.
F. Landscaping. The following standards supplement the standards of chapter 17.56 (Landscaping
Standards).
1. Minimum dimension. The minimum dimension of any required landscape area is 30 inches.
2. Existing features.
a. Natural features, such as trees and vegetation over ten feet in height, rock outcroppings,
and water sources must be maintained and incorporated into the site design.
b. Existing, mature trees where the drip-line is outside of the proposed building footprint
must be preserved unless it can be demonstrated that other development standards cannot be
met.
3. Plant selection. Plants must be selected to reinforce community identity, create a pleasant and
livable environment, control erosion, provide protection from wind and hot summer sun, and tie new
development into the surrounding context.
a. Landscape species must be native, low-water usage, and low maintenance.
b. Landscaping must be fire-resistant. In high fire hazard areas, plant material must conform
to the fire district’s vegetation management codes and standards.
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c. In the wildland-urban interface fire area, plants, trees, shrubs, and ground covers shall
consist of species and spacing in accordance with the fire district’s applicable codes and
standards.
d. Landscaping must be placed according to sunlight needs.
e. Plant size at maturity must be considered when planting near property lines, buildings,
site features, streets and sidewalks.
f. Where a nonresidential development abuts residential property, landscaping in the
nonresidential side yard must not exceed the height of the residential structure.
g. Trees on southern and western exposures must be deciduous.
4. Prohibited. The following may not count toward required landscaping:
a. Plant species that are listed by California Invasive Plan Council (Cal-IPC) as invasive.
b. Flammable mulch.
5. On-site drainage. On-site drainage shall be provided using natural drainage channels,
bioretention areas, or other landscape areas that filter surface water run-off.
6. Landscape accents.
a. Required landscaped areas within the front setback shall include at least one of the
following:
i. Specimen trees.
ii. Flowering trees or plantings.
iii. Decorative rockscape features.
iv. Accent pavement or pavers.
b. Landscape features are required at all primary building entries.
G. Walls and fences. The following standards supplement the standards of chapter 17.48 (Fences,
Walls and Screening).
1. For corner side yards of lots in a new residential development, walls/fences shall have a
minimum setback of five feet from the interior edge of the sidewalk pavement (or in the absence of
a sidewalk, the street side property line).
2. On corner side yards of lots in an existing residential development, any new wall/fence where
there is not an existing wall/fence must have a minimum setback of five feet from the interior edge
of the sidewalk pavement (or in the absence of a sidewalk, the street side property line).
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3. On corner side yards of lots in an existing residential development, any new wall/fence where
there is an existing wall/fence may be constructed at the setback of the existing wall/fence.
4. New fences in the Wildland-Urban Interface Fire Area shall of non-combustible materials.
5. Retaining walls.
a. All retaining walls must be constructed in a stepped or terraced fashion with the maximum
height for any single wall no more than four feet, unless physical limitations on the site or
structural engineering conditions do not make terracing feasible. If the change in grade is
greater than four feet, a series of retaining walls, interspersed by planting areas in a stepped or
terraced fashion shall be constructed to minimize its visual prominence and avoid a monolithic
appearance. The minimum separation between terraced retaining walls shall be three feet
(measured between the nearest vertical surfaces of the walls).
b. Retaining walls visible from the public right-of-way are to be constructed of decorative
concrete blocks or have a decorative finish.
c. Retaining walls shall provide visual interest through the use of form, texture, detailing and
planting. When a retaining wall contains an entry stairway to the residence, the design of the
wall shall include features that emphasize the entryway.
6. Perimeter fences and walls. Walls enclosing the perimeter of a residential development shall
be constructed of decorative CMU such as split-face or fluted block, or CMU with a decorative finish
such as stucco or stackstone.
H. Refuse and recycling areas.
1. Location. Common refuse (trash), green recycling, and general recycling containers/bins and
structures used for the purpose of enclosing such containers/bins shall not be located:
a. Within any required street-facing setback;
b. In any required parking or landscaped areas; or
c. In any other area required to remain unencumbered, according to fire and other
applicable building and public safety codes.
2. Container/bin materials. Containers/bins used for the collection and storage of refuse and
recyclable materials shall be:
a. Constructed of a durable waterproof and rustproof material;
b. Covered when the site is not attended;
c. Secured from unauthorized entry or removal of material; and
d. Of a capacity sufficient to accommodate materials collected between collection
schedules.
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3. Visibility. Common refuse (trash), green recycling, and general recycling containers/bins shall
be screened by enclosures such that no containers/bins are visible from the public right-of-way.
a. Enclosure materials may include landscaping, fences or walls.
b. Constructed enclosures must be durable, waterproof and rustproof.
4. Clear zone. The area in front of and surrounding all enclosure types shall be kept clear of
obstructions and accessible.
5. Drainage. The floor of the enclosure shall have a drain that connects to the sanitary sewer
system.
I. Fire Safety. Areas designated as high fire hazard areas must provide vegetation management and
landscaping in accordance with the fire district’s codes and standards. (Ord. No. 1000 § 4, 2022)
17.120.030 Building design.
A. Architectural integrity and unified palette. A single recognizable design theme is required for each
building. No particular style of architecture is required; however, individual structures must exhibit a
consistent and unified palette of textures, materials, and colors. Subtle variations that provide visual
interest but do not create abrupt changes in the overall design of the immediate area allowed.
1. Architectural design elements, including roofline articulation, windows, architectural details,
materials, and colors, must be applied consistently across all building facades to create a total
continuity of design. The design of residential structures, detached garages, and other accessory
buildings must reflect a distinctly rural theme, including the use of open fencing, lack of uniformity in
siting, predominance of single-story structures, and the building materials consistent with those of
the primary structure.
B. Building entrances.
1. Changes in roof-form, building massing, and/or architectural articulation must be incorporated
to identify the entry location. This may include towers, spirals, domes, color, trellises, fountains,
public art, plazas, and/or changes in massing.
2. Weather protection must be provided over each building entrance.
C. Blank walls.
1. Wall segments that are devoid of any articulation, fenestration, or embellishment may not
exceed 18 feet in length.
2. Blank walls at ground level must be enhanced with architectural details, landscaping, climbing
vines, and/or landscaped trellises or lattices.
D. Materials and color.
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1. Primary building materials. Primary building materials for principal and accessory buildings are
limited to:
a. Stucco (minimum two-coat; synthetic stucco is not permitted).
b. River rock, stackstone, brick, stone. Any of these materials may be native or
manufactured.
c. Brick.
d. Siding. May be wood, composite wood, or cement fiberboard.
e. Exterior insulation and finish system (EIFS).
2. Secondary building materials. Secondary building materials for principal and accessory
buildings are limited to:
a. Stucco (minimum two coat stucco; synthetic stucco is not permitted) siding.
i. Siding must be wood, composite wood, vinyl, or cement fiberboard.
ii. Wood siding must be painted or stained.
b. River rock, stackstone, brick, or manufactured stone (building base only).
c. Tile (for bulkheads below display windows and decorative accents only).
d. Metal (matte finish or Corten).
e. Concrete masonry units consisting of decorative concrete blocks or concrete blocks with
a decorative finish.
i. One the building base only.
ii. Basic/plain (precision) concrete masonry units are not permitted.
f. Smooth finished concrete (building base only, board-form only, cast concrete not
permitted).
3. Wildland-Urban Interface Fire Area. In the Wildland-Urban Interface Fire Area, all materials
must be those approved by the Building Code and Residential Code for construction in the high fire
hazard areas.
4. Accent/detail materials. Building materials for detail and ornament may include, but are not
limited to, metal (e.g. wrought iron, bronze, copper, aluminum, and tin), fiberglass, tile, terra cotta,
fieldstone, and plaster.
5. Change in material. Change in building material may occur only at the inside corner of a
change in wall plane. Material must wrap around outside corners.
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6. Porches, balconies, decks, and exterior stairs. Porches, balconies, decks, and exterior stairs
must be stucco or wood. Railings must be wood or steel.
7. Durability of materials.
a. Exterior finish materials shall have an expected lifespan of no less than 30 years.
b. Exterior timber shall be protected from decay by stain and sealant.
c. Exterior ferrous metals shall be protected from corrosion either through the use of
galvanized, stainless, or weathering steel.
8. Roofing materials.
a. Permitted roofing materials for primary and accessory buildings are limited to tile roofing
material made of clay, ceramic, concrete, slate, metal, composite materials such as fiber-glass,
or cool roof membranes. Composition shingle shall only be used on additions or replacements
to existing buildings with roofing of the same material and must meet 30-year durability
standards.
b. When such circumstances allow the use of composition shingles, the roof materials shall
be of architectural dimension style to create a shadow.
c. Detached accessory structures with roof cover such as patio covers, cabanas, etc., with a
floor area of less than 120 square feet in area and/or are not subject to public view from streets
or from adjacent land uses may use other roof materials as approved by the planning director.
d. Accessory structures for equestrian or agricultural uses such as barns for keeping of
horses or storing of agricultural equipment may include other roof materials (e.g., metal) as
approved by the planning director.
E. Equipment screening.
1. Visibility of roof-mounted equipment. Building parapets or other architectural elements shall
screen roof-mounted equipment from visibility as seen from the centerline of the nearest right-of-
way at a point six feet above the finished surface. Screening shall be architecturally consistent with
the building and match the existing building with paint, finish, and trim cap detail.
2. Height of roof-mounted equipment. Roof mounted equipment greater than 12 inches above the
roof line, except for roof exhaust vents, plumbing vents, and solar panels, should be screened from
being visible as seen from the centerline of the nearest right-of-way at a point six feet above the
finished surface.
3. Solar equipment . Rooftop solar panels shall have a low-profile, flush-mounted design, with a
maximum of six inch gap between the solar panel and the roof material. If solar panels are mounted
on a flat roof and cannot be parallel to the roof surface, the entire underside of any solar panels
visible from a public street shall be screened with a mesh or wood lattice screening painted to
match the color of the solar array frame.
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4. Location of ground-mounted equipment. Mechanical and electrical equipment is not allowed in
street-facing setbacks unless screened with a solid wall or fence.
5. Visibility of ground-mounted equipment. Site- and ground-mounted mechanical or electrical
equipment shall be screened using plant materials, fencing, or walls from public right-of-way.
Conduits shall not be exposed on exterior walls and shall be embedded either in walls or
landscaping.
6. Screening height. All screen devices shall be as high as the highest point of the equipment
being screened.
7. Drain-waste-vent-system. Supply, exhaust and venting plumbing, conduits, and flues shall be
concealed within the walls of a building.
F. Sustainability.
1. Residential buildings must be oriented along a north-south axis where possible to maximize
passing heating and cooling.
2. All new construction shall incorporate landscaping and fenestration to passively cool the
building, energy-efficient HVAC systems, and energy efficient lighting.
3. All energy generation devices must blend in with the building color.
4. All on-site landscaping shall be drought-resistant and require minimal irrigation.
5. All appliances, HVAC systems, and lighting shall be electric and energy-efficient. (Ord. No.
1000 § 4, 2022)
Chapter 17.122 DESIGN PROVISIONS BY DEVELOPMENT TYPE
17.122.010 Purpose and applicability.
The purpose of this chapter is to provide design standards that are unique for specific development
types provided in this chapter, as applicable according to section 17.118.020 (Applicability). The
development types addressed in this chapter include single-family residential development; hillside
development; commercial, office, and industrial development; and signs. The design standards and
guidelines contained in this section supplement the standards in chapter 17.120 (General Design
Provisions).
A. Single-family home designs. The placement of houses in single-family residential subdivisions is an
important element in creating a functional and quality living environment. Single-family residential
development should promote an attractive streetscape through architectural and site planning design
elements that create variety and interest. Housing tracts characterized by repetitious street scenes of
nearly identical two-story houses built at the minimum setback lines are not desirable. Generally, it
requires a combination of design concept solutions to achieve the goal of creating varied, interesting,
and attractive streetscapes.
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1. Standards.
a. At least 25 percent (of all single-family detached units in any new single-family residential
development in a Residential Development Zone consisting of four or more units) shall be
single-story units. The number of single-story units may be reduced on a case-by-case basis
when needed to serve the purposes of this Development Code and when justified by such
considerations as location, lot size, and topography.
b. Vary front yard setbacks by at least five feet so that no house has the same front yard
setback as a house, plotted on an immediately adjacent lot on either side of it, with primary
frontage on the same street.
c. Vary garage treatments such as detached and semi-detached, side and rear entries, etc.
d. On flag lots, use 12-foot width for that portion of the driveway providing access to the
garage to minimize concrete and maximize landscaping potential.
e. Taper three- or four-car garage driveways down to a standard two-car width at street.
f. Vary floor plans and elevations as shown in Table 17.122.010-1 (Single-Family Variations
Required).
TABLE 17.122.010-1 SINGLE-FAMILY VARIATIONS REQUIRED
Number of Dwellings Required Floor Plans
(minimum) (1)(3)
Elevations (minimum per
required floor plan) (2)(3)
5-10 32 2
11-20 42 3
21-40 53 3
41-60 63 4
61-80 74 4
81-100 85 4
Over 100 8 5 + 1 (for each 40
additional)
4
Table notes:
The following may be counted as additional floor plans:
(1) Reverse footprints:A minimum 30% reverse footprints are required. Reverse footprints shall not be
counted as a required floor plan.
• Alternate orientation of 90 degrees or greater.
• Alternate garage orientation (e.g., side entry or detached).
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(2) Reverse footprints and alternate color schemes shall not count as additional elevations. Variations in the
following design elements, which create a significant difference in streetscape appearance, shall count as
additional elevations:
• Plans with different architectural styles.
• Plans with changes in massing and scale.
• Plans with roof ridges running in different directions.
• Plans with significant changes in roof pitch appropriate to the style.
•(3) The Design Committee may consider alternate mixes of floor plans and elevations that achieve the goal
of providing variety in the street scene of new subdivisions.
2. Guidelines.
a. Avoid excessive repetition of single-family homes with near identical floor plans and
elevations. Clustering houses around common space, zero lot line, reverse plotting, angling
house to the street, and side entry garages may be permitted if they provide streetscape
variety and visual interest, particularly in the Low Medium Zone.
b. Use two-car garages with bonus room on some floor plans or offset the third car space to
avoid garages which dominate the streetscape. One-story massing is preferred on corner side
yards.
c. Avoid identical or similar elevation schemes plotted on adjacent lots or across the street
from one another.
d. Avoid identical color schemes plotted on adjacent lots.
e. Vary lot size and lot width in order to provide designers with opportunities to include
significant variations in house orientation that balance livable open space with mass. For
example, a wider lot creates opportunity for greater separation between homes and
accommodates side entry garages.
f. Design house size and mass in proportion to the lot size and lot dimensions. Houses that
project a two-story volume straight up at the minimum setbacks on small lots are inappropriate.
g. Provide greater variation in front yard setback on larger lots (e.g., two acres or larger).
h. Vary garage treatments such as detached and semi-detached, side and rear entries, etc.
i. Pair garages to create larger front yards, allow greater separation between driveways,
and create variety along the streetscape.
B. Subdivision design. The following standards and guidelines apply:
1. Standards.
a. Provide two means of ingress and egress.
Formatted: Not Expanded by / Condensed by
Formatted: Font: 10.5 pt
Formatted: Indent: Left: 0.99", No bullets or
numbering, Tab stops: Not at 0.42"
Formatted
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b. Spacing for right-of-way widths, street sections, street radii, and intersections shall
conform to the street design policy available from the engineering department.
c. Corner lots are to be wider than interior lots.
d. If the proposed subdivision is bordered or surrounded by undeveloped land, prepare a
conceptual subdivision master plan for those properties to demonstrate how circulation routes
could be plotted, e.g. for vehicles, pedestrians, and emergency access, and how storm water
drainage infrastructure could be provided.
e. Provide four-way intersections (not offset “T” type intersections) on collector or larger
streets.
f. The maximum length for cul-de-sacs is 300 feet for single-family and multi-family
developments.
g.f. Intersections, including knuckles, shall be perpendicular (radial on curves).
h.g. Align intersections with existing streets or provide adequate spacing between
intersections.
i. For private, gated entrances provide adequate turnaround space in front of the gate and a
separate visitor lane with a call box to avoid cars stacking into the right-of-way.
2. Guidelines.
a. Physically integrate and align the design of lots and streets with one another to create
connected neighborhoods.
b. Physically integrate and align the design of new development with existing or potential
adjacent development relative to street design and lot pattern.
c. Avoid double-frontage lots on interior streets. (Ord. No. 1000 § 4, 2022)
17.122.020 Hillside development.
These Hillside Design Standards and Guidelines are intended to facilitate the appropriate development
of hillside areas and apply within the Hillside Overlay Zone and Hillside Residential Zone.
A. Site design.
1. Standards.
a. To the extent possible, the width of a building, measured in the direction of the slope, shall
be minimized in order to limit the amount of cutting and filling and to better “fit” the house to the
natural terrain.
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b. In steeper terrain (20 percent slope and greater), front yard setbacks may be reduced to a
minimum of 20 feet from back of curb or back of sidewalk, whichever is more restrictive, in
order to minimize rear yard grading.
2. Guidelines.
a. Design of building sites should be sensitive to the natural terrain and structures located in
such a way as to minimize necessary grading and to preserve natural features (such as
prominent knolls or ridgelines) to the maximum extent possible.
FIGURE 17.122.020-1 MINIMIZE UNNECESSARY GRADING
B. Views. Minimize impact to views of significant visual features as seen from both within and outside
a hillside development. When designing lots and plotting homes, the following standards and guidelines
apply:
1. Standards.
a. Any significant public vista or view corridor as seen from a secondary collector or major
arterial shall be maintained.
FIGURE 17.122.020-2 RETAIN INTEGRITY OF NATURAL SLOPE
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2. Guidelines.
a. Houses should be oriented to provide the opportunity, if available, for views to residents of
the house (although such views may be limited).
b. Residential development projects should incorporate site plotting solutions such as
clustering houses in a “compact” location; variable setbacks between houses; multiple
orientations of the plotting of the houses; and other site planning techniques to preserve open
spaces on the project site, protect natural features on the project site, and provide the
opportunity, if available, for views to residents of the new development (although such views
may be limited).
c. Privacy within the rear yards of new and existing residential development should be
considered when planning the plotting of a house on a lot; the location and size of windows
when designing floor plans; and the location and size of balconies, decks, etc. when designing
exterior elevations. However, this guideline should not altogether restrict specific building
placements, windows, and/or exterior features.
FIGURE 17.122.020-3 PRESERVE OPEN SPACE WITH CLUSTERING
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d. Whenever possible, as based on the overall parcel configuration and orientation, homes
should be designed to front onto east-west streets or should be plotted to follow the natural
contours rather than fronting onto north-south streets.
e. Where possible, graded areas should be designed with manufactured slopes located on
the uphill side of structures, thereby hiding the slope behind the structure.
f. Clustering of development through density transfer should be encouraged in
environmentally sensitive areas in order to reduce the potential for fire hazard and spread,
erosion, and excess runoff and to preserve existing natural features and open space.
FIGURE 17.122.020-4 PLACE MANUFACTURED SLOPES BEHIND BUILDINGS
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C. Roadways and driveways.
1. Standards.
a. Conform roadways to the natural landform. The physical and visual character of a hillside
should not be altered by creating large notches in ridgelines or by defining wide straight
alignments. Reduced road sections, split sections, and parking bays should be considered in
the layout of hillside streets to reduce grading.
FIGURE 17.122.020-5 GANG DRIVEWAYS TO REDUCE GRADING
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b. Where road construction is permitted in hillside areas, disruption to the natural landform
and existing vegetation shall be minimized to the maximum extent possible. Regrading to
approximate the profile of the natural slope conditions is preferred; retaining walls are
discouraged and, if necessary, shall be screened with landscape materials. The view along a
street front should create a pleasant appearance with a sense of open space and landscaping.
Some techniques include the following:
i. Utilize landform planting in order to create a natural appearance and provide a sense
of privacy.
ii. Reduce the impact of grading and resulting retaining walls by creating visual interest
with the combined use of terraced or crib walls, landscaping, and variations in the texture
and pattern of sidewalks and wall materials.
iii. Where adjacent to a steep hillside, minimal grading for the road and right-of-way,
with a transition to a natural landscape, can be utilized to provide an open and more rural
appearance.
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iv. A split roadway increases the amount and appearance of landscaping, and the
median can be used to handle drainage.
v. Where retaining walls are proven to be absolutely necessary adjacent to roadways or
within street setbacks, they shall be limited to three feet in height and screened with
landscape materials to create an aesthetically pleasing streetscape. Otherwise, terraced
or stepped structures shall be utilized which are separated by a minimum of three feet
and screened with appropriate landscape materials.
c. Driveways that serve more than one parcel are encouraged as a method of reducing
unnecessary grading, paving, and site disturbance.
FIGURE 17.122.020-6 VARY ROADWAY CROSS-SECTIONS BASED ON SLOPE
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d. Driveway grades above 15 percent may be permitted up to a maximum of 20 percent,
provided they are aligned with the natural contours of the land, if determined necessary to
achieve site design, and if all safety considerations have been met to the satisfaction of
building and fire officials. Proper design considerations shall be employed, including such
items as vertical curves and parking landings. In any case, parking landings shall be utilized on
all drives over ten percent grade.
e. Driveways shall not be permitted that exceed 20 percent slope except that one length, not
at the point of access, of not more than ten feet may have a slope of 22 percent.
f. On driveways with a slope of 20 percent or greater, a coarse paving material or grooves
for traction must be incorporated into the construction. These driveways shall not exceed 100
feet in length from the bottom of the approach to the structure.
FIGURE 17.122.020-7 PRESERVE EXISTING LANDFORMS IN ROADWAY DESIGNS
g. Retaining walls, not to exceed four feet in height, are permitted for soil stabilization
adjacent to a driveway. Retaining walls shall be screened with appropriate landscape materials
when grading is unavoidable. Otherwise, terraced retaining walls shall be utilized which are
separated by a minimum of three feet and appropriate landscape materials.
h. Adjacent to driveways, slopes no greater than 50 percent (ratio of 2:1) will be permitted.
i. Driveways shall enter public/private streets maintaining adequate line of sight.
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j. At the point where driveways intersect the public right-of-way, the pavement of the
driveway shall not be a minimum of five feet from any side property line. Exceptions may be
considered based on lot size, percentage of slope, and use as a common (joint) driveway.
FIGURE 17.122.020-8 LANDSCAPING OF RETAINING WALLS
D. Architecture. The form, mass, and profile of the individual buildings and architectural features
should be designed to blend with the natural terrain and preserve the character and profile of the natural
slope.
1. Standards.
a. Terrace the building to follow the slope. Where possible, use roofs on lower levels for the
deck open spaces of upper levels. Where decks are provided, they shall be a minimum of six
feet in width to provide adequate usable area and to effectively break up the mass.
b. Use split pads, stepped footings, and grade separations to permit structure to step up the
natural slope. Rooflines should terrace with the pad.
FIGURE 17.122.020-9 FOUNDATION TYPES ON HILLSIDES
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c. Detach parts of a dwelling such as a garage.
d. Avoid the use of gable ends on downhill elevations. The roof slope should be oriented in
the same direction as the natural slope.
FIGURE 17.122.020-10 AVOID GABLED ENDS ON DOWNHILL ELEVATIONS
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FIGURE 17.122.020-11 AVOID LARGE ROOF OVERHANGS
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FIGURE 17.122.020-12 CONFORM DESIGN OF STRUCTURE TO SLOPE
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e. The building envelope for all structures shall be as follows:
i. Downhill lot. An overall maximum height of 30 feet is permitted, as measured from
finished grade, from the required front setback extending toward the rear of the lot. The
maximum height at the side setbacks shall be 15 feet extending up toward the center of
the lot at a 45-degree angle to a maximum height of 30 feet as measured from finished
grade.
ii. Uphill lot. A maximum height of 15 feet is permitted at the required front setback and
shall extend up and toward the rear of the lot at a 45-degree angle to a maximum overall
height of 30 feet as measured from finished grade. A maximum height at the required side
setbacks shall be 15 feet extending up toward the center of the lot at a 45-degree angle to
a maximum height of 30 feet as measured from finished grade.
iii. Cross-slope lots. A maximum overall height of 30 feet is permitted, as measured
from finished grade, from the required front setback extending toward the rear of the lot.
The maximum height at the required side setbacks shall be 15 feet extending up toward
the center of the lot at a 45-degree angle to a maximum of 30 feet as measured from
finished grade.
f. Excavate underground or utilize below-grade rooms to reduce effective bulk and to
provide energy-efficient and environmentally desirable spaces. However, the visible area of the
building shall be minimized through a combined use of regrading and landscaping techniques.
For example, the use of earth berms around the lower part of the house minimizes larger
visual expanses of wall areas and functions as a natural solar heating and cooling insulator.
g. Exterior structural supports and undersides of floors and decks not enclosed by walls will
be approved only if it is proven that no alternative type of construction is feasible and that fire
safety and aesthetic considerations have been adequately addressed.
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2. Guidelines.
a. The design of the structure shall give consideration to the lot’s size and configuration in
order to avoid the appearance of overbuilding or crowding and to minimize the blocking of
views. For example, within a development, the majority of the units should not be designed
with minimum setback to minimum setback.
b. Avoid large expanses of a single material on walls, roofs, or paving areas. Create
interesting, small-scale patterns by breaking up building mass, varying building materials, and
through design and placement of windows and doors.
c. Building materials and color schemes should blend with the natural landscape. Treated
wood or materials of a wood-like appearance, having the necessary fire-retardant
characteristics, are encouraged for exterior surfaces. Where exterior stucco is used, it should
have a final coat of integrated color in a muted earth tone. Contrasting color accents should be
kept to a minimum, particularly on the view side. Use of other natural materials, such as river
rock, is encouraged.
E. Walls and fences.
1. Guidelines.
a. Walls and fences can be used to define a sense of place and create an attractive
appearance. However, walls should not dominate a view, and their height should be limited
adjacent to a street or trail or within a rear yard. Terracing and extensive landscaping can
reduce the effective bulk. In addition, street-front walls should incorporate varying design and
natural materials. The use of open-view fencing is encouraged, so long as adequate public
safety and residential privacy are maintained.
b. Fences will be allowed immediately adjacent to structures to provide a private outdoor
area. These fences shall be designed as an integral part of the building in order to minimize
the visual impact on surrounding areas.
c. Walls and fences shall integrate materials and colors used in the structure’s facade.
Naturally occurring materials, such as river rock, shall be used whenever possible.
d. Walls and fencing visible from the public right-of-way shall be designed to incorporate
visual interest through variation in placement, use of planters, differing materials, and
modulation of the wall plane.
F. Landscaping.
1. Standards.
a. In wildland-urban interface fire areas, landscaping shall be in accordance with fire district
codes and standards.
FIGURE 17.122.020-13 FENCING ON HILLSIDES
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FIGURE 17.122.020-14 NATURAL LANDFORM PLANTING
b. In order to protect slopes from soil erosion and slippage and to facilitate significant
revegetation, a permanent irrigation system shall be installed on all slopes with required
planting. However, the emphasis shall be toward using plant materials that will eventually not
need to be irrigated. Water and energy conservation techniques shall be utilized, including, but
not limited to, such items as drip irrigation and alluvial rockscape.
c. Landscaping shall be used to screen views of downslope elevations. When the structure
height exceeds 20 feet from finished grade on a downslope side, additional landscaping will be
required.
d. Slopes with required planting shall be planted with informal clusters of trees and shrubs to
soften and vary the slope plane. Where slopes are two to one (2:1) and five feet or greater in
height, jute netting shall be used to help stabilize planting and minimize soil erosion.
e. Native vegetation shall be retained and supplemented in canyons and along natural
drainage courses.
2. Guidelines.
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a. Natural landform planting should be used to soften manufactured slopes, reduce the
impact of development on steep slopes or ridgelines, and provide erosion control.
b. Maintain a “vegetative backdrop” by replanting with native trees. The vegetation should
screen structures to the extent possible at maturity and preserve the appearance of the natural
skyline.
FIGURE 17.122.020-15 VEGETATIVE BACKDROP
c. In order to minimize the grading of large flat areas and encourage water conservation
techniques, large expanses of low-growing grass in the front and side yards adjacent to a
street are discouraged.
d. Native or naturalized plants, or other plant species that blend naturally with the
landscape, shall be utilized in all areas with required planting.
G. Grading.
1. Standards.
a. Grading shall be phased so that prompt revegetation or construction will control erosion.
Where possible, only those areas that will be built on, resurfaced, or landscaped shall be
disturbed. Topsoil shall be stockpiled during rough grading and used on cut and fill slopes.
FIGURE 17.122.020-16 GRADING TO MATCH NATURAL CONTOURS
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FIGURE 17.122.020-17 AVOID STRAIGHT SLOPE BANKS
b. Grading operations shall be planned to avoid the rainy season, October 15th to April 15th.
Grading permits shall only be issued when a plan for erosion control and silt retention has
been approved by the planning director and building official, without regard to time of year.
c. No excavation or other earth disturbance shall be permitted on any hillside area prior to
the issuance of a grading permit, with the exception of drill holes and exploratory trenches for
the collection of geologic and soil data. These trenches are to be properly backfilled and, in
addition, erosion treatment provided where slopes exceed 20 percent.
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d. To encourage maintenance of slopes for erosion control and aesthetics, property lines
shall be located two feet back from the top of slope.
e. No point on any structure subject to the provisions of this section shall be closer to a
visually prominent ridgeline than 150 feet measured horizontally on a topographic map or 50
feet measured vertically on a cross-section, whichever is more restrictive.
f. Lot padding is limited to the boundaries of the structure’s foundation, a usable rear yard
area (residential only) of 15 feet adjacent to and between the structure and top or toe of slope,
and a 24-foot by 24-foot corral area. If it is physically unfeasible to design a reasonably usable
yard area due to conflict with other grading standards, then other forms of usable open space
should be considered, such as decks, patios, balconies, or other similar forms of built
structures designed to fit the natural topography.
g. No finished slopes greater than 50 percent (ratio of 2:1) may be created except beneath
the enclosed envelope of a structure where the maximum created slope is limited to 67 percent
(ratio of 1.5:1) or less.
h. Slopes within city-maintained landscape easements shall not exceed a maximum grade
of 3:1 or 33 1/3 percent.
i. Fill or excavation shall not exceed a depth of five feet at any point except where the
planning commission determines that unusual topography, soil conditions, previous grading, or
other unusual circumstances indicate that such grading would be reasonable and necessary.
FIGURE 17.122.020-18 CONFORM BUILDING PADS TO NATURAL CONTOURS
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j. All retaining walls shall be screened with appropriate landscape materials. Retaining walls
are limited to:
i. One upslope (from the structure) not to exceed four feet in height. Otherwise,
terraced retaining structures shall be utilized which are separated by a minimum of three
feet and appropriate landscaping.
ii. One downslope from the structure not to exceed four feet in height. Where an
additional retained portion is necessary due to unusual or extreme conditions (such as lot
configuration, steep slope, or road design), the use of terraced retaining structures shall
be considered on an individual lot basis. Terraced walls shall not exceed three feet in
height and shall be separated by a minimum of three feet and appropriate landscaping.
Terracing is not to be used as a typical solution within a development.
iii. On lots sloping with the street, and other configurations not discussed above, one
retaining wall, not to exceed three and one-half feet in height, may be used in a side yard
where necessary.
iv. Walls that are an integral part of the structure may exceed eight feet in height;
however, their visual impact will be mitigated through contour grading and landscape
techniques.
v. On horse-keeping lots, additional retaining walls, not to exceed four feet in height,
are allowed to provide a flat, usable corral area and access to trails.
k. Cut or fill slopes shall not exceed eight feet in height at perimeters of the site or elsewhere
without the use of walls, terracing, and other mitigating measures, such as contour grading or
landscape buffering, and then only as approved by the planning commission after conclusive
demonstration that such cut or fill heights will not adversely affect adjacent properties, views,
landforms, or other significant considerations not specifically discussed here, and that they are
absolutely required to accomplish land development under extreme or unusual circumstances
and conditions.
FIGURE 17.122.020-19 USE OF CRIB WALLS
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H. Drainage.
1. Standards.
a. Drainage channels shall use an AC or concrete liner in addition to a naturalizing
treatment.
b. Debris basins and energy-dissipating devices shall be provided, where necessary, to
reduce erosion when grading is undertaken in the hillside areas. Natural drainage courses
shall be protected from grading activity. In instances where crossing is required, a natural
crossing and bank protection shall be preferred over steel and concrete systems. Where brow
ditches are required, they shall be naturalized with plant materials and native rocks.
c. Building permits and grading permits shall not be issued for construction on any site
without an approved location for disposal of runoff waters, including, but not limited to, such
facilities as a drainage channel, public street or alley, or private drainage easement that is not
adequately protected from off-site drainage.
d. The use of cross-lot drainage shall be minimized. In situations where this is not possible
using conventional design, optional techniques including, but not limited to, single loaded
streets and reduced densities shall be considered. Extensive use of cross-lot drainage shall be
subject to planning commission review and may be considered only after demonstration that
this method will not adversely affect the proposed lots or adjacent properties and that it is
absolutely required in order to minimize the amount of grading which would result with
conventional drainage practices.
e. Where cross-lot drainage is utilized, the following shall apply:
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i. Project interiors. One lot may drain across one other lot if an easement is provided
within either an improved, open V-swale gutter which has a naturalized appearance or
within a closed drainage pipe that shall be a minimum inches in diameter. In both cases,
an integral wall shall be constructed. This drainage shall be conveyed to either a public
street or to a drainage easement. If drainage is conveyed to a private easement, it shall
be maintained by a homeowners association; otherwise, the drainage shall be conveyed
to a public easement such as a public alley, paseo, or trail. The easement width shall be
determined on an individual basis and shall be dependent on appropriate hydrologic
studies and access requirements.
ii. Project boundaries. On-site drainage shall be conveyed in an improved open V-
swale gutter that has a naturalized appearance or within an underground pipe in either a
private drainage easement, which is to be maintained by a homeowners association, or
conveyed in a public easement such as a public alley, paseo, or trail. The easement width
shall be determined on an individual basis and shall be dependent on appropriate
hydrologic studies and access requirements.
2. Guidelines.
a. Where possible, drainage channels should be placed in less visible locations, and more
importantly, should receive a naturalizing treatment including native rock, colored concrete,
and landscaping so that the structure appears as an integral part of the environment.
b. Natural drainage courses should be preserved and enhanced to the extent possible.
Rather than filling them in, drainage features should be incorporated as an integral part of the
project design in order to enhance the overall quality and aesthetics of a site, to provide
attractive open space vistas, and to preserve the natural character of the area.
I. Trails.
1. Guidelines. Trails are an integral part of a hillside area and provide recreation areas for
equestrian, hiking, and biking uses. They can also function as a means to take up grade or to
convey drainage.
a. In hillside areas, it is not always necessary to provide full improvements for trails. A more
natural experience may be achieved, and the amount of grading required can be reduced, by
providing minimal improvements in appropriate areas, such as undevelopable, steep slopes.
(Ord. No. 1000 § 4, 2022)
17.122.030 Commercial, office, and industrial development.
The majority of design standards and guidelines for commercial, office, and industrial development are
provided in chapter 17.120 (General Design Provisions). This section contains only those provisions that
are unique to commercial, office, and/or industrial development.
A. Special site design provisions.
1. Standards.
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a. Screen drive-through lanes from public view by orienting the building and a combination
of landscaping, berming, and low screen walls.
2. Guidelines.
a. For commercial projects, give special attention to creating pedestrian scale and an
inviting place for pedestrians to shop.
b. Site amenities, such as walls, hardscape, street furniture, trash enclosures, lighting, and
monument signs, should be designed as part of the total architectural package for the project.
c. Integrate signs into the architectural program.
B. Parking areas. The following standards and guidelines apply:
1. Standards.
a. Screen parking areas from public view with landscaping, low walls, grade differentials,
and building orientation.
b. For parking areas, include one tree for every three parking stalls for shade.
2. Guidelines.
a. Distribute parking evenly throughout a site instead of concentrating all in one large
parking lot.
b. Consider the types of users desired and plan the project accordingly rather than trying to
maximize building floor area.
c. Parking areas should not be the dominant element in the overall design of a project and
should be designed to minimize visual disruption.
d. The design of parking areas should also minimize auto noise, light and glare, and ambient
air temperature. This can be accomplished through the use of sound walls, general location,
use of well-designed lights, and landscaping throughout the parking lot.
C. Pedestrian orientation.
1. Guidelines.
a. Colonnades or loggias and other covered walkways or structures that provide shade to
pedestrian spaces shall be utilized whenever possible.
b. At street level, the use of building materials and building details that relate to human
activity shall be required where appropriate.
c. Convenient pedestrian circulation shall be provided throughout all projects to connect
public streets, parking areas, and public transit facilities with buildings and pedestrian open
spaces.
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d. Open spaces shall be integrated with pedestrian walks and defined by landscaping and
other elements to create a sense of place.
e. Where possible, open spaces shall be accessible to the public.
f. Street furniture. Benches, light standards, kiosks, trash receptacles, and other street
furniture in on-site open spaces shall be designed in a coordinated fashion to enhance the
appearance and function of the site and open space.
g. Pedestrian areas shall be highly visible and well lit.
D. Special architectural provisions.
1. Standards.
a. Paint roll-up doors and service doors to blend in with main building colors.
b. The creative use of building materials is required. A minimum of two primary building
materials shall be used. The recommended primary and secondary building materials are as
follows:
i. Primary building materials: concrete including form-lined and sandblasted concrete;
textured/decorative block (CMU) including split-face and slumpstone block; and rock
paneling including granite; marble; and slate, and glass/glazing as the dominant finish at
office areas/pods/corners. Similar primary materials may be considered on a case-by-
case basis.
ii. Secondary building materials: glass/glazing accents, tile trim, polished metals
including brass, copper, and aluminum; brick; distressed wood; painted metal elements;
and painted accent stripes. Similar secondary materials may be considered on a case-by-
case basis.
c. The application/use of metal, e.g. prefabricated sheets/paneling for exterior walls,
columns, exposed framing, roofing, and finishes (except as an accent material/trim) for all
buildings within all industrial zones (Neo-Industrial, Industrial Employment, etc.) is prohibited.
2. Guidelines.
a. For commercial projects, vary the roof through the use of vertical separations, vary the
roof structure, or vary the parapet line or ridgeline.
b. Provide interest and variation to storefront designs for shopping centers to complement
the architectural style. Design elements to be considered include providing offsets or bays,
strong base material, varying storefront treatment, multi-pane windows, and varying the
bulkhead treatment.
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c. For industrial buildings, design the office portion as the architectural focus with the
appearance of an office building in terms of detail and amount of glass. (Ord. No. 1000 § 4,
2022)
17.122.040 Signs.
Every building shall be designed with a precise concept for adequate signing. Provisions for sign
placement and sign scale in relationship with building and readability shall be considered in developing
the signing concept. While providing the most effective signing, it shall also be highly compatible with the
building and site design relative to color, material, and placement. The city’s goal is to promote a quality
visual environment by allowing signs that are compatible with their surroundings and effectively
communicate their message.
A. Combining signs and architecture.
1. Integrate signs into the architectural scheme. Indeed, the building itself can serve as a large
and impressive sign. To achieve this effect, however, the individual signs on the facade should
reinforce the character of the building, not obscure or detract from it.
2. Use signs as a means of business identification rather than as a form of advertising.
3. Simple messages, layout, and color scheme make signs easier to read.
4. Select colors and materials that complement the architecture, including monument signs.
5. Size of signs should be proportional to the scale of the building and their affixed surface.
6. Use wall sign placement to direct the customer to the business location.
7. Visually balance the sign area with the building mass and height rather than designing to the
maximum standard.
B. Signs for office and industrial development.
1. Consider the layout and shape of the architectural features of the building. Design elements
such as window patterns (vertical and horizontal rectangles, arches, squares, etc.) will help
determine the sign shape that will suit the building.
2. Use individual letters rather than canister-type signs.
C. Uniform sign program.
1. Provide a uniform sign program for shopping centers and office or industrial complexes with
multiple buildings to create a coordinated project theme of uniform design elements, such as color,
lettering style, and placement.
2. Specify a consistent sign type and avoid mixing different sign types, such as canister signs
with channelized letters.
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3. Use a consistent size (e.g., maximum height and length) that is proportionate to the building.
4. For shopping centers, use an 18-inch maximum letter height. For buildings plotted at the street
setback line, use a 12-inch maximum letter height.
5. Limit sign length to be no greater than 65 to 70 percent of the leased space width. (Ord. No.
1000 § 4, 2022)
Chapter 17.123 MULTI-FAMILY AND RESIDENTIAL MIXED-USE
17.123.010 Purpose and applicability.
The purpose of this chapter is to provide objective design standards for multi-family and residential
mixed-use development, as applicable according to section 17.118.020 (Applicability). The design
standards contained in this section supplement the standards in chapter 17.120 (General Design
Provisions) and article VIII (Form-Based Code). If there is a conflict, the requirements of article VIII
supersede this chapter, and this chapter supersedes the requirements in chapter 17.120. (Ord. No. 1000
§ 4, 2022)
17.123.020 Pedestrian-oriented site design.
A. Frontage road design.
1. Multi-family and residential mixed-use projects along a frontage road must provide the
following along the frontage-road facing pedestrian area:
a. A pedestrian walkway a minimum of 12 feet in width.
b. Street furniture, which may include outdoor dining areas.
c. A minimum of two site features such as a planted trellis, a living walls, public art, or a
plaza.
2. Mid-block passageways shall be incorporated into internal paseo systems.
3. Parking within frontage roads and within private circulation drives may be parallel, head-in
angled, or back-in angled.
B. Sidewalks abutting ground floor residential units. Where ground floor nonresidential uses are
located along private driveways within a residential mixed-use development, the driveway must be
designed with a minimum eight-foot wide sidewalk that is visually distinct from the vehicular circulation
area.
C. Pedestrian open spaces.
1. Pedestrian-oriented amenities. Pedestrian open spaces must include the following:
a. Trellises or arbors with vines or other plantings; and
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b. Durable street furniture and other pedestrian-oriented features, such as period cast iron
or steel street furniture, decorative wine-making artifacts such as manual grape crushers, wine
barrels for trash containers, or similar elements.
2. Pedestrian-oriented lighting design.
a. Light fixtures and poles must be consistent in design with the primary building.
b. Along pedestrian-oriented building perimeters, light fixtures must be no taller than 12 feet
in height.
c. Low-level lighting shall be provided to ensure entry paths, entry stairs and driveways, and
garage and building entries are illuminated. (Ord. No. 1000 § 4, 2022)
17.123.030 Facade design.
A. Facade articulation. Structural elements visible on the building exterior (e.g. rafters, purlins, posts,
beams, balconies, brackets, trusses, columns, arches, etc.), even when ornamental, shall be sized and
spaced to frame building apertures and modules.
B. Porches and balconies. Balconies and porches must be integrated into building recesses or
overhangs on at least one side of the porch or balcony.
C. Porches. Porches must be engaged with the building facade on at least one side.
FIGURE 17.123.030-1 INTEGRATION OF BALCONIES
D. Townhouses/rowhouses. In townhouse and rowhouse development types, all primary facade
planes of adjacent attached units must be offset a minimum of 18 inches to avoid monotony in facade
plane.
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E. Garage width. For rowhouses or townhouses, attached garages with doors that face the street may
not occupy more than 50 percent of the width of any street-facing building facade. (Ord. No. 1000 § 4,
2022)
17.123.040 Roof design.
A. Allowed roof forms. Roof forms shall be limited to:
1. Hipped
2. Gable
3. Dormers
4. Parapet
B. Pitch. The pitch of a sloped roof must be a 3:12 to 6:12 ratio.
C. Parapet design.
1. Parapets longer than 12 feet in length shall exhibit a combination of steps and curves. Patterns
of steps and curves must be symmetrical within each segment or establish symmetry across the
building facade. If parapets terminate with a coping, the coping must be stone, concrete, tile, or
molded stucco.
2. Parapets segments may not exceed 25 feet in length without interruption in height or form.
D. Cornices. Where a cornice is included in roof design, the cornice must include brackets, dentils, or
other ornamentation.
E. Eaves. Where eaves exceed 18 inches in depth, exterior brackets or beams are required.
F. Roof Heights. The eave or roof form of a secondary facade bay shall be no higher than the
corresponding elements of the primary facade bay. (Ord. No. 1000 § 4, 2022)
17.123.050 Doors and windows.
A. Window and door design. All upper-story windows and doors must be consistent in design,
including proportions, trim, material, and color.
B. Window recess and trim. All windows must be either:
1. Designed with trim a minimum of one inch from the outer wall surface and at least one inch in
width; or
2. Recessed a minimum of three inches from the outer wall surface.
FIGURE 17.123.050-1 WINDOW DESIGN
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C. Window trim material. Foam and vinyl are not permitted window trim materials.
D. Upper story windows. Upper story windows must be vertically oriented.
E. Ground floor commercial windows. Ground floor windows must be horizontal or square in
proportion rather than vertically oriented.
F. Glazing. Reflective or opaque tinting or glazing is prohibited. (Ord. No. 1000 § 4, 2022)
17.123.060 Required open space.
A. Private open space. All private open space must have a minimum dimension of six feet in any
direction.
B. Common open space.
1. Common open space may be at-grade, elevated, or on the roof of a building.
2. Common outdoor recreation space must be available for passive and active outdoor
recreational purposes for the enjoyment of all residents. Outdoor recreation space types include,
but are not limited to, open lawn areas, picnic/barbeque areas, tot lots, sports courts, swimming
pools, and community gardens.
3. The slope of the common outdoor recreational space must not exceed a slope of ten percent
and must be easily accessible for all residents.
4. Common outdoor recreation space must not include driveways, public or private streets, or
utility easements where the ground surface may not be appropriate for recreational space. (Ord. No.
1000 § 4, 2022)
17.123.070 Residential unit design.
A. Residential signifiers. Residential facades shall incorporate at least one element that signals
habitation, such as windows bays or balconies.
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B. Unique floor plans. All multi-family and residential mixed-use projects over 50 units must include a
minimum of six unique floor plans. A mirror-image of one floor plan does not count as a unique floor plan.
C. Private open space. Private open space may be at-grade or elevated. Space types include but are
not limited to dooryards, decks, porches, patio, verandas, and balconies.
D. Affordable unit design. Affordable units and market rate units in the same development shall be
constructed of the same exterior materials and details such that the units are not distinguishable.
E. Universal design. For projects with at least ten dwelling units, a minimum ten percent of units must
adhere to the following principles of Universal Design.
1. At least one entrance without steps and a flat threshold.
2. Living space on one floor or stair landings big enough to accept lifts.
3. Wide interior doors (32-inch clear, typically provided with 36-inch door), hallways, and alcoves
with 60 by 60-inch turning space at doors, in kitchens, and dead ends.
4. A 30 by 48-inch clear space at appliances and fixtures in bathrooms and kitchens.
F. Required storage. Lockable storage spaces for multiple-family units must be provided as required
by the CalGreen Building Code. (Ord. No. 1000 § 4, 2022)
17.123.080 Additions and remodels.
Notwithstanding the design standards of this chapter, additions to and remodels of existing buildings,
including porches, balconies, decks, and new or replacement windows or doors in an existing wall must
match the architectural design and detail of the existing building. (Ord. No. 1000 § 4, 2022)
Chapter 17.124 DESIGN PROVISIONS FOR PUBLIC ART
17.124.010 Purpose.
The purpose of this chapter is to promote the general welfare and enhance the quality of life for city
residents, workers, and visitors by improved public placemaking which will require certain developments
to include or provide for public art or architecture that qualifies as art. (Ord. No. 1000 § 4, 2022)
17.124.020 Public art required.
A. The requirements of this chapter shall apply to any development subject to site development
review, minor design review, or design review that meets one or both of the following criteria:
1. All residential development projects that propose to develop four or more dwelling units.
2. All commercial, office, or industrial development projects with a project valuation or valuations
exceeding one million dollars in the aggregate, based on most recent International Code Council
building valuation data.
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B. Notwithstanding anything else in this section, the requirements of this chapter shall not apply to:
1. Residential projects with a density equal to or less than four dwelling units per acre.
2. Residential projects that contain income restricted affordable housing units where the value of
the restricted unit(s) equals or exceeds the minimum value of the art work that would otherwise be
required.
3. Remodeling, an addition to, or both of existing residential buildings or accessory structures.
4. Remodeling of existing commercial, office, or industrial buildings that do not include any
exterior modifications to the building.
5. Remodeling, addition to, or both of existing commercial, office, or industrial buildings for which
art work was previously installed, donated, or for which an in lieu fee was paid pursuant to the
requirements of this chapter, regardless of whether such remodeling, addition to, or both includes
interior modifications, exterior modifications, or both.
6. Public school facilities.
7. Places of worship.
8. Reconstruction of buildings that have been damaged by fire, flood, wind, earthquake, or other
natural disaster, where the reconstructed buildings are substantially similar to the original buildings.
9. Wireless communication facilities.
C. All development projects subject to this chapter must include art work that has a minimum value
that meets or exceeds an amount equal to the sum of $750.00 per residential unit developed and one
dollar per square foot of commercial, office, or industrial development.
D. In lieu of providing the art required by the preceding subsection C, the applicant may do either of
the following:
1. Donate to the city art work that meets or exceeds the minimum value of the art work; subject to
the provisions of section 17.124.030 of this chapter.
2. Prior to the issuance of a building permit, pay on a per unit basis, an in-lieu fee into the city’s
public art trust fund, equal to the minimum value of the art work that would otherwise be included in
the development project. If approved in writing by an authorized city representative, the applicant
may defer payment of the in-lieu fee to no later than issuance of a certificate of occupancy for the
development project.
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E. No final approval, such as a final inspection or a certificate of occupancy, for any development
project subject to this chapter shall be granted or issued unless and until the requirements of this chapter
have been met. For purposes of this requirement, compliance shall be measured in light of the
conditions of approval for the project, including, but not limited to, any approved phased development
plan. In furtherance of any phasing plan or project completion schedule, the city may accept bonds or
other surety to assist in the completion of the project, provided they are in a form and manner acceptable
to the planning director and city attorney. (Ord. No. 1000 § 4, 2022)
17.124.030 Donated art work.
A. Art work donated to the city pursuant to this chapter must meet the design standards in section
17.124.040 of this chapter and shall be subject to the final approval and acceptance by the city council,
upon recommendation of the public art committee. Upon final acceptance by the city council, the
donated art work shall be the sole property of the city.
B. If a developer elects to donate art work to the city in lieu of providing art work as required by section
17.124.020(C), the donation shall be secured by a cash deposit in an amount that meets or exceeds the
required minimum value of the art work or a performance bond for the same amount and in a form
approved by the city attorney. The security, regardless of the form, shall become payable to the city and
deposited into the city’s public art trust fund in the event the developer fails to donate art work
acceptable to the city as required by this chapter. (Ord. No. 1000 § 4, 2022)
17.124.040 Public art design standards.
A. For purposes of this chapter, “art work” means original or limited edition artistic creations, and may
include, but is not limited to, sculptures, paintings, monuments, water features, glasswork, lighting,
ceramics and in exceptional circumstances, landscaping elements.
B. Media may include, but are not limited to, steel, bronze, wood, stone, tile, concrete, lighting, any
other durable materials able to withstand outdoor conditions, or any combination of these, including in
exceptional circumstances, plant materials. For these purposes, “durable” means lasting, enduring and
highly resistant to deterioration due to weather or the passage of time.
C. Art work must be of a scale and setting as to complement the adjacent physical building,
improvements, and property.
D. Art work must be installed in a public place, which means any exterior area on public or private
property that is easily accessible to the general public or clearly visible to the general public from
adjacent public property, such as a street or other public thoroughfare or sidewalk.
E. Art work must be accompanied by a plaque identifying the name of the art work, the artist(s), and
the date of installation. The plaque must be installed in close proximity to the art work.
F. Art work installed on private property shall qualify towards the minimum landscaping requirements
of chapter 17.56.
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G. Art work may be combined with functional elements of the development project (such as bike racks,
shade structures, bus shelters, trash receptacles) only if, when the elements are viewed as a whole, the
expressive design elements predominate over utilitarian concerns.
H. The following shall not count towards meeting the public art requirement of this chapter:
1. Landscaping, unless substantially comprised of durable elements that otherwise qualify as art
work.
2. Mass-produced or “off the shelf” decorative or ornamental items.
3. Historical or memorial markers or statuary.
I. Art work must meet the minimum required valuation for the project.
1. The project developer may claim the following expenses in satisfaction of the minimum value
of the required art work:
a. Artist’s fees;
b. Art materials;
c. Fabrication or manufacturing of the art work;
d. Transportation of the art work;
e. Base, mounting, or pedestal for the art work;
f. Building permits for installation of the art work;
g. Identification plaque for the art work;
h. Lighting instruments specifically lighting the art work;
i. Installation of the art work;
j. Structural engineering for the art work;
k. Motors or subterranean equipment directly necessary for the installation of the art work;
l. Water related costs for the art that includes artist designed water features not to exceed
30 percent of the total value of the art work;
m. Art consultant fees (if applicable) not to exceed a maximum of 15 percent of the value of
the art work; and
n. Any fees paid to public art experts (such as art conservators, qualified appraisers, etc.)
that are required by the city.
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2. The following expenses shall not be counted toward the minimum value of the required art
work:
a. Expenses related to locating the artist, including, but not limited to, airfare, hotel, taxi
fares and other travel related expenses;
b. Architect, landscape architect, or other design professional fees;
c. Site preparation for public art installation, including, but not limited to, grading, demolition
or removal of items or structures and installation of utilities to the site;
d. Landscaping surrounding the art;
e. Items around the public art that is not conceptualized, designed, and fabricated by the
selected artist;
f. Utility fees associated with activating electronic or water generated art;
g. Lighting elements not integral to the illumination of the art;
h. Publicity, public relations, photographs, educational materials, business letterhead or
logos bearing the sculpture’s image; or
i. Dedication ceremonies, including art unveilings or grand openings.
J. Architecture and/or landscape architecture may be considered art work on a case-by-case basis
based on factors that may include, but shall not be limited to:
1. Whether the architect/landscape architect is recognized by the professional or artistic
community as demonstrated by a substantial record of artistic recognition in shows, museums,
professional or industry awards or publications.
2. Whether, when the building or landscape architecture is viewed as a whole, the expressive
architectural design elements predominate over utilitarian concerns.
3. Whether the architecture/landscape architecture was designed in collaboration with an artist
who has: (a) experience with monumental scale sculpture; (b) major design control of the portions
of the architecture to be considered as art; and (c) been involved in development of the project from
early on in the design process.
K. Commercial signage and/or artistic lighting may be considered art work on a case-by-case basis
based on factors that may include, but shall not be limited to:
1. Whether the sign or lighting is an original work, based on a unique and original design.
2. Whether the designer is recognized by the artistic community as demonstrated by a substantial
record of artistic recognition in shows, museums, or publications.
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3. Whether, when the sign or lighting is viewed as a whole, the expressive design elements
predominate over the commercial message or utilitarian concerns.
4. Whether the sign or lighting was designed in collaboration with a designer who has: (a)
experience designing signs that are unique and original; (b) substantial control over those portions
of the sign to be considered as art; and (c) been involved in design of the sign from early on in the
design process. (Ord. No. 1000 § 4, 2022)
17.124.050 Submittals.
The project developer shall submit, on a form or forms provided by the city, an application for installation
of art work on private property or donation of art work to the city that contains the following information
as applicable to the project in addition to any other information as may be required by the city to
adequately evaluate the proposed the art work:
A. The architect, landscape architect, designer or artists’ name(s), qualifications and examples of past
work.
B. Preliminary sketches, photographs or other documentation of sufficient descriptive clarity to indicate
the nature of the proposed art work and an artist warranty as to the originality of title to the art work.
C. An appraisal or other evidence of the value of the proposed art work, including acquisition and
installation costs, that demonstrates satisfaction of the minimum required value of the art work.
D. A written agreement executed by the artist or artists who created the art work that expressly waives
all rights that may be waived under the California Art Preservation Act, the Visual Artists Rights Act, or
other applicable state and federal laws.
E. Preliminary plans containing such detailed information as may be required by the city to adequately
evaluate the location of the art work and its compatibility with the proposed development project and/or
with the character of adjacent developed parcels and the existing neighborhood.
F. A written statement executed by the property owner and approved by the city attorney that requires
the landowner or his or her successors and assigns to defend, indemnify, and hold the city harmless
against any liability, loss, damage, costs or expenses (including reasonable attorneys’ fees and court
costs) arising from any claim, action or liability related to the art work.
G. If the project developer proposes to satisfy the public art requirement with architecture, it must
before its application can be deemed complete submit to the approving authority at a pre-application
review: (1) a maquette and other materials that satisfactorily illustrate the proposed conceptual
development; and (2) a statement explaining why the architecture should be considered an art work,
including, but not limited to, an explanation of the ideas, meaning, cultural significance, or conceptual
complexity expressed in the architecture. Nothing in this subsection shall be deemed to require the
reviewing authority’s approval of the submittal at the pre-application review before the application is
deemed complete. (Ord. No. 1000 § 4, 2022)
17.124.060 Applications to donate art work to the city.
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Applications for art work donated to the city shall be subject to additional review by the public art
committee, which shall make a recommendation to the city council regarding whether the proposed
donation is consistent with the purposes of this chapter. (Ord. No. 1000 § 4, 2022)
17.124.070 Ownership and maintenance of art work placed on
private property.
A. All art work installed pursuant to this chapter on the site of a development project shall remain the
property of the owner of the site for which the final building permit or certificate of occupancy related to
the development project was obtained and the owner’s successors and assigns, which owner must
provide all maintenance necessary to preserve and maintain the art work in good condition and in the
manner approved by the city.
B. The obligation to maintain the art work shall be enforced as follows:
1. Prior to the installation of the art work on a development project, the property owner shall
record a document with the county recorder setting forth a description of the art work and
acknowledging the obligation of the property owner to repair and maintain it. This document and the
underlying covenant shall run with the land and provide notice to future property owners of the
obligation to repair and maintain the art work and of certain limitations related to any federal, state
or local laws governing the rights of the artists including but not limited to rights regarding the
alteration, modification or relocation of subject art work. The city shall be a signatory party to this
document, and its final form and content shall be approved by the city attorney.
2. The obligation to maintain the art work shall include, without limitation, preserving the art work
in good condition to the satisfaction of the City of Rancho Cucamonga, protecting, repairing,
restoring, or replacing the art work in the event of physical defacement, mutilation, alteration or
destruction, and securing and maintaining insurance coverage in an amount to be approved by the
city for: (a) fire; (b) flood, wind, earthquake, or other natural disaster; (c) vandalism; and (d)
extended liability.
3. Any time the city determines that art work has not been maintained in substantial conformity
with the manner in which it was originally approved, the city shall require the current property owner
to either:
a. Maintain, repair, restore, or replace the art work; or
b. After reasonable notice: (i) pay the lesser of either the costs estimated by the city to be
required to maintain, repair, restore, or replace the art work and/or secure and maintain
insurance for the art work; and (ii) provide the city or its representatives reasonable access to
the property to perform any necessary to maintain, repair, restore, or replace the art work.
C. If an owner wishes to replace art work required by this chapter for any reason, including but not
limited to theft, destruction, removal, or personal preference, the replacement art work shall be subject to
the review and approval of the original approving authority, which shall determine whether the
replacement art work meets the criteria set forth in this chapter. (Ord. No. 1000 § 4, 2022)
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Contact:
City Clerk: 909-774-2023
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ARTICLE II. LAND USE AND DEVELOPMENT PROCEDURES
Chapter 17.12 LAND USE AND DEVELOPMENT APPROVAL REQUIREMENTS
17.12.010 Purpose.
The purpose of this chapter is to establish the general requirements of this title for the review and
approval of proposed development and new land uses in the city. (Code 1980, § 17.12.010; Ord. No. 855,
§ 4, 2012)
17.12.020 Requirements for development and new land uses.
All uses and structures shall be established, maintained, constructed, reconstructed, altered, or replaced in
compliance with the following requirements:
A. Allowed uses. The use of land shall be consistent with the allowed use regulations as follows:
1. Permanent uses. Article III (Zones, Allowed Uses, and Development Standards) and Article
VIII (Form-Based Code) list the allowed uses and permit requirements for various land uses in
each of the city’s base zones and overlay zones.
2. Temporary uses. Temporary uses, such as construction yards, seasonal sales lots, and special
events must comply with the requirements of chapter 17.104 (Temporary Uses).
B. Permit and approval requirements. Any development or land use approval required by this title
must be obtained before it is constructed or otherwise established unless exempt under
section 17.12.030 (Additional Approvals May Be Required).
C. Development standards. All uses and structures must comply with the development standards
described in this title, including but not limited to chapters 17.34 (General Development Standards)
and 17.38 (Overlay Zones) and articles IV (Site Development Provisions), V (Specific Use
Requirements), VI (Special Planning Areas), VII (Design Standards and Guidelines), and VIII (Form-
Based Code). In addition:
1. No structure shall be erected, maintained, converted, reconstructed, or structurally altered, nor
shall any land be used for any purpose if such structure or use is not allowed in the zone in which
the structure or land is located.
2. No structure shall be erected, maintained, reconstructed, or structurally altered to exceed the
height or envelope or setback limit for the zone in which the structure is located.
3. No lot area shall be reduced or diminished to such an extent that the yard(s) or other open space(s)
will be smaller than required by this title.
4. The required yard and/or open space around a structure or on a vacant parcel shall not be used
to meet the yard or open space requirements for any other existing or proposed structure.
5. Every structure shall be located on a lot as defined by this title.
D. Conditions of approval. The use of land and the construction of structures authorized by permits or
entitlements granted by the city in accordance with the procedures provided by this title shall comply
with any applicable conditions of approval imposed by the designated approving authority in
approving the permit or entitlement, including any permit or entitlement that was approved prior to
the effective date of this title or any amendments thereto.
E. Legal parcel. The use of land or the construction of a new structure shall only be permitted on parcels
that have been legally created in compliance with title 16 (Subdivisions) and the Subdivision Map
Act as determined by the director of engineering services. Legal nonconforming parcels may be used
or developed in compliance with chapter 17.62 (Nonconforming Uses, Structures, and Lots).
F. Development agreements. All uses and structures shall comply with any applicable development
agreement approved by the city in compliance with chapter 17.22 (Entitlements Decided by the City
Council).
G. Building permits and other permits. The structures shall comply with the requirements for building
permits and applicable city, county, regional, special district, state, or federal permits. (Code 1980,
§ 17.12.020; Ord. No. 855, § 4, 2012)
17.12.030 Additional approvals may be required.
The establishment, operation, construction, or development of uses, properties, and structures may be
subject to additional permitting and licensing requirements imposed by other sections of this code or
applicable local, state, or federal laws. All applicable permits, licenses, or other approvals including,
without limitation, building, grading, or other construction permits and business licenses, shall be
obtained prior to the start of work or operations. This specifically includes building, grading, or other
construction permits and business licenses, and permits/approvals of the Rancho Cucamonga Fire
District. (Code 1980, § 17.12.030; Ord. No. 855, § 4, 2012)
17.12.040 Reserved
Chapter 17.14 GENERAL APPLICATION PROCESSING PROCEDURES
17.14.010 Purpose.
The purpose of this chapter is to establish standard procedures necessary for the clear and consistent
processing of land use and planning permits and entitlements. The purpose of this chapter is to establish
procedures necessary for the efficient processing of planning and development applications and requests.
(Code 1980, § 17.14.010; Ord. No. 855, § 4, 2012)
17.14.020 Application and fee.
Applications pertaining to this title shall be submitted in writing to the planning director on a completed
city application form designated for the particular request. Every application shall include the signatures
of the applicant and property owner, agent authorization as appropriate, and any fee prescribed by city
council resolution to cover the cost of investigation and processing. Applications shall be submitted
together with all plans, maps, and data about the proposed project development or land use entitlements
requested, project site, and vicinity deemed necessary by the planning director to provide the approving
authority with adequate information on which to base decisions. Each permit application checklist lists
the minimum necessary submittal materials for that particular type of permit. (Code 1980, § 17.14.020;
Ord. No. 855, § 4, 2012)
17.14.030 Determination of completeness.
A. Application completeness. For development projects subject to the Permit Streamlining Act , the
planning director shall determine whether or not the application is complete within 30 days of
application submittal. The planning director shall notify the applicant of the determination that either:
1. All the submittal requirements have been satisfied and the application has been accepted as
complete; or
2. Specific information is still necessary to complete the application. The letter may also identify
preliminary information regarding the areas in which the submitted plans are not in compliance
with city standards and requirements.
B. Application completeness without notification. If the written determination is not made within 30
days after receipt, and the application includes a statement that it is an application for a development
permit subject to the Permit Streamlining Act, the application shall be deemed complete for purposes
of this chapter.
C. Resubmittal. Upon receipt and resubmittal of any incomplete application, a new 30-day period shall
begin during which the planning director shall determine the completeness of the application.
Application completeness shall be determined as specified in section 17.14.030.A (Application
Completeness).
D. Incomplete application. If additional information or submittals are required and the application is
not made complete within 60 days, or some greater period as determined by the planning director if a
written request is submitted by the applicant, of the completeness determination letter, the application
will be deemed to have been withdrawn and no action will be taken on the application. Unexpended
fees, as determined by the planning director, will be returned to the applicant. If the applicant
subsequently wishes to pursue the project, a new application, including fees, plans, exhibits, and other
materials, must then be filed in compliance with this article.
E. Right to appeal. The applicant may appeal the determination in accordance with
section 17.14.070 (Appeals) and the Permit Streamlining Act (Government Code § 65943). (Code
1980, § 17.14.030; Ord. No. 855, § 4, 2012)
17.14.040 Application review and report.
After acceptance of a complete application, the project shall be reviewed in accordance with the
environmental review procedures of the California Environmental Quality Act (CEQA). The planning
director will consult with other departments and committees as appropriate to ensure compliance with all
provisions of this code and other adopted policies and plans. The planning director will prepare a report to
the designated approving authority describing the project, and his or her recommendation to approve,
conditionally approve, or deny the application. The report shall be provided to the applicant prior to
consideration of the entitlement request. The report may be amended as necessary or supplemented with
additional information at any time prior to the hearing to address issues or information not reasonably
known at the time the report is prepared. (Code 1980, § 17.14.040; Ord. No. 855, § 4, 2012)
17.14.050 Public hearing and public notice.
A. Public hearing required. The following procedures shall govern the notice and public hearing, where
required pursuant to this title. The designated approving authority shall hold a public hearing to
consider all applications for conditional use permits, variances, major design review, tentative
subdivision maps, master plans, specific plans, zoning code/map amendments, prezoning,
development agreements, and general plan amendments considered by the planning commission or
city council.
B. Notice of hearing. Pursuant to Government Code §§ 65090 to 65094, not less than ten days before
the scheduled date of a hearing, public notice shall be given of such hearing in the manner listed
below. The notice shall state the date, time, and place of hearing, identify the hearing body, and
provide a general description of the matter to be considered and the real property which is the subject
of the hearing.
1. Notice of public hearing shall be published in at least one newspaper of general circulation in
the city.
2. Except as otherwise provided herein, notice of the public hearing shall be mailed, postage
prepaid, to the owners of property within a radius of 660 feet of the exterior boundaries of the
property involved in the application, using for this purpose the last known name and address of
such owners as shown upon the current tax assessor’s records. The radius may be increased as
determined to be necessary and desirable by the planning director based on the nature of the
proposed project. If the number of owners exceeds 1,000, the city may, in lieu of mailed notice,
provide notice by placing notice of at least one-eighth page in one newspaper of general
circulation within the city. Notice of public hearing to authorize uses and activities in the Neo-
Industrial (NI) and Industrial Employment (IE) industrial zones shall be mailed to persons
owning property within 1,500 feet of the property lines of the project site.
3. Notice of the public hearing shall be mailed, postage prepaid, to the owner of the subject real
property or the owner’s authorized agent and to each local agency expected to provide water,
sewerage, streets, roads, schools, or other essential facilities or services to the proposed project.
4. Notice of the public hearing shall be posted on the project site not more than 300 feet apart along
the project perimeter fronting on improved public streets. If a project perimeter exceeds 300 feet
in length on any street frontage, then multiple posted notices are required.
5. Notice of the public hearing shall be posted at city hall.
6. Notice of the public hearing shall be mailed to any person who has filed a written request for
notice.
7. In addition to the notice required by this section, the city may give notice of the hearing in any
other manner it deems necessary or desirable.
C. Supplemental notice requirements.
1. Applicability. In addition to standard requirements, large four-foot by eight-foot sign or signs
shall be required to be posted at the project site for development related projects in any one of
the following circumstances:
a. The proposed development is an project with a higher intensity land use than that of
the existing neighborhood; or
b. The proposed project requires a general plan land use amendment; or
c. The proposed project requires an EIR; or
d. As determined to be necessary and desirable by the planning director based on the
nature of the proposed project. For large projects, the planning director may
determine if more than one sign is necessary to inform the public of the project.
2. A cash deposit is required in an amount adopted by city council resolution to ensure compliance
with the supplemental notification requirements including maintenance and removal of the large
notification sign.
3. Sign criteria/maintenance. In order to implement the large signs as an effective form of public
notification, the following rules and standards shall apply:
a. Sign size and specifications. All large sign(s) shall be four feet by eight feet in size
and be constructed to the specifications of Figure 17.14.050-1, below. The specific
project information text on the sign shall be provided by the planning department.
FIGURE 17.14.050-1 DESIGN OF LARGE NOTIFICATION SIGN
b. Location and installation standards. All large sign(s) shall be installed according to
the specifications of Figure 17.14.050-2. The large four-foot by eight-foot signs shall
be installed and spaced a minimum of 300 lineal feet apart, no more than three feet
behind the property line closest to, and parallel to, the street, and clearly visible from
the street. The exact spacing, location, and number of sign(s) on the project site shall
be determined by the planning director as part of the sign permit.
FIGURE 17.14.050-2 EXAMPLE OF LARGE NOTIFICATION SIGN SPECIFICATIONS
c. Timing. All large notification sign(s) shall be installed by the applicant at the project
site in accordance with the above criteria. Once the project application is deemed
complete and all notification sign(s) installed per city standards, the project will be
scheduled for design review committee meetings.
d. Sign removal and maintenance. All large sign(s) must be kept adequately maintained
and remain in place until the final decision on the application has been made or the
application is withdrawn. All large sign(s) shall be removed by the applicant within
14 days of the final decision or date of withdrawal. Failure to remove the sign within
the prescribed period may result in forfeiture of the cash deposit and removal of the
sign by the city.
D. Requests for notification. Any person who requests to be on a mailing list for notice of hearing shall
submit such request in writing to the city clerk. The city may impose a reasonable fee for the purpose
of recovering the cost of such notification.
E. Receipt of notice. Failure of any person or entity to receive any properly issued notice required by
law for any hearing required by this title shall not constitute grounds for any court to invalidate the
actions of a designated approving authority for which the notice was given.
F. Hearing procedure. Hearings as provided for in this chapter shall be held at the date, time, and place
for which notice has been given as required in this chapter. The approving authority shall conduct the
public hearing and hear testimony from interested persons. The summary minutes shall be prepared
and made part of the permanent file of the case. Any hearing may be continued to a date certain. If
the hearing is not continued to a specific date/time, then the hearing shall be re-noticed. (Code 1980,
§ 17.14.050; Ord. No. 855, § 4, 2012)
17.14.060 Approving authority.
A. Designated approving authority. The approving authority as designated in Table 17.14.060-1
(Approving Authority for Land Use Entitlements) shall approve, conditionally approve, or deny the
proposed land use, development permit or entitlement in accordance with the requirements of this
title. Table 17.14.060-1 (Approving Authority for Land Use Entitlements) identifies recommending
(R) and final (F) authorities for each permit or entitlement. In acting on a permit, the approving
authority shall make all required findings. An action of the approving authority may be appealed
pursuant to procedures set forth in section 17.14.070 (Appeals).
B. Multiple entitlements. When a proposed project requires more than one permit with more than one
approving authority, all project permits shall be processed concurrently, and final action shall be taken
by the highest-level designated approving authority for all such requested permits.
C. Referral to the planning commission. At any point in the application review process, the planning
director may transfer decision making authority to the planning commission at his/her discretion
because of policy implications, unique or unusual circumstances, or the magnitude of the project.
Decisions referred to the planning commission shall be considered at a noticed public hearing. A
referral to another decision-maker is not an appeal and requires no appeal application or fee.
TABLE 17.14.060-1 REVIEW AND APPROVAL AUTHORITY
Type of Permit or Decision Designated Approving Authority “R” = “Recommending
Body” “F” = “Final Decision-Making Body”
Planning
Director
Historic
Preservation
Commission
Planning
Commission
City
Council
Official code interpretation F
Plan check/zoning clearance F
Home occupation permit F
Sign permit F
Temporary use permit F
Tree removal permit F
Uniform sign program F
Similar use determination F
Reasonable accommodation F
Site development review F
Minor exception F
Minor use permit F
Conditional use permit R F1 F1
Minor design review F
Hillside development review F
Mills Act R R F
Landmark designation R R F
Type of Permit or Decision Designated Approving Authority “R” = “Recommending
Body” “F” = “Final Decision-Making Body”
Planning
Director
Historic
Preservation
Commission
Planning
Commission
City
Council
Certificate of appropriateness R F
Certificate of economic hardship R F
Entertainment permit F
Major Design review R F
Variance R F2 F2
Adult entertainment permit R F
Tentative subdivision map (see title 16) R F
Specific plan R R F
Prezoning R R F
Development Code/zoning map
amendment
R R F
Development agreement R R F
General plan amendment R R F
Master plan R R F
1 Conditional use permit approval by the city council is required for all industrial buildings larger than 75,000 square
feet in gross floor area, in which case, the planning commission shall be the recommending body.
2 A variance from a development standard in the industrial zones requires approval by the city council, in which case
the planning commission shall be the recommending body.
17.14.070 Appeals.
A. Appeal authority. Any interested person may appeal any action of the planning director, historic
preservation commission or planning commission made pursuant to this article to the designated
appeal authority listed in Table 17.14.070-1 (Appeal Authority) within ten days from the date of the
action. Actions by the city council are final and no further administrative appeals are available.
TABLE 17.14.070-1 APPEAL AUTHORITY
Approval Authority for Action Being Appealed Appeal Authority
Planning Commission City Council
Planning director X
Historic preservation commission X
Planning commission X
B. Filing an appeal. All appeals shall be submitted in writing, identifying the determination or action
being appealed and specifically stating the basis or grounds of the appeal. Appeals shall be filed within
ten days following the date of determination or action for which an appeal is made, accompanied by
a filing fee established by city council resolution, and submitted to the city clerk.
C. City councilmember appeal. A majority of the city council may appeal an action of the planning
commission. If the city council makes an appeal , there shall be a presumption applied that the reason
for the appeal is that the appealed action has significant and material effects on the quality of life
within the city. Notwithstanding section 17.14.070.B (Filing an Appeal), no other reason need be or
shall be stated by the city council and no appeal fee shall be required. There shall be no presumption
or inference of bias shall be made because of such an appeal.
D. Notice and schedule of appeal hearings. Unless otherwise agreed upon by the person filing the
appeal and the applicant, appeal hearings should be conducted within a reasonable time frame from
the date of appeal submittal. Notice of hearing for the appeal shall be provided pursuant to noticing
requirements of section 17.14.050 (Public Hearing and Public Notice).
E. Appeal hearing and action. Each appeal shall be considered a de novo (new) hearing. In taking its
action on an appeal, the appeal authority shall state the basis for its action. The appeal authority may
act to confirm, modify, reverse the action of the approving authority, in whole or in part, or add or
amend such conditions as it deems necessary. The action of the appeal authority is final on the date
of decision and may not be further appealed beyond the City Council level. (Code 1980, § 17.14.070;
Ord. No. 855, § 4, 2012; Ord. No. 860 § 4, 2013)
17.14.080 Effective date.
Generally, the action to approve, conditionally approve, or deny a permit or entitlement authorized by this
title shall be effective on the 11th day after the date of action, immediately following expiration of the
ten-day appeal period. Legislative actions by the city council (e.g., zoning amendment, general plan
amendment, specific plans, and development agreements) become effective 30 days from the date of final
action if adopted by ordinance, 11 days from the date of final action if adopted by resolution, and may not
be appealed. Permit(s) shall not be issued until the effective date of required permit. (Code 1980,
§ 17.14.080; Ord. No. 855, § 4, 2012)
17.14.090 Permit time limits, extensions, and expiration.
A. Time limits. Unless a condition of approval or other provision of this title establishes a different time
limit, any permit not exercised within two years of approval shall expire and become void, except
where an extension of time is approved pursuant to this section.
B. Exercising permits. The exercise of a permit occurs when the property owner has performed
substantial work as determined by the planning director and the building official and incurred
substantial liabilities in good faith reliance upon such permit(s). A permit may be otherwise exercised
pursuant to a condition of the permit or corresponding legal agreement that specifies that other
substantial efforts or expenditures constitutes exercise of the permit. Unless otherwise provided,
permits that have not been exercised prior to a zoning amendment, which would make the permitted
use or structure nonconforming, shall automatically be deemed invalid on the effective date of the
zoning amendment.
C. Permit extensions. The approval of an extension extends the expiration date for two years from the
original permit date. After this initial permit extension, a final one-year extension of time may be
granted pursuant to the same process as set forth in this section.
1. Process. The same approving authority that granted the original permit may extend the period
within which the exercise of a permit must occur. Notice and/or public hearing shall be provided
in the same manner as for the original permit. An application for extension shall be filed not less
than 30 days prior to the expiration date of the permit, along with appropriate fees and application
submittal materials.
2. Conditions. The permit, as extended, may be conditioned to comply with any development
standards that may have been enacted since the permit was initially approved.
3. Permit extension findings. The extension may be granted only when the designated approving
authority finds that the original permit findings can still be made and there are no changed
circumstances or there has been diligent pursuit to exercise the permit that warrants such
extension.
4. Expiration. If the time limits are reached with no extension requested, or a requested extension
is denied or expires, the permit expires.
D. Permit expiration for a closed business. All permits and entitlements shall expire when a business
is closed for more than 180 consecutive calendar days. Approval of new permits and entitlements
based on current requirements shall be required prior to any business activity on the site.
17.14.100 Modification.
A. Any person holding a permit granted under this title may request a modification to that permit. For
the purpose of this section, the modification of a permit may include modification of the terms of the
permit itself, project or site design, or the waiver or alteration of conditions imposed in the granting
of the permit.
B. If the planning director determines that a proposed project action is not in substantial conformance
with the original approval, the planning director shall notify the property owner of the requirement to
submit a permit modification application to the planning department.
C. The planning director may review and approve the permit modification application provided the
proposed modifications will not cause any of the following to occur:
1. A change in the character, scope, size, and/or intensity of the development and/or use;
2. A significant increase in impacts on infrastructure or traffic on roadways adjacent to or external
to the proposed development and/or use;
3. A change in the external impacts on adjacent property; and
4. A reduction in the originally approved setbacks from property lines or increase in building or
structure height.
D. If the planning director determines that the provisions of subsection C above do not apply to the
proposed permit modification , the same approving authority as the original permit shall review the
permit modification application.
E. A permit modification may be granted only when the approving authority makes all findings required
for the original approval.
17.14.110 Revocation.
This section provides procedures for the revocation of previously approved land use entitlements or
permits.
A. Consideration. The approving authority for the original entitlement or permit shall consider the
revocation of same entitlement or permit.
B. Noticed public hearing. The decision to revoke an entitlement or permit granted pursuant to the
provisions of this title shall be considered at a noticed public hearing. Public notice shall be provided
and public hearing conducted pursuant to section 17.14.050 (Public Hearing and Public Notice).
C. Findings. A decision to revoke an entitlement or permit may be made if any one of the following
findings can be made:
1. Circumstances under which the entitlement or permit was granted have been changed to a degree
that one or more of the findings contained in the original entitlement or permit can no longer be
met.
2. The entitlement or permit was issued, in whole or in part, on the basis of a misrepresentation or
omission of a material statement in the application, or in the evidence presented during the public
hearing, for the entitlement or permit.
3. One or more of the conditions of the entitlement or permit have not been substantially fulfilled
or have been violated.
4. The use or structure for which the entitlement or permit was granted has ceased to exist or has
lost its legal nonconforming use status.
5. The improvement authorized in compliance with the entitlement or permit is in violation of any
code, law, ordinance, regulation, or statute.
6. The improvement or use allowed by the entitlement or permit has become detrimental to the
public health, safety, or welfare or the manner of operation constitutes or is creating a public
nuisance. (Code 1980, § 17.14.110; Ord. No. 855, § 4, 2012)
17.14.120 Reapplications.
An application shall not be accepted or acted upon if within the past 12 months the city has denied an
application for substantially the same project on substantially the same real property, unless the planning
director finds one or more of the following circumstances to exist:
A. New evidence. There is new evidence that would support approving the project that was not presented
at the previous hearing and could not have been previously discovered in the exercise of reasonable
diligence by the applicant.
B. Substantial and permanent change of circumstances. There has been a substantial and material
change of circumstances since the previous hearing that affects the applicant’s real property.
C. Mistake at previous hearing. A mistake was made at the previous hearing that was a material factor
in the denial of the previous application. (Code 1980, § 17.14.120; Ord. No. 855, § 4, 2012)
Chapter 17.16 PLANNING DIRECTOR DECISIONS
17.16.010 Purpose and applicability.
The purpose of this section is to establish procedures for planning and zoning related permits that are
decided administratively by city staff or the planning director. Each permit and entitlement type is
described in this article in terms of purpose and applicability, approving authority, and unique processing
provisions. Exemptions to permit requirements are listed throughout. General processing procedures are
established in chapter 17.14 (General Application Processing Procedures). Table 17.14.060-1 (Approving
Authority for Land Use Entitlements) provides a summary of the administrative and planning director
permits and entitlements and indicates whether the decision may be appealed. (Code 1980, § 17.16.010;
Ord. No. 855, § 4, 2012)
17.16.020 Official Code interpretations.
A. Purpose and applicability. The planning director may issue official code interpretation pursuant to
this section when, in his or her opinion, the meaning or applicability of any provision of this Code is
ambiguous, misleading, or unclear. The purpose of such interpretations is to disclose the manner in
which this title shall be applied in future cases, provided that any interpretation may be superseded
by a later interpretation when the planning director determines that the earlier interpretation was in
error or no longer applicable under the current circumstances. The planning director may issue an
official interpretation or refer the question to the planning commission for a determination.
B. Review process.
1. Official code interpretations shall be issued in writing and shall state the facts upon which the
planning director relied to make the determination.
2. Records of interpretations and referral. The planning department shall keep records of the
official determinations on file for future reference. (Code 1980, § 17.16.020; Ord. No. 855, § 4,
2012)
17.16.025 Director determination process (with notice).
A. Purpose. Certain administrative permits and entitlements decided by the planning director require a
notice to neighboring property owners.
B. Applicability. Notice for director determination shall be provided for the following applications:
1. Tree removal permit (only if six or more trees).
2. Minor exceptions.
3. Minor use permits.
C. Notice of application. Notice of an application for a tree removal permit for six or more trees, minor
exceptions, and minor use permits, shall be given in compliance with the requirements of this section.
The notice shall specify that the application will be decided by the city following an open public
comment period where comment is received on or before a date specified in the notice which shall be
ten days after the date of mailing. This notice shall also include an explanation of appeal rights.
1. Notice of the filing of an application for those applications identified in subsection B of this
section shall be mailed to persons owning property within 660 feet of the property lines of the
project site.
2. Notice of the filing of an application for a minor use permit to authorize uses and activities in
the Neo-Industrial (NI) and Industrial Employment (IE) industrial zones shall be mailed to
persons owning property within 1,500 feet of the property lines of the project site
3. Notice of the filing of an application for tree removal permits or minor exceptions shall be mailed
to persons owning property adjacent to the project site.
D. Decision. The director may approve, approve with conditions, or deny applications listed in this
section. Decisions shall be based on standards and criteria set forth within this Code and shall be
accompanied by brief, written findings and a determination. Planning director decisions listed in
section 17.16.025.B (Applicability) above may be appealed to the planning commission.
17.16.030 Plan check/zoning clearance.
A. Purpose. The plan check/zoning clearance process is to ensure that all new and modified uses and
structures comply with applicable provisions of this Code, using administrative procedures and a
thorough but typically “over-the-counter” planning approvals for building permits, business licenses,
and other city applications that requires approval from a different city department and can be
processed by the planning department in a relatively short time period.
B. Applicability. Plan check/zoning clearance is required for the following actions:
1. All structures that require a building permit.
2. All planning entitlement and permit approvals to ensure compliance with applicable conditions
of approval.
3. Other city applications that may be subject to the provisions of this title, including, but not limited
to, business license, encroachment, and grading and improvement plans.
C. Review process. Processed along with related city action, such as building permit application or
business license.
D. Findings. Plan check/zoning clearance shall be granted only when the planning director finds the
proposal to be in conformance with all applicable provisions of this title. No permit or application
listed in sections 17.16.030.A (Purpose) and 17.16.030.B (Applicability) shall be issued without
approval of plan check.
E. Compliance requirements. The planning director may impose requirements in order to ensure
compliance with this title and to prevent adverse or detrimental impact to the surrounding
neighborhood. (Code 1980, § 17.16.030; Ord. No. 855, § 4, 2012)
17.16.040 Home occupation permit.
A. Purpose. The requirement of a home occupation permit ensures that home occupations in residential
neighborhoods are compatible with the surrounding neighborhood character. The planning director is
authorized to approve, impose reasonable conditions upon such approval, or deny home occupation
permits.
B. Applicability. A home occupation permit shall be required for all home occupations.
C. Review process.
1. Applications for a home occupation shall be submitted on forms provided by the planning
department along with the applicable fee established by city council resolution.
2. Upon acceptance of a home occupation application, the planning director or a designated
representative shall review the request for compliance with development standards related to the
proposed activities and render a decision within a five-day review period. The decision shall
clearly state, in writing, any conditions of approval or reasons for denial.
3. Immediately following the effective date of an approved home occupation, the applicant shall
obtain a city business license.
4. Relocation of a home occupation. If a home occupation relocates, a new permit and review shall
be required for the new location; however, the new location shall be exempt from application
fees provided the occupation is of the same use.
5. The applicant is responsible for obtaining any permit from the County of San Bernardino Health
Department for any home occupation for which a Health Department Permit is required, such as
a cottage food industry or micro-enterprise home kitchen.
D. Findings. A home occupation permit shall be granted only when the planning director determines
that the proposed home occupation complies with all of the following findings:
1. The proposed home occupation is consistent with the general plan, any applicable specific plan
or planned community, and all applicable provisions of this title;
2. The proposed home occupation is consistent with the development standards for home
occupations shown in section 17.92.030 (Development Standards); and
3. The establishment, maintenance, or operation of the home occupation applied for will not, under
the circumstances of the particular case (location, size, design, and operating characteristics), be
detrimental to the health, safety, or general welfare of persons residing or working in the
neighborhood of such use or to the general welfare of the city.
E. Compliance requirements. The planning director may impose requirements and/or require
guarantees in order to ensure compliance with this title and to prevent adverse or detrimental impact
to the surrounding neighborhood. (Code 1980, § 17.16.040; Ord. No. 855, § 4, 2012)
17.16.050 Sign permit.
A. Purpose. The purpose of a sign permit is to provide a review process for new signs to ensure
consistency with the requirements of this title.
B. Applicability. A sign permit shall be required prior to the placing, erecting, moving, or reconstructing
of any sign in the city, unless expressly exempted by this title. Signs requiring a permit shall comply
with the provisions of this title and all other applicable laws and ordinances.
C. Review process.
1. An application for a permit shall be made on forms as prescribed by the planning director and
shall be accompanied by any fees as specified by city council resolution.
2. After receipt of a sign application, the planning director or a designated representative shall
render a decision to approve or deny the sign request within ten working days. Prior to denial of
the application, the planning director or designated representative shall identify and request any
modifications necessary in order to approve the application. Such a review shall ensure that any
sign proposal is in conformance with this title and is consistent with its intent and purpose.
D. Findings. The planning director shall issue the sign permit only after determining and finding that
the request complies with all requirements of this title applicable to the proposed sign, including any
applicable uniform sign program.
E. Compliance requirements. The planning director may impose requirements related to approval of
the sign permit in order to ensure compliance with this title and the general plan. (Code 1980,
§ 17.16.050; Ord. No. 855, § 4, 2012)
17.16.060 Uniform sign program.
A. Purpose. A uniform sign program provides a process for the city’s review of, and decisions related
to, requests for signs for multi-tenant projects. The intent of a uniform sign program is to allow for
the integration of a project’s signs with the design of the structures to achieve a unified architectural
statement and to approve common sign regulations for multi-tenant projects.
B. Applicability. A uniform sign program shall be required for all new multi-tenant shopping centers,
office parks, and other multi-tenant, mixed-use, or otherwise integrated developments of three or more
separate tenants/uses that share buildings, public spaces, landscape, and/or parking facilities.
C. Review process.
1. An application for a permit shall be made on forms as prescribed by the planning director and
shall be accompanied by any fees as specified by city council resolution.
2. After receipt of a uniform sign program application, the planning director or a designated
representative shall render a decision to approve or deny the request within 30 working days.
Prior to denial of the application, the planning director or designated representative shall identify
and request any modifications necessary in order to approve the application. Such a review shall
ensure that any sign proposal is in conformance with this title and is consistent with its intent
and purpose.
D. Findings. A uniform sign program, or revisions thereto, may be approved only when the designated
approving authority makes all of the following findings:
1. The proposed uniform sign program is consistent with the development standards for signs as
provided in chapter 17.74 (Sign Regulations for Private Property); and
2. The design, location, and scale of proposed signs for the integrated development are in keeping
with the architectural character of the development.
E. Compliance requirements. The planning director may impose requirements when approving a sign
program to ensure compliance with this title and the general plan. (Code 1980, § 17.16.060; Ord. No.
855, § 4, 2012)
17.16.070 Temporary use permit.
A. Purpose. Temporary use permits provide a process for administrative review for short-term activities
that may not meet the normal development or use standards of the applicable zone, but may be
acceptable because of their temporary nature. The intent of these regulations is to ensure that the
temporary use does not adversely impact the long-term uses of the same or neighboring sites, or
impact the general health, safety, and welfare of persons residing within the community.
B. Applicability. A temporary use permit shall be required prior to the establishment of those uses
specified in section 17.104.020 (Temporary Uses—Permit Requirements and Exemptions).
C. Review process. Applications shall be submitted along with required materials and any application
fee as established by city council resolution a minimum of 15 days prior to the event. The planning
department and other departments as necessary shall review the request and render a decision. The
decision shall clearly state, in writing, any conditions of approval or reasons for denial. Temporary
use permits will be reviewed for compliance with development standards related to those activities
provided in chapter 17.104 (Temporary Uses).
D. Findings. The planning director shall approve, or approve with conditions, an application for a
temporary use permit after finding all of the following. If the director does not make all of these
findings, he or she shall deny the temporary use permit:
1. The establishment, maintenance, or operation of the use will not, under the circumstances of the
particular case, be detrimental to the health, safety, or general welfare of persons residing or
working in the neighborhood of the proposed use.
2. The use, as described and conditionally approved, will not be detrimental or injurious to property
and improvements in the neighborhood or to the general welfare of the city.
3. Approved measures for the removal of the use and site restoration have been required to ensure
that no changes to the site would limit the range of possible future land uses otherwise allowed
by this zoning code.
E. Conditions. In approving a temporary use permit, the director may impose such conditions as are
needed to ensure that the required findings can be made. Such conditions may include but shall not
be limited to the following:
1. Measure to minimize impact on adjacent uses, such as buffers, hours of operation, lighting
requirements, and/or parking measures.
2. Property maintenance requirements to ensure that each site occupied by a temporary use shall be
cleaned of debris, litter, or any other evidence of the temporary use upon completion or removal
of the use.
3. Appropriate performance guarantees/security may be required before initiation of the use to
ensure proper cleanup after the use is finished.
4. Other conditions of approval deemed reasonable and necessary to ensure that the approval would
be in compliance with the findings above.
F. Revocation. A temporary use permit may be revoked or modified by the director based on any of the
following grounds:
1. The permit was obtained by misrepresentation or fraud.
2. The conditions of approval for the permit have not been met, or the permit is not being exercised.
3. The use for which the permit was granted is being or is permitted to be or operates in violation
of any statute, ordinance, law, or regulation.
4. The permit is being exercised in a way that is detrimental to the public health, safety, or welfare
or constitutes a nuisance. (Code 1980, § 17.16.070; Ord. No. 855, § 4, 2012; Ord. No. 961, § 1,
2019)
17.16.080 Tree removal permit.
A. Purpose. The purpose of a tree removal permit is to provide a review process for the removal of
heritage trees that are considered to be a community resource.
B. Applicability. The provisions of this chapter shall apply to all heritage trees on all private property
within the city, except as set forth in section 17.16.080.E (Exemptions) of this chapter. Further, this
chapter is not intended to supersede tree preservation policies which are more stringent than the
requirements of this title.
C. Heritage tree. A heritage tree is defined as any tree which meets at least one of the following criteria:
1. Any tree on single family residential property in excess of 30 feet in height and having a single
trunk diameter at breast height (DBH) of 20 inches or more as measured 4½ feet from ground
level; or
2. Any tree on multi-family residential and mixed-use property in excess of 15 feet in height and
having a single trunk diameter at breast height (DBH) of 20 inches or more as measured 4½ feet
from ground level; or
3. Any tree on commercial, industrial, and institutional property in excess of 8 feet in height and
having a single trunk diameter at breast height (DBH) of 20 inches or more as measured 4½ feet
from ground level; or
4. Multi-trunk trees having a total diameter at breast height (DBH) of 30 inches or more as
measured 4½ feet from ground level; or
5. A stand of trees the nature of which makes each dependent upon the others for survival; or
6. Any other tree as may be deemed historically or culturally significant by the planning director
because of age, size, condition, location, or aesthetic qualities.
D. Permit requirements.
1. No person, firm, or corporation shall remove, relocate, reduce in height by more than 25 percent
of the original height of the tree (by “topping”), or destroy any heritage tree within the city limits,
including an applicant for a building permit, without first obtaining a tree removal permit from
the planning director.
2. Prior to issuing any tree removal permit, the planning director may require an applicant to submit
a report detailing the condition of the tree(s) subject to the permit and justification for their
removal, relocation or pruning. The report shall be prepared by a qualified arborist and paid for
at the applicant’s expense.
3. No tree removal permit shall be issued for the removal of any heritage tree on any lot associated
with a proposal for development, unless all discretionary approvals have been obtained from the
city, or unless an emergency waiver is granted pursuant to section 17.16.080.H (Emergency
Waiver).
4. No tree designated as a historic landmark shall be altered, removed, relocated, or destroyed by
any person, firm, or corporation without first obtaining both a certificate of compliance and a
tree removal permit. Alteration, removal, relocation, or destruction of trees designated as historic
landmarks may require a certificate of compliance even if exempt from the requirement for a tree
removal permit under this section.
5. If it is demonstrated by the applicant that a tree proposed for removal is dead by providing visual
evidence and/or an arborist report prepared by a qualified arborist, then a permit is required but
no fee will be assessed.
E. Exemptions. The following shall be exempt from the provisions of this chapter:
1. Trees which are fruit or nut bearing.
2. Trees planted, grown, and/or held for sale by licensed nurseries and/or tree farms or the removal
or transplanting of such trees pursuant to the operation of a licensed nursery and/or tree farms.
3. Trees within existing or proposed public rights-of-way where their removal or relocation is
necessary to obtain adequate line-of-sight distances as required by the city engineer, or designee.
4. Trees that, in the opinion of the director of public works services, or designee, will cause damage
to existing public improvements.
5. Trees that require maintenance or removal action for the protection of existing electrical power
or communication lines or other property of a public utility.
6. Trees in public parks that are diseased and/or infected by insects that could affect other trees in
the park.
7. Trees within a designated urban wildlife interface area.
F. Review process.
1. An application for a tree removal permit shall be filed, together with any required fee as set by
resolution of the city council, with the planning director on forms provided for the purpose.
2. A tree removal application may be submitted together with any application for tentative
subdivision maps or other proposals for urban development.
3. In addition to required application materials, the planning director may cause to be prepared, at
the applicant’s expense, a report by a qualified arborist to assist in making a determination on an
application for a tree removal permit.
4. If more than five trees are proposed to be removed, the planning director shall, not less than ten
days before rendering a decision, provide for public comment through notice to adjacent property
owners of the pending application. The notice shall include:
a. Description of the tree removal permit request.
b. Results of the investigation by staff.
5. The planning director shall approve, conditionally approve, or deny the application for a tree
removal permit, and may impose such conditions deemed necessary to implement the provisions
of this chapter, including, but not limited to:
a. Replacement of the removed tree or trees with equal or greater number of tree(s) of
species and quantity commensurate with the aesthetic value of the tree or trees
removed.
b. Tree relocation to another site on the property; provided that the environmental
conditions of said new location are favorable to the survival of the tree and provided
further that such relocation is accomplished by a qualified landscape architect or
qualified arborist.
G. Historic landmark designation. Where the trees in question are designated as a historic landmark, a
request for a tree removal permit shall be subject to review and approval by the historic preservation
commission and certificate of appropriateness procedure pursuant to chapter 17.18 (Historic
Preservation Commission Decisions). The action of the historic preservation commission can be
appealed to the city council.
H. Emergency waiver. Where the planning director determines a tree to be in a dangerous condition
requiring emergency action to preserve the public health, safety, and welfare, the permit requirement
may be waived. In the event of an emergency caused by a hazardous or dangerous tree, which
condition poses an immediate threat to person or property, any member of the fire district may
authorize the destruction or removal of such tree without securing a permit.
I. Factors for consideration.
1. Private property. Where an application for a tree removal permit is filed on private property and
is limited to five trees, the planning director shall consider the following prior to approval:
a. The condition of the tree(s) with respect to disease, danger of collapse of all or any
portion of the tree(s), proximity to an existing structure, or interference with utility
services.
b. The necessity to remove a tree in order to construct improvements which allow
economic enjoyment of the property.
c. The number of trees existing in the neighborhood, and the effect the removal would
have on the established character of the area and the property values.
d. Whether or not such trees are required to be preserved by any specific plan,
community plan, condition of approval, or designation as a historic landmark.
2. Associated with a proposal for development. Where an application for a tree removal permit is
associated with a proposal for development or is on private property and involves greater than
five trees, the planning director shall consider the following:
a. The condition of the tree(s) with respect to disease, danger of collapse of all or any
portion of the tree(s), proximity to an existing structure, or interference with utility
services.
b. The necessity to remove a tree in order to construct improvements which allow
economic enjoyment of the property.
c. The number of trees existing in the neighborhood, and the effect the removal would
have on the established character of the area and the property values.
d. Whether or not the removal of the tree(s) is necessary to construct required
improvements within the public street right-of-way or within a flood control or
utility right-of-way.
e. Whether or not the tree could be preserved by pruning and proper maintenance or
relocation rather than removal.
f. Whether or not such tree(s) constitute a significant natural resource of the city.
g. Whether or not such trees are required to be preserved by any specific plan,
community plan, condition of approval, or designation as a historic landmark.
J. Findings. The director shall approve, or approve with conditions, an application for a tree removal
permit after finding all of the following:
1. For a development project, every effort has been made to incorporate the tree(s) into the design
of the project and the only appropriate alternative is the removal of the tree;
2. For requests not associated with a development project, the tree presents a threat to public health
and safety and must be removed; and
3. The removal of the tree will not have a negative impact on the health, safety, or viability of
surrounding trees, nor will it negatively impact the aesthetics or general welfare of the
surrounding area. (Code 1980, § 17.16.080; Ord. No. 855, § 4, 2012; Ord. No. 858 § 4, 2013;
Ord. No. 860 § 4, 2013)
17.16.090 Similar use determination.
A. Purpose. The land use table may not include all possible uses. When a specific use is not listed and
it is unclear whether the use is permitted, permitted with a use permit, or not permitted, the similar
use determination allows the director to determine whether or not a proposed use is similar to a listed
use and whether it may be permitted or permitted with a use permit in a particular zone.
B. Applicability. A similar use determination is required when a use is not specifically listed in this
Code but may be permitted if it is determined to be similar in nature to a use that is permitted or
permitted with a use permit.
C. Review process.
1. A similar use determination can be initiated by staff or the public using an application provided
by the planning director.
2. The planning director shall prepare a similar use determination.
3. The issuance of a similar use determination is an administrative function of the planning director,
and no public hearing or notice is required.
D. Findings. The planning director shall make a similar use determination after finding all of the
following. If the planning director does not make all of these findings, he/she shall not make the
similar use determination:
1. The characteristics of and activities associated with the proposed use are equivalent to one or
more of the listed uses and will not involve a higher level of activity, environmental impact, or
population density than the uses listed in the zone.
2. The proposed use will be consistent with the purposes of the applicable zone.
3. The proposed use will be consistent with the general plan, any applicable specific plan, and this
Development Code.
E. Determinations. Determinations shall be made in writing and shall contain the facts that support the
determination. The department shall maintain all such determinations on record for review by the
general public upon request. The notice of decision shall be provided, in writing, to the applicant and
interested parties. The notice shall include:
1. A brief statement explaining the criteria and standards considered relevant to the decision.
2. A statement of the standards and facts relied upon in rendering the decision.
3. An explanation of appeal rights and appeal deadlines. (Code 1980, § 17.16.090; Ord. No. 855, §
4 (attach. 1), 8-1-2012)
17.16.100 Site development review.
A. Purpose. The purpose of site development review is to provide for the administrative review of
projects which, because of their limited size and scope, have minor aesthetic, land use, or traffic
implications and do not create any significant impact on public utilities or services and to ensure that
such limited projects comply with all applicable city standards and ordinances, and are not detrimental
to the public health, safety, or welfare, or materially injurious to properties or improvements in the
immediate vicinity.
B. Applicability. An application for site development review is required for residential, commercial,
mixed use, industrial, and institutional projects whether or not a building permit is required that meet
the following criteria:
1. Residential projects. The following residential projects require site development review:
a. A modification to approved architectural designs and building configurations for
multi-family development which do not result in an increase in the bulk, height, or
scale of the building(s).
b. Residential additions equal to or greater than 50 percent of the existing gross floor
area (this gross area calculation includes all structures that require a building
permit).
c. Modifications to the building design which change the architectural style and form
of the building.
d. Exterior material or color changes for multi-family projects.
e. New construction, expansion, or reconfiguration of driveways for multi-family
projects.
2. Commercial, mixed-use, industrial, and institutional projects. The following commercial,
mixed use, industrial, and institutional projects require site development review. Modifications
to existing design elements (e.g., trellis, pergola, water features) and minor modifications to an
exterior elevation (e.g., the installation of awnings, the relocation of doors and windows, or the
installation of new doors and windows) are exempt from the requirements of this section.
a. An increase/decrease of up to ten percent or an increase/decrease of up to 1,000
square feet, whichever is less, in the gross floor area of an existing building or
approved building/design plans.
b. New construction, expansion, or reconfiguration of parking lots or driveways.
c. A modification to approved architectural designs and building configurations which
do not result in an increase in the bulk, height, or scale of the building..
d. Modifications to approved plans which do not change the general location of
buildings or the layout of parking areas, open space areas, etc. on the site.
e. The establishment and/or construction of an outdoor storage area on the same site as,
and in conjunction with, an existing business that is less than ten percent of the gross
floor area of the primary use or up to 1,000 square feet in area, whichever is less.
f. The construction and/or placement of silos, antennas not regulated by
chapter 17.106, water tanks, roof- or ground-mounted equipment visible from public
view, or similar structures and equipment.
g. An alteration to approved grading plans that does not change the basic design
concept, increase slopes, increase the height of building elevations, or change the
course or volume of a drainage.
h. Modification to existing landscaping or landscape plans in excess of 2,500 square
feet.
i. Modifications to the building design which change the architectural style, form, and
theme of the building.
j. Exterior material or color changes.
C. Review process. An application for a site development review shall be filed with the planning
department in a manner prescribed by the planning director with the required fee as established by
city council resolution.
D. Findings. The planning director shall make the following findings before granting approval of a site
development review application:
1. The proposed project is consistent with the objectives of this Development Code and the
purposes of the zone in which the site is located.
2. The proposed project, together with the conditions applicable thereto, will not be detrimental to
the public health, safety, or welfare, or materially injurious to properties or improvements in the
vicinity.
3. The proposed project is in compliance with each of the applicable provisions of this Development
Code.
4. The proposed project is consistent with the general plan.
E. Conditions. The planning director is the designated approving authority and may apply conditions as
the planning director deems necessary to make the findings required in section 17.16.120.D
(Findings). (Code 1980, § 17.16.100; Ord. No. 855, § 4, 2012; Ord. No. 867, 2014; Ord. No. 879 § 4,
2015)
17.16.110 Minor Exceptions.
A. Purpose. Exceptions may be needed to certain provisions to allow creative design solutions and to
accommodate unique site conditions.
B. Applicability. A minor exception may be granted to modify certain requirements of this Code, as
listed in Table 17.16.110-1 (Standards Subject to Exception). Exceptions do not apply to land use and
are not intended to waive a specific prohibition or procedural requirement. Additionally, a minor
exception may be granted for exemptions from development standards for the repurposing or reuse
of industrial warehouse and other large footprint buildings for adaptive reuse and alternative uses not
envisioned when the structure was originally built, provided the use satisfies any allowed use and
permit requirements provided in section 17.30.030 (Allowed Land Uses and Permit Requirements) or
Chapter 17.136, as applicable.
TABLE 17.16.110-1 STANDARDS SUBJECT TO EXCEPTION
Standard Maximum Reduction or Increase
Maximum fence/wall height 2-foot increase
Minimum amount of parking orloading spaces 25% reduction* (in the amount required by code)
Minimum Setbacks 10% reduction
Build-to-Line (min./max.) 10% (reduction/ increase)
Maximum lot coverage 10% increase (% beyond the maximum allowed)
Maximum height (including ground floor height) 10% increase
Minimum ground floor height 10% decrease
Height for ancillary equipment Max. 90 feet (see section 17.36.040.D.4.a)
Max.120 feet with CUP (see section
17.36.040.D.b)
Maximum perimeter or block length 10% increase, or as determined by the director
Minimum setback structured parking in a form-
based zone
10% reduction
Building placement within private frontage area 10% reduction (of the minimum percent required)
Shade producing frontage Eliminate requirement
Non-residential use mix 5% reduction
*A proposed reduction in excess of 10% requires the completion of a parking study prepared by the city and paid for by
the applicant to ensure the reduction will not cause a significant impact on nearby streets or other properties.
C. Review process. An application for a minor exception shall be filed with the planning department in
a manner prescribed by the planning director with the required fee as established by city council
resolution.
D. Public notice. The planning director shall, not less than ten days before rendering a decision, provide
for public comment through notice to adjacent property owners of the pending application.
E. Findings. The planning director shall approve, or approve with conditions, an application for an
exception after finding all of the following.
1. The minor exception is consistent with the general plan or any applicable specific plan or
development agreement.
2. The proposed minor exception is compatible with existing and proposed land uses in the
surrounding area.
3. The proposed exception to the specific development standard(s) is necessary to allow creative
design solutions compatible with the desires of the community and/or accommodate unique site
conditions.
4. The granting of the minor exception will not constitute a grant of special privilege inconsistent
with the limitations on other properties classified in the same zone, and will not be detrimental
to public health, safety or welfare, or materially injurious to properties or improvements in the
vicinity.
If the planning director does not make all of these findings, then the director shall deny the minor
exception.
F. Conditions. In approving a minor exception, the director may impose any reasonable conditions to
ensure that the approval will comply with the findings required, as well as any performance criteria
and development standards contained within this Code.
17.16.120 Minor use permit.
A. Purpose. The minor use permit provides a process for director review and determination of requests
for uses and activities whose effects on adjacent sites and surroundings must be evaluated. These uses
and activities generally meet the purposes of the applicable zone but require special consideration in
their design or operation to ensure compatibility with surrounding or potential future uses. It is
anticipated that uses qualifying for a minor use permit only have an impact on immediately adjacent
properties and can be modified and/or conditioned to ensure compatibility.
B. Applicability. This section applies to land use requiring a minor use permit as designated with an
“M” on the allowed use tables (Table 17.30.030-1 and Table 17.136.020-1).
C. Review process. An application for a minor use permit shall be filed with the planning department in
a manner prescribed by the planning director with the required fee as established by city council
resolution. The planning director is the approving authority for minor use permits. However, the
planning director may also refer a minor use permit to the planning commission for review and
approval pursuant to section 17.14.060.C (Referral to the Planning Commission).
D. Findings. The director shall approve, or approve with conditions, an application for a minor use
permit after finding all of the following.
1. The subject site is suitable for the type and intensity of use or development proposed, and the
proposed location, size, and design of the use are compatible with adjacent uses or with natural
resources;
2. The operating characteristics of the proposed use, including traffic, noise, light, and other
characteristics, will be in keeping with the character of the neighborhood and other adjacent uses
or uses in the vicinity;
3. The proposed improvements of the site, including building design, height and bulk of buildings,
setbacks, fencing, landscaping, signage size and location, are compatible with the surrounding
neighborhood or area;
4. That the proposed use shall not result in conditions that would be detrimental to the public health,
safety, or welfare of the community;
5. Adequate public facilities and services are available to serve the proposed use or will be made
available concurrent with the proposed development;
6. Allowing the proposed use at the proposed location would be consistent with and help achieve
the goals, objectives, and policies of the general plan and the development code; and
7. The project would not result in a negative effect to the City’s land use inventory available for
residential and economic development, consistent with the intent of the general plan land use
element.
If the director does not make all of these findings, then the director shall deny the minor use
permit.
E. Conditions. In approving a minor use permit, the director may impose any reasonable conditions to
ensure that the approval will comply with the findings required, as well as any performance criteria
and development standards contained within this Code.
17.16.130 Minor design review.
A. Purpose. This section establishes a minor design review process for certain types of residential,
commercial, mixed use, industrial, and institutional development proposals to facilitate project review
in a timely and efficient manner; to ensure that development projects comply with all applicable local
design guidelines, standards, and ordinances; to minimize adverse effects on surrounding properties
and the environment; and to be consistent with the general plan which promotes high aesthetic and
functional standards to complement and add to the physical, economic, and social character of the
city.
B. Applicability. Minor design review is required for commercial, mixed use, industrial, institutional,
and residential projects that meet any of the following qualifications:
1. Commercial, mixed use, industrial, and institutional projects. The following commercial,
mixed use, industrial, and institutional projects require minor design review:
a. New construction on vacant property, where the buildings are less than 10,000
square feet in area.
b. Structural additions or new buildings which are less than 50 percent of the floor area
of existing on-site building(s), or between 1,001 square feet and 10,000 square feet
in area, whichever is less.
c. Reconstruction projects which are less than 50 percent of the floor area of existing
on-site building(s), or between 1,001 square feet and 10,000 square feet in area,
whichever is less.
d. Projects involving a substantial change or intensification of land use, such as the
conversion of an existing building to a restaurant.
e. Projects which exceed the thresholds for site development review in Section
17.16.100.
2. Residential projects. The following residential projects require minor design review:
a. Residential construction involving four or less dwelling units.
b. Projects involving a substantial change or intensification of land use, such as the
conversion of a residential structure to an office, commercial, or mixed use.
C. Review process.
1. An application for a minor design review shall be filed with the planning department in a manner
prescribed by the planning director with the required fee as established by city council resolution.
2. The planning director shall be the approving authority for minor design reviews. The procedure
for review and action shall be as provided in this section.
3. The planning director may refer development proposals submitted pursuant to this section to be
reviewed by the design review committee. Projects to be considered by the design review
committee will be scheduled on the first available agenda for committee review. The applicant
and any persons requesting notice will be notified at least ten days prior to the meeting.
4. The design review committee shall review the project design submittal and make
recommendations to the planning director to ensure that:
a. The design and layout of the proposed development is consistent with the applicable
elements of the city’s general plan, design guidelines of the appropriate zone, and
any adopted architectural criteria for specialized area, such as designated historic
districts, theme areas, specific plans, community plan, boulevards, or planned
developments.
b. The design and layout of the proposed development will not unreasonably interfere
with the use and enjoyment of neighboring, existing, or future developments, and
will not create traffic or pedestrian hazards.
c. The design and architecture of the proposed development is in compliance with any
applicable design standards included in Article VII (Design Standards and
Guidelines)
D. Findings. The planning director shall make the following findings before approving a minor design
review application:
1. The proposed project is consistent with the general plan.
2. The proposed project is in accord with the objective of this Development Code and the purposes
of the zone in which the site is located.
3. The proposed project is in compliance with each of the applicable provisions of this Development
Code.
4. The proposed project, together with the conditions applicable thereto, will not be detrimental to
the public health, safety, or welfare, or materially injurious to properties or improvements in the
vicinity.
E. Conditions. In approving a minor design review, the director may impose any reasonable conditions
to ensure that the approval will comply with the findings required, as well as any performance criteria
and development standards contained within this Code. (Code 1980, § 17.16.130; Ord. No. 855, § 4,
2012; Ord. No. 860 § 4, 2013; Ord. No. 867, 2014)
17.16.140 Hillside development review.
A. Purpose. The hillside development review process provides a mechanism to review development
proposals in sensitive hillside areas, the intent is to minimize the adverse effects of grading, and to
provide for the safety and benefit the welfare of the citizens of the city while allowing for reasonable
development of land.
B. Applicability. All projects within the hillside overlay zone and any properties with an eight percent
slope or greater, including but not limited to:
1. Construction of one or more single-family homes.
2. Proposed lot development in conjunction with a tentative subdivision map.
3. Proposed lot development in conjunction with a general plan or Development Code amendment.
C. Exceptions. Projects, which are limited in scope (e.g., regrading of yard areas, pool/spa construction,
additions to existing structures which are less than 1,000 square feet, and/or construction of accessory
structures which are less than 960 square feet) (not including accessory dwelling units), may apply
for a minor design review. However, projects which require grading of large flat areas, including, but
not limited to, such items as tennis courts or riding rings, shall require a hillside design review
application.
D. Application. An application for a hillside design review shall be made on a form specified by the
planning director and shall include, at minimum:
1. A natural features map, which shall identify all existing slope banks, ridgelines, canyons, natural
drainage courses, federally recognized blue line streams, rock outcroppings, and existing
vegetation. Also depicted shall be landslides and other existing geologic hazards.
2. A conceptual grading plan, which shall include the following items in addition to those required
by the city’s submittal requirement checklist:
a. A legend with appropriate symbols which should include, but not be limited to, the
following items: top of wall, top of curb, high point, low point, elevation of
significant trees, spot elevations, pad and finished floor elevations, and change in
direction of drainage.
b. A separate map with proposed fill areas colored in green and cut areas colored in
red, with areas where cut and fill exceed depths established in the hillside
development guidelines and standards clearly shown. Additionally, the areas of cut
and fill, calculated as a percentage of the total site area, shall be included on the
plan.
c. Contours shall be shown for existing and natural land conditions and proposed work.
Existing contours shall be depicted with a dashed line with every fifth contour
darker, and proposed contours shall be depicted as above except with a solid line.
Contours shall be shown according to the following schedule:
i. Natural slope of 19.9 percent or less requires two-foot contours;
ii. Natural slope of 20 percent or greater requires five-foot contours.
3. A conceptual drainage and flood control facilities map describing planned drainage
improvements.
4. A slope analysis map for the purpose of determining the amount and location of land, as it exists
in its natural state falling into each slope category as specified below. For the slope map, the
applicant shall use a base topographical map of the subject site, prepared and signed by a
registered civil engineer or licensed land surveyor, which shall have a scale of not less than one
inch to 100 feet and a contour interval of not more than two feet, provided that the contour
interval may be five feet when the slope is more than 20 percent. This base topographical map
shall include all adjoining properties within 150 feet of the site boundaries. Delineate slope bands
in the range of zero up to five percent, five percent up to ten percent, ten percent up to 15 percent,
15 percent up to 20 percent, 20 percent up to 25 percent, 25 percent up to 30 percent, and 30
percent or greater. Also included shall be a tabulation of the land area in each slope category
specified in acres.
5. The exact method for computing the percent slope and area of each slope category should be
sufficiently described and presented so that a review can be readily made. Also, a heavy, solid
line indicating the eight percent grade differential shall be clearly marked on the plan, and an
additional copy of the map shall be submitted with the slope percentage categories depicted in
contrasting colors.
6. Provide a sufficient number of slope profiles to clearly illustrate the extent of the proposed
grading. A minimum of three slope profiles shall be included with the slope analysis. The slope
profiles shall:
a. Be drawn at the same scale and indexed, or keyed, to the slope analysis map, grading
plan, and project site map.
b. Show existing and proposed topography, structures, and infrastructures. Proposed
topography, structures, and infrastructures shall be drawn with a solid, heavy line.
Existing topography and features shall be drawn with a thin or dashed line.
c. The slope profile shall extend far enough from the project site boundary to clearly
show impact on adjacent property, at least 150 feet.
d. The profiles shall be drawn along those locations of the project site where:
i. The greatest alteration of existing topography is proposed;
ii. The most intense or bulky development is proposed;
iii. The site is most visible from surrounding land uses; and
iv. At all site boundaries illustrating maximum and minimum conditions.
7. At least two of the slope profiles shall be roughly parallel to each other and roughly perpendicular
to existing contour lines. At least one other slope profile shall be roughly at a 45-degree angle to
the other slope profiles and existing contour lines.
8. Both the slope analysis and slope profiles shall be stamped and signed by either a registered
landscape architect, civil engineer, or land surveyor indicating the datum, source, and scale of
topographic data used in the slope analysis and slope profiles, and attesting to the fact that the
slope analysis and slope profiles have been accurately calculated and identified consistent with
provisions of this chapter.
9. A geologic and soils report, prepared by an approved soils engineering firm and in sufficient
detail to substantiate and support the design concepts presented in the application as submitted.
Additional environmental studies and investigations, such as, but not limited to, hydrologic,
seismic, access/circulation, and biota research may also be required in order to help in the
determination of the buildable area of a site.
10. A statement of conditions for ultimate ownership and maintenance of all parts of the development
including streets, structures, and open spaces.
11. In the event that no grading is proposed, e.g., custom lot subdivision, a statement to that effect
shall be filed with a plan which shows possible future house plotting, lot grading, driveway
design, and septic system location for each parcel proposed, to be prepared on a topographic map
drawn at the same scale as the conceptual grading plan.
12. When unit development is proposed, illustrative building elevations that show all sides of the
proposed structure(s) and which accurately depict the building envelope for each lot shall be
provided.
13. The following items may be required if determined necessary by the planning director, or
planning commission to aid in the analysis of the proposed project to illustrate existing or
proposed conditions or both:
a. A topographic model;
b. A line of sight or view analysis;
c. Photographic renderings;
d. Any other illustrative technique determined necessary to aid in review of a project.
14. Exceptions to the filing requirements may be permitted by the planning director based on the
size and scope of the project.
E. Review process.
1. The planning director shall be the approving authority for hillside development reviews. The
procedure for review and action shall be as provided in this section.
2. The planning director may refer development proposals submitted pursuant to this section to be
reviewed by the design review committee. Projects to be considered by the design review
committee will be scheduled on the first available agenda for committee review. The applicant
and any persons requesting notice will be notified at least ten days prior to the meeting. The
design review committee may review the project design submittals and make recommendations
to the planning director to ensure that:
a. The design and layout of the proposed development is consistent with the applicable
elements of the city’s general plan, design guidelines of the appropriate zone, and
any adopted architectural criteria for specialized area, such as designated historic
districts, theme areas, specific plans, community plan, boulevards, or planned
developments.
b. The design and layout of the proposed development will not unreasonably interfere
with the use and enjoyment of neighboring, existing, or future developments, and
will not create traffic or pedestrian hazards.
c. The design and architecture of the proposed development is in compliance with any
applicable design standards included in Article VII (Design Standards and
Guidelines).
F. Findings. The planning director, where authorized, shall make the following findings before
approving a hillside development review application:
1. The proposed project is consistent with the general plan.
2. The proposed use is in accord with the objective of this Development Code and the purposes of
the zone in which the site is located.
3. The proposed use is in compliance with each of the applicable provisions of this Development
Code.
4. The proposed use, together with the conditions applicable thereto, will not be detrimental to the
public health, safety, or welfare, or materially injurious to properties or improvements in the
vicinity.
G. Conditions. In approving a hillside development review, the director may impose any reasonable
conditions to ensure that the approval will comply with the findings required, as well as any
performance criteria and development standards contained within this Code. (Code 1980,
§ 17.16.140; Ord. No. 855, § 4, 2012; Ord. No. 867, 2014)
17.16.150 Reasonable accommodation.
A. Purpose and intent. In accordance with federal and state fair housing laws, it is the purpose of this
section to allow for reasonable accommodations in the city’s zoning and land use regulations, policies,
and practices when needed to provide an individual with a disability an equal opportunity to use and
enjoy a dwelling. The intent is to alleviate the need for a variance request for a reasonable
accommodation as described herein.
B. Permit application.
1. Applicant. A request for reasonable accommodation may be made by any person with a
disability, their representative, or a developer or provider of housing for individuals with a
disability. A reasonable accommodation may be approved only for the benefit of one or more
individuals with a disability.
2. Application. An application for a reasonable accommodation from a zoning regulation, policy,
or practice shall be made on a form specified by the planning director. No fee shall be required
for a request for reasonable accommodation, but if the project requires another discretionary
permit, then the prescribed fee shall be paid for all other discretionary permits.
3. Other discretionary permits. If the project for which the request for reasonable accommodation
is made requires another discretionary permit or approval, then the applicant may file the request
for reasonable accommodation together with the application for the other discretionary permit or
approval. The processing procedures of the discretionary permit shall govern the joint processing
of both the reasonable accommodation and the discretionary permit. A s stated in section
17.16.150.A (Purpose and Intent), a variance is not required for the reasonable accommodation.
However, if the project includes a separate request to deviate from city standards unrelated to
the accommodation, a variance application may be required.
4. Required submittals. In addition to materials required under other applicable provisions of this
Code, an application for reasonable accommodation shall include the following:
a. Documentation that the applicant is:
i. An individual with a disability;
ii. Applying on behalf of one or more individuals with a disability;
iii. A developer or provider of housing for one or more individuals with a disability;
ii. The specific exception or modification to the zoning code provision, policy, or
practices requested by the applicant;
b. Documentation that the specific exception or modification requested by the applicant
is necessary to provide one or more individuals with a disability an equal
opportunity to use and enjoy the residence; and
c. Any other information that the director reasonably concludes is necessary to
determine whether the findings required by this section to approve a reasonable
accommodation, so long as any request for information regarding the disability of
the individuals benefited complies with fair housing law protections and the privacy
rights of the individuals affected.
C. Review procedure. The planning director is the designated approval authority for reasonable
accommodation requests and shall approve a reasonable accommodation request if the compliance
requirements below are addressed.
D. Required findings. The written decision to approve a request for reasonable accommodation shall be
based on the following findings, all of which are required for approval:
1. The requested accommodation is requested by or on the behalf of one or more individuals with
a disability protected under the fair housing laws.
2. The requested accommodation is necessary to provide one or more individuals with a disability
an equal opportunity to use and enjoy a dwelling.
3. The requested accommodation will not impose an undue financial or administrative burden on
the city as “undue financial or administrative burden” is defined in fair housing laws and
interpretive case law.
4. The requested accommodation will not result in a fundamental alteration in the nature of the
city’s zoning program, as “fundamental alteration” is defined in fair housing laws and
interpretive case law.
5. The requested accommodation will not, under the specific facts of the case, result in a direct
threat to the health or safety of other individuals or substantial physical damage to the property
of others.
E. Conditions. The planning director is authorized to approve or deny applications and to impose
reasonable conditions upon such approval, as the director may deem necessary to ensure compatibility
with surrounding uses, to preserve the public health, safety, and welfare, and to enable the director to
make the findings required by section 17.16.150.D (Required Findings).
F. Alternative reasonable accommodations. The decision maker may approve alternative reasonable
accommodations that provide an equivalent level of benefit to the applicant.
G. Consideration factors. The city may consider, but is not limited to, the following factors in
determining whether the requested accommodation is necessary to provide one or more individuals
with a disability an equal opportunity to use and enjoy a dwelling:
1. Whether the requested accommodation will affirmatively enhance the quality of life of one or
more individuals with a disability;
2. Whether the individual or individuals with a disability will be denied an equal opportunity to
enjoy the housing type of their choice absent the accommodation;
3. In the case of a residential care facility, whether the requested accommodation is necessary to
make facilities of a similar nature or operation economically viable in light of the particularities
of the relevant market and market participants; and
4. In the case of a residential care facility, whether the existing supply of facilities of a similar
nature and operation in the community is sufficient to provide individuals with a disability an
equal opportunity to live in a residential setting.
H. Consideration factors; fundamental alteration to zoning program. The city may consider, but is
not limited to, the following factors in determining whether the requested accommodation would
require a fundamental alteration in the nature of the city’s zoning program:
1. Whether the requested accommodation would fundamentally alter the character of the
neighborhood;
2. Whether the requested accommodation would result in a substantial increase in traffic or
insufficient parking;
3. Whether the requested accommodation would substantially undermine any express purpose of
either the city’s general plan or an applicable specific plan; and
4. In the case of a residential care facility, whether the requested accommodation would create an
institutionalized environment due to the number of and distance between facilities that are similar
in nature or operation.
I. Rules while decision is pending. While a request for reasonable accommodation is pending, all laws
and regulations otherwise applicable to the property that is the subject of the request shall remain in
full force and effect.
J. Effective date. No reasonable accommodation shall become effective until the decision to grant such
accommodation shall have become final by reason of the expiration of time to make an appeal. In the
event an appeal is filed, the reasonable accommodation shall not become effective unless and until a
decision is made by the city council on such appeal, pursuant to the provisions of this section.
K. Expiration. Any reasonable accommodation approved in accordance with the terms of this chapter
shall expire within 24 months from the effective date of approval or at an alternative time specified
as a condition of approval unless:
1. A building permit has been issued and construction has commenced;
2. A certificate of occupancy has been issued;
3. The use is established; or
4. A time extension has been granted.
L. Time extension. The planning director may approve a single one-year time extension for a reasonable
accommodation for good cause. An application for a time extension shall be made in writing to the
director no less than 30 days or more than 90 days prior to the expiration date. The request for an
extension shall be subject to the same notice, hearing, and appeal requirements applicable to the
original application.
M. Violation of terms. Any reasonable accommodation approved in accordance with the terms of this
Code may be revoked if any of the conditions or terms of such reasonable accommodation are
violated, or if any law or ordinance is violated in connection therewith. Revocation of a reasonable
accommodation shall be subject to the same notice, hearing, and appeal requirements applicable to
the original application.
N. Discontinuance. A reasonable accommodation shall lapse if the exercise of rights granted by it is
discontinued for 180 consecutive calendar days. If the persons initially occupying a residence vacate,
the reasonable accommodation shall remain in effect only if the planning director determines that:
1. The modification is physically integrated into the residential structure and cannot easily be
removed or altered to comply with the zoning code; or
2. The accommodation is necessary to give another disabled individual an equal opportunity to
enjoy the dwelling. The director may request the applicant or his or her successor in interest to
the property to provide documentation that subsequent occupants are persons with disabilities.
Failure to provide such documentation within ten days of the date of a request by the city shall
constitute grounds for discontinuance by the city of a previously approved reasonable
accommodation.
O. Revocation. Any revocation shall be noticed and heard pursuant to the procedures established in this
title.
P. Amendments. A request for changes in conditions of approval of a reasonable accommodation, or a
change to plans that would affect a condition of approval shall be treated as a new application. The
director may waive the requirement for a new application if the changes are minor, do not involve
substantial alterations or addition to the plan or the conditions of approval, and are consistent with the
intent of the original approval. (Code 1980, § 17.16.150; Ord. No. 855, § 4, 2012)
17.16.170 Entertainment permit.
A. Purpose. The purpose of an entertainment permit is to provide a discretionary review process for new
entertainment uses where food and/or beverage is sold concurrently with any form of entertainment
in order to ensure public health and safety.
B. Applicability. No person or business entity shall operate, conduct, or manage any place or premises
open to the public where food or beverages are sold, offered for sale, or given away, and where any
form of entertainment, as defined herein, is provided or furnished without first obtaining a permit so
to do as hereinafter provided for in this chapter.
C. Exceptions. The provisions of this chapter shall not be deemed to require a permit for any of the
following:
1. Use of a radio or other electronic playback device, except when utilized by an announcer or disc
jockey whose live performance consists of selecting or manipulating prerecorded selections of
music or other sounds.
2. Entertainment provided for members and their guests at a private club where admission is not
open to the public.
3. Entertainment conducted in connection with a regularly established motion picture theater,
recreation park, circus, or fairground.
4. Entertainment conducted by or sponsored by any bona fide club, society, or association,
organized or incorporated for benevolent, charitable, dramatic, or literary purposes, having an
established membership, and which holds meetings at regular intervals of not less than once per
three-month period, when proceeds, if any, arising from such entertainment are used for the
purpose of such club, society, or association.
5. Entertainment provided by no more than four performers as an accessory use to an established
business where dancing is not allowed.
6. Entertainment conducted solely on or at any premises or location which is owned or operated
by, or leased by, to, or from the United States, State of California, County of San Bernardino,
City of Rancho Cucamonga, or any agency or subdivision thereof.
7. Any adult entertainment business regulated by section 17.20.050 (Adult Entertainment Permit)
of this Code.
D. Review process. An application for an entertainment permit shall be filed with the planning
department in a manner prescribed by the planning director with the required fee as established by
city council resolution. The planning director is the approving authority for entertainment permits.
However, the planning director may also refer an entertainment permit to the planning commission
for review and approval pursuant to section 17.14.060.C (Referral to the Planning Commission).
E. Findings. The planning director shall only approve an application for an entertainment permit if all
of the following findings are made:
1. The conduct of the establishment or the granting of the application is consistent to the public
health, safety, morals, or welfare.
2. The premises or establishment is likely to be operated in a legal, proper, and orderly manner.
3. Granting the application would not create a public nuisance.
4. The normal operation of the premises would not interfere with the peace and quiet of any
surrounding residential neighborhood.
5. The applicant has not made any false, misleading, or fraudulent statement of material fact in the
required application.
F. Conditions. The planning director in granting any permit may also impose such reasonable conditions
as to the use or extent of such permit as deemed appropriate.
G. Transfer of permit.
1. An entertainment permit issued pursuant to this chapter may be transferred or assigned to another
person or business entity at the same physical location, provided there is no intensification or
substantial alteration of the originally approved entertainment use. Any request for transfer of an
entertainment permit due to change in ownership shall be submitted in writing to the planning
director.
2. An entertainment permit issued pursuant to this chapter shall not be transferred or assigned to
another location for any purpose. Any change in location shall require a new permit. The
following shall be deemed a change of location:
a. Any relocation or expansion that includes a separate piece of property or parcel of
land; or
b. Any expansion of the initially permitted premises which represents a greater than 50
percent increase in the square footage of space devoted to public access or
occupancy. (Code 1980, § 17.20.020; Ord. No. 855, § 4, 2012; Ord. No. 964 § 10,
2019)
Chapter 17.18 HISTORIC PRESERVATION COMMISSION DECISIONS
17.18.010 Purpose.
The purpose of this chapter is to establish permits and entitlements that are decided by the historic
preservation commission and is intended to work in conjunction with chapter 2.24 (Historic Preservation)
of this Code. This chapter provides mechanisms to identify, designate, protect, preserve, enhance, and
perpetuate historic sites, structures, and objects that embody and reflect the city’s aesthetic, cultural,
architectural, and historic heritage. Each permit and entitlement type is described in this chapter in terms
of purpose and applicability, exemptions, review process, findings for approval, and conditions. General
processing procedures are established in chapter 17.14 (General Application Processing Procedures).
(Code 1980, § 17.18.010; Ord. No. 855, § 4, 2012)
17.18.020 Designations.
The following section applies to designations of historic landmarks, points of historic interest, and
conservation districts.
A. Types of designations.
1. Automatic designation. Any property within the city that is listed in the National Register of
Historic Places or the California Register of Historic Resources is automatically designated as a
landmark for purposes of this chapter.
2. Prior designations. Any historic landmark or point of historic interest previously designated as
such by the city on or before the effective date of this chapter shall continue to be a historic
landmark or point of historic interest as previously designated for purposes of this chapter and
shall be subject to all provisions herein.
3. New designations. The city council may designate any structure, property, or properties as a
historic landmark, point of historic interest, or contributing resource subject to the criteria and
procedures set forth in this chapter.
4. Amendment or rescission. The city council may amend or rescind the designation of any historic
landmark, point of historic interest, historic district, or conservation district for purposes of this
chapter, subject to the same procedures required for their designation, including without
limitation hearing and recommendation of the planning commission.
B. Designation criteria for historic landmarks.
1. The city council may designate a property as a historic landmark if it meets the requirements
below.
2. Historic landmarks must meet at least one of the following criteria:
a. It is or was once associated with events that made a significant contribution to the
broad patterns of local or regional history or the cultural heritage of California or the
United States.
b. It is or was once associated with persons important to local, state, or national history.
c. It embodies the distinctive characteristics of a type, period, or method of
construction.
d. It represents the work of a master, possesses high artistic values, or represents a
significant and distinguishable entity whose components may lack individual
distinction.
e. It has yielded or has the potential to yield information important to the prehistory or
history of the local area, California, or the nation.
3. Historic landmarks must retain integrity from their period of significance with respect to location,
design, setting, materials, workmanship, feeling, association, or any combination of these
factors. A proposed landmark need not retain all such original aspects, but must retain sufficient
integrity to convey its historic, cultural, or architectural significance. Neither the deferred
maintenance of a proposed landmark nor its dilapidated condition shall, on its own, be equated
with a loss of integrity. Integrity shall be judged with reference to the particular characteristics
that support the property’s eligibility.
C. Designation criteria for points of historic interest.
1. The city council may designate a property as a point of historic interest if it meets the
requirements applicable to historic landmarks under section 17.18.020.B (Designation Criteria
for Historic Landmarks). Points of historic interest shall not be required to retain integrity from
their periods of significance.
2. Designated points of historic interest shall not be subject to the same restrictions applicable to
designated historic landmarks and contributing resources.
3. Nothing in this section shall be construed as limiting or foreclosing analysis of the impacts of a
proposed project on a point of historic interest under the California Environmental Quality Act.
4. The commission shall maintain a current register of points of historic interest for public use and
information.
D. Designation criteria for historic districts and conservation districts.
1. The city council may designate a property or collection of properties as a historic district if the
proposed district meets the requirements of both section 17.18.020.B (Designation Criteria for
Historic Landmarks) and section 17.18.020.C (Designation Criteria for Points of Historic
Interest).
2. A historic district must meet at least one of the following criteria:
a. It has an identifiable, clear, and distinct boundary that possesses a significant
concentration of structures sharing common historical, visual, aesthetical, cultural,
archaeological, or architectural plan or physical development.
b. It demonstrates character, interest, or value as part of the development, heritage, or
cultural characteristics of the community, state, or country.
c. It is the site of a significant local, state, or national event.
d. It is associated with the lives of persons important to local, state, or national history.
e. It is identifiable as the work of a master builder, designer, architect, artist, or
landscape architect whose individual work has influenced the development of the
community, county, state, or country.
3. Historic districts must retain integrity from their period of significance with respect to location,
design, setting, materials, workmanship, feeling, and association. Not all properties or structures
in a proposed district need to retain all such original aspects, but a substantial number of such
properties and structures must retain sufficient integrity to convey the historic, cultural, or
architectural significance of the district. Neither deferred maintenance within a proposed district
nor the dilapidated condition of its constituent buildings and landscapes shall, on its own, be
equated with a loss of integrity. Integrity shall be judged with reference to the particular
characteristics that support the district’s eligibility.
E. Conservation districts. The city council may designate a property or collection of properties that do
not qualify as a historic district as a conservation district if the proposed district has either:
1. A distinctive, cohesive, and identifiable setting, character, or association that makes it unique
and an integral part of the city’s identity.
2. A recognized neighborhood identity and a definable physical character and either high artistic
value or a relationship to urban centers or historic districts that makes conservation of the
proposed conservation district essential to the city’s history or function.
F. Owner consent. Owner consent is not required for a structure or property to be designated as a point
of historic interest, historic landmark, or contributing resource. However, a structure or property
cannot be designated as either a historic landmark or a contributing resource over the owner’s
objection unless the city council makes all of the following findings:
1. The structure or property is on the city’s historical inventory.
2. The structure or property possesses exceptional architectural, historical, aesthetic, or cultural
qualities.
3. Designation will preserve or protect the exceptional qualities of the structure or property.
G. Designation procedures—Historic landmarks and points of historic interest.
1. Application. The city council, historic preservation commission, planning director, or the owners
of the subject property or their authorized agents may apply for a historic landmark or point of
historic interest designation. A third party that believes that a property or structure should be
designated may submit a written request for the commission to initiate an application. In the
event the city council or commission initiates the application, the planning director shall
complete the required application.
2. Except as necessary to correct an unsafe or dangerous condition pursuant to
section 17.18.080 (Unsafe or Dangerous Condition), it shall be unlawful for any person to carry
out or cause to be carried out any activity requiring a certificate of appropriateness on a proposed
historic landmark for which an application has been filed until the city council has taken final
action denying the application.
3. Survey. Within 45 days of when a designation application is deemed complete, the planning
director shall conduct a survey to document all potentially historic features of the subject
property and prepare a report to the commission.
4. Approval. The city council is the final approval authority for designations with a
recommendation from the commission.
5. Upon designation by the city council, the planning director shall record the location,
characteristics, and significance of the historic landmark or point of historic interest on a
California Department of Parks and Recreation Historic Resources Inventory Form 523 and
include therewith a description of the particular features that are to be preserved and the legal
description of the historic resource.
6. A designated historic landmark or point of historic interest may be identified by an approved city
marker, but such a marker is not required.
H. Designation procedures—Historic districts and conservation districts.
1. Procedures for the application and designation of historic districts and conservation districts shall
be the same as those applicable to historic landmarks and points of historic interest except as
modified by this section.
2. Except as necessary to correct an unsafe or dangerous condition pursuant to
section 17.18.080 (Unsafe or Dangerous Conditions), it shall be unlawful for any person to carry
out or cause to be carried out any activity requiring a certificate of appropriateness for any
property within the boundaries of a proposed historic or conservation district for which an
application is pending.
3. Whenever the city council designates a historic district or conservation district, it shall also adopt
a written description and clear depiction of the district boundaries; an inventory that identifies
and describes contributing resources for the district; and a conservation plan to regulate the
manner in which the preservation objectives of the district will be attained. (Code 1980,
§ 17.18.020; Ord. No. 855, § 4, 2012)
17.18.030 Maintenance of historic resources.
A. Maintenance responsibility. The owner, occupant, or other person having legal custody and control
of a historic resource, defined as a historic landmark or contributing resource, shall keep the resource
in good repair all exterior portions thereof, all interior portions thereof regulated by the applicable
designation statement or adopted conservation plan, and all interior portions thereof whose
maintenance is necessary to prevent deterioration and decay of any exterior architectural feature.
B. Required maintenance. The owner, occupant, or other person having legal custody and control of a
historic landmark or contributing resource shall promptly repair such building or structure consistent
with all other applicable local, state, and federal laws, if it is found to have any of the following
defects as determined by the building and safety official:
1. Building elements in danger of falling and injuring persons or property.
2. Deteriorated or inadequate foundation.
3. Defective or deteriorated flooring.
4. Walls, partitions, or other vertical supports that split, lean, list, buckle, or are otherwise failing
due to defective material or deterioration.
5. Ceilings, roofs, roof supports, or other horizontal members that sag, split, buckle, or are
otherwise failing due to defective materials or deterioration.
6. Fireplaces or chimneys that list, bulge, settle, or are otherwise failing due to defective material
or deterioration.
7. Deteriorated, crumbling, or loose exterior plaster.
8. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors,
including but not limited to broken windows or doors.
9. Defective or insufficient weather protection for exterior wall coverings, including lack of paint
or weathering due to lack of paint or other protective covering.
10. Any fault, defect, or deterioration in the building that renders it structurally unsafe or
insufficiently watertight.
C. Certificate of appropriateness. A certificate of appropriateness shall not be issued for the demolition
of a historic landmark or contributing resource because of the failure of the owner to comply with the
provisions of this section. (Code 1980, § 17.18.030; Ord. No. 855, § 4, 2012)
17.18.040 Certificate of appropriateness.
A. Purpose. The purpose of a certificate of appropriateness is to help maintain and return the lost or
diminished architectural significance of the city’s past.
B. Applicability. No person shall carry out or cause to be carried out any alteration, restoration,
rehabilitation, construction, removal, relocation, or demolition of any historic landmark or
contributing resource unless the city has first issued a certificate of appropriateness in accordance
with the requirements of this chapter.
C. Exceptions. A certificate of appropriateness shall not be required for any of the following actions.
1. Ordinary maintenance or repair of any exterior architectural feature that does not involve a
change in design, material, or external appearance of a historic landmark or contributing
resource.
2. Alterations previously identified in an adopted conservation plan for a historic district or
conservation district and designated in such conservation plan for review through the design
review procedures set forth in this Development Code and approved accordingly.
3. Alterations that comply with the state historical building code.
4. Alterations or actions for which a certificate of economic hardship has been approved.
D. Procedures.
1. Application. An application for a certificate of appropriateness shall be filed with the planning
department upon the prescribed form and shall contain the following data:
a. A description of the proposed work and an explanation of how it is compatible with
the historical nature of the resource.
b. Plans describing the size, height, and appearance of the proposed work.
c. A site plan showing all existing buildings and structures and the relationship of the
proposed work to the surrounding environment.
d. Relationship to the existing scale, massing, architectural style, site and streetscape,
landscaping and signage, for new construction in historic districts.
e. If the application is for demolition, an explanation why the demolition is necessary
and an economic feasibility report.
f. Other information deemed necessary by the planning director.
2. Commission review. The commission shall conduct a public hearing on the application, after
which it shall adopt a resolution approving, conditionally approving, or denying the application.
3. Planning director review. Notwithstanding the previous paragraph, the planning director shall
review, and after conducting a public hearing, shall deny, approve, or conditionally approve any
application for a certificate of appropriateness for any of the following types of alterations:
a. Repair or replacement of deteriorated materials with applications or materials of the
same kind, type, and texture already in use for roofs, windows, siding material,
chimneys and fireplaces, accessory structures, or fencing.
b. Addition or deletion of awnings, shutters, canopies, and similar incidental
appurtenances.
4. Upon approval, copies of the certificate of appropriateness shall be forwarded to the applicant,
the building and safety official, the planning director, and any other department or agency that
requests one.
5. No certificate of appropriateness shall become effective until the time to appeal its approval has
expired.
E. Findings. The historic preservation commission shall only approve an application for a certificate of
appropriateness if all of the following findings are made:
1. Standard findings.
a. The project will not cause a substantial adverse change in the significance of an
historic resource within the meaning of the California Environmental Quality Act.
b. The project is consistent with the purposes of this chapter.
c. The project is consistent with the secretary’s standards.
2. Additional findings for demolitions. In the case of a certificate of appropriateness to allow
demolition of part or all of a historic landmark or contributing resource, all of the following
additional findings must be made.
a. All efforts to restore, rehabilitate, or relocate the resource have been exhausted.
b. Restoration or rehabilitation would require extensive alterations that would render
the resource unworthy of preservation.
c. Failure to demolish the resource would adversely affect or detract from the character
of the neighborhood.
3. Unsafe or dangerous conditions. Notwithstanding any other provision of this section, an
application for a certificate of appropriateness may be approved if the commission finds the
project is necessary to correct an unsafe or dangerous condition on the subject property that was
not caused by a failure to maintain the property as required by this chapter. (Code 1980,
§ 17.18.040; Ord. No. 855, § 4, 2012)
17.18.050 Certificate of economic hardship.
A. Purpose. The historic preservation commission may issue a certificate of economic hardship to allow
alteration or demolition of a historic landmark or contributing resource where denial of a certificate
of appropriateness would create an undue hardship upon the owner.
B. Procedure.
1. Application. An application for a certificate of economic hardship shall be made on the
prescribed form and shall be accompanied by all of the following information if requested by the
planning director:
a. The estimated market value of the property in its current condition.
b. The estimated market value of the property after completion of the proposed
alteration or demolition.
c. Estimates of the costs of proposed alteration or demolition.
d. In the case of demolition, the estimated market value of the property after renovation
of the existing property for continued use and an estimate from an architect,
developer, real estate consultant, appraiser, or other real estate professional with
experience in rehabilitation as to the economic feasibility of rehabilitation or reuse of
the existing structure on the property.
e. A rehabilitation report from a licensed structural engineer or architect with expertise
in rehabilitation as to the structural soundness of any structures on the property and
their suitability for rehabilitation.
f. For income-producing properties, information on annual gross income, operating
and maintenance expenses, tax deductions for depreciation, and annual cash flow
after debt service, current property value appraisals, assessed property valuations,
and real estate taxes.
g. Remaining balance on any mortgage or other financing secured by the property and
annual debt service, if any, for the previous two years.
h. All appraisals obtained within the previous two years by the owner or applicant in
connection with the purchase, financing, or ownership of the property.
i. The amount paid for the property if purchased within the previous 36 months, the
date of purchase, and the party from whom purchased, including a description of the
relationship, if any, between the owner of record or applicant and the person from
whom the property was purchased, and any terms of financing between the seller and
buyer.
j. Any listing of the property for sale, rent, prices asked, and offers received, if any
within the previous two years.
k. Any other information the planning director may reasonably require to determine
whether or not the property does or may yield a reasonable return to the owners.
2. Hearing. The commission shall hold a public hearing on all applications for a certificate of
economic hardship; after which it may approve, conditionally approve, or deny the application.
Such hearing may be held concurrently with any related application for a certificate of
appropriateness.
C. Findings. The commission shall not approve any certificate of economic hardship unless it makes all
of the following findings:
1. Denial of the application would decrease the value of the subject property so as to leave no
substantial value.
2. Sale or rental of the property is not financially feasible, when looking at the cost of holding such
property for uses permitted in this zone.
3. Adaptive reuse of the property for lawful purposes is prohibited or impractical.
4. Denial of the application would damage the owner of the property unreasonably in comparison
to the benefit conferred on the community. (Code 1980, § 17.18.050; Ord. No. 855, § 4, 2012)
17.18.060 Mitigation/conditions of approval.
Whenever any decision under this chapter by the city council, commission, or planning director to
approve an application has the potential to diminish or destroy the historic, cultural, or architectural value
of a historic landmark or contributing resource, the commission or planning director may impose
conditions to mitigate the loss of a historic landmark or contributing resource. Such conditions may
include, but not be limited to, the following:
A. Documentation of the historic features of the property including, but not limited to, site plans, floor
plans, elevations, detailed drawings of character-defining features, photographic records of the
exterior, interior, and any character-defining features, title deed of the original owners, any historical
information of person and events associated with the site.
B. Requirement for salvage, relocation, donation, or adaptive reuse of significant items or features within
or on the property. (Code 1980, § 17.18.060; Ord. No. 855, § 4, 2012)
17.18.070 Demolition of potential historic resources.
A. No permit for the demolition of any structure more than 50 years old or located on a property listed
in the inventory of historic resources shall be issued unless the provisions of this section have been
satisfied.
B. Within 30 days of the date on which an application for such a permit is deemed complete, the planning
director shall review the historic significance of the property to determine whether the property meets
the criteria for a historic landmark. If the planning director finds the property meets the criteria, he or
she shall immediately initiate a historic landmark application and provide written notice of the
decision to the property owner.
C. If the planning director initiates a historic landmark application, no demolition permit shall be issued
until final action of the city council denying the proposed designation, except as otherwise provided
in section 17.18.080 (Unsafe or Dangerous Conditions).
D. If the planning director does not initiate a historic landmark application within the 30 days specified
by this section, the hold on the permit for demolition shall be released. (Code 1980, § 17.18.070; Ord.
No. 855, § 4 (attach. 1), 8-1-2012)
17.18.080 Unsafe or dangerous conditions.
A. None of the provisions of this chapter shall be construed to prevent any construction, alteration,
removal, demolition, or relocation of a historic landmark or contributing resource necessary to correct
the unsafe or dangerous conditions of any structure, or feature, or part thereof, where the building and
safety official has declared such condition unsafe or dangerous and the proposed construction,
alteration, removal, demolition, or relocation is necessary to correct the unsafe or dangerous
condition. Only such work as is necessary to correct the unsafe or dangerous condition may be
performed pursuant to this section.
B. The building and safety official shall inform the commission prior to authorizing any work pursuant
to this section unless he or she or she determines that such work is immediately necessary to correct
the unsafe or dangerous condition, in which case, the building and safety official shall report his or
her actions to the commission at its next regular meeting.
C. If work authorized by the building and safety official pursuant to this section is not immediately
necessary to correct the unsafe or dangerous condition, the commission may advise the building and
safety official of the historic significance of the building and recommend a reasonable period of
postponement for the purpose of arranging for rehabilitation, relocation, or salvage of the historic
resource or contributing resource. Notwithstanding the foregoing, if no arrangements have been made
for rehabilitation, relocation, or salvage within 60 days of an order to abate a nuisance, the building
official may proceed with the abatement action. (Code 1980, § 17.18.080; Ord. No. 855, § 4, 2012)
17.18.090 Historic preservation fund.
A. The historic preservation fund is established to provide funding for historic preservation efforts such
as surveys, development of design guidelines, public education, and incentive programs. All funds
deposited into the historic preservation fund shall be used solely for the conservation, preservation,
restoration, or rehabilitation of historic resources.
B. The commission shall advise the city council regarding the use and expenditure of funds from the
historic preservation fund and shall recommend activities or actions necessary to fulfill the objectives
of the historic preservation fund.
C. No money from the historic preservation fund shall be used for the sole benefit of any property unless
it has been designated a historic landmark, a point of historic interest, or a contributing resource.
(Code 1980, § 17.18.090; Ord. No. 855, § 4, 2012)
17.18.100 Preservation incentives.
A. To encourage owners to designate, maintain, preserve, rehabilitate, and improve historic landmarks
and contributing resources, the city provides the incentives set forth in this section. Only properties
designated as historic landmarks or contributing resources are potentially eligible to apply for
preservation incentives.
B. Mills Act contracts. Pursuant to and consistent with Government Code § 50280, the city council may
enter into Mills Act contracts with the owner of a historic landmark for the purpose of preservation,
rehabilitation, and maintenance of designated historic resources, which shall allow the owner to
receive a reduction in property taxes in exchange for a commitment to specific repair, restoration, or
rehabilitation improvements and satisfactory maintenance of the property. The agreement shall
include, but not be limited to, the contract provisions required under state law and shall extend for a
minimum period of ten years, renewed annually, until and unless a notice of nonrenewal or
cancellation is filed. The application process, review procedures, and required contract provisions for
Mills Act agreements shall be established at the sole discretion of the city council based on the
recommendations of the commission in a form to be approved by the city attorney. The planning
director or designee shall implement the program.
C. Public recognition. The commission may establish a program to publicly recognize historic
resources, points of historic interest, historic districts, and conservation districts with plaques,
signage, and other appropriate forms of recognition.
D. State historical building code. Any alteration made for preservation, rehabilitation, restoration, or
relocation of historic resources may be made according to the requirements of the latest adopted state
historical building code.
E. Nonconforming parking. Single-family residences designated as historic resources that are
nonconforming due to substandard parking shall not be required to provide parking according to
current standards provided that additional floor area does not exceed 50 percent of the existing floor
area in any 24-month period. Multiple-family developed properties designated as historic resources
that are nonconforming due to substandard parking shall not be required to bring the existing parking
into compliance with current parking requirements due to the addition of new units, provided that
parking for the new units meets the current zoning standards.
F. Fee relief and waivers. Historic landmarks and contributing resources are eligible for the following
fee waivers, refunds, and reductions:
1. A 50 percent refund of applicable building permit fees at time of issuance for projects found to
be in compliance with the secretary’s standards.
2. A 50 percent refund of applicable planning fees, not including applications made pursuant to this
chapter, at the time of issuance for projects found to be in compliance with the secretary’s
standards.
3. Waiver of application fees to operate a large family day care if the proposed location is a historic
landmark or contributing resource. A large family day care means 12 children are being cared
for in a private residence and up to 14 children if two of the children are at least six years of age.
G. Preservation easements. The city may agree to the acquisition of preservation easements on the
façades of buildings designated as historic landmarks or the acquisition of such on the city’s behalf
by a nonprofit group designated by the city through purchase, donation, or condemnation pursuant
to Civil Code § 815. (Code 1980, § 17.18.100; Ord. No. 855, § 4, 2012; Ord. No. 858 § 4, 2013)
Chapter 17.20 PLANNING COMMISSION DECISIONS
17.20.010 Purpose.
The purpose of this chapter is to establish permits and entitlements that are decided by the planning
commission. Each permit and entitlement type is described in this chapter in terms of purpose and
applicability, exemptions, review process, findings for approval, and conditions. General processing
procedures are established in chapter 17.14 (General Application Processing Procedures). (Code 1980,
§ 17.20.010; Ord. No. 855, § 4, 2012)
17.20.020 Reserved
17.20.030 Variance.
A. Purpose. The purpose of a variance is to provide flexibility from the strict application of development
standards when special circumstances pertaining to the property such as size, shape, topography, or
location deprives such property of privileges enjoyed by other property in the vicinity and in the same
zone, (consistent with the objectives of this title). Any variance granted shall be subject to such
conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special
privileges inconsistent with the limitations upon other properties in the vicinity and zone in which
such property is situated.
B. Applicability. A variance may be granted for any exception to the requirements of this title, unless
specifically exempted in section 17.20.030.C (Exemptions).
C. Exemptions. A variance from this title may not be granted to:
1. Allow a land use not otherwise permitted in the zone.
2. Increase the maximum allowed residential density except as allowed by state law.
3. Waive or modify a procedural requirement.
D. Review process. The planning commission is the designated approving authority for variances and
shall approve, conditionally approve or deny all such applications. The planning commission shall
hold a public hearing on each application for a variance. The hearing shall be set and notice given as
prescribed in chapter 17.14 (General Application Processing Procedures).
E. Findings.
1. Before granting a variance, the planning commission shall make the following findings that the
circumstances prescribed below apply.
a. Strict or literal interpretation and enforcement of the specified regulation would
result in practical difficulty or unnecessary physical hardship inconsistent with the
objectives of this Code.
b. There are exceptional or extraordinary circumstances or conditions applicable to the
property involved or to the intended use of the property that do not apply generally
to other properties in the same zone.
c. Strict or literal interpretation and enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other properties in the
same zone.
d. The granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same zone.
e. The granting of the variance will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
F. Conditions. The planning commission is authorized to grant a variance to achieve those purposes as
prescribed in accordance with the procedure in this section and impose reasonable conditions as the
commission may deem necessary to ensure compatibility with surrounding uses; to preserve the
public health, safety, and welfare; and to enable the commission to make the findings required by
section 17.20.030.E (Findings). (Code 1980, § 17.20.030; Ord. No. 855, § 4, 2012)
17.20.040 Major design review.
A. Purpose. This section establishes the review procedures for residential, commercial, mixed use,
industrial, and institutional development proposals to facilitate project review by local responsible
agencies in a timely and efficient manner; to ensure that development projects comply with all
applicable local design guidelines, standards, and ordinances; to minimize adverse effects on
surrounding properties and the environment; and to maintain consistency with the general plan,
which promotes high aesthetic and functional standards to complement and add to the physical,
economic, and social character of the city.
In addition, the city finds that a major design review process will support the implementation of the
general plan, as it stresses quality community design standards. The city further finds that the
quality of certain residential, institutional, commercial, mixed use, and industrial uses has a
substantial impact upon the visual appeal, environmental soundness, economic stability, and
property values of the city. This section is not intended to restrict imagination, innovation, or
variety, but rather to focus on community design principles which can result in creative imaginative
solutions for the project and a quality design for the city. It is the purpose of this section to:
1. Recognize the interdependence of land values and aesthetics and provide a method by which the
city may implement this interdependence to its benefit.
2. Encourage the orderly and harmonious appearance of structures and property within the city
along with associated facilities, such as signs, landscaping, parking areas, and streets.
3. Maintain the public health, safety and general welfare, and property throughout the city.
4. Assist private and public developments to be more cognizant of public concerns for the aesthetics
of development.
5. Reasonably ensure that new developments, including residential, institutional, commercial,
mixed use, and industrial developments, do not have an adverse aesthetic, health, safety, or
architecturally related impact upon existing adjoining properties, or the city in general.
6. Implement those sections of the city’s general plan that specifically refer to the preservation and
enhancement of the particular character and unique assets of this city and its harmonious
development.
7. Minimize the effects of grading by discouraging mass grading and excessive slopes to ensure
that the natural character of terrain is retained.
8. Preserve significant topographic features, including rock outcroppings, native plant materials,
and natural hydrology, while also encouraging improved drainage from lots directly to a street,
storm drain, or through a public or privately maintained easement.
9. Limit the impact of slopes on adjacent developed properties and limit construction on identified
seismic or geologic hazard areas.
10. Encourage the use of a variety of housing styles, split-level grading techniques, varied lot sizes,
site design densities, maintenance of views, and arrangement and spacing to accomplish grading
policies.
11. Help ensure that adequate levels of public services are provided for existing and future
development in the city.
12. Encourage orderly development of residences within areas more readily served by public
services.
13. Encourage the development of master planned projects that provide the service needs of the
residents of these projects and have sufficient access and connectivity to the surrounding
neighborhood.
14. Encourage the use of energy conservation techniques in all new residential, mixed use,
institutional commercial, mixed use, and industrial development.
B. Applicability. An application for major design review is required for commercial, mixed use,
industrial, institutional, and residential projects involving the issuance of a building permit for
construction or reconstruction of a structure which meets the any of the following criteria.
1. New construction of residential projects with five or more dwelling units
2. New single or multiple building construction, on a vacant property or parcel/lot, with an overall
(or, if multiple buildings, combined) floor area of 10,001 square feet or greater.
3. Structural additions to an existing building where the addition has a floor area that is 50 percent
or more of the floor area of the existing building or 10,001 square feet or greater, whichever is
less.
4. New building construction, on a developed property or parcel/lot, with an overall (or, if multiple
buildings, combined) floor area of 10,001 square feet or greater.
5. Reconstruction projects which are greater than 50 percent of the floor area of an existing building
(or, if multiple buildings, 50 percent of their combined floor area) or with a floor area of 10,001
square feet or greater.
6. Any project being proposed on a property or a parcel/lot along, or within 500 feet, of an “Arterial
Roadway” or ”Boulevard” as defined by the general plan, except for structures within projects
with an approved master plan.
7. All projects which are master planned. Once the master plan, including architectural guidelines,
has been approved by the city council, individual structures may be approved by the planning
director.
8. All shopping centers with a building with an overall (or, if multiple buildings, combined) floor
area of 10,001 square feet or greater, except individual structures may be approved by the
planning director where a master plan, including architectural guidelines, has been approved by
the planning commission.
9. Certain projects within a hillside area are subject to review pursuant to section 17.52 (Hillside
Development)
10. All projects subject to the requirements of Chapter 17.138 (Large Site Development)
C. Zones Review process. The major design review procedure is outlined below.
1. The planning commission is the designated approving authority for major design review and
shall approve, conditionally approve, or deny all major design review applications. The planning
commission shall hold a public hearing on each application for major design review. The hearing
shall be set and notice given as prescribed in chapter 17.14 (General Application Processing
Procedures).
2. Development proposals submitted pursuant to this section shall be reviewed by the design review
committee. Projects to be considered by the design review committee will be scheduled on the
first available agenda for committee review. The applicant and any persons requesting notice
will be notified at least ten days prior to the meeting. Review and analysis by the design review
committee will consider design elements, such as, but not limited to, compatibility of the project
to surrounding properties, relationship of the design and layout of the project to the site,
architectural design, and use of materials, grading, landscaping, screening and buffering
techniques of adjacent properties, signs, and open space. The design review committee will
determine if the project adequately meets city design guidelines and standards and will transmit
an appropriate recommendation to the planning commission. The design review committee shall
review the project design submittals and make recommendations to the planning commission to
ensure that:
a. The design and layout of the proposed development is consistent with the applicable
elements of the city’s general plan, design guidelines of the appropriate zone, and
any adopted architectural criteria for specialized area, such as designated historic
districts, theme areas, specific plans, community plan, boulevards, or planned
developments.
b. The design and layout of the proposed development will not unreasonably interfere
with the use and enjoyment of neighboring, existing, or future developments, and
will not create traffic or pedestrian hazards.
c. The design and architecture of the proposed development is in compliance with any
applicable design standards included in Article VII (Design Standards and
Guidelines)
3. Proposals submitted pursuant to this section may also require review by other necessary
committees as applicable (e.g., trails).
D. Findings. The planning commission shall make the following findings before approving a major
design review application:
1. The proposed project is consistent with the general plan and any applicable specific plan;
2. The proposed project is in accord with the objective of this Development Code and the purposes
of the zone in which the site is located;
3. The proposed project is in compliance with each of the applicable provisions of this Development
Code; and
4. The proposed project, together with any applicable conditions, will not be detrimental to the
public health, safety, or welfare, or materially injurious to properties or improvements in the
vicinity.
E. Planning commission decision and conditions. The planning commission is authorized to approve
or deny applications and to impose reasonable conditions upon such approval, as the commission may
deem necessary to ensure compatibility with surrounding uses, to preserve the public health, safety,
and welfare, and to enable the commission to make the findings required by section 17.20.040.D
(Findings).
17.20.050 Adult entertainment permit.
A. Purpose. These regulations are intended to prevent problems of blight and deterioration which can
be brought about by the concentration of adult entertainment businesses in close proximity to each
other or proximity to other incompatible uses such as schools for minors, public parks, and residential
zones. The city council finds that it has been demonstrated in various communities that the
concentration of adult entertainment businesses causes an increase in the number of transients in the
area and an increase in crime and can cause other businesses and residents to move elsewhere. It is
therefore the purposes of this section to establish establishes reasonable and uniform regulations to
prevent the concentration of adult establishments or their close proximity to incompatible uses, while
permitting the location of adult businesses in certain areas.
B. Applicability. The permittee must apply for a new adult entertainment permit as follows:
1. Prior to establishment of a new adult entertainment establishment or any change in the location
of the adult entertainment establishment.
2. Prior to the conversion of any existing adult entertainment establishment to any other type of
adult entertainment establishment as described herein.
3. Prior to any change in the business name of the adult entertainment establishment.
4. Prior to the enlargement of an existing adult entertainment establishment.
5. By the new owner upon sale or transfer of the business as outlined in section 17.20.050.H (Sale
or Transfer of Business).
C. Permit application.
1. Any person, association, partnership, corporation, or other entity desiring to obtain an adult
entertainment zoning permit, shall file an application with the planning director on a form
provided by the planning director. The application shall be accompanied by a nonrefundable
application processing fee in the amount established by city council resolution.
2. The application for a permit shall contain the following information:
a. The name, address, and telephone number of the applicant. If the applicant is a
corporation, the applicant shall set forth the name of the corporation exactly as
shown in its article of incorporation and the names and addresses of the officers,
directors, and each stockholder owning more than ten percent of the stock of the
corporation. If the applicant is a partnership, the applicant shall set forth the name
and residence address of each of the partners, including limited partners. If one or
more of the partners is a corporation, the provision of this section pertaining to a
corporate applicant shall apply. The applicant corporation or partnership shall
designate one of its officers or general partners to act as its responsible managing
officer.
b. Name, address, and telephone number of the person who shall manage and operate
the establishment for which the permit is requested. The name and address of a
person authorized to accept service of legal notices.
c. The proposed business name of the adult entertainment establishment and
description of the type of adult establishment.
d. Street address of the proposed adult entertainment establishment and the tax
assessor’s parcel number of the property.
e. A plot plan for the property depicting the location of the building housing the adult
entertainment establishment on the property.
f. If the adult entertainment establishment was in existence as of the effective date of
these regulations, the date the establishment first commenced operation.
g. Any other information reasonably necessary to accomplish the purposes of these
regulations.
D. Review process.
1. Application. Any person, association, partnership, corporation, or other entity desiring to obtain
an adult entertainment permit shall file an application on the form provided by the planning
director. The application shall be accompanied by a nonrefundable application processing fee in
the amount established by city council resolution.
2. Referral to other city departments. The planning director may refer the application to other city
departments to determine whether the premises where the adult entertainment establishment is
located, or will be located, complies with the city’s building, health, zoning, and fire ordinances
or other applicable ordinances or laws. City departments may conduct an inspection of the
premises to determine compliance with the ordinances and laws they administer.
3. Action on application. After conduction a noticed public hearing, the planning commission shall
determine whether to grant or deny the permit.
E. Grounds for denial. An adult entertainment permit shall be approved unless the approving authority
determines from a consideration of the application, city inspection of the premises, or other pertinent
information that:
1. The information contained in the application or supplemental information requested from the
applicant is false in any material detail.
2. The proposed location of the adult entertainment business would not comply with the
requirements of chapter 17.86 (Adult Entertainment Uses).
3. The operation of the adult entertainment business is or would be in violation of one or more
provisions of these regulations.
4. The premises where the adult entertainment business is or will be located does not comply with
all applicable laws, including, but not limited to, the city’s building, health, zoning, and fire
ordinances.
5. That a permit to operate the adult entertainment establishment has been issued to the applicant,
a partner of the applicant, or a stockholder of the applicant which stockholder owns more than
ten percent of the applicant’s corporate stock, which permit has been suspended and the period
of suspension has not yet ended.
F. Conditions. The planning commission is the designated approving authority and may apply
conditions as the planning commission deems necessary to not identify a basis for denial as provided
in section 17.20.050.E (Grounds for Denial).
G. Display of permit. Each person to whom or for whom a permit has been granted shall display said
permit in a conspicuous place within the adult entertainment establishment so the same may be readily
seen by persons entering the premises.
H. Sale or transfer of business. No adult entertainment permit may be sold, transferred, or assigned by
the permittee, or by operation of law, to any other person or persons; and any such sale, transfer, or
assignment, or attempted sale, transfer, or assignment, shall be deemed to constitute a voluntary
surrender of such permit and such permit shall thereafter be deemed terminated and void; provided
and excepting, however, that if the permittee is a partnership and one or more of the partners should
die, one or more of the surviving partners may acquire, by purchase or otherwise, the interest of the
deceased partner or partners without effecting a surrender or termination of such permit and in each
case the permittee shall thereafter be deemed to be the surviving partner(s). One or more proposed
partner(s) in a partnership granted a permit hereunder may make application to the planning director,
together with the fee established by the city council therefor, to amend the original application
providing all information as required for partners in the first instance and, upon approval thereof, the
transfer of the interests of one or more partners to the proposed partner or partners may occur. If the
permit is issued to a corporation, the permit shall be deemed terminated and void if stock is sold,
transferred, issued, or assigned to a person not listed on the application as a stockholder; provided,
however, the proposed transferee may submit to the planning director, together with a fee established
by the city council, an application to amend the original application providing all information as
required for stockholders in the first instance, and upon approval thereof, the transfer may then occur.
(Code 1980, § 17.20.050; Ord. No. 855, § 4, 2012)
17.20.060 Conditional use permit.
A. Purpose. The purpose of a conditional use permit is to provide a public review process for the
discretionary review of proposed uses and activities that require special consideration to ensure that
their effects are compatible with locational, use, structural, traffic, and/or the characteristics of
neighboring properties and the community. This discretionary review process is intended to ensure
land use compatibility and to mitigate potential impacts or conflicts that could otherwise result from
the proposed use. More specifically, a conditional use permit is intended to:
1. To consider the relationship of the use or project to the surrounding area, neighborhood, and
community as a whole;
2. To determine if the project’s use and location is compatible with the types of uses that are
normally permitted in the surrounding area;
3. To consider the compatibility of the proposed use with the site’s characteristics;
4. To evaluate the adequacy of services and facilities for the proposed use;
5. To provide an opportunity for public review and comment on the proposed use; and
6. To identify conditions and requirements necessary to comply with the basic purposes of this
Code, the General Plan, and any applicable plans or regulations
B. Applicability. This section applies to any land use requiring a conditional use permit as designated
with a “C” on the allowed use tables (Table 17.30.030-1 and Table 17.136.020-1). Any development
subject to approval of a conditional use permit must comply with all applicable requirements of this
Section.
C. Application requirements. An application for a conditional use permit shall be filed with the
planning department in a manner prescribed by the planning director with the required fee as
established by city council resolution.
D. Approving authority. The planning commission is the approving authority for conditional use
permits, except that the approving authority for all industrial buildings with a gross floor area of
75,000 square feet or greater is the city council. The planning commission may approve, conditionally
approve, or deny a conditional use permit application. In instances when an application for a
conditional use permit is processed concurrently with other land use entitlements requiring action by
the city council, the planning commission shall make a recommendation on the conditional use permit
application to the city council.
E. Findings. The approving authority shall make the following findings before approving a conditional
use permit application:
1. The proposed use is consistent with the general plan
2. The proposed use is consistent with the purposes of the development code and the purposes of
the applicable zone as well as any applicable specific plans or city regulations/standards.
3. The site is physically suitable for the type, density, and intensity of the use being proposed,
including access, utilities, and the absence of physical constraints that would make conduct of
the use undesirable.
4. The design, location, size and operating characteristics of the proposed use would be compatible
with the existing and other permitted uses in the vicinity including transportation and service
facilities.
5. Granting the permit would not constitute a nuisance or be injurious or detrimental to the public
interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or
improvements in the vicinity and zone in which the property is located. The factors to be
considered in making this finding include:
a. Property damage or nuisance arising from noise, smoke, odor, dust, vibration or
illumination caused by the use;
b. Hazard to persons or property from possible explosion, contamination, fire or flood
caused by the use; and,
c. Significantly increase the volume of traffic or negatively alter the pattern of traffic.
6. The proposed use will not pose an undue burden on city services, including police, fire, streets,
and other public utilities, such that the city is unable to maintain its current level of service due
to the use; and
7. The proposed project has been reviewed in compliance with the California Environmental
Quality Act (CEQA).
F. Conditions of approval. The approving authority may impose reasonable conditions of approval to
enable it to make the above findings and to ensure that the use will meet all applicable performance
criteria, regulations, and standards and is compatible with surrounding uses, and to preserve the public
health, safety, and welfare.
G. Approval applies to land. Any conditional use permit approval shall run with the land and shall
continue to be valid for the time period specified, whether or not there is a change of ownership of
the site or structure to which it applies. Conditional use permit approval cannot be transferred to
another site.
17.20.070 Major Exceptions.
A. Purpose. The purpose of a major exception is to provide flexibility from the strict application of
certain standards established in article VIII (Form-Based Code) as further described in section
17.20.070.B (Applicability). Any major exception granted shall be subject to conditions to ensure that
the major exception authorized is consistent with the general plan, the basic purposes of this code,
and any applicable plans or regulations.
B. Applicability. A major exception may be granted by the applicable approval authority for the
standards listed below.
1. The number of otherwise applicable building type requirements stipulated in subsection
17.138.020.B (Requirements);
2. The non-residential use mix requirements stipulated in subsection 17.138.030.D (Required Non-
Residential Use) with the exception of Section 17.130.040. Under no circumstances may the
standard be eliminated in its entirety;
3. The FAR requirements stipulated in Table 17.130.050-1 (Required Build-to-Line, Height, and
Frontage Area) with the exception of Section 17.130.040. Under no circumstances may the
standard be eliminated in its entirety;
4. The minimum dwelling unit per acre requirements stipulated in Table 17.130.050-1 (Required
Build-to-Line, Height, and Frontage Area) only for existing, active commercial shopping centers.
C. Review Process.
1. A major exception request may be initiated by the property owner(s) of the parcel(s) where new
development subject to the major exception is proposed or by recommendation of the planning
director, the planning commission, or the city council.
2. The applicant shall demonstrate that the proposed major exception provides for the least
deviation possible from the applicable development standard(s).
3. The planning commission is the designated approving authority for an application for one major
exception as authorized in subsection B above, unless otherwise noted in this section, and shall
approve, conditionally approve, or deny all such applications. The planning commission shall
hold a public hearing on each application for a major exception.
The city council is designated approving authority for an application for two or more major
exceptions requested for a proposed project as well as an application for a single major exception
on a site of three acres or larger, a major exception from the non-residential use mix requirements
stipulated in subsection 17.138.030.D (Required Non-Residential Use), the FAR requirements
stipulated in Table 17.130.050-1 (Required Build-to-Line, Height, and Frontage Area), or the
minimum dwelling unit per acre requirements stipulated in Table 17.130.050-1 (Required Build-
to-Line, Height, and Frontage Area) only for existing, active commercial shopping centers. The
planning commission shall hold a public hearing on the application and then shall provide a
recommendation to city council, which shall include the reasons for the recommendation and the
relationship of the proposal to the general plan and any specific plans. The city council shall hold
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a public hearing on each application and approve by ordinance or deny the major exception in
accordance with the requirements of this title.
4. Hearings shall be set and noticed given as prescribed in chapter 17.14 (General Application
Processing Procedures).
D. Findings. The planning commission or city council shall make the following findings before
approving a major exception application:
1. The proposed project, with the proposed major exception, is consistent with the general plan and
any applicable specific plan;
2. The proposed project, with the proposed major exception, is in compliance with each of the
applicable provisions of this Development Code;
3. The proposed major exception provides the least deviation from the associated requirement as
possible while still meeting the objective of this Development Code; and
4. When two or more major exceptions are proposed, the proposed project includes community
benefits as negotiated between the application and the city council in exchange for the major
exceptions granted.
5. The proposed project, together with any applicable conditions, will not be detrimental to the
public health, safety, or welfare, or materially injurious to properties or improvements in the
vicinity.
E. Conditions. The planning commission or city council is authorized to approve or deny applications
for a major exception and to impose reasonable conditions upon such approval, as the planning
commission or city council may deem necessary to ensure compatibility with surrounding uses, to
preserve the public health, safety, and welfare, and to enable the planning commission or city council
to make the findings required by section 17.20.070.D (Findings).
Chapter 17.22 CITY COUNCIL DECISIONS
17.22.010 Purpose.
The purpose of this chapter is to establish permits and entitlements that are decided by the city council.
Each permit and entitlement type is described in this chapter in terms of purpose and applicability,
exemptions, review process, findings for approval, and conditions. General processing procedures are
established in chapter 17.14 (General Application Processing Procedures). (Code 1980, § 17.22.010; Ord.
No. 855, § 4, 2012)
17.22.020 Master plan.
A. Purpose. The purpose of a master plan is to allow for the coordinated comprehensive planning of a
subarea of the city in order to accomplish any of the following objectives:
1. Protect a unique environmental, historical, architectural, or other significant site feature that
cannot be adequately protected by adoption of another land use zone.
2. Allow the development of an exceptional project design that cannot be built under an existing
zone or due to constraints of existing development standards.
3. Further the implementation of specific goals and policies of the city as provided in the general
plan.
4. “Plan ahead” and look beyond the limits of a particular property to solve circulation, drainage,
and neighborhood compatibility problems.
5. Provide flexibility for developments beyond conventional zoning regulations to address special
or unique needs or characteristics.
B. Review process.
1. A master plan may be initiated for any reason beneficial to the city by motion of the planning
commission or the city council, by application of property owner(s) of parcel(s) to be affected
by the master plan, or by recommendation of the planning director.
2. The designated approving authority for a master plan is the city council, which shall hold a public
hearing on the planning commission recommendation prior to taking action. The planning
commission shall hold a public hearing and then shall provide a recommendation, which
recommendation shall include the reasons for the recommendation and the relationship of the
proposal to the general plan. Public notice shall be provided and public hearing conducted
pursuant to section 17.14.050 (Public Hearing and Public Notice). The city council may approve
or deny the master plan by resolution in accordance with the requirements of this title.
C. Master plan requirements.
1. A master plan shall include all of the following components:
a. Physical characteristics of the site.
b. Location of structures and other significant improvements.
c. Significant natural features of the site.
d. Available public facilities.
e. Capacity of existing and planned circulation systems.
f. Existing and planned uses within 1,000 feet.
g. Land within 1,000 feet of the site that is designated as state responsibility area
(SRA) or wildland-urban interface fire area.
h. A boundary map of the property and a calculation of the gross land area within the
proposed zone. A tentative subdivision map may be substituted if the applicant
proposes to subdivide the property.
i. A discussion of specific objectives and limits for development of the property which
recognize and respond to identified opportunities and constraints of the master plan.
j. Proposed land use and a description of how the land uses implement the general
plan.
k. Proposed density ranges for proposal that include housing and how the density
ranges correspond to the general plan.
l. Land use plan including, but not limited to, the acreage of each land use type and
number of housing units by type. The distribution of land uses shall be expressed in
terms of acreage and the total number of residential units and/or square footage of
nonresidential buildings allowed.
m. A circulation plan showing proposed block and street network, existing and
proposed public and private streets, pedestrian ways, trails, connections to adjacent
properties, and related transportation access or circulation features required to serve
the proposed development and ensure access and connectivity.
2. The master plan may include specific regulations applicable to, and a procedure for review of
proposed development, within the master plan area, such as:
a. Performance and development standard requirements related to setbacks, lot area,
intensity of development on each lot, parking requirements, landscaping, and signs.
b. Design standards and guidelines as appropriate for the specific site and development.
c. Open space plan including protection measures for significant natural features,
parks, and other site amenities.
d. A site specific wildfire protection plan.
e. Types of projects that require review.
f. Documents required from developers.
g. Regulations relating to nonconforming lots, uses, structures, and signs.
h. Time phasing and sequence of development projects.
3. Pursuant to section 17.14.060 and other provisions of this title, a master plan is required for large
industrial buildings of 450,000 square feet or more.
a. The purpose of the master plan for such industrial buildings is to ensure that the
development does not impose significant burdens on City services and nearby
businesses and residents, as well as to ensure that the development has adequate
public services and infrastructure to accommodate the expected uses. In addition, the
master planning process is expected to ensure that the proposed industrial
development provides community benefits that may not otherwise be provided
through strict application of the provisions of this title.
b. Upon recommendation by the city engineer and fire chief, a master plan may vary or
waive the traffic standards identified in section 17.36.040 if the city council
determines that doing so would not frustrate the underlying purpose of the subject
standard(s) or cause a significant impact on public health, safety, or welfare.
D. Findings. A master plan shall not be adopted unless the following findings are made:
1. The proposed master plan is consistent with the goals, policies, and objectives of the general
plan.
2. The proposed master plan meets the applicable requirements set forth in this title.
17.22.030 Specific plan.
A. Purpose. The purpose of a specific plan is to provide a vehicle for implementing the city’s general
plan on an area-specific basis. The specific plan serves as a regulatory document, consistent with the
general plan. In the event there is an inconsistency or conflict between an adopted specific plan and
comparable provisions of this title, the specific plan shall prevail. This section describes the process
for adopting and amending specific plans and approving subsequent development under a specific
plan.
B. Requirements. All specific plans shall meet the following requirements:
1. Minimum size.
a. A Specific Plan Zone shall include a minimum area of 100 contiguous acres subject
to unified planning, construction, and development by a person, corporation, or other
entity; property owned by public utilities, local districts or local governments will
not be counted toward the 100-acre minimum, but may be used as a connector of
ownership or ensuring area is contiguous.
2. Site development regulations and performance standards.
a. The Specific Plan Zone and all uses therein shall be designed and developed in a
manner compatible with and complementary to existing and potential development
in the general vicinity of the zone. Site planning on the perimeter shall provide for
the mutual protection of the zone and surrounding property from potential adverse
influences.
b. There shall be no minimum area, width, or depth requirement for individual lots
except as established by a development plan, a conditional use permit, or
development review.
c. There shall be no minimum yard requirement for individual lots except as
established by a development plan, a conditional use permit, or development review.
d. There shall be no minimum usable open space requirement for individual lots except
as established by a development plan, a conditional use permit, or development
review.
e. There shall be no maximum height or coverage requirement for individual lots
except as established by a development plan, specific plan, community plan,
conditional use permit, or development review.
f. The maximum number of dwelling units within a Specific Plan Zone shall not
exceed the number of units indicated by the general plan for property within the zone
designated for residential use by the general plan, provided that the distribution of
units within the zone and the maximum or minimum residential density on any
individual site or within designated portions of the zone shall be governed by the
development plan, conditional use permit, or development review approval pursuant
to the development plan.
g. All public streets within or abutting the development shall be dedicated and
improved to city specifications for that particular classification of street. Private
streets within the development shall be permanently reserved and maintained for
their intended purpose by means acceptable to and enforceable by the city.
Consideration of other forms of access, such as pedestrian ways, court, plazas,
driveways, horse trails, bike trails, or open parking lots offered for dedication, may
be made at the time of the development plan and text consideration as a means of
meeting requirements for open space or park dedication requirements.
h. All development within a Specific Plan Zone shall relate harmoniously to the
topography of the site; shall make suitable provision for the preservation of water
courses, drainage areas, wooded areas, rough terrain, and similar natural features;
and shall otherwise be so designed, inasmuch as possible, to use and retain natural
features and amenities to the best advantage to the extent that public health, safety,
or welfare is not compromised.
i. Mechanical and electrical equipment, including air conditioners, antennas, pumps,
heating or cooling or ventilating equipment, exterior lighting, or similar equipment,
shall be located and operated in a manner so as not to unreasonably disturb the
peace, quiet, and comfort of neighboring residents. Excluding roof-mounted solar
collector panels and decorative exterior lighting, all such equipment and devices
shall be screened from view from any abutting street and shall not be located in a
front yard.
j. All areas for storage of maintenance equipment and all service areas including refuse
storage and collection facilities shall be enclosed by a fence, wall, or landscape
screen.
k. All uses with a Specific Plan Zone shall provide off street parking and loading
facilities pursuant to chapter 17.64 (Parking and Loading Standards).
l. There shall be a proposed means for assuring continuing existence, maintenance, and
operation of the various common elements and facilities.
m. Additional site development regulations and performance standards applicable to
individual uses or to designated portions of a Specific Plan Zone may be established
by the development plan, conditional use permit, location and development plan, or
development review approval pursuant to the development plan.
3. Development plan. The development plan to be submitted with an application for a Specific Plan
Zone shall include the following:
a. A boundary survey map of the property and a calculation of the gross land area
within the proposed zone. A tentative subdivision map may be substituted if the
applicant proposes to subdivide the property.
b. A topographic map and general grading concept plan with specific sections for
sensitive areas, as determined by the planning director, for the property and adjacent
land within 100 feet of the property, shown at contour intervals not to exceed two
feet for natural slopes over one percent or less. For natural slopes over two percent,
the contour interval shall not exceed five feet.
c. Maps and supporting tabulations showing the current general plan land use
designation, the current zone classification, and the current land use within the
proposed zone and on adjacent sites within 300 feet. The location of structures and
other significant improvements shall be shown.
d. A land use plan identifying areas within the proposed zone and uses to be developed
therein, supported by proposed or projected acreage, population, housing units,
employment, and such related planning and development data as the planning
director may require.
e. A development plan indicating the general phasing or anticipated schedule indicating
the total phasing of the Specific Plan Zone and areas to be developed in phases and
the anticipated time schedule for beginning of construction and for completion of
each phase of development including a pro rata share of amenities, parks, and open
space. This is a generalized schedule and may be adjusted according to market
constraints as the community develops.
f. A circulation plan showing existing and proposed public and private streets,
pedestrian ways, trails, and related transportation access or circulation features
required to serve the proposed development. The circulation plan shall be supported
by schematic designs of principal traffic and circulation improvements and such
traffic engineering data as required by the planning director to demonstrate that
existing and proposed facilities, both within and outside the zone, shall be adequate
to serve land uses proposed by the development plan.
g. A preliminary report and overall plan describing anticipated requirements and
proposed means of providing utility facilities and public services, including but not
limited to, storm drainage, sewage disposal, water supply, wildfire protection, parks
and recreation, and school facilities.
h. An accompanying development plan text setting forth the basic land use regulations,
site development regulations, and performance standards designed to govern each
use area identified by the land use plan. The text need not incorporate the same level
of detail as found in the regulations for base zones, but shall be as comprehensive as
necessary to establish basic provisions and regulations which shall govern
subsequent approval of specific tracts or developments within the Zone. The text
shall include, but not be limited to, the following provisions:
i. A listing of allowable uses within each use area including such qualifying
descriptions or definitions and requirements for conditional use permits as may be
applicable.
ii. Maximum and minimum regulations, as appropriate, governing residential density,
site coverage, lot size and dimensions, yard requirements, usable open space,
landscaping, and performance standards.
iii. Required yards, landscaping, or other site development regulations to be applicable
adjacent to other zones at the perimeter of the Specific Plan Zone.
iv. Supplemental illustrations, as required, establishing the basic community
architectural character, environmental character, and environmental design qualities
to be attained throughout the Specific Plan Zone and within particular portions of
the zone.
v. Such other information, such as a topographic model in areas of excessive slope, as
may be required by the planning director, the planning commission, or the city
council to permit complete analysis and appraisal of the development and to
facilitate adoption of the Specific Plan Zone and the development plan by the city
council.
C. Review process.
1. Pre-application procedure. Prior to submitting an application for a Specific Plan Zone, the
applicant or prospective developer should hold preliminary consultations with the planning
director and other city officials to obtain information and guidance before entering into binding
commitments incurring substantial expense in the preparation of plans, surveys and other data.
Such preliminary consultations should be relative to a conceptual development plan, which
includes, but is not limited to, the following:
a. Proposed land uses to be developed within the zone.
b. Development concepts to be employed.
c. Schematic maps, illustrative material, and narrative sufficient to describe the general
relationships between land uses and the intended design character and scale of
principal features.
d. A preliminary time schedule for development including quantitative data, such as
population, housing units, land use acreage, and other data sufficient to illustrate
phasing of development and potential impact on public service requirements.
2. Following initial preliminary consultations pursuant to this section, the planning director may
require submission of a competently prepared housing market analysis demonstrating the need
for housing by price range and number of dwelling units. Such analysis may be requested as a
part of the pre-application review procedure, may be made a requirement for submission of an
application for a Specific Plan Zone, or may be requested as part of the environmental assessment
or environmental impact report.
3. Following initial preliminary consultations pursuant to this section, the planning director may
require submission of a competently prepared commercial market analysis for any proposed
shopping center of major commercial or mixed uses showing the need for such uses in the
location requested and the inadequacy of existing zone sites to meet this need. The market
analysis shall include, but not be limited to, the following:
a. Determination of potential trade area.
b. Estimates of existing and future population of the trade area.
c. Determination of existing and potential effective buying power in the trade area.
d. Determination of the net potential customer buying power for the proposed
commercial or mixed use development. Such analysis may be requested as a part of
the pre-application review procedure or may be made a requirement for submission
of an application for a planned community district or may be requested as part of the
environmental assessment or environmental impact report.
4. Following initial preliminary consultation in compliance with this section, the planning director
may require presentation of the conceptual development plan to the planning commission. Such
presentation shall be for information purposes only and shall be in addition to subsequent public
review requirements pursuant to an application for a Specific Plan Zone and submission of
development plan.
5. The designated approving authority for a Specific Plan is the city council, which shall hold a
public hearing on the planning commission recommendation prior to taking action. The planning
commission shall hold a public hearing and then shall provide a recommendation, which
recommendation shall include the reasons for the recommendation and the relationship of the
proposal to the general plan. The city council approves by ordinance or denies the Specific Plan
in accordance with the requirements of this title.
6. An amendment to a development plan text and map may be initiated by the planning commission
or the city council, or may be initiated by the original applicant for the Specific Plan District or
a successor thereto, provided such applicant or successor has, at the time of application for an
amendment, a continuing controlling interest in development or management of uses within the
Specific Plan zone.
D. Findings. Specific Plans, and any amendment thereto, shall be approved only when the city council
makes all of the following findings:
1. The proposed Specific Plan is consistent with the general plan goals, policies, and
implementation programs.
2. The land use and development regulations within the Specific Plan are comparable in breadth
and depth to similar zoning regulations contained in this title.
3. The administration and permit processes within the Specific Plan are consistent with the
administration and permit processes of the zoning code. (Code 1980, § 17.22.030; Ord. No. 855,
§ 4, 2012; Ord. No. 879 § 4, 2015)
17.22.040 Development Code/zoning map amendment.
A. Purpose. The purpose of a Development Code/zoning map amendment is to allow modification to
any provisions of this title (including adoption of new regulations or deletion of existing regulations),
or to rezone or change the zoning designation on the zoning map for any parcel(s). This section is
consistent with Government Code § 65853.
B. Review process.
1. A Development Code/zoning map amendment may be initiated by the planning commission or
the city council, by application of property owner(s) of parcel(s) to be affected by the
Development Code/zoning map amendment, or by recommendation of the planning director.
2. The designated approving authority for a Development Code/zoning map amendment is the city
council, which shall hold a public hearing on the planning commission recommendation prior to
taking action. The planning commission shall hold a public hearing and then shall provide a
recommendation, which shall include the reasons for the recommendation and the relationship
of the proposal to the general plan and any specific plans. The city council approves by ordinance
or denies the zoning code/map amendment in accordance with the requirements of this title.
C. Findings. Development Code/zoning map amendments may be approved only when the city council
finds that the Development Code/zoning map amendment is consistent with the general plan goals,
policies, and implementation programs. (Code 1980, § 17.22.040; Ord. No. 855, § 4, 2012)
17.22.050 Prezoning.
A. Purpose. The purpose of prezoning is to establish the designation of land uses for unincorporated
property adjoining the city, within the sphere of influence, prior to annexation.
B. Review process. The method of accomplishing prezoning shall be the same as for zoning amendment
as provided in section 17.22.040 (Development Code/zoning map amendment). Such zoning shall
become effective at the time annexation becomes effective. Upon passage of an ordinance establishing
the applicable pre-zone designation for property outside the city, the zoning map shall be revised to
show the potential or “pre-zone” classification to become effective upon annexation, and shall identify
each zone or zones applicable to such property with the label of “PRE ZONE” in addition to such
other map designation as may be applicable. (Code 1980, § 17.22.050; Ord. No. 855, § 4, 2012)
17.22.060 Development agreement.
A. Purpose. This section establishes procedures and requirements for the review and approval of
development agreements in compliance with the provisions of Government Code §§ 65864 through
65869.5. The city council finds and declares the use of development agreements is beneficial to the
public, in that:
1. Development agreements increase the certainty in the approval of development projects, thereby
preventing the waste of resources, reducing the cost of development to the consumer, and
encouraging investment in and commitment to comprehensive planning, all leading to the
maximum efficient utilization of resources at the least economic cost to the public.
2. Development agreements provide assurance to the applicant for a development project that upon
approval of the project, the applicant may proceed with the project in accordance with existing
policies, rules and regulations, and subject to conditions of approval, thereby strengthening the
public planning process, encouraging private participation in comprehensive planning, and
reducing the economic costs of development.
3. Development agreements enable the city to plan for and finance public facilities, including, but
not limited to, streets, sewerage, transportation, drinking water, school, and utility facilities,
thereby removing a serious impediment to the development of new housing.
B. Applicability. Only a person who has legal or equitable interest in the subject property which is the
subject of the development agreement (or his or her authorized agent), may submit an application for
a development agreement.
C. Review process. The designated approving authority for development agreements is the city council,
which shall hold a public hearing prior to taking action. The planning commission shall hold a public
hearing on the proposed development agreement and make a recommendation to the city council. The
city council approves by ordinance or denies the development agreement in accordance with the
requirements of this title.
D. Findings. A development agreement may only be granted when the city council makes all of the
following findings specifying that the development agreement:
1. Is consistent with the objectives, policies, and general land uses specified in the general plan and
any applicable specific plans.
2. Is compatible and in conformity with public convenience, general welfare, and good land use
and zoning practice.
3. Will not be detrimental to the health, safety, and general welfare of the city.
4. Will not adversely affect the orderly development of property or the preservation of property
values.
E. Amendment and cancellation of agreement. Any party to the agreement may propose an
amendment to or cancellation in whole or part of the development agreement, the procedure for which
is the same as the procedure for entering into the agreement initially. Notice of intention to amend or
cancel any portion of the development agreement shall be given as provided in chapter 17.14 (General
Application Processing Procedures).
F. Recordation. Within ten days after the city enters into the development agreement or any amendment
thereof, the city clerk shall cause the agreement or amendment to be recorded with the county
recorder. Additionally, the city clerk shall be the official custodian of the development agreement file.
Said file shall include an executed copy of the agreement and the originals of all exhibits, reports of
periodic review, amendments, and/or cancellations to the development agreement.
G. Periodic review. The planning director may, from time to time, review the development agreement
and provide a written report to the city council. The burden of proof is on the applicant to provide
necessary information verifying good faith compliance with the terms of the development agreement.
The applicant shall also bear the cost of such review in accordance with the fee established by city
council resolution. If the planning director finds that any aspect of the development project is not in
good faith compliance with the terms of the development agreement, the planning director may
schedule the matter before the appropriate approving authority for review for possible amendment or
revocation. (Code 1980, § 17.22.060; Ord. No. 855, § 4, 2012)
17.22.070 General plan amendment.
A. Purpose. The purpose of a general plan amendment is to allow for modifications to the general plan
text (e.g., goals, policies, or implementation programs) or to change the general plan land use
designation on any parcel(s).
B. Review process. The designated approving authority for general plan amendments is the city council,
which shall hold a public hearing prior to taking action. The planning commission shall hold a public
hearing and provide a recommendation. The city council approves by resolution or denies the general
plan amendment in accordance with the requirements of this title.
C. Frequency of amendment. Pursuant to Government Code § 65358, no mandatory element of the
general plan may be amended more frequently than four times during any calendar year. Subject to
that limitation, an amendment may be made at any time and may include more than one change to the
general plan.
D. Initiation of amendment. A general plan amendment may be initiated by the planning commission
or the city council, by application of property owner(s) of parcel(s) to be affected by the general plan
amendment, or by recommendation of the planning director to clarify text, address changes mandated
by state law, maintain internal general plan consistency, address boundary adjustments affecting land
use designation(s), or for any other reason beneficial to the city.
Findings. The city council may approve a general plan amendment upon finding that the amendment is in
the public interest and that the general plan as amended will remain internally consistent. In the event that
a general plan amendment is requested by a private property owner, the applicant shall demonstrate to the
city council that there is a substantial public benefit to be derived from such amendment and how the
proposed amendment furthers the goals of the general plan. (Code 1980, § 17.22.070; Ord. No. 855, § 4,
ARTICLE III. ZONES, ALLOWED USES, AND DEVELOPMENT STANDARDS
Chapter 17.26 ESTABLISHMENT OF ZONES
17.26.010 Chapter purpose.
This chapter establishes the framework of zones within the city and their relationships to the city’s general plan
land use designations. (Code 1980, § 17.26.010; Ord. No. 855, § 4, 2012)
17.26.020 Zones established.
A. Zone purpose. Zones are established in order to classify, regulate, designate, and distribute the uses of land
and buildings; to regulate and restrict the height, setbacks and bulk of buildings; to regulate the area of yards
and other open spaces around buildings; and to regulate the density of population. The city is divided into
zones that are grouped into two categories: (a) base zones and (b) overlay zones. These zones are listed and
described in Table 17.26.020-1 (Rancho Cucamonga Zones), along with the general plan land use designation
that they implement.
B. Base zones. The base zone is the primary zone that applies to a property. Every parcel throughout the city has
a base zone that establishes the primary land use type, density, intensity, and site development regulations.
Base zones are grouped into five categories as follows:
1. Residential Zones.
2. Form-Based Zones.
3. Industrial Zones.
4. Open Space Zones.
5. Special Purpose Zones.
C. Overlay zones. The Overlay Zones supplement base zones for one or more of the following purposes:
1. To allow more flexibility from the standard provisions of the underlying base zone.
2. To protect unique site features or implement location-specific regulations.
3. To specify a particular standard or guideline for an area.
D. Sub zones. Sub zones are subsets of the primary zone. Sub zones align with the primary zone development
standards and uses requirements except where otherwise noted in this title.
E. In the event of a conflict between the regulations of the base zone and the Overlay Zone, the provisions of the
Overlay Zone shall apply.
TABLE 17.26.020-1 RANCHO CUCAMONGA ZONES AND SUBZONES
Zone
Symbol Zone Name/Description
Residential Zones and Subzones
VL
Very Low Residential. Designates areas for semi-rural residential use, with a minimum lot size of
20,000 square feet and a maximum residential density of up to 2 units per gross acre. Limited
neighborhood serving businesses in small buildings may be allowed on select corner parcels to
provide goods and services for daily needs and community gathering spots.
VL-EH
14000
Very Low Residential – Etiwanda Highlands 14000. Designates areas for semi-rural residential
use, with a minimum lot size of 14,000 square feet and a maximum residential density of up to 2
units per gross acre.
VL-EH
9000
Very Low Residential – Etiwanda Highlands 9000. Designates areas for semi-rural residential use,
with a minimum lot size of 9,000 square feet and a maximum residential density of up to 2 units
per gross acre.
L Low Residential. Designates areas for single-family residential use, with a minimum lot size of
7,200 square feet and a maximum residential density of 6 units per gross acre.
L-ESP
Low Residential – Etiwanda Specific Plan. Designates areas for single-family residential use, with
a minimum lot size of 10,000 square feet and a maximum residential density of 6 units per gross
acre.
LM
Low Medium Residential. Designates areas for low medium density single-family or multiple-
family use with site development regulations that assure development compatible with nearby
single-family detached neighborhoods, including a minimum lot size of 5,000 square feet and a
maximum residential density of 8 units per gross acre.
LM-TV
Low Medium Residential – Terra Vista. Designates areas for low medium density single-family or
multiple-family use with site development regulations that assure development compatible with
nearby single-family detached neighborhoods, including a minimum lot size of 5,000 square feet
and a maximum residential density of 8 units per gross acre.
LM-ESP
South
Low Medium Residential – Etiwanda Specific Plan South. Designates areas for low medium
density single-family or multiple-family use with site development regulations that assure
development compatible with nearby single-family detached neighborhoods, including a minimum
lot size of 5,000 square feet and a maximum residential density of 8 units per gross acre.
LM-ESP
Low Medium Residential – Etiwanda Specific Plan. Designates areas for low medium density
single-family or multiple-family use with site development regulations that assure development
compatible with nearby single-family detached neighborhoods, including a minimum lot size of
7,200 square feet and a maximum residential density of 8 units per gross acre.
M
Medium Residential. Designates areas for medium density multiple-family use, with site
development regulations that assure development compatible with nearby lower density residential
development, with a maximum residential density of 14 units per gross acre.
M-TV1
Medium Residential – Terra Vista 1. Designates areas for medium density multiple-family use,
with site development regulations that assure development compatible with nearby lower density
residential development, including a minimum lot size of 3,500 square feet and a maximum
residential density of 14 units per gross acre.
Zone
Symbol Zone Name/Description
M-ESP
South
Medium Residential – Etiwanda Specific Plan South. Designates areas for medium density
multiple-family use, with site development regulations that assure development compatible with
nearby lower density residential development, including a minimum lot size of 5,000 square feet
and a maximum residential density of 14 units per gross acre.
M-ESP
Medium Residential – Etiwanda Specific Plan. Designates areas for medium density multiple-
family use, with site development regulations that assure development compatible with nearby
lower density residential development, including a minimum lot size of 7,200 square feet and a
maximum residential density of 14 units per gross acre.
MH
Medium High Residential. Designates areas for medium high density multiple-family use, with site
development regulations that assure development compatible with nearby lower density residential
development with a maximum residential density of 24 units per gross acre.
MH-TV
Medium High Residential – Terra Vista. Designates areas for medium high density multiple-family
use, with site development regulations that assure development compatible with nearby lower
density residential development, including a minimum lot size of 1 acre and a maximum residential
density of 24 units per gross acre.
H
High Residential. Designates areas for a variety of high density multiple-family housing, and
mixed-use buildings , with site development regulations that assure development compatible with
nearby lower density residential development with a maximum residential density of 30 units per
gross acre. Limited context-sensitive neighborhood commercial uses may be allowed in select
locations to provide goods and services for daily needs and community gathering spots.
H-TV
High Residential – Terra Vista. Designates areas for a variety of single family attached/detached
housing, multiple-family housing, and mixed-use buildings, with site development regulations that
assure development compatible with nearby lower density residential development, with a
maximum residential density of 30 units per gross acre.
Form-Based Zones (See Article VIII)
NE2
Neighborhood Estate 2. Low density and intensity residential development on large lots within
interconnected neighborhoods. Context sensitive retail and services uses are allowed in key
locations.
NG3
Neighborhood General 3. 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.
CE1
Center 1. 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.
ME1
Mixed Employment 1. 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.
Zone
Symbol Zone Name/Description
ME2
Mixed Employment 2. 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.
CO1
Corridor 1. 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.
CO2
Corridor 2. 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.
CE2
Center 2. 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.
Industrial Zones
NI
Neo-Industrial. Designates areas to support a complementary mix of uses such as, research and
development, light and custom manufacturing, engineering and design services, breweries, and
maker spaces, as well as accessory office, retail and limited residential uses to compliment the
primary use; supportive amenities and services; and convenient transit access. This zone
encourages light industrial activities with low environmental impacts and supports the growth of
creative industries, incubator businesses, and innovative design and manufacturing. The zone can
allow for small scale, context sensitive warehousing, distribution and manufacturing to support
small business development.
IE
Industrial Employment. Designates areas reserved for manufacturing, processing, construction and
heavy equipment yards, warehousing and storage, e-commerce distribution, light industrial
research parks, automobile and vehicle services, and a broad range of similar clean industrial
practices and processes that typically generate more truck traffic, noise, and environmental impacts
than would be compatible with office and residential uses. This zone prohibits non-industrial uses,
except for accessory office and commercial uses (such as restaurants or convenience stores) that
support the employees of the primary industrial use, and on-site caretaker units.
Open Space Zones
OSC
Open Space Conservation. Designates areas primarily to protect environmentally sensitive land.
The use regulations, development standards, and criteria encourage preservation of existing
conservation areas and protection of natural resources.
HR
Hillside Residential. Designates areas for maintaining natural open space character through
protection of natural landforms; minimizing erosion; providing for public safety; protecting water,
flora, and fauna resources; and establishing design standards to provide for limited development in
harmony with the environment. Allowed density is a maximum of 2 units per net buildable acre as
determined through the Hillside Development Review process.
P
Parks. Designates areas primarily for public parks, public schools, and public facilities. The use
regulations and development standards provide for low intensity development and encourage
educational and recreational activities.
Zone
Symbol Zone Name/Description
FC/UC
Flood Control/Utility Corridor. Designates areas necessary for flood control facilities for protection
of the public health, safety, and general welfare as well as utility corridors in which land uses
compatible to both the utility function and surrounding, existing, or proposed land uses are
allowed.
Special Purpose Zones
SP
Specific Plan. Designates areas for master planning through the adoption of a specific plan with
unique land use and development standards for a particular project areas with a minimum of 100
acres.
Overlay Zones
SH
Senior Housing. Designates areas available for affordable rental housing units to serve the city’s
senior citizens. Zone provisions ensure high quality project design and establish incentives for
ongoing affordability for this target group. This zone can be combined with any residential base
zone that meets the overlay zone qualifications.
E
Equestrian. Designates areas for the keeping of equine, bovine, and cleft-hoofed animals. Further,
this zone protects the ability to maintain such animals, promotes a “rural/farm” character in an
urban setting, and recognizes and encourages the educational and recreational values derived from
raising and maintaining such animals. This zone may be combined with any residential base zone
that meets the overlay zone qualifications.
H
Hillside. Designates sloped areas subject to special hillside development regulations. Generally,
this zone applies to areas with a slope greater than or equal to 8%. This zone may be combined
with any residential base zone that meets the overlay zone qualifications.
LW Large Warehouse. Designates area where large industrial buildings with a gross floor area over
450,000 square feet are permitted.
CS Cucamonga Station Area. Designates an area around the Rancho Cucamonga Metrolink station for
modified FAR and density standards. (see article VIII).
(Code 1980, § 17.26.020; Ord. No. 855, § 4, 2012)
Chapter 17.28 ADOPTION OF ZONING MAP
17.28.010 Zoning map established.
The city council hereby adopts the city zoning map (hereafter referred to as the zoning map) as the official
designation of zone boundaries on real property within the city. The zoning map shall be regulated as set forth
below.
A. Incorporated by reference. The zoning map is hereby incorporated into this Development Code by reference
as though it were fully included.
B. Map amendments. Amendments to the zoning map shall follow the zoning amendment process established
in chapter 17.22 (City Council Decisions) and shall be reflected on the city’s zoning map.
C. Record of zoning map changes. The zoning map and a record of all prior amendments thereto shall be kept
on file with the city clerk and shall constitute the original record. Electronic and hard copies of the currently
effective zoning map shall also be kept on file with the planning department.
D. Relationship to general plan. The zoning map shall implement and be consistent with the city’s adopted
general plan.
E. Zone symbol. Zones shall be illustrated on the zoning map as follows:
1. Each base zone shall be shown on the zoning map by use of its representative zone symbol, as listed in
Table 17.26.020-1 (Rancho Cucamonga Zones).
2. Each adopted Specific Plan shall be delineated with the respective zone symbol (SP ) and number to
distinguish it from other adopted Specific Plans and/or Planned Communities. This designation on the
zoning map serves to provide a reference to the corresponding master plan project documents adopted by
the city council.
3. Each Overlay Zone shall be shown on the zoning map by use of its representative symbol in conjunction
with the base zone symbol (e.g., VL-H), as listed in Table 17.26.020-1 (Rancho Cucamonga Zones).
(Code 1980, § 17.28.010; Ord. No. 855, § 4, 2012)
17.28.020 Zoning map interpretation.
If there is uncertainty about the location of any zone boundary shown on the zoning map, the precise location of
the boundary shall be determined by the planning director as listed below.
A. The boundaries of a zone shall be the parcel lines of real property, unless otherwise shown. Where a zone’s
boundaries approximately follow plot lines, those lines shall be interpreted as the zone boundaries.
B. If a zone boundary divides a parcel and the boundary line location is not specified by distances printed on the
zoning map, the location of the boundary shall be determined by using the scale appearing on the zoning map.
Except as otherwise provided by this Code through integrated development, each portion of the property shall
be developed to the standards and allowed use provisions of the applied zone and any applied overlay zone(s).
C. Where the street layout on the ground or the parcel lines differs from such layout or lines shown on the zoning
map, the planning director shall determine the exact boundary and the zoning map shall be amended to conform
to the layout on the ground.
D. Where a public street or alley is officially vacated or abandoned, the property that was formerly in the street
or alley shall be included within the zone of the adjoining property on either side of the centerline of the vacated
or abandoned street or alley. (Code 1980, § 17.28.020; Ord. No. 855, § 4, 2012)
Chapter 17.30 ALLOWED LAND USE BY BASE ZONE
17.30.010 Purpose.
The purpose of this chapter is to establish allowed land uses and corresponding requirements for permits and
entitlements for each of the city’s base zones. Standards and allowed use regulations for form-based zones are
provided in article VIII (Form-Based Code). Uses allowed herein are consistent with and implement the
corresponding land use designations in the city’s general plan. Allowed land uses include both primary and
accessory uses that are permanent in nature. Regulations for temporary uses are listed separately in
chapter 17.104 (Temporary Uses). (Code 1980, § 17.30.010; Ord. No. 855, § 4, 2012)
17.30.020 Classification of land uses.
In order to simplify land use regulations, land uses listed in this chapter and throughout this title have been
grouped into general categories on the basis of common function, product, or compatibility characteristics. These
allowed use categories are called “use classifications.” Use classifications describe one or more uses having
similar characteristics but do not list every use or activity that may appropriately be within the classification. Each
land use is described in chapter 17.32 (Allowed Use Descriptions). For example, “personal service use” includes a
wide range of individual personal service uses (beauty parlor, dry cleaning, tanning salons, tailors). Rather than
listing all such uses individually throughout this title, “personal service use” is listed once and is further described
in chapter 17.32 (Allowed Use Descriptions).
The following rules apply to use classifications:
A. Specific use regulations. Additional use regulations for specific land uses are listed in article V (Specific Use
Requirements).
B. Temporary uses. Land use classifications in this chapter identify both primary and secondary or accessory
uses that are permanent in nature. Temporary uses are separately listed and regulated in
chapter 17.104 (Temporary Uses).
C. Uses not listed. Land uses that are not listed in the zone tables are not allowed, except as otherwise provided
for in this title.
D. Illegal uses. No use that is illegal under local, state, or federal law shall be allowed in any zone within the city.
E. Overlay zones. When a property is located within an Overlay Zone, any special allowed use provisions
associated with said Overlay Zone shall apply. If the special allowed use provisions for the Overlay Zone are
in conflict with the allowed use provisions of the base zone, the allowed use provisions for the Overlay Zone
shall prevail.
F. Special planning areas. When a property is located within a designated Special Planning Area (e.g., Specific
Plan, Planned Community, master plan), there may be special allowed use provisions associated with the
adopted/approved area plan. If the documents associated with the Special Planning Area are silent regarding
allowed use provisions, the allowed use provisions of the base zone shall apply. If the allowed use provisions
of the adopted/approved area plan conflict with the allowed use provisions of the base zone, the allowed use
provisions for the Special Planning Area shall prevail.
G. Similar uses. When a use is not specifically listed in this Code, it shall be understood that the use may be
permitted if the planning director determines that the use is substantially similar to other uses listed based on
established criteria and required findings outlined in section 17.16.100 (Similar Use Determination). It is
further recognized that every conceivable use cannot be identified in this title and, anticipating that new uses
will evolve over time, the planning director may make a similar use determination to compare a proposed use
and measure it against those uses listed. (Code 1980, § 17.30.020; Ord. No. 855, § 4, 2012)
17.30.030 Allowed land uses and permit requirements.
A. Allowed land uses. Allowed uses and corresponding permit and entitlement requirements for the base zones
are listed in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone). Uses are
organized into common categories as follows:
1. Residential uses.
2. Agriculture and animal related uses.
3. Recreation, resource preservation, open space, education, and public assembly uses.
4. Utility, transportation, public facility, and communication uses.
5. Office and service uses.
6. Retail and restaurant uses.
7. Automobile and vehicle uses.
8. Industrial, manufacturing, and processing uses.
B. Permit requirements. Generally, a use is either allowed by right, allowed through issuance of a conditional
use permit, or not permitted. In addition to the requirements for planning permits or entitlements listed herein,
other permits and entitlements may be required prior to establishment of the use (e.g., building permit or
permits required by other agencies). The requirements for planning permits or entitlements identified in Table
17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone) include:
1. Permitted (P). A land use shown with a “P” indicates that the land use is permitted by right in the designated
zone, subject to compliance with all applicable provisions of this title (e.g., development standards) as well
state and federal law.
2. Permitted with a Minor Use Permit (M). A land use shown with an “M” indicates that the land use is
permitted in the designated zone upon issuance of a minor use permit from the designated approving
authority, subject to compliance with all applicable provisions of this zoning code (e.g., development
standards) as well as state and federal law.
3. Conditionally permitted (C). A land use shown with a “C” indicates that the land use is permitted in the
designated zone upon issuance of a conditional use permit from the designated approving authority, subject
to compliance with all applicable provisions of this zoning code (e.g., development standards) as well as
state and federal law.
4. Not permitted (N). A land use shown with an “N” is not allowed in the applicable zone. Additionally,
uses not shown in the table are not permitted, except as otherwise provided for in this title.
5. Adult entertainment permit (A). A land use shown with an “A” indicates that the land use is permitted in
the designated zone upon issuance of an adult entertainment permit from the designated approving
authority, subject to compliance with all applicable provisions of this zoning code (e.g., development
operational standards) as well as state and federal law.
C. Base zone and subzone names and symbols. Base zone and subzone names for the zone symbols used in the
table are listed below. Specific Plan (SP) and is not listed in the table as the allowed uses for those zones are
determined in compliance with the adopted Specific Plan.
• Very Low Residential (VL), includes all
subzones of VL:
• Very Low Residential – Etiwanda
Heights 14000 (VL-EH 14000)
• Very Low Residential – Etiwanda
Heights 9000 (VL-EH 9000)
• Low Residential (L), includes all subzones
of L:
• Low Residential – Etiwanda Specific
Plan (L-ESP)
• Low Medium Residential (LM), includes
all subzones of LM:
• Low Medium Residential – Terra
Vista (LV-TV)
• Low Medium Residential – Etiwanda
Specific Plan South (LM-ESP South)
• Low Medium Residential – Etiwanda
Specific Plan (LM-ESP)
• Medium Residential (M), includes all
subzones of M:
• Medium Residential – Terra Vista 1
(M-TV1)
• Medium Residential – Etiwanda
Specific Plan South (M-ESP South)
• Medium Residential – Etiwanda
Specific Plan (M-ESP)
• Medium High Residential (MH), includes
all subzones of MH:
• Medium High Residential – Terra
Vista (MH-TV)
• High Residential (H), includes all subzones
of H:
• High Residential – Terra Vista (H-TV)
• Neo-Industrial (NI)
• Industrial Employment (IE)
• Open Space Conservation (OSC)
• Hillside Residential (HR)
• Parks (P)
• Flood Control/Utility Corridor (FC/UC)
TABLE 17.30.030-1: ALLOWED LAND USES AND PERMIT REQUIREMENTS BY BASE ZONE
Land Use/Zoning District VL L LM M MH H NI IE OSC HR P FC/UC
Residential Uses
Accessory Dwelling Unit P P P P P P N N P P N N
Adult Day Care Home P P P P P P N N N P N N
Caretaker Housing M M M M M M M M P M P P
Dwelling, Multi-Family N N P P P P N N N N N N
Dwelling, Single- Family P P P P N N N N P P N N
Dwelling, Two-Family P P P P P P N N P P N N
Emergency Shelter (10) N N N N N N C N N N N N
Family Day Care Home P P P P P P P P P P P P
Agricultural Employee Housing P P P P P P N N N N N N
Guest House P P P N N N N N N N N N
Group Residential M M M M M M N N N M N N
Home Occupation (2) P P P P P P N N P P N N
Live-Work Facility N N N N N N N N N N N N
Manufactured Home P P P P N N N N P P N N
Mobile Home Park (3) M M M M M M N N N N N N
Residential Care Facility M M M M M M N N N N N N
Residential Care Home P P P P P P N N P P N N
Short-Term Rental (13) P P P P P P N P P P P P
Single-Room Occupancy Facility N N N P P P N N N N N N
Supportive Housing P P P P P P N N N P N N
Transitional Housing P P P P P P N N N P N N
Low Barrier Navigation Center C C P P P P N N N P N N
Agriculture and Animal-Related Uses
Agricultural Uses (15) N N N N N N N N P N P P
Animal Keeping (4) M/P M/P M/P M/P M/P M/P N N N N N N
Equestrian Facility, Commercial M N N N N N N N M N M M
Equestrian Facility, Hobby P N N N N N N N N N N N
Microscale Agriculture N N N N N P N N M N M M
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses
Assembly Use M M M M M M C N N N P N
Cemetery/Mausoleum N N N N N N N N M N P N
Community Center/Civic Use M M M M M M P N N M P N
Community Garden P P P P P P N N P N P P
Convention Center N N N N N N C C N N N N
Golf Course/Clubhouse N N N N N N N N M N M M
Indoor Amusement/ Entertainment
Facility N N N N N N C N N N N N
Indoor Fitness and Sports Facility—
Large N N N N N N C N N N N N
Indoor Fitness and Sports Facility—
Small N N N N N N M N N N N N
Library and Museum M M M M M M N N M M M M
Formatted Table
Formatted Table
Formatted Table
Land Use/Zoning District VL L LM M MH H NI IE OSC HR P FC/UC
Outdoor Commercial Recreation N N N N N N C N N N M N
Park and Public Plaza P P P P P P M M P P P P
Public Safety Facility M M M M M M C C N M P N
Resource- Related Recreation P P P P P P N N P P P P
School, Academic (Private) (16) M M M M M M C N N M M N
School, Academic (Public) (16) P P P P P P P N N P M N
School, College/University (Private) (16) M M M M M M C N N M M N
School, College/University (Public) M M M M M M C N N C M N
Schools, Specialized Education and
Training/Studio N N N N N N C C N N M N
Theaters and Auditoriums N N N N N N N N N N M N
Tutoring Center—Large N N N N N N N N N N N N
Tutoring Center—Small N N N N N N N N N N N N
Utility, Transportation, Public Facility, and Communication Uses
Broadcasting and Recording Studios N N N N N N P N N N N N
Park and Ride Facility N N N N N N P C N N N N
Parking Facility N N N N N N N N N N M N
Transit Facility N N N N N N C C N N M N
Utility Facility and Infrastructure—
Fixed Based Structures (5, 11) N N N N N N C C C N M M
Utility Facility and Infrastructure—
Pipelines (5) P P P P P P P P P P P P
Wind Energy System—Small (9) P N N N N N P P N N N N
Service and Office Uses
Adult Day Care Facility N N N N N C C N N N N N
Adult-Oriented Business (6) N N N N N N A A N N N N
Ambulance Service N N N N N N C P N N N N
Animal Sales and Grooming N N N N N N N N N N N N
Bail Bonds N N N N N N N N N N N N
Banks and Financial Services N N N N N M P N N N N N
Bed and Breakfast Inn M M M N N N N N N N N N
Business Support Services N N N N N M P P N N N N
Call Center N N N N N N M C N N N N
Check Cashing Business (7) N N N N N N N N N N N N
Child Day Care Facility/Center (16) N N N N N C P P N N C N
Commercial Cannabis Activity N N N N N N N N N N N N
Crematory Services (7) N N N N N N M N N N N N
Hotel N N N N N N N N N N N N
Kennel, Commercial N N N N N N C N N N N N
Maintenance and Repair, Small
Equipment N N N N N N P P N N N N
Massage Establishment (12) N N N N N N N N N N N N
Massage Establishment, Ancillary (12) N N N N N N P N N N N N
Medical Services, Extended Care N M M M M M P N N N N N
Formatted Table
Formatted Table
Formatted Table
Land Use/Zoning District VL L LM M MH H NI IE OSC HR P FC/UC
Medical Services, General N N N N N N P N N N N N
Medical Services, Hospitals (16) N N M M M M P N N N N N
Mortuary/Funeral Home N N N N N N N N N N N N
Office, Business and Professional N N N N N N P N N N N N
Office, Accessory N N N N N N P P N N N N
Pawnshop (7) N N N N N N N N N N N N
Personal Services N N N N N C P P N N N N
Shooting Range N N N N N N C N N N N N
Tattoo Shop (7) N N N N N N N N N N N N
Veterinary Facility M N N N N N P P N N N N
Retail and Restaurant Uses
Alcoholic Beverage Sales N N N N N C M N N N N N
Bar/Nightclub N N N N N N C N N N N N
Building Materials Sales and Storage
Yard N N N N N N M P N N N N
Consignment Store N N N N N N N N N N N N
Convenience Store N N N N N N M N N N N N
Drive-In and Drive-Through Sales and
Service (8) N N N N N N M N N N N N
Electric Vehicle Showroom w/ Indoor
Sales N N N N N N P P N N N N
Electric Vehicle Showroom w/ Outdoor
Sales N N N N N N P P N N N N
Feed and Tack Store N N N N N N N N N N N N
Garden Center/Plant Nursery N N N N N N P P P N P P
Grocery Store/Supermarket N N N N N N N N N N N N
Gun Sales N N N N N N M N N N N N
Hookah Shop N N N N N N N N N N N N
Home Improvement Supply Store N N N N N N P P N N N N
Liquor Store N N N N N N M N N N N N
Mobile Food Vehicle N N N N N M P P N N N N
Restaurant, No Liquor Service N N N N N M P P N N N N
Restaurant, Beer and Wine N N N N N C P C N N N N
Restaurant, Full Liquor Service N N N N N N M N N N N N
Retail, Accessory N N N N N M M P N N N N
Retail, General N N N N N C M C N N N N
Retail, Warehouse Club N N N N N N N N N N N N
Secondhand Dealer N N N N N N N N N N N N
Smoke Shop (7) N N N N N N N N N N N N
Thrift Store (7) N N N N N N N N N N N N
Automobile and Vehicle Uses
Auto and Vehicle Sales and Rental N N N N N N M N N N N N
Auto and Vehicle Sales, Auto broker N N N N N N C N N N N N
Auto and Vehicle Sales, Wholesale N N N N N N P N N N N N
Formatted Table
Formatted Table
Formatted Table
Land Use/Zoning District VL L LM M MH H NI IE OSC HR P FC/UC
Auto and Vehicle Storage (14) N N N N N N N N N N N N
Auto Parts Sales N N N N N N P N N N N N
Automobile Service Stations N N N N N N M N N N N N
Car Washing and Detailing N N N N N N N N N N N N
Electric Vehicle Repair and Service N N N N N N P P N N N N
Alternative Fuel Station with Lounge N N N N N N P M N N N N
Recreational Vehicle Storage N N N N N N C C N N N N
Vehicle Services, Major N N N N N N P P N N N N
Vehicle Services, Minor N N N N N N P N N N N N
Industrial, Manufacturing, and Processing Uses (16)
Commercial (Secondary/Accessory)-
Industrial N N N N N N P P N N N N
Commercial (Repurposing) - Industrial N N N N N N C C N N N N
E-Commerce Distribution
Distribution/ Fulfillment Center,
Small (11) N N N N N N P P N N N N
Distribution/ Fulfillment Center,
Large N N N N N N M M N N N N
Equipment Sales and Rental N N N N N N C P N N N N
Parcel Sorting Facilities N N N N N N N N N N N N
Parcel Hub, Small (< 130,000 sq.ft.) N N N N N N N N N N N N
Parcel Hub, Large (>130,000 sq.ft.) N N N N N N N N N N N N
Food Processing/Manufacturing N N N N N N C C N N N N
Lumber Yard N N N N N N N C N N N N
Maker Space/Accessory Maker Space N N N N N M P P N N N N
Manufacturing, Custom (11) N N N N N N P N N N N N
Manufacturing, Green Technology N N N N N N P P N N N N
Manufacturing, Light – Small (11) N N N N N N P P N N N N
Manufacturing, Light – Large (11) N N N N N N M M N N N N
Microbrewery N N N N N N P P N N N N
Printing and Publishing N N N N N N P N N N N N
Recycling Facility, Collection N N N N N N C C N N N N
Recycling Facility, Processing N N N N N N C C N N N N
Research and Development N N N N N N P P N N N N
Storage, Personal Storage Facility N N N N N N C C N N N N
Storage Warehouse N N N N N N C C N N N N
Wholesale and Distribution - Light (11) N N N N N N P P N N N N
Wholesale and Distribution - Medium
(11) N N N N N N C P N N N N
Work/Live N N N N N N P P N N N N
Table Notes:
1. Reserved.
2. See additional regulations for home occupations in Chapter 17.92.
3. See additional regulations for mobile homes in Chapter 17.96.
Formatted Table
Formatted Table
Formatted Table
Formatted Table
4. Permitted or requires Minor Use Permit. See regulations for animal keeping in Chapter 17.88.
5. Utility facilities and infrastructure involving hazardous or volatile gas and/or liquid pipeline
development require approval of a Conditional Use Permit.
6. See additional regulations for adult entertainment businesses in Chapter 17.86. Adult-oriented
businesses are not permitted west of Haven Avenue.
7. See additional regulations for special regulated uses in Chapter 17.102.
8. See additional regulations for drive-in and drive-through facilities in Chapter 17.90.
9. Not permitted within 300 feet of residentially zoned property. See additional regulations for wind
energy systems in Chapter 17.76.
10. See additional regulations for emergency shelters in Chapter 17.110.
11. Permitted in Industrial Park and General Industrial zoning districts when proposed in conjunction with
“Commercial (Repurposing) — Industrial”.Retail sales from the premises require a conditional use
permit.
12. Massage establishment permit required. See additional regulations for massage establishments in
chapter 5.18.
13. A short-term rental must be a single-family residence in zoning districts other than VL, L, and LM. See
additional regulations for short-term rentals in Chapter 8.34.
14. Auto and vehicle storage is permitted as an on- or off-site accessory use to any manufacturing use upon
issuance of a minor use permit. The minor use permit may also permit truck storage as an accessory use
to manufacturing.
15. See additional regulations for agricultural uses.
16. Minimum 1,000 feet from a use in an Industrial Zone that accommodates more than 100 trucks per day,
more than 40 trucks with operating transport refrigeration units (TRUs) per day, or where TRU unit
operations exceed 300 hours per week.
(Code 1980, § 17.30.030; Ord. No. 855, § 4, 2012; Ord. No. 858 § 4, 2013; Ord. No. 860 § 4, 2013; Ord. No. 863
§ 4, 2013; Ord. No. 867, 2014; Ord. No. 873 §§ 4, 6, 2015; Ord. No. 879 § 4, 2015; Ord. No. 881 § 4, 2015; Ord.
No. 866 § 4, 2016; Ord. No. 895 § 3, 2016; Ord. No. 921 § 5, 2017; Ord. No. 922 § 3, 2017; Ord. No. 938 § 5,
2018; Ord. No. 944 § 2, 2019; Ord. No. 948 § 4, 2019; Ord. No. 949 § 1, 2019)
17.30.040 Other allowed use provisions.
In addition to the allowed use provisions listed in Table 17.30.030-1 (Allowed Land Uses and Permit
Requirements by Base Zone), additional allowed use provisions are described in the following articles and
chapters of this title:
A. Specific use requirements. Article V (Specific Use Requirements) identifies several use types that have
special land use and/or development requirements. Some of these use types have special requirements or
regulations established by state or federal law and others have special requirements based on local issues,
priorities, and preferences. Use regulations in article V are intended to supplement the allowed use regulations
in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone).
B. Outdoor sales and operations. Unless permitted by definition in chapter 17.32 (Allowed Use Descriptions)
or permitted as a temporary use with an approved permit in chapter 17.104 (Temporary Uses), all businesses
shall be conducted within an enclosed building.
C. Temporary uses. In addition to the permanent land use listings in Table 17.30.030-1 (Allowed Land Uses and
Permit Requirements by Base Zone), chapter 17.104 (Temporary Uses) establishes regulations for uses that
are temporary in nature.
D. Overlay zones. In addition to the allowed land use regulations in Table 17.30.030-1 (Allowed Land Uses and
Permit Requirements by Base Zone) for the city’s base zones, chapter 17.38 (Overlay Zones) identifies special
regulations and requirements for land uses within the Overlay Zones.
E. Special planning areas. Article VI (Special Planning Areas) identifies areas of the city with adopted planning
documents for development within each respective project area (e.g., specific plans, Planned Communities,
master plans). These planning documents establish land use and/or development regulations that are unique to
the particular project area. Where those planning documents conflict with allowed use listings in Table
17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone), the allowed uses in the Special
Planning Area documents shall prevail.
F. Conversion of residential structures. No structure originally designed as a residence (including hotels and
motels), or as an accessory structure or addition to a residence, shall be used for any commercial or office uses
unless the building and site are improved to meet all Code requirements for an office or commercial
development. This includes such things as, but not limited to, building code requirements, fire code
requirements, and Development Code requirements. Such a conversion shall be subject to the development
review or conditional use permit process, as required by the base zone use regulations contained in Table
17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone).
G. Hillside residential.
1. The Hillside Residential Zone permits single residential dwellings either on separate lots or clustered
together in a buildable area along with accessory structures only. Uses other than residential dwellings
are deemed to be too intensive and are not consistent with the general plan.
2. Hillside development review is required for any subdivision or development within the Hillside
Residential Zone. As part of the hillside development review, environmental studies and investigations
such as, but not limited to, geological, hydrological, seismic, slope and soil conditions, access/circulation,
and biota research, shall be conducted for any development in this zone. Based on this information, the
actual number of dwelling units shall be determined. However, the maximum density shall not exceed
two dwelling units per net buildable acre. Determining the buildable area of a site must also meet the
performance development criteria in this chapter. Additionally, a site plan showing lot layouts, access,
street design, building locations, building design, vegetation management, wildfire protection, and
grading shall be prepared in accordance with the review procedures contained in article II (Land Use and
Development Procedures). All such proposals must comply with the absolute policies, design standards,
and standards in this title. (Code 1980, § 17.30.040; Ord. No. 855, § 4, 2012)
H. Additional Agricultural uses. Agricultural uses are allowed on certain lots, subject to the requirements of
Section 17.32.030 (Agricultural uses permitted or conditionally permitted).
I. Industrial Interim uses. Additional uses are allowed in certain industrial zones on an interim basis, according
to Section 17.36.40.D.
Chapter 17.32 ALLOWED USE DESCRIPTIONS
17.32.010 Purpose.
The purpose of this chapter is to describe use classifications listed in chapter 17.30 (Allowed Land Use by Base
Zone). Use classifications are land uses that have been grouped into general categories on the basis of common
function, product, or compatibility characteristics. This chapter should be used as a reference for the land use
classifications listed throughout this title. Additional definitions for specialized terms used in the zoning code can
be found in article IX (Glossary). (Code 1980, § 17.32.010; Ord. No. 855, § 4, 2012)
17.32.020 Allowed use descriptions.
The following list represents the complete list of allowed uses by land use classification and corresponding
descriptions as used in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone) and
throughout this title. Individual use classifications describe one or more uses having similar characteristics, but do
not list every use or activity that may appropriately be within the classification. Allowed uses are organized into the
following use categories as follows:
• Residential uses.
• Agriculture and animal-related uses.
• Recreation, resource preservation, open space, education, and public assembly uses.
• Utility, transportation, public facility, and communication uses.
• Office and service uses.
• Retail and restaurant uses.
• Automobile and vehicle uses.
• Industrial, manufacturing, and processing uses.
A. Residential uses.
1. Adult day care home. Defined by state law as the provision of nonmedical care to six or fewer adults,
including seniors, in the provider’s own home, for a period of less than 24 hours at a time. Homes serving
more than six adults are included in adult day care facility.
2. Caretaker housing. A residence that is accessory to a site with a nonresidential primary use and that is
needed for security, 24-hour care or supervision, or monitoring of facilities, equipment, or other conditions
on the site.
3. Dwelling, multi-family. A building designed and intended for occupancy by three or more households
living independently of each other, each in a separate dwelling unit, which may be owned individually or
by a single landlord (e.g., triplex, quadplex, apartment, apartment house, townhouse, condominium).
4. Dwelling, single-family. A building designed exclusively for occupancy by one household on a single
lot. This classification includes manufactured homes (defined in California Health and Safety Code
§18007) and model homes for the first sale of homes within the subdivision.
5. Dwelling, two-family. An attached building (e.g., duplex) designed for occupancy by two households
living independently of each other, where both dwellings are located on a single lot. For the purposes of
this title, this definition also includes halfplexes (two attached units, each with a separate lot). Does not
include accessory dwelling units.
6. Emergency shelter. Housing with minimal supportive services for homeless persons that is limited to an
occupancy of six months or less by a homeless person. No individual may be denied emergency shelter
because of an inability to pay.
7. Family day care home. State-licensed facilities that provide nonmedical care and supervision of minor
children for periods of less than 24 hours within a single-family or multi-family dwelling. The occupant
of the residence provides care and supervision generally for seven to 14 children. As described in the
Health and Safety Code, large day care homes may provide services for up to 14 children when specific
conditions are met.
8. Group residential. Shared living quarters without separate kitchen and/or bathroom facilities for each room
or unit. This classification includes residential hotels, dormitories, fraternities, sororities, convents,
rectories, and private residential clubs but does not include living quarters shared exclusively by a family.
This category includes boardinghouses, which are defined as a building other than a hotel or restaurant
where meals or lodging or both meals and lodging are provided for compensation for four or more persons.
9. Guest house. A detached structure accessory to a single-family dwelling, accommodating living and/or
sleeping quarters, but without kitchen or cooking facilities.
10. Home occupation. The conduct of a business within a dwelling unit or residential site, employing
occupants of the dwelling, with the business activity being subordinate to the residential use of the
property. Examples include, but are not limited to, accountants and financial advisors, architects, artists,
attorneys, offices for construction businesses (no equipment or material storage), and real estate sales.
This category includes cottage food uses, consistent with state law.
11. Live-work facility. A structure or portion of a structure:
a. That combines a commercial or manufacturing activity allowed in the zone with a residential
living space for the owner of the commercial or manufacturing business, or the owner’s
employee, and that person’s household;
b. Where the resident owner or employee of the business is responsible for the commercial or
manufacturing activity performed;
c. Where the commercial or manufacturing activity conducted takes place subject to a valid
business license associated with the premises; and
d. The commercial or manufacturing activity is secondary to the residential living space.
12. Manufactured home. California Health and Safety Code § 18007 defines a manufactured home as a
structure, that meets the following criteria:
a. Transportable in one or more sections.
b. When in the traveling mode, is eight body feet or more in width, or 40 body feet or more in
length, or, when erected on-site, is 320 or more square feet.
c. Built on a permanent chassis.
d. Designed to be used as a residential dwelling.
e. Erected with or without a permanent foundation when connected to the required utilities.
f. Includes the plumbing, heating, air conditioning, and electrical systems contained therein.
This term shall include any structure that meets all the requirements of this paragraph except the
size requirements so long as the manufacturer voluntarily files a certification and complies with
the standards established under this part. Manufactured home includes a mobile home subject to
the National Manufactured Housing Construction and Safety Act of 1974 (42 USC section 5401 et
seq.).
13. Mobile home park. Consistent with definitions of state law (Health and Safety Code section 18214), a
mobile home park is any site that is planned and improved to accommodate two or more mobile homes
used for residential purposes, or on which two or more mobile home lots are rented, leased, or held out for
rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative,
condominium, or other form of resident ownership, to accommodate mobile homes used for residential
purposes.
14. Residential care facility.
Consistent with the definitions of state law, a residential care facility provides housing and 24-
hour nonmedical care for seven or more children, elderly persons, or physically and mentally
handicapped persons in need of personal services, protection, supervision, assistance, guidance, or
training essential for sustaining the activities of daily living or for the protection of the individual.
This classification includes, but is not limited to, rest homes, residential care facilities for the
elderly, adult residential facilities, wards of the juvenile court, and other facilities licensed by the
State of California. Convalescent homes, nursing homes, and similar facilities providing medical
care for more than six persons are included under the definition of medical services, extended care.
When located in the low (L) and low-medium (LM) residential zones, a residential care facility
shall maintain a minimum three-acre project area.
15. Residential care home. A residential care facility licensed or supervised by any federal, state, or local
agency, which provides housing and nonmedical care for six or fewer children, elderly persons, or
physically and mentally handicapped persons in a family-like environment. These facilities include the
following:
a. An intermediate care facility, developmentally disabled habilitative and intermediate care
facility/developmentally disabled-nursing or a congregate living facility as identified in
Health and Safety Code §1267.8;
b. A community care facility as identified in Health and Safety Code §1566.3;
c. A residential care facility for the elderly as identified in Health and Safety Code §1569.85;
d. An alcoholism or drug abuse recovery or treatment facility as identified in Health and Safety
Code §11834.02;
e. A home for the care of mentally disordered or otherwise handicapped persons as identified in
Welfare and Institutions Code §5116;
f. A home for the care of dependent and neglected children as identified in the Welfare and
Institutions Code §300, but not including wards of the court as identified in the Welfare and
Institutions Code §601ff.
A residential care facility may also allow a person who has been diagnosed by his or her physician or
surgeon as terminally ill, as defined in §1568.01(l) of the Health and Safety Code, to become a resident
of the facility if the person receives hospice services from a hospice certified in accordance with federal
Medicare conditions of participation and is licensed pursuant to Chapter 8 (commencing with §1725) or
Chapter 8.5 (commencing with §1745) of the Health and Safety Code. (Health and Safety Code,
§1568.02)
16. Short-term rental. A short-term rental is a dwelling unit, or any portion thereof, that is rented by the host
to another party for a period of not more than 30 consecutive days in exchange for any form of monetary
or non-monetary consideration, including trade, fee, swap or any other consideration in lieu of cash
payment. Hosted stays, un-hosted stays, and vacation rentals are types of short-term rental. Related
definitions are available in Section 8.34.010.
17. Single-room occupancy (SRO) facility. Multi-unit housing for very low-income persons that typically
consists of a single room and shared bath and also may include a shared common kitchen and common
activity area. SROs may be restricted to seniors or be available to persons of all ages. Subsidized versions
may be supervised by a government housing agency.
18. Transitional housing. Consistent with Health and Safety Code section 50675.2, transitional housing is
defined as buildings configured as rental housing developments but operated under program requirements
that call for the termination of assistance and recirculation of the assisted unit to another eligible program
recipient at some predetermined future point in time, which shall be no less than six months.
19. Supportive housing. Housing with no limit on length of stay, that is occupied by the target population,
and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the
housing, improving his or her health status, and maximizing his or her ability to live and, when possible,
work in the community.
20. Low Barrier Navigation Center. A Housing First, low-barrier, service-enriched shelter focused on
moving people into permanent housing that provides temporary living facilities while case managers
connect individuals experiencing homelessness to income, public benefits, health services, shelter, and
housing.
B. Agriculture and animal-related uses.
1. Agricultural uses. This use category includes farms, orchards, vineyards, livestock grazing, and
hydroponics, including on-site sales of products grown on site.
2. Animal keeping. Care and maintenance of animals on private property. The listing below provides a
distinction between various types of animals related to allowed use provisions in chapter 17.88 Animal
Regulations. This classification is distinct from “animal sales and grooming” and “equestrian facility
(commercial or hobby).” Also see Kennel, commercial, which provides for the boarding of animals (e.g.,
doggie day-care).
a. Bee colony. The hive and its equipment and appurtenances including honeybees, comb,
honey, pollen, and brood.
b. Domestic pets. Small animals (no larger than the largest breed of dog) customarily kept as
pets within a dwelling unit. This classification includes dogs, cats, fish, and birds not raised
for their eggs or meat.
c. Exotic animals. Wild animals not customarily confined or cultivated for domestic or commercial
purposes but kept as a pet or for display. This classification includes, but is not limited to, arachnids,
non-poisonous snakes, reptiles, large tropical birds, and wolf-dog hybrids.
d. Livestock animals. Domesticated animals raised to produce commodities such as food, fiber,
and labor.
i. Livestock, large. Bovine, horses, and other similar-sized animals.
ii. Livestock, medium. Llamas, alpacas, ostriches, ponies, donkeys, mules, sheep, goats,
swine, and other similar-sized animals.
iii. Livestock, small. Miniature goats, miniature pigs, poultry, rabbits, and other similar-
sized animals.
iv. Miniature pigs. Small breeds of domestic pig, characterized by a swayed back and
weight ranging up to 90 pounds and 18 inches in height (measured at the shoulder).
This classification includes Vietnamese, Chinese, or Asian pot-bellied pigs, Göttingen
minipigs, and other similar-sized breeds.
e. Poultry. Poultry. A domesticated bird (also called fowl) that is used to produce meat or eggs.
This classification includes, but is not limited to, chickens, roosters, ducks, pigeons, quail,
geese, turkeys, guinea fowl, and Cornish game hens. “Poultry, crowing” includes roosters,
peacocks, peahens, and similar animals known to make noises whose volume or frequency
amounts to a nuisance.
3. Equestrian facility, commercial. Commercial horse, donkey, and mule facilities including horse ranches,
boarding stables, riding schools and academies, horse exhibition facilities (for shows or other competitive
events), pack stations, and barns, stables, corrals, and paddocks accessory and incidental to these uses.
4. Equestrian facility, hobby. Stables, corrals, and paddocks used by the individual homeowners of
corresponding property and their animals.
5. Microscale Agriculture. The production of food in a form and scale that is appropriate for an urban
mixed-use or commercial context, most commonly for the cultivation of fruits, vegetables, flowers, fiber,
nuts, seeds, or culinary herbs for sale or donation of its produce to the public.
C. Recreation, resource preservation, open space, education, and public assembly uses.
1. Assembly use. A permanent meeting facility for organizations operating on a membership basis for the
promotion of the interests of the members, including facilities for business associations; civic, social, and
fraternal organizations; labor unions and similar organizations; political organizations; religious
organizations; professional membership organizations; and other membership organizations.
2. Cemetery/mausoleum. Land used for the burial of the dead and dedicated for cemetery purposes,
including columbariums and mausoleums. Also see descriptions for “Mortuary/funeral home” and
“Crematory services”.
3. Community center/civic use. Multipurpose meeting and recreational facility typically consisting of one
or more meeting or multipurpose rooms, kitchen, and/or outdoor barbecue facilities that are available for
use by various groups for such activities as meetings, parties, receptions, dances, etc.
4. Community garden. A privately or publicly owned vacant parcel of land used by the community or a
neighborhood for the growing of fruits, vegetables, and culinary herbs for personal consumption and/or to
be offered for sale on site or at a local certified farmers’ market.
5. Convention center. A large building designed to hold a convention, where individuals and groups gather
to promote and share common interests. Convention centers typically offer sufficient floor area to
accommodate several thousand attendees. Convention centers typically have at least one auditorium and
may also contain concert halls, lecture halls, meeting rooms, and conference rooms. Some large resort-
area hotels include a convention center.
6. Golf course/clubhouse. A golf course and accessory facilities and uses including clubhouses with bar and
restaurant, locker and shower facilities, driving ranges, “pro shops” for on-site sales of golfing equipment,
and golf cart storage and sales facilities.
7. Indoor amusement/entertainment facility. An establishment providing amusement and entertainment
services in an indoor facility for a fee or admission charge, including, but not limited to, dance halls,
ballrooms, bowling alleys, laser tag, inflatable playgrounds, trampoline parks, escape room venues and
electronic game arcades, as primary uses. Four or more electronic games or coin-operated amusements in
any establishment, or premises where 50% or more of the floor area is occupied by amusement devices,
are considered an amusement device arcade as described above; three or less machines are not considered
a land use separate from the primary use of the site.
8. Indoor fitness and sports facility, large. An establishment predominantly for participant sports and health
activities conducted entirely within an enclosed building or tenant space greater than 2,500 square feet.
Typical uses include bowling alleys, billiard parlors, ice/roller skating rinks, indoor racquetball courts,
indoor climbing facilities, soccer areas, athletic clubs, and health clubs. This use classification also
includes studio-style facilities such as dance/ballet, yoga, martial arts, and fitness studios.
9. Indoor fitness and sports facility, small. An establishment predominantly for participant sports and health
activities conducted entirely within an enclosed building or tenant space less than or equal to 2,500 square
feet. Typical uses include studio-style facilities such as dance/ballet, yoga, martial arts, and fitness studios
but may also include uses described in “indoor fitness and sports facilities, large” if they are in an enclosed
building less than or equal to 2,500 square feet.
10. Library and museum. A public or quasi-public facility including aquariums, arboretums, art exhibitions,
botanical gardens, historic sites and exhibits, libraries, museums, and planetariums, which are generally
noncommercial in nature.
11. Outdoor commercial recreation. Facility for various outdoor participant sports and types of recreation
where a fee is charged for use (e.g., amphitheaters, amusement and theme parks, golf driving ranges,
health and athletic club with outdoor facilities, miniature golf courses, skateboard parks, stadiums and
coliseums, swim and tennis clubs, water slides, zoos).
12. Park and public plaza. A public park including playgrounds and athletic fields/courts and public plazas
and outdoor gathering places for community use. If privately owned and restricted to the public (e.g.,
require payment of fee), the same facilities are included under the definition of “outdoor commercial
recreation.”
13. Public safety facility. Facility operated by public agencies including fire stations, other fire prevention
and firefighting facilities, and police and sheriff substations and headquarters, including interim
incarceration facilities.
14. Resource-related recreation. Facility related to passive recreation in open space areas including bicycle
and pedestrian trails, picnic areas, parking areas, and interpretive centers.
15. School, academic (private). Any privately owned and operated elementary school, middle school,
secondary school, high school, or other institution providing academic instruction for students from
kindergarten through 12th grade. This listing also includes a private school operating under a charter from
the local school district and not managed directly by the governing body of the public school district (e.g.,
school board).
16. School, academic (public). Public elementary schools, middle schools, secondary schools, high schools,
and any other public school providing academic instruction for students from kindergarten through 12th
grade.
17. School, college/university (private). Any privately owned college or university, including medical
schools, law schools, and other instruction of higher education, including dorms, offices, facility
maintenance yards, offices, and similar supportive functions.
18. School, college/university (public). Public community colleges, colleges, and universities, including
dorms, offices, facility maintenance yards, offices, and similar supportive functions.
19. School, specialized education and training. Specialty schools for instructing and training students in a
variety of specialized programs, including, but not limited to, computers and electronics training, drama,
driver educational, language, music. Includes professional, vocational, and trade schools of a nonindustrial
nature (e.g., culinary, cosmetology, arts and media, accounting and finance, health and dental including
nursing, legal, psychology, and technology). Technical and vocational schools/colleges are included in
this description.
20. Theater and auditorium. An indoor facility for public assembly and group entertainment, other than
sporting events (e.g., civic theaters, facilities for “live” theater and concerts, exhibition and convention
halls, motion picture theaters, auditoriums). Does not include outdoor theaters, concert and similar
entertainment facilities, and indoor and outdoor facilities for sporting events; see Outdoor commercial
recreation.
21. Tutoring center, large. An indoor facility where instructors teach, coach, or educate students with more than
ten instructors and/or students using the facility at any given time.
22. Tutoring center, small. An indoor facility where instructors teach, coach, or educate students with ten or
fewer instructors and/or students using the facility at any given time.
D. Utility, transportation, public facility, and communication uses.
1. Broadcasting and recording studio. Commercial and public communications uses including radio and
television broadcasting and receiving stations and studios, with facilities entirely within buildings. Does
not include transmission and receiving apparatus such as antennas and towers.
2. Park and ride facility. A designated area where a vehicle may be left in order for the driver to carpool
with other commuters or to ride public transit.
3. Parking facility. A parking lot or parking structure used for parking motor vehicles where the facility is
the primary use of the site. Parking structures and lots that are developed in conjunction with another
primary use of the site to satisfy the on-site parking requirements for the development are not included in
this definition.
4. Transit facility. A maintenance and service center for the vehicles operated in a mass transportation
system. Includes buses, taxis, railways, monorail, etc.
5. Utility facility and infrastructure, fixed-base structures. Fixed-base structures and facilities serving as
junction points for transferring utility services from one transmission voltage to another or to local
distribution and service voltages. These uses include any of the following facilities that are not exempted
from land use entitlements by Government Code section 53091: electrical substations and switching
stations, natural gas regulating and distribution facilities, public water system wells, treatment plants and
storage, telephone switching facilities, wastewater treatment plants, settling ponds, and disposal fields.
These uses do not include office or customer service centers (classified in offices) or equipment and
material storage yards.
6. Utility facility and infrastructure, pipelines. Pipelines for potable water, reclaimed water, natural gas,
and sewage collection and disposal, and facilities for the transmission of electrical energy for sale,
including transmission lines for a public utility company. Also includes telephone, telegraph, cable
television, and other communications transmission facilities utilizing direct physical conduits.
7. Wind energy system, small. A machine which can convert kinetic energy in wind into a usable form of
electrical or mechanical energy intended primarily for on-site consumption but may transfer excess energy
into the electrical grid.
E. Service and Office uses.
1. Adult day care facility. State-licensed facility that provides nonmedical care and supervision for more
than six adults for periods of less than 24 hours, with no overnight stays.
2. Adult-oriented business.
a. Adult bookstore or adult video store. A commercial establishment which has as a significant
or substantial portion of its stock-in-trade or derives a significant or substantial portion of its
revenues or devotes a significant or substantial portion of its interior business or advertising
to the sale, rental for any form of consideration, of any one or more of the following:
i. Books, magazines, periodicals, or other printed matter or photographs, films, motion
pictures, videocassette tapes, digital video discs, slides, tapes, records, compact discs,
or other forms of visual or audio representations which are characterized by an
emphasis upon the depiction or description of specified sexual activities or specified
anatomical areas.
ii. Instruments, devices, or paraphernalia which are designed for use or marketed primarily
for stimulation of human genital organs or for sadomasochistic use or abuse of
themselves or others.
b. Adult cabaret. A nightclub, theater, concert hall, auditorium, bar, or other similar
establishment that regularly features live or media presentations of performances by topless
or bottomless dancers, go-go dancers, exotic dancers, strippers, or similar entertainers where
such performances are distinguished or characterized by an emphasis on specified sexual
activities or specified anatomical areas.
c. Adult motel. A motel, hotel or similar commercial establishment which:
i. Offers public accommodations, for any form of consideration, which provides patrons
with closed-circuit television transmissions, films, motion pictures, videocassettes,
DVDs, CDs, slides, or other photographic reproductions which are characterized by
the depiction or description of specified sexual activities or specified anatomical areas
and which advertise the availability of this sexually oriented type of material by means of
a sign visible from the public right-of-way, or by means of any off- premises
advertising including but not limited to, newspapers, magazines, pamphlets or leaflets,
radio or television;
ii. Offers a sleeping room for rent for a period of time less than ten hours; or
iii. Allows a tenant or occupant to sub-rent the sleeping room for a time period of less than
ten hours.
d. Adult news rack. Any coin-operated machine or device that dispenses material substantially
devoted to the depiction of specified sexual activities or specified anatomical areas.
e. Adult theater. An enclosed or unenclosed building, to which the public is permitted or
invited, used for presenting any form of audio or visual material, and in which a substantial
portion of the total presentation time is devoted to the showing of material which is
distinguished or characterized by an emphasis on depiction or description of specified sexual
activities or specified anatomical areas.
f. Adult viewing area. An area in any adult book and/or novelty store, cabaret, theater, motion
picture arcade or other adult entertainment business, where a patron or customer would
ordinarily be positioned for the purpose of viewing or watching a performance, picture show,
or film.
g. Bathhouse. An establishment or business that provides the services of baths of all kinds,
including all forms and methods of hydrotherapy during which specified anatomical areas are
displayed or specified sexual activity occurs.
3. Ambulance service. Emergency medical care and transportation, including incidental storage and
maintenance of vehicles.
4. Animal sales and grooming. Retail sales of domestic and exotic animals, bathing and trimming services,
and boarding of said animals for a maximum period of 72 hours conducted entirely within an enclosed
building with no outdoor use. Boarding for periods longer than 72 hours is considered a kennel.
5. Bail bonds. A business providing a bond or obligation on behalf of a prisoner to insure the prisoner’s
appearance in court at the return of the writ.
6. Banks and financial services. Financial institutions such as banks and trust companies, credit agencies,
holding (but not primarily operating) companies, lending and thrift institutions, and investment
companies. Freestanding exterior automated teller machines (ATM) are considered an accessory use and
not part of this definition.
7. Bed and breakfast inn. A residential structure with one family in permanent residence with up to six
bedrooms rented for overnight lodging, where meals may be provided subject to applicable health
department regulations. A bed and breakfast inn with more than six guest rooms is considered a hotel or
motel and is included under the definition of hotels and motels.
8. Business support services. Establishments primarily within buildings, providing other businesses with
services such as maintenance, repair and service, testing, rental, etc. Support services include, but are not
limited to:
a. Equipment repair services (except vehicle repair, see “Vehicle services, major” and “”Vehicle
services, minor”);
b. Commercial art and design (production);
c. Computer-related services (rental, repair);
d. Copying, quick printing, and blueprinting services (other than those defined as printing and
publishing);
e. Equipment rental businesses within buildings (rental yards are storage yards);
f. Film processing laboratories;
g. Heavy equipment repair services where repair occurs on the client site;
h. Janitorial services;
i. Mail advertising services (reproduction and shipping);
j. Mail box services and other “heavy service” business services;
k. Outdoor advertising services; and
l. Photocopying and photofinishing.
9. Call center. An office equipped to handle a large volume of calls, especially for taking orders or servicing
customers.
10. Check cashing business. An establishment that, for compensation, engages in the business of cashing
checks, warrants, drafts, money orders, or other commercial paper serving a similar purpose. Also
includes establishments primarily engaged in cashing payroll or personal checks for a fee or advancing
funds on future checks. This classification does not include a state or federally chartered bank, savings
association, credit union, or similar financial institution (see “Banks and financial services”).
11. Child-care facility/center. A facility installed, operated, and maintained for the nonresidential care of
children as defined under applicable state licensing requirements for the facility. Such facilities include,
but are not limited to, infant centers, preschools, extended day care facilities, or school-age child-care
centers as defined in this title.
12. Commercial cannabis activity. Any location providing for the cultivation, possession, manufacture,
distribution, processing, storing, laboratory testing, packaging, labeling, transportation, delivery or sale of
cannabis and cannabis product for medical, non-medical, or any other purpose and includes the activities
of any business licensed by the state or other government entity under Division 10 of the California
Business and Professions Code, or any provision of state law that regulates the licensing of cannabis
businesses. Commercial cannabis activity does not include the cultivation, possession, storage,
manufacturing, or transportation of cannabis by a qualified patient for his or her personal medical use so
long as the qualified patient does not provide, donate, sell or distribute cannabis to any other person.
Commercial cannabis activity also does not include the cultivation, possession, storage, manufacturing,
transportation, donation or provision of cannabis by a primary caregiver, exclusively for the personal
medical purposes of no more than five specified qualified patients for whom he or she is the primary
caregiver, but who does not receive remuneration for these activities except for compensation in full
compliance with California Health and Safety Code section 11362.765.
13. Crematory services. An establishment providing services involving the care, preparation, and disposition
of human and/or animal remains by means of cremation. Uses typically include, but are not limited to,
crematories and crematories with embalming services.
14. Hotel. A facility with guest rooms or suites rented to the general public for transient lodging (less than 30
days). Hotels provide access to most guest rooms from an interior walkway and typically include a variety
of services in addition to lodging, for example, restaurants, meeting facilities, personal services, etc. A
hotel also includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic
facilities, accessory retail uses, etc.
15. Kennel, commercial. A facility that provides boarding of animals as the primary use of the facility. May
also include daytime boarding and activity for animals (e.g., “doggie day-care”) and ancillary grooming
facilities. Also see “Animal sales and grooming”.
16. Maintenance and repair, small equipment. Establishments providing on-site repair and accessory sales of
supplies for appliances, office machines, home electronic/mechanical equipment, bicycles, tools, or garden
equipment, conducted entirely within an enclosed building. Does not include maintenance and repair of
vehicles.
17. Massage establishment. Any establishment where customers can receive a massage either as a primary
or accessory function and where all massage therapists and practitioners are certified by the California
Massage Therapy Council.
18. Medical services, extended care. Residential facilities providing nursing and health-related care for more
than six persons as a primary use with inpatient beds, such as board and care homes, convalescent and rest
homes, extended care facilities, and skilled nursing facilities. Long- term personal care facilities that do
not emphasize medical treatment are included under Residential care home. Care facilities for six or fewer
persons are regulated under Residential Care home.
19. Medical services, general. Facility primarily engaged in providing outpatient medical, mental health,
surgical, and other personal health services, but which is separate from hospitals, including medical and
dental laboratories, medical, dental, and psychiatric offices, outpatient care facilities, and other allied
health services. Counseling services by other than medical doctors or psychiatrists are included under
Office, business and professional.
20. Medical services, hospitals. Hospitals and similar facilities engaged primarily in providing diagnostic
services and extensive medical treatment, including surgical and other hospital services. These
establishments have an organized medical staff, inpatient beds, and equipment and facilities to provide
complete health care. May include on-site accessory clinics and laboratories, accessory retail uses (see
“Retail, accessory”), and emergency heliports.
21. Mortuary/funeral home. A funeral home and parlor, where the deceased are prepared for burial or
cremation and funeral services may be conducted. This use does not include crematorium, which is a
separate use classification.
22. Office, accessory. An office that is incidental and accessory to another business or sales activity that is
the primary use (part of the same tenant space or integrated development). The qualification criteria for
this definition is that the floor area of the accessory office use shall not exceed 50% of the total net
habitable or leasable floor area of the tenant space for a single-use development or the combined floor area
of an integrated development for a mixed-use project.
23. Office, business and professional. This use listing includes offices of administrative businesses providing
direct services to consumers (e.g., insurance companies, utility companies), government agency and
service facilities (e.g., post office, civic center), professional offices (e.g., accounting, attorneys, public
relations), and offices engaged in the production of intellectual property (e.g., advertising, architecture,
computer programming). This use does not include medical offices (see “Medical services, general”);
temporary offices, or offices that are incidental and accessory to another business or sales activity that is the
primary use (see “Office, accessory”). Outdoor storage of materials is prohibited.
24. Pawnshop. Any room, store, building, or other place in which the business of pawn brokering, or the
business of lending money upon personal property, pawns, or pledges, or the business of purchasing
articles from vendors or their assignees at prices agreed upon at or before the time of such purchase, is
engaged in, carried on, or conducted.
25. Personal services. Establishments providing nonmedical services as a primary use, including, but not
limited to, barber and beauty shops (including permanent makeup), weight loss clinics, day spas, spiritualist
reading or astrology forecasting, clothing rental, dry cleaning pickup stores with limited equipment, home
electronics and small appliance repair, laundromats (self-service laundries), shoe repair shops, and tailors.
These uses may also include accessory retail sales of products related to the services provided. This use
classification does not include massage or tattoo establishments – see “Massage establishment” and
“Tattoo shop”.
26. Shooting range. An establishment in which the primary use is an enclosed firing range with targets for
rifle or handgun practice, training, or both. The establishment may include an ancillary retail space for
a business that is engaged in the sale, transfer, exchange, leasing or vending of firearms, ammunition
and/or related materials. The ancillary retail component may not exceed 25% of the gross floor area and
may not engage in businesses related to the operation of pawnshops, secondhand stores or thrift stores as
defined in this title.
27. Tattoo shop. An establishment that engages in the business of body modification made by inserting ink,
dyes, and/or pigments, either indelible or temporary, into the dermis layer of the skin to form a design.
28. Veterinary facility. Veterinary facility that is primarily enclosed, containing only enough cage
arrangements as necessary to provide services for domestic and exotic animals requiring acute medical or
surgical care with accessory outdoor use that provides long-term medical care. Grooming and boarding of
animals is allowed only if accessory to the facility use.
F. Retail and Restaurant uses.
1. Alcoholic beverage sales. The retail sale of beverages containing alcohol for off- site consumption subject
to regulation by the California Department of Alcoholic Beverage Control (ABC) as an off-sale
establishment. On-site alcoholic beverage sales are included in the definitions for “Bar/nightclub” and
“Restaurant”.
2. Bar/nightclub. Any bar, cocktail lounge, discotheque, or similar establishment, which may also provide
live entertainment (e.g., music and/or dancing, comedy, subject to an entertainment permit) in conjunction
with alcoholic beverage sales. These facilities do not include bars that are part of a larger restaurant.
Includes bars, taverns, pubs, and similar establishments where any food service is subordinate to the sale
of alcoholic beverages. Bars and nightclubs may include outdoor food and beverage areas.
3. Building construction materials sales and storage yard. A retail establishment selling large amounts of
building materials such as lumber, roofing, fresh water and sewer pipes, paving, and electrical equipment,
where most display and storage are outside of an enclosed structure. Professional contractor sales account
for a major proportion of total sales. Customers may also include the general public. Includes incidental
retail ready-mix concrete operations, except where excluded by a specific zone. See description for “Home
improvement supply store” for specialty stores that cater to the general public.
4. Consignment store. A retail store where goods are placed on consignment, which is the act of placing
goods in the hands of another, while still retaining ownership, until the goods are sold.
5. Convenience store. An easy access retail store in a building or tenant space of 5,000 square feet or less
in gross floor area, which carries a range of merchandise oriented to convenience and travelers’ shopping
needs. These stores may be part of a service station or an independent facility.
6. Drive-in and drive-through sales and service. A use where a customer is permitted or encouraged, either
by the design of physical facilities or by the service and/or packaging procedures offered, to be served while
remaining seated within an automobile including, but not limited to, drive-through food, financial
services, and automated car washes.
7. Electric vehicle showroom with indoor sales. A use where the primary function of the space is to display
and showcase electric vehicles only, and act as point of sale or rental of vehicles, parts, or accessories
which are stored off site. Use may include storage of vehicles entirely inside the building. Minor auto
repair to prepare cars to delivery to customers is permitted within an enclosed building.
8. Electric vehicle showroom with outdoor sales. A use where the primary function of the space is to display
and showcase electric vehicles only, and act as a point of sale or rental of vehicles, parts, or accessories
which are stored on site. Use may include storage of vehicles either inside or outside the building. Minor
auto repair to prepare cars for delivery to customers is permitted within an enclosed building.
9. Equipment sales and rental. Service establishments with outdoor storage/rental yards, which may offer
a wide variety of materials and equipment for rental (e.g., construction equipment).
10. Feed and tack store. A retail store selling animal food and equestrian supplies.
11. Garden center/plant nursery. Establishments providing for the cultivation and sale of ornamental trees,
shrubs, and plants, including the sale of garden and landscape materials (packaged and/or bulk sale of
unpackaged materials) and equipment.
12. Grocery store/supermarket. A retail business where the majority of the floor area open to the public is
occupied by food products packaged for preparation and consumption away from the site of the store. Such
uses may include up to ten percent of floor area for alcohol sales. These full-service businesses do not
typically have limited hours of operation.
13. Gun sales. A business whose primary use is the sale of firearms, ammunition and related materials.
14. Home improvement supply store. An establishment (retail or wholesale) that sells kitchen, bath, carpeting,
and other home-oriented supplies. Other retail uses are permitted if accessory to the primary use. These
uses may include an expansive showroom. This use classification is a subcategory of the larger “Building
construction materials sales and storage yard” use classification and may be combined with or separate
from such uses.
15. Hookah shop. Any facility or location whose business operation includes as an outdoor accessory use the
smoking of tobacco or other substances through one or more pipes (commonly known as a hookah,
waterpipe, shisha, or narghile) designed with a tube passing through an urn of water that cools the smoke
as it is drawn through it, including but not limited to establishments known variously as hookah bars,
hookah lounges, or hookah cafes.
16. Liquor store. A retail establishment which has 50% or more of the shelving or gross floor area devoted to
the public display and sale of alcoholic beverages for off-site consumption.
17. Mobile food vehicle. Any vehicle, as defined in Vehicle Code section 670, which is equipped and used for
retail sales of prepared food or staple foods including, but not limited to, fruits, vegetables, animal protein,
dairy products, and beverages. For the purposes of this section, a mobile food vehicle shall also include
any trailer or wagon equipped and used as described in this paragraph and pulled by a vehicle.
18. Restaurant. A retail business selling food and beverages prepared and/or served on the site, for on- or
off-premises consumption. Includes eating establishments where customers are served from a walk-up
ordering counter for either on- or off-premises consumption and establishments where most customers
are served food at tables for on- premises consumption but may include providing food for take-out. Also
includes coffee houses and accessory cafeterias as part of office and industrial uses. Restaurants are
divided into three categories as follows:
a. Restaurant, no liquor service. Restaurants that do not serve liquor, including fast food
establishments.
b. Restaurant, beer and wine. Restaurants with liquor services limited to beer and wine for on-
site consumption. May also include the brewing of beer as part of a brewpub or micro-
brewery.
c. Restaurant, full liquor service. Restaurants with a full range of liquor service, including beer,
wine, and distilled spirits, all for on-site consumption.
19. Retail, accessory. The retail sales of various products and services (including food service) in a subtenant
store, space, or other clearly defined/dedicated area that is located within a building occupied by a primary
tenant such as a health care facility, hotel, office building, or department store, supermarket, or warehouse
store. These uses include, but are not limited to:
a. Pharmacies, gift shops, and food services within a health care facility;
b. Travel services, convenience stores, and food services within a hotel;
c. Food services within an office building; and
d. Food services and banking within a department store, supermarket, or warehouse store.
The floor area of the subtenant store/unit, space, or other clearly defined/dedicated area occupied
by the retail, accessory use shall not exceed 25% of the gross floor area of the primary tenant.
20. Retail, general. Stores and shops selling single and multiple lines of merchandise. These stores and lines
of merchandise include, but are not limited to, bakeries (all production in support of on-site sales),
clothing and accessories, collectibles, department stores, drug and discount stores, dry goods, fabrics and
sewing supplies, florists and houseplant stores (indoor sales, only; outdoor sales are plant nurseries and
included in the definition of “garden center/plant nursery”), general stores, gift shops, hardware, hobby
materials, musical instruments, parts and accessories, newsstands, pet supplies specialty shops, sporting
goods and equipment, stationery, and variety stores.
21. Retail, warehouse club. Retail stores that emphasize the packaging and sale of products in large quantities
or volumes, some at discounted prices. Sites and buildings are usually large and industrial in character.
Patrons may be required to pay membership fees.
22. Secondhand dealer. Any business where the primary or ancillary use includes buying, selling, trading,
accepting for sale on consignment, accepting for auctioning, or auctioning secondhand tangible personal
property such as “cash for gold.” This use classification does not include a “coin dealer” or participants
at gun shows or events, pawnshops or secondhand stores.
23. Smoke shop. An establishment that either devotes more than 15% of its total floor area to
smoking, drug, and/or tobacco paraphernalia or devotes more than a two-foot by four-foot (two
feet in depth maximum) section of shelf space for display for sale of smoking, drug, and/or tobacco
paraphernalia.
24. Thrift store. A retail establishment selling secondhand goods donated by members of the public.
G. Automobile and vehicle uses.
1. Auto and vehicle sales and rental. Retail establishments selling and/or renting automobiles,
trucks, and vans. Includes the sales and rental of mobile homes, recreational vehicles, and boats.
May also include repair shops and the sales of parts and accessories, incidental to vehicle
dealerships. Does not include the sale of auto parts/accessories separate from a vehicle dealership
(see “Auto parts sales”), bicycle and moped sales (see “Retail, general”), tire sales and repair
establishments (see “Vehicle services, major”), businesses dealing exclusively in used parts (see
“Recycling facility, scrap and dismantling”), or service station, all of which are separately defined.
2. Auto and vehicle sales, auto broker. Establishments providing the service of arranging,
negotiating, assisting or effectuating, for a fee or compensation, the purchase of a new or used
vehicle, not owned by the broker for a person(s). This use, consistent with the licensing
guidelines from the California Department of Motor Vehicles does not allow for the storage or
display of vehicles on site.
3. Auto and vehicle sales, wholesale. Wholesale establishments selling new and used vehicles to
licensed commercial auto dealers. This use, consistent with the licensing guidelines from the
California Department of Motor Vehicles does not allow for the storage or display of vehicles on
site.
4. Auto and vehicle storage. Facilities for the storage of operative and inoperative vehicles for
limited periods of time. Includes, but is not limited to, storage of parking tow- aways, impound
yards, fleet yards and storage lots for automobiles (excluding recreational vehicles), trucks, and
buses. Does not include retail sales (see “Auto and vehicle sales, wholesale”).
5. Auto parts sales. Stores that sell new automobile parts, tires, and accessories. May also include
minor parts installation (see “Vehicle services, minor”). Does not include tire sales and repair
establishments, which are found under “Vehicle services, major”, or businesses dealing
exclusively in used parts, which are included under “Auto and vehicle sales, wholesale”.
6. Automobile service station, general. A facility that is primarily for the purpose of retail sales of
fuel (gasoline, diesel, ethanol etc.) for internal combustion powered vehicles.
6.7. Car washing and detailing. Permanent, drive-through, self-service, and/or attended car washing
establishments, including fully mechanized facilities. May include detailing services. Temporary
car washes (e.g., fundraising activities generally conducted by volunteers and the duration of the
event is limited to less than 12 hours within a day) are not part of this use classification.
8. Electric vehicle charging, ancillary. A dedicated area where equipment and associated
infrastructure is located for the purpose of charging the battery of an electric vehicle.
7.9. Electric vehicle service and repair. A use in which electric vehicles or vehicle parts are serviced
or repaired. It may include other services for electric vehicles including, but not limited to,
accessory towing, maintenance, battery stations, and an electric charging station. Any on-site car
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wash shall only be used to clean vehicles receiving maintenance or repair and shall not be made
available for public use. May include electric vehicle showroom as an accessory use.
10. Alternative fuel station with lounge. A facility that is primarily for the purpose of retail sales of
non-petroleum based fuel (e.g. electricity, hydrogen) for vehicles and associated ancillary
facilities such as a lounge. The lounge includes seating and associated retail activities intended
to serve customers waiting for their vehicles to refuel.
8.11. Recreational vehicle storage. Facilities for the storage of recreational vehicles.
9. Service station. A retail business selling gasoline or other motor vehicle fuels. May include a
convenience store. Vehicle services which are incidental to fuel services are included under
“Vehicle services, minor”.
10.12. Vehicle services, major. The repair, alteration, restoration, towing, painting, or finishing of
automobiles, trucks, recreational vehicles, boats, and other vehicles as a primary use, including
the incidental wholesale and retail sale of vehicle parts as an accessory use. This use includes
major engine and/or transmission repair and bodywork- repair facilities dealing with entire
vehicles; such establishments typically provide towing, collision repair, other bodywork, and
painting services and tire sales and repair establishments.
11.13. Vehicle services, minor. Minor facilities specialize in limited aspects of repair and maintenance
(e.g., muffler and radiator shops, quick-lube, smog check, and tires). Does not include repair
shops that are part of a vehicle dealership on the same site (see “Auto and vehicle sales”) or
automobile dismantling yards, which are included under “Recycling facility, scrap and
dismantling”.
H. Industrial, manufacturing, and processing uses.
1. Commercial (secondary/accessory)—Industrial. On-site, retail sales of products within an
industrial building (the subject building) for walk-in customers and/or will call customers who
order products via the internet/telephone or at a separate location such as a retail store. This use is
secondary/accessory to the primary industrial use(s) that occur on-site and/or within the subject
building, such as manufacturing, wholesale, storage, and distribution. The products available for
retail sale shall be limited to products that are manufactured on-site or within the subject building,
that are primarily sold on a wholesale basis, and/or are stored in, and/or distributed from, the
subject building. Such products include, but are not limited to:
a. Personal/home electronic equipment and accessories;
b. Home improvement materials (tile, flooring, carpet, wall covering, etc.); and
c. Automotive accessories (wheels, tires, engine components, etc.).
This classification allows, but does not require, physical retail and/or display/showroom
space within the subject building. If such space is proposed/required, then the floor area
used for that purpose shall only occupy the floor area that was originally designated for
the office of the subject building, or 25 percent of the gross floor area of the subject
building, whichever is less, and shall be subject to the parking requirements for retail uses
as described in Table 17.64.050-1 — Parking Requirements by Land Use. Use of, and/or
expansion into, areas of the building previously designated for storage, warehousing, or
manufacturing is only permitted if it is demonstrated that the number of parking stalls that
exist on-site for the overall subject building complies with the parking requirements
described in Table 17.64.050-1. A use not permitted to operate as a principal use, such as
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a marijuana dispensary, is not permitted within this land use classification. A use that
requires a conditional use permit, entertainment permit, or adult entertainment permit in
order to operate as a principal use is subject to the same permitting requirements within
this land use classification.
2. Commercial (re-purposing)—Industrial. A set of multiple commercial uses operating together
as subtenants in a building that was originally designed for a single industrial tenant such as a
warehouse, or a single commercial tenant such as a department store. This land use classification
applies only to commercial uses that, individually, could not utilize the entire floor space of the
subject building and, therefore, would not operate as the sole, primary tenant of the building.
This classification does not apply to single tenants/uses that could utilize the entire floor space of
the subject building. Characteristics of this land use classification include, but are not limited to:
a. An open floor plan with tenant demising walls that do not extend to the ceiling;
b. Exterior wall signs that only provide identification of the subject building;
c. Common, non-exclusive floor area within the interior of the building, and the
exterior in the vicinity of the building, for use by the customers of all tenants;
d. Tenant spaces with no direct access to the exterior of the building; and
e. Shared parking.
All proposals for re-purposing buildings shall require the submittal of a conditional use permit
for review and approval by the planning director, and the submittal of a parking study prepared
by a qualified traffic/parking engineer for review and acceptance by the director of engineering
services/city engineer and planning director. With the exception of specific uses identified in
Table 17.30.030-1, a use that is not permitted to operate as a principal use, such as a marijuana
dispensary, is not permitted within this land use classification. A use that requires a conditional
use permit, entertainment permit, or adult entertainment permit in order to operate as a
principal use is subject to the same permitting requirements within this land use classification.
3. E-Commerce Distribution. Activities that involve the buying, selling, and distribution of
products and associated services over the internet or through mobile applications. Products are
transported using freight trucks and stored in warehouses or fulfillment centers to then be
distributed to designated shipping locations using delivery trucks. Includes the following
categories of e-commerce distribution:
a. Distribution/Fulfillment Center. A fulfillment center or similar use’s primary
purpose is storage and distribution (non-sort) of e-commerce products to consumers
or end-users, either directly or through a parcel hub. These facilities shall have a
minimum ceiling height of 24 feet.
i. Distribution/Fulfillment Center, Large. A distribution/fulfillment center with a
minimum gross floor area over 50,000 square feet.
ii. Distribution/Fulfillment Center, Small. A distribution/fulfillment center with
50,000 square feet or less in gross floor area.
b. Parcel Sorting Facilities. An establishment for sorting and/or re-distribution of
parcels or products from distribution/fulfillment centers to a parcel hub via
intramodal transit truck-to-truck.
c. Parcel Hub. A “last mile” facility or similar establishment for the processing and/or
re-distribution of parcels or products. A parcel hub’s primary function is moving
a shipment from one mode of transport to another for delivery directly to consumers
or end-users.
1) Parcel Hub, Large. A parcel hub facility with a minimum gross
floor area over 130,000 square feet.
2) Parcel Hub, Small. A parcel hub facility with less than 130,000
square feet in gross floor area.
4. Food processing/manufacturing. Activities include methods of turning fresh foods into food
products through various processes including, for example, washing, chopping, pasteurizing,
freezing, fermenting, packaging, and cooking.
5. Lumber Yard. Activities include the storage, sale, and display of lumber, wood, and building
construction products. Lumber and wood products may be stored outside or within a structure. On-
site milling and planing of wood is prohibited.
6. Maker Space. Activities typically include, but are not limited to on-site, small-scale production
of tangible goods including assembly of completely hand-fabricated parts or hand-fabrication of
custom or craft goods not for mass production. Examples of maker space uses include ceramic
studios, fabrics, inlays, needlework, weaving, leatherwork woodwork, 3D printing, laser cutting,
local food and beverage production, metal or glass work, candle making, or custom jewelry.
Goods are predominantly manufactured and fabricated involving only the use of hand tools or
domestic-scaled mechanical equipment and kilns not exceeding 20 square feet in size. Retail sales
are permitted on site. Accessory retail areas cannot exceed 30 percent of the maker space floor
area.
7. Manufacturing, custom. Activities typically include, but are not limited to, manufacturing,
processing, assembling, packaging, treatment, or fabrication of custom- made products. These
types of business establishments do not utilize raw materials for their finished products, but rather
may utilize semi-finished type of manufactured materials for their custom made-to-order
products. The finished products from these business establishments are ready for use or
consumption and may include on-site wholesale and retail of the goods produced. Examples of
custom manufacturing uses include, but are not limited to household furniture, apparel products,
electrical instruments signs and advertising displays, and assembly of bicycle parts. The uses do
not produce odors, noise, vibration, or particulates that would adversely affect uses in the same
structure or on a same site. Where 24-hour on-site surveillance is necessary, a caretaker’s
residence may be permitted when approved by a minor use permit.
8. Manufacturing, Green Technology. Activities typically include, but are not limited to,
manufacturing, processing, assembling, packaging, treatment, or fabrication of finished made-to-
order products utilizing semi-finished manufactured materials rather than raw materials.
Examples of green technology manufacturing uses include, but are not limited to solar panels,
wind turbines, geothermal system components, and batteries for electric vehicles/bicycles. The
uses do not typically produce odors, noise, vibration, or particulates that would adversely affect
uses in the same structure or on a same site. Where 24-hour on-site surveillance is necessary, a
caretaker’s residence may be permitted with a minor use permit.
9. Manufacturing, light. Activities typically include, but are not limited to, labor- intensive
manufacturing, assembly, fabrication, or repair processes which do not involve large container
truck traffic or the transport of large-scale bulky products but may include limited rail traffic. The
new product may be finished in that it is ready for use or consumption or it may be semi-finished
to become a component for further assembly and packaging. These types of business
establishments are customarily directed to the wholesale market, inter-plant transfer, rather
than direct sale to the consumer. Such uses may include, but are not limited to, electronic
microchip assembly; printing, publishing, and allied industries; food processing and
manufacturing; candy and other confectionery products; bottled or canned soft drinks and
carbonated water; apparel and other finished products; paperboard containers and boxes; drugs;
medical equipment; and small fabricated metal products such as hand tools, general hardware,
architectural, and ornamental metal work and toys, amusement, sports, and athletics goods. The
activities do not produce odors, noise, vibration, hazardous waste materials, or particulates that
would adversely affect other uses in the structure or on the same site. Where 24-hour on- site
surveillance is necessary, a caretaker’s residence may be permitted when approved by a minor
use permit.
a. Manufacturing, Light – Large. A light manufacturing facility with a minimum gross
floor area over 50,000 square feet
b. Manufacturing, Light – Small. A light manufacturing facility with 50,000 square feet
or less in gross floor area.
10. Microbrewery. A small-scale brewery operation dedicated to the production of specialty beers
and producing less than 15,000 barrels (465,000 U.S. gallons) per year. Ancillary on-site tasting
and/or retail sales of beers produced on-site for off-site consumption may be permitted when
approved by a conditional use permit.
11. Printing and publishing. Establishments engaged in printing by letterpress, lithography,
gravure, screen, offset, or electrostatic (xerographic) copying, and other establishments serving
the printing trade including bookbinding, typesetting, engraving, photoengraving, and
electrotyping. This use also includes establishments that publish newspapers, books, and
periodicals, and establishments manufacturing business forms and binding devices. Does not
include “quick printing” services or desktop publishing which are included in “business support
services.”
12. Recycling facility, collection. A recycling facility used for the acceptance by donation,
redemption, or purchase of recyclable materials from the public that does not occupy more than
500 square feet. This classification may include a mobile unit, kiosk- type units that may include
permanent structures, and unattended containers placed for the donation of recyclable materials.
Also includes so-called “reverse vending machines,” an automated mechanical device that
accepts one or more types of empty beverage containers including, but not limited to, aluminum
cans, glass bottles, and plastic bottles, and issues a cash refund or a redeemable credit slip with
value of not less than the container’s redemption value as determined by the state.
13. Recycling facility, processing. A recycling facility located in a building or enclosed space and
used for the collection and processing of recyclable materials. Processing means the preparation
of material for efficient shipment or to an end-user’s specifications by such means as baling,
briquetting, compacting, flattening, grinding, crushing, mechanical sorting, shredding, cleaning,
and remanufacturing. Collection of recycling materials as the sole activity is included in the
definition of Recycling facility, collection.
14. Research and development. Indoor facilities for scientific research, and the design, development,
and testing of electrical, electronic, magnetic, optical, and mechanical components in advance of
product manufacturing, that is not associated with a manufacturing facility on the same site.
Includes, but is not limited to, chemical, medical, and biotechnology research and development.
Does not include computer software companies (see Office, business and professional), soils and
other materials testing laboratories (see Business support services).
15. Storage, personal storage facility. A structure or group of structures containing generally small,
individual, compartmentalized stalls or lockers rented as individual storage spaces and
characterized by low parking demand.
16. Storage warehouse. Facility for the storage of furniture, household goods, or other commercial
goods of any nature. Includes cold storage and moving and storage services where no wholesale
or distribution is conducted. Does not include mini-storage facilities offered for rent or lease to
the general public (see Storage, personal storage facility) or warehouse facilities in which the
primary purpose of storage is for wholesaling and distribution (see Wholesale and distribution
(medium and light)).
17. Wholesale, and distribution, light. Activities typically include, but are not limited to,
wholesaling and distribution of finished goods and/or food products from the premises. Activities
under this classification shall be conducted in enclosed buildings and occupy 50,000 square feet
or less of building space. Includes incidental storage and warehousing. Retail sales from the
premises may occur when approved by a conditional minor use permit.
18. Wholesale and distribution, medium. Activities typically include, but are not limited to,
wholesale and distribution of finished goods and/or food products from the premises; including
distribution facilities for large-scale retail firms. Includes incidental storage and warehousing.
Activities under this classification shall be conducted in enclosed buildings and occupy greater
than 50,000 square feet of building space. Included are multi-tenant or speculative buildings with
over 50,000 square feet of warehouse space.
19. Work/Live. A building or spaces within a building used jointly for commercial and residential
purposes where the residential use of the space is secondary or accessory to the primary use as a
place of work. Typical types of work include small-scale, custom manufacturing of goods with
limited on-site sales. The dedicated work area must be at least twice the size of the residential
area with no more than two inhabitants living on the premises. Work/Live uses are typically found
in industrial zones and have a maximum gross floor area of 30,000 square feet.
(Code 1980, § 17.32.020; Ord. No. 855, § 4, 2012; Ord. No. 858 § 4, 2013; Ord. No. 860 § 4,
2013; Ord. No. 863 § 4, 2013; Ord. No. 867, 2014; Ord. No. 881 § 4, 2015; Ord. No. 886 § 4,
2016; Ord. No. 921 §§ 6, 7, 2017; Ord. No. 922 § 4, 2017; Ord. No. 938 §§ 6, 9, 2018; Ord.
No. 949 § 4, 2019)
17.32.030 Agricultural uses permitted or permitted with a minor use permit.
Prior to development, the following agricultural uses are either permitted or allowed permitted with a
minor use permit on lots of two and one-half acres or more:
A. Permitted uses.
1. Farms for orchards, trees, field crops, truck gardening, flowering gardening, and other similar
enterprises carried on in the general field of agriculture.
2. Raising, grazing, breeding, boarding or training of large or small animals: except concentrated
lot feeding and commercial poultry and rabbit raising enterprises, subject to the following:
a. Cats and dogs shall be limited to the keeping of no more than five cats and/or four
dogs, over four months of age, limited to lot size.
b. Small livestock are allowed with the number of goats, sheep, and similar animals
limited to 12 per acre of total gross area,.
c. Cattle and horses, including calves and colts over six months of age, with a
maximum number of four animals per acre of total gross area.
d. Combinations of the above animals provided the total density on any given parcel
shall not exceed that herein specified.
e. In no event shall there be any limit to the permissible number of sheep which may be
grazed per acre, where such grazing operation is conducted on fields for the purpose
of cleaning up unharvested crops, stubble, volunteer, or wild growth and further,
where such grazing operation is not conducted for more than four weeks in any six-
month period.
3. Aviary shall be limited to 50 birds per acre.
4. Retail sale of products raised on the property excluding retail nurseries and sale of animals for
commercial purposes.
B. Minor use permit required.
1. Wholesale distributor and processor of nursery-plant stock. Retail nursery where incidental and
contiguous to propagation of nursery stock and/or wholesale distributor. Outdoor storage and
display is prohibited except for nursery-plant stock.
2. Dog kennels, dog training schools, small animal shelters, and dog breeding establishments with
outside runs.
3. The raising of chinchilla, nutria, hamsters, guinea pigs, cavy, and similar small animals.
4. Frog farms.
5. Worm farms. (Ord. No. 881 § 4, 2015)
Chapter 17.34 GENERAL DEVELOPMENT STANDARDS
17.34.010 Purpose and applicability.
The purpose of this chapter is to provide the process for determining building height and setbacks and
identifying exceptions to height limits and setback requirement. Additionally, this chapter also describes
special site development requirements. These standards are applicable to all development in the city.
(Code 1980, § 17.34.010; Ord. No. 855, § 4, 2012)
17.34.020 Building site requirements.
Chapter 17.36 (Development Standards by Base Zone) identifies the minimum development standards for
development projects in the various base zones in the city. These include standards for minimum lot size,
allowed density, height, and setback requirements. Additional requirements listed throughout this title
include landscaping, fences and walls, lighting, and parking (see article IV, Site Development
Provisions). (Code 1980, § 17.34.020; Ord. No. 855, § 4, 2012)
17.34.030 Height measurement and exceptions.
The following rules apply to the calculation and determination of height of structures within the city. The
intent of these regulations is to provide for compatibility in the measure of building height under a variety
of circumstances (e.g., sloped site).
A. Height measurement. The height of a structure shall be measured as the vertical distance from the
average elevation of the finished grade to the highest point of the structure. The measure excludes
architectural features and appurtenances such as, but not limited to, chimneys, antennas, elevator and
similar mechanical equipment.
B. Height limits. Height limits are established throughout this title. Primarily, height limits are listed in
chapter 17.36 (Development Standards by Base Zone) where they are listed by zone. Additional
height limits are established for accessory structures (chapter 17.42), fences and walls
(chapter 17.48), outdoor lighting (chapter 17.58), and signs (chapters 17.72 and 17.74).
C. Height exceptions. The following features are excluded from height limits, provided they do not
exceed 15 feet in height above the structure (see Figure 17.34-030-2, Height Exceptions):
1. Flues.
2. Chimneys.
3. Spires, bell towers, or similar architectural features.
FIGURE 17.34.030-2 HEIGHT EXCEPTIONS
Formatted: Left
(Code 1980, § 17.34.030; Ord. No. 855, § 4, 2012)
17.34.040 Setback requirements and exceptions.
A. General yard and setback requirements.
1. Required yard area. Except as otherwise specified in this title, required yard areas shall be kept
free of buildings and structures.
2. Exclusivity of required yard area. No yard or other open space provided around any building
for the purpose of complying with this title shall be considered as providing a yard or open space
for any other building or structure.
B. Front yards. Generally, the front yard setback is determined by the front lot line, which is the lot line
paralleling the street. However, for flag lots and other irregularly shaped parcels, the front lot line is
determined to be the narrowest portion of the lot. For flag lots, this excludes the narrow portion of the
lot that represents the “pole.” See Figure 17.34.040-1 (Front Yard Setback Measurement for Irregular
Lots).
FIGURE 17.34.040-1 FRONT YARD SETBACK MEASUREMENT FOR IRREGULAR LOTS
C. Street yards. Except as otherwise permitted, a street yard shall be used only for landscaping,
pedestrian walkways, driveways, or off-street parking.
D. Rear and interior side yards. Except as otherwise permitted, these yards shall be used only for
landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or
facilities, or similar accessory activities.
1. Vertical clearance. Except as otherwise provided in this title, every part of a required yard shall
be open from its lowest point to the sky unobstructed. Building overhangs, bay windows, and
other such elements may intrude as permitted, pursuant to section 17.34.040.E (Allowed
Encroachments or Projections into Required Yards).
2. Corner lots. In the case of a lot abutting two or more streets, the main buildings and accessory
buildings shall be erected so as not to encroach upon the required front and street side yards.
3. Double-frontage lots. Where a double-frontage lot has a depth of 125 feet or more, such lot may
be treated as two lots, with the rear line of each approximately equidistant from the front lot
lines, provided all the yard requirements are met.
4. Setback measurement. The setback of all buildings and structures shall be measured at a right
angle from the property line or curb face as listed below. Except as permitted in section
17.34.040.E (Allowed Encroachments or Projections Into Required Yards), or as otherwise
specified in this title for specific types of structures (e.g., accessory structures, signs) or through
the issuance of a variance, structures shall not extend beyond required setback lines.
a. Front yard and corner side yard setbacks are measured from the curb face.
b. Rear yards and interior side yard setbacks are measured from the property line.
FIGURE 17.34.040-2 SETBACK MEASUREMENT
E. Allowed encroachments or projections into required yards. In addition to the structures listed in
section 17.42 (Accessory Structures) and section 17.48 (Fences, Walls, and Screening), the following
structures and architectural features attached to the main building may project into the required yards:
1. Residential encroachments.
a. Eaves, roof projections, awnings, and similar architectural features may project into
required yards a maximum distance of three feet, provided such appendages are
supported only at, or behind, the building setback line.
b. Chimneys, bay windows, media centers, fire escapes, exterior stairs and landings,
and similar architectural features may project into required yards a maximum
distance of two feet, provided such features shall be at least three feet from a
property line.
c. Balconies may project into required yards, private alleys, and access drive aisles,
provided such features shall be at least three feet from a property line and minimum
10 feet vertical clearance is provided.
d. Decks, platforms, uncovered porches, and landing places that do not exceed a height
of 36 inches above grade may project into any front or corner side yard a maximum
distance of six feet and project into any rear or interior side yard up to five feet from
the property line.
e. Minor structures and equipment. Minor accessory structures with less than 120
square feet of floor area, and not exceeding six feet in height, may be located within
any interior side or rear setback area, but not within any front or corner side yard
setback area except where screened from public view. Examples include, but are not
limited to, storage sheds, trash enclosures, doghouses, play equipment, and
playhouses.
f. Pool accessories, including but not limited to slides, grottos and pool equipment
shall not be located within five feet of the side or rear property line.
2. Nonresidential encroachments.
a. Eaves, roof projections, awnings, and similar architectural features when located at
least eight feet above grade may project into required yards a maximum distance of
three feet, provided that such feature shall be at least five feet from a property line.
b. Fireplace, chimneys, bay windows, balconies, fire escapes, exterior stairs and
landings, and similar features may project into the required yard a maximum
distance of two feet, provided that such features shall not occupy more than 25
square feet of each required yard and shall be at least five feet from a property line.
FIGURE 17.34.040-3 ENCROACHMENTS
B. Additions. For additions, the minimum side yard setback of the base zone or that of the existing house
shall apply, whichever is less, but shall not encroach further into the side yard setback than the existing
house. (Code 1980, § 17.34.040; Ord. No. 855, § 4, 2012; Ord. No. 881 § 4, 2015)
Chapter 17.36 DEVELOPMENT STANDARDS BY BASE ZONE
17.36.010 Development standards for residential zones.
A. Purpose and applicability. The purpose of this section is to establish minimum development
standards that are unique to development projects within Residential Zones. Development standards
in this section apply to all land designated on the zoning map within a Residential Zone.
B. Residential zones described. As identified in chapter 17.26 (Establishment of Zones), the city
includes six Residential Zones and thirteen subzones:
1. Very Low (VL).
a. Very Low – Etiwanda Heights 14000 (VL-EH 14000)
b. Very Low – Etiwanda Heights 9000 (VL-EH 9000)
2. Low (L).
a. Low – Etiwanda Specific Plan (VL-ESP)
3. Low Medium (LM).
a. Low Medium – Terra Vista (LM-TV)
b. Low Medium - Etiwanda Specific Plan South (LM-ESP South)
c. Low Medium - Etiwanda Specific Plan (LM-ESP)
4. Medium (M).
a. Medium – Terra Vista 1 (M-TV1)
b. Medium - Etiwanda Specific Plan South (M-ESP South)
c. Medium - Etiwanda Specific Plan (M-ESP)
5. Medium High (MH).
a. Medium High – Terra Vista (MH-TV)
6. High (H).
a. High - Terra Vista (H-TV)
C. Residential site development standards. General site development standards for Residential Zones
are listed in Table 17.36.010-1A and Table 17.36.010-1B (Development Standards for Residential
Zones). These development standards supplement the development standards in article IV (Site
Development Provisions) that apply to all zones (e.g., parking, signs, landscaping, lighting). When
there is no standard provided, there is no required minimum or maximum for that zone or subzone.
Commented [AP1]: Missed in Phase 2 edits
TABLE 17.36.010-1A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONES
Development
Standard/Zone VL VL-EH 14000 VL-EH 9000 L L-ESP LM LM-TV
LM-
ESP
South
LM-
ESP
Lot area (minimum) 20,000 sf 14,000 sf 9,000 sf 7.200 sf 10,000 sf 5,000 sf 5,000 sf 5,000 sf 7,200 sf
Lot area (minimum net
avg) 22,500 sf - - 8,000 sf - 5,000 sf - - -
Lot width (minimum) 90 ft (1) 80 ft 60 ft 65 ft (1) 80 ft 50 ft (1) 50 ft 50 ft 60 ft
Lot width (corner lot) 100 ft - - 70 ft - 50 ft - - -
Lot depth (minimum) 200 ft - - 100 ft 100 ft 90 ft - 90 ft 100 ft
Minimum frontage 50 ft - - 40 ft 40 ft 30 ft - 30 ft 40 ft
Minimum frontage
(flag lot) 30 ft - - 20 ft - 20 ft - - -
Allowed Density (dwelling units per acre)
Minimum density (2) - - - - 2 du/ac 4 du/ac 4 du/ac 4 du/ac 4 du/ac
Maximum density 2 du/ac 2 du/ac 2 du/ac 6 du/ac 6 du/ac 8
du/ac (3) 8 du/ac 8 du/ac 8 du/ac
Minimum Setback
Front yard (4) 42 ft (5) 20 ft 20 ft 37 ft (5) 25 ft 32 ft (5)
20 ft
from
curb
20 ft
average
vary ±5
ft
25 ft
Corner side yard (4) 27 ft 15 ft 16 ft 27 ft 15 ft 22 ft - 15 ft 25 ft
Interior side yard (4) 10/15 ft
Not less than 15 ft total. 5 ft
minimum on one side for a 1-
story structure. 7' ft for a 2-
story structure unless second
story steps back 2 ft from first
story.
5/10 ft
0/20 ft
Total 20
ft
5/10 ft
0/10 ft
total or
5/15 ft
0/15 ft
Total 15
ft
0/15 ft
Total 15
ft
Rear yard (4) 60 ft 20 ft 20 ft 20 ft 25 ft 15 ft 10 ft 15 ft 20 ft
Building Height (maximum in feet) (7)
Primary buildings 35 ft 35 ft 36 ft 35 ft 35 ft 35 ft 35 ft - 35 ft
Lot coverage (maximum lot coverage with buildings as a percentage of the parcel or project)
Lot coverage 25% 30% 30% 40% 30% 50% 60% 50% 40%
Open Space Requirement (minimum percentage of open space per parcel or project)
Private open space
(ground floor/upper
story)
- - - - - 300/150
sf - - -
Open space (private
and common) - - - - - 40%(12) - - -
Minimum patio/porch
depth 6 ft (8) - - 6 ft (8) - 6 ft (8) - - -
Minimum Dwelling Unit Size (9)
Development
Standard/Zone VL VL-EH 14000 VL-EH 9000 L L-ESP LM LM-TV
LM-
ESP
South
LM-
ESP
Single-family
(attached and
detached)
- - - - - - - - -
Multi-family (10) - - - - - - - - -
Efficiency/studio - - - - - - - - -
One bedroom - - - - - - - - -
Three or more
bedrooms - - - - - - - - -
Distance Between Building/Structure Fronts (6) (11) (minimum)
Between buildings
with no patio or
recessed patio
- - - - - 30 ft - - -
Between patio
fence/wall less than 5
feet in height
- - - - - 15 ft - - -
Between patio
fence/wall more than 5
feet in height
- - - - - 20 ft - - -
Between balconies
above patio fence/wall
more than 5 feet in
height
- - - - - 20 ft - - -
Between a patio
fence/wall and a
building wall
- - - - - 20 ft - - -
With common patio
fence/wall - - - - - 30 ft - - -
Other Miscellaneous Building Setback Requirements (6) (minimum)
Building to one-story
detached
garage/carport or other
accessory structure
- - - - - 6 ft/15 ft - - -
Building to wall or
curb at project entry - - - - - 20 ft - - -
Table notes:
(1) Average width, which shall vary accordingly: VL - +/- 10 feet; L & LM - +/- 5 feet
(2) Excluding land necessary for secondary streets and arterials and in hillside areas shall be dependent on the slope/capacity
factor contained in chapter 17.52 (Hillside Development Standards).
(3) Developing multi-family in the LM zone and single-family in the M zone at the maximum density requires compliance with
Standards for Higher Residential Densities as outlined in section 17.36.020.D.
(4) Setbacks are measured between the structure and curb face in front yards and corner side yards. Setbacks are measured
between the structure and property line in rear yards and interior side yards.
(5) Average setback, which shall vary +/- five feet.
(6) Applies to buildings two stories and taller in height. Add ten more feet for each story over two stories.
(7) In hillside areas, heights shall be limited to 30 feet.
(8) Free and clear of obstructions.
(9) Senior citizen projects are exempted from this requirement.
(10) To assure that smaller units are not concentrated in any one area or project, the following percentage limitations of the total
number of units shall apply: Ten percent for efficiency/studio and 35 percent for one bedroom or up to 35 percent combined.
Subject to a conditional use permit, the planning commission may authorize a greater ratio of efficiency or one-bedroom
units when a development exhibits innovative design qualities and a balanced mix of unit sizes and types.
(11) “Front” is defined as the face of the building or unit with the major glass area and/or major recreation area and may include
access to that private recreation area. This access may or may not relate to the primary entrance to the building that faces the
street or drive; therefore, some buildings may have more than one front.
(12) Waterways preserved count towards overall common open space requirements.
TABLE 17.36.010-1B DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONES
Development Standard/Zone M(15) M(16) M-TV1 M-ESP
South M-ESP MH MH-
TV H H-TV
Lot area (minimum) 4,000
sf 3 ac (1) 3,500 sf 5,000 sf 7,200 sf 3 ac (1) 1 ac 3 ac (1) 2 ac
Lot area (minimum net avg) 4,000
sf 3 ac (1) - - - 3 ac (1) - 3 ac (1) -
Lot width (minimum) 45 ft - - 50 ft 60 ft - - - -
Lot width (corner lot) 50 ft - - - - - - - -
Lot depth (minimum) 80 ft - - - - -
Minimum frontage 30 ft 100 ft - 30 ft 40 ft 100 ft - 100 ft -
Minimum frontage (flag lot) 20 ft 50 ft - - - 50 ft - 50 ft -
Allowed Density (dwelling units per acre)
Minimum density (2) 8 du/ac 8 du/ac 8 du/ac 8 du/ac 8 du/ac 14 du/ac 14
du/ac 24 du/ac 24
du/ac
Maximum density 14
du/ac
14
du/ac (3) 14 du/ac 14 du/ac 14 du/ac 24 du/ac 24
du/ac 30 du/ac 30
du/ac
Minimum Setback
Front yard (4) 27 ft (5) 37 ft (5) 20 ft from
curb
20 ft average
vary ±5 ft 25 ft - - - -
Corner side yard (4) 17 ft 27 ft - 15 ft 25 ft - - - -
Interior side yard (4) 5/5 ft 10 ft (6) 0/10 ft total
or 5/15 ft
0/15 ft Total
15 ft
0/15 ft
Total 15
ft
- - - -
Rear yard (4) 15 ft 10 ft (6) 10ft 15 ft 20 ft - - - -
Building Height (maximum in feet) (8)
Primary buildings 35 ft 35 ft (9) 35 ft - 35 ft 40 ft (9) 45 ft 55 ft (9) 65 ft
Lot coverage (maximum lot coverage with buildings as a percentage of the parcel or project)
Lot coverage 50% 50% 0% 50% 40% 50% 0% 50% 0%
Open Space Requirement (minimum percentage of open space per parcel or project)
Private open space (ground
floor/upper story) - 225/150
sf - - - 150/100
sf - 150/100
sf -
Development Standard/Zone M(15) M(16) M-TV1 M-ESP
South M-ESP MH MH-
TV H H-TV
Open space (private and common) 35%(17) 35%(17) - - - 35%(17) - 35%(17) -
Minimum patio/porch depth 6 ft (10) 6 ft (10) - - - 6 ft (10) - 6 ft (10) -
Minimum Dwelling Unit Size (1)
Single-family (attached and detached) 1,000
sf - - - - - - - -
Multi-family (12) 550 sf - - - - - - - -
Efficiency/studio 650 sf - - - - - - - -
One bedroom 800 sf - - - - - - - -
Three or more bedrooms 950 sf - - - - - - - -
Distance Between Building/Structure Fronts (7) (13) (minimum)
Between buildings with no patio or
recessed patio - 30 ft - - - 30 ft - 30 ft -
Between patio fence/wall less than 5
feet in height - 15 ft - - - 15 ft - 15 ft -
Between patio fence/wall more than 5
feet in height - 20 ft - - - 20 ft - 20 ft -
Between balconies above patio
fence/wall more than 5 feet in height - 20 ft - - - 20 ft - 20 ft -
Between a patio fence/wall and a
building wall - 20 ft - - - 20 ft - 20 ft -
With common patio fence/wall - 30 ft - - - 30 ft - 30 ft -
Other Miscellaneous Building Setback Requirements (7) (minimum)
Building to one-story detached
garage/carport or other accessory
structure
- 15 ft - - - 15 ft - 15 ft -
Building to wall or curb at project
entry - 20 ft - - - 20 ft - 20 ft -
Table notes:
(1) On existing lots of record, parcels less than three acres or less than the required minimum frontage may only be developed at
the lowest end of the permitted density range.
(3) Excluding land necessary for secondary streets and arterials and in hillside areas shall be dependent on the slope/capacity
factor contained in chapter 17.52 (Hillside Development Standards).
(4) Developing multi-family in the LM zone and single-family in the M zone at the maximum density requires compliance with
Standards for Higher Residential Densities as outlined in section 17.36.020.D.
(5) Setbacks are measured between the structure and curb face in front yards and corner side yards. Setbacks are measured
between the structure and property line in rear yards and interior side yards.
(6) Average setback, which shall vary +/- five feet.
(7) Add ten feet if adjacent to VL, L, or LM zone.
(8) Applies to buildings two stories and taller in height. Add ten more feet for each story over two stories.
(9) In hillside areas, heights shall be limited to 30 feet.
(10) Limit one story within 100 feet of VL or L zone for multiple-family dwellings.
(11) Free and clear of obstructions.
(12) Senior citizen projects are exempted from this requirement.
(13) To assure that smaller units are not concentrated in any one area or project, the following percentage limitations of the total
number of units shall apply: Ten percent for efficiency/studio and 35 percent for one bedroom or up to 35 percent combined.
Subject to a conditional use permit, the planning commission may authorize a greater ratio of efficiency or one-bedroom
units when a development exhibits innovative design qualities and a balanced mix of unit sizes and types.
(14) “Front” is defined as the face of the building or unit with the major glass area and/or major recreation area and may include
access to that private recreation area. This access may or may not relate to the primary entrance to the building that faces the
street or drive; therefore, some buildings may have more than one front.
(15) For single-family residential development in the Medium (M) Residential Zone, these standards shall apply.
(16) For multi-family residential development in the Medium (M) Residential Zone, these standards shall apply.
(17) Waterways preserved count towards overall common open space requirements.
D. Recreation area/facility. Where required, in the M, MH and H residential zones, the developer shall
provide recreational amenities in conjunction with common open space as follows:
1. Development consisting of 30 units or less shall provide three of the following recreational
amenities:
a. Open unobstructed lawn area with a minimum area of 1,000 square feet where one
of the dimensions (width or depth) shall be a minimum of 50 feet.
b. One enclosed tot lot with a minimum area of 500 square feet and a minimum of five
different types of play equipment.
c. Spa or pool.
d. Barbecue facility equipped with grill, picnic benches, etc.
2. Development consisting of 31 units to 100 units shall provide another set of recreational
amenities as described in section 17.122.040.M.1, or equivalent, as approved by the planning
commission.
3. Development consistent of 101 units to 200 units shall provide five of the following recreational
amenities, or equivalent, as approved by the planning commission:
a. Two open unobstructed lawn areas of 1,000 square feet; one of the dimensions
(width or depth) shall be a minimum of 50 feet.
b. A minimum of two (but no more than four) enclosed tot lots each with a minimum
area of 500 square feet and a minimum of five different types of play equipment.
c. Pool and spa.
d. Community multipurpose room equipped with kitchen, defined areas for games,
exercises, etc.
e. Barbecue facilities equipped with multiple grills, picnic benches, etc. The barbecue
facilities shall be conveniently located throughout the site. The number of barbecue
facilities and their locations shall be subject to planning commission review and
approval.
f. Court facilities (e.g., tennis, volleyball, basketball).
g. Jogging/walking trails with exercise stations.
4. For each 100 units above the first 200 units, another set of recreational amenities as described in
section 17.122.040.M.3 shall be provided.
5. Other recreational amenities not listed above may be considered subject to planning commission
review and approval.
6. Related recreational activities may be grouped together and located at any one area of the
common open space.
7. Dispersal of recreational facilities throughout the site shall be required for development with
multiple recreational facilities.
All recreation areas or facilities required by this section shall be maintained by private homeowners
associations, property owners, or private assessment districts.
E. Other miscellaneous residential development standards.
1. Zero lot line. The dwelling unit may be placed on one interior side property line with a zero
setback, and the dwelling unit setback on the other interior side property line shall be a minimum
of ten feet, excluding the connecting elements such as fences, walls, and trellises. Pools, decks,
garden features, and other similar elements shall be permitted within the ten-foot setback area,
provided, however, no structure, with the exception of fences or walls, shall be placed within
easements required below. Where adjacent zero lot line dwellings are not constructed against a
common lot line, the builder or developer must provide for a perpetual wall maintenance
easement of five feet in width along the adjacent lot and parallel with such wall.
2. Usable yard area. For single-family detached and semi-detached development, a minimum area
of 400 square feet (with a minimum horizontal dimension if any direction of 15 feet) usable rear
yard area that is graded flat and level shall be provided between the rear of the primary dwelling
unit and the rear property line. If the development is located in an area with slopes or grade
differences between properties, then this flat area shall be located at the top or toe (base) of non-
retained slope banks. If there are retaining walls, this usable yard area shall be at the top and
behind, or at the toe and in frant, of a retaining wall in areas of hilly or sloped terrain where
grading is being designed to minimize alteration to the natural land form, usable open space may
be provided in the form of decks, patios, balconies, or some similar form of built structure
designed to fit the natural topography rather than as graded level yard area.
3. Visitor parking. For projects with private streets or driveways, visitor parking required by
chapter 17.64 (Parking and Loading Standards) shall be provided in off-street visitor parking
bays within 150 feet of all dwelling units. Visitor parking shall be clearly delineated through
proper signage. Signage may include, but is not limited to, pavement marking, freestanding signs
designating the stalls as visitor parking, and directory signs guiding visitors to the visitor parking
area.
4. Driveway depth/width. All lots within single-family detached and semi-detached residential
developments shall have driveways designed to accommodate the parking of at least one
automobile in a garage and one automobile on the driveway in a manner that does not obstruct
sidewalks or streets. Driveways shall have a minimum depth of 19 feet and width of 18 feet.
Drive approach shall be developed per city standards.
5. Amenities. To enhance the quality of life for multi-family development, additional amenities
shall be required as follows:
a. Laundry facility. Each unit shall be provided with a hookup for a washing machine
and clothes dryer in the interior of the dwelling, or common laundry facilities shall
be provided and equipped with washing machines and clothes dryers at a rate of one
washing machine and clothes dryer per five units. Common laundry facilities should
be conveniently located for all residents within the complex. Common laundry
facilities can be within freestanding buildings, attached to dwelling units, or within
the recreation room. The design of the common laundry facilities shall be
architecturally compatible to the dwellings.
6. Roofing materials.
a. New development within Residential Zones shall have tile roofing material made of
clay, ceramic, concrete, slate, or composite materials such as fiber-glass. Metal tile
roofing may be considered if it is demonstrated by the applicant that the general
appearance of it (such as the surface finish, color, and texture) are equivalent to the
general appearance of, for example, concrete tile.
b. Existing development within Residential Zones may be re-roofed with a roofing
material that is consistent with the architectural theme of the primary structure. At
the discretion of the Planning Director, exceptions to this standard may be made for
sustainable roof designs such as green roofs.
c. Additions to existing residential structure(s) and new accessory structures shall have
roofing material that matches the roofing material on the existing residential
structure(s). The exceptions is that a patio cover addition with a flat roof may have
composite rolled roofing.
7. Roof-mounted air conditioning units. Replacement of existing permitted roof mounted air
conditioning units that are located on residential development may be permitted. All other
proposed roof mounted air conditioning units shall be placed entirely out of public view as seen
from a public street, sidewalk, or Regional/Community multi-purpose trail.
8. Slope planting. Slope banks five feet or greater in vertical height and of 5:1 or greater slope, but
less than 2:1 slope, shall be, at minimum, irrigated and landscaped with groundcover for erosion
control. Slope banks five feet or greater in vertical height and of 2:1 or greater slope shall be
landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-
gallon or larger size tree per each 150 square feet of slope area, one one-gallon or larger size
shrub for each 100 square feet of slope area, and appropriate groundcover. In addition, slope
banks in excess of eight feet in vertical and of 2:1 or greater slope shall also include one five-
gallon or larger size tree per each 250 square feet of slope area. Trees and shrubs shall be planted
in staggered clusters to soften and vary slope plane. Slope planting required by this section shall
include a permanent irrigation system to be installed by the developer prior to occupancy.
Maintenance by a homeowners’ association may be required by the planning commission on a
case-by-case basis.
9. Waterways. Waterways, if preserved onsite, adjacent, or nearby shall be incorporated into the
overall design of the development and count towards open space percentage requirements.
10. Street Connectivity. All new developments within single-family zones shall adhere to the
following street connectivity standards:
a. New streets shall connect to adjacent developments where streets exist, as
practicable;
b. Cul-de-sacs and dead-end roads shall be prohibited; and
c. New developments with entry and exit gates shall be prohibited.
F. Special streetscape. It is the intent of this section to create streetscape standards for landscape,
building, and parking setbacks that help to identify the function of streets and to improve the scenic
quality of the community. Table 17.36.020-3 sets forth the minimum setbacks based on street
classification in the general plan circulation plan. These setbacks shall be required of all new
developments that contain or abut any one of the street classifications listed in the table. Setbacks
shall be measured from the face of the ultimate curb location.
TABLE 17.36.010-3 RESIDENTIAL STREETSCAPE SETBACK STANDARDS
Land Use and Street Classification Building Setback Parking Setback Landscape and Wall Setback (1)
Detached Single-Family Residential
Arterial Roadway/Boulevard 45 ft (3) 18 ft 20 ft average 18 ft minimum
Collector Street/Bicycle Corridor 35 ft (3) 15 ft 18 ft average 15 ft minimum
Attached Single-Family Residential and
Multi-Family Residential
Arterial Roadway/Boulevard (2) 45 ft 30 ft 45 ft average 30 ft minimum (2)
Collector Street/Bicycle Corridor (2) 35 ft 25 ft 35 ft average 25 ft minimum (2)
Table Notes:
(1) On existing lots of record, parcels less than 175 feet in depth need not provide a setback of landscaping greater than 20% of
the depth of the property (excluding right-of-way).
(2) Add 10 feet to the setback when located within the M, MH, and H zones.
(3) These setbacks shall not apply to accessory structures and shall only apply to the primary residence and room additions.
FIGURE 17.36.010-1 SPECIAL STREETSCAPE SETBACK FOR SINGLE-FAMILY RESIDENTIAL
FIGURE 17.36.010-2 SPECIAL STREETSCAPE SETBACK FOR MULTI-FAMILY RESIDENTIAL
(Code 1980, § 17.36.010; Ord. No. 855, § 4, 2012; Ord. No. 860 § 4, 2013; Ord. No. 863 § 4, 2013; Ord.
No. 867, 2014; Ord. No. 869, 2014; Ord. No. 881 § 4, 2015)
17.36.020 Development standards for two units in single-family residential zones.
A. Purpose. This Section provides objective zoning and design standards for the development of
residential units pursuant to Senate Bill (SB) 9. Development pursuant to his Section does not require
discretionary review or a hearing and is processed ministerially through a plan check/zoning
clearance.
B. Applicability. SB 9 projects shall only be developed in single-family residential zones. For purposes
of this Section, the following zones are considered single-family residential zones:
1. Very Low Residential (VL)
2. Low Residential (L)
3. Hillside Residential (HR)
C. General Standards. All development pursuant to SB 9 shall comply with the following objective
standards:
1. Eligibility requirements of Government Code Section 65852.21(a) shall be satisfied.
2. Except where superseded by SB 9 or this Section, development shall comply with the objective
development standards of the zone in which the lot is located.
3. Access to any unit shall not be across an easement that restricts such access.
4. More than 25 percent of the exterior structural walls of an existing dwelling shall not be
demolished unless the site has not been occupied by a tenant in the last three years.
5. The lot shall contain no more than one pedestrian path connected to the public right-of-way or
private street.
6. The development shall contain no exterior stairways except those leading from grade to the first
floor.
7. Off-street parking shall be provided in accordance with the following standards:
a. A minimum of one off-street parking space shall be provided for each residential
unit.
b. No off-street parking is required if either of the following apply:
i. The lot is located within one-half mile walking distance of either: a high-
quality transit corridor as defined in Public Resources Code Section 21155(b)
or a major transit stop as defined in Public Resources Code Section 21064.3.
D. Additional Standards for New Construction. In addition to the standards of Subsection C, the
standards of this Subsection apply if one or both residential units are new construction:
1. Maximum unit size shall be 800 square feet., except when rented at a level affordable to Low-
Income (50%-80% of AMI) households, per Subsection J below, the maximum unit size may be
up to 1,200 square feet.
2. No residential unit shall exceed a building height of one story.
3. No residential unit shall exceed a building height of 16 feet.
4. Each residential unit shall have a minimum setback of four feet from side and rear property lines
except as allowed by Government Code Section 65852.21.
5. If the residential units are built as separate buildings, the following standards shall apply:
a. The buildings shall be located one in front of the other in relation to the street;
b. The front building shall be at least as wide and as tall as the rear building; and
c. The front building shall be positioned such that the rear building is not visible from
the street when viewed from directly in front of the property.
6. If the residential units are built as a single building, one residential unit shall have a door facing
the street and one residential unit shall have a door facing a side or rear property line.
E. Additional Standards for Conversion of an Existing Dwelling. In addition to the standards of
Subsection C, the standards of this section apply if an existing dwelling will be fully or partially
retained:
1. Maximum unit size shall be 800 square feet, except when rented at a level affordable to Low-
Income (50%-80% of AMI) households, per Subsection J below, the maximum unit size may be
up to 1,200 square feet..
2. The existing setbacks shall be maintained when converting or substantially redeveloping an
existing structure to a two-unit residential development, except that additions to the existing
dwelling shall have a minimum setback of four feet from side and rear property lines.
3. Additions to the existing dwelling shall not increase the building height beyond the allowable
maximum of the respective base zoning district.
4. If two residential units are located in the same building, one residential unit shall have a door
facing the street and one residential unit shall have a door facing a side or rear property line.
F. Additional Standards for Urban Lot Split Projects. In addition to the standards of Subsections C,
D, and E as applicable, the standards of this Subsection apply if the residential units will be located
on lots created by an urban lot split.
1. Each lot created by the parcel map shall be used solely for residential uses.
2. No lot created by the parcel map shall have more than two residential units, inclusive of any
accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU). No ADU or JADU
shall be allowed on any parcel created by an urban lot split if the subdivider uses the authority
provided under Government Code Section 65852.21.
3. If the boundary line between the lots created by the parcel map is perpendicular to the front lot
line, the units shall be subject to the following standards:
a. The buildings nearest the street on each lot created by the parcel map shall have no
more than one residential unit with a door facing the street.
G. Exceptions. The Planning Director shall approved an exception to any of the standards specified in
this Section upon determining that complying with the standard would physically preclude the
construction of up to two residential units or would physically preclude either of the two residential
units from being 800 square feet in floor area.
H. Review. The Building Official, City Engineer, and Fire Marshal shall review applications to
determine whether a proposed development would cause a specific adverse effect to public health,
safety, and welfare, as defined in Government Code Section 65589.5. If so, the Building Official shall
make a written finding in support of his or her decision to deny the application.
I. Denial. The Building Official shall deny an application for an SB 9 project upon making both of the
following findings in writing based upon a preponderance of evidence:
1. The proposed housing development project would have a specific, adverse impact upon the
public health and safety or the physical environment as defined and determined in Government
Code Section 65589.5(d)(2).
2. There is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
J. Covenants Required. A property owner seeking to develop units on a single-family residential
property, pursuant to the standards of SB 9 and the standards of this Section, shall execute and record
the following covenants against the subject property with the San Bernardino County Assessor-
Recorder-Clerk and provide a copy to the City:
1. Short-Term Rental of a residential unit for a period of less than 31 days shall be prohibited;
2. Non-residential uses on the site shall be prohibited;
3. Any subsequent urban lot split of land that was previously subdivided with an urban lot split
shall be prohibited;
4. The owner of the property of which an urban lot split is proposed shall sign an affidavit stating
that the owner intends to occupy one of the housing units as their principal residence for at least
three years from the date of the approval of the urban lot split; and
5. Residential units over 800 square feet, created pursuant to the standards of this Section, shall be
rented at a level affordable to Low-Income (50%-80% of AMI) households for a period of at
least 45 years.
17.36.030 Urban lot splits in single-family residential zones.
A. Purpose. This Section provides objective standards for urban lot splits on single-family residential
zone lots pursuant to SB 9.
B. Applicability.
1. This Section applies to single-family residential zone lots. For the purposes of this Section, the
following zones are considered single-family residential zones:
a. Very Low Residential (VL)
b. Low Residential (L)
c. Hillside Residential (HR)
2. An urban lot split is prohibited on a lot previously subdivided by an urban lot split pursuant to
SB 9. In addition, an urban lot split is prohibited on a lot if the lot’s owner or any person acting
in concert with the owner of such lot has previously subdivided an adjacent lot pursuant to SB
9.
3. An urban lot split shall not require discretionary review or a hearing and is approved ministerially
by the City Engineer through a parcel map application. This Section is exempt from the
application and hearing requirements described in Chapter 16.20 (Tentative Parcel Maps – Four
or Less Parcels) and Section 16.22.090 (Approval by City Council).
C. Subdivision Standards. An urban lot split pursuant to this Section is subject to the following
standards.
1. Eligibility requirements of Government Code Section 66411.7(a) shall be satisfied.
2. A minimum lot size of one acre per dwelling unit is required for any proposed lot which does
not have access to a public sewer.
3. Each lot created by the parcel map shall have a minimum area of 1,200 square feet.
4. The newly created lots shall not be smaller than 45 percent of the area of the original lot.
5. Each newly created lot must have access to a public street.
6. Lot lines shall be:
i. Straight lines, unless there is a conflict with existing improvements or the natural
environment;
ii. Generally parallel to the street when facing the street or be at right angles
perpendicular to the street on straight streets, or radial to the street on curved
streets; and
iii. Within appropriate physical locations that do not bisect buildings and are
contiguous with existing zoning boundaries.
D. Exceptions. The City Engineer shall approve an exception to any of the standards satisfied in this
Section upon determining that complying with the standard would physically preclude the
construction of up to two residential units or would physically preclude either of the two residential
units from being 800 square feet in floor area.
E. Review. The Building Official, City Engineer, and Fire Marshal shall review applications to
determine whether there is a specific adverse effect to public health, safety, and welfare.
F. Denial. The City Engineer shall deny an urban lot split upon making both of the following findings
in writing based upon a preponderance of evidence.
1. The proposed housing development project would have a specific, adverse impact upon the
public health and safety or the physical environment as defined and determined in Government
Code Section 65589.5(d)(2)
2. There is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
G. Covenants Required. A property owner seeking to develop units on a single-family residential
property, pursuant to the standards of SB 9 and the standards of this Section, shall execute and record
the following covenants against the subject property with the San Bernardino County Assessor-
Recorder-Clerk and provide a copy to the City:
1. Short-Term Rental of a residential unit for a period less than 31 days shall be prohibited;
2. Non-residential uses on the site shall be prohibited;
3. Any subsequent urban lot split of land that was previously subdivided with an urban lot split
shall be prohibited;
4. The owner of the property for which an urban lot split is proposed shall sign an affidavit stating
that the owner intends to occupy one of the housing units as their principal residence for at least
three years from the date of the approval of the urban lot split; and
5. Residential units over 800 square feet shall be rented at a level affordable to Low-Income (50%-
80% of AMI) households for a period of at least 45 years.
17.36.040 Development standards for industrial zones.
A. Purpose and applicability. The purpose of this section is to establish minimum development
standards that are unique to development projects within the Industrial Zones. Development standards
in this section apply to all land designated on the zoning map within an Industrial Zone.
B. Industrial zones. As identified in chapter 17.26 (Establishment of Zones), the city includes three
Industrial Zones: Neo-Industrial (NI), and Industrial Employment (IE).
C. Industrial site development standards. General site development standards for Industrial Zones are
listed in Table 17.36.040-1 (Development Standards for Industrial Zones). These development
standards supplement the development standards in article IV (Site Development Provisions) that apply
to all zones (e.g., parking, signs, landscaping, and lighting).
TABLE 17.36.040-1 DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONES
Development Standard/Zone NI IE
Lot area (minimum) (1) 0.5 ac 5 ac or 2 ac
(2)
Lot width (minimum) (3) 100 ft 100 ft
Min. Setback (ft.) (4)
Front yard (and Street Side Yard) See Table 17.36.040-2
Major Arterial and Special Boulevard 45 ft 45 ft
Secondary 35 ft 35 ft
Local/Collector 25 ft 25 ft
Interior Side yard 5 ft (5) 5 ft (5)
Rear yard 0 ft (5) 0 ft (5)
Distance Between Buildings
Primary buildings Must meet current building code
requirements
Accessory buildings Must meet current building code
requirements
Max. Building Height (ft.)
Primary buildings (7) 35 feet at the front setback line (6)
45 ft 65 ft
Accessory buildings - Detached 25 ft 25 ft
Accessory buildings – Attached Maker Space 35 ft 35 ft
Max. Floor Area Ratio (Ratio of building floor area to lot square footage)
Floor area ratio 0.6 (8) 0.6 (9)
Max. Building Footprint (sq. ft.)
Primary Building (10) 200,000 450,000
Accessory Building - Detached 5,000 10,000
Development Standard/Zone NI IE
Accessory Building – Attached Maker Space 30,000 30,000
Min. Open Space (minimum percentage of open space per parcel or project)
Open space/landscape area 10%(11) 10% (2) (11) /5%(11)
Performance standards (see Chapter 17.66) A/B B/C (2)
Table notes:
(1) Condominium lots. Condominium lots and lots within an approved master planned development are exempt from required minimum parcel
size and dimension requirements.
(2) The following applies within 1,000 feet of Arrow Route: minimum 2-acre lot area; 10% minimum landscape area; and the “B” level
performance standards (chapter 17.66).
(3) Setbacks shall be the minimum required under the city’s currently adopted building code.
(4) Setback shall be increased to 45 feet when abutting a residential property line or adjacent to Interstate 15.
(5) See Table 17.36.040-2 for parcels abutting special boulevards as indicated in Figure 17.36.040-1 (Special Streetscape Requirements).
(6) Buildings used for industrial uses that exceed 35 feet in height shall be set back an additional one foot from the front setback line for each one
foot of building height up to a maximum setback of 70 feet. The portion of the building used for offices are not subject to this requirement.
(7) Heights over 75 feet may be permitted with a conditional use permit.
(8) For hotels and motels, the maximum floor area ratio is 1.0 (100 percent).
(9) Parking structures in the Neo-Industrial (NI) and Industrial Employment (IE) Zones are exempt from floor area ratio requirements.
(10) Conditional use permit approval by the city council is required for all industrial buildings larger than 75,000 square feet in gross floor area.
See Section 17.20.060 (Conditional use permit). A master plan is required for all industrial buildings larger than 450,000 square feet in gross
floor area.
(11) Waterways preserved count towards overall common open space requirements.
D. Other miscellaneous industrial development standards.
1. Special streetscape. Future development and redevelopment within industrial areas shall be
consistent with the special streetscape standards listed in Table 17.36.040- 2 (Streetscape
Setback Requirements) and as depicted in Figure 17.36.040-1 (Special Streetscape
Requirements).
TABLE 17.36.040-2 STREETSCAPE SETBACK REQUIREMENTS
Street Type Average Depth of
Landscape (1, 2) Building Setback (2, 3, 4,5) Parking Setback (5)
Arterial Roadway/Boulevard 45 ft 45 ft 25 ft
Collector Street 35 ft 35 ft 20 ft
Bicycle Corridor/Local Street 25 ft 25 ft 15 ft
Table notes:
(1) The average depth shall be uninterrupted from the face of curb, except for sidewalks, pedestrian hardscape, plazas and
courtyards, and monument signs.
(2) Parcels less than 225 feet in depth from the ultimate curb face on special boulevards are not required to provide an average
depth of landscaping or building setback greater than 25 feet or 20% the depth of the property, whichever is greater.
(3) As determined from ultimate face of curb.
(4) Average depth of landscaping must still be provided.
(5) Setback may be increased based on building height. See Table 17.36.040-1.
2. Accessory maker spaces. Accessory maker spaces are required in or adjacent to all new
buildings that exceed 200,000 square feet in gross floor area in the Neo-Industrial (NI) and
Industrial Employment (IE) Zones, subject to the following standards:
a. A minimum gross floor area of 3,000 sq. ft. and a maximum gross floor area of
30,000 square feet.
b. Accessory maker spaces shall face main arterial roads adjacent to the site.
c. Maker space building frontages shall include either an at-grade loading area or an
above-grade loading area on a terraced entry.
FIGURE 17.36.040-1 SPECIAL STREETSCAPE REQUIREMENTS
3. Special building height standards. Building height limits shall not exceed the height limits
prescribed in the LA/Ontario International Airport Compatibility Plan. For areas within the High
Terrain Zone, the building height limit shall be 70 feet. Buildings or structures greater than 70
feet in height within the High Terrain Zone are subject to the ONT-IAC Project Notification
Process and require a Federal Aviation Administration (FAA) exception (Obstruction Evaluation
- Form 7460). In cases where the LA/Ontario International Airport Compatibility Plan permits
heights greater than 70 feet, building height limits shall be limited to maximum of height of 75
feet, unless a conditional use permit is granted permitting heights greater than 75 feet.
4. Special height exceptions for ancillary equipment. Within the Industrial Employment (IE) Zone,
height exceptions may be granted for ancillary equipment with special design and landscape
considerations as follows:
a. Maximum 90 feet with approval of a minor exception with the additional findings
that the ancillary equipment is designed in a manner that integrates well within the
subject site and existing and/or proposed landscaping will buffer the views of
ancillary equipment from designated view corridors.
b. Maximum 120 feet with approval of a conditional use permit with the additional
findings that the ancillary equipment is designed in a manner that integrates well
within the subject site and existing and/or proposed landscaping will buffer the
views of ancillary equipment from designated view corridors.
5. Interim uses. Certain industrial properties may be vacant without any immediate plans for site
development. In these instances, the properties may be utilized for a defined list of interim uses for
a limited time period as specified below. The uses permitted within this section are supplemental
to the uses listed in chapter 17.30 (Allowed Land Uses by Base Zone).
a. Permitted interim uses include agricultural crops, roadside stands, farmers market,
community garden, and private parks and picnic areas.
i. Other uses intended to be temporary that are allowed by right on a permanent
basis in the associated zone, upon the determination of the planning director.
b. Minor use permit required. Prior to the establishment of an interim use, a minor use
permit shall be approved.
c. Time period. The maximum time period for an interim use is five years.
d. Conditions. At a minimum, the conditions should include an agreement between the
city and the applicant stipulating timing, installation of permanent improvements and
buildings, and/or restoration of the site to its original condition. At the end of five
years, the use shall be removed or the site developed in accordance with the full
development regulations of any adopted plan.
6. Interim use standards. The following standards shall apply in all industrial areas for interim
uses:
a. The minimum streetscape and parking setback requirement shall be contiguous with
the ultimate right-of-way line, but in no case less than ten feet.
b. No minimum landscape coverage requirements are required, except where necessary
for screening purposes as determined by the planning director.
c. All parking and storage areas shall be paved with slag, crushed aggregate, asphaltic
concrete, concrete, or similar materials. The location, number, and design of the
parking and storage areas shall be in accordance with Code requirements.
d. All parking and storage areas, and other interim uses which require screening as
determined by the planning director, shall be screened from public view through a
combination of landscaping and fencing. Fencing may include a six-foot chain-link
fence with slats, masonry or concrete, wood, or decorative metal. Screening must be
maintained in good condition at all times.
e. Landscaping required for screening purposes shall include 15-gallon trees and five-
gallon shrubs to provide a dense landscape buffer to afford maximum screening from
the public view, satisfactory to the planning director.
f. Landscaping required for screening purposes shall include 15-gallon trees and five-
gallon shrubs to provide a dense landscape buffer to afford maximum screening from
the public view, satisfactory to the planning director.
7. Rail service. If rail service is needed for properties which adjoin existing or proposed lead or
spur lines, the following rail service access standards, unless modified by the rail service
provider or the public utilities commission, shall apply: Rail crossings and any spur construction
must be approved by the rail service provider and the public utilities commission. The following
rail service standards, unless modified by the railroad or the public utilities commission, shall
apply:
a. Minimum easement width for a lead line, single track shall be 32 feet.
b. Minimum easement width for a double rail track shall be 41 feet.
c. The minimum radius of curvature for a track shall be 180 feet.
d. The maximum gradient along spur tracks shall not exceed two percent.
e. Dock height shall be no less than 4.5 feet above the top of the spur track.
f. Road crossings at grade must be avoided wherever possible.
g. Spur trackage is not permitted along any frontage between a building and a public
right-of-way and must be confined to the side or rear yard area of the building that
the rail spur serves.
h. Rail loading areas shall be screened from view from the public right-of-way by a wall
that matches the architecture, materials, colors, etc. of the building that the rail spur
serves.
i. Spur tracks shall not encroach onto/across any required parking stalls. Spur tracks
shall not encroach across drive aisles for automobile / heavy truck and/or emergency
vehicle access except when it is necessary to connect the main rail line with the rail
loading area.
j. Lot divisions and building layouts for properties which adjoin existing or proposed
lead and spur lines shall be done in a manner to ensure full potential of future rail
access and use and should not preclude rail access to other properties adjacent to such
rail lines. Subdivisions, which could reduce a property’s ability to accommodate
potential rail served developments, may not be authorized.
k. Building design shall include rail service features to ensure the potential use of
available spur lines.
l. Finished floor elevations and dock height door or “kick out” wall panels shall be
provided in all properties abutting rail lines.
m. The above-referenced rail service development standards may be amended or
deleted on a site-by-site basis during the development review process. The following
must be determined by the planning commission in order to authorize any
modification of the rail service standard:
i. That the installation of a lead or spur track cannot be accomplished due to
physical constraints on or adjacent to the project site; and
ii. Other existing or potential rail service properties will not be negatively
affected in their ability to accommodate rail service activity as a result of
modifications to the standards.
8. Equipment screening. The following screening standards shall apply to equipment such as HVAC
units, storage tanks, ducting, etc.:
a. All roof, wall, and ground mounted equipment shall be screened and not visible from
the public right-of-way within the Neo-Industrial (NI) Zone.
b. Wherever possible, all roof, wall and ground mounted equipment shall be screened
and not visible from the public right-of-way within the Industrial Employment (IE)
Zone.
c. The visibility of any equipment from the public right-of-way shall be determined by
“line-of-sight" and measured from a point that is 6 feet above the finished surface of
the centerline of the public right-of-way, e.g. street.
d. All screening of roof mounted equipment shall be accomplished with a parapet wall
that is consistent and compatible with the architecture, materials, colors, etc. of the
building. Where a parapet wall is not possible, then a screen shall be provided to
enclose the roof mounted equipment. This enclosure is exempt from the building
height requirement established in Table 17.36.040-1 (Development Standards for
Industrial Zones). Where roof mounted mechanical equipment and/or ductwork
projects less than 18 inches above the roof or roof parapet it shall be painted consistent
with the color scheme of the building.
9. Design standards. The following design standards apply to all new developments in the Neo-
Industrial (NI) and Industrial Employment (IE) Zones:
a. Site design standards
i. General site design
Site elements such as buildings, parking areas, driveways,
sidewalks, and outdoor recreational spaces must be arranged to
emphasize the aesthetically pleasing components of the site (e.g.,
landscaping and the superior architectural design of office building
element (refer to b. (Building design standards)) and to screen less
attractive elements (e.g., service facilities, loading docks, outdoor
storage, equipment areas, and refuse enclosures) through the proper
placement and design of buildings, screen walls, and landscaping.
Sites shall have internal sidewalks that connect to sidewalks
along public streets to create pedestrian connections.
Loading dock areas shall be located and designed so that they do
not face toward (and are not visible from) any adjacent public right- of-
way such as a street. These areas shall be screened with walls or fences
and landscaped. See section 17.48.050.E and 17.56.060.L.
All refuse, storage, and equipment areas placed outside of a
building shall be screened from adjacent public rights-of-way and uses.
ii. Block Network Parameters for Public Streets.
Intersection spacing along arterial edges shall be between 1/8 mile
and ¼ mile with at least one mid-block intersection between intersecting
arterials and rail, flood control, utility or freeway corridors.
Intersection spacing inside arterial/arterial blocks bounded by
arterials shall be a minimum of 200 feet and a maximum of 1,320 feet.
Buildings greater than 450,000 sq. ft. in size shall have public
streets on at least 3 sides.
A minimum of 1 public street shall run parallel with and within
500 feet of rail (excluding spurs), flood control, utility, or freeway
corridors. The parallel street shall run through the block. Street crossings
at intersecting corridors shall be established on a case- by-case basis
based on feasibility and needs by the City Engineer.
Intersections along arterials shall be aligned with
existing/proposed intersections on the opposite side of the arterial where
possible and meet minimum design standards for offsets or clearance
from adjacent corridors as required by the City Engineer.
Two distinct points of connection shall be provided through an
internal block network to the arterial street network for every industrial
parcel.
iii. Parking location and design
Surface parking shall be located to the side or to the rear of
principle buildings to the greatest extent feasible.
Surface parking stalls for employees and guests may incorporate
shade structures that are capable of supporting solar/photovoltaic array
systems with a minimum clearance height of 12 feet.
The shade structures shall not encroach into the required access
lanes.
The applicable tree and landscaping standards are not required in
the sections of the parking areas where solar arrays systems are placed.
See Section 17.56.060.N.1.b (Exception for solar collectors).
All new development within the Neo-Industrial (NI) and
Industrial Employment (IE) Zones requires a Parking management plan,
see Section 17.64.070 (Parking management plan).
iv. Open space
An outdoor seating/break area is required for every proposed and
potential office area of a building
On-site open space areas shall contain an outdoor seating/break
area with seating designed to allow a variety of sitting environments.
Outdoor seating areas shall provide shade under a suitable
structure and wind protection using landscaping or transparent screening
structures.
Outdoor seating areas shall be easily accessed from the lobby or
interior break rooms and placed at the corner of the building or along the
side of a building facing a public street.
Outdoor seating areas are included within the minimum open
space requirement in Table 17.36.040-1 (Development Standards for
Industrial Zones).
v. Landscaping, screening, and street trees
All new industrial developments shall adhere to the standards in
Chapter 17.56 (Landscaping standards) in addition to the standards
provided below. In the event of a conflict, the provisions of this section
shall apply. Landscaping shall be provided along the public streets and
sidewalks to define the street edge, buffer pedestrians from vehicles, and
provide shade.
All new trees planted within the public right-of-way or to screen
the front, side or rear of a building, and to screen the building from
Interstate 15 shall be a minimum 24-inch box and planted 25 – 30 feet
apart.
Trees shall be selected and planted to provide shade for walkways,
outdoor seating areas, parking areas etc. and for their ability for filtering
particulate matter and other pollutants from the air.
Walls and fences used to provide screening of loading facilities,
outdoor trash receptacles, utility equipment, etc. must be solid and
designed with materials and finishes that are consistent with and
complimentary to the design of the primary buildings. Fences used for
security purposes or around parking areas shall consist of wrought iron,
tubular steel, or similar material. The use of chain-link is prohibited.
Landscape materials as required in accordance with Chapter 17.56
(Landscaping Standards) may compliment the requirements for
screening, but landscaping without a screen wall or fence does not meet
the minimum screening requirement of this section.
When redevelopment occurs, new public streets as required by the
city engineer shall be designed in compliance with the city’s Complete
Streets policies, public sidewalks along the frontage of the property
being developed are required.
All new sidewalks shall be a minimum of 6 feet or wider as
designated by the city engineer based on existing or planned adjacent
land uses to ensure compliance with the city’s Complete Streets policies,
separated from the curb by a planted parkway, and installed parallel to the
property line or curb. Meandering sidewalks along any frontage are
prohibited.
b. Building design standards
i. Building orientation and placement.
Buildings shall have articulated and transparent frontages along a
minimum of 50 feet on both sides of the building that define the corner.
Office and administration buildings associated with an industrial use
shall be placed at the corner of a building at the intersection of two public
streets and/or a main arterial road. The building corner shall have a
prominent, vertical structural element (e.g. a tower) that projects no
more than 15 feet above the maximum allowable height of the building
and that occupies a maximum of 5 percent of the building roof area. In
addition, raised parapets with enhanced decorative treatment such as
cornices or crenellations are permitted not to exceed 8 feet above the
maximum allowable height of the building. If an office or
administration building is located at the intersection of two arterial
streets the height of the tower or raised parapets may be increased an
additional 25 percent.
The primary entrance to accessory maker spaces and an
office/administration building must face the corner or an adjacent main
arterial road.
Where feasible, equipment, electrical, and service rooms shall be
placed within the footprint of the building, i.e. inside the building, or
screened so that it is not visible from the public right-of-way.
ii. Building façade articulation.
Primary building entries shall be readily identifiable and well-
defined using projections, recesses, columns, roof structures, or other
design elements.
All elevations of a building’s façade shall include modulation and
articulation of the wall plane and roof line, proportionate to the height
and length of the building. Exceptions to this requirement are the wall
planes at the dock areas and the rear elevation of the building.
All elevations of a building’s facade must have vertical or horizontal
variations in color, texture, material, and ornamentation.
The office component of building facades must contain offset or
recessed structural bays, and projecting elements such as colonnades or
bay windows.
Shade elements such as canopies, awnings, arcades, and overhangs
shall be provided over all windows, and at all pedestrian entry points,
along the front elevation, any street-facing elevation, and office portions
of the building.
Roofs shall be designed as an integral component of building form,
mass, and façade, particularly along the front and office portions of the
building. Building form shall be enhanced by sloped or offset roof
planes, eave heights, and rooflines.
iii. Materials and detailing
The front and office portions of buildings must be constructed of
high-quality materials, including, but not limited to, brick, stone,
textured cast stone, tinted masonry units, concrete, glass, and metal
siding.
The following materials are prohibited along the front and office
portions of the building:
1. Unadorned, plain or painted concrete block or panels;
2. Reflective glass; and
3. Vinyl, fiberglass, asphalt, or fiberboard siding.
Where feasible, the industrial/warehousing portion of the building
must include a variety of materials and architectural elements to break
up the linear planes of these building. Ideally, the building’s design and
architecture must express the nature of the industrial activity within, in
keeping with the other requirements of this section and while respecting
the functionality of the use within the building.
iv. Door and window openings
For office portions of principle buildings, window and door openings
must comprise at least 60 percent of the total area of exterior walls facing
a public street.
These windows must be clear or translucent to improve visibility,
add visual interest, and allow light into interior spaces.
v. Lighting
Decorative lighting fixtures shall be provided with a minimum 1-foot
candle illumination level above that of surrounding parking lots at
vehicle driveways and driveway entry/exits, pedestrian pathways, plazas
and courtyards, and other activity areas.
Building and landscape accent up-lighting shall be incorporated into
the lighting plan for the development site, with a focus along the front
and office portions of the building.
All exterior lighting shall be shielded to prevent glare and light
trespass onto adjacent properties and streets.
Lighting systems shall be architecturally compatible with
surrounding buildings to express the unique character of the area.
(Code 1980, § 17.36.040; Ord. No. 855, § 4, 2012; Ord. No. 858 § 4, 2013; Ord. No. 860
§ 4, 2013; Ord. No. 863 § 4, 2013; Ord. No. 874, §§ 4, 6(Att. A), 6-17-2015)
17.36.050 Development standards for open space zones.
A. Purpose and applicability. The purpose of this section is to establish minimum development
standards that are unique to development projects within Open Space Zones. Development standards
in this section apply to all land designated on the zoning map within an Open Space Zone.
B. Open space zones described. As identified in chapter 17.26 (Establishment of Zones), the city
includes four Open Space Zones: Open Space Conservation (OSC), Hillside Residential (HR), Parks
(P), Flood Control/Utility Corridor (FC/UC).
C. Open space site development standards. General site development standards for Open Space Zones
are listed below. These development standards supplement the development standards in article IV
(Site Development Provisions) that apply to all zones (e.g., parking, signs, landscaping, lighting).
1. Open Space Conservation (OSC) Zone development standards. All development within the
Open Space Zone shall comply with the following criteria:
a. Minimize alteration to the natural landform.
b. Protect areas capable of replenishing groundwater supplies.
c. Protect the natural drainage of the area.
d. Protect waterways from indiscriminate erosion and pollution.
e. Protect lands having biological significance, especially riparian (water-related) areas
and their associated woodland vegetation.
f. Protect areas with significant native vegetation and habitat value.
g. Protect natural areas for ecologic, educational, and other scientific study purposes.
2. Hillside Residential (HR) development standards. All development within the Hillside
Residential zone shall comply with the development standards of the Very Low (VL) Residential
Zone. See Table 17.36.010-1A (Development Standards For Residential Zones) for standards.
3. Flood Control/Utility Corridor (FC/UC) Zone development standards. All development within
the Flood Control/Utility Corridor Zone shall comply with the following criteria:
a. Flood Control development standards:
i. Natural features such as trees, groves, and substantial physical features are to be
preserved, wherever feasible. Natural vegetation will be retained so as to anchor
soil in place and prevent erosion and sedimentation.
ii. When removal of vegetation is necessary and grading is to be undertaken, it shall be
done in a manner, which will minimize soil erosion. Seeding and mulching or other
stabilization measures are to be used to protect the disturbed land following
construction.
iii. No topsoil may be removed from the site except for that area to be covered by
improvements. The topsoil from such areas is to be, if practical, redistributed on the
site to provide a suitable base for seeding and planting.
iv. Any fill proposed to be deposited in the floodway must be protected against erosion
by riprap, vegetation cover, or bulkheading. No fill may be permitted which, acting
alone or in combination with existing or future uses, affects the capacity of the
floodway or unduly increases flood heights.
v. Those criteria listed in section 17.36.050.C.3 related to structures shall be complied
with.
vi. Any structures or land outside the Flood Control/Utility Corridor Zone which could
be subject to flood inundation, as depicted on the Federal Insurance Flood Rate
Maps or otherwise by the city engineer, shall comply with flood protection
measures as outlined in title 19 of this Code.
vii. No structure shall become a debris-catching obstacle.
b. Utility Corridor development standards:
i. Buildings shall not be designed nor used for human habitation unless expressly
permitted by this chapter.
ii. All buildings shall be designed for compatibility with surrounding development
relative to materials, height, size, scale, and setbacks.
iii. Any development shall include provisions for landscaping, wind or water erosion
control, and screening, if necessary.
D. Additional improvements. The planning director may, through the development review process,
require additional improvements to a development in any one of the Open Space Zones, if it is needed
for the protection of the public health, safety, or general welfare.
E. Height limit. The maximum building height within the Open Space Zone shall be the same maximum
building height of the adjoining parcels. Where the Open Space Zone adjoins more than one zone, the
maximum building height for the Open Space Zone shall be consistent with the lowest height limit of
the adjoining zones. (Code 1980, § 17.36.050; Ord. No. 855, § 4, 2012)
Chapter 17.38 OVERLAY ZONES AND OTHER SPECIAL PLANNING AREAS
17.38.010 Senior Housing Overlay Zone.
A. Purpose. The Senior Housing Overlay Zone is intended to facilitate the construction of affordable
rental housing units that will serve the current and long-term city need for affordable senior citizen-
oriented dwelling units while maintaining a high degree of quality in project design and construction.
The zone is further intended, by offering various development incentives, to make the development
of senior citizen-oriented affordable units attractive to potential developers while at the same time
providing assurances to the city that units developed by use of the incentives offered as part of the
Overlay Zone remain available and affordable to the target group intended—senior citizens of low
and moderate incomes.
B. Applicability. The Senior Housing Overlay Zone may be applied in combination with residential
zones. A Senior Housing Overlay Zone shall be indicated on the zoning map by the reference letters
“SH” after the reference letter(s) identifying the base zone.
C. Target population. The primary resident population group that is intended to be served by the units
constructed through use of incentives offered as part of the Senior Housing Overlay Zone are senior
citizens who meet the following criteria:
1. For tenants, residents, or occupants who are married to each other, either spouse shall be 55 years
of age or older.
2. For individuals who are not married, each individual shall be 55 years of age or older.
D. Income restriction. In addition to the age restrictions set forth in subsection C.1 and 2 of this section,
any individual or married couple who wish to occupy or reside in the project shall have and maintain
an annual income from all sources equal to or less than 80 percent of the median income for persons
or families within the County of San Bernardino as currently defined by the U.S. Department of
Housing and Urban Development.
E. Qualifications. The Senior Housing Overlay Zone requires the presence of certain conditions before
it can be applied for or attached to a specific parcel of land. In order to adequately and satisfactorily
serve the target population that this zone has been created to serve, any proposed project site must
demonstrate the following conditions and features:
1. Appropriate base zone.
2. Land uses in the immediate and surrounding area, current and projected, must be compatible
with the living environment required by senior citizens and must be free of health, safety, or
noise problems (e.g., area generally quiet).
3. Area infrastructure must be in place or constructed as part of the project and capable of serving
the proposed project including:
a. Streets;
b. Sidewalks; and
c. Traffic/pedestrian signals.
4. Proposed site topography must be fairly level and easily traversed by persons of limited mobility.
5. Proposed site must demonstrate proximity to commercial establishments, service providers, and
other amenities including:
a. Food shopping;
b. Drugstores;
c. Banks;
d. Medical and dental facilities;
e. Public transit (main or frequently served routes); and
f. Open space/recreational facilities.
F. Development incentives. In order to reduce development costs associated with the construction of
housing oriented toward senior citizens of low and moderate income, the city is prepared to offer a
developer some or all of the following incentives, depending upon the quality, size, nature, and scope
of the project proposed.
1. Reduction in required on-site parking. The city will grant a reduction in required on-site parking
down to a minimum ratio of 0.7 non-covered parking spaces per unit.
2. Dwelling unit density bonus. In order to maximize net yield per acre, the city will consider
increasing the allowable project density by either granting a 25 percent density bonus to the
project site’s existing density category (per Government Code § 65915), or by granting a request
for a change in density range (per the city’s general plan), or both depending on the quality, size,
nature, and scope of the project.
3. Fee waivers/reductions. Projects submitted under the Senior Housing Overlay Zone may
receive, depending upon their size, nature, and scope, a reduction or waiver of some or all city-
imposed development submittal and processing fees. Such reductions of waivers may affect the
following fee schedules:
a. Development review;
b. Park fees;
c. School fees (when applicable); and
d. Other fees (where applicable).
4. Fee reductions or waivers are subject to negotiation between the city and the project developer
and will be granted based upon that amount of reduction or waiver necessary to place per unit
monthly rental costs in the range affordable to the target population.
G. City/developer agreement. Development incentives granted by the city to a developer using the
Senior Housing Overlay Zone are predicated upon the long-term availability and affordability of the
units for the target population previously defined. In order to ensure that the units remain available
and affordable to this group, the developer will be required to enter into a development agreement
with the city per Government Code §§ 65864 through 65869.5.
H. Administrative guidelines. The city shall establish a process and such administrative guidelines as it
shall deem necessary in order to implement the provisions of the Senior Housing Overlay Zone. (Code
1980, § 17.38.010; Ord. No. 855, § 4, 2012).
17.38.020 Equestrian Overlay Zone.
A. Purpose. The general purpose of the Equestrian Overlay Zone is to designate an area of the city to
keep equine, bovine, and cleft-hoofed animals. In addition, the following outlines more specific
purposes and intents of this zone:
1. This designation is intended to protect the ability to maintain such animals.
2. This zone is intended to promote a “rural/farm” character in an urban setting.
3. This zone recognizes and encourages the educational values derived from raising and
maintaining such animals.
4. This zone recognizes the recreational value derived from raising and maintaining such animals.
B. Zone boundaries. The boundaries for the Equestrian Overlay Zone are Banyan Street from the west
city boundary to Milliken Avenue, south to CA 210 to Interstate 15 to the east, and along the entire
northern boundary of the sphere of influence.
C. Trails. All new developments within this zone shall be required to provide trails (community or local)
in accordance with the adopted trails map of the general plan. These trails shall be provided in order
to develop or connect discontinuous trails for needed access to recreational amenities such as the
National Forest, equestrian facilities, regional parks and trails, and community and local trails. All
trails shall be developed in accordance with the city-adopted trails implementation plan. In addition,
development of any trails shall include provisions for continuous maintenance. (Code 1980,
§ 17.38.020; Ord. No. 855, § 4, 2012)
17.38.030 Hillside Overlay Zone.
A. Purpose. The purpose of the Hillside Overlay Zone is to identify the geographical area of the city
that is subject to the city’s special hillside development standards.
B. Applicability. The Hillside Overlay Zone is generally located north of Hillside Avenue, with
variations, extending into the city’s sphere of influence as well as along with the area around Red Hill
and Beryl Hill as depicted on the zoning map. Additionally, the Hillside Overlay Zone applies to other
areas of the city indicated on the zoning map by the reference letter “H” after the reference letter(s)
identifying the base zone.
C. Development standards. Properties designated Hillside Overlay Zone shall comply with the city’s
hillside development regulations outlined in chapter 17.52 (Hillside Development). (Code 1980,
§ 17.38.030; Ord. No. 855, § 4, 2012)
17.38.050 Agriculture Overlay.
A. Purpose. The Agricultural Overlay is intended to guide development within the overlays by providing
standards that apply to proposed development in addition to the standards and regulations of the
primary land use zoning district, where important community, site, environmental, safety,
compatibility, or design issues require particular attention in project planning.
B. Applicability. Only those properties which have historically housed agricultural production
associated with the agricultural heritage of the City may be eligible for the Agricultural Overlay. Any
proposal for new agricultural uses proposed on property which had not previously been utilized for
agricultural purposes shall be reviewed pursuant to Development Code Section 17.32.030
(Agricultural uses permitted or permitted with a minor use permit).
C. Allowed land uses. Any land use normally allowed in the primary land use zoning district may be
allowed within the overlay, subject to additional requirements of the overlay. In addition, the
following land uses may be permitted within the Agricultural Overlay:
1. Farms for orchards, trees, field crops, truck gardening, flowering gardening, and other similar
enterprises carried on in the general field of agriculture.
2. Farm stands, agricultural product processing and educational experiences (i.e. cooking classes).
3. Tasting rooms and wineries.
4. Single dwellings only for the use of an owner or manager of land within the parcel(s) subject to
the Overlay, or a person employed on the land but not exceeding three dwelling units for each
parcel of not less than ten acres.
D. Permit requirements, and public hearing and public notice required. An application for an
Agricultural Overlay shall be filed with the planning department in a manner prescribed by the
Planning Director with the required fee as established by City Council resolution. Approval of the
Agricultural Overlay shall be the responsibility of the City Council, upon recommendation of the
Planning Commission and the process for review shall be the same as a zoning map amendment
pursuant to Development Code Section 17.22.040. Public hearings and public notice shall be required
in accordance with Development Code Section 17.14.050.
E. Development standards. Operations with the Agricultural Overlay shall not be injurious to the
health, safety, or welfare of the public and surrounding neighborhood because of the noise, odor, dust,
smoke, vibration, danger to life and property, or other similar causes. The Agricultural Overlay shall
be applied where it will serve to protect and enhance an area where surrounding uses may include
sensitive receptors, such as residential neighborhood or lower intensity commercial or non-residential
uses. In order to ensure compatible uses and minimal impact to surrounding neighborhoods, the
following standards shall be enforced:
1. Parking: A sufficient number of parking spaces shall be provided to accommodate onsite parking
and minimize the need for off-site parking.
2. Noise: When adjacent to a residential land use, school, church or similar type of use, the noise
generating activity does not take place between the hours of 8:00 p.m. and 7:00 a.m. on
weekdays, including Saturday, or at any time on Sunday or a national holiday, and provided
noise levels created do not exceed the noise standards of 65 dBA when measured at the adjacent
property line.
3. Odor: Sources of odorous emissions, particular matter, and air containment standards shall
comply with the rules and regulations of the air pollution control district and the State Health
and Safety Code.
4. Dust: Dust mitigation, as it may negatively impact surrounding land uses, shall be managed to
the extent feasible. All parking areas shall be layered with dust-mitigating materials such as
decomposed granite or gravel. All other unimproved areas not utilized for landscaping,
recreational, parking, hardscape surfaces, buildings and agricultural purposes shall be improved
with dust-mitigating ground cover, including but not limited to decomposed granite, gravel or
similar material with the intent of meeting air quality best management practices.
5. Pesticides: The application of pesticides shall be conducted consistent with all common best
management practices and legal requirements pursuant to local, state and federal law. Aerial
application and any application method which results in pesticide drift of pesticides shall be
restricted.
6. Standards for Farm Stands:
a. Size: The floor are of the structure, portion of any structure and/or any outdoor
display area shall be limited to a total of 500 square feet.
b. Use: Retail sales of agricultural product produced onsite.
c. Location and Setbacks: The driveway and access shall conform with current City
standards for construction and site distance, except that material for the driveway
and parking areas related to such structures may be comprised of decomposed
granite or gravel. Farm stands shall be located a minimum of 50 feet from all
property lines.
F. Transfer of Development Rights: Upon approval of an Agricultural Overlay, subject property
owners are eligible to participate in the Transfer of Development Rights (TDR) program, which is
designed to help regulate and preserve legacy agricultural uses by incentivizing property owners
within the Agricultural Overlay to sever the development rights and transfer them to potential builders
on other property within the City.
G. Williamson Act: Property owners of parcels larger than 10 acres may qualify to apply for a
Williamson Act contract for the purposes of the preservation of agricultural lands in exchange for a
reduction in property tax assessments pursuant to state law.
17.38.060 The Resort.
A. Table 17.38.060-1 (Allowed Land Uses and Permit Requirements by Placetype) provides the permit
requirements for land uses by Placetype.
Land use classifications/categories and descriptions are per the City’s Development Code unless
otherwise defined in this section.
B. Uses not specifically listed. Uses not specifically listed as permitted or conditionally permitted, but
deemed by the Planning Director to be similar to a listed permitted or conditionally permitted use,
may be allowed subject to a use determination made by the Planning Director.
C. Shopkeeper and live/work units
In order to encourage businesses that create new jobs while ensuring compatibility with residential
units, the following requirements have been established.
1. Shopkeeper units. Shopkeeper units are units that include both residential (R-2 occupancy) and
non-residential (B-occupancy) mixed occupancy types as defined by the California Building
Code. Shopkeeper allows individual occupancy of the non-residential space with separate entries
from residence. The non-residential portion of the unit may be leased separately from the
residential portion of the unit.
2. Live/work units. Live/Work homes provide non-residence space within the home and are defined
by the California Building Code and shall be consistent with the City’s Development Code ‘Live-
Work Facility’ allowed use description.
TABLE 17.38.060-1
ALLOWED LAND USES AND PERMIT REQUIREMENTS BY PLACETYPE
Key
P= Permitted
C= Conditional Use Permit
N= Not Permitted
LWC= Live/Work with a Conditional Use Permit***
Placetype VN CL UN T MU Rec MU Overlay*
Residential Uses
Accessory Dwelling Unit
Adult day care home P P P P P P P
Caretaker housing C C C C C C C
Dwelling, multi-family P P P P P P P
Dwelling, second unit(1) N N N N N N N
Dwelling, single-family P P N N N N N
Dwelling, two-family P P P P P P P
Emergency shelter N N N N N N N
Family day care home, large(11) C C C C C C C
Family day care home, small P P P P P P P
Guest house N N N N N N N
Group residential C C C C C C C
Home occupation(2) P P P P P P P
Live-work facility C C C N P P P
Shopkeeper(*) P P P N P P P
Manufactured home(3) N N N N N N N
Mobile home park(3) N N N N N N N
Residential care facility C C C C C C C
Residential care home P P P N N N N
Single-room occupancy facility P P P P P P P
Transitional housing P P P P P P P
Agriculture and Animal-Related Uses
Agricultural uses N N N N N N N
Animal keeping, domestic pets(4) P P P P P P P
Animal keeping, exotic animals(4) C C C C C C C
Animal keeping, insects(4) N N N N N N N
Animal keeping, livestock animals(4) N N N N N N N
Animal keeping, poultry(4) N N N N N N N
Equestrian facility, commercial N N N N N N N
Equestrian facility, hobby N N N N N N N
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses
Assembly use C C C C C C C
Cemetery/mausoleum N N N N N N N
Community center/civic use C C C C C P C
Placetype VN CL UN T MU Rec MU Overlay*
Community garden C C C N N N N
Convention center N N N N N N N
Golf course/clubhouse N N N N N N N
Indoor amusement/entertainment facility N N N C C C C
Indoor fitness and sports facility - large N N N C C P C
Indoor fitness and sports facility - small N N N P P P P
Library and museum C C C P P P P
Outdoor commercial recreation N N N C C C C
Park and public plaza P P P P P P P
Public safety facility C C C C C P C
Resource-related recreation P P P P P P P
School, academic (private) C C C C C C C
School, academic (public) P P P P P P P
School, college/university (private) N N N N P N P
School, college/university (public) N N N N P N P
Schools, specialized education and training/studio N N N C C C C
Theaters and auditoriums N N N C C C C
Tutoring center - large(1413) N N N C C C C
Tutoring center - small N N N P P P P
Utility, Transportation, Public Facility, and Communication Uses
Broadcasting and recording studios N N N N N N N
Park and ride facility N N N P N N N
Parking facility N N N P P P P
Transit facility N N N P N N N
Utility facility and infrastructure - fixed based structures(5) N N N N N N N
Utility facility and infrastructure - pipelines(5) P P P P P P P
Wind energy system - small(10) N N N N N N N
Retail, Service, and Office Uses
Adult day care facility N N N C C C C
Adult-oriented business(6) N N N N N N N
Alcoholic beverage sales N N N C C C C
Ambulance service N N N N N N N
Animal sales and grooming N N N P P P P
Art, antique, collectable shop(13) LWC LWC LWC P P P P
Artisan shop(13) LWC LWC LWC P P P P
Bail bonds N N N N N N N
Banks and financial services N N N C C C C
Bar/nightclub N N N C C C C
Bed and breakfast inn N N N N N N N
Building materials store and yard N N N N N N N
Business support services N N N P P P P
Call center N N N N N N N
Card room N N N N N N N
Placetype VN CL UN T MU Rec MU Overlay*
Check cashing business(7) N N N P P P P
Child day care facility/center N N N C C C C
Consignment store N N N C C C C
Convenience store N N N P P P P
Crematory services(7) N N N N N N N
Drive-in and drive-through sales and service(8) N N N N N N N
Equipment sales and rental N N N N N N N
Feed and tack store N N N N N N N
Furniture, furnishing, and appliance store(1413) N N N C P N P
Garden center/plant nursery(1413) C C C C C C C
Grocery store/supermarket(1413) N N N P P P P
Gun sales N N N N N N N
Hookah shop N N N C C C C
Home improvement supply store(1413) N N N C C N C
Hotel and motel(1514) N N N C C C C
Internet cafe N N N P P P P
Kennel, commercial N N N N N N N
Liquor store N N N C C C C
Maintenance and repair, small equipment N N N P P P P
Massage establishment N N N C C C C
Medical marijuana dispensary N N N N N N N
Medical services, extended care C C C C C C C
Medical services, general N N N P P P P
Medical services, hospitals N N N N N N N
Mobile hot food truck N N N N N N N
Mortuary/funeral home N N N N N N N
Office, business and professional(**) LWC LWC LWC P P P P
Office, accessory N N N P P P P
Pawnshop(7) N N N N N N N
Personal services N N N P P P P
Restaurant, no liquor service N N N P P P P
Restaurant, beer and wine N N N P P P P
Restaurant, full liquor service N N N C C C C
Retail, accessory N N N P P P P
Retail, general LWC LWC LWC P P P P
Retail, warehouse club N N N N N N N
Secondhand dealer N N N P P P P
Shooting range N N N N N N N
Smoke shop(7) N N N N N N N
Specialty food store(13) N N N P P P P
Tattoo shop(7) N N N N C N C
Thrift store(7) N N N N N N N
Veterinary facility N N N C C C C
Placetype VN CL UN T MU Rec MU Overlay*
Automobile and Vehicle Uses
Auto vehicle dismantling N N N N N N N
Auto and vehicle sales and rental N N N N N N N
Auto and vehicle sales, auto broker N N N N N N N
Auto and vehicle sales, wholesale N N N N N N N
Auto and vehicle storage N N N N N N N
Auto parts sales N N N N N N N
Car washing and detailing N N N N N N N
Recreational vehicle storage N N N N N N N
Service stations N N N N N N N
Vehicle services, major N N N N N N N
Vehicle services, minor N N N N N N N
Industrial, Manufacturing, and Processing Uses
Fuel storage and distribution N N N N N N N
Manufacturing, custom small-scale LWC LWC LWC P P N P
Manufacturing, heavy N N N N N N N
Manufacturing, heavy-minimum impact N N N N N N N
Manufacturing, light N N N N N N N
Manufacturing, medium(9) N N N N N N N
Microbrewery LWC LWC LWC P P N P
Printing and publishing N N N P P P P
Recycling facility, collection N N N N N N N
Recycling facility, processing N N N N N N N
Recycling facility, scrap and dismantling facility N N N N N N N
Research and development N N N N N N N
Storage, personal storage facility N N N N N N N
Storage warehouse N N N N N N N
Storage yard N N N N N N N
Wholesale, storage, and distribution - heavy N N N N N N N
Wholesale, storage, and distribution - light N N N N N N N
Wholesale, storage, and distribution - medium(9)(12) N N N N N N N
Placetype VN CL UN T MU Rec MU Overlay*
Table notes:
(*) Uses Permitted in the MU-Overlay Zone override the underlying Placetype where there is a conflict
(**) Leasing and New Homes Sales Centers
(***) Shopkeeper units are those that include both residential (R-2 occupancy) and non-residential (B-occupancy) mixed occupancy
types as defined by the California Building Code. The non-residential portion of the unit may be leased separately from the
residential portion of the unit.
(1) See additional accessory dwelling unit regulations in Chapter 17.100.
(2) See additional home occupation regulations in Chapter 17.92.
(3) See additional mobile home regulations in Chapter 17.96.
(4) See additional animal keeping in Chapter 17.88.
(5) Utility facilities and infrastructure involving hazardous or volatile gas and/or liquid pipeline development require approval of a
CUP.
(6) See additional adult entertainment businesses in Chapter 17.86. Adult-oriented businesses are not permitted west of Haven
Avenue.
(7) See additional regulations for special regulated uses in the Chapter 17.102.
(8) See additional regulations for drive-In and drive-through facilities in Chapter 17.90.
(9) Not permitted within 300 feet of residentially zoned property.
(10) See additional regulations for wind energy systems in alternative energy systems and facilities in Chapter 17.76.
(11) Family Day Care Home—Large requires approval of A Large Family Day Care Permit, not a Conditional Use Permit.
(12) "Wholesale, Storage, and Distribution — Medium" is not permitted on any parcel that is located within, or partly within, five
hundred (500) feet of the Foothill Boulevard right-of-way.
(13) Permitted in Industrial Park and General Industrial zones when proposed in conjunction with "Commercial (Repurposing) —
Industrial".
(1413) Maximum square footage for a single user shall not exceed 10,000 square feet.
(1514) The maximum number or rooms for hotels/motels is 200 rooms.
17.38.070 Etiwanda Heights Neighborhood and Conservation Plan.
The Etiwanda Heights Neighborhood and Specific Plan is broken into a Neighborhood Area and a
Rural/Conservation Area with regulating zones and sub-zones governing development within each area.
The allowed land uses and corresponding permit requirements within each regulating zone and sub-zone
are identified in Table 17.38.070-1 (“Allowed Uses”) below. Unless otherwise noted, definitions of each
use are found in chapter 17.32. If a word or phrase used in this section is not defined in chapter 17.32 or
the specific plan’s glossary, the planning director shall make a determination on its meaning, giving
deference to common usage. Notwithstanding any other provision of this code, in the event of any conflict
between this section and the specific plan, the development code shall prevail.
TABLE 17.38.070-1 ALLOWED USES
ALLOWED LAND USES AND PERMIT REQUIREMENTS FOR THE ETIWANDA HEIGHTS
NEIGHBORHOOD AND CONSERVATION PLAN
Key
P Permitted
PU Permitted upstairs
C Requires Conditional Use Permit (CUP)
F Permitted on the ground floor of an Attached Flex Building Type (see chapter 5.4.12)
N Not permitted
Neighborhood Area (NA) Rural/Conservation Area (RCA)(1)
Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/
UC R-C
Residential Uses
Adult Day Care Home N P P P N P N N
Caretaker Housing N C C C P C P N
Dwelling, Multi-Family(2) N N N N N N N N
Dwelling, Single-Family(2) N P P P P P N3 N
Dwelling, Single-Family Attached(2) P P N N N N N N
Emergency Shelter N N N N N N N N
Family Day Care Home, Large N C C C N N N N
Family Day Care Home, Small N P P P N N N N
Guest House N N P P N N N N
Group Residential N C C C N C N N
Home Occupations N P P P P P N N
Live-Work Facility P P N N N N N N
Manufactured Home N N N N N N N N
Mobile Home Park N N N N N N N N
Residential Care Facility C C C N N N N N
Residential Care Home P P P P N P N N
Single-Room Occupancy Facility N N N N N N N N
Transitional Housing P P P P N P N N
Agriculture and Animal-Related Uses
Agricultural Uses N N N P C C C N
Animal Keeping, Domestic Pets(6) P P P P P P P N
Animal Keeping, Exotic Animals(6) N N C C N C N N
Animal Keeping, Insects(6) N N N P P P P N
Animal Keeping, Livestock(6) N N N P C C C N
Animal Keeping, Poultry(6) N N N P C C C N
Equestrian Facility, Commercial N N N N N N N N
Equestrian Facility, Hobby N N P P(7) P P N N
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses
Assembly Use C N N N C C N N
Neighborhood Area (NA) Rural/Conservation Area (RCA)(1)
Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/
UC R-C
Cemetery/Mausoleum N N N N N N N N
Community Center/Civic Use C N N N N N N N
Community Garden P P P N N N N N
Convention Center N N N N N N N N
Golf Course/Clubhouse N N N N N N N N
Indoor Amusement/ Entertainment
Facility N N N N N N N N
Indoor Fitness and Sports Facility -
Large N N N N N N N N
Indoor Fitness and Sports Facility -
Small P N N N N N N N
Library and Museum P N N N C N N N
Outdoor Commercial Recreation N N N N N N N N
Park and Public Plaza P N N N N N N N
Public Safety Facility P N N N P P N N
Resource-Related Recreation P P P P C C N N
School, Academic (Private) C C C C N N N N
School, Academic (Public) P P P P N N N N
School, College/University (Private) N N N N N N N N
School, College/University (Public) N N N N N N N N
Schools, Specialized Education and
Training/Studio P N N N N N N N
Theaters and Auditoriums C N N N N N N N
Tutoring Center - Large N N N N N N N N
Tutoring Center - Small P F N N N N N N
Utility, Transportation, Public Facility, and Communication Uses
Broadcasting and Recording Studios N N N N N N N N
Park and Ride Facility N N N N N N N N
Parking Facility N N N N N N C N
Transit Facility N N N N N N N N
Utility Facility and Infrastructure -
Fixed Based Structures N N N N N N C N
Utility Facility and Infrastructure -
Pipelines N N N N N N C N
Wind Energy System—Small N N N N N N N N
Retail, Service, and Office Uses
Adult Day Care Facility N N N N N N N N
Adult-Oriented Business N N N N N N N N
Alcoholic Beverage Sales C N N N N N N N
Ambulance Service N N N N N N N N
Neighborhood Area (NA) Rural/Conservation Area (RCA)(1)
Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/
UC R-C
Animal Sales and Grooming P N N N N N N N
Bail Bonds N N N N N N N N
Banks and Financial Services P N N N N N N N
Bar/Nightclub N N N N N N N N
Bed and Breakfast Inn C C N N N N N N
Building Materials Store and Yard N N N N N N N N
Business Support Services P N N N N N N N
Call Center N N N N N N N N
Check Cashing Business N N N N N N N N
Child Day Care Facility/Center C N N N N N N N
Commercial Cannabis Activity N N N N N N N N
Consignment Store P N N N N N N N
Convenience Store N N N N N N N N
Crematory Services N N N N N N N N
Drive-In and Drive-Through Sales
and Service N N N N N N N N
Equipment Sales and Rental N N N N N N N N
Feed and Tack Store N N N N N N N N
Garden Center/Plant Nursery N N N N C N C N
Grocery Store/Supermarket C(8) N N N N N N N
Gun Sales N N N N N N N N
Hookah Shop N N N N N N N N
Home Improvement Supply Store P(9) N N N N N N N
Hotel and Motel N N N N N N N N
Kennel, Commercial N N N N N N N N
Liquor Store N N N N N N N N
Maintenance and Repair, Small
Equipment P N N N N N N N
Massage Establishment N N N N N N N N
Massage Establishment, Ancillary N N N N N N N N
Medical Services, Extended Care N N N N N N N N
Medical Services, General PU N N N N N N N
Medical Services, Hospitals N N N N N N N N
Mobile Hot Food Truck P N N N N N N N
Mortuary/Funeral Home N N N N N N N N
Office, Business and Professional PU F N N N N N N
Office, Accessory PU F N N N N N N
Pawnshop N N N N N N N N
Personal Services P F N N N N N N
Restaurant, No Liquor Service P F/C N N N N N N
Neighborhood Area (NA) Rural/Conservation Area (RCA)(1)
Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/
UC R-C
Restaurant, Beer and Wine P F/C N N N N N N
Restaurant, Full Liquor Service C N N N N N N N
Retail, Accessory P F/C N N N N N N
Retail, General P(9) F/C N N N N N N
Retail, Warehouse Club N N N N N N N N
Secondhand Dealer N N N N N N N N
Shooting Range N N N N N N N N
Smoke Shop N N N N N N N N
Specialty Food Store P F/C N N N N N N
Tattoo Shop N N N N N N N N
Thrift Store N N N N N N N N
Veterinary Facility C N N N N N N N
Automobile and Vehicle Uses
Auto Vehicle Dismantling N N N N N N N N
Auto and Vehicle Sales and Rental N N N N N N N N
Auto and Vehicle Sales Auto broker N N N N N N N N
Auto and Vehicle Storage N N N N N N N N
Auto Parts Sales N N N N N N N N
Car Washing and Detailing N N N N N N N N
Recreational Vehicle Storage N N N N N N N N
Service Stations N N N N N N N N
Vehicle Services, Major N N N N N N N N
Vehicle Services, Minor N N N N N N N N
Industrial, Manufacturing, and Processing Uses
Commercial
(Secondary/Accessory) - Industrial N N N N N N N N
Commercial (Repurposing) -
Industrial N N N N N N N N
Fuel Storage and Distribution N N N N N N N N
Manufacturing, Custom N N N N N N N N
Manufacturing, Heavy N N N N N N N N
Manufacturing, Heavy-Minimum
Impact N N N N N N N N
Manufacturing, Light N N N N N N N N
Manufacturing, Medium N N N N N N N N
Microbrewery N N N N N N N N
Printing and Publishing N N N N N N N N
Recycling Facility, Collection N N N N N N N N
Recycling Facility, Processing N N N N N N N N
Neighborhood Area (NA) Rural/Conservation Area (RCA)(1)
Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/
UC R-C
Recycling Facility, Scrap and
Dismantling Facility N N N N N N N N
Research and Development N N N N N N N N
Storage, Personal Storage Facility N N N N N N N N
Storage Warehouse N N N N N N N N
Storage Yard N N N N N N N N
Wholesale, Storage, and
Distribution - Heavy N N N N N N N N
Wholesale, Storage, and
Distribution - Light N N N N N N N N
Wholesale, Storage, and
Distribution - Medium N N N N N N N N
Table Notes
(1) Aggregate resource extraction may be permitted, subject to the issuance of a Conditional Use Permit, within the RCA only in
the Deer Creek Alluvial Fan and Day Creek Alluvial Fan (Sectors D-1 and D-16 as shown in Figure RC-2 in the Resource
Conservation Element of the General Plan).
(2) Use defined in the glossary of the specific plan (Appendix 3).
(3) Any property that is located within the R-FC/UC sub-zone area and is privately owned on the date on which the specific plan
becomes effective shall be allowed to construct 1 dwelling unit for each 10 acres of land, and any development rights can be
transferred pursuant to the Transfer of Development Rights program described in chapter 7.4 of the specific plan.
(4) Reserved
(5) See additional regulations for home occupations in chapter 17.92.
(6) See additional regulations for animal keeping in chapter 17.88.
(7) One equine is permitted per 10,000 square feet of lot area. See chapter 5.4.2.J of the specific plan.
(8) Limited to 30,000 square feet.
(9) Limited to 5,000 square feet.
(Ord. No. 958, § 3, 2019)
17.38.080 Large Warehouse Overlay Zone
A. Purpose. The purpose of the Large Warehouse Overlay Zone is to ensure that large industrial
buildings of 450,000 square feet or more are located in areas of the City with adequate public services
and infrastructure and away from sensitive receptors who may be impacted by air pollutant emissions,
noise, and other impacts generated by the predominant uses in such buildings.
B. Applicability. Industrial buildings with gross floor space of 450,000 square feet or more that are
developed after the effective date of the ordinance that codified this section shall be located within
the Large Warehouse Overlay Zone. The Large Warehouse Overlay Zone applies to property
designated on the zoning map by reference letters “LW” after the reference letter(s) identifying the
base zone.
C. Allowed uses. Permitted uses within the Large Warehouse Overlay Zone are those permitted and
conditionally permitted uses within the underlying zone.
D. Development standards. Development in the Large Warehouse Overlay Zone shall comply with the
zoning regulations applicable to the underlying zone and any master plan applicable to the subject
property. A master plan adopted pursuant to chapter 17.22.020 may also be required for the
development of an industrial building located within the Large Warehouse Overlay Zone, unless
amended by the city council as part of the establishment of the overlay zone.
17.38.090 Camino Predera Overlay Zoning District
A. Purpose. The purpose of the Camino Predera Overlay Zoning District is to identify the geographical
area of 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 that is subject to the City’s
optional development standards.
B. Applicability. The Camino Predera Overlay Zoning District is generally located north of Foothill
Boulevard/Pacific Electric (PE) Trail and west of Carnelian Avenue/Cucamonga Creek, in the Low
Residential (L) Zone as depicted on the zoning map. The Camino Predera Overlay Zoning District
applies to areas of the City indicated on the zoning map by the reference letter “CP” after the reference
letter(s) identifying the base zoning district.
C. Development standards. Properties designated Camino Predera Overlay Zoning District shall
comply with the City’s hillside development regulations outlined in Chapter 17.52 (Hillside
Development) except as noted in this chapter.
D.
Standards Optional Standards
Maximum Minimum
Building Height
-South side of Camino Predera 14 feet1 None
-North side of Camino Predera 25 feet None
Building Setbacks
-Front None 37 5 feet
-Rear None 20 feet
-Side None 5/10 feet
Excavation/Fill 8 feet None
Wall Height
-Screen (Freestanding) 6 feet None
-Retaining 8 feet None
1 – As measured from the curb at the street;
D. Plan Check/Zoning Clearance. Applications for new residential construction for properties
within the Camino Predera Overlay Zoning District utilizing the optional development standards
are exempt from the Hillside Design Review process and shall only be subject to ministerial
review per Section 17.16.030 (Plan Check/Zoning Clearance).
ARTICLE IX. GLOSSARY
Chapter 17.140 UNIVERSAL DEFINITIONS’
17.140.010 Purpose.
The purpose of this chapter is to provide definitions for unique terms used throughout this title that are
general in nature. (Code 1980, § 17.126.010; Ord. No. 855, § 4, 2012)
17.140.020 Universal definitions.
Abutting means having lot lines or zone boundaries in common.
Accessory dwelling unit. See Unit, accessory dwelling.
Accessory structure. See Structure, accessory.
Accessory use. See Use, accessory.
Addition means any construction which increases the size of a building or facility in terms of site
coverage, height, length, width, or gross floor area.
Adjacent means any lot, structure, zone, etc. that shares a property line with another lot, structure, zone,
etc.
Agent means any person showing written verification that he or she is acting for, and with the knowledge
and consent of, a property owner.
Agriculture means the use of land for farming, dairying, pasteurizing and grazing, horticulture,
floriculture, viticulture, apiaries, or animal and poultry husbandry, and including accessory activities but
not limited to storage, harvesting, feeding, or maintenance of equipment, excluding stockyards,
slaughtering, or commercial food processing.
Alley means a public thoroughfare, not exceeding 30 feet in width for the use of pedestrians and/or
vehicles, producing only a secondary means of access to the abutting property.
Allowed use. See Use, allowed.
Alteration means any construction or physical change in the internal arrangement of rooms or the
supporting members of a building or structure or change in the appearance of any building or structure.
Alternative energy system. See Energy system, alternative.
Automobile service station, accessory car wash means a building or structure that is associated with a
service station, on the same property/parcel, that is utilized for washing automobiles and light trucks. The
building/structure may be attached or detached to the primary structure such as a convenience store.
Automobile service station, ancillary equipment means all equipment associated with the services that
could be provided by a service station including air pumps, vacuums, and propane and/or equipment
required by federal and State regulations such as vapor recovery systems.
Automobile service station, canopy means an unenclosed overhead structure above the fuel pumps
providing weather protection, shade, and may incorporate light fixtures to illuminate the area in the
vicinity of the fuel island.
Automobile service station, convenience store means a building associated with the fueling operations that
provides one or a combination of the following: convenience services; retail sale of packaged food,
drinks, etc. and automotive-related merchandise; and food/restaurant services.
Automobile service station, general means a facility that is primarily for the purpose of retail sales of fuel
(gasoline, diesel, ethanol, etc.) for internal combustion powered and/or electricity for battery powered
vehicles.
Barn. Any building that is built and used for the purpose of animal-keeping, sheltering/housing of
animals; storage of equipment, materials, and food used associated with the care of animals; and
storage/parking of trailers used for the transportation of animals, and that will not be built and used for the
purpose of storing/parking of automobiles, recreational vehicles (RVs), and/or off-road vehicles that are
unrelated to the transportation of animals.
Base density means the number of dwelling units allowed on the receiving site under the property’s
current zoning without the use of residential development credits.
Base district. See District, base.
Basement means a portion of building partly or wholly underground and having more than one-half of its
height below the average level of the adjoining ground.
Block means the area of land bounded by streets, highways, or railroad rights-of-way, except alleys.
Building means any structure built for the support, shelter, or enclosure of persons, animals, fowls,
chattels, or personal property of any kind.
Building height means the vertical distance, excluding foundations or understructures, between the
average finished ground surface adjacent to the structure and to the highest point of the structure,
excluding architectural features and appurtenances such as, but not limited to, chimneys, antennas,
elevators, and similar mechanical equipment.
Building official means the head of the building and safety department of the city; shall include his or her
deputies.
Building site means a lot or contiguous lots of land in single, multiple, or joint ownership (exclusive of all
rights-of-way and all easements, except open space easements, that prohibit the surface use of the
property by its owner), which provides the area and open spaces required by this title for construction of a
building or buildings, and which abuts a public or private street or alley, or easement determined by the
planning director to be adequate for the purpose of access.
Carnival means an event consisting of amusements which include, but are not limited to, merry-go-
rounds, Ferris wheels, or other similar mechanical apparatus or rides; menageries; trained animal acts,
circuses, animal rides, petting zoos, or similar animal exhibitions; acrobatic shows or other physical feats
or demonstrations; sideshows, games or tests of strength, skill or other capacity; and public eating places
for which a fee or payment may be charged for entry into the location, viewing of any such entertainment
or amusement, participation in any of its activities, or purchase of food, drink or merchandise.
Carport means a permanent roofed structure with no more than three enclosed sides used or intended to
be used for automobile shelter and storage.
Car show means an event where automobile, motorcycle, or any other form of motorized transportation is
displayed. Arrangement, negotiation, or direct sales of vehicles are prohibited.
Centerline means the centerline of a street as referred to in this Code shall mean the right-of-way
centerline as established by the county engineer of the county, by the city engineer of any city within the
county, by the state division of highways, or if no such centerline has been established and in any case in
which foregoing definition is not applicable, the planning commission shall designate the centerline.
Certified farmers market means a temporary use where the primary activity is the outdoor sales of food
and farm produce such as fruits, vegetables, nuts, herbs, eggs, honey, flowers, and food products from
livestock, and that is certified by the state and operated in accordance with article 1, division 17, chapter
10.5 of the Agricultural Code.
Circus. See Carnival.
City means the City of Rancho Cucamonga.
Clear visibility triangle means the required clear cross-visibility area unobstructed by any structure or
landscape between 36 inches and seven feet above the surface of the public sidewalk as follows (see
Figure 17.140.020-1 (Clear Visibility Triangle)):
• At any corner formed by the intersection of a driveway/alley and street, the cross-visibility area
shall be a triangle having two sides ten feet long and running along the driveway/alley edge and curb
line of street, said length beginning at their intersection and the third side formed by a line
connecting the two ends.
• At any corner formed by the intersecting streets, the cross-visibility area shall be a triangle
having two sides 20 feet long and running along each curb line, said length beginning at their
intersection and the third side formed by a line connecting the two ends.
FIGURE 17.140.020-1 CLEAR VISIBILITY TRIANGLE
Commission means the planning commission of the city.
Common, open space. See Open space, common.
Community trail. See Trail, community.
Conceptual development plan means a site plan which indicates conceptual ideas for such things as, but
not limited to, building placement, circulation/access, drainage/grading, buffers, phased improvements,
and landscaping.
Concert. See Outdoor entertainment, live.
Conditional use. See Use, conditional.
Contour grading.See Grading, contour.
Conversion means the creation of separate ownership of existing real property together with a separate
interest in space of residential, industrial, or commercial buildings thereon.
Corner lot. See Lot, corner.
Corner side yard. See Yard, corner side.
Council means the city council of Rancho Cucamonga.
County means the County of San Bernardino.
Court means an open, unoccupied space, other than a yard, unobstructed from ground to sky on the same
lot with a building or buildings and which is bounded on two or more sides by the walls of a building.
Decibel or dBA means a unit of sound pressure level.
Dedication, offered, means that portion of land that is irrevocably offered to the city for future public
rights-of-way which has no prospective future date for construction to city standards and/or notice of
completion.
Density means the total number of dwelling units in a project site, divided by the gross area of the project
site. The dwelling unit density range permitted under the applicable land use classification shall apply to
the overall project site and shall not be literal to any division thereof.
Design means:
• Street alignments, grades, and widths;
• Drainage and sanitary facilities and utilities, including alignments and grades thereof;
• Location and size of all required easements and rights-of-way;
• Fire roads and fire breaks;
• Lot size and configuration;
• Traffic access;
• Grading;
• Land to be dedicated for park or recreational purposes; and
• Such other specific requirements in the plan and configuration of the entire project as may be
necessary or convenient to ensure conformity to or implementation of the general plan or any
adopted specific plan.
Development means the division of a parcel of land into two or more parcels; the construction,
reconstruction, conversion, structural alteration, relocation, or enlargement of any structure; any mining,
excavation, landfill, or land disturbance; and any use or extension of the use of land.
Development, mixed-use. The combination of a mix of land uses, such as, but not limited to, commercial
and residential uses, in the same structure, parcel or project site, where the residential component is
located either above (vertical mixed-use) or adjacent to (horizontal mixed-use) the nonresidential
component.
District, base, means a specifically delineated district in the city within which regulations and
requirements uniformly govern the use, placement, spacing, and size of land and buildings. Not more than
one base district designation shall apply to the same portion of a lot.
Driveway means a permanently surfaced area providing direct access for vehicles between a street and a
permitted off-street parking or loading area.
Dwelling means a structure or portion thereof which is used for human habitation. Some example
configurations are provided below (Figures 17.140.020-2 to 17.140.020-5) and include a single-family
dwelling and can be detached (as pictured below) or attached where a common wall is shared; an attached
dwelling shares a common wall with one or more adjacent units; a semi-detached dwelling is typically
two units joined by carports or garages in between; a multi-family dwelling is a single building that
contains more than one dwelling unit.
FIGURE 17.140.020-2 SINGLE-FAMILY DWELLING
FIGURE 17.140.020-3 ATTACHED DWELLING
FIGURE 17.140.020-4 SEMI-DETACHED DWELLING
FIGURE 17.140.020-5 MULTI-FAMILY DWELLING
Easement means a grant of one or more of the property rights by the property owner for the use by the
public, a corporation, or another person or entity.
Eave means the projecting lower edges of a roof overhanging the wall of a building.
Electric vehicle means any vehicle that operates on battery power and recharges from the electrical grid,
including plug-in hybrid electric vehicles and battery electric vehicles.
Electric vehicle (EV) charging station means a dedicated area where equipment and associated
infrastructure is located for the purposed of charging the batterisbatteries of an electric vehicle.
Elevation means:
• A vertical distance above or below a fixed reference level.
• A flat scale drawing of the front, rear, or side of a building or structure.
Emergency shelter means a facility for the temporary shelter and feeding of indigents or disaster victims
and operated by a public or nonprofit agency.
Enclosed means a covered space fully surrounded by walls, including windows, doors, and similar
openings or architectural features, for a space of not less than 100 square feet fully surrounded by a
building or walls exceeding eight feet in height.
Energy system, alternative, means application of any technology, the conservation of energy, or the use of
solar, biomass, wind, geothermal, hydroelectricity under 25 megawatts, or any other source of energy; the
efficient use of which will reduce the use of fossil and nuclear fuels.
Engineering services director means the director of engineering services/city engineer of the city; shall
include his or her deputies or designees.
Entertainment event, temporary means any activity which is designed to entertain guests, which includes,
but is not limited to, live entertainment, performances, exhibitions, including the purchase of food, drink
or merchandise, and which is of limited duration or occasional during a calendar year.
Equestrian trail. See Trail, equestrian.
Equine. Horse or other member of the horse family including mules and donkeys.
EV installed means a parking stall with an electric vehicle charging station.
EV ready means a parking stall containing an electrical outlet and conduit to allow for future installation
of an electric vehicle charging station.
Façade means the exterior wall of a building exposed to public view or that wall viewed by persons not
within the building.
Fair. See Carnival.
Family means one or more individuals occupying a dwelling unit.
Farm Stands means a structure or portion thereof, where products offered for sale are grown or produced
on site. Food preparation is prohibited except for food sampling or tasting.
Fence means an artificially constructed barrier of any material or combination of materials erected to
enclose or screen areas of land.
Festival means an organized series of events consisting of amusements which include, but are not limited
to, live and prerecorded entertainment, performances, exhibitions, competitions, visual displays, and/or
purchase of food, drink or merchandise.
Finished grade. See Grade, finished.
Fire chief, means the chief of the Rancho Cucamonga Fire Protection District.
Fire district, means the Rancho Cucamonga Fire Protection District.
Flag lot. See Lot, flag.
Floor area, gross, means the sum of the gross horizontal areas of average floors of a building measured
from the exterior face of exterior walls or from the centerline of a wall separating two buildings, but not
including interior parking space, loading space for motor vehicles, or any space where the floor-to-ceiling
height is less than six feet.
Floor area ratio means the ratio between gross floor area of the primary structure(s) on a site and gross
site area. It includes all occupiable floors of a building, making it a three-dimensional unit of measure.
For example, a multi-story building with a total floor area of 100,000 square feet on a 50,000 square foot
lot will have a floor area ratio (FAR) of 2.0. The following are examples of how a building with a total
floor area of 100,000 square feet can be configured on a 50,000 square foot lot to achieve a FAR of 2.0.
See Figure 17.140.020-6 (Floor Area Ratio).
FIGURE 17.140.020-6 FLOOR AREA RATIO
Food facility, mobile means a kitchen within a licensed and operable motor vehicle or trailer whose
method of operation is temporary and may be transient or in a static location and involves the preparation
and sale of food and/or nonalcoholic beverages in a ready-to-consume state for consumption either on or
off the premises, but not within the motor vehicle and/or trailer.
Food facility, temporary means a food facility that operates at a fixed location for the duration of an
approved community event and only as a part of the community event.
Food truck. See Food facility, mobile.
Frontage means the side of a lot abutting a street, the front lot line, except the side of a corner lot.
Front lot line. See Lot line, front.
Front wall. See Wall, front.
Fuel pump means equipment that transfers various petroleum-based fuels from underground tanks to
vehicles and includes equipment for conducting payment.
Fuel island means an area where the fuel pumps and minor amenities such as trash receptacles and
window cleaning equipment/material are located
Fundraiser means an event held to solicit or generate financial support for a governmental or non-profit
organization, or an individual.
Gated community means a developed area with roads and sidewalks that have gates to control the
movement of traffic and people into and out of the area.
Garage. Any building with a permanent roof, enclosed on three sides with a garage door on the fourth
side that is built and used for the purpose of storage/parking of automobiles, recreational vehicles (RVs),
or off-road vehicles.
Garbage means animal and vegetable waste resulting from the handling, storage, sale, preparation,
cooking, and serving of foods.
General plan means the general plan of the city, including all maps, reports, and related plan elements
adopted by the city council.
Glare means the effect produced by brightness sufficient to cause annoyance, discomfort, or loss in visual
performance and visibility.
Grade means:
• The lowest horizontal elevation of the finished surface of the ground, paving, or sidewalk at a
point where height is to be measured.
• The degree of rise or descent of a sloping surface.
Grade, finished, means the final elevation of the ground surface after development.
Grade, natural, means the elevation of the ground surface in its natural state before man-made alterations.
Grading means any stripping, cutting, filling, stockpiling of earth or land, including the land in its cut or
filled condition.
Grading, contour, means a grading concept designed to result in earth forms and contours which resemble
natural terrain characteristics, with generally curving, non-linear slope banks having variations in the
slope ratios of the horizontal and vertical curves.
Greenbelt means an open area, which may be cultivated or maintained in a natural state, surrounding
development or used as a buffer between land uses or to mark the edge of an urban or developed area.
Green roof means a roof of a building that is partially or completely covered with vegetation planted over
a waterproofing membrane.
Gross floor area. See Floor area, gross.
Guesthouse means an attached or detached accessory structure used as sleeping quarters for guests of the
occupants of the main dwelling and: (a) contains no kitchen or cooking facilities; (b) is clearly
subordinate and incidental to the principal residence on the same site; and (c) is not rented or leased,
whether compensation be direct or indirect.
Hardscape means the part of a building’s grounds consisting of structures, such as patios, retaining walls,
and walkways, made with hard materials. Examples of desirable hardscape examples are included in
Figure 17.140.020-7 (Hardscape Examples).
FIGURE 17.140.020-7 HARDSCAPE EXAMPLES
Haunted house means a temporary use where the primary activity occurs in a facility or structure defined
as a “Special Amusement Building” by the California Fire Code.
Height means the vertical distance of a structure measured from the average elevation of the finished
grade within 20 feet of the structure to the highest point of the structure. See Building height.
Homeowners association means a private organization composed of residents within a project who own
in common certain property and shall be responsible for the maintenance and management of certain
commonly owned property.
Improvement means any item which becomes part of, placed upon, or is affixed to real estate.
Interior lot. See Lot, interior.
Key lot.See Lot, key.
Kitchen means any room, all or any part of which is designed and/or used for cooking and the preparation
of food.
Landscaping means an area devoted to or developed and maintained predominantly with native or exotic
plant materials including turf (natural or synthetic), ground cover, trees, shrubs, and other plant materials.
Land use means a description of how land (real estate) is occupied or utilized.
Loading space means an off-street space or berth on the same lot with a building or contiguous to a group
of buildings for the temporary parking of a commercial vehicle while loading or unloading merchandise
or materials.
Local feeder trail. See Trail, local feeder.
Lot means any parcel of real property approved by a record of survey, plat, parcel map, subdivision map,
or certificate of compliance, or any parcel legally created or established pursuant to the applicable zoning
or subdivision regulations in effect prior to the effective date of application of this Code to such parcel.
Lot area means the net horizontal area within bounding lot lines after dedication.
Lot, corner, means a lot or parcel of land abutting upon two or more streets at their intersection, or upon
two parts of the same street forming an interior angle of less than 135 degrees.
Lot coverage means the area of a lot covered by buildings including eaves greater than 24 inches,
projecting balconies, and similar features but excluding ground-level paving, landscaping, open
recreational facilities, and lattice patio covers. See Figure 17.140.020-8 (Lot Coverage).
FIGURE 17.140.020-8 LOT COVERAGE
Lot depth means the horizontal distance between the midpoint of the front lot line and the midpoint of the
rear lot line.
Lot, flag, means a lot or parcel of land shaped like a flag; the staff is a narrow strip of land providing
vehicular and pedestrian access to a street, with the bulk of the property lying to the rear of other lots.
Lot, interior, means a lot other than a corner lot.
FIGURE 17.140.020-9 LOT TYPES
Lot, key, means the first interior lot to the rear of a reversed corner lot, the front line of which is a
continuation of the side line of the reversed corner lot, exclusive of the width of an alley, and fronting on
the street within intersects or intercepts the street upon which the corner lot fronts.
Lot line means a line bounding a lot.
Lot line, front, means a lot line parallel to the street. On a corner lot, the shorter lot line abutting a street or
the line designated as the front lot line by a subdivision or parcel map.
Lot line, rear, means a lot line that is opposite and the most distant from the front lot line. In the case of
an irregular-shaped lot, a line ten feet in length within the lot that is parallel to and at the maximum
distance from the front lot line.
Lot, reverse corner, means a lot or parcel the rear of which abuts the side of another lot.
Lot, through, means a lot or parcel with frontage on two parallel or approximately parallel streets.
Lot width means the horizontal distance between side lot lines, measured at the front setback line.
Mobile automotive-related uses means any activity conducted for compensation that involves minor
vehicle repair including battery replacement, brake part replacement, minor tune-up, change of oil and
filter, repair of flat tire, lubrication, auto glass repair and replacement, and other similar operations as
determined by the planning director, but shall not include major automobile repair or maintenance, such
as body or painting work of vehicle or vehicle parts.
Mobile car washing and detailing means any activity conducted for compensation that involves the
washing of automobiles, trucks, motorcycles, recreational vehicles, or any other vehicle, and which is
moved from one location to another, such as to serve customers at their residences or places of work.
Temporary car washes (e.g., fundraising activities) are not part of this use classification.
Mobile hot food truck event means a special occasion involving one or more mobile hot food trucks on
private property in compliance with required criteria for an approved temporary use permit. Mobile hot
food trucks are defined in Vehicle Code § 670 as any vehicle that is equipped and used for retail sales of
prepared, prepackaged or unprepared, unpackaged food or foodstuffs of any kind.
Natural grade. See Grade, natural.
Noise means any undesirable audible sound.
Noise level means the A-weighted sound pressure level in decibels obtained by using a sound level meter
at slow response with a reference pressure of 20 microPascals. The unit of measurement shall be
designated as dBA.
Noise, simple tone, or pure tone noise means a noise characterized by the presence of a predominant
frequency or frequencies such as might be produced by whistle or hum.
Noise zone means any defined area or region of a generally consistent land use.
Nonconforming means a building, structure, or portion thereof, or use of building or land which does not
conform to the regulations of this Code and which lawfully existed at the time the regulations became
effective through adoption, revision, or amendment.
Nonconforming lot means a lot, the area, dimensions, or location of which was lawful prior to the
adoption, revision, or amendment of this Code, but which fails by reason of such adoption, revision, or
amendment to conform to the present requirements of the district.
Nonconforming structure means a structure or building, the size, dimensions, or location of which was
lawful prior to the adoption, revision, or amendment to this Code, but which fails by reason of such
adoption, revision, or amendment, to conform to the present requirements of the district.
Nonconforming use means a use or activity which was lawful prior to the adoption, revision, or
amendment of this Code, but which fails by reason of such adoption, revision, or amendment, to conform
to the present requirements of the district.
Open space means any parcel or area of land or water essentially unimproved and set aside, dedicated,
designated, or reserved for public or private use or enjoyment or for the use and enjoyment of owners and
occupants of land adjoining or neighboring such open space. Does not include area covered by buildings
or accessory structures (except recreational structures), paved areas (except recreational facilities),
proposed and existing public and private streets or driveways, and school sites.
Open space, common, means open space within a project owned, designed, and set aside for use by all
occupants of the project or by occupants of a designated portion of the project. Common open space is not
dedicated to the public and is owned and maintained by a private organization made up of the open space
users. Common open space includes common recreation facilities, open landscaped areas, waterways,
greenbelts, but excludes pavement or driveway areas or parkway landscaping within the public right-of-
way.
Open space, private, means open space directly adjoining the units or building which is intended for the
private enjoyment of the occupants of the unit or building. Private open space shall in some manner be
defined such that its boundaries are evident. Private open space includes private patios or balconies and
front, rear, or side yards on a lot designed for single-family detached or attached housing.
Open space, usable, means outdoor or unenclosed area on the ground or on a roof, balcony, deck, porch,
or terrace designed and accessible for outdoor living, recreation, pedestrian access, or landscaping, but
excluding parking facilities, driveways, utility, or service areas.
Outdoor entertainment, live means performances presented by performers, which include, but are not
limited to, theatre performances, musical theatre, opera, dance and/or music.
Overhang means:
• The part of a roof or wall that extends beyond the façade of a lower wall.
• The portion of a vehicle extending beyond the wheel stops or curb.
Overlay district means a district established by this title which may be applied to a lot or portion thereof
only in combination with a base district.
Parapet means the extension of the main walls of a building above the roof level.
Parcel means a lot or tract of land.
Parking area means any public or private land area designed and used for parking motor vehicles
including parking lots, garages, private driveways, and legally designated areas of public streets.
Parking bay means the parking module consisting of one or two rows of parking spaces and the aisle from
which motor vehicles enter and leave the spaces.
Parking lot means an off-street, ground-level area, usually surfaced and improved, for the temporary
storage of motor vehicles.
Parking space means a space for the parking of a motor vehicle within a public or private parking area.
Parking Study describes a report prepared by a qualified traffic/parking engineer for review and
acceptance by the director of engineering services/city engineer and planning director that analyzes the
amount of parking proposed for a site relative to the parking demand generated by a proposed use(s). The
report may include calculations and recommendations for reducing the number of parking spaces for a
proposed use(s) and an analysis of shared on-site parking. The report may include parking counts of
vehicles parked in an area during selected days and times to evaluate the ratio of available parking spaces
to the number of vehicles parked . A parking study may also provide details on any recommended
transportation demand management measures.
Performance standards means a set of criteria or limits relating to nuisance elements which a particular
use or process may not exceed.
Perimeter means the boundaries or borders of a lot, tract, or parcel of land.
Permit means written governmental permission issued by an authorized official, empowering the holder
thereof to do some act not forbidden by law, but not allowed without such authorization.
Phase means any contiguous part or portion of a project which is developed as a unit in the same time
period.
Planning director means the director of the planning department of the city; shall include his or her
deputies or designees.
Planning entitlement means a permit or other approval required for land use and development purposes to
determine compliance with applicable zoning and development regulations, as well as planning and
zoning laws.
Policies and procedures manual means the document adopted by resolution of the City Council setting
forth the administrative policies and procedures that govern the Transfer of Development Rights Program
and the TDR Authority.
Portable recreational equipment means a vehicular unit designed and used for recreational or sporting
purposes, but not for temporary dwelling. Examples include, but shall not be limited to, boat, trailer, golf
cart, all-terrain vehicle, sand buggy, dune buggy, utility terrain vehicle (side by side), personal watercraft
or similar equipment.
Principal use. See Use, principal.
Private open space. See Open space, private.
Private street. See Street, private.
Project means the total development within the boundaries as defined on the development plan.
Public street. See Street, public.
Pure tone noise. See Noise, simple tone.
Rear yard. See Yard, rear.
Receiving site means a privately or publicly-owned parcel or parcels where it has been determined that
existing and planned urban services and infrastructure can accommodate additional development with the
purchase of Transfer of Development Rights Credits.
Recreational vehicle. See Vehicle, recreational.
Recreation room.See Room, recreation.
Recycling means the series of activities by which materials that would otherwise be disposed of are
collected, separated, or processed and used in the form of raw materials.
Regional trail. See Trail, regional.
Repair means the reconstruction or renewal of any part of an existing building for the purpose of its
maintenance.
Required yard area. See Yard area, required.
Residential development credit means the right to construct one additional residential dwelling unit above
the base density through the use of a transfer of development rights.
Residential development right means the residential development rights permitted on a parcel or parcels
under the base density of the general plan and the title, measured in maximum dwelling units per acre
based on gross acreage.
Reverse corner lot. See Lot, reverse corner.
Right-of-way means a strip of land acquired by reservation, dedication, forced dedication, prescription, or
condemnation and intended to be occupied or occupied by a road, crosswalk, railroad, electric
transmission lines, oil or gas pipeline, water line, sanitary storm sewer, and other similar uses.
Rodeo means an exhibition or contest event which includes, but is not limited to, riding of broncos, calf
roping, and wrestling of steers.
Room, recreation, means a single room in a main building or in an accessory building designed and/or
used exclusively for recreational purposes by the occupants or guests of the premises.
Screened means shielded, concealed, and effectively hidden from view by a person standing at ground
level on an abutting site, or outside the area, screened by a fence, wall, hedge, berm, or similar
architectural or landscape feature that is at least 90 percent view obscuring.
Sending site means a privately or publicly-owned parcel or parcels where, at the property owner’s
discretion, the underlying development rights of which may be severed, and sold upon review and
approval of the TDR Authority.
Setback means the area between the setback line and property line. The Code uses several types of
setbacks as illustrated below in Figure 17.140.020-10 (Types of Setbacks).
FIGURE 17.140.020-10 TYPES OF SETBACKS
Setback line means a line within a lot parallel to and measured from a corresponding lot line, forming the
boundary of a required yard and governing the placement of structures and uses on the lot.
FIGURE 17.140.020-11 SETBACK LINE LOCATION
Shelter (animal shelter). As it relates to Chapter 17.88, A structure or environment, adequate to the
species of animal, which provides protection from adverse weather conditions and predators (e.g., chicken
coop, rabbit hutch, barn, etc.). Shelters must be covered, properly ventilated, and designed to be easily
accessed, cleaned, and maintained.
Side yard. See Yard, side.
Simple tone noise. See Noise, simple tone.
Site area means the net horizontal area included within the boundary lines of a site, not including the area
within the established right-of-way of a public street, future public street, or railroad, or any other area
dedicated or to be dedicated for a public use.
Site plan means a plan, prepared to scale, showing accurately and with complete dimensioning all of the
buildings, structures, and uses and the exact manner of development proposed for a specific parcel of
land.
Slope means the degree of deviation of a surface from the horizontal, usually expressed in percentage or
degrees.
Smoke shop means any retail business establishment where at least fifty percent (50%) of product display
is for smoking products, including but not limited to, cigarettes, cigars, pipe tobacco, electronic smoking
devices, vaping E-liquids and supplies, and smoking supplies and accessories. A smoke shop does not
include commercial cannabis activity.
Solar access means a property owner’s right to have sunlight shine on his or her property.
Sound level meter means an instrument meeting American National Standard Institute’s standard S1.4-
1971 for Type 2 sound level meters or an instrument and the associated recording and analyzing
equipment which will provide equivalent data.
Sound pressure means a sound pressure level of a sound, in decibels, as defined in American National
Standard Institute’s standards 51.20-1962 and 51.13-1921; that is, 20 times the logarithm to the base ten
of the ratio of the pressure of the sound to a reference pressure, which reference pressure shall be
explicitly stated.
Sporting event, outdoor means an activity, exhibition or contest of physical exertion and skill conducted
outside of an enclosed building, field, park or stadium.
Stacking area means the area provided for vehicles waiting for drive-through service that is physically
separated from other on-site traffic circulation.
Story means that portion of a building included between the surface of any floor and the surface of any
floor next above it, or if there be no floor above it, then the space between such floor and ceiling next
above it.
Street means any public or private thoroughfare with a width of 20 feet or more which affords a primary
means of access to abutting property.
Street, private, means a street in private ownership, not dedicated as a public street, which provides the
principal means of vehicular access to a property and not to be construed to mean driveways, alleys, or
parking areas.
Street, public, means a street owned and maintained by the city, the county, or the state. The term
includes streets offered for dedication which have been improved or for which a bonded improvement
agreement is in effect.
Structural alteration means any change in the supporting members of a structure such as the bearing walls
or partitions, columns, beams, or girders.
Structure means anything constructed or built. An edifice or building of any kind, or any piece of work
artificially built up or composed of parts joined together in some definite manner.
Structure, accessory, means a subordinate building which is incidental and not attached to the main
building or use on the same lot. If an accessory building is attached to the main building or if the roof is a
continuation of the main building roof, the accessory building shall be considered an addition to the main
building. Includes structures regardless of whether a building permit is required, including, but not limited
to, enclosed and unenclosed patios, barns, guesthouses, accessory dwelling units, garages, carports,
storage buildings/sheds, trellis, gazebos, decks, and real or artificial rockscapes.
Structure, temporary, means a structure without any foundation or footings and which is removed when
the designated time period, activity, or use for which the temporary structure was erected has ceased.
Tasting Room means a business offering on-site and off-site wine sales which might include food service
limited to hors d-oeuvres and prepackaged gourmet foods and other retail sales associated merchandise
including gift baskets. Entertainment restricted to unamplified live music may be included as part of the
use.
Temporary structure. See Structure, temporary.
Temporary use. See Use, temporary.
Through lot. See Lot, through.
Tobacco paraphernalia means any instrument or paraphernalia that is designed for the smoking or
ingestion of lawful tobacco products including without limitation cigarette papers, cigarette wrappers,
cigar wrappers, blunt wraps, pips, holders, clips, and cigarette rolling machines.
Tobacco product means any substance containing tobacco or derived from tobacco and any substance
used in electronic cigarette and vaping devices including but not limited to cigarettes, cigars, e-juice, e-
liquid, e-nicotine, smoke juice, pipe tobacco, rolling tobacco, hookah tobacco, snuff, chewing tobacco,
dipping tobacco, snus, nicotine gel, nicotine lollipops, or any other preparation of tobacco.
Tot lot means an improved and equipped play area for small children usually up to elementary school age.
Trail, community, means a trail, generally 20 feet in width, which is a segment of a planned trail system,
intended to link local feeder trails with the regional trail system, and designed and improved for riding
and hiking purposes.
Trail, equestrian,means a trail which is a segment of a planned trail system designed, improved, and
intended to be used for horseback riding purposes.
Trail, local feeder, means a trail, generally 15 feet in width, which is a segment of a planned trail system,
intended to provide access to the rear of residential lots from the community or regional trail system, and
designed and improved for riding and hiking purposes.
Trail, regional, means a trail, generally 30 feet in width and located along flood control and utility
corridors, intended to connect residential areas with regional parks, scenic canyons, the national forest,
and other major open spaces, and designed and improved for riding, hiking, and bicycling purposes.
Transfer of Development Rights or TDR Authority means the entity established and given authority by the
City to implement the transfer of development rights program established by this chapter. The TDR
Authority may be operated by the City for the purpose of overseeing and facilitating the buying, selling of
development rights between private parties.
Unit, accessory dwelling means an attached or a detached residential dwelling unit which provides
complete independent living facilities for one or more persons. It shall include permanent provisions for
living, sleeping, eating, cooking and sanitation on the same parcel as a single-family or multi-family
dwelling is situated. An accessory dwelling unit also includes the following:
• An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code.
• A manufactured home, as defined in Section 18007 of the Health and Safety Code.
Usable open space. See Open space, usable.
Use means the conduct of an activity, or the performance of a function or operation, on a site or in a
building or facility.
Use, accessory, means a use which is incidental to, and customarily associated with, a specified principal
use and which meets the applicable conditions set forth in this title.
Use, allowed, means a use listed by the regulation of any particular district as a permitted use within that
district and permitted therein as a matter of right when conducted in accord with the regulations
established by this zoning code.
Use, conditional, means a use listed by the regulations of any particular district as a conditional use
within that district and allowable therein, solely on a discretionary and conditional basis, subject to
development/design review or to a conditional use permit, and to all other regulations established by this
Code.
Use, principal,means a use which fulfills a primary function of a household, establishment, institution, or
other entity.
Use, temporary, means a use established for a fixed period of time with the intent to discontinue such use
upon the expiration of the time period.
Value means the value of a building shall be the estimated cost to replace the building in kind based on
current replacement costs.
Vehicle means a self-propelled device using fossil fuels, electrical energy, or other energy source by
which persons or property may be moved upon a highway, excepting a device moved by human power or
used exclusively upon stationary rails or tracks.
Vehicle, recreational, means a vehicle towed or self-propelled on its own chassis or attached to the
chassis of another vehicle with provisions for sleeping, cooking and/or sanitation designed or used for
temporary dwelling, recreational, or sporting purposes. Examples include, but shall not be limited to,
motor home, travel trailer, fifth wheel, toy hauler, mounted camper, camping trailer, converted trucks and
buses provided that such vehicles are not commercial vehicles or used for commercial purposes.
Wall, front,means the nearest wall of a building or other structure to the street upon which the building
faces, but excluding cornices, canopies, eaves, or any other architectural embellishments.
Water feature means a detached structure typically used for decorative or landscaped design purposes
such as fountain, water wall, bird bath and similar features.
Yard means an open space that lies between the principal or accessory building or buildings and the
nearest lot line.
FIGURE 17.140.020-12 YARD AREAS
Yard area, required, means the required yard area (front, interior side, street side, and/or rear) of a lot is
the horizontal area between the property line and the minimum setback distance for the respective yard.
Yard, corner side, or street side means a side yard which faces a public street on a corner lot and
extending from the front yard to the rear yard.
Yard, front, means a yard extending the full width of the lot between the front lot line (measured from
property line) and a line parallel thereto and passing through the nearest point of the building.
Yard, rear, means a yard extending the full width of the lot between the rear lot line and a line parallel
thereto. For through lots, if a future street right-of-way has been established, such measurement shall be
from the future street right-of-way line.
Yard, interior side, means a yard between the side lot line and a line parallel thereto and extending from
the front yard to the rear yard.
Zero lot line means the location of a building on a lot in such a manner that one or more of the building’s
sides rest directly on a lot line. (Code 1980, § 17.126.020; Ord. No. 855, § 4, 2012; Ord. No. 858, § 4,
2013; Ord. No. 860, § 4, 2013; Ord. No. 881, § 4, 2015; Ord. No. 938, §§ 7—9, 2018; Ord. No. 948, § 5,
2019; Ord. No. 961, § 4, 2019)
Chapter 17.142 ADULT BUSINESS DEFINITIONS
17.142.010 Purpose.
The purpose of this chapter is to provide definitions for unique terms used throughout this title that relate
to adult businesses. This chapter is enacted with reference to the findings made in section 17.86.010.
(Code 1980, § 17.128.010; Ord. No. 855, § 4, 2012)
17.142.020 Adult business definitions.
Adult bookstore means a commercial establishment which, as a regular and substantial part of its
business, devotes inventory or product lines (the term “product line” refers to items which are all
identical, such as numerous copies of the same book or periodical) or display, shelf, rack, table, stand, or
floor area used for the display and sale of the following:
• Books, magazines, periodicals, or other printed matter, or photographs, films, motion pictures,
videocassettes, slides, tapes, records, or other form of visual or audio representation which are
characterized by an emphasis upon the depiction or description of specified sexual activities or
specified anatomical areas; and/or
• Instruments, artificial devices, or paraphernalia which are designed for use in connection with
specified sexual activities.
Adult cabaret means a nightclub, bar, restaurant, or similar establishment during which a substantial
portion of the total presentation time features live performances which are distinguished or characterized
by an emphasis on specified sexual activities or by exposure of specified anatomical areas and/or feature
films, motion pictures, videocassettes, slides, or other photographic reproductions which are distinguished
or characterized by an emphasis upon the depiction or description of specified sexual activities or
specified anatomical areas for observation by patrons.
Adult entertainment establishment means an adult entertainment establishment is any place of business in
which one or more of the following activities are conducted:
• Adult motel or hotel. A hotel or motel, or similar commercial establishment offering public
accommodations for any form of consideration which provides patrons with closed-circuit television
transmissions, films, motion pictures, videocassettes, slides, or other photographic reproductions, a
substantial portion of the total presentation time of which is distinguished or characterized by an
emphasis upon the depiction or description of “specified sexual activities” or “specified anatomical
areas” for observation by patrons.
• Adult theater. A theater, concert hall, auditorium, or similar commercial establishment either
indoor or outdoor in nature which, for any form of consideration, regularly features live
performances, a substantial portion of the total presentation time of which is distinguished or
characterized by an emphasis on “specified sexual activities” or “specified anatomical areas” for
observation by patrons.
Establishment of an adult entertainment business. As used herein, to “establish” an adult entertainment
business shall mean and include any of the following:
• The opening or commencement of operation of any such business as a new business.
• The conversion of any existing business, whether or not an adult entertainment business, to any
adult entertainment business as described herein.
• The addition of any adult entertainment business as defined herein to any existing adult
entertainment business if the addition results in enlargement of the place of business. For purposes
of the paragraph, enlargement shall mean an increase in the size of the building within which the
business is conducted by either construction or use of an adjacent building or any portion thereof,
whether located on the same or an adjacent lot or parcel of land.
Specified anatomical areas. As used herein, the term “specified anatomical areas” means and includes
any of the following:
• Less than completely and opaquely covered human genitals, pubic region, buttocks, anus, or
female breast below a point immediately above the tops of the areola; or
• Human male genitals in a discernibly turgid state, even if completely and opaquely covered.
Specified sexual activities. As used herein, the term “specified sexual activities” means and includes any
of the following:
• The fondling or other erotic touching, actual or simulated, of human genitals, pubic region,
buttocks, or female breast; or
• Sex acts, actual or simulated, including acts of sexual intercourse, oral copulation, sodomy, or
bestiality; or
• Masturbation, actual or simulated; or
• Excretory functions as part of or in connection with any of the activities set forth in any of the
above.
Other adult entertainment business means any other business or commercial establishment not herein
defined:
• Wherein for any form of consideration the establishment provides entertainment to patrons in
which a substantial portion of the total presentation time is characterized by an emphasis on
depicting, describing, or relating to specified sexual activities or specified anatomical areas; or
• Which devotes more than 50 percent of the total area used for display of its stock in trade to
items, instruments, and paraphernalia that are describing or relating to specified sexual activities.
(Code 1980, § 17.128.010; Ord. No. 855, § 4, 2012)
Chapter 17.144 DENSITY BONUS DEFINITIONS
17.144.010 Purpose.
The purpose of this chapter is to provide definitions for unique terms used throughout this title that relate
to density bonus. (Code 1980, § 17.130.010; Ord. No. 855, § 4, 2012)
17.144.020 Density bonus definitions.
Affordable rent means monthly housing expenses, including a reasonable allowance for utilities, for rental
target units reserved for very low- or lower-income households, not exceeding the following calculations:
• Very low income. Fifty percent of the area median income for San Bernardino County, adjusted
for household size, multiplied by 30 percent and divided by 12.
• Lower income. Eighty percent of the area median income for San Bernardino County, adjusted
for household size, multiplied by 30 percent and divided by 12.
Child care facility means a facility installed, operated, and maintained for the nonresidential care of
children as defined under applicable state licensing requirements for the facility. Such facilities include,
but are not limited to, infant centers, preschools, extended day care facilities, school-age child care
centers, or family day care homes as defined in this title.
Density bonus means a density increase over the otherwise maximum allowable residential density under
the applicable zone and the land use element of the general plan.
Density bonus units means those residential units granted pursuant to the provisions of this title which
exceed the otherwise maximum residential density for the development site.
Housing cost means the sum of actual or projected monthly payments for all of the following associated
with for-sale target units: principal and interest on a mortgage loan, including any loan insurance fees,
property taxes and assessments, fire and casualty insurance, property maintenance and repairs,
homeowner association fees, and a reasonable allowance for utilities. Adjustments should be made as
necessary for down payment assistance.
Housing development means one or more groups of projects for residential units planned for construction
in the city. Includes a subdivision or common interest development as defined in Civil Code § 1351,
residential units or unimproved residential lots, the rehabilitation of existing multi-family dwellings
where the rehabilitation would result in a net increase in available units, and the conversion and
rehabilitation of an existing commercial building to residential use.
Lower-income household means a household whose income does not exceed the lower income limits
applicable to San Bernardino County, as published and periodically updated by the state department of
housing and community development pursuant to Health and Safety Code § 50079.5.
Maximum residential density means the maximum number of residential units permitted by the city’s
general plan land use element and this title at the time of application.
Moderate-income household means a household whose income does not exceed the moderate income
limits applicable to San Bernardino County, as published and periodically updated by the state department
of housing and community development pursuant to Health and Safety Code § 50093.
Persons and families of moderate income means households whose income does not exceed the moderate
income limits applicable to San Bernardino County, as published and periodically updated by the state
department of housing and community development pursuant to Health and Safety Code § 50093.
Senior citizen housing development means a residential development developed, substantially
rehabilitated, or substantially renovated for senior citizens that has at least 25 dwelling units and complies
with the requirements of Civil Code § 51.3.
Special needs means persons identified as having special needs related to any of the following:
• Mental health;
• Physical disabilities;
• Developmental disabilities, including, but not limited to, mental retardation, cerebral palsy,
epilepsy, and autism;
• The risk of homelessness; or
• Persons eligible for mental health services funded in whole or in part by the mental health
services fund, created by Welfare and Institutions Code § 5890.
Target unit means a dwelling unit within a housing development which will be reserved for sale or rent
to, and affordable to, very low- or lower-income households or qualifying senior residents.
Very low income household means a household whose income does not exceed the very low income limits
applicable to San Bernardino County, as published and periodically updated by the state department of
housing and community development pursuant to Health and Safety Code § 50105. (Code 1980,
§ 17.130.020; Ord. No. 855, § 4, 2012)
Chapter 17.146 HISTORIC RESOURCES DEFINITIONS
17.146.010 Purpose.
The purpose of this chapter is to provide definitions for unique terms used throughout this title that relate
to historic resources. (Code 1980, § 17.132.010; Ord. No. 855, § 4, 2012)
17.146.020 Historic resource definitions.
Alteration means any act or process that modifies a historic landmark or contributing resource that either:
(1) Requires a building permit and changes one or more of the features of a landscape or structure
including, without limitation, the erection, construction, reconstruction, or relocation of any
structure or any part of a structure; or
(2) Significantly changes any feature of a landscape or exterior of a structure that relates to its
status as a historic landmark or contributing resource, regardless of whether such act or process
requires a building permit.
Commission means the city historic preservation commission.
Conservation district means an area of the city designated as a conservation district pursuant to this
chapter.
Contributing resource means any site, sign, structure, building, landscape, object, area, place, or feature
within a conservation district that is either a separately designated historic landmark or designated as a
resource that contributes to the district’s historic, cultural, or architectural significance.
Demolition means any act or process that destroys, in whole or in part, a building, structure, or site or
permanently impairs its structural integrity.
Historic landmark means any structure any site, sign, structure, building, landscape, object, area, place, or
feature designated as a Historic Landmark pursuant to this chapter.
Inventory of historic resources means the inventory adopted by the commission of potentially historic
sites, structures, buildings, landscapes, areas, and places in the city.
Ordinary maintenance and repair means any work for which a building permit is not required by law the
purpose and effect of which is to correct any deterioration of or damage to an improvement or natural
feature or any part thereof and to restore the same to its condition prior to the occurrence of such
deterioration or damage.
Point of historic interest means a location designated as a point of historic interest pursuant to this
chapter.
Register of historic resources means the inventory adopted by the commission of historic landmarks,
points of historic interest, and conservation districts designated pursuant to this chapter.
Rehabilitation means the act or process of making possible a compatible use for a property through repair,
alterations, and additions while preserving those portions or features which convey its historical, cultural,
or architectural significance.
Restoration means the act or process of accurately depicting the form, features, and character of a
property as it appeared at a particular period of time by means of the removal of features from other
periods in its history and reconstruction of missing features from the restoration period, which may
include the limited and sensitive upgrade of mechanical, electrical, and plumbing systems and other
Code-required work to make the property functional.
Secretary’s standards means the standards for the treatment of historic properties adopted by the United
States Secretary of the Interior, and all guidelines adopted for the implementation of the same.
Small business means any office-type use that does not exceed 2,500 square feet, with no more than five
employees.
State Historical Building Code means the California Health and Safety Code § 18950 et seq., and the
California Historical Building Code, codified at part 8, title 24 of the California Code of Regulations, as
either of these may be amended from time to time. (Code 1980, § 17.132.020; Ord. No. 855, § 4, 2012)
Chapter 17.148 CANNABIS DEFINITIONS
17.148.010 Purpose.
The purpose of this chapter is to provide definitions for unique terms used throughout this title that relate
to cannabis. (Ord. No. 921 § 9, 2017)
17.148.020 Definitions.
Cannabis means all parts of the plant Cannabis sativa Linnaeus, Cannabis indica, or Cannabis ruderalis,
whether growing or not; the seeds thereof; the resin, whether crude or purified, extracted from any part of
the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its
seeds, or resin. “Cannabis” also means the separated resin, whether crude or purified, obtained from
cannabis. “Cannabis” includes cannabis that is used for medical, non-medical, or other purposes.
“Cannabis” does not include the mature stalks of the plant, fiber produced from the stalks, oil or cake
made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or
preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized
seed of the plant which is incapable of germination. “Cannabis” also does not include industrial hemp, as
defined in California Health and Safety Code section 11018.5.
Cannabis product means cannabis that has undergone a process whereby the plant material has been
transformed into a concentrate, including, but not limited to, concentrated cannabis, or an edible or topical
product containing cannabis or concentrated cannabis and other ingredients.
Commercial cannabis activity means the cultivation, possession, manufacture, distribution, processing,
storing, laboratory testing, packaging, labeling, transportation, delivery or sale of cannabis and cannabis
product for medical, non-medical, or any other purpose and includes the activities of any business
licensed by the state or other government entity under Division 10 of the California Business and
Professions Code, or any provision of state law that regulates the licensing of cannabis businesses.
Commercial cannabis activity does not include the cultivation, possession, storage, manufacturing, or
transportation of cannabis by a qualified patient for his or her personal medical use so long as the
qualified patient does not provide, donate, sell or distribute cannabis to any other person. Commercial
cannabis activity also does not include the cultivation, possession, storage, manufacturing, transportation,
donation or provision of cannabis by a primary caregiver, exclusively for the personal medical purposes
of no more than five specified qualified patients for whom he or she is the primary caregiver, but who
does not receive remuneration for these activities except for compensation in full compliance with
California Health and Safety Code section 11362.765.
Commercial cannabis use means the use of any property for commercial cannabis activity.
Compassionate Use Act means the Compassionate Use Act of 1996 (Proposition 215), codified as
California Health and Safety Code section 11362.5.
Concentrated cannabis means manufactured cannabis that has undergone a process to concentrate one or
more active cannabinoids, thereby increasing the product’s potency. Resin from granular trichomes from
a cannabis plant is a concentrate.
Cultivation means any activity involving the planting, growing, harvesting, drying, curing, grading, or
trimming of cannabis.
Delivery means the commercial transfer of cannabis or cannabis products to a customer. “Delivery” also
includes the use by a retailer of any technology platform owned and controlled by the retailer.
Distribution means the procurement, sale, and transport of cannabis and cannabis products between
entities licensed under Division 10 of the California Business and Professions Code, as the same may be
amended from time to time.
Fully enclosed and secure structure means a space within a building, greenhouse or other structure which
has a complete roof enclosure supported by connecting walls extending from the ground to the roof,
which is secure against unauthorized entry, provides complete visual screening, and which is accessible
only through one or more lockable doors and inaccessible to minors.
Indoor means within a fully enclosed and secure structure.
Manufacture means to compound, blend, extract, infuse, or otherwise make or prepare a cannabis
product.
MAUCRSA means the Medicinal and Adult-Use Cannabis Regulation and Safety Act as codified in
Division 10 of the Business and Professions Code, as the same may be amended from time to time.
Medical Marijuana Program means California Health and Safety Code sections 11362.7 through
11362.83, as such statutes may be amended from time to time.
Outdoors means any location that is not within a fully enclosed and secure structure.
Person means any natural person, firm, corporation, association, club, society, partnership, joint venture,
limited liability company, sole proprietorship, collective, cooperative, coop, non-profit, estate, trust,
receiver, syndicate, or any other organization, group or entity or combination of organizations or entities
of any kind whatsoever, however formed, as well as trustees, heirs, executors, administrators, and/or
assigns, and shall also include any owner, operator, manager, proprietor, employee, agent, officer,
volunteer, salesperson, trustees, heirs, executors, administrators and assigns. The term “person” shall also
include all persons who have an ownership or leasehold interest in any real property, premises and/or
structures in which commercial cannabis activity is occurring.
Primary caregiver shall have the same meaning as is defined in California Health and Safety
Code section 11362.7(d), as the same may be amended from time to time.
Private residence means a house, an apartment unit, condominium, or other similar dwelling that is
lawfully used as a residence.
Qualified patient means a person who is entitled to the protections of California Health and Safety
Code section 11362.5, as the same may be amended from time to time, but who does not have an
identification card. (Ord. No. 921 § 9, 2017)
Chapter 17.150 SIGN DEFINITIONS
17.150.010 Purpose.
The purpose of this chapter is to provide definitions for unique terms used throughout this title that relate
to signs. (Code 1980, § 17.136.010; Ord. No. 855, § 4, 2012)
17.150.020 Sign definitions.
Abandoned sign means any display or sign remaining in place or not maintained for a period of 90 days
which no longer identifies an ongoing business, product, or service available on the premises where the
display or sign is located or where the building, business, or establishment to which the display or sign is
related has ceased operation. For purposes of this definition, abandonment for the applicable period shall
be deemed conclusive evidence of abandonment regardless of the property, business, or sign owner’s
intent.
Awning means a roof-like cover that projects from the wall of a building for the purpose of shielding a
doorway or window from the elements.
Blade sign. See Undercanopy sign.
Building-attached sign means a sign placed on a wall, awning, canopy, parapet, or a blade bracket. Also
see Wall Sign. See Figure 17.150.020-1 (Permanent Building-Attached Signs).
FIGURE 17.150.020-1 PERMANENT BUILDING-ATTACHED SIGNS
Canopy sign means any sign that is a part of or attached to an awning, canopy, or other fabric, plastic, or
structural protective cover (excluding a marquee) over a door, entrance, window, or outdoor service area.
See Figure 17.150.020-1 (Permanent Building-Attached Signs).
Can sign means a sign which contains all the text and/or logo symbols within a single enclosed cabinet
that is mounted to a wall or other surface. See Figure 17.150.020-2 (Other Sign Types).
FIGURE 17.150.020-2 OTHER SIGN TYPES (image not viewable)
Changeable copy sign means a sign or portion thereof with characters, letters, or illustrations that can be
changed or rearranged manually without altering the face or surface of the sign. A sign on which the
message or characters change more than 12 times per day shall be considered an animated sign and not a
changeable copy sign for purposes of this title. See Figure 17.150.020-2 (Other Sign Types).
Channel letters means individual letters that are independently mounted to a wall or other surface and
internally illuminated with a covered face. The “air space” between the letters is not part of the sign
structure but rather of the building façade. A logo may also be considered a channel letter provided it is
clearly distinguishable from other sign elements. See Figure 17.150.020-2 (Other Sign Types).
Commercial message means any sign, wording, logo, or other representation that names or advertises a
business, product, service, or other commercial activity.
Community directional wayfinding sign means an off-premises sign located on a public street or public
way that is part of a city-sponsored and coordinated program for the purpose of providing tourists,
travelers, and others of the public ways in the city with information and guidance concerning public
accommodations, facilities, commercial services, and points of scenic, cultural, historic, educational,
recreational, religious interest, and other local community destinations as designated and recognized by a
city program.
Copy means the words, letters, numbers, figures, designs, or other symbolic representations incorporated
into a sign.
Directional sign means any sign intended to be permanently affixed and utilized only for the purpose of
indicating the direction of any object, place, or area.
Directory sign means a pedestrian-oriented sign that identifies or lists the names and locations of tenants
at a multi-tenant site.
Electronic message sign means an electronic sign, typically comprising a liquid crystal diode (LCD),
light-emitting diode (LED), plasma, or other digital illuminated display that contains one or more
messages. An electronic message sign is different from an illuminated sign in that the illumination of the
display creates the message, rather than an internal or external light source illuminating the message. See
Figure 17.150.020-2 (Other Sign Types).
Exempt sign means a sign which is not subject to a sign permit.
Flag sign means a sign made of fabric or other similar non-rigid material supported or anchored along
only one edge or supported or anchored at only two corners.
Freestanding sign means a permanent sign that is self-supporting in a fixed location and not attached to a
building. A freestanding sign can be connected or attached to a sign structure, fence, or wall that is not an
integral part of a building. Freestanding signs include, but are not limited to, monument signs, pole signs,
and pylon signs. See Figure 17.150.020-3 (Permanent Freestanding Signs).
FIGURE 17.150.020-3 PERMANENT FREESTANDING SIGNS
Ground sign means a temporary freestanding sign including, but not limited to, portable signs such as A-
frame signs.
Handheld sign means a sign which is not permanently or temporarily attached to the ground or to a
permanent structure, and which is designed to be transported or carried by an individual.
Illuminated sign means a sign with an artificial light source incorporated internally or externally for the
purpose of illuminating the sign; includes signs made from neon or other gas tube(s) that are bent to form
letters, symbols, or other shapes. An illuminated sign excludes electronic message signs, which are
separately defined.
Inflatable balloon sign means a sign consisting of balloons and inflatables made of metallic and/or cloth
material, regardless of the size that is used, for the purpose of attracting attention.
Linear frontage means the horizontal distance measured along the building frontage facing the street. In
cases where a business has no building frontage facing a street, the building frontage with the primary
business entrance shall be considered the primary building frontage (e.g., an entrance facing a courtyard).
For multi-tenant buildings, ground floor tenants may have their primary frontage determined
independently for the rest of the building based on the aforementioned rules.
Menu/order board sign means a sign installed in a drive-through facility and oriented so as to be visible
primarily by drive-through customers.
Monument sign means a freestanding sign no more than eight feet in height which is detached from a
building and having a support structure that is a solid-appearing base constructed of a permanent material,
such as concrete block or brick. All other freestanding sign types not meeting the definition of a
monument sign shall be either a pole sign or a pylon sign. See Figure 17.150.020-3 (Permanent
Freestanding Signs).
Mural means a hand-produced work of visual art that is tiled or painted by hand directly upon or affixed
directly to an exterior wall of a building. Murals are of a noncommercial nature. A mural does not include
the following:
• Mechanically produced or computer-generated prints or images, including but not limited to
digitally printed vinyl;
• Murals containing electrical or mechanical components; or
• Changing image murals.
Noncommercial sign means a sign that displays noncommercial speech, e.g., commentary or advocacy on
topics of public debate and concern.
Nonconforming sign means a sign lawfully erected that does not comply with the provisions of this title.
Off-site sign means a sign that directs attention to a business, profession, commodity, service, or
entertainment conducted, sold, or offered at a location other than where the sign is located. This definition
shall include, but is not limited to, billboards, posters, panels, painted bulletins, and similar advertising
displays. An off-site sign meets any one of the following criteria and includes only commercial messages:
• A permanent structure sign which is used for the display of off-site commercial messages;
• A permanent structure which constitutes a principal, separate, or secondary use, as opposed to
an accessory use, of the parcel on which it is located; or
• An outdoor sign used as advertising for hire, e.g., on which display space is made available to
parties other than the owner or operator of the sign or occupant of the parcel (not including those
who rent space from the sign owner, when such space is on the same parcel or is the same
development as the sign), in exchange for a rent, fee, or other consideration.
On-site sign means a sign which directs attention to a business, profession, commodity, service, or
entertainment conducted, sold, or offered upon the lot or parcel on which the sign is placed. In the case of
multiple-tenant commercial or industrial development, a sign is considered on-site whenever it is located
anywhere within the development. In the case of a duly approved uniform sign program, a sign anywhere
within the area controlled by the program may be considered on-site when placed at any location within
the area controlled by the program.
Painted sign means a sign that comprises only paint applied on a building or structure.
Pedestrian traffic sign means a sign designed and located for the primary purpose of pedestrian viewing
and direction (e.g., undercanopy sign, pedestrian access sign).
Pennant means any lightweight plastic, fabric, or other material, whether or not containing a message of
any kind, attached to a rope, wire, or string, usually in a series, designed to move in the wind and attract
attention.
Permanent sign means a sign that is entirely constructed out of durable materials, is fixed in place, and is
intended to exist for more than 120 days.
Projecting sign means a sign attached to and extending outward from the face of a building. Includes, but
is not limited to, a blade sign, bracket sign, or marquee sign. See Figure 17.150.020-1 (Permanent
Building-Attached Signs).
Pushpin letter sign means a sign comprising individual letters that are independently mounted to a wall or
other surface. Such sign may be illuminated by an external light source, such as pendant lighting. The “air
space” between the letters is not part of the sign structure but rather of the building façade. See Figure
17.150.020-2 (Other Sign Types).
Real estate sign means a temporary sign advertising the sale or lease of real property. The sign may
include the identification and contact information of the person and/or company handling such sale, lease,
or rent.
Roof sign means a sign erected, constructed, painted, or placed upon or over a roof or parapet wall of a
building and which is wholly or partly supported by the building or roof structure.
Sign means any device, structure, fixture, or placard displaying graphics, symbols, and/or written copy for
the primary purpose of communicating with the public. Notwithstanding the foregoing, the following do
not fall within the definition of a “sign”:
• Interior signs. Signs or other visual communicative devices that are located entirely within a
building or other enclosed structure and are not visible from the exterior thereof, or located at least
three feet from the window on the interior of the structure.
• Architectural features. Decorative or architectural features of buildings (not including lettering,
trademarks, or moving parts).
• Symbols embedded in architecture. Symbols of noncommercial organizations or concepts
including, but not limited to, religious or political symbols, when such are permanently integrated
into the structure of a building; the definition also includes foundation stones and cornerstones.
• Personal appearance. Items or devices of personal apparel, decoration, or appearance,
including, but not limited to, tattoos, makeup, wigs, costumes, and masks (but not including
commercial mascots).
• Manufacturers’ marks. Marks on tangible products that identify the maker, seller, provider, or
product and which customarily remain attached to the product even after sale.
• Fireworks, candles, and artificial lighting. The legal use of fireworks, candles, and artificial
lighting not otherwise regulated by this title.
• Mass transit graphics. Graphic images mounted on trains or duly licensed mass transit vehicles
that legally pass through the city.
• Vehicle and vessel insignia. As shown on street-legal vehicles and properly licensed
watercraft: license plates, license plate frames, registration insignia, noncommercial messages,
messages relating to the business of which the vehicle or vessel is an instrument or tool (not
including general advertising), and messages relating to the proposed sale, lease, or exchange of the
vehicle or vessel.
• Gravestones and grave markers.
• News racks and newsstands.
• Shopping carts, golf carts, and horse-drawn carriages.
• Vending machines that do not display off-site commercial messages or general advertising
messages.
• Graphic images that are visible only from above, such as those visible only from airplanes or
helicopters, but only if not visible from the street surface or public right-of-way.
• Holiday and cultural observance decorations that are on display for not more than 45 calendar
days per year (per parcel or use) and which do not include commercial advertising messages.
Sign face means that area or portion of a sign on which copy is intended to be placed.
Subdivision directional sign means a temporary or otherwise limited-term sign for the purpose of
providing direction for vehicular and/or pedestrian traffic to the new home sale of multiple lots or
dwelling units with a single builder within a master planned community, including both single-family and
multi-family for-sale products. All other home sales signs are included within the definition of “real estate
sign.”
Temporary sign means a structure or device used for the public display of visual messages or images,
which is easily installed with or without common hand tools and which is not intended or suitable for
long-term or permanent display (e.g., less than 90 days), due to lightweight or flimsy construction
materials. Examples include banners, flags, or similar ground mounted nonpermanent signs made of
paper, cloth, canvas, lightweight fabric, or other non-rigid material, with or without frames.
Undercanopy sign means a pedestrian-oriented sign hung from underneath a canopy roof, awning, porch
or extended out from a building façade. See Figure 17.150.020-1 (Permanent Building-Attached Signs).
Wall sign means a sign attached to or erected against the wall of a building or structure with the exposed
face of the sign parallel to the plane of such wall. See Figure 17.150.020-1 (Permanent Building-Attached
Signs).
Window sign means any permanent or temporary sign, picture, letter, character, or combination thereof,
designed to communicate information about an activity, business, commodity, event, sale, or service that
is placed upon and/or inside and/or within three feet of a window for the purpose of being visible from the
exterior of the window. See Figure 17.150.020-1 (Permanent Building-Attached Signs). (Code 1980,
§ 17.136.020; Ord. No. 855, § 4, 2012; Ord. No. 858 § 4, 2013; Ord. No. 860 § 4, 2013)
Chapter 17.152 WIRELESS COMMUNICATIONS DEFINITIONS
17.152.010 Purpose.
The purpose of this chapter is to provide definitions for unique terms used throughout this title that relate
to wireless communications facilities. (Code 1980, § 17.140.010; Ord. No. 855, § 4, 2012)
17.152.020 Wireless communications definitions.
The following words, terms and phrases, when used in this title, shall have the meanings ascribed to them
in this section, except where the context clearly indicates a different meaning:
Antenna means a device used in wireless communications which radiates and/or receives commercial
cellular, personal communication service, and/or data radio signals. “Antenna” shall not include any
satellite dish antenna or any antenna utilized for amateur radio, citizens band radio, television, AM/FM,
or shortwave radio reception purposes.
Base Station. A structure or equipment at a fixed location that enables Commission-licensed or authorized
wireless communications between user equipment and a communications network. The term does not
encompass a tower as defined in this subpart or any equipment associated with a tower.
(i) The term includes, but is not limited to, equipment associated with wireless communications
services such as private, broadcast, and public safety services, as well as unlicensed wireless
services and fixed wireless services such as microwave backhaul.
(ii) The term includes, but is not limited to, radio transceivers, antennas, coaxial or fiber-optic
cable, regular and backup power supplies, and comparable equipment, regardless of
technological configuration (including Distributed Antenna Systems and small-cell networks).
(iii) The term includes any structure other than a tower that, at the time the relevant application is
filed with the State or local government under this section, supports or houses equipment
described in paragraphs (i) and (ii) of this definition that has been reviewed and approved under
the applicable zoning or siting process, or under another State or local regulatory review process,
even if the structure was not built for the sole or primary purpose of providing such support.
(iv) The term does not include any structure that, at the time the relevant application is filed with
the State or local government under this section, does not support or house equipment described
in paragraphs (i)-(ii) of this section.
Building-mounted means mounted to the side of a building, to the façade of a building, or to the side of
another structure such as a water tank, church steeple, freestanding sign, utility tower, light pole, or
similar structure, but not to include the roof of any structure.
Cellular means an analog or digital wireless communication technology that is based on a system of
interconnected neighboring cell sites.
Collocated means the locating of wireless communications equipment from more than one provider on a
single wireless communication facility.
Eligible Facilities Request. Any request for modification of an existing tower or base station that does not
substantially change the physical dimensions of such tower or base station, involving:
(i) Collocation of new transmission equipment;
(ii) Removal of transmission equipment; or
(iii) Replacement of transmission equipment.
Ground-mounted means mounted to a pole, monopole, tower, or other freestanding structure specifically
constructed for the purpose of supporting an antenna.
Major wireless communications facility means a wireless communications facility that is non-stealth in
design or exceeds the height limit of the district in which it is located. A major wireless communications
facility also includes any wireless communications facility that is ground- or roof-mounted and mounted
in or on any public property including the public right-of-way but does not include a wireless
communications facility located on a public utility pole within a public right-of-way that meets the
requirements of a minor wireless communications facility.
Minor wireless communications facility means a wireless communications facility that is stealth in design
and does not exceed the height limit of the district in which it is located, or building-, façade-, or wall-
mounted and does not exceed the height of the parapet wall or roofline of the building. A roof-mounted
facility, which is screened by a solid material on all four sides and does not exceed the maximum height
of the district, shall be considered a minor wireless communications facility. The following shall be
considered a minor wireless communications facility:
(1) A wireless communications facility located on a public utility pole owned by the city;
(2) A wireless communications facility located on public property or within a public right-of-way,
other than a public utility pole owned by the city, if it is located 300 feet or more from a residential
zone, that is in full compliance with the state public utilities commission joint pole association
General Order 95, Rule 94, or any successor provisions thereto, and that does not exceed the height
limit for the zone.
Monopole means a structure composed of a single spire, pole, or tower used to support antennas or related
equipment.
Mounted means attached or supported.
Personal communication service means digital low-power, high-frequency commercial wireless radio
communication technology that has the capacity for multiple communications services and the routing of
calls to individuals, regardless of location.
Roof-mounted means mounted above the eave line of a building.
Stealth facility means any communication facility which is designed to blend into the surrounding
environment, typically one that is architecturally integrated into a building or other concealing structure,
and shall include and mean any concealed antenna.
Temporary wireless communications facility means a wireless communications facility that is kept
portable or mobile and deployed while a permanent facility is under construction.
Utility pole means any pole or tower owned by any utility company that is primarily used to support wires
or cables necessary to the provision of electrical or other utility services regulated by the state public
utilities commission.
Wireless communications facility means a facility consisting of any commercial antenna, monopole,
microwave dish, and/or other related equipment necessary to the transmission and/or reception of cellular,
personal communication service, and/or data radio communications, and which has been granted a
certificate of public convenience and necessity, or a wireless registration number by the state public
utilities commission, or otherwise provides wireless communications services to the public. (Ord. No. 929
§ 3, 2018; Code 1980, § 17.140.020; Ord. No. 855, § 4, 2012)
Chapter 17.154 FORM-BASED CODE DEFINITIONS
17.154.010 Purpose.
This chapter provides definitions of terms, phrases, and land uses for application only to Article VIII
Form-Based Code (FBC) and that are technical or specialized, or that may not reflect common usage.
17.154.020 Form-based code definitions.
Arcade. A covered pedestrian way along the side of a building at the first floor with habitable space above
which provides access to retail spaces.
Architectural Element. An architectural element, which alone or as part of a pattern, embodies the style,
design, or general arrangement of the exterior of a building or structure, including but not limited to the
kind, color, and texture of building materials, and style and type of windows, doors, lights, porches, and
signs.
Attached Flex. A residential or mixed-use structure containing two to five dwelling units with an attached
secondary building (garage) typically accessed from a rear lane.
Awning. A roof or cover that projects from the wall of a building over a door or window, and made of
canvas, aluminum, or a similar material, which may be fixed in place or retractable for the purpose of
shielding a doorway or window from the elements.
Balcony. A platform that projects from the wall of a building and is enclosed by a parapet or railing.
Bay Window. A window that projects from any building elevation.
Block Face. The aggregate of all the building facades on one side of a block. The block face provides the
context for establishing the architectural form of the edge of the block.
Build-to-Line. A line parallel to the primary or secondary frontage line that establishes the placement
requirements for the building, forming the boundary of the frontage area (see Figure 17.154.020-1 Private
Frontage Area). The minimum build-to-line is the farthest distance away from the primary or secondary
frontage line that a building may be located. The maximum build-to-line is the closest to a primary or
secondary frontage line that a building may be located. A line parallel to the development site line or lot
line where the façade of the building is required to be located. The minimum build-to-line is the farthest
distance away from the primary or secondary site line or lot line that a building may be located. The
maximum build-to-line is the closest to a primary or secondary site line or lot line that a building may be
located. The build-to-line is intended to create an even building façade line along a street and establishes
the frontage area for building placement (See Frontage Area, Private). In some cases, the maximum build-
to-line may be the same as the front lot line, depending on the zone.
Building Form. The overall shape and dimensions of a building.
Building, Primary. See the definition for Building, Principal.
Building Secondary. A building located within the rear yard of a lot that accommodates a secondary use
on the property (e.g., a garage, tool shed, etc.).
Building, Wing. A building or structure that is physically attached to a primary building and that is
secondary and incidental to the primary building. This definition does not include a parking structure.
Building Type. A structure defined by a combination of its configuration, placement on a lot, and
function.
Canopy. An architectural feature that projects a building wall and provides protection from the elements
to pedestrians below or within the building. May either be non-structural (e.g., an awning that can be
removed without altering the building structure) or permanent.
Courtyard. An unroofed area that is completely or partially enclosed by walls or buildings and often
shared by multiple residential units or commercial spaces.
Courtyard Building. A large structure composed of multiple attached or stacked units accessed from a
shared courtyard, a series of courtyards, or a common corridor.
Development Site. A portion of land delineated from others to accommodate no more than one primary
building type. A parcel may have multiple development sites when each site meets the minimum width
and depth required by the form-based zone. Development sites may be described and recorded as
individual properties on a plat.
Eave. The part of a roof that meets or overhangs the wall of a building.
Encroachment into Private Frontage Area. Any architectural feature, structure, or structural element,
such as an arcade, gallery, fence, garden wall, porch, stoop, balcony, bay window, or terrace, that breaks
the plane of a horizontal regulatory limit extending into the private frontage area or build-to-line area, or
into the public right-of-way.
Entry. An opening, such as a door, passage, or gate, that allows access to a building.
Entrance, Primary. An entry that allows access to a building facing a primary street.
Façade, Primary. The exterior wall of a building facing a primary street.
Façade, Secondary. The exterior wall of a building facing a secondary street or side street.
Finished Floor. The uppermost surface of a building’s ground floor at the completion of construction.
Forecourt. A building entrance and façade type where a portion of the building façade is close to the
property line while the central portion of the building is set back creating a small courtyard space. The
courtyard may be used as an entry court or as shared garden space for apartment buildings, or as an
additional shopping or restaurant seating area within retail and service areas.
Fourplex. A detached building that consists of four side-by-side and/or stacked units, typically with one
shared entry or individual entries along the front. This type has the appearance of a typical house and is
scaled to fit within low and medium intensity walkable neighborhoods.
Frontage Line, Primary. The property line along the front lot line.
Frontage Line, Secondary. The property line along the side lot line of a corner lot.
Frontage Area, Private.The linear street frontage between the minimum and maximum build-to-lines
along the primary or secondary frontage line. See Figure 17.154.020-1 (Private Frontage Area).
FIGURE 17.154.020-1 PRIVATE FRONTAGE AREA
Gallery. A building entrance and facade type typically used in retail applications where the façade is
aligned close to the property line with an attached cantilevered shed roof or a lightweight colonnade
overlapping the sidewalk.
Ground Floor. The floor of a building located nearest to the level of the ground around the building.
Height, Overall. The vertical distance, excluding foundations or understructures, between the average
finished ground surface adjacent to the structure and to the highest point of the structure, excluding
architectural features and appurtenances such as, but not limited to, chimneys, antennas, elevators, and
similar mechanical equipment. See Building height.
Height, to Eave. The vertical distance of a structure measured from the average elevation of the finished
grade within 20 feet of the structure to the overhanging portion of a gable or pitched roof.
High Rise Building.A large and tall structure built on a large lot that typically incorporates multi-level
structured parking used to provide a vertical mix of uses with ground-floor retail or service uses, and
service or residential uses on upper floors. This building type is a primary component of an urban
downtown.
Interior Volume.A main component of a two-
part attached building. The interior volume is
typically a parking structure or large
retail/entertainment space. The exterior component
is designed to mask the interior volume and
typically occupied by retail, service, office, or
residential space.
Live/Work. An integrated housing unit and working
space, occupied and utilized by a single household
in a building, either single-family dwelling or
multiple-family dwelling, that has been designed or
structurally modified to accommodate joint
residential occupancy and work activity, and which
includes a complete kitchen space and sanitary
facilities and working space reserved for, and
regularly used by, one or more occupants of the unit.
Multiplex.A medium- or large-sized structure consisting of side-by-side and/or stacked dwelling units,
typically with one shared entry. This building type has the appearance of a medium- to large-size family
home and is appropriately scaled to fit in medium density neighborhoods and/or medium- to high-
intensity corridors.
Neighborhood Green.A public open space type for unstructured recreation that may be spatially defined
by landscaping rather than building facades.
Neighborhood Park. Medium- to small-sized parks providing opportunities for neighborhood social life
and recreation.
Parapet.A low wall along the edge of a roof or the portion of a wall that extends above the roof line.
Paseo.A pedestrian lane located and designed to reduce the required walking distance within a
neighborhood.
Pocket Parks.A type of public open space that provides small-scale public urban open space intended to
provide recreational opportunities where space is limited in close proximity to neighborhood residences.
Porch. A building entrance and façade type where the façade is set back from the property line and has a
set of stairs and landing attached to the façade. Porches may be open on two or three sides and may be
covered or uncovered.
Public Realm.The physical and social domain of the public that is held in common either by their
physical presence or by visual association. This includes, but is not limited to plazas, squares, parks,
thoroughfares, public frontages, private frontages, civic buildings, and open spaces.
Primary Mass. The primary mass is the prominent and main component of a building.
Rowhouse.A dwelling that shares a party wall with another of the same type placed side-by-side with
individual entries along the front and dedicated private open space for each unit typically located in the
rear.
Shopfront.A building entrance and facade type, typically for commercial and retail use, where the façade
is aligned close to the property line with the building entrance at the level of the sidewalk.
Sidewalk.The portion of a right-of-way that is paved and intended exclusively for pedestrian use, and
often installed between the curb and adjacent property lines.
FIGURE 17.154.020-2 HEIGHT MEASUREMENT
Stoop.A building entrance and facade type where the façade is aligned close to the property line with the
first story elevated from the sidewalk sufficiently to secure privacy for first-story windows and the
entrance usually as an exterior stair and landing.
Terrace.A building entrance and facade type where the main facade of the building is at or near the
property line with an elevated terrace providing public circulation along the façade.
Thoroughfares.A right-of-way for use by vehicular, pedestrian, and bicycle traffic that provides access to
lots and open spaces, and that incorporates vehicular lanes and public frontages.
Town Square.A type of public open space providing a public urban open space for civic purposes,
commercial activity, unstructured recreation, and other passive uses. Squares are defined by buildings and
tree-lined streets with open shelters, paths, lawns, and trees formally arranged.
Transparency.The area of a building facade, usually applied to the ground floor of a building, that must
contain a minimum amount of transparent glass.
Unit. A discrete portion of a building used for habitable space.
Upper Floor.A floor in a building containing habitable space that is located above the ground floor.
Wings, Front. Front wings are a subordinate component of a building that is located in front of the
Primary Mass. Front wings are always scaled-down in height and depth relative to the Primary Mass.
Wings, Rear. Rear wings are a subordinate component of a building that is located to the rear of the
Primary Mass.
Wings, Side.Side wings are a subordinate component of a building that is located behind the Primary
Mass. Side wings are shorter and narrower than the primary mass.
Wings.Wings, which may be Front, Side, or Rear Wings, are components of a building which are always
subordinate to (shorter and narrower than) the Primary Mass. They are sized and scaled in increments of
entire rooms or multiple rooms, and have their own clear roof forms.
Primary Mass
Front Wing
Side Wing
Rear Wing
Secondary Building
FIGURE 17.154.020-3 PRIMARY MASS AND WINGS
Page 1
ARTICLE V. SPECIFIC USE REQUIREMENTS
Chapter 17.86 ADULT BUSINESS USES
17.86.010 Purpose and intent.
It is the intent of these regulations to prevent problems of blight and deterioration which can be brought
about by the concentration of adult entertainment businesses in close proximity to each other or proximity
to other incompatible uses such as schools for minors, public parks, and residential zones. The city
council finds that it has been demonstrated in various communities that the concentration of adult
entertainment businesses causes an increase in the number of transients in the area and an increase in
crime and can cause other businesses and residents to move elsewhere. It is therefore the purpose of these
regulations to establish reasonable and uniform regulations to prevent the concentration of adult
establishments or their close proximity to incompatible uses while permitting the location of adult
businesses in certain areas. (Code 1980, § 17.86.010; Ord. No. 855, § 4, 2012)
17.86.020 Development and operational standards.
Qualifying adult business uses as defined in Article IX, chapter 17.142 (Adult Business Definitions) shall
comply with all of the following development, operational, and maintenance standards:
A. Areas for adult entertainment establishments. Adult entertainment establishments are permitted
only in those areas of the city within industrial zones as specified in Table 17.30.030-1 (Allowed Land
Uses and Permit Requirements by Base Zone) and are not permitted west of Haven Avenue.
Establishments are further subject to the proximity requirements of this section. The development
standards applicable to the establishment of an adult entertainment business shall be as set forth in
this Development Code for a zone and use most comparable to the proposed adult entertainment
business, as determined by the planning director.
B. Minimum proximity requirements. No adult entertainment establishment shall be established
within specified distances of certain specified land uses as set forth below:
1. No such establishment shall be established within 1,500 feet of any other adult entertainment
establishment.
2. No such establishment shall be established within 1,500 feet from any existing residential
dwelling, residentially zoned property, church or similar place of worship, school or day care
facility (public or private), park or playground, recreational facility, hospital, public buildings
(e.g., city hall, county offices, courthouse, libraries, etc.), and the right-of-way on Haven Avenue,
Milliken Avenue, 4th Street, Foothill Boulevard, and the I-15 freeway.
C. Measurement of distance between uses. The distance between any two adult entertainment
establishments shall be measured in a straight line, without regard to intervening structures, from the
closest exterior structural wall of each business. The distance between any adult entertainment
establishment and any school, public park, or residential zone, etc., shall be measured in a straight
line without regard to intervening structures, from the closest exterior structural wall of the adult
entertainment business to the closest property line of the school, public park, or residential zone, etc.
D. Closed viewing areas. No adult use or adult entertainment business shall maintain closed areas,
booths, cubicles, rooms, or other areas within its place of business that are used, designed, or furnished
Page 2
for private sexual activity. No nudity or sexual activities by customers shall be allowed on the
premises. All portions of the premises shall be available by access and visual inspection at all times
by any city inspectors standing at the front door (not to include existing and approved restroom
facilities). (Code 1980, § 17.86.020; Ord. No. 855, § 4, 2012)
17.86.030 Permit requirements.
It shall be unlawful to establish or operate, or cause or permit to be operated, any adult entertainment
establishment without first obtaining an adult entertainment zoning permit from the planning commission
consistent with requirements of chapter 17.14 (General Application Processing Procedures) and
chapter 17.20 (Planning Commission Decisions). (Code 1980, § 17.86.030; Ord. No. 855, § 4, 2012; Ord.
No. 860 § 4, 2013)
17.86.040 Violations and penalties.
A. Criminal violation. It shall be unlawful for any person, firm, partnership, or corporation to violate
any provision or to fail to comply with any of the requirements of this section. Any person, firm,
partnership, or corporation violating any provision of this section or failing to comply with any of its
requirements shall be deemed guilty of a misdemeanor, and upon conviction thereof, shall be punished
by a fine not exceeding $1,000.00 or by imprisonment not exceeding six months, or by both such fine
and imprisonment. Each such person, firm, partnership, or corporation shall be deemed guilty of a
separate offense for each and every day or any portion thereof during which violation of any of the
provisions of this section is committed, continued, or permitted by such a person, firm, partnership,
or corporation, and shall be deemed punishable therefore as provided in this section.
B. Civil remedies available. A violation of any of the provisions of this section shall constitute a
nuisance and may be abated by the city through civil process by means of restraining order,
preliminary or permanent injunction, or in any other manner provided by law for the abatement of
such nuisance. (Code 1980, § 17.86.040; Ord. No. 855, § 4, 2012)
Chapter 17.88 ANIMAL REGULATIONS
17.88.010 Purpose.
The purpose of this chapter is to establish reasonable limits related to animal keeping which is considered
accessory to residential use and is limited according to the provisions within this chapter. Further, this
chapter ensures that the keeping, raising, and maintenance of domestic pets, livestock animals, and bees
within the city does not create an adverse impact on adjacent properties by reason of dust, fumes, noise,
odor, insect or vermin infestations, or visual blight, and to maintain animal welfare and public health,
safety, and well-being. This chapter makes a distinction between household pets, exotic animals and
typical livestock and larger animals. (Code 1980, § 17.88.010; Ord. No. 855, § 4, 2012)
17.88.020 Standards for Animal Keeping.
A. Limitations on the Number of Animals.
1. Number of animals.
a. The number of animals permitted on any lot is provided in Table 17.88.020-1
(Number of Animals Permitted by Zone).
Page 3
b. The overall maximum number of animals that can be kept on a property can be a
combination of the permitted different animal group types provided that:
i. The property complies with the minimum lot size requirement for each individual
type of animal; and
ii. The number of each individual type of animal does not exceed the maximum
number of each type of animal(s) permitted on the property.
2. Offspring.
a. Young animals born to a permitted animal listed in Table 17.88.020-1 kept on the lot
may be kept until such animals are weaned (i.e. cats and dogs - four months; large
animals - six months; and horses - 12 months).
b. Young animals are not subject to the maximum number of animals allowed in Table
17.88.020-1 (Number of Animals Permitted by Zone).
Table 17.88.020-1 NUMBER OF ANIMALS PERMITTED BY ZONE
Type of Animal
Zones in Which
Animals are
Permitted
Maximum Number of Animals
Permitted by Lot Size (sq. ft.)
<7,200 7,200 –
9,999 – 19,999
Domestic Pets
Cats All zones 3 3 4 4
Dogs All zones 3 3 4 4
Pigeons, doves, parrots,
and other small birds 1 All zones 5 10 20 25
Exotic Animals 2
Exotic animals All residential and
form-based zones
Number and type permitted determined
by Minor Use Permit process
Livestock and Poultry
Large Livestock (1 animal per 10,000 sq. ft. of lot area)
Bovine VL and L zones - - - 3
Horses VL and L zones - - - 6
Medium Livestock (1 animal per 5,000 sq. ft. of lot area)
Llamas, alpacas, donkeys,
ponies, or similar-sized
animals
VL and L zones - - - 4
Sheep, goats, swine, or
similar-sized animals
VL, L, and ME1
zones 3 - - - 6
Small Livestock (1 animal per 5,000 sq. ft. of lot area)
Dwarf and pygmy goats,
miniature pigs or similar-
sized animals
VL and L zones - - 4 6
Poultry (non-crowing),
Rabbits
All residential and
form-based zones - 4 5 25
Poultry (crowing) VL zone only 3 - - - 2
ME1 zone only 4 - - - 6
Bees
Bee colonies VL zone only - - - 2
Page 4
Table 17.88.020-1 NUMBER OF ANIMALS PERMITTED BY ZONE
1 Total number of pigeons, doves, parrots, and other small birds per lot.
2 Exotic animals require a Minor Use Permit in all residential and mixed-use zones.
Additional findings in Section 17.88.040 shall be met.
3 For crowing poultry in the VL zones, a minimum of one acre is required. The maximum
number of animals allowed is 2, subject to compliance with Section 17.66.050 (Noise
Standards).
4 For crowing poultry and livestock in the ME1 zone, a minimum of 10 acres is required. The
maximum number of animals allowed is 6, subject to compliance with Section 17.66.050
(Noise Standards).
B. General Rules and Restrictions.
1. Manure storage and removal.
a. Removal of manure must occur no less than once a month or as necessary to ensure
the health, safety, and welfare of residents and visitors to the area.
b. Manure shall be stored within enclosures built expressly for this purpose. Manure
storage containers shall be setback a minimum of 50 feet from any perimeter
property line.
c. Any conditions that result in odors, unsightly areas, or infestation that can be
detected beyond the property line shall be deemed a public nuisance and/or health
hazard and shall be abated within seven days of proper notice.
d. Nothing in this subsection shall be deemed to prohibit the use of animal manure or
droppings to fertilize any farm, garden, lawn, or ranch in a manner that is compatible
with customary methods of good horticulture.
e. No incineration of animal refuse shall be permitted on the premises.
2. Feeding of livestock shall be done exclusively from containers (e.g., a trough) or on an
impervious platform. Food for feeding livestock shall be stored in rodent and predator resistant
containers. The area where livestock are fed must be located a minimum of 20 feet from any
habitable dwelling.
3. Watering troughs or tanks shall be provided, which shall be equipped with adequate facilities for
draining the overflow, to prevent the ponding of water, the breeding of flies, mosquitoes, or other
insects, or any additional health hazards. Watering troughs must be located a minimum of 20
feet from any dwelling.
4. Shelters must be covered, predator-resistant, properly ventilated, and designed to be easily
accessed, cleaned, and maintained.
5. All animal-keeping facilities must be designed in a manner such that water runoff does not
become a health hazard or nuisance to uses on other properties; is contained and disposed of and
does not contribute to the pollution of local groundwater or the flooding of adjacent properties.
Page 5
C. Standards for specific animal types.
1. Winged animals.
a. Winged animals must have wings clipped or be contained in a covered enclosure at
all times in order to ensure they are confined on the property.
2. Large livestock. (See Table 17.88.020-1 for standards for the number of animals)
a. Shelters for large livestock must be located:
i. No less than 50 feet from any primary or main dwelling unit.
ii. No less than 10 feet from any property line.
b. Additional standards for horse corrals.
i. Horse corrals or enclosed box stalls shall have a minimum area of 12x 12 feet for
each animal.
ii. The corral and stable shall be located not less than 50 feet from all neighboring
dwellings.
iii. Horse corral fences shall be at least five feet in height and constructed securely to
confine the horses.
iv. A permanent shelter shall be provided to serve all large livestock including horses
maintained on the property, with an area of 60 square feet for the first horse and an
additional 36 square feet for each additional horse. Shelter shall consist of
structures with an overhead cover to screen direct sunlight, wind, and rain and
constructed such that they are weatherproof and will not be damaged by wind or
rain.
v. The corral and stable areas shall be sprinkled with water or otherwise treated so as
to prevent dust, and all accumulation of manure, mud, or refuse shall be eliminated
so as to prevent the breeding of flies.
vi. Any effects such as odors, dust, and flies which may be created from the keeping of
such animals shall not be detectable from adjacent properties.
c. Deed restrictions. New subdivision conditions, covenants and restrictions shall not
prohibit the keeping of equine animals, where zone requirements for the keeping of
said animals have been met. Individual lot owners shall have the option of keeping
equine animals without the necessity of appealing to boards of directors or
homeowner’s associations for amendments to CC&Rs. A copy of the CC&Rs for
single-family subdivisions shall be reviewed and approved by the city prior to final
map recordation. Except as provided hereinabove, this section shall not be construed
to supersede animal regulations contained in the conditions, covenants, and
restrictions of any site or dwelling unit. However, in no case shall private deed
restrictions permit animals or numbers of animals beyond those allowable in this
section.
3. Medium livestock. (See Table 17.88.020-1 for standards for the number of animals)
a. No pigsty shall be built or maintained on marshy ground or land subject to overflow,
or within 150 feet of any watercourse or other source of water supply, or within 300
feet of a dwelling unit on an adjoining property.
Page 6
b. A permanent shelter shall be provided to serve all medium livestock with an area of
30 square feet for the first anima and an additional 20 square feet for each additional
animal. Shelter shall consist of structures with an overhead cover to screen direct
sunlight, wind, and rain and constructed such that they are weatherproof and will not
be damaged by wind or rain.
c. The corral and stable areas shall be sprinkled with water or otherwise treated so as to
prevent dust, and all accumulation of manure, mud, or refuse shall be eliminated so
as to prevent the breeding of flies.
d. Any effects such as odors, dust, and flies which may be created from the keeping of
such animals shall not be detectable from adjacent properties
e. Shelters for medium livestock must be located:
i. No less than 50 feet from any primary or main dwelling unit.
ii. No less than 10 feet from any property line.
4. Small livestock. (See Table 17.88.020-1 for standards for the number of animals)
a. Shelters for small livestock must meet the following requirements:
i. Be located no less than 10 feet from property lines abutting another residential lot
and at least 20 feet from the nearest primary or main dwelling.
ii. May extend up to any property line abutting a public alley right-of-way or private
alley tract.
iii. Livestock containment areas must have a minimum of 10 square feet of permeable
outdoor space per poultry or rabbit, and 130 square feet of permeable space per
miniature goat or miniature pig.
iv. Livestock containment areas must have a minimum of four-square feet of indoor
space per poultry or rabbit.
b. Miniature goats, miniature pigs, or similar-sized animals.
i. Miniature goats shall be neutered by four months of age. Miniature pigs shall be
spayed or neutered by four months of age.
ii. Male miniature pigs two years of age or older shall have their tusks properly
trimmed.
D. The keeping of all animals must comply with all applicable local, state, and federal regulations
17.88.030 Standards for beekeeping.
A. Beekeeping is allowed in the VL zone. The principal use of the property on which beehives are kept
must be residential.
B. Beehives, structures for housing honeybees, shall only be located in rear yards and shall be placed a
minimum of 50 feet from any property line, street, road, highway, public school, park, property
boundary, and from any dwelling or place of human habitation other than that occupied by the owner
or caretaker of the apiary or further if determined to be beneficial for health and safety purposes. In
all zones, the entrance to the beehive shall face away from the property line closest to the hive.
C. A flyway barrier made of a solid wall, fence, dense vegetation, or combination of these materials that
extends beyond the hives on each end of a bee colony shall be established and maintained so that all
Page 7
bees are forced to fly at an elevation of at least six feet above ground level in the vicinity of the
beehive. Any fence, wall, or natural barrier proposed as a flyway barrier shall comply with the
provisions of Chapter 17.48 (Fences, Walls, and Screening), as well as the following:
1. Be a minimum of six feet tall;
2. Be solid such that bees cannot fly through it;
3. Be placed parallel to the property line; and
4. Extend a minimum of five feet beyond the beehive(s) in each direction.
D. A plentiful source of water less than 300 feet from the apiary shall be made available for the bees at
all times of the year so that bees are less likely to congregate at swimming pools, pet watering bowls,
bird baths, or other water sources off the premises of the apiary.
E. In any instance in which a bee colony exhibits unusually defensive characteristics by stinging or
attempting to sting without provocation or exhibits an unusual disposition towards swarming,
beekeepers shall promptly re-queen the colony with another marked queen. Queens shall be selected
with a gentle disposition from stock bred for gentleness and non-swarming characteristics. An
owner/keeper of a beehive must be able to produce proof of a receipt from a queen breeder.
17.88.040 Additional findings for exotic animals.
Prior to approval of a Minor Use Permit (MUP) for exotic animal keeping, the planning and the animal
services director shall make the following additional findings:
A. The keeping of the animal at the location specified in the application will not violate any federal,
state, or local law.
B. Odor, noise, dust, and drainage from the keeping and maintenance of the animal will not cause a
nuisance or hazard to the public.
C. The keeping and maintenance of the animal will not endanger the peace, health, or safety of persons
in the immediate vicinity, or in the city as a whole.
Chapter 17.89 AUTOMOBILE SERVICE STATION
17.89.010 Purpose.
A. The purpose of this chapter is to establish locational criteria, development standards and operational
standards to regulate automobile service stations and associated ancillary uses in order to:
1. Limit concentration of automobile service stations with separation, distance, and adjacency to
sensitive uses requirements.
2. Promote and preserve the public health, safety convenience, general welfare, and general
prosperity of the community. It is the intent of this chapter that automobile service stations shall
not create increased pedestrian and vehicular traffic hazards and shall not be detrimental to the
ordinary maintenance, development, and redevelopment of the surrounding area as reflected in the
general plan.
3. Regulate automobile service station development to ensure that the design and operation of such
uses effectively mitigate associated impacts of traffic, congestion, excessive pavement, lighting,
litter, hazardous materials, and noise.
Page 8
4. Supplement the standards in the underlying zoning district for automobile service stations. In the
event of a conflict between these standards and the underlying zoning district standards, the
provisions of this section shall apply. Automobile service stations shall also comply with all
applicable state and federal regulations regarding site design, pricing signs, containment,
maintenance, and operations.
B. Applicability. The requirements of this chapter apply all new service station development. Whenever
an applicant is required to obtain a building permit and/or approval of a development entitlement from
the city, the applicant shall submit sufficient information for the approving authority to determine
whether the proposed automobile service station will comply with the requirements of this chapter.
(Ord. No. 1017 § 9, 2023)
17.89.020 Development and design standards.
A. Location and separation requirements.
1. Separation requirements. Automobile service stations, including ancillary uses, shall be
separated from other automobile service stations by a minimum of 1,000 feet. Separation
distance shall be measured in a straight line from the nearest property line of said automobile
service stations.
1.a. Automobile service station which exclusively provides alternative fuels shall not be
subject to the separation requirements of this section.
2. Number of automobile service stations per intersection. A maximum of two automobile
service stations are permitted at any single intersection.
a. Where two automobile service stations are located at a single intersection, the
automobile service station shall be sited in such a manner as to serve different flows
of traffic.
b. When automobile service stations are located in multi-use commercial centers, the
stations shall be located at the periphery in order to minimize internal traffic and
pedestrian conflicts.
B. General development standards. New and reconstructed automobile service stations shall comply
with the following development standards.
1. Minimum site area. 40,000 square feet.
2. Maximum lot coverage. 40 percent of the total lot size, including the canopy. No more than 20
percent of the total lot area shall be covered by a canopy.
3. Maximum number of driveways. No more than two driveways or means of access shall be
provided to any one street or highway. No more than 35 percent of the street frontage shall
be devoted to curb cuts. Within integrated developments, share access driveways are
required.
a. Driveways shall not be located closer than 25 feet to the end of a curb corner or a
common property line when adjacent to a residential zoning district. The planning
director may consider deviations from this requirement due to demonstrated site
constraints, subject to compliance with all other applicable development
standards.
Formatted: Heading 5 RC Outline 5
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4. Pump islands.
a. Pump islands shall be set back a minimum of 60 feet from an adjoining parcel
which are used, zoned, or designated by the general plan for residential uses,
schools, parks, or religious facility to the nearest edge of the pump island. A
canopy or roof structure over a pump island may encroach up to 50 feet within
this distance.
b. Pump islands shall be set back a minimum of 25 feet from any nonresidential
property line to the nearest edge of the pump island. A canopy or roof structure
over a pump island may encroach up to 15 feet within this distance.
c. The pump island shall be situated to provide stacking space for a minimum of
two vehicles behind the vehicle parked at the pump closest to any entrance
and/or exit driveway.
d. At least one pump station shall be accessible to oversize vehicles, including
recreational vehicles.
5. Ancillary equipment/devices. Ancillary equipment/devices such as air compressors shall not be
located in any required building setback area.
6. Parking requirements. The automobile service station and any ancillary uses shall comply with
all applicable standards of chapter 17.64 (Parking and Loading Standards). Where conflict arises
between section, the requirements of this subsection shall take precedent.
a. Automobile service station: Two spaces minimum. Spaces at the pump island do not
satisfy this parking standard. Any additional, ancillary uses on the property shall also
include the parking requirements listed below.
b. Automobile service station with a convenience store: Five spaces per 1,000 square
feet of gross floor area of the convenience store. Up to 50 percent of the pump
islands may be counted as parking spaces at a minimum ratio of one space for each
pump island.
c. Automobile service station with vehicle service bay: One space per service bay.
d. Automobile service station with restaurant and/or car wash: The parking
requirement shall be determined by a parking demand study prepared by an
independent traffic engineer licensed by the State of California. The study shall be
provided by the applicant, at its sole expense.
e. A minimum of one loading space and delivery vehicle stacking area shall be located
and designed to avoid undue interference with the public use of streets and alleys,
drive aisles, automobile parking spaces, or pedestrian paseos. See chapter 17.64
(Parking and Loading Standards)
C. Alternative Fuel Stations.
1. A minimum of one alternative fuel stations shall be provided for every four petroleum-based fuel
pumps. The alternative fuel stations can be an electric vehicle charging station, compressed
natural gas (CNG), hydrogen, or other alternative fuel.
a. Existing automobile service stations shall add at least one alternative fuel station
when proposing an expansion of the existing operation.
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2. A waiting/seating area shall be provided for customers charging an electric vehicle at a designated
charging station.
2.3. Automobile Service Stations which exclusively provide alternative fuels shall be subject to the
requirements of this Chapter, with exception to the separation requirements.
D. Building design and orientation. See chapters 17.130 (Zone and Building Standards) and 17.132
(Building Entrances and Facades) for building design and orientation requirements.
E. Lighting. See chapter 17.58 (Outdoor Lighting Standards) for all applicable lighting standards.
F. Landscaping. See chapter 17.56 (Landscaping Standards) for all applicable landscaping standards.
(Ord. No. 1017 § 9, 2023)
17.89.030 Signs.
A. Freestanding and monument signs. One freestanding sign or one monument sign is allowed on each
street frontage. Maximum of three freestanding or monument signs combined per sign.
B. Wall signs.
1. One per building elevation, maximum. A wall sign is not permitted on an elevation which is
facing an adjoining parcel that is used, zoned, or designated by the general plan for residential
uses.
2. Maximum wall size area shall be 20 square feet per applicable building elevation. All wall signs
shall be individual channel letters and either halo or internally illuminated.
C. Window Signage. Window signs shall not exceed 10 percent of the area of each window. Individual
window signs shall not exceed four inches in height and four square-feet in area. Window signs shall
not be illuminated. (Ord. No. 1017 § 9, 2023)
17.89.040 Operational standards.
A. Location of activities. All activities and operations shall be conducted entirely within the enclosed
ancillary structure(s), except as follows:
1. The dispensing of fuel products from pump islands, vehicle charging, and air and water services,
and display of propose tanks for sale.
2. Minor emergency repairs including, replacement of headlights, turn indicator bulbs or
windshield wipers.
B. Site maintenance. The site including all structures, landscaping, walls/fences, and signs shall be
maintained in good repair, in a clean, neat and orderly condition. Driveways, parking, landscape, and
service areas shall be maintained and kept free of grease, oil, and other petroleum products in addition
to litter. These areas shall be periodically cleaned with equipment that dissolves spilled grease, oil,
and other petroleum products without washing them into drainage, gutter, or sewer systems.
C. Trash receptacles. Trash receptacles shall be located at the building entrance and at each pump island.
The premises shall be kept free of the accumulation of litter or waste. Removal of waster or litter from
the trash receptacles shall occur at a minimum or once each day the business is open.
D. Trash enclosure. A trash enclosure, completely enclosed with a decorative masonry wall not less than
six feet heigh with a solid metal self-enclosing gated opening, and large enough to accommodate
standard-sized commercial trash bins, shall be located on the rear portion of the property in a manner
Formatted: Font: 11 pt, Character scale: 100%
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which is accessible to refuse collection vehicles. An architecturally integrated trellis and landscaping
shall be provided above the trash enclosure.
E. Public service facilities. All automobile service stations shall:
1. Provide restrooms on site, at no charge, for customer use during normal business hours. The
restroom shall be continuously maintained in a clean and sanitary manner. Entrances to restroom
facilities shall be located within a building.
2. Provide and maintain an air pump and radiator water hose for public use.
F. Noise. All outdoor noise generators associated with an automobile service station and any ancillary
use(s) shall be identified by the applicant during conditional use permit review and may require the
submittal of a professional noise analysis to quantify noise sources.
1. Automobile service station and ancillary use noise (e.g., bells, loudspeakers, tools, video/audio
pump stations, and sound signals, etc.) shall not be audible from residentially zoned or
residentially occupied parcels between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and
Saturdays, and before 10:00 a.m. and after 7:00 p.m. on Sundays and nationally recognized
holidays.
2. Automobile service station and ancillary use operations shall comply with all other applicable
noise requirements of the Rancho Cucamonga Municipal Code.
G. Hazardous materials. All necessary permits for the storage and use of hazardous materials shall be
obtained. All automobile fluids shall be recycled or removed according to applicable state and federal
standards.
H. Propane tank sales. Propane tank sale displays shall be located outside of any required setback area
and shall be stored in a secure display. The city may require landscaping or other type of screening to
conceal the propane tanks from public view.
I. Mechanical equipment.
1. All hydraulic hoists and pits, all equipment for lubrication, greasing, automobile washing and
permitted repairs shall be enclosed entirely within a building.
2. All rooftop mechanical equipment shall be screened from view of adjacent properties and public
rights-of-way.
3. All ground mounted gasoline vapor recovery units and venting pipes shall be partially enclosed
with a six-foot-high decorative solid screen wall and landscaping and shall not be located in any
required setback area. The city may consider deviations from this requirement due to
demonstrated site constraints subject to compliance with all other applicable development
standards.
J. Ancillary uses. Ancillary uses related to automobile service stations shall not operate 24 hours a day.
1. Convenience store.
a. Outdoor display of merchandise shall be prohibited unless a temporary use permit is
obtained pursuant to chapter 17.104 (Temporary Use).
b. Alcohol sales related to ancillary uses of automobile service stations located within
overconcentrated census tracts shall not be allowed.
2. Car wash.
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a. Applicants shall provide a queuing study prepared by an independent traffic engineer
licensed by the State of California. The study shall be provided by the applicant, at
its sole expense.
b. Applicants shall provide a noise study prepared by an independent acoustical
engineer licensed by the State of California. The study shall be provided by the
applicant, at its sole expense.
3. Vehicle repair shop.
a. Openings of service bays shall be designed to minimize the visual intrusion onto
adjoining public rights-of-way and properties.
b. Service bay doors shall not directly face an existing residential development or
residential zone.
c. Vehicle repair shops shall be limited to battery and ignition services, tire repair and
sales, and other accessory sales and services for automobiles; but shall exclude
major automobile repairs, tire recapping, steam cleaning, painting, body and fender
work, engine overhaul, and other work of a similar nature.
4. Restaurants. Drive-through restaurants shall be prohibited.
K. Discontinuation of an automobile service station use or structure. An automobile service station use
that has been legally established and conforms to all standards of title 17 shall not be re-established
if such use has been discontinued for a continuous period of 12 months or more.
L. Legal nonconforming.
1. Any automobile service station that is lawfully operating in the city and does not conform to the
provisions of this chapter, but which were legally established prior to the date this section was
adopted, shall be considered a legal nonconforming use. Except as provided below, legally
established nonconforming automobile service stations and ancillary uses on said automobile
service station site shall be subject to chapter 17.62 (Nonconforming Uses, Structures, and Lots).
a. Modifications to existing automobile service stations or ancillary uses. Automobile
service station uses and structures related thereto shall not be enlarged, extended,
reconstructed, or moved to a different portion of the lot or parcel of land occupied by
such use unless in compliance with the provisions of this chapter. If conformity with
standards adopted pursuant to this chapter causes hardship due to existing
configuration of on-site buildings or structures, a variance may be applied for,
pursuant to section 17.20.030 (Variance). (Ord. No. 1017 § 9, 2023)
Chapter 17.90 CAR WASHING AND DETAILING
17.90.010 Purpose.
The purpose of this chapter is to regulate car washing and detailing uses, including mobile car washing,
with development standards and operational requirements that will ensure high quality car wash
development and address the mitigation of impacts that can be associated with car washes such as noise,
water and air quality, aesthetics, and traffic related impacts. (Ord. No. 948 § 6, 2019)
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17.90.020 Development standards.
A. The site layout and design shall ensure that the queuing and drying areas will not create overspill onto
adjoining walkways and streets, or onto adjacent properties/parcels not associated with the car wash
use.
B. All washing facilities shall be completely within an enclosed building.
C. Whether automatic, by hand, or self-service, the car wash structure (including wash bays) shall be
located a minimum 100 feet from the boundary of any residentially zoned or developed property.
D. All washing facilities shall be located within a building which is enclosed except those openings
necessary for vehicular and pedestrian access. Buildings shall be oriented toward the primary street,
with auto-servicing use/activity located in the rear of the site. Vehicular openings shall not face any
adjacent residentially zoned or developed property.
E. Vacuuming facilities shall not be located along public or private streets and shall be completely
screened from adjacent residential properties for noise attenuation purposes. Additional noise
attenuation may be required depending on the number of vacuums, including distance separation, to
the satisfaction of the planning director.
F. The car wash structure must be architecturally compatible in terms of mass, scale, and building colors
and materials with any other buildings on site and with the surrounding neighborhood.
G. The queuing area shall be of a sufficient length to accommodate the necessary stacking of vehicles.
The stacking distance shall be determined through a parking study as provided in
Chapter 17.64 (Parking and Loading Standards). Each drive-through lane shall be separate from the
circulation route necessary for ingress and egress from the property or access to any parking spaces
within the site. (Ord. No. 948 § 6, 2019)
17.90.030 Operational requirements.
A. Hours of operation shall be limited to Monday through Saturday, 8:00 a.m. to 7:00 p.m., and Sunday,
9:00 a.m. to 6:00 p.m., unless site specific circumstances otherwise warrant alternative hours of
operation, as determined through the conditional use permit process.
B. Recycling of water used for vehicle washing shall be maximized. The use of recycling water systems
and the disposal of water fluids and solids shall comply with applicable state and federal
guidelines/standards and must be approved by the engineering services department.
C. All mechanical ventilating equipment shall be directed to exhaust vents and cannot face adjacent
residential properties. Exhaust systems shall be equipped with appropriate control systems to
minimize or eliminate noxious pollutants that may impact ambient air quality and must adhere to all
applicable local, state, and federal air quality standards.
D. All uses at the subject site, including any power driven or steam cleaning machinery, drying
equipment, or vacuuming machines shall maintain noise levels below the levels provided in
Section 17.66.050 (Noise standards) of this code.
E. The installation and operation of outdoor loudspeakers or public address systems is not permitted.
(Ord. No. 948 § 6, 2019)
17.90.040 Mobile car washing and detailing.
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Mobile car washing and detailing is considered an incidental use related to the permitted principal land
use in any zone upon which the activity takes place. A city business license and any applicable permits
related to wastewater or environmental protection must be obtained. The following operational
requirements shall apply to all mobile car washing and detailing uses:
A. Operators are prohibited from engaging in washing the exterior of a vehicle on any public street or
public right-of-way, or on any vacant unimproved lot.
B. Mobile car washing and detailing businesses operating in non-residential zones shall not operate
within 300 feet of a boundary of a residential zone and/or residential structure.
C. Hours of operation in residential zones shall be limited to Monday through Saturday, 8:00 a.m. to
7:00 p.m., and Sunday, 9:00 a.m. to 6:00 p.m. Hours of operation in non-residential zones shall be
limited to Monday through Sunday, 8:00 a.m. to 7:00 p.m.
D. In nonresidential zones, mobile car washing, and detailing businesses shall not operate at the same
location and/or at the same property for more than four hours during the permitted hours of operation
(as identified above) and shall not operate for more than one day per week.
E. In nonresidential zones, mobile car washing, and detailing businesses shall not service more than 20
vehicles per location per week.
F. Operators shall maintain noise levels below the levels provided in Section 17.66.050 “Noise
standards” of this Code.
G. The operator of a mobile car washing, and detailing business shall obtain, and have evidence of, the
authorization of the property owner (or the property owner’s authorized representative) to operate
prior to commencement of operations and throughout the duration of the activities.
H. At all times operators shall either contain wastewater for disposal off site or divert wastewater to a
sanitary sewer on site to the satisfaction of the engineering services director/city engineer. (Ord. No.
948 § 6, 2019)
Chapter 17.91 DRIVE-IN AND DRIVE-THROUGH USES
17.91.010 Purpose.
This chapter regulates drive-through facilities to ensure that an adequate amount of space is allocated for on-site
maneuvering and circulation, that vehicles in a queue for service do not impede traffic on abutting streets and
parking areas, and that stacking lanes will not have nuisance impacts on nearby residential uses. This chapter
establishes development standards to mitigate the impacts of traffic, congestion, excessive pavement, litter, and
noise while ensuring pedestrian connectivity is uninterrupted by vehicles and outdoor spaces are provided and
preserved. (Code 1980, § 17.90.010; Ord. No. 855 § 4, 2012)
17.91.020 Applicability.
A. These development standards apply to all uses that include drive-through facilities and to all portions
of a development that comprise the drive-through facility.
B. The development standards for new uses with drive-in and drive-through sales and services, the
addition of drive-through facilities to existing developments, and the relocation of existing drive-
through facilities will be reviewed in conjunction with any required conditional use permit and/or
major design review application. (Code 1980, § 17.90.020; Ord. No. 855 § 4, 2012)
Page 15
C. The approval of a drive-through facility shall require that the review authority to make all of the
following findings, in addition to those required for a conditional use permit as stated in section
17.20.060 (Conditional use permit).
1. The proposed amount of parking, circulation plan, and traffic management plan will provide
adequate area for safe stacking and maneuvering of vehicles, and the site design will provide
adequate buffering of the use from adjoining land uses;
2. The proposed location of the drive-through facility will not result in adverse impacts upon the
vicinity after giving consideration to a litter clean-up plan, the hours of operation, and the site
plan;
3. The proposed location of the drive-through facility will not block existing drive isles in shared
parking areas; and
4. The proposed location of the drive-through facility will not interfere with and/or impact on-site
pedestrian access/circulation.
17.91.030 Additional application requirements.
A. In addition to the standard application requirements for a conditional use permit stipulated in section
17.20.060 (Conditional use permit), an applicant for a restaurant with a drive-through business shall
submit the additional application requirements prescribed by the director.
17.91.040 Development and design standards.
The following standards shall be the minimum requirements for all drive-in and drive-through facilities. Refer to
Figure 17.90.030-1 (Drive-Through Site Standards). Approvals for a conditional use permit as described in section
17.20.060 (Conditional use permit) and major design review described in section 17.20.040 (Major design review)
shall only be granted in compliance with these standards. .
A. Site Planning
1. Location.
a. Access to drive-through facilities is only permitted on streets designated as Automobile
Priority in the Rancho Cucamonga General Plan, Figure M-5 (Automobile Priority).
2. Site area. The minimum net land area for uses with drive-through facilities is one acre. This
minimum land area may be modified by the review authority through the design review process
when the drive-through facility is within a master plan or an integrated shopping center.
3. Building placement and orientation.
a. Buildings shall be placed on the front yard or street side yard setback line and oriented so
that the primary public entrance faces the street.
b. Outdoor dining and seating areas shall be located near the main pedestrian entrance.
c. Walk-up windows, if used, shall be located near outdoor dining areas or other pedestrian
areas, to encourage accessibility and limit vehicle and pedestrian conflicts.
d. Buildings may be clustered to create a plaza or outdoor dining area between buildings.
Page 16
e. Pedestrian pathways and sidewalks must provide safe and convenient access to the
building, shall connect directly to the public right-of-way, and shall not cross driveways
or stacking lanes to get to the building’s entrance.
f. The drive-through lanes shall not be located between a property line and the front of the
building.
g. Drive-through lanes shall be located to the side or rear of the building and shall be
screened with a combination of low screen walls and dense landscaping. The drive-
through lanes may be designed to pass through an enclosed building element that is
integrated into the building’s design so that the lanes are enclosed.
h. Loading and service areas must be located on the site to minimize potential noise
incompatibility with surrounding properties and so that, to the maximum extent feasible,
they are not visible from public rights-of-way.
i. Future drive-through facilities proposed in a master plan or shopping center shall be
identified early in the review process to avoid retrofitting the site plan at a later date.
4. Trash and recycling enclosures. Trash and recycling enclosures must comply with the
requirements established in Chapter 17.48 (Fences, Walls, and Screening) and section
17.120.020.E (Refuse and recycling areas)
5. Landscaping and buffers. Landscaping, fencing, and trees shall be provided consistent with the
requirements in section 17.120.020.C (Landscaping) and chapter 17.56 (Landscaping
Standards).
Figure 17.90.040-1 Drive-through design standards
Page 17
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B. Building Design
1. Building entrances.
a. Primary building entrances and entry features shall be clearly defined through variation
of architectural planes on the building and pavement surfaces, and must be accessible
from a courtyard or plaza.
b. The primary building entries shall be accessed directly from the sidewalk in the public
right-of-way or from within the development site. Pedestrian circulation paths may only
intersect or cross a drive-through lane(s) if the applicant can demonstrate that there are no
other feasible or practical options available, in which case the pedestrian crossing shall be
raised to create a hump to enhance pedestrian safety.
c. Prominent architectural features shall be located near corners and intersections to
promote and enhance the primary building entrance.
d. The appropriate placement of awnings or signage can clearly demarcate building
entrances.
2. Building architecture and articulation.
a. Drive-through facilities within an integrated shopping center or master plan must have an
architectural style consistent with the theme established in the center.
b. The architecture of drive-through facilities must be compatible and consistent with
surrounding uses in form, materials, colors, scale, etc.
c. Building planes shall have variation in depth and angle to create variety and interest in
the basic form and silhouette of the building.
d. Articulation of building surfaces shall be encouraged through the use of openings and
recesses which create texture and shadow patterns.
e. Drive-through facilities shall comply with the requirements of section 17.120.030
(Building design).
3. Outdoor dining areas for restaurants.
a. Outdoor dining areas are required for all drive-in and drive-through restaurant facilities in
the MU zones.
b. Outdoor dining areas shall be designed as an integral part of the drive-through facility,
and can include plazas, arcades, colonnades, or courtyards.
c. Outdoor dining areas and other publicly accessible outdoor spaces shall include tables
and seating, trash cans, bicycle racks, and structures that provide shade and protection
from the weather.
d. To the maximum extent feasible, outdoor dining areas shall be oriented for maximum
benefit of sunlight and views and to the extent possible, outdoor dining areas shall be
oriented away from drive-through stacking lanes
e. The minimum dimension of an outdoor dining area shall be 20 feet measured in any
direction with a minimum area of 450 square feet.
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4. Signs. All signs shall conform to the provisions of Chapter 17.74 (Sign Regulations for Private
Property). Drive-through facilities in an integrated shopping center or master plan must comply
with the uniform sign program established for the center.
C. Parking and Circulation
1. Parking.
a. The parking for drive-through facilities shall be determined according to Chapter 17.64
(Parking and Loading Standards).
b. Parking lots shall be landscaped and screened in accordance with section 17.56.050
(General landscape development standards) and section 17.56.060 (Special landscape
requirements), and connected to buildings with well-designed pedestrian paths, trellises
paseos, and walkways.
2. Setbacks. Parking and the drive-through lane(s) shall be set back a minimum of 45 feet from the
curb face of a public street. Greater setbacks may be required as mentioned in an applicable
specific plan or as deemed necessary during the design review process.
3. Stacking requirements.
a. The drive-through lane shall be long enough to accommodate the necessary stacking of
cars. The stacking distance shall be determined through a parking study as described in
Chapter 17.64 (Parking and Loading Standards) and shall be based on the number of
vehicles in the drive-through lanes for seven consecutive days during peak lunch hours
between 11:00 a.m. to 2:00 p.m. and peak dinner hours between 5:00 p.m. to 8:00 p.m. at
three different restaurant locations in cities with a similar population as Rancho
Cucamonga and in a similar location as the proposed site.
b. All stacking must be designed to be accommodated on the site of the drive-through use or
through a shared use agreement with an adjacent property owner(s). No stacking onto
public or private streets is allowed.
c. Stacking lanes must be designed so that they do not interfere with on-site parking and
vehicle circulation.
d. In the event that the number of vehicles waiting at the service window exceeds the length
of the stacking lane(s), personnel from the drive-through establishment shall manage the
queue to ensure that all vehicles do not block or interfere with on-site vehicular and
pedestrian circulation and parking areas.
e. Drive-through lane design.
i. The entrance and exit of a drive-through lane must be at least 50 feet from an
intersection of public rights-of-way when measured at the closest intersecting curbs.
ii. The drive-through lane must be at least 10-feet wide with a minimum 10-foot
interior radius at curves.
iii. The stacking area must accommodate a minimum of five cars for each drive-up or
drive-through window in addition to the vehicle receiving service. A higher
minimum of cars could be required as part of the conditions of approval. The
stacking space for each vehicle shall be 10 feet wide and 20 feet long.
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iv. The drive-through lanes shall be separate from the circulation route necessary for
ingress and egress from the property or access to any parking spaces within the site
using concrete curbing or paint striping on at least one side of the lane. These
requirements do not apply to the reuse of existing properties.
v. The drive-through lanes and stacking area shall be located adjacent and parallel to
the public right-of-way.
vi.v. All stacking lanes must be clearly identified with pavement markings and signage
to indicate the entrance, direction of traffic flow and exit.
vii.vi. The driveway-through lane design must provide for a minimum nine feet wide
escape/emergency lane allowing motorists to exit the stacking lane before reaching
the drive-through window.
f. Stacking lanes must be screened in compliance with section 17.56.060 (Special landscape
requirements).
g. No more than two stacking lanes are allowed per drive-through use. Each lane must
conform to the standards in this subsection.
4. Off-site improvements
a. Street trees shall be provided along the public right-of-way and shall be selected from the
city’s adopted master list of street trees and parking lot trees.
b. The applicant shall coordinate with Engineering on all off-site improvements needed to
provide full ADA accessibility compliance within the adjacent public right-of-way.
D. Performance Standards
1. Special performance standards for restaurants with drive-through facilities. The use shall be
operated in a manner that does not interfere with the normal use of adjoining properties. If, in
the opinion of the planning director, the provisions of this paragraph are being violated, the
violations shall be grounds for reopening conditional use permit hearings and adding conditions
to control the violation. Performance standards include, but are not limited to, the following
considerations, which, where appropriate, shall be incorporated as conditions of approval in all
use permits as determined by the planning commission or city council:
a. Noise levels measured at the property line shall not exceed the level of background noise
normally found in the area or 65 dBa, whichever is greater.
b. All exterior lighting shall be contained to the subject property and shall not encroach onto
neighboring properties.
c. Drive-through hours of operation shall be limited to 8:00 a.m. to 12 a.m. midnight. If a
drive-through facility is adjacent to residential property, then hours of operation shall be
limited to 8:00 a.m. to 10:00 p.m., Sunday through Thursday and 8:00 a.m. to 12:00 a.m.,
Friday and Saturday. These hours of operation standards do not apply to the business that
the drive-through serves.
d. The premises shall be kept clean, and the operator shall make all reasonable efforts to see
that no trash or litter originating from the use is deposited on adjacent properties. For
drive-through restaurants or other uses which typically generate trash or litter, adequate
Page 21
trash containers, as determined by the planning director, shall be required and employees
shall be required daily to pick up trash or litter originating from the site and within 300
feet of the perimeter of the property.
e. All graffiti shall be removed within 72 hours.
f. No undesirable odors shall be generated on the site.
g. The on-site manager of the use shall take whatever steps are deemed necessary to assure
the orderly conduct of employees, patrons, and visitors on the premises.
h. A copy of these performance standards and all conditional use permit conditions of
approval shall be posted alongside the necessary business licenses and be visible at all
times to employees.
Chapter 17.92 HOME OCCUPATIONS
17.92.010 Purpose and intent.
The purpose of this chapter is to regulate commercial, and office uses within and accessory to residential
dwellings. It is the intent of these regulations to allow for certain home-based businesses while ensuring
that home occupations do not negatively impact the overall quality and character of the surrounding
residential neighborhood. (Code 1980, § 17.92.010; Ord. No. 855, § 4, 2012)
17.92.020 Permit required.
Prior to the establishment of a home occupation, a home occupation permit shall first be secured by the
user. A home occupation permit shall be in addition to any other permit or license that may be required by
the city, county, or state, including a business license. Home occupation permits are allowed on legal
nonconforming residential properties (e.g., existing single-family home that is legally nonconforming on
a parcel that is zoned industrial). (Code 1980, § 17.92.020; Ord. No. 855, § 4, 2012)
17.92.030 Development standards.
All home occupations shall comply with the following development standards:
A. Incidental use by nature. The use of the dwelling as a home occupation shall be clearly incidental
and subordinate to its use for residential purposes by its inhabitants. Not more than 15 percent of the
total square footage for the dwelling or one room of the dwelling, whichever is less, shall be used for
the home occupation. For the purpose of this Section, the inhabitants of the home who are working
remotely from their place of employment are not considered a home occupation.
B. Employees. No persons, other than members of the family who reside on the premises, shall be
engaged in the home occupation activity. Off-site employees or partners are not permitted, except for
cottage food uses, consistent with state law.
C. Exterior appearance. There shall be no change in the outward appearance of the building or
premises, or other visible evidence of the activity.
D. Sales. There shall be no sales of products on the premises, except produce (fruit or vegetables) grown
on the subject property, cottage food products, or homemade crafts. On-site sales allowed shall be
limited to the hours of 8:00 a.m. to 8:00 p.m. as long as sales do not result in visitor or customer traffic
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beyond allowed in this section. Off-site sales, including electronic and mail order commerce, is
permitted, consistent with the other standards of this chapter.
E. Visitors and customers. Not more than five customers or clients per day shall enter the dwelling for
meetings, service, or products and not more than 10 vehicle trips per day shall be created by customers
or clients. Customers or clients must park either in the driveway of the dwelling or in front of the
dwelling only
F. Operation standards. No equipment or processes shall be used on the subject property that creates
noise, smoke, glare, fumes, odor, vibration, electrical, radio, or television interference disruptive to
surrounding properties.
G. Accessory structures. Home occupations may utilize accessory structures as storage or workspace
space provided such use is confined to a cumulative area of not more than 600 square feet in an
attached and/or detached accessory structure or garage. An attached or detached garage may be used
for storage or workspace as long as sufficient parking space is available on the property to meet the
current code requirements.
H. Deliveries. Deliveries shall not exceed those normally and reasonably occurring for a residence.
Deliveries of materials for the home occupation shall not involve the use of commercial vehicles,
except for FedEx, UPS, or USPS-type home pickups and deliveries. Off-site deliveries, such as to a
post office box, are preferred.
I. Signs. No signs shall be displayed in conjunction with the home occupation and there shall be no
advertising using the home address.
J. Commercial vehicles. No person shall park or store more than one commercial vehicle or any
commercial vehicle over 10,000 pounds licensed gross vehicle weight per dwelling unit.
K. Prohibited uses. Home occupation permits shall not be granted for the following prohibited uses:
1. Ammunition recycling.
(Code 1980, § 17.92.030; Ord. No. 855, § 4, 2012; Ord. No. 860 § 4, 2013)
17.92.040 Yard sales.
The following restrictions apply to yard sales:
A. For purposes of this section, the term “yard sale” means a temporary sale of household items on
residential premises.
B. On any one parcel or lot in any residential zone, a yard sale may be conducted on one day, but not to
exceed two consecutive days, in any six-month period. Sales may only be conducted between 7:00
a.m. and 6:00 p.m.
C. Items displayed, offered, or sold at a yard sale shall only be household items that have been in regular
use or storage for six months or more on the same parcel or lot.
D. A yard sale may only be conducted in a residential zone. (Code 1980, § 17.92.040; Ord. No. 855, §
4, 2012)
Chapter 17.93 HOTELS
17.93.010 Purpose.
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The purpose of this chapter is to regulate hotels with development standards and operational requirements
that will ensure high quality hotel development and mitigate impacts that could be associated with hotels,
including crime, urban blight, and the exceptional use of public resources. (Ord. No. 949 § 5, 2019)
17.93.020 Market feasibility study required.
An application for a conditional use permit to operate a hotel shall include a market feasibility study. The
city may prepare the study or request the applicant to prepare the study, subject to an independent peer
review. The applicant shall be responsible for the cost of the study and/or peer review. The market study,
at a minimum, shall address the following:
A. A complete listing of proposed facilities, amenities, and services (e.g., number and type of rooms,
meeting space square footage, recreational amenities, business services such as data ports,
workstations, etc., in-room amenities such as refrigerators and microwaves, laundry service, food
service such as restaurants or coffee shops, etc.).
B. Provide information on the business model, ownership, and franchise of hotel.
C. A business and financial history of the proposed developer and potential operators, if different than
the developer, including at a minimum the following: principals, experience, years in business,
capitalization, listing of projects, number of units owned, average rates charged, and occupancy rates.
D. Whether the proposed hotel will be financially feasible by meeting an unfilled need for hotel rooms
in the city. Provide an analysis of the economic environment, projecting likely future economic
conditions as they relate to the operation of the proposed hotel and its accessory uses.
E. Analysis of the proposed hotel’s projected market base.
F. Three and five-year projected occupancy rates, projected average daily rate for the proposed hotel,
and revenue per available room trends for hotels within the city.
G. The estimated share of the hotel market the hotel will capture during the first five years of operation,
and whether the hotel will primarily focus on drawing guests from existing hotels in the city.
H. An analysis of economic impacts on existing hotels within Rancho Cucamonga, including, at a
minimum, an estimate of the dilution of the city’s hotel market due to the proposed hotel and if the
proposed project has potential adverse impacts on the financial viability of existing hotels in the city.
(Ord. No. 949 § 5, 2019)
17.93.030 Additional conditional use permit findings.
Prior to approval of a conditional use permit when required by Table 17.30.030-1 (Allowed Land Uses
and Permit Requirements by Base Zone) the approving authority shall make the following findings, in
addition to those findings required by Section 17.16.120.D:
A. The proposed hotel development is consistent with the General Plan’s Economic Development Goals
and Policies.
B. The proposed hotel will not create urban decay due to the significant loss of business at existing hotels
in the city, hotels currently under construction in the city, or hotels that have been granted entitlements
by the city that have not expired but are not yet under construction.
C. The proposed hotel is located in an area of the city with substantial unmet demand for a hotel.
D. The proposed hotel is not expected to reduce the total hotel occupancy rate in the city below 72% in
the first five years of operations. (Ord. No. 949 § 5, 2019)
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17.93.040 Occupancy standards.
A. No hotel guestroom shall be rented for a period exceeding 30 consecutive calendar days, counting
portions of calendar days as full days.
B. No hotel guestroom shall be rented for less than a one-day period. (Ord. No. 949 § 5, 2019)
17.93.050 Public safety standards.
A. No hotel shall create an unreasonable or excessive demand for police services. To demonstrate
compliance with this standard, an application for a hotel conditional use permit shall include the
following information:
1. A management plan that describes how the hotel will address potential criminal activities at the
site.
2. A lighting plan that demonstrates how the hotel’s proposed lighting will illuminate the site to the
extent necessary for a peace officer to adequately observe the property from a patrol car.
3. A site plan designed to allow for visibility from the public right-of-way for peace officers in
patrol vehicles.
B. At all times, hotel operators shall maintain on file with the Rancho Cucamonga police department and
fire district a single, current point of contact for addressing law enforcement, public health, and safety
problems at the hotel site. In connection with the issuance of a business license, a police and fire
inspection shall be required when a hotel undergoes a change in ownership or operator.
C. Hotel owners and all hotel employees shall be trained to spot criminal activity.
D. A security camera system is required to be installed with the capability of providing access to the
Rancho Cucamonga police department and fire district. Recordings shall be held for a minimum of
30 days.
E. Hotels that provide entertainment as defined in Section 17.20.020 shall obtain an entertainment
permit. (Ord. No. 949 § 5, 2019)
17.93.060 Hotel amenities.
No development review and/or conditional use permit shall be approved for a hotel unless the following
amenities are provided:
A. Each guestroom shall include high-speed Internet, voicemail, desk, color television, mini-fridge,
coffee maker, alarm clock or wake-up service, hairdryer, iron and ironing board;
B. The minimum following amenities shall be provided on site:
1. A bar/lounge with dining area;
2. Hot tubs/spas with pool or day spa services with pool;
3. A business center with computers and printers for guest use;
4. A large fitness center (minimum of 750 square feet for hotels with less than 100 rooms; minimum
of 1,500 square feet for hotels with 100 or more rooms) with a wide range of equipment/exercise
stations;
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5. A café or coffee shop including at minimum a counter served bakery café with dedicated
employees serving freshly prepared coffee, teas and specialty drinks open a minimum of nine
hours each day;
6. Up to two required amenities may be waived or replaced with alternative amenities by the
planning director if similar existing amenities are available on site as part of an existing
development or if the proposed hotel is in the Upper Upscale or Luxury scale based on Smith
Travel Research hotel classifications or AAA four diamond hotel.
C. One of the following amenities shall also be provided on site:
1. Convention/meeting space of no less than 10,000 square feet that is reconfigurable with flexible
seating, full audiovisual (AV) capabilities, and full commercial kitchen. The convention/meeting
space shall be contiguous with internal connections to the main hotel structure and shall not be
physically separated from the hotel;
2. A full-service restaurant operating at substantially similar hours to the hotel and offering room
service to the hotel;
3. A roof-top bar and food service with patio lounge and recreation/relaxation area and associated
amenities; or
4. Other amenities may be considered in lieu of one of the required amenities subject to planning
director approval.
D. Two of the following amenities shall also be provided on site:
1. Valet parking;
2. Spa services (if not provided as amenity to meet one of the above requirements);
3. An indoor pool;
4. Fire pits and an outdoor patio (if not provided as amenity to meet one of the above requirements);
5. Indoor or outdoor recreation court (basketball, volleyball, etc.);
6. A water play area;
7. Penthouse suites with full balconies;
8. Onsite auto detailing service;
9. Onsite car and/or bike sharing for use by guests;
10. Concierge services;
11. Participation in a regional airport shuttle service;
12. Hosted evening social hour;
13. Overnight laundry and dry-cleaning services;
14. Office space/workspace rental program;
15. Pet amenities, including, but not limited to, acceptance of cats and dogs in rooms, complimentary
pet treats, availability of pet bedding, crates, food and water bowls, and a listing of local pet
services, such as pet walkers, pet sitters, veterinarians, pet shops and groomers. Pet play/exercise
areas are strongly encouraged; or
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16. Other amenities may be considered in lieu of one of the required amenities subject to planning
director approval. (Ord. No. 949 § 5, 2019)
17.93.070 Design standards.
In addition to the design provisions outlined in Article VII (Design Standards and Guidelines) of this
code, the following design standards shall apply to all new hotel development:
A. Site design and layout.
1. Hotels shall support other hospitality industry-related uses such as restaurants, entertainment,
recreation, and travel and tourism by integrating into a larger pattern of development and
avoiding being isolated from such uses or being stand-alone. Integration into a larger mixed-use
development that consists of residential, commercial, and/or office uses is also acceptable.
2. Site and building designs shall be unique and tailored to the specific site rather than formulaic
and without any distinguishing characteristics.
3. Dual-brand hotel concepts shall be developed within a single building or complex and not as two
separate buildings.
4. Multi-story vertical development is preferred over single or two-story horizontal development.
Furthermore, within the Haven Avenue Overlay Zone, all buildings shall have four floors or
more.
5. Hotel projects shall be designed with the hotel building(s) plotted at the street/front building
setback line with the overnight parking area located at the rear or side of the building(s).
6. Hotel projects shall be designed with the primary (long) axis of the hotel building(s) aligned
parallel to the street. Consideration of alternatives may be given to sites with narrow street
frontages.
7. When the main entrance into the hotel building is on the “street side,” short-term parking for
guests checking in, drive aisles for passenger un/loading, and any overhead structures such as
porte cocheres are permitted within the parking and landscape setback along the street by up to
50% of the setback dimension.
8. Parking lots or facilities shall have a minimum ratio of six percent of the total parking spaces
equipped as electric vehicle charging stations, except parking lots or facilities for new
developments in Industrial Zones shall have a minimum of 10 percent of the total parking spaces
equipped for electric vehicles with one charging station for every two spaces dedicated to electric
vehicles.
B. Architectural design and details.
1. The architecture of all buildings shall incorporate multiple design elements/features and
diversity/variation in colors to minimize monotony and repetition along all wall planes.
2. The maximum amount of plaster/stucco finish applied to any building wall plane (or any exterior
panel systems that have the appearance of plaster/stucco) shall not exceed 25% of the vertical
area of the wall plane.
3. Articulation of the building wall planes is required on all elevations.
4. High-quality building materials shall be used both on the exterior and interior of the hotel.
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5. Within the Haven Avenue Overlay Zone, the following requirements shall apply to all hotel
buildings:
a. The application of plaster/stucco finish (or exterior panel systems that have the
appearance of plaster/stucco) on any building wall plane is not permitted.
b. A mix of exterior glass cladding, metal elements/features, and decorative wall
finishes such as stone, composite, or natural tiles are required.
C. Pedestrian and vehicular access.
1. All hotel buildings shall have direct pedestrian access between the hotel lobby and the street on
the “street side” of the building if the main entry into the building is on the opposite side of the
building.
2. All buildings within a hotel project, when separated by a parking lot, shall be interconnected by
pedestrian pathways with a minimum width of 10 feet. Such pathways shall also include shade
structures and seating at various intervals.
3. A prominent entry feature shall be incorporated into the main hotel entry (e.g., water feature,
public art, landscaped elements).
D. Lighting.
1. Light fixtures, features, and/or similar elements shall be incorporated into the exterior of all hotel
buildings to accentuate the architecture.
2. All pedestrian pathways on-site and along the public sidewalks adjacent to all street frontage(s)
of the project site shall have pedestrian-scale lighting. All such light fixtures (including any base)
shall not exceed 10 feet in height.
E. Landscaping. A high degree of landscaping shall be installed throughout the property, including
entry, courtyards, gardens, pool areas, walkways, and parking areas.
F. Building systems placement. All mechanical equipment and utility connection points, including
HVAC units, electrical meters, and gas meters shall be screened from public view (see Figure
17.93.070-1). Rooftop equipment shall not exceed the height of the roof parapet concealing the
equipment.
FIGURE 17.93.070-1 SCREENED MECHANICAL EQUIPMENT
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(Ord. No. 949 § 5, 2019)
Chapter 17.94 COMMERCIAL CANNABIS USES AND CULTIVATION
17.94.010 Purpose.
The purpose of this chapter is to regulate commercial cannabis uses, both medical and non-medical, in a
manner that is consistent with the requirements of state law. (Ord. No. 921 § 8, 2017)
17.94.020 Prohibited uses.
A. Commercial cannabis uses are expressly prohibited in all zones, overlay zones and special planning
areas in the city. No person shall establish, operate, maintain, conduct or allow commercial cannabis
uses anywhere within the city. The city shall not approve any application for a business license,
building permit, conditional use permit, variance, or any other entitlement authorizing the
establishment, operation, maintenance, development, or construction of any commercial cannabis use.
B. Outdoor cannabis cultivation is expressly prohibited everywhere in the city. No person owning,
renting, leasing, occupying or having charge or possession of any parcel shall cause or allow such
parcel to be used for cultivating cannabis outdoors.
C. Indoor cannabis cultivation, including cultivation by a qualified patient and primary caregiver, is
prohibited except in strict compliance with section 17.94.030. (Ord. No. 921 § 8, 2017)
17.94.030 Indoor cannabis cultivation.
It is hereby declared to be a public nuisance for any person owning, leasing, occupying, or having charge
or possession of any real property in the city to cause or allow such real property to be used for the
cultivation of cannabis except in strict compliance with the requirements set forth below.
A. Cannabis cultivation shall only occur indoors at a private residence, or inside an accessory structure
located upon the grounds of a private residence.
B. The indoor cultivation of seven or more cannabis plants in a private residence is prohibited. The
indoor cultivation of six or fewer cannabis plants in a private residence shall be permitted to the extent
permitted by state law.
C. Only persons 21 years of age or older may cultivate cannabis. Any cannabis cultivation must comply
with the requirements set forth in California Health and Safety Code sections 11362.1 and 11362.2.
D. Cannabis cultivation is permitted only within fully enclosed and secure structures.
E. No person shall cultivate marijuana in any manner that causes any of the following conditions:
1. Light, glare, odor, noise, or vibration that is or whose effect is either detrimental to public health,
safety, or welfare or interferes with the reasonable enjoyment of life or property; or
2. Any violation of chapter 17.66 of the Development Code. (Ord. No. 921 § 8, 2017)
17.94.040 Exceptions.
A. Nothing in this chapter shall prohibit any person from transporting cannabis through the jurisdictional
limits of the city for delivery or distribution to a person located outside the city, where such transport
does not involve delivery or distribution within the jurisdictional limits of the city.
Page 29
B. Nothing in this chapter shall prohibit a person 21 years of age or older from engaging in any activities
authorized under California Health and Safety Code section 11362.1.
C. Nothing in this chapter shall prohibit any commercial cannabis activity that the city is required by
state law to permit within its jurisdiction pursuant to Business and Professions Code section 26054(c)
and (d), as the same may be amended from time to time, or any other provision of the MAUCRSA.
(Ord. No. 921 § 8, 2017)
17.94.050 Violation, penalty.
In addition to any other enforcement permitted by this chapter of the Rancho Cucamonga Municipal
Code, the city attorney or city prosecutor may bring a civil action for injunctive relief and civil penalties
against any person or entity that violates this chapter. In any civil action brought pursuant to this chapter,
a court of competent jurisdiction may award reasonable attorneys’ fees and costs to the prevailing party.
Notwithstanding the penalties set forth in section 1.12.010 of the Rancho Cucamonga Municipal Code, no
provision of this chapter authorizes a criminal prosecution, arrest or penalty inconsistent with or
prohibited by Health and Safety Code section 11362.71 et seq., or section 11362.1 et seq., as the same
may be amended from time to time. In the event of any conflict between the penalties enumerated under
section 1.12.010 of the Rancho Cucamonga Municipal Code and any penalties set forth in state law, the
maximum penalties allowable under state law shall govern. (Ord. No. 921 § 8, 2017)
Chapter 17.96 MOBILEHOMES
17.96.010 Purpose.
The purpose of this chapter is to identify special development standards for mobilehomes and
mobilehome parks, consistent with state law. (Code 1980, § 17.96.010; Ord. No. 855, § 4, 2012)
17.96.020 Development standards for mobilehomes.
Mobilehomes are permitted within residential zones with the same density and development restrictions
as single-family homes and subject to the following requirements:
A. The mobilehome is placed on a permanent foundation system in compliance with all applicable
building regulations.
B. The mobilehome construction is certified under the National Mobilehome Construction and Safety
Standards Act of 1974 and was constructed after October of 1976. Documentation indicating
certification and construction date must be submitted to the building and safety department in order
to secure valid building permit(s).
C. The design review committee shall determine if the placement of the mobilehome is compatible to
the immediate area in which it is being placed according to the following criteria:
1. The design of the mobilehome unit shall be similar in character and appearance to other
dwellings in the area for such features as unit size, roof overhangs, roof materials, and exterior
materials.
2. All building setbacks, parking, coverage, height, width, and sign requirements of the base zone
shall apply. (Code 1980, § 17.96.020; Ord. No. 855, § 4, 2012)
17.96.030 Development standards for mobilehome parks.
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This section sets forth requirements for mobilehome park development. Except as provided hereinabove,
all other development standards contained in chapter 17.36 (Development Standards by Base Zone) shall
apply.
A. There shall be no minimum side area for a mobilehome park.
B. There shall be no minimum area, width, or depth requirement for individual lots or spaces.
C. There shall be no minimum yard requirement for individual lots or spaces.
D. There shall be no minimum size for individual mobilehome units.
E. The minimum street yard setback on public streets shall be in conformance with
chapter 17.36 (Development Standards by Base Zone).
F. Existing mobilehome parks and pre-existing mobilehome parks shall not be deemed nonconforming
by reason of failure to meet the minimum requirements prescribed in this section, provided that the
regulations of this section shall apply to the enlargement or expansion of a mobilehome park. (Code
1980, § 17.96.030; Ord. No. 855, § 4, 2012)
Chapter 17.97 LIVE/WORK UNITS
17.97.010 Purpose.
The purpose of this chapter is to establish standards for the location, development, and operation of
integrated live/work units and for the reuse of existing residential, commercial, and industrial structures to
accommodate live/work opportunities.
17.97.020 Establishment.
Live/work units may be established through the conversion of existing buildings or by new construction,
subject to the permit requirements of the underlying zone.
17.97.030 Changes in Use.
A live/work unit may be changes to exclusively a residential or commercial use in any building if the
residential or commercial use is allowed in the zone in which the building is located.
17.97.040 No Separate Sale or Rental of Portions of Unit.
No portion of a live/work unit may be separately rented or sold as a commercial space for a person or
persons not living in the premises or as residential space for a person or persons not working in the same
unit.
17.97.050 Occupancy Requirement.
The residential space within a live/work unit must be occupied by at least one individual employed in the
business conducted within the live/work unit.
17.97.060 Business License Required.
The occupant of a live/work unit is required to hold a valid business license for the on-site business.
Formatted: Font color: Text 1
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17.96.070 Limitations on Use.
The nonresidential component of a live/work development must be a use allowed within the applicable
zone.
17.97.080 Limitation on Outside Employees.
No more than one person other than residents of the live/work unit shall be employed in the conduct of
work, except that up to two additional employees may be allowed subject to the approval of a minor use
permit. More than three persons other than residents of the live/work unit may be allowed, subject to
conditional use permit approval, based on the additional finding that the employment will not adversely
affect parking and traffic conditions in the immediate vicinity of the unit.
17.97.090 On-premises Sales.
Goods produced within the live/work unit may be sold on-premises if the sales activity is incidental to the
primary production work within the unit. These provisions allow for open studio programs and gallery
shows
17.97.100 Development Standards.
A. Residential density. The number of live/work units on a site must comply with the residential density
allowed in the base zone.
B. Nonresidential area. A minimum of 60 percent of the ground level or a live/work development, or a
minimum of 300 square feet, whichever is greater, must function predominantly as workspace. The
workspace component of a live/work unit must be located on the ground floor. All floor area other
than that reserved for living space must be reserved for and regularly used for workspace.
C. Building design. The live/work development must comply with the applicable building type, building
entrance, and façade types of the applicable zone.
D. Non-residential amenities. The ground floor of a live/work development must be designed to
accommodate commercial or service uses as evidenced by the provision of flooring, interior storage,
ventilation, and other physical improvements of the type commonly found in exclusively commercial
or service facilities used for the same work activity.
E. Separation and access. Access to each live/work unit must be provided from a public street or
common access areas. The access to each unit must be clearly separate from other live/work units or
other uses within the structure.
F. Integration of living and working space. An area within a live/work unit that is designated as
residential space is an integral part of the live/work unit. The living space shall be accessible to the
non-residential space using interior connection. Exterior access must comply with Division 23-11B-
1 (Building Code).
G. Mixed occupancy building. A building may contain live/work units and other non-residential
occupancies. The occupancies, other than live/work, must comply all applicable requirements for
those uses, and proper occupancy separations must be provided between the live/work units and other
occupancies, as determined by the Building Official.
Chapter 17.98 PUBLIC UTILITIES AND USES
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17.98.010 Purpose.
The purpose of this chapter is to establish site planning, development, and/or operating standards for
public utilities and uses, including utility facilities and infrastructure. It is the city’s intent in establishing
these standards to mitigate the potential adverse impacts of these uses and activities on adjacent and
surrounding land uses by regulating the size, scale, and location of these uses, as well as requiring
additional setbacks, landscaping, and other buffering between the subject use and surrounding property.
(Code 1980, § 17.98.010; Ord. No. 855, § 4, 2012)
17.98.020 Location requirements for transmission lines and pipelines.
A. General location. Generally, transmission lines and pipelines shall be located within public rights-
of-way (with approval of the public works director) or within dedicated easements for transmission
lines (e.g., public utility easement).
B. Electrical transmission lines. Electrical transmission lines of 100,000 volts or greater capacity may
be located in any zone and shall be located in easements or rights-of-way which permit access for
maintenance with minimal disruption to surrounding properties. Preference shall be given to the
location of transmission lines in the rank order specified below; every reasonable effort shall be
exerted to avoid established residential areas. In the event Southern California Edison determines that
it has no alternative but to route a 100,000 volt or greater capacity transmission line through an
established residential area, such lines shall be installed underground except when the utility can
demonstrate that it is not feasible to do so. The term “feasible” shall be as defined in Government
Code § 53096(c).
1. Within existing electrical transmission rights-of-way or those anticipated for other projects
proposed subject to this title.
2. Adjacent to railroads or adopted freeway routes.
3. Along or adjacent to major arterial streets where existing or planned uses are commercial or
industrial.
4. Adjacent to or through existing or planned commercial, industrial, or agricultural uses.
5. Along arterial streets where residential uses designated in an adopted plan are at least 24 units
per acre.
6. Through areas where land uses in an adopted plan are predominantly commercial but include
residential uses.
7. Through residential areas, including side and rear yards, irrespective of density. (Code 1980,
§ 17.98.020; Ord. No. 855, § 4, 2012)
17.98.030 Location requirements for fixed-base structures and facilities.
In siting fixed-base structures and facilities, the city shall place preference on the locations listed below in
the order listed. In any case, siting fixed-base facilities within residential zones, particularly those
intended for multi-family housing, shall be a last resort. All new subdivisions and land planning (e.g.,
specific plans) shall include provisions for siting fixed-base facilities in dedicated, reserved locations that
are identified with assistance from the utility service provider.
A. Industrial Zones.
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B. Areas within specific plans or master plans specifically identified for utility facility and infrastructure
uses.
C. Sites zoned with a form-based zone, provided the facility is not located at the intersection of two
major streets.
D. Within a residential area. (Code 1980, § 17.98.030; Ord. No. 855, § 4, 2012)
17.98.040 Development requirements for fixed-base structure and facilities.
A. Communication substations. Communication substations shall be entirely located within an
enclosed building, the design of which shall be consistent with the standards of the underlying zone,
the intent being to integrate the design of the facility into the area in which it is located.
B. Electrical substations.
1. Overhead electrical transmission lines of 100,000 volts or greater capacity shall be installed in
such a manner as to minimize adverse visual impacts. When feasible, the utility shall relocate
and combine existing overhead transmission poles and lines with new installations.
2. Substations shall be designed and constructed in such a manner as to minimize off-site visual
and noise impacts. Planted or landscaped setbacks of at least 25 feet shall be provided on all
property lines.
C. Potable water storage facility. Potable water storage facilities shall observe all development
standards of the underlying zone. Additionally, such facilities shall be screened consistent with the
provisions of section 17.48 (Fences, Walls, and Screening).
D. Treatment plant. Treatment plants shall observe all development standards of the underlying zone,
except that any treatment ponds or other structures that may emit an odor shall be located a minimum
of 200 feet from a residential zone or residential use. The use shall also provide landscaping along the
perimeter of the use, including a minimum 25-foot-wide landscape area and trees planted 30 feet on
center. Landscaping for treatment plants located in wildland-urban interface fire areas shall comply
with the vegetation management requirements of the Rancho Cucamonga Fire District. (Code 1980,
§ 17.98.040; Ord. No. 855, § 4, 2012)
Chapter 17.100 Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs)
17.100.010 Purpose.
Accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) are a valuable form of
housing in the city. These units meet the city's general plan housing policies related to: encouraging the
development of a variety of housing options; encouraging the development of housing that serves the
unique needs of elderly and disabled households; encouraging the rehabilitation of deteriorating units,
providing housing stock accessible to lower and moderate-income households; and to meet the city’s
share of regional housing needs.
The purpose of this chapter is to establish development standards for the construction and operation of
accessory dwelling units on lots zoned to allow single-family or multi-family use and including a
proposed or existing single-family dwelling in a manner that is consistent with the requirements of state
law. (Ord. No. 938 § 4, 2018; Ord. No. 966 § 3, 2020)
17.100.020 Applicability.
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A. The provisions of this chapter apply to all lots that are zoned to allow single-family or multi-family
use. Accessory dwelling units shall be deemed to be an accessory single-family residential use, which
is consistent with the existing General Plan and zoning designations for the lot. The addition of an
accessory dwelling unit shall not be considered to exceed the allowable density of the lot upon which
such unit is proposed to be established. Ord. No. 938 § 4, 2018; Ord. No. 966 § 3, 2020)
17.100.030 Approval required.
A. Except for applications submitted pursuant to Section 17.100.040, an application for an accessory
dwelling unit shall be reviewed for compliance with the provisions of this section through the plan
check/zoning clearance process.
B. The application shall be approved or denied within 60 days after the city receives the application, or
in accordance with the deadline required by Government Code Section 65852.2, as that section may
be amended from time to time.
C. Notwithstanding any other provision of this code to the contrary, no minor exception from any
requirement of this chapter shall be approved, nor shall any application for such a minor exception be
accepted for processing.
D. Where an application for an accessory dwelling unit or JADU is submitted with an application for a
single-family dwelling or multi-family dwelling that is subject to discretionary review under this code,
the accessory dwelling unit or JADU application will be considered separately without discretionary
review or a public hearing, following the action on the portion of the project that is subject to
discretionary review.
E. An application for an accessory dwelling unit or JADU shall be authorized by every owner of the
property that is the subject of the application. (Ord. No. 938 § 4, 2018; Ord. No. 966 § 3, 2020).
17.100.040 Exempt Projects – Building permit approval process
A. An applicant shall not be required to submit an application for plan check/ zoning clearance under
this chapter, and may instead seek building permit approval for an accessory dwelling unit or JADU
that satisfies the requirements of both the California Building Standards Code, as amended by the
city, and Government Code Section 65852.2(e)(1), as the same may be amended from time to time,
which requires the city to ministerially approve a building permit within a residential or mixed-use
zone to create any of the following:
1. One accessory dwelling unit or JADU per lot with a proposed or existing single-family dwelling
if all of the following apply:
a. The accessory dwelling unit or JADU is within the proposed space of a single-family
dwelling or existing space of either an existing single-family dwelling or existing
accessory structure and may include an expansion of not more than 150 square feet
beyond the same physical dimensions as the existing accessory structure.
b. The space has exterior access from the proposed or existing single-family dwelling.
c. The JADU contains an interior entry to the primary dwelling’s main living area,
independent of the exterior entrances of the JADU and primary dwelling.
d. The side and rear setbacks are sufficient for fire and safety.
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e. The JADU complies with the requirements of Government Code Section 65852.22
and with the requirements set forth in subsection D below.
2. One detached, new construction accessory dwelling unit for a lot with a proposed or existing
single-family dwelling, all of the following apply. The accessory dwelling unit may be combined
with a JADU described in subsection (A)(1).
a. The accessory dwelling unit shall be no more than eight hundred (800) square feet in
size.
b. The accessory dwelling unit shall not exceed a height limit of 16 feet unless it is
located within a half-mile of a major transit stop or high-quality transit corridor in
which the ADU shall not exceed a height limit of 18 feet, or 20 feet only if necessary
to match the roof pitch of the primary structure.
c. The accessory dwelling unit shall be setback a minimum of four feet from side and
rear lot lines.
3. One accessory dwelling unit within the portions of existing multifamily dwelling structures that
are not used as livable space, including, but not limited to, storage rooms, boiler rooms,
passageways, attics, basements, or garages, if each unit complies with state building standards
for dwellings. If requested, multiple accessory dwelling units shall be allowed, up to the number
of accessory dwelling units that equals 25% of the existing multifamily dwelling units in the
structure.
4. Not more than two detached accessory dwelling units located on a lot that has an existing
multifamily dwelling, subject to a height limit of 16 feet and four-foot rear yard and side
setbacks.
B. A proposed accessory dwelling unit or JADU approved pursuant to this section shall comply with
Section 17.100.080 of this chapter.
C. Conversion of the following structures shall not be approved pursuant to this section but may be
approved pursuant to the full requirements of this chapter: Unenclosed accessory buildings or
unenclosed accessory structures, such as patios, gazebos, breezeways, carports, porte cocheres, or
similar structures.
D. In accordance with the standards set forth in Government Code Section 65852.22, JADUs shall
comply with the following requirements, unless state law is amended to set forth different standards
in which case state law standards will govern:
1. A JADU shall be a minimum of 220 square feet and a maximum of 500 square feet of gross floor
area. The gross floor area of a shared sanitation facility shall not be included in the maximum
gross floor area of a JADU.
2. A JADU must be contained entirely within the walls of the existing or proposed single-family
dwelling, including attached garages or other enclosed uses within the residence.
3. A separate exterior entry from the main entrance to the single-family dwelling shall be provided
to serve a JADU.
4. A JADU shall have an interior entry to the primary dwelling’s main living area, independent of
the exterior entrances of the JADU and primary dwelling.
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5. A JADU may include separate sanitation facilities or may share sanitation facilities with the
single-family dwelling in which case the JADU shall have an interior door to allow access to the
facilities in the single-family dwelling.
6. A JADU shall include an efficiency kitchen which shall include all of the following:
a. A cooking facility with appliances.
b. A food preparation counter and storage cabinets that are of reasonable size in
relation to the size of the JADU.
7. No additional parking is required for a JADU. (Ord. No. 966 § 3, 2020)
17.100.050 Accessory dwelling units development standards.
Except for applications submitted pursuant to Section 17.100.040, all accessory dwelling units shall
comply with the following development standards:
A. Number of units per parcel. No more than one accessory dwelling unit shall be allowed on a single
lot.
B. Code compliance. Accessory dwelling units shall be constructed in accordance with provisions of
the latest edition of building and other codes adopted by the city unless specifically exempted in this
chapter.
C. Existing lot and uses. An accessory dwelling unit shall be permitted if the existing lot and dwelling,
or proposed lot and dwelling, meet the following requirements:
1. The lot on which the accessory dwelling unit is proposed to be established shall contain at least
one existing permanent dwelling unit or the application for the accessory dwelling unit shall be
made concurrently with an application for at least one dwelling unit on the same lot;
2. The lot on which the accessory dwelling unit is proposed to be established shall not contain any
existing accessory living quarters, second dwelling units, granny flats, guest houses, servant’s
quarters, or similar facilities, unless the proposal includes demolition or modification of such
facilities so as to comply with the provisions of this section;
3. The zoning regulations for the lot allow for the development of a single-family dwelling or multi-
family use.
D. Facilities. The accessory dwelling unit shall have a separate entrance and shall contain kitchen and
bathroom facilities separate from those of the main dwelling unit.
E. Utility services. The accessory dwelling unit may be metered separately from the main dwelling unit
for gas, electricity, communications, water and sewer services.
F. Fire sprinklers. Accessory dwelling units shall not be required to provide fire sprinklers if they are
not required for the primary residence.
G. Size. The size of the accessory dwelling unit shall comply with the following requirements indicated
in Table 17.100.050-1:
TABLE 17.100.050-1 DEVELOPMENT STANDARDS FOR ACCESSORY DWELLING UNITS
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Accessory
Dwelling Unit
Type Minimum Size Maximum Size1 Height2
Attached 220 sq. ft. 50% of main dwelling unit or
1,200 sq. ft., whichever is less
Cannot exceed the height of
the primary structure or 16
feet, whichever is higher
Detached 350 sq. ft. 1,200 sq. ft. 16 feet3,4
1 Maximum size for ADU does not include optional accessory structures (i.e., garage).
2 An ADU constructed above a garage shall not exceed the height limits of the underlying zone.
3 The ADU shall not exceed 18 feet in height, or 20 feet to match the roof pitch of the primary structure, when located
within a half-mile of a major transit stop or high-quality transit corridor.
4 The ADU shall not exceed 18 feet in height when located on a lot with an existing or proposed multi-story multi-family
dwelling.
H. Lot coverage. Accessory dwelling units shall conform to the lot coverage requirements for the zone
in which it is located, except where the application of the lot coverage regulations would not permit
construction of an 800 square foot accessory dwelling unit that is 16 feet in height with four-foot side
and rear yard setbacks.
I. Setbacks. Accessory dwelling units shall comply with the following standards:
1. Accessory dwelling units shall maintain at least a four-foot setback from the side and rear lot
lines.
2. Accessory dwelling units shall maintain the front yard setback standard of the underlying zone,
unless the front yard setback standard would not permit construction of an 800 square foot ADU
that is 16 feet in height with four-foot side and rear yard setbacks.
3. Notwithstanding the above, no setback shall be required for an accessory dwelling unit that is
within an existing structure or within a structure constructed in the same location and dimensions
as an existing structure.
J. Parking. Parking for accessory dwelling units shall be provided as follows, in addition to the parking
required for the main dwelling unit:
1. Newly constructed, detached accessory dwelling units shall provide a minimum of one parking
space, unless they are exempt pursuant to subsection (J)(5) herein. The parking space may be
provided as tandem parking, in an enclosed garage, or in setback areas.
2. If parking for the accessory dwelling unit is provided in a garage which also provides parking
for the main dwelling unit, the provided space(s) shall be for the exclusive use of the accessory
dwelling unit. The space(s) shall be separated from any garage spaces for the main dwelling unit
by a wall or other permanent barrier and shall have a separate or independent garage door.
3. The accessory dwelling unit shall utilize the same vehicular access that serves the existing main
dwelling unit, unless the accessory dwelling unit has access from a public alley contiguous to
the lot or is located on a corner lot for which secondary access is permitted for parking outside
the street side setback. A vehicular driveway that provides access to required parking shall have
a minimum width of 10 feet.
4. When a required garage, carport, or covered parking structure for the main dwelling unit is
converted or demolished in conjunction with the construction of an accessory dwelling unit,
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replacement of parking spaces that are eliminated by the construction of the accessory dwelling
unit shall not be required as long as the accessory dwelling unit remains in use as a legal
accessory dwelling unit.
5. Notwithstanding subsection (J)(1), on-site parking is not required for an accessory dwelling unit
in any of the following instances:
a. The accessory dwelling unit is located within a one-half mile walking distance of
public transit, as that term is defined in Government Code Section 65852.2, as may
be amended from time to time;
b. The accessory dwelling unit is located within a historic district;
c. The accessory dwelling unit is part of the existing primary residence or an existing
accessory structure;
d. When on-street parking permits are required but not offered to the occupant of the
accessory dwelling unit; or
e. Where there is a car share station located within one block of the accessory dwelling
unit.
6. When an ADU is included in an application to create a new single-family or multi-family
dwelling on the same lot, the ADU shall not be subject to parking requirements as long as the
ADU remains in use as a legal ADU.
(Ord. No. 938 § 4, 2018; Ord. No. 964 § 12, 2019; Ord. No. 966 § 3, 2020)
17.100.060 Design standards.
Except for applications submitted pursuant to Section 17.100.040, all accessory dwelling units shall
comply with the following design standards:
A. Exterior stairs shall not be visible from any public right-of-way, excluding alleys or trails.
B. The color, material, and texture of the roof shall be substantially the same as the main dwelling unit.
C. The color, material, and texture of all building walls shall be substantially the same as the main
dwelling unit.
D. Permitted driveways and walkways shall occupy no more than 50% of the front yard area, in
compliance with Section 17.56.070.
E. When a garage, carport, or covered parking structure that is visible from any public right-of-way is
converted or demolished in conjunction with the construction of an accessory dwelling unit, the design
shall incorporate features to match the materials, textures, trim, and landscaping of the main dwelling
unit. (Ord. No. 938 § 4, 2018; Ord. No. 966 § 3, 2020)
17.100.070 Historic buildings.
An accessory dwelling unit proposed for a property under a Mills Act contract must comply with all Mills
Act guidelines, including design conformance with the United States Secretary of the Interior Standards.
(Ord. No. 938 § 4, 2018; Ord. No. 966 § 3, 2020)
17.100.080 Ownership, rental, and occupancy requirements.
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A. Owner occupancy required for junior accessory dwelling units. If the property contains a JADU,
one of the residential dwellings on the lot shall be occupied as the primary residence of the owner of
the lot and shall not be rented or leased as long as the JADU exists, unless state law is amended to
prohibit owner occupancy requirements for JADUs.
B. Rental occupancy. Any residential unit on a lot with an accessory dwelling unit or JADU must be
rented for a period exceeding 30 consecutive days.
C. Sale of accessory dwelling units. Sale or ownership of an accessory dwelling unit or JADU separate
from the main dwelling unit is prohibited.
D. Deed restrictions. Prior to final inspection for an accessory dwelling unit or JADU, the property
owner shall execute and record in the office of the county recorder a covenant setting forth the
following minimum requirements, in a form and substance satisfactory to the planning department
and city attorney’s office:
1. The accessory dwelling unit or JADU shall not be sold or owned separately from the main
dwelling unit, and the parcel upon which the unit is located shall not be subdivided in any manner
that would authorize such sale or ownership, except as otherwise required by law;
2. If the property contains a JADU, the JADU shall be a legal unit and may be used as habitable
space, only so long as either the main dwelling unit, or the JADU, is occupied by the owner of
record of the property, unless state law is amended to prohibit local agencies from requiring
owner-occupancy;
3. Any rental of an accessory dwelling unit or JADU shall be for a period exceeding 30 consecutive
days; and
4. The restrictions shall be binding upon any successor in ownership of the property. (Ord. No. 938
§ 4, 2018; Ord. No. 966 § 3, 2020)
17.100.090 Existing nonconforming units.
Accessory dwelling units, second dwelling units, granny flat or similar accessory structures that exist as
of October 19, 2018, that have previously been legally established may continue to operate as legal
nonconforming accessory dwelling units. Any accessory dwelling unit that exists as of the effective date
of this section, and has not previously been legally established, is considered an unlawful use, unless the
planning director determines that the unit meets the provisions of this section. (Ord. No. 938 § 4, 2018;
Ord. No. 966 § 3, 2020)
Chapter 17.102 SPECIAL REGULATED USES
17.102.010 Purpose.
The purpose of this chapter is to establish site planning, development, and/or operating standards for
check cashing businesses, pawnshops, smoke shops, tattoo parlors, thrift stores, crematoriums, and
massage establishments. It is the city’s intent, in establishing these standards, to mitigate the potential
adverse impacts of these uses and activities on adjacent and surrounding land uses by requiring special
siting and location standards and imposing other special development standards. (Code 1980,
§ 17.102.010; Ord. No. 855, § 4, 2012; Ord. No. 858 § 4, 2013)
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17.102.020 Check cashing businesses.
A. Applicability. The development standards of this section shall apply to all new check cashing
business in the city.
B. Location. All new check cashing businesses shall be located consistent with the following standards:
1. Located a minimum of 1,000 feet from another check cashing establishment.
2. Located a minimum of 500 feet from all of the following uses:
a. Public school, community center, or library;
b. Alcoholic beverage sales, excluding restaurants and grocery stores/supermarkets.
C. Development standards. In addition to the development standards of the underlying zone, the
following special standards apply to all new check cashing businesses:
1. Lighting. Check cashing businesses shall maintain lighting consistent with the provisions of
section 17.58 (Outdoor Lighting Standards).
2. Days and hours of operation. Operation of check cashing establishments shall be limited to
Monday through Saturday, from 7:00 a.m. to 7:00 p.m.
3. Site maintenance. Management shall be responsible for the removal of litter from adjacent
property and streets that results from the check cashing business (with adjacent property owner
consent). (Code 1980, § 17.102.020; Ord. No. 855, § 4, 2012)
17.102.030 Pawnshops.
A. Applicability. The development standards of this section shall apply to all new pawnshops in the
city.
B. Location. New pawnshops shall not be located closer than 1,000 feet from an existing pawnshop
and no closer than 250 feet from a public school, park, community center, or library.
C. Hours of operation. The hours of operation of pawnshops shall be limited to between 8:00 a.m. and
9:00 p.m. daily. (Code 1980, § 17.102.030; Ord. No. 855, § 4, 2012)
17.102.040 Smoke shops.
A. Applicability. The development standards of this section shall apply to all new smoke shops in the
city.
B. Location. Smoke shops shall not be located closer than 1,000 feet from another smoke shop and no
closer than 250 feet from a public school, park, community center, or library. (Code 1980,
§ 17.102.040; Ord. No. 855, § 4, 2012)
17.102.050 Tattoo shops.
A. Applicability. The development standards of this section shall apply to all new tattoo shops in the
city.
B. Location. Tattoo shops shall not be located closer than 1,000 feet from another tattoo shop and no
closer than 500 feet from a public school, park, community center, or library. (Code 1980,
§ 17.102.050; Ord. No. 855, § 4, 2012)
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17.102.060 Thrift stores.
A. Applicability. The development standards of this section shall apply to all new thrift stores in the
city.
B. Location. Thrift stores shall not be located closer than 1,000 feet from another thrift store.
C. Development standards. All new thrift stores shall observe all development standards of the
underlying zone, except that they shall also comply with the following additional standards:
1. Enclosed activities. All activities shall be completely enclosed within the building for the use.
2. Collection/receiving area. A dedicated collection area shall be established separate from the
main patron entrance and may be located on the front, side or rear of the building. If the collection
area is located in the front of the building, the bulk donation area shall be shielded from public
view. Adequate directional signage shall be provided from the main entrance to the use to direct
individuals to the collection area. The collection area shall be noticed to prohibit depositing
goods when the store is closed.
3. Site maintenance. Management shall be responsible for the removal of litter from the subject
property, adjacent property, and streets that results from the thrift store (with adjacent property
owner consent). (Code 1980, § 17.102.060; Ord. No. 855, § 4, 2012)
17.102.070 Crematoriums.
A. Applicability. The development standards of this section shall apply to all crematoriums in the city.
B. Location. All crematoriums shall be located consistent with the following standards:
1. Located east of Interstate 15 and south of Arrow Route.
2. Located a minimum of 1,000 feet from public schools, community centers or libraries, and any
residentially zoned property. (Code 1980, § 17.102.070; Ord. No. 855, § 4, 2012)
Chapter 17.104 TEMPORARY USES
17.104.010 Purpose.
The purpose of this chapter is to establish development standards for temporary activities and land uses to
ensure the overall health, safety, and general welfare of the community is maintained. (Code 1980,
§ 17.104.010; Ord. No. 855, § 4, 2012; Ord. No. 961, § 3, 2019)
17.104.020 Permit requirements and exemptions.
Uses of property (including land, buildings, and structures) and activities that are temporary in nature
shall comply with the permit requirements described below. The process for application for and review
and issuance of a temporary use permit shall be as described in section 17.16.070 (Temporary Use
Permit).
A. Temporary use permit required. The following temporary activities and uses may be allowed,
subject to the issuance of a temporary use permit prior to the commencement of the activity or use
and subject to the requirements within this chapter.
1. Festivals and other special events. This use class consists of the temporary operation of a
commercial event for entertainment, including:
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a. Carnivals, circuses, rodeos, fairs, and festivals.
b. Haunted houses.
c. Concerts and live outdoor entertainment.
d. Certified farmers’ markets, as defined in chapter 17.140(Universal Definitions).
e. Swap meets, flea markets, art, cultural, and educational exhibits and displays.
f. Parades, assemblies, fundraisers, and parties.
g. Outdoor sporting events, marathons, mobile, and non-stationary activities.
h. Other similar events designed to attract large crowds, and which are held on private
or public property.
2. Seasonal sales. This use class consists of seasonal operation of a sales activity (e.g., Halloween,
Christmas) on nonresidential properties, including:
a. Seasonal sale of agricultural products raised on premises.
b. Christmas tree, pumpkin, and other holiday-themed product sales lots.
c. Other similar seasonal sales activities designed to attract large crowds, and which are
held on private or public property.
3. Uses related to a business. This use class consists of any event, promotion, or sale sponsored by
a business or organization that is held outside the confines of the building on private or public
property, including:
a. Parking lot, sidewalk, or other outdoor promotional sale of merchandise.
b. Temporary or mobile food vehicle (e.g., food trucks, grocery trucks).
c. Temporary entertainment events.
4. Temporary uses concurrent with a construction project or change of use on-site. This use class
consists of uses that are required for the duration of a construction project, including:
a. Temporary office modules (for tenant operations).
b. Temporary construction yards, storage, and staging areas (off-site).
c. Temporary sales office (on-site and off-site).
d. Temporary living quarters on active construction sites.
5. Master temporary use permits for events occurring on more than one occasion.
6. Other temporary activities that the planning director determines are similar in nature and
intensity to those identified above.
B. Temporary uses exempt from permit requirements. The following temporary activities and uses
are allowed by right and expressly exempt from the requirement of first obtaining a temporary use
permit, provided they conform applicable development standards. Uses that fall outside of the
categories defined shall be required to obtain a temporary use permit.
1. Bingo games conducted by an eligible organization as described in and subject to all
regulations in chapter 5.08 (Bingo).
2. Car washes of a temporary nature (e.g., school fundraisers).
Page 43
3. Construction yards, storage sheds, and construction offices (on-site) in conjunction with an
approved construction project where the yard and/or shed are located on the same site as the
approved project.
4. Emergency public health and safety facilities established by a public agency.
5. Entertainment and assembly events held within auditoriums, stadiums, or other public
assembly facilities, provided the proposed use is consistent with the intended use of the facility.
6. Entertainment and assembly events as part of an allowed permanent use (e.g., gathering at an
assembly use).
7. Events held exclusively on city property (city hall, city facilities, parks, etc.), not including
events held exclusively in the public right-of-way (street, sidewalk, parkway, etc.), e.g.,
marathons.
8. Events held exclusively on school grounds, and which are in conjunction with a public school
use.
9. Garage and yard sales held on private property and when occurring no more than four days per
calendar year.
10. Nonincorporated children’s stands, such as a lemonade stand.
11. Parades and assemblies where the size of crowd does not exceed 75 people. City sponsored
parades and assemblies are also exempt.
12. Private weddings, parties, or festivities conducted on private residential property that comply
with all city regulations and performance standards that apply to, for example, parking, noise,
and lighting, and are not part of a business or charge a rental or entrance fee. Shall include
block parties involving a temporary street or lane closure provided a street closure permit has
been issued by the city engineer.
13. Storage containers and dumpsters not associated with an approved construction project when:
a. Located on residential property, and not in the public right-of-way (street, sidewalk,
parkway, etc.), for a maximum period of five days.
b. Located on nonresidential property for any length of time and provided they are
screened from public view.
14. Temporary land uses in a zone that allows that land use by right on a permanent basis. (Code
1980, § 17.104.020; Ord. No. 855, § 4, 2012; Ord. No. 961, § 3, 2019)
17.104.030 General development standards for temporary uses.
Standards for height, off-street parking, setbacks, and other structure and property development standards
that apply to the category of use, or the zone of the subject parcel shall apply to all temporary activities
occurring on it. The following requirements shall also apply to all temporary activities:
1. Standards for height, off-street parking, setbacks, and other structure and property development
standard that apply to the category of use, or the zone of the subject parcel shall apply to all
temporary activities.
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2. Sales or distribution of food items to the general public are subject to San Bernardino County
Department of Public Health review and approvals.
3. Sales or distribution of alcohol to the general public are subject to Department of Alcoholic
Beverage Control (ABC) review and approvals.
4. Adequate provisions for traffic circulation, parking, and pedestrian safety shall be provided to
the satisfaction of the planning director and the city engineer. Proof of adequate parking may
be required at the discretion of the planning director.
5. All participating vendors shall obtain a City of Rancho Cucamonga business license.
6. Applicants shall provide a written authorization from the property owner allowing for the
temporary use or activity to occur on-site. (Code 1980, § 17.104.030; Ord. No. 855, § 4, 2012;
Ord. No. 961, § 3, 2019)
17.104.040 Development standards for specific temporary uses.
The following standards shall apply to the specific temporary uses described below:
A. Festivals and other special events.
1. Carnivals, circuses, rodeos, fairs, and festivals.
a. All such uses shall be limited to not more than 15 days, or more than three
consecutive weekends, of operation in any 180-day period. To exceed this time
limitation shall require the review and approval of a conditional use permit.
b. All such activities shall have a minimum setback of 100 feet from any residential use
as measured from the property line. This requirement may be waived by the planning
director if no adverse impacts, including, but not limited to, noise, traffic, odor,
glare, and/or trash would result.
c. Restroom and trash facilities shall be made available during the operational hours of
the event.
d. A security plan shall be provided to ensure the event will not present a hazard to
attendees and residents in proximity to the event.
e. Noise attenuation shall be provided to the satisfaction of the planning director.
2. Haunted houses.
a. The operator shall obtain all necessary construction and use permits from the city
and fire district prior to commencing the construction of a haunted house facility and
shall obtain an operating permit from the fire district prior to commencing operations
or opening to the public.
b. Haunted houses located in residential zones shall be limited to the day of Halloween
(October 31st) and the Saturday night during the week preceding Halloween. All
haunted house activities shall cease after 10:00 p.m.
c. Haunted houses located in residential zones shall not impose fees, collect donations,
or require any incentives as condition for entry into the haunted house. Sale of
merchandise, food or drinks is prohibited during the operation of a haunted house.
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d. Commercial haunted houses shall provide restroom and trash facilities during the
operational hours of the event.
e. Commercial haunted houses shall provide a security plan to ensure the event will not
present a hazard to attendees and residents in proximity to the event.
f. Noise attenuation shall be provided to the satisfaction of the planning director.
3. Concerts and live outdoor entertainment.
a. All such uses shall be limited to not more than five days, or more than two
consecutive weekends, of operation in any 180-day period. To exceed this time
limitation shall require the review and approval of a conditional use permit.
b. All such activities shall have a minimum distance from any residential area. This
requirement will be determined by the planning director on a site-by-site basis.
c. Restroom and trash facilities shall be made available during the operational hours of
the event.
d. A security plan shall be provided to ensure the event shall not present a hazard to
attendees and residents in proximity to the event.
e. Noise attenuation shall be provided to the satisfaction of the planning director.
4. Certified farmers’ markets.
a. Such use is allowed in the High Density Residential (H) zone and all form-based
zones. Such use may be permitted in residential zones if owned by a government
agency or nonprofit entity.
b. Such use shall be limited to not more than 110 days in a calendar year. To exceed
this time limitation shall require the review and approval of a minor development
review as prescribed in section 17.06.020 (Rules of Interpretation).
c. All activities shall have a minimum setback of 100 feet from any residential area.
This requirement may be waived by the planning director if in his or her opinion no
adverse impact would result.
d. Seventy-five percent of the total farmers market sales area must be for the sale of
farm products such as fruits, vegetables, nuts, herbs, eggs, honey, livestock food
products (meat, milk, cheese, etc.), or flowers and value-added farm products such
as baked goods, jams, and jellies. The sale of ancillary products may occur but may
not exceed 25 percent of the total sales area.
e. Farmers’ markets shall be certified and comply with the requirement of chapter 10.5,
Direct Marketing Requirements, of Division 17 of the Food and Agriculture Code.
f. All farmers’ markets shall have a market manager authorized to direct the operations
of all vendors participating in the market on site during hours of operation.
g. Farmers’ market managers shall obtain and have on site all operating and health
permits during hours of operation.
h. Operating rules, hours of operation, and maintenance and security requirements shall
be submitted for review to the satisfaction of the planning director.
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i. Farmers markets shall provide for composting, recycling, and waste removal in
accordance with all applicable city codes.
5. Swap meets, flea markets, art, cultural, and educational exhibits and displays.
a. All such uses shall not exceed 30 days of operation or exhibition per calendar year.
Swap meets may be allowed additional days of operation at the discretion of the
planning director.
b. The hours of operations for a swap meet and/or flea market shall be limited to
between the hours of 7:00 a.m. to 6:00 p.m.
c. The operator of a swap meet and/or flea market shall post the local regulations
relative to swap meets in a conspicuous place on the premises where the swap meet
is conducted.
d. The owner or operator of the swap meet and/or flea market shall maintain a record of
all sellers at the swap meet on each date the swap meet was open for business and
shall provide the list on record for inspection upon demand by the city business
license officer.
e. The sale of automobiles or automobile parts is prohibited.
6. Parades, assemblies, fundraisers, and parties.
a. Noise levels shall not exceed the established noise standards for the underlying noise
zone per chapter 17.66 (Performance Standards).
b. All proceeds derived from a fundraiser event from the sales of any food, drinks or
merchandise shall be for the benefit of a government, nonprofit organization, or
individual.
c. Parades and assemblies, over 75 people, are specific event types subject to the city’s
standards for such uses established in chapter 8.44.
7. Outdoor sporting events, marathons, mobile, and nonstationary activities.
a. Restroom and trash facilities shall be made available during the operational hours of
the event.
b. A security plan shall be provided to ensure the event shall not present a hazard to
attendees and residents in proximity to the event.
B. Seasonal sales.
1. Seasonal sale of agricultural products raised on premises.
a. Sales are limited to periods of 90 days in a calendar year and when parking and
access is provided to the satisfaction of the planning director.
b. Sales of nonagricultural and/or noncottage food products are prohibited. Sales of
cottage food shall comply with all applicable licensing and permitting requirements
per the San Bernardino County Department of Public Health.
c. A minimum of ten off-street parking spaces shall be provided with provisions for
controlled ingress and egress. All parking spaces shall be consistent with the city’s
parking standards in chapter 17.64.
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d. The hours of operations shall be limited to between the hours of 7:00 a.m. to 6:00
p.m.
2. Christmas tree, pumpkin, and other holiday-themed product sales lots.
a. All such uses shall be limited to 30 days of operation per calendar year.
b. All lighting shall be directed away from and shielded from adjacent residential areas.
c. All activities not involving the sale of holiday-related products are subject to review
by the planning director. In the event where the nature of the holiday-related product
is contested, the planning director shall have the final determination.
C. Uses related to a business.
1. Parking lot, sidewalk, or other outdoor promotional sale of merchandise.
a. Parking lot and sidewalk sales may be permitted on private property in the
commercial/retail areas of the city, including retail/wholesale businesses located in
industrial areas, in connection with current on-site businesses.
b. Each sale is limited to a maximum of 19 days per calendar year, unless authorized by
a conditional use permit.
c. No sale for any single business or any other businesses located on the same lot or
parcel, or within a shopping center, shall be permitted within 30 days of another sale.
d. The activity shall not present a hazard to pedestrians or encroach on a required
building exit or emergency vehicle/fire access lanes.
e. Safe vehicle ingress and egress shall be provided at all times.
f. Adequate parking shall be provided and maintained during the course of the activity
for both the business of the applicant and all other businesses on the same lot or
parcel or within the same shopping center.
2. Temporary entertainment events.
a. All temporary entertainments events shall be limited to a maximum of three
contiguous calendar days per year, and such events shall be limited to a total of 12
days per calendar year, on the same property.
b. The applicant for each entertainment event must obtain the written authorization of
the property owner where the event is being held.
c. Noise levels shall not exceed the established noise standards for the underlying noise
zone per chapter 17.66 (Performance Standards).
d. A security plan shall be provided to ensure the event shall not present a hazard to
attendees and residents in proximity to the event.
e. Events that negatively impact the public and/or neighborhood such as through noise
or traffic impacts may be denied subsequent temporary entertainment permits.
f. Entertainment uses as defined in section 17.20.020(C) (Entertainment Permit,
Exceptions) shall also be exempt from the requirements of this section.
3. Temporary office modules.
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a. A temporary office module may be approved for a limited time period not exceeding
six months. Extensions may be granted at the discretion of the planning director.
Temporary office modules submitted in conjunction with a master plan for
development of permanent buildings may initially be approved for a longer period at
the discretion of the planning director.
b. All temporary office modules shall be removed upon completion of the construction
permit for which this use has been approved, or the expiration of the time for which
the approval has been granted.
c. The design of the office modules shall have a look of permanence. This shall include
such actions as screening temporary foundations, screening utility equipment, and
using overhangs, walkways, and stepped roofs to mitigate the temporary appearance.
d. The approval of temporary office modules may require necessary street
improvements, grading, drainage facilities, and landscaping.
e. Temporary office modules shall comply with all applicable fire and building codes.
f. A statement from the owner of the property indicating that the temporary office
module shall be removed at the end of the designated period shall be provided. The
statement shall include an acknowledgement that failure to remove the office module
or failure to apply for an extension by the expiration date will result in a halt to
further construction or inspection activity on the project site, and enforcement action
to ensure restoration of any structures.
4. Temporary construction yards, storage and staging areas (off-site).
a. All construction yards, staging areas, and storage shall be maintained in conjunction
with construction activities. All equipment and storage shall be removed upon final
inspection approval or occupancy for which a permanent use has been approved, or
the expiration of the time for which the approval has been granted.
b. Failure to remove all construction yards, staging areas, and storage by the expiration
date will result in a halt in further construction or inspection activity on the project
site, and enforcement action to ensure restoration of any structures.
5. Temporary sales office.
a. Sales offices may be located inside a dwelling unit of a new subdivision or within a
trailer, modular or similar temporary structure located within a recently recorded
tract. If the sales office is not located within the subdivision, the sales office shall be
located in a model home or other permanent structures.
b. Approval shall be for a two-year period, at which time the sales office use shall be
terminated, and the dwelling unit restored back to its original condition. If the sales
office is in a trailer, the trailer shall be removed. Extensions may be granted at the
discretion of the planning director.
c. A cash deposit, letter of credit, or any security determined satisfactory to the city
shall be submitted to the city, in an amount to be set by city council resolution, to
ensure the restoration or removal of the structure.
d. Failure to terminate sales office and restore structure or failure to apply for an
extension on or before the expiration date will result in forfeiture of the cash deposit,
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a halt in further construction or inspection activity on the project site, and
enforcement action to ensure restoration of structure.
e. The hours of operation of an off-site sales office shall be limited to between the
hours of 10:00 a.m. to 6:00 p.m.
f. All model home lots shall be fully landscaped including, but not limited to, a
permanent, underground irrigation system, specimen size trees, and the use of
shrubbery, ground cover, and lawn in combination to produce a pleasing and
aesthetic environment compatible with the surrounding established neighborhood.
g. The individual elements of the model homes sales office (e.g., lighting, signing,
fencing, hours of operation) should be designed in a collective, coordinated manner
to ensure a safe, secure, and aesthetic environment, sensitive to and compatible with
the surrounding development.
h. All fences proposed in conjunction with the model homes and sales office shall be
located outside of the public right-of-way, except where approved by the planning
director for security.
i. Flags, pennants, or other on-site advertising shall be regulated pursuant to the sign
regulations. A sign permit application shall be submitted for review by the planning
department prior to installation.
j. Street improvements and temporary parking at a rate of two spaces per model shall
be completed to the satisfaction of the planning director prior to commencement of
sales activities or the display of model homes. All temporary parking spaces shall be
off-street.
k. On-street parking may be permitted subject to the following conditions:
i. The model homes, sales office, and on-street parking shall be secured with a
decorative fence and gate across the street that is kept locked during non-operating
business hours.
ii. The sales office, models, and on-street parking spaces has been coordinated with
construction phasing such that there are no resident homeowners living in homes
located adjacent to the gated, secured area of the street.
l. An area for overflow parking shall be provided off-street to the satisfaction of the
planning director. Said parking area shall be located adjacent to the model home
sales office, outside secured area, appropriately signed, and provided with a drive
approach constructed to city standards.
m. Temporary landscaping, including minimum 36-inch box trees, shall be provided
within the on-street parking area (cul-de-sac). Temporary landscaping shall also be
provided within a planter area surrounding the overflow parking area.
6. Temporary living quarters on active construction sites.
a. The planning director may approve a temporary living quarters for security
personnel or temporary residence of the subject property owner in conjunction with a
development project.
b. Installation of a temporary living quarter may occur only after a valid building
permit has been issued.
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c. Temporary living quarters shall not exceed a maximum gross square footage of 650
square feet in size (tongue not included).
d. The temporary living quarter must meet all requirements and regulations of the San
Bernardino County Department of Public Health and the city building and safety
department.
e. Any permit issued pursuant to this section in conjunction with a construction project
shall become invalid upon cancellation or completion of the building permit for
which this use has been approved, or the expiration of the time for which the
approval has been granted. At that time, trailers shall be removed from the site.
f. A cash deposit, letter of credit, or any security determined satisfactory to the city
shall be submitted to the city, in an amount to be set by city council resolution, to
ensure removal of the structure temporary living quarter.
g. Failure to terminate the temporary living quarter or failure to apply for an extension
on or before the expiration date will result in forfeiture of the cash deposit and
enforcement action to ensure removal of the temporary living quarter.
D. Master temporary use permits.
1. Individual events requiring a temporary use permit and occurring multiple times in a calendar
year may be authorized to combine all permits under a master temporary use permit.
2. All events are subject to specific requirements associated with their event class as established in
this section.
3. The master temporary use permit shall be active for a 12-month period from the date of permit
issuance.
4. A plan specifying the specific days and times in which the activity will take place shall be
submitted with the application. Additional permits may be required for activities falling outside
of the times specified.
5. Event occurrences under a master temporary use permit shall be identical in operating
characteristics. In the event where the operating characteristics are in question, the planning
director shall have the final determination. (Code 1980, § 17.104.040; Ord. No. 855, § 4, 2012;
Ord. No. 860 § 4, 2013; Ord. No. 867, 2014; Ord. No. 879, § 4, 2015; Ord. No. 961, § 3, 2019)
Chapter 17.106 WIRELESS TELECOMMUNICATION FACILITIES
17.106.010 Purpose and intent.
The purpose of this chapter is to establish site planning and development standards for wireless
communication facilities. It is the city’s intent, in establishing these standards, to allow for the development
of wireless communication facilities where needed in accordance with the Telecommunications Act of
1996, while maintaining development standards and permitting requirements consistent with state law.
(Ord. No. 929 § 4, 2018)
17.106.030 Permit requirements and exceptions.
A. Minor wireless communication facilities shall require minor design review.
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B. Major wireless communication facilities shall require a conditional use permit.
C. Minor or major wireless communication facilities located within the public right-of-way shall also
require a construction permit pursuant to Chapter 12.03.
D. Wireless communication facilities on city property, except for the public right-of-way, are exempt
from permit requirements.
E. Removal of wireless communication facilities is exempt from permit requirements.
F. Replacement of equipment which does not substantially change the tower or shelter is exempt from
planning permits, but may be subject to other building permits.
G. Notwithstanding any other provision of this chapter, the collocation of a new wireless communication
facility on an existing major wireless communication facility that: (1) was approved after January 1,
2007, by discretionary permit; (2) was approved subject to an environmental impact report, negative
declaration, or mitigated negative declaration; and (3) otherwise complies with the requirements
of Government Code Section 65850.6(b) for wireless communication collocation facilities shall not
be required to obtain another discretionary permit approval, but shall be required to obtain all other
applicable non-discretionary permit(s), as specified by this title and the city-adopted building code,
provided such collocation does not increase the height or change the location of the existing wireless
facility or otherwise change the bulk, size, or other physical attributes of the existing permitted
wireless communication facility.
H. The proposed collocation of a new wireless communication facility on an existing minor or major
wireless communication facility that meets all of the requirements stated in subsection G may include
new appurtenant equipment boxes or shelter units that are colored and/or disguised to match the
existing equipment boxes or shelter units and that do not exceed the total volume of equipment boxes
utilized by the existing wireless communication collocation facility.
1. The proposed collocation of a new wireless communication facility on an existing major wireless
communication facility that meets all of the requirements stated in the above paragraphs may not
include the following:
a. More additional surface area of antennas than is being utilized by the existing
wireless communication collocation facility, provided all antennas are colored and/or
disguised to match the existing facility.
b. Any additional tower or additional support structure than is shown in plans and
specifications to be reasonably necessary to collocate the permitted antenna panels
on the existing wireless communication facility. Unless otherwise approved in
writing by the planning director, and except as provided in this subsection,
installation of all collocation accessory equipment and enclosures shall comply with
the requirements of this chapter.
2. Except as otherwise provided above, a minor use permit or minor design review shall be required
when the proposed collocation facility:
a. Increases the height of the existing permitted tower/structure or otherwise changes
the bulk, size, location, or any other physical attributes of the existing permitted
wireless communication facility; or
b. Adds any microwave dish or other antenna not expressly permitted to be included in
a collocation facility by this section; or
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c. Collocates on an existing legally permitted wireless communication facility that was
approved on or prior to January 1, 2007; or
d. Will serve or be operated by more than one wireless services provider, unless an
additional provider has properly obtained a written authorization from the planning
director after consideration of the factors applicable to administrative approval of
collocation facilities set forth above in this section, the size of the additional,
proposed facility, and the potential visual or other impact of the proposed facility.
(Ord. No. 929 § 4, 2018)
I. In the event that State or Federal law prohibits discretionary permitting requirements for certain
wireless telecommunications facilities, the permits required by this chapter for those facilities shall
be deemed to be ministerial permits. For those facilities, in lieu of a discretionary use permit, a
ministerial permit shall be required prior to installation or modification of a wireless
telecommunications facility and all provisions of this chapter shall be applicable to any such facility
with the exception that the required permit shall be reviewed and administered as a ministerial permit
by the Director rather than as a discretionary permit. Any conditions of approval set forth in this
chapter or deemed necessary by the Director shall be imposed and administered as reasonable time,
place and manner rules.
J. A collocation or siting application for a wireless telecommunications facility will be deemed approved
if the city fails to approve the application in a reasonable time (60 days for modifications and 150
days for all other telecommunications applications), the applicant provided all required public notices,
and the applicant provided notice to the city that the reasonable time period lapsed.
K. For Eligible Facilities Requests, collocation of new transmission equipment, removal of transmission
equipment, or the replacement of transmission equipment is allowed by right provided the
modification of an existing tower or base station that does not substantially change the physical
dimensions of such tower or base station.
17.106.030 Application requirements.
Where the city determines that it requires expert assistance in evaluating an application, the city may hire
a consultant and the fee charged by the consultant shall be reimbursed to the city, with a deposit paid up
front by the applicant regardless of the outcome of the application. (Ord. No. 929 § 4, 2018)
17.106.040 Development criteria.
A. Screening and site selection guidelines. The following screening and site selection guidelines apply
to all wireless communication facilities:
1. Stealth facilities and concealed antennas are preferred.
2. Wireless communication facilities shall be located where the existing topography, vegetation,
buildings, or other structures provide the greatest amount of screening. Where insufficient
screening exists, applicants shall provide screening satisfactory to the planning director, or as
otherwise required herein.
3. Ground-mounted wireless communication facilities shall be located only in close proximity to
existing aboveground utilities, such as electrical towers or utility poles (which are not scheduled
for removal or undergrounding for at least 18 months after the date of application), light poles,
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trees of comparable heights, and in areas where they will not detract from the appearance of the
city.
4. Wireless communication facilities shall be located in the following order of preference:
a. Collocated with existing wireless communication facilities.
b. On existing structures such as buildings, communication towers, or utility facilities.
c. On an existing signal, power, light, or similar kinds of poles.
d. In industrial zones.
e. In commercial zones.
f. In residential zones, subject to additional restrictions set forth herein.
5. Major wireless communication facilities are not permitted to locate within 300 feet of any
residential structure, within any residential zone, or within 300 feet of any existing, legally
established major wireless communication facility except as follows:
a. When located on any existing nonresidential building or structure or on any existing
utility pole provided such location complies with all of the following:
i. The collocation is in full compliance with the California Public Utilities
Commission Joint Pole Association General Order 95, Rule 94, and any other
applicable state or federal regulations; and
ii. Existing major wireless communication facility to be utilized for collocation shall
previously be granted with a conditional use permit or a minor development review
approval, including modification of an existing conditional use permit or minor
development review; and
iii. All accessory equipment and enclosures shall be located underground or screened
from public view as approved in writing by the planning director; and
iv. Unless shown in the submitted application documentation to not be technically
and/or commercially feasible, all antennas and/or antenna panels shall be flush
mounted and limited in number to that amount necessary to achieve the required
coverage described in said documentation.
b. The proposed facility will replace or modify an existing facility for purposes of
collocation.
c. The proposed facility will be designed and constructed in a manner to allow for
future collocation of an additional wireless communication carrier provided the
applicant submits written documentation that shows:
i. A more preferable location, as determined by reference to subsection (A)(4) cannot
be reasonably accommodated by the applicant due to technical requirements of the
proposed facility, including, but not limited to, coverage requirements imposed by
the Federal Communications Commission (FCC) or otherwise by law, or due to
other factors beyond the applicant’s reasonable control.
d. For the purposes of this chapter, all distances shall be measured in a straight line
without regard to intervening structures, from the nearest point of the proposed
major wireless communication facility to the nearest property line of any residential
land use, or to the nearest point of another major wireless communication facility.
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B. Development requirements.
1. As part of the application process, each wireless communication facility applicant may, at the
discretion of the planning director, be required to provide written documentation demonstrating
good faith efforts in locating facilities in accordance with the site selection guidelines (order of
preference). Such documentation shall include at minimum a coverage map (before and as
proposed) and analysis of alternative sites.
2. Wireless communication facilities shall not bear any signs or advertising devices other than
certification, warning, or other required seals or legally required signage.
3. All accessory equipment associated with the operation of the wireless communication facility
shall be located within a building, enclosure, or underground vault that complies with the
development standards of the zone in which the accessory equipment is located, subject to city
approval. If the equipment is permitted to be located aboveground or will be located within the
public right-of-way, it shall be visually compatible with the surrounding buildings and include
sufficient landscaping to screen the structure from view.
4. Wireless communication facilities shall be of subdued colors and non-reflective materials which
blend with surrounding materials and colors.
5. All screening for building-mounted facilities shall be compatible with the existing architecture,
color, texture, and/or materials of the building.
6. Monopoles and antennas shall be no greater in diameter or other cross-sectional dimensions than
is necessary for the proper functioning of the wireless communication facility. The applicant
shall provide documentation satisfactory to the planning director establishing compliance with
this subsection.
7. Wireless communications facilities, including on-site generators, shall be designed to comply
with the city’s noise ordinance, found at Section 17.66.050 and all other applicable noise
regulations.
C. In addition to the development criteria set forth in subsections A and B, the following criteria shall
apply to all wireless communication facilities located within the public right-of-way and installed
after June 16, 2018:
1. Wireless communication facilities may be located on street lights or utility poles, but may not be
placed on historic or decorative street lights, traffic signal poles, or intersection safety lights.
2. The applicant shall submit engineering calculations, sealed by a registered professional engineer
licensed in California, to ensure that the existing street light or utility pole and its footing are
adequate to support the new loads. If the existing infrastructure is not adequate to support the
new loads, the applicant may propose to replace the existing infrastructure with adequate, city-
approved, new infrastructure at the applicant’s expense.
3. All cabling and wiring must be contained in conduit, affixed directly to the face of the pole, for
as long as it is technically feasible. Exposed slack or extra cable is prohibited.
4. Electrical meters are prohibited. The applicant is responsible for the cost of all electrical usage
associated with the wireless communication facility.
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5. If installation of the wireless communication facility is within an area governed by the Rancho
Cucamonga Fiber Master Plan, the city engineer may forward the engineering plans to the
Rancho Cucamonga Municipal Utility for review and a requirement that the applicant coordinate
with the Rancho Cucamonga Municipal Utility may be added to the construction permit to
facilitate joint trenching opportunities.
6. Installation and operation of the wireless communications facility shall not damage or interfere
in any way with city property or facilities or existing, third-party installations. (Ord. No. 929 §
4, 2018)
17.106.050 Performance standards.
No wireless communication facility shall interfere with any public safety radio communications system,
including, but not limited to, the 800 MHz trunking system. Wireless communication facilities shall
comply with all FCC rules and regulations regarding the avoidance, mitigation, and abatement of any
such interference. (Ord. No. 929 § 4, 2018)
17.106.060 Removal and restoration—Permit expiration or revocation.
A. Upon the expiration date of the minor design review, conditional use permit, and/or construction
permit, including any extensions, earlier termination or revocation of the permit, the operator shall
remove its wireless communications facility and restore the site to its natural condition except for
retaining the landscaping improvements and any other improvements at the discretion of the city.
Removal shall be in accordance with proper health and safety requirements and all ordinances, rules,
and regulations of the city. The wireless communications facility shall be removed from the property
within 30 days, at no cost or expense to the city. If the facility is located on private property, the
private property owner shall also be independently responsible for the expense of timely removal and
restoration.
B. Failure of the operator to promptly remove its facility and restore the property within 30 days after
expiration, earlier termination, or revocation of the permit of the facility, shall be a violation of this
code, and be grounds for:
1. Prosecution;
2. Calling of any bond or other assurance required by conditions of approval;
3. Removal of the facilities by the city in accordance with established procedures for abatement of
a public nuisance at the owner’s expense; and/or
4. Any other lawful remedies.
C. In the event the director of engineering services determines that the condition or placement of a
wireless communications facility located in the public right-of-way constitutes a dangerous condition,
obstruction of the public right-of-way, or an imminent threat to public safety, or determines other
exigent circumstances require immediate corrective action (collectively, “exigent circumstances”),
the director of engineering services may cause the facility to be removed summarily and immediately
without advance notice or a hearing. Written notice of the removal shall be served upon the person
who owns the facility within five business days of removal and all property removed shall be
preserved for the owner’s pick-up as feasible. If the owner cannot be identified following reasonable
effort or if the owner fails to pick-up the property within 60 days, the facility shall be treated as
abandoned property.
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D. In the event the city removes a facility in accordance with nuisance abatement procedures or summary
removal, any such removal shall be without any liability to the city for any damage to such facility
that may result from reasonable efforts of removal. In addition to the procedures for recovering costs
of nuisance abatement, the city may collect such costs from any performance bond posted and to the
extent such costs exceed the amount of the performance bond, collect those excess costs in accordance
with this code. Unless otherwise provided herein, the city has no obligation to store such facility. The
operator shall have no claim if the city destroys any such facility not timely removed by the operator
after notice or removed by the city due to exigent circumstances. (Ord. No. 929 § 4, 2018)
17.106.070 Abandonment.
A. A wireless communication facility is considered abandoned and shall be promptly removed as
provided herein if it ceases to provide wireless communication services for 180 or more days, unless
the wireless communication facility is otherwise permitted to remain in the public right-of-way by
agreement with the city. Such removal shall be in accordance with proper health and safety
requirements and all ordinances, rules, and regulations of the city.
B. A written notice of the determination of abandonment shall be sent by first class mail, or personally
delivered, to the operator of the wireless communication facility at said operator’s business address
on file with the city. The operator shall remove all facilities within 30 days of the date of such notice
unless, within ten business days of the date of said notice, the operator appeals such determination, in
writing, to the planning commission. The planning director shall schedule a hearing on the matter to
be conducted before the planning commission at which time the operator may present any relevant
evidence on the issue of abandonment. The planning commission may affirm, reverse, or modify with
or without conditions the original determination of abandonment and shall make written findings in
support of its decision. The decision of the planning commission shall be final.
C. Any wireless communication facility determined to be abandoned and not removed within the 30-day
period from the date of notice, or where an appeal has been timely filed, within such time as prescribed
by the planning commission following its final determination of abandonment, shall be in violation
of this chapter, and the operator of such facility shall be subject to the penalties prescribed herein.
Facilities determined to be abandoned and not removed within the time limits prescribed herein
hereby are deemed to be a nuisance and, alternative to the procedure described above, may be abated
as a nuisance in any manner provided by law. (Ord. No. 929 § 4, 2018)
17.106.080 Deployment of temporary facilities.
A temporary wireless communication facility may be deployed subject to approval by the planning
director and the following:
A. A permanent wireless communication facility has been approved for the property in question.
B. The temporary facility was approved as part of the conditional use permit or minor development
review.
C. The facility is deployed for no more than six months, provided that two extensions may be granted
by the planning director; however, the total period shall not exceed one year. (Ord. No. 929 § 4, 2018)
17.106.090 Agreement for facilities located on city-owned property.
No approval granted under this chapter for locating facilities on city-owned property, including city-
owned utility poles, shall be effective until the applicant and the city have executed a written agreement
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establishing the particular terms and provisions under which the right to occupy city-owned property shall
be used or maintained. The terms of any such agreement shall be supplemental to the requirements of this
chapter. (Ord. No. 929 § 4, 2018)
Chapter 17.108 TELEVISION SATELLITE DISH AND ANTENNA REGULATIONS
17.108.010 Purpose.
The purpose of this chapter is to establish site planning and development standards for television, satellite
dish and radio antennas to minimize visual impacts resulting from, and reducing safety hazards associated
with, the size, height, and placement of such antennas. The standards set forth herein are designed to
balance the city’s concern for public safety and aesthetic interests, with each person’s right to transmit or
receive radio and/or television signals without imposing unreasonable limitations on antennas or
preventing the transmission or reception of radio and/or television signals. (Code 1980, § 17.108.010;
Ord. No. 855, § 4, 2012)
17.108.020 Applicability.
A. Antennas less than 20 square feet in surface area may be mounted in the rear or side yard, or on the
roof of any structure. If the rear or side yard prove unsatisfactory, then they may be mounted in the
front yard of any residence with approval of a site development review entitlement by the planning
director subject to the related provisions within this chapter can be met.
B. Antennas 20 square feet or greater in surface area shall be installed in the rear yard except in the event
that the overall quality of reception in the rear yard is not at least equal to that received by cable, or
other circumstances preclude such installation. Approval of site development review entitlement by
the planning director shall be obtained authorizing the antenna to be located in a side yard, on the roof
of a structure, or in the front yard, subject to provisions within this chapter. (Code 1980, § 17.108.020;
Ord. No. 855, § 4, 2012)
17.108.030 Screening required.
A. Each antenna visible to the public which has a surface area exceeding 20 square feet or greater, or
which is permitted by this chapter to be mounted in the front yard, shall be screened to the satisfaction
of the planning director, unless otherwise screened from public view by existing structures,
landscaping, or topographical features. If such antenna is to be mounted directly, or through a
supporting structure, to the ground, then such screening shall be accomplished through the use of
appropriate plants, trees, or shrubbery or a combination of such plants, trees, shrubbery, and wood
lattice or other material compatible with the residence or other adjacent structures. Plants, trees, or
shrubs to be utilized for screening purposes shall have a minimum container volume of ten gallons at
the time of planting. All such screening shall be sufficiently high so as to screen at least 90 percent or
more of the antenna from public view.
B. Each antenna with a surface area 20 square feet or greater, which is permitted by this chapter to be
roof mounted, shall be screened with materials compatible with the structure upon which such antenna
is mounted and shall be screened to the satisfaction of the planning director. Such screening shall be
sufficiently high so as to screen at least 90 percent of the antenna from public view.
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C. This screening requirement shall not apply to satellite dish antennas, two meters or less in diameter
in commercial or industrial zones, or one meter or less in diameter in any other zone. (Code 1980,
§ 17.108.030; Ord. No. 855, § 4, 2012)
17.108.040 Antenna installations.
A. The preferred order of placement of any antenna is rear yard first, then side yard, roof, and finally
front yard. Notwithstanding the foregoing, the preferred location shall be that location which results
in the greatest screening of the antenna from public view by existing landscaping, structural, and/or
topographical features.
B. No antenna shall exceed ten feet in height above the peak roof line of the structure upon which such
antenna is mounted or the height of the peak roof line of the closest building or residential structure
if such antenna is not to be roof mounted.
C. No antenna shall be installed in any required setback, within five feet of any property line, or in any
other location, which would impede emergency access to any portion of the subject property.
D. No satellite dish antenna shall exceed ten feet six inches in diameter.
E. Each satellite dish antenna exceeding five feet in diameter shall be earth-tone or neutral in color and
shall be constructed of a “see-through” mesh or open grid design. Solid surface receive-only satellite
dish antennas, such as solid, white fiberglass designs, are prohibited.
F. Nothing herein shall excuse any person from obtaining all permits otherwise required or from
complying with any and all applicable local and state codes, laws, and regulations pertaining to the
installation of antennas and/or antenna support structures.
G. No more than two receive-only antennas 20 square feet or greater in surface area may be installed per
residential lot or parcel. (Code 1980, § 17.108.040; Ord. No. 855, § 4, 2012)
17.108.050 Antenna placement in nonresidential zones.
Except as otherwise provided in this chapter, all provisions herein, including, but not limited to, permit
and screening requirements, shall be fully applicable to placement of antennas in nonresidential zones.
The preferred order of placement shall be rear setback areas first, then side setback areas, roof, and finally
front setback areas. (Code 1980, § 17.108.050; Ord. No. 855, § 4, 2012)
Chapter 17.110 Emergency shelters
All emergency shelters shall meet the following locational and operational standards.
1. A shelter shall not be located within 300 feet of another emergency shelter.
2. The number of beds shall not exceed more than one per 130 square feet of gross floor area.
3. Off-street parking shall be based on demonstrated need, but shelters shall not be required to
provide more than one parking space per 200 square feet of gross floor area.
4. A shelter shall provide an interior waiting and intake area which contains a minimum of 200
square feet and an exterior on-site waiting area of no less than 200 square feet.
5. A shelter shall have 24-hour per day/seven days a week on-site management.
Page 59
6. The maximum length of stay of any person shall be six months.
7. Appropriate exterior lighting shall be provided. The exterior lighting shall be stationary,
directed away from adjacent properties and public rights-of-way, and with brightness or glare
controlled to be compatible with the neighborhood.
8. A shelter shall provide security guards during the hours a shelter is open.
Chapter 17.111 Vehicle Services Uses
All existing vehicle services uses in the CE1-SC subzone are permitted to remain in operation. Any new
proposed vehicle service use in the CE1-SC subzone is prohibited. Commented [AP1]: City Staff: Draft language to consider.
Article VIII Form-Based Code
Chapter 17.126 Introduction 1
Chapter 17.128 Form-Based Zones 5
Chapter 17.130 Zone and Building Standards 9
Chapter 17.132 Building Entrances and Facades 29
Chapter 17.134 Public Open Space 37
Chapter 17.136 Land Use Standards 45
Chapter 17.138 Large Site Standards 51
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 1
17.126 Introduction
17.126.010 Title
Article VIII of the Rancho Cucamonga Municipal Code
(RCMC) shall be known as the Form-Based Code or FBC.
17.126.020 Overview
The Rancho Cucamonga General Plan (General Plan) is the
policy document that provides an overall vision, policy
direction, and implementation strategy to support future
development in Rancho Cucamonga. The General Plan
organizes the city into districts, centers, corridors, and
neighborhoods, with an overall vision for greater
walkability centered around nodes of activity. The FBC
implements the General Plan’s vision and policy direction
for key areas of the City.
The Form-Based Code, adopted as article VIII of title 17
(Development Code), establishes place-based standards
for certain areas of Rancho Cucamonga. The FBC
represents an alternative to a conventional zoning code’s
approach to the way the built environment is regulated.
The definition of a Form-Based Code is as follows:
“Form-Based Codes foster predictable built results
and a high-quality public realm by using physical
form (rather than separation of uses) as the
organizing principle for the code. These codes
are adopted into city or county law as regulations,
not mere guidelines. Form-Based Codes are an
alternative to conventional zoning.”
- Form-Based Codes Institute
Unlike conventional, use-based codes, FBCs utilize the
intended form and character of a neighborhood rather
than use as the organizing framework of the code. FBCs
address the relationship between building facades and
the public realm (i.e., sidewalk, street), the form and mass
of buildings in relation to one another, and the scale and
types of buildings and blocks. Regulations and standards
in a FBC are presented graphically in diagrams and
photographs as well as supplemental text. These
standards are keyed to a plan (i.e., a Regulating Plan) that
functions like a zoning map, assigning an appropriate
form and scale through the application of form-based
zones to specific lots. While FBCs focus on an intended
physical form, they also regulate use by allowing a mix of
appropriate land uses chosen to ensure compatibility
among different contexts and the intended physical form
of the area. FBCs transform commercial corridors and
centers into vibrant, mixed-use areas where residents can
live, work, and play within close walking distance.
17.126.030 Purpose
The purpose of the FBC is to implement the General Plan,
specifically the General Plan’s vision for higher intensity,
walkable, mixed-use districts, centers, corridors, and
neighborhoods. The specific purpose and intent of each
zone is established in chapter 17.128 (Form-Based Zones).
17.126.040 Applicability
A. This article applies to all proposed development
within form-based zones as identified on the Zoning
Map.
B. If there is a conflict between the standards of this
article and the standards in another article of this
title, this article supersedes, unless otherwise noted.
C. If there is a conflict between standards within the
sections of this article, unless otherwise noted, the
most restrictive standard supersedes.
D. Where this article is silent or does not provide an
explicit provision, the other articles of this title apply.
E. Projects required to adhere to the standards
in this article shall be reviewed and approved
consistent with article II (Land Use and Development
Procedures).
17.126.050 Structure of the
Form-Based Code
The following provides a brief overview of the overall
structure of article VIII (Form-Based Code).
A. Chapter 17.126: Introduction. This chapter
introduces the Form-based Code (FBC), provides an
overview of FBCs, and includes an illustrative
explanation of how to use and apply the FBC to a
typical development review application.
B. Chapter 17.128: Form-Based Zones. This chapter
provides an overview of the FBC zones and the
purpose statements of each FBC zone.
C. Chapter 17.130: Zone and Building Standards.
This chapter establishes the purpose and intent of
the building type standards, standards that are
applicable to all zones and building types, a
description of each building type, and objective
development standards associated with each type.
2 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
D. Chapter 17.132: Building Entrances and Facades.
This chapter establishes the purpose and intent of
the building entrance and facade type standards, a
description of each building entrance and facade
type, and objective development standards
associated with each type.
E. Chapter 17.134: Public Open Space. This chapter
establishes the purpose and intent of the public open
space standards, a description of each public open
space type, and objective development standards
associated with each type.
F. Chapter 17.136: Land Use Standards. This chapter
establishes the land uses allowed in each form-based
zone and any necessary specific use standards.
G. Chapter 17.138: Large Site Development. This
chapter provides requirements for large site
development including applicability, intent and design
review requirements. This chapter establishes block
size and connectivity standards.
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 3
S
S
C
17.126.060 How to Use the Form-Based Code
Figure 17.126.060 (Steps to Use the Form-Based Code) provides a general overview of how to use the FBC. For specific
information and to review all necessary permit procedures and application requirements, please refer to article II (Land
Use and Development Procedures).
Figure 17.126.060 Steps to Use the Form-Based Code
1
Find the Form-Based Zone for
your parcel and review purpose
statement
See Zoning Map
See Chapter 17.128 Form-Based Zones
Sites < 3 acres Sites > 3 acres
See Chapter 17.138 Large
Site Development &
Chapter 17.120 General
Design Provisions
See Chapter 17.130
Zone and Building Standards
See also Chapter 17.122 Design Provisions by
Development Type
See Chapter 17.132
Building Entrances and Facades
See also Chapter 17.122 Design Provisions by
Development Type
See Chapter 17.134 Public Open Space
See Chapter 17.136 Land Use Standards
See Articles II, III, IV, V, VI, and VII
4 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
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| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 5
17.128 Form-Based Zones
17.128.010 Purpose of Form-
Based Zones
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
design 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.
C.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.
D.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.
E.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.
F.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.
G.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.
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17.128.020 Overview of Form-Based Zones
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
non-residential uses)
NoneCenter 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 non-
residential 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
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 7
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 non-
residential 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)
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| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 9
17.130 Zone and Building Standards
17.130.010 Introduction
The purpose of this chapter is to establish standards for
all building types within the form-based zones. The
standards provide a range of development options that
establish a predictable framework to implement
context-based walkable areas. The building types also
support a variety of uses, as allowed by the zone (e.g.,
the “multiplex” building type may include residential uses,
retail/commercial uses, professional offices, creative
industrial/maker spaces, or others as allowed in the zone)
(see chapter 17.136 (Land Use Standards)).
17.130.020 Applicability
A. This chapter applies to all projects for which this
article applies.
B. If there is a conflict between the provisions of the
building standards and the standards for the form-
based zones in this chapter, the building standards
supersede over any applicable form-based zone
standards.
C. If there is a conflict between the provisions of chapter
17.132 (Building Entrances and Facades) and the
standards in this chapter, the building entrances and
facades standards supersede over any applicable
building and zone standards.
D. If there is a conflict between the provisions of article
VII (Objective Design Standards and Guidelines) and
the standards of this chapter, the provisions of this
article supersede.
E. The development of civic, public facilities (including
public education), transportation, communications,
and/or infrastructure facilities is exempt from this
chapter.
17.130.030 Applicable to All
Zones
This section applies to all zones listed in this chapter.
A. Building Types. Table 17.130.060-1 (Allowed Building
Types by Zone) specifies the allowed building types
by form-based zone. Building types not listed are not
allowed in that zone. The standards for each building
type are included in this chapter. All building types are
also subject to the standards in Table 17.130.050- 1
(Required Build-To Line, Height, and Frontage Area).
B. Sloping Lots. Areas within the hillside overlay zone
and any properties with an eight percent slope or
greater are subject to limitations and review. See
sections 17.52.020 (Establishment of slope zoning
limitations) and 17.16.140 (Hillside development
review).
C. Development Site.
1. If an applicant proposes multiple principal
buildings on a single lot, the proposal must
divide the lot into development sites to
demonstrate compliance with this chapter,
regardless of whether or how the lot is intended
to be subdivided.
2. Development site, lots, and lot lines shall be
considered synonymous with properties and
property lines as defined and used in this Code.
D. Subdivisions. If an applicant proposes to subdivide a
property, each development site shall accommodate the
largest allowable building type in its smallest form within
the underlying form-based zone.
D.E. Building Entrances, Facades, and Open
Space. Building entrance, facade, and public open
space types must be incorporated on a building
and/or development site consistent with chapters
17.132 (Building Entrances and Facades) and 17.134
(Open Space).
E.F. Objective Design Standards. Projects
subject to the provisions of this section must also
comply with article VII (Design Standards and
Guidelines).
F.G. Ground Floor Depth. All buildings subject
to this article shall be developed with a minimum
ground floor depth of 30 feet.
G.H. Alternative to Required Placement
Standards. One or more active private frontage
amenities, in compliance with the standards below,
may be substituted, in part, for the building
placement in private frontage areas required in Table
17.130.050-1 (Required Build-to Line, Height, and
Frontage Area), so long as they do not obstruct the
open pedestrian connection between the building’s
primary entrance and the sidewalk. Allowed
alternative active private frontage amenities are
limited to:
1. Accessory outdoor dining, provided the outdoor
dining is:
a. Accessory to a permitted use;
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scale: 100%
10 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
b. Separated from the public right-of-
way only with planters, shrubs, or
approved fencing with a maximum
height of 42 inches; and
c. Only allowed to replace up to a
maximum 35 percent of the building
facade requirement.
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 11
2. Merchandise display and sales, provided that the
display and sales area is:
a. Associated with a permitted use; and
b. Only replaces up to a maximum 15 percent
of the building facade requirement.
H.I. Structured Parking Levels Facing the Right- of-
Way. Where ground level structured parking
occupies more than 30 percent of a building facade
facing a right-of-way or paseo, the finished floor of
the parking level must be a minimum four vertical
feet below the finished grade at the building facade.
I.J. Lined Structures. Where buildings are designed
with uses directly abutting or “lining” or “wrapping”
above-ground parking structures, the portions of
structured parking facing a street or paseo must be:
1. Limited to 30 percent of the building facade; and;
2. Either set back a minimum five feet from the
building facade; screened with a living wall; or
designed with punched openings to simulate
habitable space.
J.K.
Interior Side and Rear Facade.
1. When abutting a multi-family or mixed-use
zone with a lower maximum allowed density or
height, the third story and above must be stepped
back a minimum 20 feet from the property line or
a minimum six feet from the ground floor side or
rear facade, whichever is greater.
2. When abutting a single-family residential zone,
the third and fourth stories must be stepped back
a minimum 30 feet from the property line or a
minimum eight feet from the ground floor side or
rear facade, whichever is greater (see diagram).
3. When abutting a single-family residential zone,
the fifth story and above must be stepped back
an additional eight feet from the fourth story.
K.L. Massing Adjacent to Lower-Density Residential.
12 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
1. Building facade planes abutting a form-
based zone with a lower maximum
allowed density may not exceed 48 feet
in length without a break of minimum 6 feet in
depth and 10 feet in length.
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 13
2. Building facade planes facing a residential zone
may not exceed 40 feet in length without a break
of minimum 10 feet in depth and 10 feet in length.
L.M. Vertical Articulation.
1. Building façades up to 75 feet in length
along a right-of-way must incorporate at
least one of the following on all upper
stories.
a. Window bays a minimum 30 inches in
depth from building facade;
b. Recesses a minimum three feet in depth
from building facade; or
c. Balconies.
2. When a building facade exceeds 75 feet
in length along a right-of-way, all upper
stories must be separated into facade
bays no greater than 50 feet in width
defined by a recess a minimum of three
feet in depth and at least one of the
following strategies.
a. Change in roof parapet height or shape;
b. Change in roof form; or
c. Change in building height with a minimum of eight-
foot difference.
3. When a building facade exceeds 400 feet in
length along a right-of-way, the building must
incorporate a vertical break a minimum 60 feet
wide and 40 feet deep. The resulting space must:
a. Be closed to vehicular circulation;
b. Be improved with pedestrian amenities and a
combination of landscaping and paving that serves
as an extension of the abutting sidewalk;
c. Provide a minimum 100 square feet that is protected
from the elements; and
d. Remain accessible and open to the public.
M.N. Corner Treatment. Accentuate building
massing at street intersections with at least one of the
following elements.
1. A tower or dome element at least 80 square feet
in area;
2. A decorative parapet;
3. A rounded corner with enhanced transparency;
4. Bay windows within six feet of the building
corner; or
5. Other measure identified in the General Plan
Placemaking Toolkit.
14 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
N.O. Ground Floor Entrances.
1. All entrances to non-residential ground
floor uses must face and be visible and
accessible from the primary right-of-way
.
2. Street-facing non-residential building
façades must incorporate at least one
ground floor entrance per 80 linear feet.
3. Any shared or individual entrance to
residential unit must be a minimum eight
horizontal feet from any entrances to
non-residential uses.
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 15
O.P. Privacy.
1. Balconies, decks and other habitable outdoor
spaces are not allowed on upper-story façades
or roofs abutting residential zones.
2. Windows to primary living spaces within 10 feet
of and facing an interior side setback must:
a. Be a minimum 30-degree angle measured
perpendicular to the adjacent side setback
line;
b. Have a minimum sill height of 42 inches
from the finished floor; or
c. Use permanently translucent or “frosted”
glazing.
P.Q. Required Ground Floor Transparency. A
minimum 50 percent of commercial ground floor
street-facing facades between 2 and 7 feet in height
shall be transparent window surface. Opaque,
reflective, or dark tinted glass is not allowed.
Q.R. Shade. Shade producing frontages, such as
awnings, arcades, and galleries, are required on
southern and western facing building facades of non-
residential or mixed-use buildings.
16 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
17.130.040 Supplemental to
Zones
This section applies to all zones listed in this chapter.
Where identified on the Zoning Map, form-based zones
are subject to the following additional standards and
restrictions which supersede the base zone requirements.
A. Cucamonga Station Area Overlay. When applied
on the Zoning Map, the Station Area Overlay modifies
the base zone standards as follows:
1. FAR (Max.): 3.0 for an individual development
site, maximum 2.0 average FAR for the Overlay
Area
2. Density (min.): 60 Du/Ac
3. Use Mix Requirements: Projects within this Zone
must be developed with minimum 50% non-
residential uses.
4. Allowed land uses: In addition to the uses
allowed in the base zone, the following uses are
permitted by right:
a. Park and Ride Facility
b. Parking Facility
c. Transit Facility
5. Ground Floor Use: Projects within 1/4 mile of the
Metrolink station must comply with the ground
floor use requirements of section 17.130.040.B.1,
below.
B. Corridor Fronting Ground Floor Use Restrictions.
The following ground floor use requirements
supersede the land use standards of this article.
Building, facade, and entryway requirements by zone
still apply.
1. Corridor Fronting Retail Ground Floor Use
Required.
a. Properties designated with a Corridor
Fronting Retail Ground Floor Use designation
must be developed with a ground floor retail,
restaurant, or personal service use as listed
below that is also allowed in the base zone:
i. Bar/Nightclub
ii. Grocery Store/Supermarket
iii. Restaurant (all types)
iv. Retail, Accessory
v. Retail, General
vi. Child Day Care Facility/Center
vii. Hotel
viii. Personal Services
b. The requirement applies only to the uses
or portion of the building fronting Foothill
Boulevard or Haven Avenue.
c. Uses that are allowed in the base zone, and
not listed above, are allowed on upper
stories or behind an allowed ground floor
retail, restaurant, or personal service use.
2. Corridor Fronting Commercial Ground Floor
Use Required.
a. Properties designated with a Corridor
Fronting Commercial Ground Floor Use
designation must not be developed with
residential units on the first or ground floor
fronting Foothill Boulevard or Haven Avenue.
b. Allowed uses are limited to any non-
residential use that is allowed in the base
zone.
c. Residential uses are allowed on upper stories
or behind ground floor non-residential uses.
3. Corridor Fronting Non-Residential Ground
Floor Use Required.
a. Properties designated with a Corridor
Fronting Non-Residential Ground Floor Use
Required designation shall not be developed
with residential units on the first or ground
floor fronting Foothill Boulevard or Haven
Avenue
b. Uses associated with an on-site residential
use, such as leasing office, community
space, the work component of a live/work
unit, gym for residents, child care space,
communal work space, or project amenities
are allowed on the ground floor. All other
non-residential uses (e.g. office, retail,
restaurant, office, or service uses) allowed in
the base zone are allowed.
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 17
17.130.050 Specific to Zones
This section establishes development standards that are
specific to each form-based zone. Standards specific to
zones include those for density, intensity, frontage area,
overall building height, ground floor height, and surface
parking setbacks. Development may be further limited by
building type, as established in section 17.130.060
(Building Type Standards).
TABLE 17.130.050-1 REQUIRED BUILD-TO-LINE, HEIGHT, AND FRONTAGE AREA
Standard1 Form-Based Zones
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
DENSITY AND INTENSITY (MAX.)
4
Dwelling Units per Acre (Du/ac) (min./max.)0/8 0/24 0/30 18/30 24/42 24/42 36/60
40/100
20/50 in
subzone
Floor Area Ratio (FAR) (min./max.)
2 0/0.4
0.4/0.6
0.2/0.4 in
subzone
0.2/10.6 0.6 4/21.0 0.4/21.0 0.4/1.0 0.6/1.5
1.0/2.0
0.2/0.4 in
subzone
BUILD-TO-LINES
A Primary Build-to Line (max./min.)40 ft./NA 5 ft./15 ft.0 ft./10 ft. 5 ft./20 ft.5 ft./15 ft. 0 ft./15 ft.0 ft./15 ft. 0 ft./10 ft.
B Secondary Build-to Line (max./min.)30 ft/NA 5 ft./15 ft.0 ft./10 ft. 5 ft./20 ft.5 ft./15 ft. 0 ft./15 ft.0 ft./15 ft. 0 ft./10 ft.
BUILDING PLACEMENT WITHIN PRIVATE FRONTAGE AREAS
—C x 100 Min. Built Percentage ofDPrimary Frontage Width
NA 65% of
primary
frontage
width
80% of
primary
frontage
width
70% of
primary
frontage
width
75% of
primary
frontage
width
80% of
primary
frontage
width
85% of
primary
frontage
width
90% of
primary
frontage
width
—E x 100 Min. Built Percentage of
F Secondary Frontage Width
NA 30% of
secondary
frontage
width
30% of
secondary
frontage
width
30% of
secondary
frontage
width
30% of
secondary
frontage
width
30% of
secondary
frontage
width
30% of
secondary
frontage
width
40% of
secondary
frontage
width
L
F
E
K max.
C G
max.min.A A
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18 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
TABLE 17.130.050-1 REQUIRED BUILD-TO-LINE, HEIGHT, AND FRONTAGE AREA
Standard1 Form-Based Zones
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
HEIGHT
G Ground Floor Residential Use (min.)10 ft.10 ft.10 ft. 10 ft.10 ft. 10 ft.10 ft. 10 ft.
G Ground Floor Non-Residential Use (min.)12 ft.12 ft.
15 ft.12 ft.12 ft. 15 ft.15 ft. 15 ft.
H Upper Floor Non-residential
Height (min.)
9 ft.9 ft.10 ft.10 ft.10 ft. 9 ft.9 ft. 9 ft.
I Residential FinishFloor Elevation above
Grade at Max. Build-to Line (min.)
0 in.
36 in. max.
30 in.30 in. 30 in.30 in. 30 in.30 in. 30 in.
I Non-residential Finish Floor Elevation
above Grade at Max. Build-to Line (max.)
18 in.
18 in.18 in. 12 in.12 in. 12” in.12 in. 12 in.
J Total Stories (max.)
3 3 stories 3 stories 4 stories 5 stories 4 stories 4 stories 5 stories no
maximum
If located within a community activity
node, fronting Foothill Blvd or Haven
Ave, or as approved consistent with
chapter 17.138 (LargeSite Development)
5 stories 5 stories 7 stories
PARKING SETBACKS (MIN.)
Surface Parking, Front, or Street Side if
located on a Transit Priority Street
K
25 ft. from
building
facade
30 ft.50 ft. 40 ft.40 ft. 40 ft.40 ft. 50 ft.
Surface Parking, Street Side (if not located
on a Transit Priority Street)
L
25 ft. from
building
facade
10 ft.10 ft. 10 ft.10 ft. 10 ft.10 ft. 10 ft.
Notes:
1.The maximums allowed by zone may not be attainable due to limitations from other standards (e.g., building and
design standards) or unique site characteristics, such as lot size, trees, waterways, and steep slopes.
2.FAR applies to non-residential portion of the development only, including non-residential portions of mixed-use
development.
3.Maximum height in feet determined by building type, see Section 17.130.060. For properties within the Ontario Airport Land Use Compatibility
Plan (OALCP), the maximum height is established in the OALCP. The OALCP standard supersedes the maximum height allowed in this Article.
4.Density and FAR are calculated individually. When there are multiple development sites on a single property, individual development
sites may deviate from minimum or maximum standards so long as the total site average FAR and Du/AC are within established limits.
17.130.060 BuildingType
Standards
This section establishes the standards for building
types. Table 17.130.050-1 shows the building types that
are allowed in each form-based zone. Subsections A
through G describe each building type and establish the
development standards specific to each.
TABLE 17.130.060-1 ALLOWED BUILDING TYPES BY ZONE
Form-Based Zones
Building Type Section NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
Fourplex 17.130.060.A
Attached Flex 17.130.060.B
Main Street 17.130.060.C
Rowhouse 17.130.060.D
Courtyard Building 17.130.060.E
Multiplex 17.130.060.F
Mid-Rise Building 17.130.060.G
High-Rise Building 17.130.060.H
Estate 17.130.060.I
Extra Large House 17.130.060.J
Formatted:Not Highlight
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0.25" + Tab after: 0.5" + Indent at: 0.5"
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 19
Large House 17.130.060.K
Building Type Allowed
20 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
A.Fourplex
A fourplex is a single two-story house-scale building with
four attached/stacked units. Building facades face the
street and entrances to units may be either shared or
individual. Parking is provided in detached garages or
carports and accessed from a rear lane or alley.
Primary Building (All Attached Units)
Detached Garage
Primary Building (All Attached Units)
Build-to-Lines See Table 17.130.0560-1
C Interior Side Yard Setback
Min. 10% of lot width
Rear Yard Setback None
Accessory Structures
D Interior Side Setback Min. 3 ft
Rear Setback None
Building Separation Min 10 ft
BUILDING HEIGHT
Primary Building (All Attached Units)
To eave/top of parapet Max. 22 ft
Overall Max. 30 ft
Accessory Structures
Overall Max. 1-story
E
C
F
DEVELOPMENT SITE SIZE
E Width Max. 60 ft
F Depth Max. 50 ft
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
A Width Min, 60 ft, Max 100 ft
B Depth Min. 90 ft
BUILDING PLACEMENT Area Max. 800 sq ft total for
detached garages
G Maximum Dimension (in
any direction)
40 ft
BUILDING ENTRANCES AND ACCESS
Individual Entrances
Must face the primary
frontage area
Shared Entrances
Must face a private
frontage area or a walkway
leading directly to a
private frontage area
Rear Lane Required where possible
LOT COVERAGE
Maximum 50% of site
OPEN SPACE
H Common Usable
Open Space, Area
Min. 300 sq ft
I Common Usable Open
Space, Minimum Dimension
(in any direction)
15 ft
ZONES PERMITTED BUILDING MASSING
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 21
B.Attached Flex
The attached flex building type is a small to medium- sized
building that supports a mix of residential and/or non-
residential uses in a range of building, entry and facade
forms. Individual units face the street in a side-
by-side configuration. Attached flex also supports single-
ownership live/work buildings or mixed-use with ground
floor commercial and units on upper floors. Parking may
be attached or detached and is accessed from a rear lane.
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
A Width Min. 25 ft, 32 ft on corner
lots; Max. 100 ft
B Depth Min. 75 ft
BUILDING PLACEMENT
Primary Building (All Attached Units)
Build-to-Line See Table 17.130.0560-1
C Interior Side Yard Setback
0 ft, Min. 5 ft at end of row
of attached buildings
Rear Yard Setback Min. 5 ft
Accessory Structures
D Interior Side Setback None
Rear Setback None
Building Separation Min 8 ft
BUILDING HEIGHT
Primary Building (All Attached Units)
To eave/top of parapet Max. 35 ft
Overall Max. 42 ft
Accessory Structures
Primary Building (All Attached Units)
E Width Max. 100 ft; max 50 ft
per attached unit
F Depth Max. 60 ft
Detached Garages
Overall Max. 1-story
G
E
C
F
ZONES PERMITTED
BUILDING MASSING
DEVELOPMENT SITE SIZE
G Width Max. Width of unit
H Depth Max. 24 ft
BUILDING ENTRANCES AND ACCESS
Nonresidential Entrances
Must face the private
frontage area
Residential Entrances,
Shared orIndividual
Must face a private
frontage area or a walkway
leading directly to a
private frontage area
Rear Lane Required where possible
LOT COVERAGE
Maximum 75% of site
OPEN SPACE
I Common Usable
Open Space, Area
Min. 100 sq ft per unit
Common Usable Open
J Space, Minimum Dimension
(in any direction)
10 ft
22 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
C.Main Street
The Main Street building type is a medium-sized structure
that fosters a continuous walkable pedestrian
environment. The ground floor supports active retail and
restaurant spaces with shopfront frontages that wrap
corners to enhance walkability. Parking is located to the
rear of buildings, and abutting Main Street building types
are encouraged to share parking facilities.
ZONES PERMITTED BUILDING MASSING
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2 C Width Max. 180 ft
DEVELOPMENT SITE SIZE D Depth Max. 100 ft
A Width Min. 25 ft, Max. 180 ft BUILDING ENTRANCES AND ACCESS
B Depth Min. 65 ft Entrances Must face the private
frontage areaBUILDING PLACEMENT
Required Paseos
Main Street frontages
exceeding 150 ft in width must
be interrupted by a paseo
that connects the frontagearea to the parking area.
Build-to-Line See Table 17.130.0560-1
Interior Side Yard Setback None
Rear Yard Setback Min. 5 ft
BUILDING HEIGHT
To eave/top of parapet Max. 35 ft
Overall Max. 40 ft
C
Formatted:Font: Bold, Font color: Text 1, Not
Formatted Table
Formatted:Font: Bold
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 23
D.Rowhouse
Rowhouse buildings are composed of two to eight
attached individual rowhouse units with individual entries
along the street frontage and ground-level private open
space for each unit. Rowhouses support higher
residential densities at a neighborhood-scale and are
typically located along medium-intensity neighborhood
and city corridors, near a neighborhood center, or within
a mixed-use zone. Parking may be located on the ground
floor of the primary structure or in detached garages
at the rear of the development site. Vehicular access is
provided from an alley or a shared internal drive aisle.
This type is also known as Townhouse.
Primary Building (Row of Attached Units)
Unit
F Width Max. 30 ft t
Primary Building (All Attached Units)Detached Garages
Build-to-Line See Table 17.130.0560-1
C Interior Side Yard Setback
Min. 5 ft at end of row
of attached units
Rear Yard Setback Min. 5 ft
Accessory Structures
Interior Side Setback None
Rear Setback None
Building Separation Min. 10 ft
BUILDING HEIGHT
Primary Building (Row of Attached Units)
To eave/top of parapet Max. 32 ft
Overall Max. 40 ft
Accessory Structure
Overall Max. 1-story
G G G G F
C
F
E
BUILDING MASSING
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
A Width Min. 60 ft, Max. 250 ft
B Depth Min. 60 ft
BUILDING PLACEMENT
Width Width of unit
Depth Max. 24 feet
BUILDING ENTRANCES AND ACCESS
Individual Entrances
Must face the private
frontage area
Rear Lane or Shared Driveway Required where possible
LOT COVERAGE
Maximum 75% of site
OPEN SPACE
G Private Open Space, Area
Min. 100 sq ft per unit
Private Usable Open Space,
H Minimum Dimension
(in any direction)
8 ft
D Width Max. 240 ft
E Depth Max. 50 ft
DEVELOPMENT SITE SIZE
24 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
E.Courtyard Building
A courtyard building is comprised of multiple attached
and/or stacked dwelling units, accessed from one or more
shared courtyards. Courtyard buildings are typically one-
unit deep with individual entrances facing the shared
courtyard.
The shared courtyard is common open space and replaces
the need for private rear yards. This type is typically
integrated into medium and high intensity walkable
neighborhoods and can be applied in non-residential
contexts.
A courtyard may satisfy the open space requirement if the courtyard is
open and accessible to the public and is consistent with the applicable
requirements in chapter 17.134 (Public Open Space).
C
E
G F
F
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
DEVELOPMENT SITE SIZE
A Width Min. 80 ft, Max. 136 ft
B Depth Min. 60 ft
BUILDING PLACEMENT
Build-to-Line See Table 17.130.0560-1
C Interior Side Yard Setback
Min. 8 ft
Rear Yard Setback Min. 10 ft
BUILDING HEIGHT
To eave/top of parapet Max. 42 ft
Overall Max. 52 ft
BUILDING MASSING
D Width Max. 140 ft
E Depth Max. 120 ft
BUILDING ENTRANCES AND ACCESS
Entrances
Residential entrances
must face courtyard or
private frontage area
OPEN SPACE/COURTYARD
F Width Min. 25 ft, Max. 50 ft
G Depth Min. 25 ft, Max. 75 ft
ZONES PERMITTED
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 25
DEVELOPMENT SITE SIZE
F.Multiplex
A multiplex is a medium-sized building that typically
consists of five to 24 stacked units (more if consistent with
the base zone density), typically with one shared entry
and a double-loaded corridor configuration. Multiplexes
may also take the form of stacked flats with individual
entries to the exterior.
Parking is accessed from a rear lane or side street where
possible and may be surface, detached, or attached.
Attached parking may be in shared or individually secured
garages. This type is scaled to fit within medium intensity
walkable neighborhoods, corridors, and districts.
Primary Building (All Attached Units)
F G
E
F
A Width Min. 60 ft, Max. 176 ft
B Depth Min. 60 ft
BUILDING PLACEMENT
Build-to-Line See Table 17.130.0560-1
C Interior Side Yard Setback
Min. 8 ft
Rear Yard Setback Min. 10 ft
BUILDING HEIGHT
To eave/top of parapet Max. 42 ft
Overall Max. 52 ft
D Width Max. 160 ft
E Depth Max. 80 ft
BUILDING ENTRANCES AND ACCESS
Entrances Must face the private
frontage area
Rear Lane Required where possible
LOT COVERAGE
Maximum 75% of site
COMMON OPEN SPACE
F Common Usable
Open Space, Area
Min. 300 sq ft
Common Usable OpenG Space, Minimum Dimension
(in any direction)
15 ft
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
ZONES PERMITTED BUILDING MASSING
26 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
Max. 390 ft
SPACE
F
Open Space, Area
G.Mid-Rise
A mid-rise building is a medium-intensity building intended
to accommodate a mix of uses and is a primary
component of main street and corridor urban form. This
type typically supports retail, service, or residential
supportive uses on the ground floor and office or
residential uses on upper floors. Mid-rise buildings can
also accommodate single use development.
On-site parking is typically structured and may be located
underground, within a podium structure, or on the ground
floor. Where ground floor or above-ground structured
parking is provided on-site, it must be screened from view
or “wrapped” as required in section 17.130.030.L, above.
ZONES PERMITTED BUILDING MASSING
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2 C Width Max. 400 ft
C
F
E
BUILDING PLACEMENT
Interior Side Yard Setback
Rear Yard Setback
BUILDING HEIGHT
See Table 17.130.0560-
1 None
Max. 80 ft
Max. 92 ft
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 27
E
H.High-Rise
A high-rise building is a high-intensity building intended to
accommodate a mix of uses and is a primary component
of corridor urban form. This type typically supports retail,
service, or residential supportive uses on the ground floor
and office or residential uses on upper floors. High-rise
buildings can also accommodate single use development.
On-site parking is typically structured and may be located
underground, within a podium structure, or on the ground
floor. Where ground floor or above-ground structured
parking is provided on-site, it must be screened from view
or “wrapped” as required in section 17.130.030.L, above.
No Maximum
F
E
C
ZONES PERMITTED
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
DEVELOPMENT SITE SIZE
A Width Min. 150 ft, Max. 400 ft
B Depth Min. 150 ft, Max. 400 ft
BUILDING SETBACKS
Build-to-Line See Table 17.130.0560-1
Interior Side Yard Setback None
Rear Yard Setback Min. 10 ft
BUILDING HEIGHT
BUILDING MASSING
C Width Max. 400 ft
D Depth Max. 390 ft
OPEN SPACE
E Common Usable
Open Space, Area
Min. 30 sq. ft. per unit, in no
case more than 3,000 sq ft.
Common Usable Open
F Space, Minimum Dimension(in any direction)
20 ft
28 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
I.Estate
The standards of this section apply to the Estate Building
Type.
ME1 ME2 CO1 CO2 CE2
A Width Min. 100 ft, (corner
lots add 15’ to min.)
B Depth Min. 120 ft
BUILDING PLACEMENT
Primary building
C Build-to-Line See Table 17.130.0560-1
D Interior Side Yard Setback Min. 15% of lot width
E Rear Yard Setback Min. 30 ft
Secondary building
Primary/Secondary Behind Primary building
F Interior Side Yard Setback Min. 10 ft
G Rear Yard Setback
Min. 5 ft w/ rear lane
Min. 10 ft w/o rear lane
Distance Between Buildings Min. 20 ft
BUILDING HEIGHT
To eave/top of parapet Max. 24 ft
Overall Max. 36 ft
DEVELOPMENT SITE SIZE
BUILDING MASSING
Primary mass
Width Max. 40 ft
Depth Max. 30 ft
Wing(s)
Width Max. 20 ft
Depth (front wing)Max. 20 ft
Secondary building(s)
Width Max. 30 ft
Depth Max. 30 ft
Height Max. 36 ft
LOT COVERAGE
Maximum 25% of site
OPEN SPACE
Private Usable Open Space, Area Min. 25 % of the site
Private Usable Open Space,
Minimum Dimension
(in any direction)
30 ft
NE2 NG3 CE1
ZONES PERMITTED
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 29
A. Site Organization / Massing
1. Garages are Secondary Buildings, and may face
any direction.
2. Utility connections should be located in a rear
lane or drainage easement and placed
underground.
B. Open Space
1. Yard area is required for outdoor living, dining
and play.
C. Access
1. The primary entrance shall be located in the
front.
2. Vehicular access to garages may be via a rear
lane or driveway from the street.
3. Port cochères are permitted.
4. Circular Drives are permitted.
D. Garages and Driveways
1. Maximum exterior width: 50% of lot width
2. Garages may be attached or detached
3. Circular Drives, where applicable, require a
minimum 45’ Primary setback from Property
Line to building face. Circular drives require an
inner green half-circle, differentiating the drive
from the rest of the front yard, which shall be no
less than 60’ wide and with a depth at least 1/2
the width.
Spanish Revival house with a port cochere.
Circular drives can provide drop-offs or access to garages,
as long as garage setback of 25’ from front of primary
mass is maintained.
Corner lot fronts each street with balanced architectural
expressions on each facade.
30 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
J.Extra Large House
The standards of this section apply to the Extra Large
House Building Type.
ME1 ME2 CO1 CO2 CE2
A Width Min. 80 ft, Max. 100 ft
B Depth Min. 120 ft
BUILDING PLACEMENT
Primary building
C Build-to-Line See Table 17.130.060050-1
D Interior Side Yard Setback Min. 15% of lot width
E Rear Yard Setback Min. 30 ft
Secondary building
Primary/Secondary Behind Primary building
F Interior Side Yard Setback Min. 10 ft
G Rear Yard Setback
Min. 5 ft w/ rear lane
Min. 10 ft w/o rear lane
Distance Between Buildings Min. 20 ft
BUILDING HEIGHT
To eave/top of parapet Max. 24 ft
Overall Max. 36 ft
DEVELOPMENT SITE SIZE
BUILDING MASSING
Primary mass
Width Max. 40 ft
Depth Max. 30 ft
Wing(s)
Width Max. 20 ft
Depth (front wing)Max. 20 ft
Secondary building(s)
Width Max. 30 ft
Depth Max. 30 ft
Height Max. 36 ft
LOT COVERAGE
Maximum 30% of site
OPEN SPACE
Private Usable Open Space, Area Min. 25 % of the site
Private Usable Open Space,
Minimum Dimension
(in any direction)
30 ft
NE2 NG3 CE1
ZONES PERMITTED
Commented [AP1]: Should the Key be removed? It
designates colors on a black and white image and
“Property Line” is in conflict with “Development Site
Line”.
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 31
A. Site Organization / Massing
1. Garages are Secondary Buildings, and may face
any direction.
2. Utility connections should be located in a rear
lane or drainage easement and placed
underground.
B. Open Space
1. Yard area is required for outdoor living, dining
and play.
C. Access
1. The primary entrance shall be located in the
front.
2. Vehicular access to garages may be via a rear
lane or driveway from the street.
3. Port cochères are permitted.
4. Circular Drives are permitted.
D. Garages and Driveways
1. Maximum exterior width: 50% of lot width
2. Garages may be attached or detached
3. Circular Drives, where applicable, require a
minimum 45’ Primary setback from Property
Line to building face. Circular drives require an
inner green half-circle, differentiating the drive
from the rest of the front yard, which shall be no
less than 60’ wide and with a depth at least 1/2
the width.
Articulating separate roofs on different masses helps to
breakdown the size of a large house.
A gabled, projecting front wing, a balcony and a raised
porch on the front facade all contribute to the privacy of
the front entrance of this home.
Houses on Large Lots can provide front drives to garages
behind the primary mass.
32 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
K. Large House
The standards of this section apply to the Large House
Building Type.
ME1 ME2 CO1 CO2 CE2
A Width Min. 60 ft, Max. 80 ft
B Depth Min. 110 ft
BUILDING PLACEMENT
Primary building
C Build-to-Line See Table 17.130.060050-1
D Interior Side Yard Setback Min. 15% of lot width or 10 ft
E Rear Yard Setback Min. 30 ft
Secondary building
Primary/Secondary Behind Primary building
F Interior Side Yard Setback Min. 5 ft
G Rear Yard Setback
Min. 5 ft w/ rear lane
Min. 10 ft w/o rear lane
Distance Between Buildings Min. 20 ft
BUILDING HEIGHT
To eave/top of parapet Max. 24 ft
Overall Max. 36 ft
DEVELOPMENT SITE SIZE
BUILDING MASSING
Primary mass
Width Max. 40 ft
Depth Max. 30 ft
Wing(s)
Width Max. 20 ft
Depth (front wing)Max. 15 ft
Secondary building(s)
Width Max. 30 ft
Depth Max. 30 ft
Height Max. 36 ft
LOT COVERAGE
Maximum 35% of site
OPEN SPACE
Private Usable Open Space, Area Min. 25 % of the site
Private Usable Open Space,
Minimum Dimension
(in any direction)
25 ft
NE2 NG3 CE1
ZONES PERMITTED
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 33
A. Site Organization / Massing
1. Garages are Secondary Buildings, and may face any direction.
2. Utility connections should be located in a rear lane or drainage easement and placed underground.
B. Open Space
1. Yard area is required for outdoor living, dining
and play.
C. Access
1. The primary entrance shall be located in the front.
2. Vehicular access to garages may be via a rear lane or driveway from the street.
3. Port cochères are permitted.
34 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 35
17.132 Building Entrances and
Facades
17.132.010 Introduction
The purpose of this chapter is to establish standards
for all building entrances and facades within the form-
based zones. Building entrances and facades are the
components of a building’s private frontage that define the
transition to the public frontage (i.e., the street and
sidewalk). These standards supplement the standards for
each form-based zone where the building entrance and
facade types are allowed. They ensure that development
establishes or reinforces the character and scale of the
city’s districts, centers, corridors, and neighborhoods.
17.132.020 Applicability
A.This chapter applies to all projects subject to this
article. The standards in this chapter must be
considered in combination with the standards in the
applicable zone (see chapter 17.130 (Zone and
Building Standards)).
B.If there is a conflict between the standards of this
chapter and those of another article of this title, this
chapter supersedes, unless otherwise noted.
C.The development of public facilities, including public
education), transportation, communications, and/or
infrastructure facilities is exempt from this Chapter.
17.132.030 Applicable to All
This subsection applies to all building entrances and
facades listed in this section.
A.Building Entrance and Facade Types. Table
17.132.030-1 (Allowed Building Entrance and Facade
Types by Zone) specifies the allowed building
entrance and facade types by zone. Building entrance
and facade types not listed are not allowed in that
zone. The standards for each building entrance and
facade type are included in this chapter.
B.Minimum Building Entrance and Facade Type
Required.Projects subject to the requirements
of this article must provide at least one building
entrance and facade type on each primary and
secondary building facade selected from the types
allowed in the zone.
C.Encroachments and Projections.
1.The encroachment and projection standards of
section 17.34.040.E (Allowed Encroachments or
Projections Into Required Yards) apply, except
when in conflict with this section.
2.Architectural elements, including balconies, bay
windows, eaves, and chimneys may project
maximum distance of 3 feet into required yards,
provided they remain a minimum 2 feet from the
development site line.
3.If there is a conflict between the encroachment
and projection standards of Sections 17.132.040,
17.132.050, and 17.132.060 and other sections in
this title, this chapter supersedes.
TABLE 17.132.030-1 ALLOWED BUILDING ENTRANCE AND FACADE TYPES BY ZONE
Form-Based Zones
Building Entrance
and Facade Type Section Neighb.
Estate 2
Neighb.
General 3
Zone (NG3)
Center 1
Zone (CE1)
Mixed
Employment
1 Zone (ME1)
Mixed
Employment
2 Zone (ME2)
Corridor 1
Zone (CO1)
Corridor 2
Zone (CO2)
Center 2
Zone (CE2)
Small Front Yard and
Porch,Stoop Variations
17.132.040
Shopfront and Gallery,
Arcade, Terrace, and
Recessed Variations
17.132.050
Forecourt 17.132.060
Building Entrance and Facade Type Allowed
Formatted:Centered
Formatted:Indent: Left: 0.5"
36 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
Plan
17.132.040 Small Front
Yard and Porch andStoop
Variations
The small front yard building entrance and facade type
may include a small, elevated or at-grade garden located
in the frontage area, often enclosed by a low wall located
near the property line(s). Without an enclosed front yard,
either the yard or the front entrance must be elevated
by a minimum of 18 inches. Small front yards may also
include a porch or stoop variation. All small front yards and
variations must be consistent with the general standards
below. Where a variation is used, the standards for porch
or stoop apply in addition to the general standards.
A.Small Front Yard
Example of small front yard
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
ELEMENTS OF SMALL FRONT MIN. MAX.YARD AND VARIATIONS
A Height, Wall at Frontage -3 ft.
Height, Planter/Fence -3 ft.
Height, Elevated Yard -3 ft.
Grading on Front Yard 0.5% 5%
B Ground Floor Above Grade
at Building Frontage
18 in. 3 ft.
Clear distance to
development site line
2 ft.
C Depth (not including stairs)
6 ft.-
D Width 10 ft.-
E Height, Clear 8 ft. 12 ft.
F Depth (not including stairs)4 ft. 8 ft.
G Depth, Entry Recession 6 in. 6 ft.
H Width 4 ft. 8 ft.
I Height, Above Grade
18 in.-
ZONES PERMITTED
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 37
B.Small Front Yard with
Porch Variation
C.Small Front Yard with
Stoop Variation
Section
Example of small front yard with porch variation Example of small front yard with stoop variation
C F
Plan
C
Plan
38 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
17.132.050 Shopfront and
Gallery, Arcade, Terrace, and
Recess Variations
The shopfront entrance and facade type includes a
large opening in the facade at or near the sidewalk,
enclosed with doors and fenestration in a storefront
assembly. The primary entrance provides direct access to
the ground floor use(s). The required architectural
elements comprising the storefront are transparent
windows and doors, transom windows, and a solid
shopfront base. Optional elements include awnings,
cantilevered shed roof or canopy, signage, lighting, and
cornices. The shopfront can be used in conjunction with
a gallery, arcade, terrace, and/or recessed variation. All
shopfronts and variations must be consistent with the
general standards below. Where a variation is used, those
standards apply in addition to the general standards.
A.Shopfront
Plan
Section
Example of shopfront
ZONES PERMITTED
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
ELEMENTS OF SHOPFRONTS MIN. MAX.AND VARIATIONS
A Height Clear, Top
of Transom
12 ft. 16 ft.
B Width of Shopfront Bay(s) 10 ft. 25 ft.
Transparency,
Ground Floor
70% 90%
C Depth 4 ft.-
D Setback from Curb 2 ft.-
Height, Clear, Bottom
E of Projection
8 ft. 10 ft.
F Height, Clear 12 ft. 16 ft.
G Depth, Facade to
Interior Column Face
12 ft. 16 ft.
H Setback from Curb
2 ft. 6 ft.
Column Height
4 times
column
width
5 times
column
width
I Length -150 ft.
J Distance Between
Access Points -75 ft.
K Depth 8 ft -
Average Grade
Max. 3 ft. higher or
lower than the adjacent
sidewalk or Public Open
Space. Walls may extend
an additional 2 ft. in
height. Fence/railing
height per California
Building Code (CBC).
L Depth -16 ft.
M Width, Bay(s)16 ft. 25 ft.
C
D
A E
Formatted:Font: Bold, Font color: Text 1, Not
Formatted Table
Formatted:Font: Bold, Font color: Text 1
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 39
B.Shopfront with Arcade Variation C. Shopfront with Gallery Variation
Plan
Section
Plan
Section
Example of shopfront with arcade variation Example of shopfront with gallery variation
F F
40 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
E. Shopfront with Recess Variation
Plan
Example of shopfront with terrace variation Example of shopfront with recess variation
Plan
L
L
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 41
17.132.060 Forecourt
This building entrance and facade type a large opening in
the facade at or near the sidewalk with a portion (usually
the center portion) set back, creating a courtyard space.
The space is typically used as an entry court, shared
garden area, or additional shopping or restaurant seating
area. The forecourt can be used in conjunction with a
range of land uses and must be consistent with the
standards below.
ZONES PERMITTED
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
FORECOURT ELEMENTS MIN.MAX.
A Width 15 ft.-
B Depth 15 ft.-
Ratio, Width-to-Height -2:1
Transparency, Ground Floor 50% 90%
C Ground Floor Above Grade
at Building Frontage
None 3 ft.
A. Forecourt
Plan
Section
Example of forecourt
C
42 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 43
17.134 Public Open Space
17.134.010 Introduction
The purpose of this chapter is to establish standards for
public open space types within the form-based zones. The
standards in this chapter are intended to ensure that
publicly accessible open space is provided to reinforce
walkable environments. Open space is a public benefit
intended for use by the general community and is distinct
from private or common open areas typically required as
part of a residential project.
17.134.020 Applicability
This chapter applies to all projects subject to the
requirements of this article. The standards in this chapter
must be considered in combination with the standards
in the applicable form-based zone (see chapter 17.130
(Zone and Building Standards)).
17.134.030 Applicable to All
This subsection applies to all open space types listed in
this section.
A. Public Open Space Types. Table 17.134.030-1
(Allowed Public Open Space Types by Zone) specifies
the allowed open space types by form-based zone.
Public open space types not listed are not allowed in that
zone. The standards for each open space type are
included in this chapter.
B. Minimum Open Space Required
1. Projects less than three acres in site size must
provide open spaces as follows:
a. All residential projects including 20 or more
units must provide a minimum of one open
space type.
b. All non-residential or mixed-use projects
including two or more structures, or over
10,000 square feet of building space, must
provide a minimum of one open space type.
2. All projects three acres or greater in total site
area must provide at least two open space types.
C. General Characteristics.
1. Natural. Public open spaces with natural
character must be designed in a natural manner
with no formal arrangement of elements.
2. Formal. Public open spaces with a formal
character must be designed in a more rigid layout
that follows geometric forms and has trees and
other elements arranged in formal patterns.
3. Informal. Open spaces with an informal
character must be designed to have a mix of
formal and natural characteristics.
D. Design Criteria. An area used for open space must
comply with the following:
1. Unless the land includes sensitive natural
resources, a public open space area must be
readily accessible and usable.
2. The area must be developed using any practical
combination of high-quality plant and hardscape
materials such as bricks, stone, concrete,
permeable paving, or tile.
3. The surface of the public open space must be
suitable for outdoor activities, such as a lawn or
paving for designated activities.
4. Seating areas and plazas must be located in areas
with good solar exposure and wind protection.
5. Public open spaces shall include benches or other
seating. Amenities shall be included that enhance
the comfort, aesthetics, or usability of the space,
for example trees and other landscaping, shade
structures, drinking fountains, water features,
public art, trash receptacles, information kiosks,
or performance areas.
E. Objective Design Standards. Projects subject to the
provisions of this section must also comply with article
VII (Design Standards and Guidelines).
44 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
TABLE 17.134.030-1 ALLOWED OPEN SPACE TYPES BY ZONE
Form-Based Zone
OpenSpace
Type Section Neighb.
Estate 2
Neighb.
General 3
Zone (NG3)
Center 1
Zone (CE1)
Mixed
Employment
1 Zone (ME1)
Mixed
Employment
2 Zone (ME2)
Corridor 1
Zone (CO1)
Corridor 2
Zone (CO2)
Center 2
Zone (CE2)
Town Square 17.134.040
Neighborhood
Park 17.134.050
Neighborhood
Green 17.134.060
Pocket Park 17.134.070
Paseo 17.134.080
Open Space Type Allowed
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 45
17.134.040 Town Square
A town square is a formal open space area with
landscaping, hardscaping, and other amenities. A town
square is located at the intersection of major streets
or pedestrian paths, is a highly visible, and serves as
a gathering space, supporting civic and commercial
activitiessuch as farmers’ markets, concerts, and art fairs.
ZONES PERMITTED
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
TOWN SQUARE STANDARDS
Size Min. 1.5 ac., Max. 2 ac.
Context Must be defined on at least three
sides by streets with sidewalks.
Access Must be directly accessible from all abutting rights
of way. Crosswalks required at major intersections.
Landscape
and Design
Must include shade trees, other landscaping
measures such as planted areas, turf area, and
ground cover; a central hardscape area for events;
and connected hardscape paths for convenient
movement through the space. Landscaping and
site design must create visually and functionally
separate spaces, or “rooms,” within the square.
Amenities
Mustinclude amenities such as benches, play
structures, chairs, tables, and drinking foun-
tains. May include structures such as gaze-
bos, monuments, bandstands, and kiosks.
Examples of town squares.
46 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
17.134.050 Neighborhood Park
A neighborhood park is a landscaped area for unstructured
and structured recreation located central to a residential
neighborhood. Neighborhood parks may include passive
open areas, picnic areas, playgrounds, recreational fields,
or other programming/event spaces.
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
NEIGHBORHOOD PARK STANDARDS
Size Min. 0.5 ac., Max. 1.5 ac.
Context Must be defined on at least three sides
by a street with sidewalks or a paseo.
Access Must be directly accessible from all abutting rights
of way. Crosswalks required at major intersections.
Landscape
and Design
Must include shade trees and other landscaping
measures such as planted areas, turf area, and
ground cover. May include hardscape paths for
convenient movement through the space.
Amenities
Must include amenities such as benches, chairs,
tables, playgrounds, and drinking fountains.
May provide active recreation facilities such
as soccer fields or basketball courts as well as
small buildings such as youth hut/clubhouse.
Examples of neighborhood parks.
ZONES PERMITTED
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 47
17.134.060 Neighborhood
Green
A neighborhood green is an informal small space within a
neighborhood defined by streets, alleys, paseos, and/or
building frontages that accommodates passive recreation
and children’s play. While greens may include
playgrounds, they are intended to be informal spaces with
no dedicated recreational use.
ZONES PERMITTED
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
NEIGHBORHOOD GREEN STANDARDS
Size Min. 0.25 ac., Max. 0.75 ac.
Context Must be defined on at least two sides by a
street with sidewalks, an alley, or a paseo.
Access and
Frontages
Must be directly accessible from abutting rights of
way. Adjacent buildings must front onto the green.
Landscape
and Design
Must include shade trees and other
landscaping measures such as planted
areas, turf area, and ground cover.
Amenities
Typically designed as passive open space. May
include community gardens, playgrounds,
public art, and amenities such as benches,
chairs, tables, and drinking fountains.
Examples of neighborhood greens.
48 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
17.134.070 PocketPark
A pocket park is a small space tucked into a mid-block
space interspersed within neighborhoods or urban areas.
Pocket parks are generally intended for quiet, passive
recreation and may include small gardens, open shelters,
or other passive recreational amenities.
ZONES PERMITTED
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
POCKET PARK STANDARDS
Size No1,000 sq ft min., max. 0.25 ac.
Context Must be defined on one sides by a
street with sidewalks or a paseo.
Access Must be directly accessible from all
abutting rights-of-way and alleys.
Landscape
and Design
Must include landscaping measures such as
planted areas, turf area, and ground cover.
Amenities Mayinclude amenities such as benches, chairs,
tables, play structures, and drinking fountains.
Examples of pocket parks.
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 49
17.134.080 Paseo
A paseo is a pedestrian way that provides mid-block
connections. A paseo should by employed in blocks
with large perimeters to enhance connectivity within
neighborhoods, between residential and urban areas, and
between open spaces, as well as to provide opportunities
for passive recreational activities such as bicycling and
jogging. Paseos also provide locations for store frontages,
patios, or outdoor dining in appropriate areas.
ZONES PERMITTED
NE2 NG3 CE1 ME1 ME2 CO1 CO2 CE2
PASEO STANDARDS
Width Min. 10 ft, max. 25 ft.
Context Must connect to streets with side-
walks and/or alleys at both ends.
Access
Where paseos are aligned across adja-
cent blocks, mid-block crosswalks are re-
quired. Abutting development may but is
not required to front onto the paseo.
Landscape Must include regularly-spaced trees and
a continuous paved path or trail.
Amenities Mayinclude amenities such as benches, chairs,
tables, public art, and drinking fountains.
Examples of paseos.
50 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 51
17.136 Land Use Standards
17.136.010 Purpose and
Applicability
A. This chapter establishes the land uses allowed in
each form-based zone and any specific use standards
necessary to implement walkable places.
B. The standards in article V (Specific Use Requirements).
apply to uses allowed in this chapter.
C. Land uses are defined in chapter 17.32 (Allowed Use
Descriptions).
D. The use regulations in section 17.130.040 (Ground
Floor Use Requirements) supersede the
requirements of this chapter.
17.136.020 Allowed Land Uses
A. Allowed Uses. Table 17.136.020-1 (Permitted Land
Uses in the Form-Based Zones) identifies the allowed
land uses and corresponding permit and entitlement
requirements in the form-based zones.
B. Permit Requirements. A land use is either allowed
by right, allowed through issuance of a conditional
use permit, or not permitted. In addition to the
requirements for planning permits or entitlements
listed herein, other permits and entitlements may
be required prior to establishment of the use (e.g.,
building permit or permits required by other
agencies). The requirements for planning permits
or entitlements identified in Table 17.136.020-1
(Permitted Land Uses in the Form-Based Zones)
include:
1. Permitted (P). A land use shown with a “P”
indicates that the land use is permitted by right in
the designated zone, subject to compliance with
all applicable provisions of this title (e.g.,
development standards) as well state and federal
law.
2. Minor Use Permit (M). A land use shown with an
“M” indicates that the land use is permitted in the
designated zone upon issuance of a minor use
permit from the designated approving authority,
subject to compliance with all applicable
provisions of this title (e.g., development
standards) as well as state and federal law.
3. Conditionally permitted (C). A land use shown
with a “C” indicates that the land use is permitted
in the designated zone upon issuance of a
conditional use permit from the designated
approving authority, subject to compliance with
all applicable provisions of this title (e.g.,
development standards) as well as state and
federal law.
4. Not permitted (N). A land use shown with an
“N” is not allowed in the applicable zone.
Additionally, uses not shown in the table are not
permitted, except as otherwise provided in this
title.
C. A project that includes two or more categories of
land use in the same building or on the same site is
subject to the highest permit level required for any
individual use or single component of the project.
D. Regulations in chapter 17.30.020 (Classification of
Land Uses) apply to this chapter.
52 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
Key
P Permitted
C Conditional Use Permit
M Minor Use Permit
N Not permitted
TABLE 17.136.020-1 ALLOWED LAND USES IN FORM-BASED ZONES
Land Use
Form-Based Zone
NE-2 NG3L NG3 CE1 CE1-
SWC
ME1 ME2 CO1 CO2 CE2L CE2
Residential Uses
Accessory Dwelling Unit P P P P P P P P P P P
Adult Day Care Home M M M M M M M M M P P
Caretaker Housing P P C C C P P C C P P
Dwelling, Multi-Family 1 N P P P P P P P P P P
Dwelling, Single-Family P N N N N N N N N N N
Dwelling, Two-Family P P P P P N N N N N N
Emergency Shelter N N N C C P P P N N N
Family Day Care Home P P P P P P P P P P P
Group Residential N P C C C N C P P P P
Home Occupation 2 P P P P P P P P P P P
Live-Work Facility N P P P P P P P P P P
Residential Care Facility N P P P P P P P P P P
Residential Care Home P P P P P P P P P P P
Single-Room Occupancy Facility N N N N N N N N P P P
Supportive Housing P P P P P P P P P P P
Transitional Housing P P P P P P P P P P P
Low Barrier Navigation Center N P P P P P P P P P P
Agricultural and Animal-Related Uses
Animal Keeping 3 M/P M/P M/P M/P M/P M/P M/P M/P M/P M/P M/P
Microscale Agriculture N N M M M M M M M M M
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses
Assembly Use N M M M M M M M M M M
Community Center/Civic Use N N M M M M M M M M M
Community Garden P P P N N N N N N N N
Convention Center N N N M M M M M M N M
Indoor Amusement/
Entertainment Facility N N N P P M M P P M P
Indoor Fitness and Sports Facility—
Large N M C M M M M M M M M
Indoor Fitness and Sports Facility—
Small N P P M M P P P P P P
Library and Museum N P P P P P P P P P P
Formatted: Font: 8 pt
Formatted: Font: 8 pt
Formatted Table
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 53
TABLE 17.136.020-1 ALLOWED LAND USES IN FORM-BASED ZONES
Land Use
Form-Based Zone
NE-2 NG3L NG3 CE1 CE1-
SC
ME1 ME2 CO1 CO2 CE2L CE2
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses (cont.)
Outdoor Commercial Recreation N C M M M M M M M C C
Park and Public Plaza P P P P P P P P P P P
Public Safety Facility M M M M M M M M M M M
School, Academic (Private) M M M M M M M M M M M
School, Academic (Public) P P P P P P P P P P P
School, College/University (Private) N M M M M M M M M M M
School, College/University (Public) N M M M M M M M M M M
Schools, Specialized Education
and Training/Studio N M M M M M M M M M M
Theaters and Auditoriums N N N N N M M M P M P
Tutoring Center—Large N N M M M M M M M M M
Tutoring Center—Small N P P P P P P P P P P
Utility, Transportation, Public Facility, and Communication Uses
Broadcasting and Recording Studios N N N N N P P P P M M
Park and Ride Facility N N N N N M M M N N N
Parking Facility N N C C C C C C C N N
Transit Facility N N N N N C C C C C C
Utility Facility and Infrastructure—
Pipelines 4
P P P P P P P P P P P
Service and Office Uses
Adult Day Care Facility N M M N N M M M N M M
Ambulance Service N M M M M M M M N N N
Animal Sales and Grooming N P P P P P P P P P P
Banks and Financial Services N P P P P P P P P P P
Business Support Services N P P P P P P P P P P
Check Cashing Business 5 N N N N N P P P P N N
Child Day Care Facility/Center N M M P P M M M M M P
Hotel N N N M M M M M M M M
Kennel, Commercial N N N N N N N M M N N
Key
P Permitted
C Conditional Use Permit
M Minor Use Permit
N Not permitted
Formatted Table
Formatted: Indent: Left: 0"
54 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
TABLE 17.136.020-1 ALLOWED LAND USES IN FORM-BASED ZONES
Land Use
Form-Based Zone
NE-2 NG3L NG3 CE1 CE1-
SC
ME1 ME2 CO1 CO2 CE2L CE2
Service and Office Uses (cont.)
Maintenance and Repair,
Small Equipment N N N N N N P P P N N
Massage Establishment 7 N P P P P P P P P P P
Massage Establishment, Ancillary 7 N P P P P P P P P P P
Medical Services, Extended Care N N N N N P P P M M M
Medical Services, General N P P P P P P P P P P
Medical Services, Hospitals N N N C C C C M M C C
Mortuary/Funeral Home N N M N N M M M N N N
Office, Business and Professional N P P P P P P P P P P
Office, Accessory N P P P P P P P P P P
Pawnshop 5 N N N N N N N M M N N
Personal Services M P P P P P P P P P P
Tattoo Shop 5 N N N N N N N M M M M
Veterinary Facility N P P M M M M P M M M
Retail Uses
Alcoholic Beverage Sales N C M M M M M M M M M
Bar/Nightclub N C M M M M M M M C M
Consignment Store N M M M M M M M M M M
Convenience Store N P P P P P P P P N P
Drive-In and Drive-Through
Sales and Service 6
N C C N N N N C8 C8 N N
EV Showroom and Indoor Sales N C C P P M M P P P P
EV Showroom and Outdoor Sales N N N C C C P P P C P
Feed and Tack Store N N P N N N N N N N N
Garden Center/Plant Nursery N C P P P P P P P C P
Grocery Store/Supermarket M P P P P P P P P P P
Hookah Shop N N N N N N N M M M M
Home Improvement Supply Store N C P P P P P P P P P
Liquor Store N M M M M M M M M M M
Mobile Food Vehicles N P P P P P P P P P P
Key
P Permitted
C Conditional Use Permit
M Minor Use Permit
N Not permitted
Formatted Table
Formatted: Indent: Left: 0"
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 55
TABLE 17.136.020-1 ALLOWED LAND USES IN FORM-BASED ZONES
Land Use
Form-Based Zone
NE-2 NG3L NG3 CE1 CE1-
SWC
ME1 ME2 CO1 CO2 CE2L CE2
Retail Uses (cont.)
Restaurant, No Liquor Service M P P P P P P P P P P
Restaurant, Beer and Wine M P P P P P P P P P P
Restaurant, Full Liquor Service C M M M M M M M M M M
Retail, Accessory P P P P P P P P P P P
Retail, General M P P P P P P P P P P
Retail, Warehouse Club N N N N N N P P P N N
Secondhand Dealer N P P N N N N P N P P
Smoke Shop 5 N N N N N N N M M M M
Thrift Store 5 N P P P P P P P P N P
Automobile and Vehicle Uses
Auto Parts Sales N C N N N N N C C N N
Automobile Service Stations N C N N N C C C C N N
Car Washing and Detailing N C N N N N C C N N N
Electric Vehicle Service Station with
Lounge9
N M N N N M M M M N N
Vehicle Services, Minor N M M N M M M N N N N
Vehicle Services, Major N N N N M10 N N N N N N
Industrial, Manufacturing, and Processing Uses 119
Maker Space/Accessory Maker Space N N N N N M P M M N N
Manufacturing, Custom N N N N N C P N N N N
Manufacturing, Food Processing N N N N N N C N N N N
Manufacturing, Green Technology N N N N N C P N N N N
Manufacturing, Light -– Small N N N N N M P N N N N
Manufacturing, Light -– Large N N N N N N C N N N N
Microbrewery N N N M N M M M M N N
Printing and Publishing N N N N N N C N N N N
Research and Development N N N N N P P N N N N
Notes
1 See additional regulations for ground floor uses in section 17.130.040.
2 See additional regulations for home occupations in chapter 17.92.
3 See additional regulations for animal keeping in chapter 17.88.
4 Utility facilities and infrastructure involving hazardous or volatile gas and/or liquid pipeline development require approval
of a conditional use permit.
5 See additional regulations for special regulated uses in chapter 17.102.
6 See additional regulations for drive-in and drive-through facilities in chapter 17.90.
7 Massage establishment permit required. See additional regulations for massage establishments in chapter 5.18.
8 Allowed with a conditional use permit only on sites with frontage on an auto priority street as defined in the General Plan.
Formatted Table
Formatted: Superscript
Formatted Table
Commented [AP2]: Discuss inclusion of “Major” use
and location of code language specifying that new
construction is not allowed, only limited expansions
of existing buildings.
Formatted: Superscript
Formatted Table
Formatted: Font color: Auto, Character scale: 100%,
Not Expanded by / Condensed by
56 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
89 Allowed with a minor use permit only on sites with frontage on an auto priority street as defined in the General Plan.
10 MUP granted only for existing businesses within existing structures in operation prior to October 2023. Applies solely to CE1-SWC
subszone.
911 See additional regulations for industrial uses in section 17.48.050.
Key
P Permitted
C Conditional Use Permit
M Minor Use Permit
N Not permitted
Formatted: Font color: Auto, Character scale: 100%,
Not Expanded by / Condensed by
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 57
58 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
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 Chapter, subject to city
council approval.
17.138.20 view 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;
Formatted: Numbered + Level: 2 + Numbering Style:
1, 2, 3, … + Start at: 1 + Alignment: Left + Aligned at:
0.5" + Indent at: 0.5"
Formatted: Numbered + Level: 3 + Numbering Style:
a, b, c, … + Start at: 1 + Alignment: Left + Aligned at:
0.74" + Indent at: 0.74"
| CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 59
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.
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 17.134.090 (Paseo) and as follows See
Figure 17.138.030-1:
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.
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 8 feet
minimum; and
iv. A recommended lane width of 10 feet
minimum.
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.
Formatted: Numbered + Level: 3 + Numbering Style:
a, b, c, … + Start at: 1 + Alignment: Left + Aligned at:
0.74" + Indent at: 0.74"
Formatted: Numbered + Level: 2 + Numbering Style:
1, 2, 3, … + Start at: 1 + Alignment: Left + Aligned at:
0.5" + Indent at: 0.5"
60 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
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.
Example of a thoroughfare
|CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE | 61
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 8 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.
62 | CITY OF RANCHO CUCAMONGA DEVELOPMENT CODE |
J. Required Non-Residential Use.
1. Non-residential uses must occupy a minimum percent
of the project building square footage as established
in table 17.138.0302 (Non-Residential Use Mix). Non-
residential 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
NON-RESIDENTIAL 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
Exhibit B
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SR-210
October 2023 | General Plan EIR Addendum
ADDENDUM TO THE GENERAL PLAN EIR
SCH No. 2021050261
FOR THE DEVELOPMENT CODE UPDATE
City of Rancho Cucamonga
Exhibit C
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Table of Contents
Section Page
1. ADDENDUM TO THE ADOPTED GENERAL PLAN EIR ................................................. 4
1.1 BACKGROUND ................................................................................................... 4
1.2 PURPOSE OF AN EIR ADDENDUM .................................................................... 4
1.3 PROJECT DESCRIPTION ................................................................................... 6
1.4 ZONING MAP CLEANUP ................................................................................... 10
2. FINDINGS ..................................................................................................................... 11
Tables Page
TABLE 1 PROPOSED DEVELOPMENT CODE REVISIONS .............................................. 9
Figures Page
Figure 1, Prior to Phase 1 Zoning Map Amendment .................................................................. 14
Figure 2, Post Phase 1 Zoning Map Amendment ....................................................................... 15
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1. Addendum to the Adopted General Plan EIR
1.1 BACKGROUND
This document serves as the environmental documentation for the City’s update to its
Development Code (proposed project) to ensure consistency with the City’s General Plan. This
addendum to the General Plan Environmental Impact Report (EIR), certified in December 2021
(State Clearinghouse No. 2021050261), demonstrates that the analysis in the General Plan EIR
adequately addresses the potential physical impacts associated with implementation of the
proposed project and that none of the conditions described in the California Environmental Quality
Act (CEQA) Guidelines, Section 15162, exist and preparation of a subsequent EIR or negative
declaration is not necessary.
1.2 PURPOSE OF AN EIR ADDENDUM
According to CEQA Guidelines Section 15164(a), an addendum shall be prepared if some changes
or additions to a previously adopted EIR are necessary, but none of the conditions enumerated in
CEQA Guidelines Sections 15162(a)(1) to (3) calling for the preparation of subsequent EIR have
occurred. As stated in CEQA Guidelines Section 15162 (Subsequent EIRs and Negative
Declarations):
When an EIR has been certified or negative declaration adopted for a project, no
subsequent EIR shall be prepared for that project unless the lead agency determines,
on the basis of substantial evidence in the light of the whole record, one or more of
the following:
(1) Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or
negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous
EIR was certified as complete or negative declaration was adopted, shows any of
the following:
(a) The project will have one or more significant effects not discussed in the
previous EIR or negative declaration;
(b) Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
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(c) Mitigation measures or alternatives previously found not to be feasible would
in fact be feasible and would substantially reduce one or more significant
effects of the project, but the project proponents decline to adopt the mitigation
measure or alternative; or
(d) Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative.
The proposed project would not trigger any of the conditions outlined in CEQA Guidelines
Sections 15162(a)(1) to (3) because these changes would not result in new significant
environmental effects or a substantial increase in the severity of previously identified significant
effects requiring major revisions to the General Plan EIR. The following analysis provides the
substantial evidence required by CEQA Guidelines Section 15164(e) to support the finding that a
subsequent EIR is not required and an addendum to the General Plan EIR is the appropriate
environmental document to address changes to the project.
As stated in CEQA Guidelines Section 15164 (Addendum to an EIR):
(a) The lead agency or responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none
of the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only minor
technical changes or additions are necessary or none of the conditions
described in Section 15162 calling for the preparation of a subsequent EIR or
negative declaration have occurred.
(c) An addendum need not be circulated for public review but can be included in or
attached to the final EIR or adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final EIR or
adopted negative declaration prior to making a decision on the project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant
to Section 15162 should be included in an addendum to an EIR, the lead
agency's findings on the project, or elsewhere in the record. The explanation
must be supported by substantial evidence.
A copy of this addendum, and all supporting documentation, may be reviewed or obtained at the
City of Rancho Cucamonga Planning Department, 10500 Civic Center Drive, Rancho
Cucamonga, California 91730.
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1.3 PROJECT DESCRIPTION
The intent of the project is to ensure that the updated Development Code is consistent with the
adopted General Plan. The key amendments to existing Development Code chapters and
sections are described below and in Table 1 and include modifications to Articles II, III, V, VII, VIII,
and IX.
1. Article II
• Section 17.20.070 (Major Exceptions)
This new section will be added to allow applicants to apply for exceptions from specific
form-based standards outlined in Article VIII. Since the adoption of the code and
implementation of the Form Base requirements, Staff has seen the potential benefit with
offering flexibility with certain standards. The intent of this section is not to shift away from
the goals and vision the Form Base Code facilitates, it is instead a response to current
trends and conditions in the development, construction, and economic markets that may
not be aligned with the expectations of the code at the time of the project proposal.
Additionally, this section will also offer opportunities for flexibility when practical constraints
exist on parcels that may make the FBC standards infeasible.
The major exception process will apply to four specific standards and will require review
and approval from the Planning Commission and/or City Council. This section is not
intended to provide relief in the remainder of the Form Base Code requirements, as all
proposals will still need to produce a development that meets all other standards of the
Code and the general intent/vision of the underlying zone.
2. Article III
• Section 17.30.030 (Allowed land uses and permit requirements); Amendments to Table
17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone).
i. “Work/Live” will be added to the Industrial, Manufacturing, and Processing Uses
section of the Use Table. The “Work/Live” use is permitted in the NI and IE zones,
but the change was not reflected in Table 17.30-030-1.
ii. “Alternative Fuel Station, with Lounge” will be added to the Land Use Table to allow
the development of new service stations explicitly for alternative fuel vehicles in the
Neo-Industrial and Industrial Employment zones.
iii. Footnote 11 on Table 17.30.030-1, which references two old industrial zones -
Industrial Park and General Industrial – will be stricken. Both industrial zones were
replaced from previous code amendment with the Neo-Industrial zone and Industrial
Employment zones.
• Section 17.32.020.G.6, 8, and 9 (Allowed Use Descriptions)
The use description for automobile service station, general will be updated to provide
clarity between service stations for petroleum-based fuel vehicles and service stations for
alternative fuel vehicles. Additionally, a new use description will be added for “Electric
Vehicle Charging, Ancillary” and “Alternative Fuel Station with Lounge”. These two new
use descriptions will provide clarity between charging equipment for electric vehicles that
is installed in an existing development (shopping center, restaurant parking lot, etc.) and
a new service station that is developed for the sole purpose of providing alternative fuel
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options (similar to a gas station, but for alternative fuel vehicles).
• Section 17.36.020 (Development standards for two units in single-family residential
zones); Section 17.36.030 (Urban lot splits in single-family residential zones)
An affordability requirement for new residential units over 800 square feet will be stricken.
This amendment is in response to State law requirements.
• Section 17.38.060 (The Resort)
A reference to old industrial zones - Industrial Park and General Industrial. Both industrial
zones were removed in a previous code amendment which replaced said industrial zone
with the new Neo-Industrial and Industrial Employment zones.
3. Article V
• Section 17.89.020 (Development and design standards)
The regulation on the “number of automobile service stations per intersection” will be
stricken as this requirement conflicts with the existing provision requiring a minimum
1,000-foot separation between Automobile Service Stations. A maximum of two service
stations are currently allowed per intersection, however, the 1,000-foot separation
requirement will likely prevent the ability to have two service stations an any intersection.
The separation requirement will remain in the code, while the number of service stations
per intersection will be stricken.
• Section 17.91.040 (Development and design standards)
Subsection C.3.v states “drive-through lanes and stacking area shall be located adjacent
and parallel to the public right-of-way.”, while a prior section prohibits drive-thru lanes
between the property line and the front of a building. To avoid conflict, subsection C.3.v
will be stricken, as part of the intent behind the drive-thru standards is to screen the
drive-thru lane.
4. Article VII
• Section 17.122.010 (Purpose and applicability), Table 17.122.010-1 (Single-Family
Variations Required)
The table will be amended to reduce the number of floors that is required per the number
of dwelling units and provides clarity to related footnotes. The amendment will be help
crete a less burdensome requirement for new single-family subdivisions, especially
smaller infill subdivisions, but still ensures a variety of architectural styles and floor plans
is provided.
5. Article VIII
• Section 17.128.020 (Overview of Form-Based Zones)
Amendment to Table 17.128.020-1 (Summary Table of Form-Based Zones), adding a CE1-
SC subzone to the CE-1 zone. This new subzone will allow certain existing uses to remain
as, specifically Vehicle Services – Minor and Vehicle Services - Major. The area of the
proposed subzone contains a current zoning designation of Neo-Industrial (NI), which
allows the vehicle services uses. However, the current underlying General Plan Land Use
is Traditional Town Center, which corresponds to the Center 1 (CE1) zone. To ensure the
General Plan and Zoning map are consistent for this area, a zoning map amendment is
proposed (discussed below). A direct zone change from NI to CE1 will result in a
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substantial amount of existing Vehicle Service business to become nonconforming and will
also result in the use becoming “Not Permitted”. Through detailed research it was
determined that many of the existing vehicle service operations are small, family-owned
businesses that serve the local and surrounding community. While the zone change is
necessary to facilitate the vision and purpose of the General Plan, it is not intended to
“push out” local small businesses that bring value and purpose to the community. As such,
a new subzone is proposed that is specific to the subject area to allow the existing uses to
remain in place and as permitted uses.
• Section 17.130.030 (Applicable to All Zones)
New language will be added to address proposed subdivisions in Form Based zones. The
Form-Based Code is currently silent on subdividing existing parcels without a proposed
development. The new language will stipulate that when subdividing a parcel, each
development site (or parcel) must be able to accommodate the largest building type
allowed in the zone constructed in its smallest form. Each building type in the Form Base
code contains a minimum and maximum footprint to ensure all proposed developments
maintain an appropriate scale and massing. Using these standards will allow opportunities
to subdivide a parcel in a Form Base zone without compromising it’s full development
potential.
• Section 17.130.050 (Specific to Zones); Table 17.130.050-1 (Required Build-to-Line,
Height, and Frontage Area),
The minimum and/or maximum FAR will be updated in the following zones as follows:
o CE1: 0.2 min/1.0 max (Existing: 0.2 min/0.6 max)
o ME1: 0.6 min/2.0 max (Existing: 0.4 min/1.0 max)
o ME2: 0.4 min/2.0 max (Existing: 0.4 min/1.0 max
The changes to the FAR will allow greater opportunities for development in these zones.
The existing FARs were proving to be strict and potentially limiting, which affects the ability
to achieve the desired development types in these zones that is envisioned by the General
Plan.
• Section 17.130.060 (Building Type Standards)
The requirement limiting the amount of common open space for Mid-Rise and High-Rise
building types will be stricken. This will remove any limitations on the amount of open space
that is provided when developing two of the largest building types allowed in the Form Base
Code.
• Section 17.134.070 (Pocket Park)
A minimum size (square feet) will be added for Pocket Park in the Form Base code. The
code is currently silent on the minimum size for pocket parks, which could lead to proposals
that don’t result in functional or usable park space, especially for the pocket park option that
is commonly incorporated in the mixed-use development.
• Section 17.136.020 (Allowed Land Uses) Amendment to Table 17.136.020-1 (Allowed Land
Uses in Form-Based Zones)
The table will be updated to add the CE1-SC subzone as a column on the Allowed Land
Uses table.
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Table 1: Proposed Development Code Revisions
Article Chapter Section Code Amendment
II 17.20 17.20.070 New section – “Major Exceptions”. Section allows applicants
to apply for exceptions from certain form-based standards in
Article VIII. The section includes a specific review process and
findings to ensure the intent of the General Plan and
Development Code are still being met despite the proposed
exceptions.
III 17.30 17.30.030 Table 17.30.030-1 (Allowed Land Uses and Permit
Requirements by Base Zone) amended to add “Electric
Vehicle Service Station with Lounge” use.
III 17.30 17.30.030 Table 17.30.030-1 (Allowed Land Uses and Permit
Requirements by Base Zone) amended to add “Work/Live” as
a permitted use in the NI and IE zones within the “Industrial,
Manufacturing, and Processing Uses”. The use already
existed in the Code under Use Descriptions but was not
previously added to Table 17.30.030-1 in error.
III 17.36 17.36.020 Removal of affordability requirement for new residential units
over 800 square feet.
III 17.36 17.36.020 Removal of affordability requirement for new residential units
over 800 square feet.
III 17.38 17.38.060 Removal of references to old industrial zones, Industrial Park
and General Industrial. Both industrial zones were removed in
a previous code amendment.
V 17.89 17.89.020 Removal of “number of automobile service stations per
intersection” standards to avoid conflict with the existing
provision that requires Automobile Service Stations be
separated by a minimum of 1,000 feet of one another.
V 17.91 17.91.040 Removal of Section 17.91.040.C.3.v which stipulated, “The
drive-through lanes and stacking area shall be located
adjacent and parallel to the public right-of-way.” to avoid
conflicts with the provisions of Section 17.91.040.A.3 which
state the required location of drive-through lanes on a
property.
V 17.92 N/A New Chapter for “Electric Vehicle Service Station with
Lounge” to regulate the development of electric vehicle
service stations with an ancillary lounge use.
V 17.111 N/A New Chapter for “Vehicle Service Uses” which stipulates that
existing vehicle service uses in the CE1-SC are permitted to
remain in operation but any new proposed vehicle services
uses are prohibited.
VII 17.122 17.122.010 Amendment to Table 17.122.010-1 (Single-Family Variations
Required) to lower each required amount of floor plans per
number of dwellings and associated footnotes for a less
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burdensome requirement on multi-unit single-family
developments.
VIII 17.128 17.128.020 Amendment to Table 17.128.020-1 (Summary Table of Form-
Based Zones), adding a CE1-SC subzone to CE-1 zone which
allows certain existing service uses to remain.
VIII 17.130 17.130.030 New “Subdivisions” subsection which stipulates that any
property being subdivided shall accommodate the largest
allowable building type in its smallest form within the
underlying form-based zone.
VIII 17.130 17.130.050 Amendment to Table 17.130.050-1 (Required Build-to-Line,
Height, and Frontage Area), updating the minimum and/or
maximum FAR in the following zones: CE1, ME1, and ME2.
VIII 17.130 17.130.060 Removal of maximum square footage of “Common Useable
Open Space, Area” for Mid-Rise and High-Rise Building
Types.
VIII 17.134 17.134.070 Amendment to add a minimum square footage standard for a
Pocket Park. Code was previously silent on a minimum
square footage.
VIII 17.136 17.136.020 Amendment to Table 17.136.020-1 (Allowed Land Uses in
Form-Based Zones) to add the CE1-SC subzone to the
Allowed Land Uses table.
VIII 17.136 17.136.020 Amendment to Table 17.136.020-1 (Allowed Land Uses in
Form-Based Zones) to add Electric Vehicle Service Station
with Lounge use, only allowed on sites with frontage on an
auto priority street as defined in the General Plan.
VIII 17.136 17.136.020 Amendment to Table 17.136.020-1 (Allowed Land Uses in
Form-Based Zones) to Vehicle Services, Major as a use within
the Automobile and Vehicle Uses category.
1.4 ZONING MAP CLEANUP
Additionally, the proposed project also includes changes to various parcels in the City that fall
under specific zoning designations as shown on Figure 1, Prior to Zoning Amendment, and Figure
2, Post Zoning Amendment. The zone changes are described as follows:
1. Southwest Rancho Cucamonga. An area within Southwest Rancho Cucamonga will be rezoned with a new subzone Center 1 – Southwest Cucamonga (CE1-SC). During outreach for PlanRC, the Southwest Cucamonga community expressed a sincere desire for a downtown/town center that provided access to goods and service in walkable environment in their community. In response to this desire, the General Plan land use was updated from Neo Industrial to Traditional Town Center across various parcels in a prominent location within the historic boundaries of Southwest Cucamonga. The proposed zoning map amendment will modify the current zoning designation of Neo-Industrial to the new zoning of CE1-SC. The Form Base Code will regulate the new subzone, including the development standards and land use requirements for future development.
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2. Rochester / Jack Benny / Arrow Area. An area along Rochester Avenue near Jack Benny Drive and Arrow Avenue will be rezoned to Corridor 2. The land use designation in this area was updated during PlanRC from Neo-Industrial to Corridor High. This amendment will modify the current zoning designation of Neo-Industrial to Corridor 2 (CO2). This amendment will not only bring consistency between the General Plan and Zoning Map, it will also help facilitate future development that will complement the vision around the Epic Center.
3. Various Parcels at Southwest Corner of Vineyard Avenue and Arrow Route. Various parcels will be rezoned to Neighborhood General 3 (NG3). The land use designation in this area was updated during the comprehensive General Plan update in 2021 from Neo-Industrial to Neighborhood Corridor. This amendment will modify the current zoning designation of Neo-Industrial to NG3 to ensure consistency between the General Plan and Zoning Map and to help facilitate a medium intensity, neighborhood serving development in the future.
4. Vacant Parcel on Carnelian, South of 19th Street. This parcel contains a General Plan land use designation of Traditional Neighborhood. The parcel should contain a corresponding zoning designation of Low Residential (L), however the parcel was inadvertently missed during the comprehensive zoning map update in May 2022. This amendment is a technical clean-up that will apply the L residential zoning designation to the parcel to correct the error
2. Findings
The General Plan contains policies related to land use and community character, focus areas,
open space, mobility and access, housing, public facilities and services, resource conservation,
safety, and noise. The General Plan EIR included Standard Conditions of Approval (See Chapter
4 Implementation) for the following environmental topics: aesthetics, air quality, biological
resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology
and water quality, noise, transportation, tribal cultural resources, and wildfire.
The policies of the General Plan and the City’s existing development standards apply to all
development in the General Plan Planning Area and would continue following adoption of the
proposed project. As indicated above, the Development Code revisions are intended to improve
alignment with the General Plan. As shown in Table 1, the text revisions constitute minor changes
to existing Development Code intended to clarify and support implementation the rezoning of the
General Plan. The proposed map revisions shown in Figure 2, correct mapping errors that were
identified during the Development Code review or changes that reflect existing developed
conditions of the land.
The General Plan EIR considered land use designations and the general pattern of future
development. While the Development Code is not specifically evaluated in the General Plan EIR,
state law requires that land use and zoning be consistent. The General Plan EIR included policy
changes as well as an update to the Development Code, which included zoning updates. Overall,
the proposed revisions to the Development Code are minor in nature and are required to ensure
consistency with the recently adopted General Plan, any physical impacts associated with the
rezoning of parcels are addressed through the City’s General Plan Implementation Chapter,
zoning, and development standards. For these reasons, the proposed project would not change
the conclusions of the General Plan EIR.
The following identifies the standards in CEQA Guidelines Section 15162 as they relate to the project.
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1. No substantial changes are proposed in the project which would require major
revisions of the EIR due to the involvement of new significant environmental effects or
a substantial increase in the severity of previously identified significant effects.
The proposed project would better align the Development Code with the recently adopted
General Plan; therefore, the proposed revisions to the Development Code are consistent with
the General Plan as evaluated in the General Plan EIR and adopted by the City. Additionally,
the proposed rezoning of parcels in the City will remain consistent with the General Plan Land
Use and the development visions/expectations of the General Plan. These changes would not
result in direct physical impacts to the environment that are different from those anticipated in
the General Plan EIR. Consequently, the changes to the Development Code and rezoning of
parcels would not change the conclusions of the EIR.
2. There is no new information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the previous
EIR was certified as complete demonstrating that significant effects previously
examined will be substantially more severe than shown in the previous EIR.
The General Plan Update anticipated the need to amend the Development Code to implement
the goals and policies adopted by the City. The General Plan EIR relies upon the
Implementation Measures included in the General Plan to regulate all future development.
These Measures will continue to apply to all development in the City and will have the same
mitigating effects as disclosed in the General Plan EIR. The General Plan policies and
Standard Conditions of Approval identified in the General Plan EIR to reduce physical
environmental effects would apply to all new development. These policies would have the
same mitigating effect as disclosed in the General Plan EIR. The proposed project would
better align the Development Code with the recently adopted General Plan, and therefore, the
proposed project is consistent with the General Plan EIR. Additionally, the proposed rezoning
of parcels in the City will remain consistent with the General Plan Land Use and the
development visions/expectations of the General Plan. These changes would not result in
direct physical impacts to the environment that are different from those anticipated in the
General Plan EIR. There is no new information that would demonstrate that significant effects
examined would be substantially more severe than shown in the certified General Plan EIR.
Future development that would require amendments to the General Plan would be required to
undergo appropriate environmental analysis.
3. There is no new information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the previous
EIR was certified as complete demonstrating that mitigation measures or alternatives
previously found not to be feasible would in fact be feasible and would substantially
reduce one or more significant effects of the project, but the project proponents
decline to adopt the mitigation measure or alternative.
The proposed project would better align the Development Code with the recently adopted
General Plan as evaluated by the General Plan EIR. All policies and Standard Conditions of
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Approval identified in the General Plan EIR would continue to apply to all development in the
City and would have the same mitigating effect as disclosed in the General Plan EIR. The
proposed project would not change the assumptions described in the General Plan EIR and
does not change the conclusions of the EIR or require new Standard Conditions of Approval
or mitigation. Additionally, the proposed rezoning of parcels in the City will remain consistent
with the General Plan Land Use and the development visions/expectations of the General
Plan. These changes would not result in direct physical impacts to the environment that are
different from those anticipated in the General Plan EIR. Future development that would
require amendments to the General Plan would be required to undergo appropriate
environmental analysis.
There are no substantial changes in the circumstances or added information that was not known
and could not have been known at the time of the adoption of the General Plan EIR. As a result,
and for the reasons explained in this addendum, the proposed project would not cause any new
significant environmental impacts or substantially increase the severity of significant
environmental impacts disclosed in the General Plan EIR. Therefore, the proposed project does
not trigger any of the conditions in CEQA Guidelines Section 15162 requiring preparation of a
subsequent EIR, and the appropriate environmental document as authorized by CEQA Guidelines
Section 15164(b) is an addendum.
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RESOLUTION NO. 23-28
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF RANCHO CUCAMONGA, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL ADOPT
MUNICIPAL CODE AMENDMENT DRC2023-00318,
AMENDING ARTICLES II, III, V, VII, VIII AND IX OF TITLE
17 OF THE MUNICIPAL CODE TO REVISE VARIOUS
DEVELOPMENT STANDARDS AND ADOPT ZONING MAP
AMENDMENT DRC2023-00317, ADOPT AN ADDENDUM
TO A CERTIFIED RANCHO CUCAMONGA GENERAL
PLAN UPDATE 2020 FINAL ENVIRONMENTAL IMPACT
REPORT, AND ADOPT FINDINGS PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT IN
CONNECTION THEREWITH FOR MUNICIPAL CODE
AMENDMENT DRC2023-00318 AND ZONING MAP
AMENDMENT DRC2023-00317
A.Recitals.
1.The City of Rancho Cucamonga has prepared a set of amendments, as
described in the title of this Resolution. Hereinafter in this Resolution, the subject
Municipal Code amendments are collectively referred to as the “Amendments.”
2.On October 11, 2023, the Planning Commission of the City of Rancho
Cucamonga conducted a noticed public hearing on the Amendments, opened the public
hearing, and voted unanimously to continue the public hearing to a date certain of
November 8, 2023.
3.On November 8, 2023, the Planning Commission of the City of Rancho
Cucamonga continued the public hearing on the Amendments and concluded said
hearing on that date.
4.All legal prerequisites prior to the adoption of this Resolution have occurred.
B.Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1.This Planning Commission hereby finds that all of the facts set forth in the
Recitals, Part A of this Resolution, are true and correct.
2.Based upon the substantial evidence presented to the Planning
Commission during the above-referenced public hearing on November 8, 2023, including
written and oral staff reports, together with public testimony, this Planning Commission
hereby finds as follows:
Exhibit D
2
a. The Articles/Chapters/Sections of the Municipal Code subject to
Municipal Code Amendment DRC2023-00318 are as follows:
(1) Chapter 17.20 (“Planning Commission Decisions”) to add
Section 17.20.070 per the adoption of Ordinance No. ____ to allows applicants to apply
for exceptions from certain form-based standards in Article VIII of the Development Code;
(2) Chapter 17.30 (“Allowed Land Use by Base Zone”) to amend
Table 17.30.030-1 to add “Alternative Fuel Service Station with Lounge” use;
(3) Chapter 17.30 (“Allowed Land Use by Base Zone”) to amend
Table 17.30.030-1 to add “Work/Live” as a permitted use in the NI and IE zones within the
“Industrial, Manufacturing, and Processing Uses”;
(4) Chapter 17.36 (“Development Standards by Base Zone”) to
amend Section 17.36.020 by removing affordability requirement for new residential units
over 800 square feet;
(5) Chapter 17.36 (“Development Standards by Base Zone”) to
amend Section 17.36.030 by removing affordability requirement for new residential units
over 800 square feet;
(6) Chapter 17.38 (“Overlay Zones and Other Special Planning
Areas”) to remove references to old industrial zones, “Industrial Park” and “General
Industrial” in Section 17.38.060;
(7) Chapter 17.89 (“Automobile Service Station”) to remove
“number of automobile service stations per intersection” standards in Section 17.89.020
to avoid conflict with the existing provision that requires Automobile Service Stations be
separated by a minimum of 1,000 feet of one another;
(8) Chapter 17.91 (“Drive-In and Drive-Through Uses”) to remove
Section 17.91.040.C.3.v to avoid conflicts with the provisions of Section 17.91.040.A.3;
(9) Add Chapter 17.111 (“Vehicle Service Uses”) to allow existing
vehicle service uses in the CE1-SC to remain in operation but prohibit any new proposed
vehicle services uses;
(10) Chapter 17.122 (“Design Provisions by Development Type”)
to amend Table 17.122.010-1 (“Single-Family Variations Required”) to lower each
required amount of floor plans per number of dwellings and associated footnotes;
(11) Chapter 17.128 (“Form-Based Zones”) to amend Table
17.128.020-1 (“Summary Table of Form-Based Zones”), adding a CE1-SC subzone to
CE-1 zone which allows certain existing service uses to remain;
(12) Chapter 17.130 (“Zone and Building Standards”) to add
Subsection 17.130.070.D. “Subdivisions” to Section 17.130.070 (“Applicable to All
3
Zones”) to stipulate that any property being subdivided shall accommodate the largest
allowable building type in its smallest form within the underlying form-based zone;
(13) Chapter 17.130 (“ Zone and Building Standards”) to amend
Table 17.130.050-1 (“Required Build-to-Line, Height, and Frontage Area), updating the
minimum and/or maximum FAR in the following zones: CE1, ME1, and ME2;
(14) Chapter 17.130 (“Zone and Building Standards”) to amend
Section 17.130.060 to remove the maximum square footage of “Common Useable Open
Space, Area” for Mid-Rise and High-Rise Building Types;
(15) Chapter 17.132 (“Building Entrances and Facades”) to amend
Table 17.132.030-1 (“Allowed Building Entrance and Façade Types by Zone”) to add
frontage type to NE2 Zone;
(16) Chapter 17.134 (“Public Open Space”) to amend Section
17.134.070 to add a minimum square footage standard for a Pocket Park;
(17) Chapter 17.136 (“Land Use Standards”) to amend Table
17.136 17.136.020-1 (“Allowed Land Uses in Form-Based Zones”) to add the CE1-SC
subzone to the Allowed Land Uses;
(18) Chapter 17.136 (“Land Use Standards”) to amend Table
17.136 17.136.020-1 (“Allowed Land Uses in Form-Based Zones”) to add Alternative Fuel
Service Station with Lounge use, only allowed on sites with frontage on an auto priority
street as defined in the General Plan;
(19) Chapter 17.136 (“Land Use Standards”) to amend Table
17.136 17.136.020-1 (“Allowed Land Uses in Form-Based Zones”) to add a row for
“Vehicle Services, Major” as a use within the Automobile and Vehicle Uses category;
(20) Chapter 17.140 (“Universal Definitions”) to delete the
definitions for “Automobile Service Station, General” and “Electric Vehicle (EV) Charging
Station”; and
(21) Chapter 17.154 (“Form-Based Code Definitions”) to amend
Section 17.154.020 (“Form-Based Code Definitions”) to update the definition of the term
“Build-to-Line” and remove the terms “Frontage Line, Primary” and “Frontage Line,
Secondary”.
b. The parcels that are subject to Zoning Map Amendment DRC2023-
00317 include:
(1) An area within Southwest Rancho Cucamonga will be
rezoned with a new subzone Center 1 – Southwest Rancho Cucamonga (CE1-SWRC);
(2) An area along Rochester Avenue near Jack Benny Drive and
Arrow Avenue will be rezoned to Corridor 2 (CO2);
4
(3) Various Parcels at Southwest Corner of Vineyard Avenue and
Arrow Route will be rezoned to Neighborhood General 3 (NG3); and
(4) A technical fix the zoning designation of a vacant parcel on
Carnelian, South of 19th Street.
c. The City prepared the Amendments, which are included as Exhibits
“B,” to this Resolution and are hereby incorporated by this reference as set forth in full.
d. Municipal Code Amendment DRC2023-00318 and Zoning Map
Amendment DRC2023-00317 conform to and do not conflict with the goals, policies, and
implementation programs of the General Plan, including, without limitation, the Housing
and Land Use Elements thereof, and will provide for development in a manner consistent
with the General Plan.
e. Pursuant to the California Environmental Quality Act (“CEQA”) (Pub.
Resources Code, § 21000 et seq.) and the City’s local CEQA Guidelines, the City Council,
in December 2021, certified the Rancho Cucamonga General Plan Update 2020 Final
Environmental Impact Report (EIR) (SCH No. 2021050261) for the City’s adoption of the
2020 General Plan Update (“PlanRC”) and Climate Action Plan, and adopted findings
pursuant to CEQA and the State CEQA Guidelines (“Certified FEIR”). No new information
has become available and no substantial changes to the circumstances under which
implementation of the General Plan Update and Climate Action Plan has been undertaken
since the certification of the FEIR occurred. The proposed Amendments would not
substantially increase the severity of effects relative to the environmental topics analyzed
in the Certified FEIR, nor would the proposed Amendments require new mitigation
measures or alternatives. An Addendum to the Certified FEIR for the PlanRC and Climate
Action Plan was prepared for the adoption of the Amendments pursuant to CEQA and
State CEQA Guidelines Section 15164. The Planning Commission has reviewed the
Addendum to the Certified FEIR attached to the staff report accompanying the proposed
Amendments, along with the Certified FEIR, and, hereby recommends that the City
Council:
(1) Based on this evidence and all evidence in the record, concur
with Planning Department staff’s determination that the proposed Amendments will not
have a significant effect on the environment and an Addendum is the appropriate level of
environmental review under CEQA;
(2) In the exercise of its independent judgment, conclude that the
Addendum accurately describes the environmental ramifications of the adoption the
Amendments;
(3) Find, based on the evidence in the record, including the
Addendum, that the Amendments do not require supplemental or subsequent
environmental review because the Amendments (i) are not substantial changes to the
PlanRC and Climate Action Plan analyzed under the Certified FEIR that would require
major revisions to the previously Certified FEIR, (ii) is not a substantial change in the
5
circumstances under which the PlanRC and Climate Action Plan are being undertaken
that would require major revisions to the Certified FEIR, and (iii) do not constitute new
information of substantial importance that was not known at the time the FEIR was
certified;
(4) Find that if the Amendments are adopted by the City Council,
the impacts associated with the adoption of the Amendments would be the same or less
than those identified for the PlanRC and Climate Action Plan in the Certified FEIR, for the
reasons set forth in the Addendum;
(5) Exercising its independent judgment after considering the
administrative record, adopt the Addendum to the Certified FEIR and reaffirm the findings
adopted as part of the FEIR certification as remaining applicable to the Amendments.
3. Based upon the findings and conclusions set forth in subparagraphs 1 and
2 of paragraph B above, the Planning Commission hereby recommends that the City
Council adopt Municipal Code Amendment DRC2023-00318, and Zoning Map
Amendment DRC2023-00317 as indicated in Exhibits “A” and “B” and collectively in the
draft City Council ordinance attached to the Planning Commission staff report dated
November 8, 2023, and incorporated herein by this reference.
4. The Secretary of the Planning Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 8TH DAY OFNOVEMBER, 2023.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY: _______________________________
Bryan Dopp, Chairman
ATTEST: ___________________________
Matt Marquez, Secretary
I, Matt Marquez, Secretary of the Planning Commission for the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly
introduced, passed, and adopted by the Planning Commission of the City of Rancho
6
Cucamonga, at an adjourned regular meeting of the Planning Commission held on the
8th day of November, 2023, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
EXHIBIT A
Due to file size, this attachment can be accessed through the following link:
Phase 3 Amended Articles Development Code
Exhibit A
Exhibit B
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SR-210
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DATE: November 8, 2023
TO: Chairman and Members of the Planning Commission
FROM: Matt Marquez, Director of Planning and Economic Development
INITIATED BY: Jennifer Nakamura CNU-A, Deputy Director of Planning
SUBJECT:
Consideration of a Municipal Code Amendment to amend Title 17 of the Rancho
Cucamonga Municipal Code Establishing Non-storefront Medical Cannabis Retail
as a Use Permitted with a Minor Use Permit for Properties Located in Portions of
the Neo-Industrial (NI) and Industrial Employment (IE) Zones, Amend Chapter 8.52
of the Rancho Cucamonga Municipal Code Exempting Certain Non-Storefront
Medical Cannabis Retail from the Prohibition on Commercial Cannabis Activity and
Add Chapter 5.20 to the Rancho Cucamonga Municipal Code Establishing
Regulatory and Operational Restrictions for Non-Storefront Medical Cannabis
Retailer. This Item is Exempt from the California Environmental Quality Act,
Pursuant to State CEQA Guidelines Sections 15060(C)(2) And 15061(B)(3). This
Item Will be Forwarded to City Council for Final Action.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the proposed amendments to comply
with state law for non-storefront cannabis retail and delivery to the City Council.
BACKGROUND:
On October 9, 2015, Governor Brown signed Assembly Bill 243, Assembly Bill 266, and Senate Bill 643 into law,
which collectively were known as the Medical Cannabis Regulation and Safety Act (hereinafter “MCRSA”). The
MCRSA established a State regulatory and licensing scheme for commercial medical cannabis businesses.
On November 8, 2016, California voters approved the Control, Regulate and Tax Adult Use of Marijuana Act
(“AUMA”). The AUMA made it lawful under State and local law for persons 21 years of age or older to possess
and cultivate limited quantities of cannabis for personal use. The AUMA also established a State regulatory and
licensing scheme for commercial adult-use cannabis businesses.
On June 27, 2017, the Governor signed into law Senate Bill 94, which repealed the MCRSA, included certain
provisions of the MCRSA in the licensing provisions of the AUMA, and created a single regulatory scheme for
both medicinal and adult-use cannabis known as the Medicinal and Adult-Use Cannabis Regulation and Safety
Act (“MAUCRSA”). The MAUCRSA retains the provisions in the MCRSA and the AUMA that granted local
jurisdictions control over whether cannabis businesses could operate in a particular jurisdiction. Specifically,
California Business and Professions Code Section 26200 provides that the MAUCRSA shall not be interpreted
to supersede or limit authority of a local jurisdiction to adopt and enforce local ordinances to regulate businesses
licensed under the MAUCRSA including, but not limited to, local zoning and land use requirements, business
license requirements, and requirements related to reducing exposure to secondhand smoke, or to completely
Page 2
prohibit the establishment or operation of one or more businesses licensed by the State, within that local
jurisdiction.
In 2017, the City Council adopted Ordinance number 921, prohibiting all commercial cannabis activity, both
medical and non-medical, prohibiting outdoor cultivation and permitting indoor cannabis cultivation consistent
with State law. The table below outlines the current regulations:
Table 1 - Current Cannabis Regulations
Type of Use Current Regulation
Medical Marijuana Dispensary Prohibited
Commercial Marijuana Dispensary Prohibited
Marijuana Transportation/Delivery Prohibited
Marijuana Storage Prohibited
Marijuana Laboratory Testing Prohibited
Marijuana Cultivation – Personal (Outdoor) Prohibited
Marijuana Cultivation – Personal (Indoor) Allowed in residential zones as required by law.
Limited to 6 plants per residence.
No use permit is required.
Must acquire all necessary building permits for
associated improvements (i.e. plumbing,
electrical, etc.)
Must not create any light, glare, odor, noise or
vibration that interferes with the reasonable
enjoyment of life or property.
Marijuana Cultivation – Commercial
(Outdoor)
Prohibited
Marijuana Cultivation – Commercial
(Indoor)
Prohibited
On September 18, 2022, the Governor signed into law Senate Bill 1186 (“SB 1186”), which enacted Medicinal
Cannabis Patients’ Right of Access Act. SB 1186 provides that a city cannot adopt or enforce regulations that
prohibit the “retail sale by delivery” of medicinal cannabis. This includes any regulation that has the effect of
prohibiting patients within the city or their caregivers from purchasing, by delivery, sufficient medicinal cannabis
to meet their demands in a timely and readily accessible manner. Examples of prohibited regulations include
prohibiting retail sale by delivery of medicinal cannabis within the jurisdiction being conducted by a licensed non-
storefront retailer.
The proposed amendment establishes reasonable zoning and land use regulations regarding the operation of
non-storefront medical cannabis retailers that are intended to address the potential negative impacts of cannabis
businesses on the community. Exhibit A, provided by the California Bureau of Cannabis Control, provides more
details on how the state regulated non-storefront retailers.
ANALYSIS:
To comply with SB 1186, staff worked with the City Attorney’s office to develop the proposed changes to the
municipal code. These changes are summarized below.
Redefining Commercial Cannabis Activity
The definition of Commercial Cannabis Activity, which covers all non-personal cannabis activity, will be amended
to allow for the possession, storing, delivery or sale of medical cannabis by a non-storefront medical cannabis
Page 3
retailer. This definition will be amended in both Title 8, Chapter 8.52 (Cannabis Prohibitions and Regulations)
and Title 17, Chapters 17.32 (Allowed Land Use Definitions) and 17.148 (Cannabis Definitions).
Zoning and Development Regulations for Non-Storefront Medical Cannabis Retail
SB 1186 requires the City allow for one non-storefront medical cannabis retail establishment. To limits impacts
related to the storage and distribution of medicinal cannabis, staff determined the Neo Industrial and Industrial
Employment districts were most appropriate zones for this use. Chapter 17.30 (Allowed Land Use by Base
Zone) now includes non-storefront medical cannabis retail as an allowed use with a Minor Use Permit and
Chapter 17.102 (Non-storefront Medical Cannabis Retail) has been added to establish special use regulations
for non-storefront medical cannabis retail, including the following:
• Limit to one establishment within the city
• Allowed in NI and IE zones, east of Haven Avenue with a Minor Use Permit
• 600-foot separation required from a school or daycare facility (public or private) or any other sensitive
use listed in Business and Professions Code § 26054(b). This is the maximum separation allowed by
state law
• 1,000-foot separation required from any existing residential dwelling, church or similar place of worship,
park or playground, recreational facility, hospital, public buildings (e.g., city hall, county offices,
courthouse, libraries, etc.)
• 1,000-foot separation from the right-of-way on Haven Avenue, Milliken Avenue, 4th Street, Foothill
Boulevard, and Interstate 15
Non-Storefront Medical Cannabis Retail Permit
In addition to a Minor Use Permit, to provide for the orderly regulation of non-storefront medical cannabis retail
establishments in the interest of public health, safety, and welfare, chapter 5.20 (Non-Storefront Medical
Cannabis Retail) will be added to Title 5 (Business Taxes, Licenses and Regulations) to establish a lottery and
permitting process for the one establishment allowed until Chapter 17.102. This chapter requires the City staff
shall establish and conduct a lottery for determining which non-storefront medical cannabis retailer will (1) be
issued a permit and (2) be eligible to apply for a minor use permit. It further defines application requirements to
apply for a permit, reiterations operational requirements and requires the licensee to submit to inspections of the
establishment as needed by the city. This administrative permit must be renewed annually.
Environmental Assessment
The proposed ordinance is not subject to the California Environmental Quality Act (“CEQA”), pursuant to State
CEQA Guidelines Sections 15060(c)(2) and 15061(b)(3). The activity is not subject to CEQA because it will not
result in a direct or reasonably foreseeable indirect physical change in the environment; and the activity is
covered by the general rule that CEQA applies only to projects, which have the potential for causing a significant
effect on the environment. Where it can be seen with certainty that there is no possibility that the activity may
have a significant effect on the environment, the activity is not subject to CEQA. The businesses authorized
under these proposed Municipal Code text amendments are similar to already existing permitted general uses
such as retail, with the only difference being the product sold or consumed (i.e., cannabis). This Ordinance does
not change the zoning for any properties, meaning that they do not create negative environmental impacts or
result in physical changes to the environment. Non-storefront medical cannabis retailers developed pursuant to
this ordinance would be independently reviewed and evaluated pursuant to CEQA.
FISCAL IMPACT:
The proposed amendment will create additional short-term costs to develop and administer the lottery and
permitting programs, however, fees can be imposed to recover costs to review permit applications. Some sales
tax revenue is expected to be generated from the one licensed facility allowed in the city.
Page 4
COUNCIL MISSION / VISION / VALUE(S) ADDRESSED:
These amendments support the council’s goal of promoting a safe and healthy community for all by imposing
appropriate land use controls and operational standards to limit community impacts on a state mandated medical
cannabis use.
EXHIBITS:
Exhibit A – Bureau of Cannabis Control Non-storefront Retailer Fact Sheet
Exhibit B – Resolution with Draft Ordinance
RETAILER (NON-STOREFRONT): Sells cannabis
goods to customers exclusively through delivery.
A retailer non-storefront must have a licensed
premises to store the cannabis goods for delivery.
The premises of a non-storefront retailer shall not
be open to the public.
RETAILER (NON-STOREFRONT) REQUIREMENTS
•Hours of operation
-A licensed retailer may only engage in sales
and deliveries between the hours of 6:00 a.m.
and 10:00 p.m. Pacific Time.
•Cannabis goods for sale
-A licensed retailer may only sell cannabis
goods, cannabis accessories, and licensees’
branded merchandise or promotional
materials.
-A licensed retailer may only receive cannabis
goods for sale from a licensed distributor.
-All cannabis goods must comply with all
packaging and labeling requirements.
-A licensed retailer may not sell cannabis
goods that are expired.
•Delivery
-All delivery customers must provide a valid
proof of identification.
º Persons 21 years of age or older may
purchase adult-use cannabis goods.
º Persons 18 years of age or older may
purchase medicinal cannabis goods with a
valid physician’s recommendation.
º Delivery employees must verify the age by
inspecting a valid form of identification of all
delivery customers, in person, before they
complete delivery of the cannabis goods.
CANNABIS RETAILER
(NON-STOREFRONT)
FACT SHEET
-Delivery must be made to a physical address
in any jurisdiction within California that is not
on publicly owned land, a school, a day care,
or a youth center.
-During delivery, the employee must carry a
copy of the retailer’s license, the employee’s
government-issued identification, and an
identification badge provided by the licensed
retailer.
-The delivery employee shall not carry
cannabis goods valued in excess of $5,000
at any time, with no more than $3,000 of
cannabis goods that are not already part of
a customer order that was processed prior to
leaving the premises.
-A delivery request receipt must be prepared
for each delivery of cannabis goods and
contain all the items listed in section 5420
of the Bureau’s regulations.
-Delivery must be made in person by a
direct employee of the licensed retailer. An
independent contractor, third-party courier
service, or an individual employed through
a staffing agency would not be considered
directly employed by the licensed retailer.
-Delivery must be made using an enclosed
motor vehicle equipped with a GPS device and
secure storage for cannabis goods.
-A vehicle used by a licensed retailer for
delivery purposes is not required to be owned
by the licensee.
•Customer returns
-A licensed retailer may accept customer
returns but may not resell the returned
cannabis goods. The returned cannabis goods
may be destroyed or, if defective, returned to
the distributor from which they were obtained.
(continued on next page)Exhibit A
REVISED: 02/19
Bureau of Cannabis Control
2920 Kilgore Road
Rancho Cordova, CA 95670
E bcc@dca.ca.gov | P (833) 768-5880
For the latest updates, follow
the Bureau on social media
WWW.BCC.CA.GOV
PDE_19-079
• Cannabis goods packaging, labeling, and exit
packaging
- A licensed retailer may not accept, possess, or
sell cannabis goods that are not packaged for
final sale. A retailer may not package or label
cannabis goods.
- All cannabis goods sold must be in an opaque
exit package before delivery to the customer.
- Through December 31, 2019, all cannabis
goods must either be in a child-resistant
package or in a child-resistant exit package.
All cannabis goods packaging shall be
tamper-evident; and resealable if it contains
more than one serving.
- Beginning January 1, 2020, a package
containing cannabis goods shall be
resealable, tamper-evident, and child resistant.
- Immature cannabis plants and seeds sold by a
licensed retailer are not required to be placed
in resealable, tamper-evident, child-resistant
packaging.
• Shipments and inventory
- Licensed retailers can only receive shipments
from licensed distributors between the hours of
6:00 a.m. and 10:00 p.m. Pacific Time.
- Licensed retailers must be able to account for
all inventory of cannabis goods and provide
the Bureau with inventory records upon
request.
CANNABIS RETAILER
(NON-STOREFRONT)
FACT SHEET
(continued)
• Retailer to retailer transfer
- Cannabis goods may be transported by a
licensed distributor from one retail location to
another retail location if the retail licenses for
both locations are held by the same licensee.
• Records
- A licensed retailer must maintain financial
records, personnel records, training records,
contracts, permits, security records, destruction
records, data entered into track-and-trace,
and an accurate record of all sales for seven
years. All records must be made available to
the Bureau upon request.
1
RESOLUTION NO. 23-29
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF RANCHO CUCAMONGA, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL ADOPT
MUNICIPAL CODE AMENDMENTS AMENDING TITLE 17
OF THE RANCHO CUCAMONGA MUNICIPAL CODE
ESTABLISHING NON-STOREFRONT MEDICAL
CANNABIS RETAIL AS A USE PERMITTED WITH A
MINOR USE PERMIT FOR PROPERTIES LOCATED IN
PORTIONS OF THE NEO-INDUSTRIAL (NI) AND
INDUSTRIAL EMPLOYMENT (IE) ZONES, AMENDING
CHAPTER 8.52 OF TITLE 8 OF THE RANCHO
CUCAMONGA MUNICIPAL CODE EXCEPTING CERTAIN
NON-STOREFRONT MEDICAL CANNABIS RETAIL FROM
THE PROHIBITION ON COMMERCIAL CANNABIS
ACTIVITY, ADDING CHAPTER 5.20 TO TITLE 5 OF THE
RANCHO CUCAMONGA MUNICIPAL CODE
ESTABLISHING REGULATORY AND OPERATIONAL
RESTRICTIONS FOR SUCH A NON-STOREFRONT
MEDICAL CANNABIS RETAILER, AND MAKING A
DETERMINATION OF EXEMPTION FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
A.Recitals.
1.The City of Rancho Cucamonga has prepared a set of amendments, as
described in the title of this Resolution. Hereinafter in this Resolution, the subject
Municipal Code amendments are collectively referred to as the “Amendments.”
2.On November 8, 2023 the Planning Commission of the City of Rancho
Cucamonga conducted a noticed public hearing on the Amendments and concluded said
hearing on that date.
3.All legal prerequisites prior to the adoption of this Resolution have occurred.
B.Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1.This Planning Commission hereby finds that all of the facts set forth in the
Recitals, Part A of this Resolution, are true and correct.
2.Based upon the substantial evidence presented to the Planning
Commission during the above-referenced public hearing on November 8, 2023,
including written and oral staff reports, together with public testimony, this Planning
Exhibit B
2
Commission hereby finds as follows:
a.The Articles/Chapters/Sections of the Municipal Code subject to
the Amendment are as follows:
(1)Chapter 5.20 (Non-Storefront Medical Cannabis Retail) is
added to Title 5 (Business Taxes, Licenses and Regulations) to establish a Non-
storefront Medical Cannabis Retail Permit and lottery process;
(2)Chapter 8.52 (Cannabis Prohibitions and Regulations) of
Title 8 (Health and Safety) is hereby amended to permit operation and delivery of
medical cannabis by a non-storefront medical cannabis use;
(3)Chapter 17.30 (“Allowed Land Use by Base Zone”) to amend
Table 17.30.030-1 to add “non-storefront medical cannabis retail” as a “Permitted with a
Minor Use Permit” use subject to section 17.102.080 in the Neo-Industrial (NI) and
Industrial Employment (IE) zones;
(4)Chapter 17.32 (Allowed Use Descriptions) to amend Section
17.32.020 to add a land use definition for non-storefront medical cannabis retail;
(5)Chapter 17.94 (Commercial Cannabis Uses and Cultivation)
to amend Section 17.94.040 to exempt non-storefront medical cannabis retail from this
chapter;
(6)Chapter 17.102 (Special Regulated Uses) to add Section
17.102.080 establishing special use regulations for non-storefront medical cannabis
retail;
(7)Chapter 17.148 (Cannabis Definitions) to add a definition of
non-storefront medical cannabis retail to Section 17.148.020;
(8)Chapter 17.91 (“Drive-In and Drive-Through Uses”) to remove
Section 17.91.040.C.3.v to avoid conflicts with the provisions of Section 17.91.040.A.3;
b.The Amendments conform to and do not conflict with the goals,
policies, and implementation programs of the General Plan, including, without limitation,
the Housing and Land Use Elements thereof, and will provide for development in a
manner consistent with the General Plan.
c.Pursuant to the California Environmental Quality Act (“CEQA”) (Pub.
Resources Code, § 21000 et seq.) and the City’s local CEQA Guidelines the amendments
are not subject to the California Environmental Quality Act (“CEQA”), pursuant to State
CEQA Guidelines Sections 15060(c)(2) and 15061(b)(3). The activity is not subject to
CEQA because it will not result in a direct or reasonably foreseeable indirect physical
change in the environment; and the activity is covered by the general rule that CEQA
applies only to projects, which have the potential for causing a significant effect on the
environment. Where it can be seen with certainty that there is no possibility that the
activity may have a significant effect on the environment, the activity is not subject to
CEQA. The businesses authorized under these proposed Municipal Code text
3
amendments are similar to already existing permitted general uses such as retail, with
the only difference being the product sold or consumed (i.e., cannabis). These
amendments do not change the zoning for any properties, meaning that they do not
create negative environmental impacts or result in physical changes to the environment.
Non-storefront medical cannabis retailers developed pursuant to these amendments
would be independently reviewed and evaluated pursuant to CEQA., and, hereby
recommends that the City Council, based on this evidence and all evidence in the record,
concur with Planning Department staff’s determination that the proposed Amendments
will not have a significant effect on the environment and an exemption is the appropriate
level of environmental review under CEQA;
3. Based upon the findings and conclusions set forth in subparagraphs 1 and
2 of paragraph B above, the Planning Commission hereby recommends that the City
Council adopt the Amendments included collectively in the draft City Council ordinance
attached to the Planning Commission resolution as Exhibit A, and incorporated herein
by this reference.
4.The Secretary of the Planning Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 8TH DAY OF NOVEMBER, 2023.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Bryan Dopp, Chairman
ATTEST:
Matt Marquez, Secretary
I, Matt Marquez, Secretary of the Planning Commission for the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly
introduced, passed, and adopted by the Planning Commission of the City of Rancho
Cucamonga, at an adjourned regular meeting of the Planning Commission held on the
8th day of November, 2023, by the following vote-to-wit:
4
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
EXHIBIT A
Draft Ordinance
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 1 of 16
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF RANCHO CUCAMONGA,
CALIFORNIA, AMENDING TITLE 17 OF THE RANCHO
CUCAMONGA MUNICIPAL CODE ESTABLISHING NON-
STOREFRONT MEDICAL CANNABIS RETAIL AS A USE
PERMITTED WITH A MINOR USE PERMIT FOR PROPERTIES
LOCATED IN PORTIONS OF THE NEO-INDUSTRIAL (NI) AND
INDUSTRIAL EMPLOYMENT (IE) ZONES, AMENDING
CHAPTER 8.52 OF TITLE 8 OF THE RANCHO CUCAMONGA
MUNICIPAL CODE EXCEPTING CERTAIN NON-STOREFRONT
MEDICAL CANNABIS RETAIL FROM THE PROHIBITION ON
COMMERCIAL CANNABIS ACTIVITY, ADDING CHAPTER 5.20
TO TITLE 5 OF THE RANCHO CUCAMONGA MUNICIPAL CODE
ESTABLISHING REGULATORY AND OPERATIONAL
RESTRICTIONS FOR SUCH A NON-STOREFRONT MEDICAL
CANNABIS RETAILER, AND MAKING A DETERMINATION OF
EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
I. Recitals.
A. Chapters 8.52 and 17.94 and Table 17.30.030-1 of the City of Rancho Cucamonga
(“City”) Municipal Code (“RCMC”) currently prohibit all commercial cannabis activity in the City,
with limited exceptions to allow cannabis activity that the City is required to permit under state
law.
B. On October 9, 2015, Governor Brown signed Assembly Bill 243, Assembly Bill 266,
and Senate Bill 643 into law, which collectively were known as the Medical Cannabis Regulation
and Safety Act (hereinafter “MCRSA”). The MCRSA established a State regulatory and licensing
scheme for commercial medical cannabis businesses.
C. On November 8, 2016, California voters approved the Control, Regulate and Tax
Adult Use of Marijuana Act (“AUMA”). The AUMA made it lawful under State and local law for
persons 21 years of age or older to possess and cultivate limited quantities of cannabis for
personal use. The AUMA also established a State regulatory and licensing scheme for
commercial adult-use cannabis businesses.
D. On June 27, 2017, the Governor signed into law Senate Bill 94, which repealed
the MCRSA, included certain provisions of the MCRSA in the licensing provisions of the AUMA,
and created a single regulatory scheme for both medicinal and adult-use cannabis known as the
Medicinal and Adult-Use Cannabis Regulation and Safety Act (“MAUCRSA”). The MAUCRSA
retains the provisions in the MCRSA and the AUMA that granted local jurisdictions control over
whether cannabis businesses could operate in a particular jurisdiction. Specifically, California
Business and Professions Code Section 26200 provides that the MAUCRSA shall not be
interpreted to supersede or limit authority of a local jurisdiction to adopt and enforce local
ordinances to regulate businesses licensed under the MAUCRSA including, but not limited to,
local zoning and land use requirements, business license requirements, and requirements related
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 2 of 16
to reducing exposure to secondhand smoke, or to completely prohibit the establishment or
operation of one or more businesses licensed by the State, within that local jurisdiction.
E. On September 18, 2022, the Governor signed into law Senate Bill 1186 (“SB
1186”), which enacted Medicinal Cannabis Patients’ Right of Access Act. SB 1186 provides that
a city cannot adopt or enforce regulations that prohibit the “retail sale by delivery” of medicinal
cannabis. This includes any regulation that has the effect of prohibiting patients within the city or
their caregivers from purchasing, by delivery, sufficient medicinal cannabis to meet their demands
in a timely and readily accessible manner. Examples of prohibited regulations include prohibiting
retail sale by delivery of medicinal cannabis within the jurisdiction being conducted by a licensed
non-storefront retailer.
F. The City Council desires to establish reasonable zoning and land use regulations
regarding the operation of non-storefront medical cannabis retailers that are intended to address
the potential negative impacts of cannabis businesses on the community.
II. Findings.
The City Council finds that adoption of this Ordinance is not subject to the California
Environmental Quality Act (“CEQA”), pursuant to State CEQA Guidelines Sections 15060(c)(2)
and 15061(b)(3). The activity is not subject to CEQA because it will not result in a direct or
reasonably foreseeable indirect physical change in the environment; and the activity is covered
by the general rule that CEQA applies only to projects, which have the potential for causing a
significant effect on the environment. Where it can be seen with certainty that there is no
possibility that the activity may have a significant effect on the environment, the activity is not
subject to CEQA. The businesses authorized under these proposed Development Code and
Municipal Code text amendments are similar to already existing permitted general uses such as
retail, with the only difference being the product sold or consumed (i.e., cannabis). This Ordinance
does not change the zoning for any properties, meaning that they do not create negative
environmental impacts or result in physical changes to the environment. Non-storefront medical
cannabis retailers developed pursuant to this Ordinance would be independently reviewed and
evaluated pursuant to CEQA. City staff shall cause a Notice of Exemption to be filed as authorized
by CEQA and the State CEQA Guidelines.
III. Ordinance.
The City Council of the City of Rancho Cucamonga does ordain as follows:
SECTION 1. The above recitals and findings are all true and correct and incorporated
into this Ordinance by this reference.
SECTION 2. Chapter 5.20 (Non-Storefront Medical Cannabis Retail) is hereby added to
Title 5 (Business Taxes, Licenses and Regulations) to read as set forth below:
“Chapter 5.20 NON-STOREFRONT MEDICAL CANNABIS RETAIL
5.20.010 Purpose.
This chapter is intended to provide for the orderly regulation of non-storefront medical
cannabis retail establishments in the interest of public health, safety, and welfare.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 3 of 16
5.20.020 Definitions.
For the purpose of this chapter, the following words and phrases are defined and shall be
construed as set out in this section, unless it is apparent from the context that a different
meaning was intended:
Non-storefront medical cannabis retail means a retailer that sells medicinal cannabis or
medicinal cannabis products, as those terms are defined in Business and Professions
Code § 26001(ak)(1), as may be amended, to customers exclusively through delivery. A
non-storefront medical cannabis retail has a permitted premises to store medicinal
cannabis or medicinal cannabis for delivery, but the premises is not open to the public. A
non-storefront medical cannabis retailer shall have a State License Type M-Type 9, Non-
Storefront Retailer, limited to delivery services of medical cannabis or cannabis products
only.
5.20.030 Permit required.
It is unlawful for any person, firm, partnership, or corporation to engage in, conduct or
carry on, or to permit to be engaged in, conducted, or carried on, in or upon any premises
within the city, the operation of a non-storefront medical cannabis retail establishment
without first having obtained a non-storefront medical cannabis retail regulatory permit,
issued by the city pursuant to the provisions herein set forth. Said permit shall immediately
be surrendered to the planning director upon suspension, revocation, or expiration of said
permit. To engage in non-storefront medical cannabis retail activity allowed by this
chapter, a person must also obtain all of the following:
A. A minor use permit issued pursuant to section 17.16.120. Any permit that is issued
under this chapter shall be void if a minor use permit is not issued by the director pursuant
to section 17.16.120 of this code, within a year of issuance of the permit. A minor use
permit granted pursuant to this chapter and section 17.16.120 shall not be transferable to
another person or entity, and any attempted transfer shall be void.
B. A business registration certificate issued pursuant to chapter 5.04; and
C. A State license.
5.20.040 Permit application.
A. To protect public health and safety, and to further ensure that non-storefront
medical cannabis retail activity permitted by this chapter is in the public interest, the city
hereby establishes procedures for determining the qualifications of persons allowed to
obtain a permit.
B. An owner of a non-storefront medical cannabis retail business may apply for a
permit, on behalf of a non-storefront medical cannabis retail business, by filing an
application with the city manager or their designee. A non-storefront medical cannabis
retail business may only submit one (1) application. If a non-storefront medical cannabis
retail business has multiple owners, only one (1) owner may submit an application on
behalf of the non-storefront medical cannabis retail business, but all owners must be
identified in the application.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 4 of 16
C. No person shall knowingly make a false statement of fact or knowingly omit any
information that is required in the permit application.
D. Applications shall not be accepted or processed unless the applicant pays the
nonrefundable application fee in the amount to be established by resolution of the city
council.
E. The application shall be on a form approved by the city manager and shall include,
without limitation, the following:
1. A description of the statutory entity or business form that will serve as the
legal structure for the non-storefront medical cannabis retail business; a copy of
its formation and organizing documents, including, but not limited to, articles of
incorporation, certificate of amendment, statement of information, articles of
association, bylaws, partnership agreement, operating agreement, and fictitious
business name statement; and the name and address of its agent for purposes of
service of process;
2. A list of every fictitious business name the non-storefront medical cannabis
retail business is operating under;
3. The legal name of the applicant;
4. If applicable, the business trade name (“DBA”) of the non-storefront
medical cannabis retail business;
5. A list of the state licenses issued by any California licensing authority to the
applicant, or any other owner of the non-storefront medical cannabis retail
business, including the date the license was issued, the date the license will
terminate and the licensing authority that issued the license;
6. Whether the applicant, or any owners of the non-storefront medical
cannabis retail business, have been denied a state license or have had a state
license suspended or revoked by any licensing authority. The applicant shall
identify the type of state license applied for, the name of the licensing authority that
denied the application, and the date of denial;
7. The non-storefront medical cannabis retail business’ employer
identification number;
8. The physical address of any other premises owned or operated by the
applicant involved in commercial cannabis activity operations, or any other owner
of the non-storefront medical cannabis retail business, and a brief summary of the
business operations at each premises;
9. A complete list of every owner of, or person with a financial interest in, the
non-storefront medical cannabis retail business. Each individual named on this list
shall submit the following information:
a. Their full name;
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 5 of 16
b. Their title within the applicant entity, if applicable;
c. Their date of birth and place of birth;
d. Their social security number or individual taxpayer identification
number;
e. Their mailing address;
f. Their home, business, or mobile telephone number and email
address;
g. Their current employer;
h. Their percentage of ownership interest held in the applicant entity,
or other financial interest held in the applicant entity;
i. Whether the individual has an ownership or a financial interest in
any other non-storefront medical cannabis retail business licensed by a
state licensing authority;
j. A copy of the individual’s government-issued identification that
includes the name, date of birth, physical description and picture of the
owner or person with a financial interest in the non-storefront medical
cannabis retail business;
k. If applicable, a copy of any certificate of rehabilitation issued under
Penal Code § 4852.01 or dismissal issued pursuant to Penal Code
§ 1203.4 or 1203.41;
l. If applicable, a detailed description of any suspension or revocation
of a cannabis related license or sanctions for unlicensed or unlawful
cannabis activity by a state or local governmental agency against the
applicant, or any of its owners or persons with a financial interest in the
cannabis business; and
m. Pursuant to California Penal Code §§ 11105(b)(11) and
13300(b)(11), which authorize city authorities to access state and local
summary criminal history information for employment, licensing, or
certification purposes, and authorize access to federal level criminal history
information by transmitting fingerprint images and related information to the
Department of Justice to be transmitted to the Federal Bureau of
Investigation, every owner or person with a financial interest in the
cannabis business must submit fingerprints and other information deemed
necessary by the police chief, or his or her designee(s), for a background
check by the police department. A fee for the cost of the background
investigation, which shall be the actual cost to the city to conduct the
background investigation as it deems necessary and appropriate, including
city staff time and costs, shall be paid at the time the person submits for
the background check.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 6 of 16
10. The proposed hours of operation;
11. Authorization and consent for city staff and the police chief to seek
verification of the information contained within the application;
12. A safety and security plan;
13. Attestation to the following statement: Under penalty of perjury, I hereby
declare that the information contained within and submitted with the application is
complete, true, and accurate. I understand that a misrepresentation of fact,
whether intentional or not, is cause for rejection of this application, denial of the
permit, or revocation of a permit issued;
14. Evidence that the non-storefront medical cannabis retail business will be
compliant with the location restrictions set forth in Business and Professions Code
§ 26054(b) and the zoning restrictions set forth in section 17.102.080 of this code;
15. If the applicant is the landowner upon which the premises is located, a copy
of the title or deed to the property;
16. If the applicant is leasing the premises where the non-storefront medical
cannabis retail business will be conducted, a written, notarized statement from the
owner of the property where the non-storefront medical cannabis retail business
will operate evidencing unqualified consent to the applicant operating a non-
storefront medical cannabis retail business on the property. The statement must
specify the street address (unless the property is a vacant lot to be developed) and
assessor’s parcel number for the premises. The statement shall also contain the
name, business address, email address and telephone number of the property
owner(s) (whether business entity or individual);
17. A premises diagram; and
18. Proof of a state license.
G. Nothing in this section is intended to limit the city manager’s ability to request
additional information the city manager deems necessary or relevant to determining a non-
storefront medical cannabis retail business’ suitability for a permit. An applicant shall
provide any additional information requested by the city manager no later than seven (7)
days after the request, unless otherwise specified by the city manager.
H. The city manager is hereby authorized to waive any application requirement, as
long as the waiver is uniformly applied to all applicants.
5.20.050 Permit expiration and renewal.
A permit that is issued pursuant to this chapter is valid for a term of one (1) year from the
date of issuance. Renewal terms shall not exceed one (1) year. A permit shall expire one
(1) year following its issuance. All non-storefront medical cannabis activity shall cease
upon expiration of the permit unless and until the permit is renewed or a new permit is
issued. Issuance of a non-storefront medical cannabis retail regulatory permit does not
create a land use entitlement.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 7 of 16
5.20.060 Operational and maintenance standards.
A. Non-storefront, delivery-only medical cannabis retail operations must obtain and
maintain a valid minor use permit pursuant to the provisions in section 17.16.120 and
comply with all conditions of approval at all times.
B. Medical Cannabis, Delivery Only. Non-storefront, delivery-only medical cannabis
retail operations licensed pursuant to this chapter may engage only in the sale and delivery
of medical cannabis and medical cannabis products to customers and qualified patients
and their caregivers.
C. Fees. All non-storefront, delivery-only medical cannabis retail operations must pay
all applicable fees as established by resolution of the city council in order to commence
and continue operations.
5.20.070 Inspection.
The city, including the police department shall, from time to time and during any hour in
which a non-storefront medical cannabis retailer is open for business, make an
administrative inspection of each non-storefront medical cannabis retailer for the purpose
of determining compliance with this chapter.
5.20.080 Additional regulations.
In addition to any regulations adopted by the city council, the city manager is authorized
to establish any additional rules, regulations, and standards governing the issuance,
denial, or renewal of non-storefront medical cannabis retail permits, the ongoing operation
of non-storefront medical cannabis retail businesses and the city’s oversight, or
concerning any other subject determined to be necessary to carry out the purposes of this
chapter. Regulations promulgated by the city manager shall become effective upon date
of publication.
5.20.090 Retailer lottery.
A. As set forth in section 17.102.080, there is a limit on the number of non-storefront
medical cannabis retailers that can operate in the city. At no point shall the number of
non-storefront medical cannabis retailers in the city exceed the number of retailers allowed
under section 17.102.080.
B. City staff shall establish and conduct a lottery for determining which non-storefront
medical cannabis retailer will (1) be issued a permit and (2) be eligible to apply for a minor
use permit pursuant to the provisions of sections 17.16.120 and 17.102.080 of this code.
C. The city manager is authorized to establish the procedures that will be followed in
conducting the lottery, and the steps to be included in a schedule that will be prepared for
the receipt and review of permit applications for retailers. The city manager is further
authorized to make any necessary changes to the lottery procedures and steps to be
included in the schedule as they deem appropriate for its implementation.
5.20.100 Decision on lottery and permit.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 8 of 16
A. The city manager, in consultation with the police chief, shall evaluate all completed
non-storefront medical cannabis retailer applications that are submitted by the application
deadline and determine whether the applicant can participate in the lottery. The applicant
shall be ineligible to participate in the lottery if the city manager determines that one (1) or
more of the following conditions exist:
1. The applicant has not paid all fees required for consideration of the
application;
2. The application is incomplete, filed late, or is otherwise not responsive to
the requirements of this chapter;
3. The application contains a false or misleading statement or omission of a
material fact;
4. The applicant, or any owner or person with a financial interest in the non-
storefront medical cannabis retail business, is not at least twenty-one (21) years
old;
5. The applicant, or any owner or person with a financial interest in the non-
storefront medical cannabis retail business, has been denied a license or other
authorization to engage in commercial cannabis activity by a state licensing or
permitting authority, for any reason other than the fact that the applicant was not
selected for a limited number of licenses or permits, but would have otherwise
qualified to obtain the license or permit;
6. The applicant, or any owner or person with a financial interest in the non-
storefront medical cannabis retail business, is employed by the police department
or the city’s community development department;
7. The applicant, or any owners or persons with a financial interest in the non-
storefront medical cannabis retailer, has been convicted of:
a. A serious or violent felony conviction, as specified in Penal Code
§ 667.5(c) or § 1192.7(c);
b. A felony conviction involving fraud, deceit, or embezzlement;
c. A felony conviction for hiring, employing, or using a minor in
transporting, carrying, selling, giving away, preparing for sale, or peddling,
any controlled substance to a minor; or selling, offering to sell, furnishing,
offering to furnish, administering, or giving any controlled substance to a
minor;
8. A felony conviction for drug trafficking with enhancements pursuant to
Health and Safety Code §§ 11370.4 or 11379.8;
9. The applicant, or any owners or persons with a financial interest in the non-
storefront medical cannabis retailer, has had a judgment entered against them for
unpermitted commercial cannabis activity in violation of any city zoning ordinance
enacted under zoning law;
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 9 of 16
10. The operation of the non-storefront medical cannabis retailer, as described
in its application, would fail to comply with any provision of this code, or any state
law or regulation; and/or
11. Operation of the non-storefront medical cannabis retailer in the manner
proposed poses a threat to the public health, safety or welfare, or violates any
provision of this chapter.
B. If none of the above-referenced conditions exist, the city manager, or their
designee, shall notify the applicant that the applicant is eligible to participate in the lottery.
If any of the above-referenced conditions exist, the city manager shall notify the applicant
that the applicant has been denied the opportunity to participate in the lottery. Any notice
of denial shall set forth the reasons of denial and advise the applicant of the right to contest
the denial pursuant to the procedures set forth in section 5.20.110.
C. If a non-storefront medical cannabis retailer is selected in the lottery to obtain a
permit, the retailer shall have 90 days from the date of the notice to the retailer that they
are eligible to obtain a permit to provide documentation to the city manager showing the
following:
1. If the applicant is leasing the premises where the non-storefront medical
cannabis retail business will be conducted, a copy of the rental or lease agreement
shall be provided;
2. A copy of the applicant’s application with the State Department of Cannabis
Control to operate a non-storefront medical cannabis retailer in the city;
3. Evidence that the non-storefront medical cannabis retailer will be compliant
with the location restrictions set forth in Business and Professions Code
§ 26054(b) and the zoning restrictions set forth in section 17.102.080 of this code.
Any evidence that was submitted at the time of the application shall be updated to
ensure that the retailer is still compliant with this provision; and
4. Background check results for all employees, managers, and agents of the
non-storefront medical cannabis retail business. Any employee, manager, or
agent of the non-storefront medical cannabis retail business that has been
convicted of a disqualifying crime, shall not be permitted to work for the non-
storefront medical cannabis retail business, without first obtaining a waiver from
the city manager, after consultation with the police chief.
D. If the non-storefront medical cannabis retailer fails to provide the information set
forth in subsection (C) above within the 90 day period, or does not meet the location or
zoning restrictions set forth in section 17.102.080, the non-storefront medical cannabis
retailer shall not be issued a permit.
G. The facility approved by the initial permit shall be open for business within six
months from the date when both the minor use permit, if applicable, and the non-storefront
medical cannabis retailer regulatory permit have been approved unless a different opening
date is described in the conditions of approval for the permit or the city manager, for good
cause, grants in writing an extension of the opening date prior to opening date.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 10 of 16
5.20.110 Appeals.
A. Lottery appeals. If a non-storefront medical cannabis retailer applicant is denied
the opportunity to participate in the lottery due to the applicant’s failure to submit a
complete application by the required deadline, failure to satisfy the criteria for issuance of
a permit, or for any other reason, the applicant may appeal this decision in writing. The
written appeal shall be filed with the city clerk within ten days of the issuance and mailing
of the written decision by the city manager on the application accompanied by the appeal
fee as adopted by resolution of the city council. The appeal shall be conducted in
accordance with subsection C. After the deadline to appeal has passed, the decision to
deny the non-storefront medical cannabis retailer the opportunity to participate in the
lottery shall be deemed final, and may no longer be appealed. In the event an appeal of
the city manager’s decision to allow a non-storefront medical cannabis retailer applicant
to participate in a lottery is timely filed, the lottery shall not be conducted until the appeal
is heard and decided.
B. Appeals related to issuance of non-storefront medical cannabis retailer regulatory
permit. An applicant that seeks to operate a non-storefront medical cannabis retail
business in the city, may appeal the city manager’s decision not to issue the cannabis
business a permit in writing pursuant to the provisions of subsection C. The written appeal
shall be filed with the city clerk within 15 days of the issuance and mailing of the written
decision by the city manager on the permit accompanied by the appeal fee as adopted by
resolution of the city council. After the deadline to appeal has passed, the decision to
deny the issuance of a permit shall be deemed final, and may no longer be appealed. A
non-storefront medical cannabis retailer may only appeal the city manager’s decision to
deny the applicant a permit if the non-storefront medical cannabis retailer participated in
the lottery.
C. A written request for an appeal under this section shall be filed with the city clerk
pursuant to the deadlines noted above and all such requests shall contain the following
information:
1. The name and address of the applicant;
2. The date of the decision in question;
3. The reasons for the appeal; and
4. The grounds relied upon for relief.
Notice of the time and place of the hearing shall be mailed to the applicant, by certified
mail, no later than ten days prior to the date set for the hearing. The notice may also
designate certain records that the applicant is required to produce at the time of the
hearing.
At the hearing as prescribed by this section, the applicant and the city may submit any
and all evidence as they believe to be relevant. The city council may require the
presentation of additional evidence from either the applicant or the city, or from both, and
may continue the hearing from time to time for the purpose of allowing the presentation of
additional evidence. Upon conclusion of the hearing, the city council may, by resolution
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 11 of 16
with findings, approve, reverse, or modify the decision of the city manager and such
decision of the city council shall be final.
5.20.120 Limitation on city’s liability.
A. To the fullest extent permitted by law, the city does not assume any liability
whatsoever, with respect to approving any permit pursuant to this chapter or the operation
of any non-storefront medical cannabis retailer approved under to this chapter.
B. As a condition of approval of a permit as provided in this chapter, the applicant or
its legal representative shall do the following:
1. Execute an agreement indemnifying the city from any claims, damages,
injuries, or liabilities of any kind associated with the operation of the non-storefront medical
cannabis retail business, issuance of a permit to a non-storefront medical cannabis retail
business, or the prosecution of the non-storefront medical cannabis retail business or its
owners, managers, directors, officers, employees, or its qualified patients or primary
caregivers for violation of federal or state laws;
2. Maintain insurance in the amounts and of the types that are acceptable to
the city manager or designee; and
3 Reimburse the city for all costs and expenses, including, without limitation,
legal fees and costs and court costs, which the city may be required to pay as a result of
any legal challenge related to the city’s approval of a minor use permit or non-storefront
medical cannabis retail regulatory permit or related to the city’s approval of non-storefront
medical cannabis retail activity. The city, at its sole discretion, may participate at its own
expense in the defense of any such action, but such participation shall not relieve the
applicant of any of the obligations imposed hereunder.
5.20.130 Violations.
A. It is the duty of the city manager, planning director, police chief, or their designees,
to enforce the rules and regulations in accordance with this chapter.
B. Pursuant to the city’s prosecutorial discretion, the city may enforce violations of the
provisions of this chapter as criminal, civil, and/or administrative actions.
C. Any person who violates the provisions of this chapter may be subject to
administrative fines in an amount not to exceed $1,000.00, or such other amount as may
be permitted under California Government Code § 36901. In addition to the recovery of
administrative fines, the city may recover its costs and expenses incurred in enforcing a
violation of this chapter. An order to pay administrative fines and costs may be appealed
pursuant to section 1.12.210 of this code.
E. Notwithstanding any other provision of this chapter, a non-storefront medical
cannabis retail permit may not be issued, renewed, or amended unless and until due and
unpaid citations are paid in full.
5.20.140 Nuisance.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 12 of 16
A. Any use or condition caused or permitted to exist in violation of any of the
provisions of this chapter shall be and is hereby declared a public nuisance.
B. The violation of any provision of this chapter shall be and is hereby declared to be
contrary to the public interest and shall, at the discretion of the city, create a cause for
injunctive relief.
C. Any person subject to this chapter who personally, or through an agent, employee,
independent contractor, or other representative, violates any provision of this chapter shall
be guilty of a separate offense for each and every day during any portion of which any
such violation is committed, continued, or permitted by such person. All remedies
provided herein shall be cumulative and not exclusive.”
SECTION 3. The definition of “commercial cannabis activity” in Section 8.52.010
(Definitions) of Chapter 8.52 (Cannabis Prohibitions and Regulations) of Title 8 (Health and
Safety) is hereby amended to read as follows:
“Commercial cannabis activity means the cultivation, possession, manufacture,
distribution, processing, storing, laboratory testing, packaging, labeling, transportation,
delivery or sale of cannabis and cannabis product for medical, non-medical, or any other
purpose and includes the activities of any business licensed by the state or other
government entity under Division 10 of the California Business and Professions Code, or
any provision of state law that regulates the licensing of cannabis businesses. Commercial
cannabis activity does not include the cultivation, possession, storage, manufacturing, or
transportation of cannabis by a qualified patient for his or her personal medical use so
long as the qualified patient does not provide, donate, sell or distribute cannabis to any
other person. Commercial cannabis activity also does not include the cultivation,
possession, storage, manufacturing, transportation, donation or provision of cannabis by
a primary caregiver, exclusively for the personal medical purposes of no more than five
specified qualified patients for whom he or she is the primary caregiver, but who does not
receive remuneration for these activities except for compensation in full compliance with
California Health and Safety Code section 11362.765. Commercial cannabis activity also
does not include the possession, storing, delivery or sale of cannabis by a non-storefront
medical cannabis retailer as defined in section 5.20.020 of chapter 5.20 of this code.”
SECTION 4. Section 8.52.030 (Exceptions) of Chapter 8.52 (Cannabis Prohibitions and
Regulations) of Title 8 (Health and Safety) is hereby amended to add a new subsection “D” to
read as set forth below with the remainder of the section to remain unchanged:
“D. Nothing in this chapter shall prohibit the establishment of one physical premises
from which retail sale by delivery of medicinal cannabis within the city is conducted by a
non-storefront medical cannabis retail use. A non-storefront medical cannabis retail use
shall be permitted with a minor use permit subject to the requirements set forth in section
17.102.080 and a non-storefront medical cannabis retail regulatory permit subject to the
requirements set forth in chapter 5.20. A non-storefront medical cannabis retailer may
deliver medical cannabis within the jurisdictional limits of the city.”
SECTION 5. Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base
Zone) of Section 17.30.030 (Allowed Land Uses and Permit Requirements) of Chapter 17.30
(Allowed Land Use by Base Zone) of Article III (Zones, Allowed Uses, and Development
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 13 of 16
Standards) of Title 17 (Development Code) is hereby amended to add “non-storefront medical
cannabis retail” as a “Permitted with a Minor Use Permit” use subject to section 17.102.080 in
the Neo-Industrial (NI) and Industrial Employment (IE) zones. The “non-storefront medical
cannabis retail” use shall be “Not Permitted” in all other zones.
SECTION 6. Subsection (E)(12) of Section 17.32.020 (Allowed Use Descriptions) of
Chapter 17.32 (Allowed Use Descriptions) of Article III (Zones, Allowed Uses, and Development
Standards) of Title 17 (Development Code) is hereby amended to read as follows:
“12. Commercial cannabis activity. Any location providing for the cultivation,
possession, manufacture, distribution, processing, storing, laboratory testing, packaging,
labeling, transportation, delivery or sale of cannabis and cannabis product for medical,
non-medical, or any other purpose and includes the activities of any business licensed by
the state or other government entity under Division 10 of the California Business and
Professions Code, or any provision of state law that regulates the licensing of cannabis
businesses. Commercial cannabis activity does not include the cultivation, possession,
storage, manufacturing, or transportation of cannabis by a qualified patient for his or her
personal medical use so long as the qualified patient does not provide, donate, sell or
distribute cannabis to any other person. Commercial cannabis activity also does not
include the cultivation, possession, storage, manufacturing, transportation, donation or
provision of cannabis by a primary caregiver, exclusively for the personal medical
purposes of no more than five specified qualified patients for whom he or she is the primary
caregiver, but who does not receive remuneration for these activities except for
compensation in full compliance with California Health and Safety Code § 11362.765.
Commercial cannabis activity also does not include the possession, storing, delivery or
sale of cannabis by a non-storefront medical cannabis retailer as defined in section
5.20.020 of chapter 5.20 of this code.”
SECTION 7. Subsections (E)(22) through (E)(28) of Section 17.32.020 (Allowed Use
Descriptions) of Chapter 17.32 (Allowed Use Descriptions) of Article III (Zones, Allowed Uses,
and Development Standards) of Title 17 (Development Code) are hereby renumbered to (E)(23)
through (E)(29), respectively.
SECTION 8. A new Subsection (E)(22) is hereby added to Section 17.32.020 (Allowed
Use Descriptions) of Chapter 17.32 (Allowed Use Descriptions) of Article III (Zones, Allowed
Uses, and Development Standards) of Title 17 (Development Code) to read as follows:
“22. Non-storefront medical cannabis retail. A retailer as defined in section 5.20.020 of
chapter 5.20 of this code.”
SECTION 9. Section 17.94.040 (Exceptions) of Chapter 17.94 (Commercial Cannabis
Uses and Cultivation) of Article V (Specific Use Requirements) of Title 17 (Development Code) is
hereby amended to add a new subsection “D” to read as set forth below with the remainder of the
section to remain unchanged:
“D. Nothing in this chapter shall prohibit the establishment of one physical premises
from which retail sale by delivery of medicinal cannabis within the city is conducted by a
non-storefront medical cannabis retail use. A non-storefront medical cannabis retail use
shall be permitted with a minor use permit subject to the requirements set forth in section
17.102.080 and a non-storefront medical cannabis retail regulatory permit subject to the
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 14 of 16
requirements set forth in chapter 5.20. A non-storefront medical cannabis retailer may
deliver medical cannabis within the jurisdictional limits of the city.”
SECTION 10. Section 17.102.080 (Non-storefront Medical Cannabis Retail) is hereby
added to Chapter 17.102 (Special Regulated Uses) of Article V (Specific Use Regulations) of Title
17 (Development Code) to read as set forth below:
“17.102.080 Non-storefront medical cannabis retail.
A. Applicability. The development standards of this section shall apply to non-
storefront medical cannabis retail facilities. “Non-storefront medical cannabis retail”
means a retailer that sells medicinal cannabis or medicinal cannabis products, as those
terms are defined in Business and Professions Code § 26001(ak)(1), as may be amended,
to customers exclusively through delivery. A non-storefront medical cannabis retail has a
permitted premises to store medicinal cannabis or medicinal cannabis for delivery, but the
premises is not open to the public. A non-storefront medical cannabis retailer shall have
a State License Type M-Type 9, Non-Storefront Retailer, limited to delivery services of
medical cannabis or cannabis products only.
B. Limit on retailers. No more than one non-storefront medical cannabis retail use
shall be allowed in the city.
C. Permitted with minor use permit. The non-storefront medical cannabis retail use
shall be permitted upon issuance of a minor use permit, subject to section 17.16.120, in
the Neo-Industrial (NI) and Industrial Employment (IE) zones, pursuant to Table
17.30.030-1 of section 17.30.030 of this code, except that a non-storefront medical
cannabis retail use is not permitted west of Haven Avenue.
D. Minimum proximity requirements. Non-storefront medical cannabis retail facilities
shall not be located closer than 600 feet from a school or daycare facility (public or private)
or any other sensitive use listed in Business and Professions Code § 26054(b), 1,000 feet
from any existing residential dwelling, church or similar place of worship, park or
playground, recreational facility, hospital, public buildings (e.g., city hall, county offices,
courthouse, libraries, etc.), or 1,000 feet from the right-of-way on Haven Avenue, Miliken
Avenue, 4th Street, Foothill Boulevard, and the I-15 freeway.
E. Measurement of distance. The distance between a non-storefront medical
cannabis retail facility and a use listed in subsection D shall be made in a straight line,
without regard to the intervening structures or objects, from the closest exterior wall of the
structure, or portion of the structure, in which the use is located, to the property line of the
parcel on which the structure, or portion of the structure, in which the use occurs or is
located.
F. Operational restrictions. Non-storefront medical cannabis retailers shall be subject
to the requirements of chapter 5.20 of this code.”
SECTION 11. The definition of “commercial cannabis activity” in Section 17.148.020
(Definitions) of Chapter 17.148 (Cannabis Definitions) of Article IX (Glossary) of Title 17
(Development Code) is hereby amended to read as follows:
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 15 of 16
“Commercial cannabis activity means the cultivation, possession, manufacture,
distribution, processing, storing, laboratory testing, packaging, labeling, transportation,
delivery or sale of cannabis and cannabis product for medical, non-medical, or any other
purpose and includes the activities of any business licensed by the state or other
government entity under Division 10 of the California Business and Professions Code, or
any provision of state law that regulates the licensing of cannabis businesses. Commercial
cannabis activity does not include the cultivation, possession, storage, manufacturing, or
transportation of cannabis by a qualified patient for his or her personal medical use so
long as the qualified patient does not provide, donate, sell or distribute cannabis to any
other person. Commercial cannabis activity also does not include the cultivation,
possession, storage, manufacturing, transportation, donation or provision of cannabis by
a primary caregiver, exclusively for the personal medical purposes of no more than five
specified qualified patients for whom he or she is the primary caregiver, but who does not
receive remuneration for these activities except for compensation in full compliance with
California Health and Safety Code § 11362.765. Commercial cannabis activity also does
not include the possession, storing, delivery or sale of cannabis by a non-storefront
medical cannabis retailer as defined in section 5.20.020 of chapter 5.20 of this code.”
SECTION 12. Section 17.148.020 (Definitions) of Chapter 17.148 (Cannabis Definitions)
of Article IX (Glossary) of Title 17 (Development Code) is hereby amended to add the following
definition of “non-storefront medical cannabis retail” in alphabetical order:
“Non-storefront medical cannabis retail shall have the meaning set forth in section
5.20.020 of chapter 5.20 of this code.”
SECTION 13. Nothing in this Ordinance shall be construed to limit or otherwise affect the
ability of the City to adopt or enforce any regulations on commercial cannabis operations, other
than non-storefront, delivery-only medical cannabis retailers in the City as required pursuant to
Business and Professions Code Section 26322. Except as expressly amended in this Ordinance,
the City’s prohibition on commercial cannabis activities and uses in Chapters 8.52 and 17.94 and
Table 17.30.030-1 of the RCMC remain in full force and effect.
SECTION 14. The City Council declares that, should any section, subsection, subdivision,
sentence, clause, phrase, or portion of this Ordinance for any reason be held invalid or
unconstitutional by the decision of any court of competent jurisdiction, such decision shall not
affect the validity of the remaining portions of this Ordinance. The City Council hereby declares
that it would have adopted this Ordinance and each section, subsection, subdivision, sentence,
clause, phrase, or portion thereof, irrespective of the fact that any one or more sections,
subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or
unconstitutional.
SECTION 15. Neither the adoption of this Ordinance nor the repeal of any other ordinance
of the City shall in any manner affect the prosecution for violations of ordinances, which violations
were committed prior to the effective date hereof, nor be construed as a waiver of any penalty or
the penal provisions applicable to any violation thereof.
Licensed Non-Storefront Retailer of Medicinal Cannabis Ordinance– Page 16 of 16
SECTION 16. The City Clerk shall certify to the adoption of this Ordinance and shall cause
it to be published in the manner required by law.
PASSED, APPROVED, AND ADOPTED this _____ day of ______________, 2023.
_____________________________________
L. Dennis Michael
Mayor
I, JANICE REYNOLDS, City Clerk of the City of Rancho Cucamonga, do hereby certify
that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City
of Rancho Cucamonga held on the _____ day of _______________, 2023, and was finally
passed at a regular meeting of the City Council of the City of Rancho Cucamonga held on the
______ day of ______________, 2023, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAINED: COUNCILMEMBERS:
ATTEST:______________________________
City Clerk
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DATE:November 8, 2023
TO:Chairman and Members of the Planning Commission
FROM:Matt Marquez, Director of Planning and Economic Development
INITIATED BY: Jennifer Nakamura CNU-A, Deputy Director of Planning
SUBJECT:Consideration of a Master Plan for the Epicenter Area, to Articulate a Vision for
Enhanced Uses and Activity and Implement Development Standards for the City-
Owned Parcels Commonly Known as the Epicenter Sports Complex, Consisting of
Quakes Stadium, Sofive Soccer Center, Rancho Cucamonga Sports Center, Rancho
Cucamonga Animal Center, Rancho Cucamonga Municipal Utility Facility and
Parking, Associated Parking Lots and a City-Owned Vacant Lot at the Northwest
Corner of Rochester and Arrow. No Privately Owned Parcels are Subject to This
Proposed Plan. APN’s 229-012-73 and -74, 0229-012-01,-02,-03,-09,-10,-22,-23,-
72. An Addendum to the General Plan Program Environmental Impact Report (SCH
No. 2021050261) Has Been Prepared for this Project. This Item Will Be Forwarded
to the City Council for Final Action.
RECOMMENDATION:
Staff recommends that the Planning Commission review the proposed Epicenter Master Plan and
recommend adoption of the plan to the City Council.
BACKGROUND:
On December 15, 2021, the City Council adopted the updated General Plan for the City of Rancho
Cucamonga. The City Council initiated this update process, referred to as PlanRC, to be compliant with
changes in state law and to build on our success as a world class community to create a balanced, vibrant
and innovative city. This comprehensive General Plan Update addressed issues and challenges facing
the City, including diversifying employment opportunities, expanding housing and mobility choice and
preserving the character, history, and quality of life that make Rancho Cucamonga a special place to live.
The General Plan advances the City’s vision for a sustainable, resilient, equitable and healthy community.
The General Plan establishes a Downtown Focus Area plan (page 102) which envisions and illustrates
the potential of the area around Victoria Gardens and the Epicenter Sports Complex to become the “real
downtown” of Rancho Cucamonga. Specifically, the General Plan envisions this Epicenter area as a fun,
active district which serves as a destination for recreation, entertainment, and gathering. In 2022, the City
undertook preparation of the Epicenter Master Plan to implement this key portion of the Downtown Focus
Area plan.
The Epicenter Master Plan is not only intended to accelerate the vision for the “real downtown” of Rancho
Cucamonga but to also address two important challenges: 1) there is not enough community activity
throughout each day and each season of the year at the Epicenter, and 2) there is not enough revenue to
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cover what the City spends maintaining the 56-acre holdings in the plan area. Therefore, this Master Plan
will guide new public and private investment and development in the plan area to ensure they enhance
and expand the range of community-serving activities and amenities and that they generate sufficient
revenue to support those resources, rather than privatizing important public amenities. Overall, the
Epicenter Master Plan lays out the vision for the area, development and improvement strategies for the
near-term and long-term, development and land use regulations, and an implementation playbook.
ANALYSIS:
The Vision:
The vision and goals for the Master Plan area are in direct alignment with those of the General Plan: Creating
a vibrant, walkable area supported by a mix of active uses that is connected by multimodal transportation
options. The Master Plan organizes the area into several walkable blocks, defined and interconnected by a
network of streets oriented to pedestrians and bicyclists while also accommodating for significant amounts
of vehicular traffic and parking. Establishing the block network and pedestrian-priority areas creates the
framework to evolve the area from its current condition of isolated sports facilities surrounded by surface
parking lots to an active, well-connected sports and entertainment district. As shown in the conceptual site
plan below, each block offers opportunity sites for new commercial and mixed-use development. Retail, food
and beverage, and entertainment uses on the ground floors and new hotels, offices, and other supportive
uses on upper floors of mixed-use buildings are key priorities in creating a district with a sense of place.
These uses can be supported by structured parking for visitors, tenants, customers, and for the ballpark and
Sports Center. With significant amounts of new housing and office space planned along Foothill Boulevard
less than a half-mile to the north, it is a priority of the Master Plan to provide multimodal connections to this
new housing and to nearby businesses through bike trail improvements and connections to nearby public
transit.
Phased and Shared Parking Strategy:
In its current condition, the Epicenter Sports Complex contains a robust supply of parking. The amount of
parking easily accommodates the busiest events of the year, as shown in the parking inventory below. When
planning for new development, particularly development that enhances the pedestrian experience, some
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existing parking lots will need to be displaced, and the parking demands of the district will need to be met
through more efficient and creative means than a sea of surface parking. The Master Plan provides four
strategies for managing the parking supply in the interim while planning for future development such as
utilizing nearby vacant and under-utilized land for overflow surface parking, creating a shared parking
structure to free up valuable land within the heart of the Plan Area, and negotiating with neighbor properties
to share available parking spaces. The goal is to provide a sufficient amount of parking for all visitors with
efficient management strategies to ensure the presence of automobiles and parking spaces do not erode
the pedestrian experience.
Focus Area Concepts:
The Master Plan establishes two focus areas within its Plan Area in order to focus on land currently owned
by the City as it is not known if or when privately held land may be redeveloped. The Focus Areas are
distinguished as “Focus Area North” (#1) and “Focus Area South” (#2), as shown below. The Master Plan
outlines near-term action items for both Focus Areas while also establish longer-term visions for both.
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Focus Area North
Focus Area North contains the gateway to the Stadium, softball fields, and the Sports Center, at the
intersection of Rochester Avenue and Stadium Way. This Focus Area is intended to serve as the central
hub of activity with the existing green space (referred to as the Epicenter Green) at the corner of Rochester
Avenue and Stadium Way being improved and oriented as a significant destination. The presence of several
surface parking lots provides a canvas to accommodate new development and associated activities. The
Master Plan proposes six specific near-term action items to serve as catalysts for future investment and
development. The seven action items are listed and summarized below:
1. Improve the Epicenter Green: Create a flexible open space utilizing furniture and play equipment
along with a central stage to anchor the space and accommodate live performances and other
events. In addition, create a small corner building to support operational services such as ticketing
offices to serve as the gateway to the Green along with shade structures, improved sidewalks, and
improvements to the existing beer garden.
2. Introduce Promenades: Create the first phase of a promenade and sidewalk network to pedestrianize
the district and establish the public realm. Promenades will eventually connect the Epicenter and
softball fields to the Sports Center and the multi-use path within the adjacent Southern California
Edison (SCE) property.
3. Tactical Activation: Install structures such as tents, shipping containers, and food trucks to allow for
flexible food, beverages, and retail uses to line the promenade during events or throughout the year.
When successful, these uses can remain as-is or they can become housed in more permanent
spaces within development in the future.
4. Improve the Beer Garden: Enhance the existing space to serve as a dining and drinking terrace
which overlooks and engages the promenade, Stadium Way, and Epicenter Green and establish it
as an activity hub outside of game days. Improvements include shade structures, planted trellises,
string lights, and trees.
5. Connect to Sebastian Way: Create the first phase of an eventual direct connection to Sebastian Way
to the North. An improved sidewalk and street or a new shared multi-modal path could provide a flow
of new customers for the existing business in the buildings fronting on Sebastian Way while also
eventually providing a walkable/bikeable connection for new residents along Foothill Boulevard.
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6. Manage Parking: Identify and establish overflow surface parking areas on nearby vacant and
underutilized land to support the initial phases of development.
While the near-term action items described above are intended to catalyze more activity around the focus
area, the Master Plan also includes a section on longer-term visions for both focus areas. These vision
statements focus on how the existing parking lots can be developed and how the improved public realm can
support more commercial uses and programming, especially the uses that were successful in the near-term.
The longer-term vision statements are summarized below:
1. Leverage the Stadium’s Value: Utilize the stadium as a year-round asset that can host a multitude
of events outside of the baseball season such as concerts.
2. Active Frontages Line the Public Realm: Ensure that the streets and open spaces of the Focus Area
be lined with active ground floors that bring life to the public realm. Primary active frontages include
shops and restaurants while secondary active frontages can include a wider range of uses.
3. Compatible Supporting Uses: Attract uses such as hotels and offices to support the area on a daily
basis and establish new businesses and connections that can be made to nearby housing.
4. Shared Structured Parking Supply: Establish shared, structured parking to minimize the footprint
occupied by parking within the district and to ensure efficient parking management.
Focus Area South
Focus Area South features more existing uses compared to Focus Area North and therefore, minimal
change is anticipated in the near term. The Area currently contains the Animal Center, a vacant lot reserved
for future Animal Center expansion and sports facilities. The Master Plan offers the following action items
for near term change:
1. Strategies for the Future Animal Center Lot: These include accommodating an interim animal-related
use on a lease that would expire when the Animal Center is expected to be expanded or for
temporary overflow parking in support of interim uses and new activity in Focus Area North.
2. Support Existing Uses: Support the current sports-related uses and the Animal Center as they are
part of the longer-term vision for the area.
The longer-term vision for Focus Area South depends heavily on the expansion of the active environment
envisioned for Focus Area North. The Master Plan offers the following longer-term vision statements listed
below:
1. Animal Center Expansion: Establish a new facility on the vacant lot that includes public education
and training programs, as well as an animal adoption program. The form of the facility would take a
similar approach as other new developments in containing an inviting entry and an overall design
that contributes to the public realm.
2. Animal-Related Uses: Collaboration between the Animal Center and other organizations or
businesses on programing and shared event space, such as a dog park.
3. Sports-Anchored Uses: Attract businesses such as food and beverage establishments which utilize
sports as a main attraction, similar to Top Golf.
4. Shared Structured Parking: Utilize the existing surface parking lot site as a shared parking structure
which could accommodate ground-floor retail or be easily adapted for other uses in the future.
Development Regulations:
Chapter 3 of the Master Plan establishes development regulations that implement the vision for the Master
Plan Area. The development regulations include a regulating plan, development standards, street standards,
and allowed uses. The Master Plan is the guiding regulatory document for the Epicenter Master Plan Area.
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Development Standards
The Master Plan provides standards, which are either in addition to or supersede the Corridor 2 (CO2)
standards within the Development Code. The standards specific to the Master Plan Area are listed below:
1. Connections: Requiring pedestrian and vehicular connections to be made within the Master Plan area
and to the Master Plan area from adjacent streets and properties. The Regulating Plan establishes
eight specific locations for connections, some include specific dimensional standards while other are
left without dimensions for flexible application.
2. Building Placement: Buildings shall be placed according to the table below. Similar to the standards
within Article VIII (Form-Based Code) of the Development Code, buildings are required to be placed
within a Private Frontage Area with a minimum Buildout Percentage along the frontages and parking
lots to be located behind buildings. The standards are provided in the diagram and table below:
3. Frontage: The building entrance, building façade, and design of the private frontage area is subject to
the applicable standards for the Corridor 2 (CO2) zone found within Article VIII of the Development
Code.
4. Parking & Vehicular Access: Requires adequate provisions for traffic circulation, parking, and
pedestrian safety be provided to the satisfaction of the Planning Director and the City Engineer. Proof
of adequate parking may be required at the discretion of the Planning Director.
5. Facades: Requires specific sites, per the Regulating Plan, to include ‘Corner Treatments’ such as a
corner tower, dome, or parapet element on prominent corners as well as enhanced transparency along
the ground floors to form a prominent entry. Also included are standards for screening along the
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adjacent property line of the electrical substation property and façade breaks for vehicular access into
buildings.
The development standards in the Master Plan and Article VIII (Form-Based Code) serve as the tool for
implementing the vision for the Area in creating a walkable, vibrant area with a multitude of amenities that
create a local and regional destination.
Street Design Standards
The Master Plan provides standards for all new vehicular connections and improvements to existing streets
within the Plan Area. All vehicular street rights-of-way shall contain the following elements of the public realm
anatomy: Roadway, Landscape/Amenity Area, and Pedestrian Way. These standards align with the goals
and policies of the General Plan, the guidance of the Placemaking Toolkit, and the right-of-way standards
within Article VIII (Form-Based Code). The Master Plan provides the diagram and table below for the
regulating standards:
In addition, the Master Plan provides examples of interior street sections as well as Stadium Way for how
the right-of-way elements and their requisite standards should apply to create walkable streets that also
accommodate for vehicular traffic.
Allowed Uses
The Master Plan establishes the land uses allowed for any new development within the Plan Area. The
provided land use table overrides the Land Use Standards in Chapter 17.136 of the Development Code.
Notably, Article V (Specific Use Requirements), Chapter 17.32 (Allowed Use Descriptions), and regulations
in Section 17.30.020 (Classifications of Land uses) of the Development Code still apply to the Master Plan
development regulations. In addition, the Master Plan categorizes the permit requirements in the same
manner as the Development Code.
For all uses requiring a Minor (MUP) or Conditional (CUP) Use Permit, specific conditions have been
included that apply to developments only within the Master Plan Area. Seven specific conditions relate to a
variety of topics such as ensuring ground floors are transparent and properly utilized, mitigation of potential
public nuisances and noxious odors, and ensuring that ground floor uses adhere to the active frontage
standards and align with the vision of the Plan Area.
The table of allowed uses utilizes the existing uses and use categories from the Development Code to create
a table of allowed uses tailored to the vision of the Master Plan Area. The use categories most represented
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within the table are “Recreation, Resource Preservation, Open Space, Education, and Public Assembly
Uses”, “Service and Office Uses”, and “Retail Uses”, among others. Any proposed use in the Master Plan
area would still be required to follow the procedures identified in Article II (Land Use and Development
Procedures) of the Development Code.
Implementation Playbook:
The final chapter of the Epicenter Master Plan provides a working tool – or “playbook” – for evaluating the
impacts and desired timing of the near-term and longer-time action items discussed above. The Playbook
contains a spreadsheet which identifies the benefits, challenges, potential locations, key strategies, financial
impact, parking impact, priority/timing, and the people draw associated with the various concepts being
proposed. The spreadsheet also includes a ‘visual scorecard’ analyzes potential impacts of the concepts
using a color-coded system. The intent is to enable the user to analyze, simulations, multiple considerations
and trade-offs at a glance.
Generally, the playbook evaluates the development concepts, improvement concepts, programming and
operations, and the existing uses discussed throughout the document. Similar to the General Plan Work
Plan, the playbook provides a helpful resource for guiding the decisions related funding and implementation
without making definitive determinations, leaving room for flexibility in fulfilling the vision of the Master Plan.
ENVIRONMENTAL REVIEW:
In approving the General Plan update in December 2021, the City Council certified the Rancho Cucamonga
General Plan Final Environmental Impact Report (EIR) (SCH No. 2021050261) in accordance with the
California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines Section 15164, the City has
reviewed the proposed Epicenter Master Plan against the General Plan EIR and determined the EIR
adequately addresses all the environmental issues associated with the project. The proposed project would
not result in any new significant impacts on the environment based upon the analysis and conclusions
presented in the General Plan EIR. Finally, no new feasible mitigation measures have been identified that
would substantially reduce significant impacts identified in the General Plan EIR. Therefore, staff has
prepared an EIR Addendum for the Epicenter Master Plan. Unlike an EIR, an Addendum is not required to
be circulated for public review.
FISCAL IMPACT:
The adoption of this Master Plan will further facilitate future development consistent with the vision outlined
in the General Plan. The General Plan vision for denser, mixed use urban centers can help Rancho
Cucamonga maintain a high level of fiscal performance and become a regional destination and focal point
of activity.
COUNCIL GOAL(S) ADDRESSED:
These amendments address multiple City Council Core Values, including providing and nurturing a high
quality of life for all, promoting and enhancing a safe and healthy community for all, and intentionally
embracing and anticipating the future, building and preserving a family-oriented atmosphere, and more.
EXHIBITS:
Exhibit A – Addendum to the Rancho Cucamonga General Plan EIR
Exhibit B – Resolution, including Draft Epicenter Master Plan
November 2023 | Addendum to the Rancho Cucamonga General Plan EIR
State Clearinghouse No. 2021050261
Epicenter Master Plan
City of Rancho Cucamonga
Prepared for:
City of Rancho Cucamonga
Contact: Sean McPherson, AICP, Principal Planner
10500 Civic Center Drive
Rancho Cucamonga, California 91730
909.774.4307
Prepared by:
PlaceWorks
Contact: Mark Teague, AICP, Principal Planner
3 MacArthur Place, Suite 1100
Santa Ana, California 92707
714.966.9220
info@placeworks.com
www.placeworks.com
Exhibit A
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN CITY OF RANCHO CUCAMONGA
Table of Contents
November 2023 Page i
Section Page
1. ADDENDUM TO THE ADOPTED GENERAL PLAN EIR ............................................................... 1
1.1 BACKGROUND, PURPOSE, AND SCOPE ................................................................................................ 1
1.2 PREVIOUS ENVIRONMENTAL DOCUMENTATION ........................................................................ 3
1.3 ENVIRONMENTAL SETTING .................................................................................................................... 6
1.4 PROJECT DESCRIPTION ............................................................................................................................ 11
2. FINDINGS ...................................................................................................................................... 22
List of Figures
Figure Page
Figure 1 Local and Regional Location ............................................................................................................... 7
Figure 2 Aerial Photograph ................................................................................................................................. 9
Figure 3 Focus Area Map .................................................................................................................................. 13
Figure 4 Short Term Proposed Focus Area North ....................................................................................... 15
Figure 5 Long Term Proposed Focus Area North ....................................................................................... 17
Figure 6 Short Term Proposed Focus Area South ........................................................................................ 19
Figure 7 Long Term Proposed Focus Area South ........................................................................................ 21
Figure 8 General Plan Focus Area Map .......................................................................................................... 25
List of Tables
Table Page
Table 1 General Plan EIR Significant and Unavoidable Impacts and Impacts of the
Proposed Project ................................................................................................................................... 4
APPENDICES
Appendix A Rancho Cucamonga General Plan EIR MMRP
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN C ITY OF RANCHO CUCAMONGA
Table of Contents
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November 2023 Page 1
1. Addendum to the Adopted General Plan EIR
1.1 BACKGROUND, PURPOSE, AND SCOPE
This addendum to the General Plan Environmental Impact Report (EIR), certified in December 2021 (State
Clearinghouse Number 2021050261), demonstrates that the analysis in the General Plan EIR adequately
addresses the potential physical impacts associated with implementation of the proposed project and that none
of the conditions exist as described in the California Environmental Quality Act (CEQA) Guidelines,
Section 15162, so preparation of a subsequent EIR or negative declaration is not necessary.
1.1.1 Purpose of an EIR Addendum
According to CEQA Guidelines Section 15164(a), an addendum shall be prepared if some changes or additions
to a previously adopted EIR are necessary, but none of the conditions in Sections 15162(a)(1) to (3) calling for
the preparation of subsequent EIR have occurred. As stated in CEQA Guidelines Section 15162 (Subsequent
EIRs and Negative Declarations):
When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR
shall be prepared for that project unless the lead agency determines, on the basis of substantial
evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration due
to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR was certified as
complete or negative declaration was adopted, shows any of the following:
(a) The project will have one or more significant effects not discussed in the previous EIR or
negative declaration;
(b) Significant effects previously examined will be substantially more severe than shown in
the previous EIR;
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant effects of the project, but
the project proponents decline to adopt the mitigation measure or alternative; or
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN CITY OF RANCHO CUCAMONGA
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(d) Mitigation measures or alternatives which are considerably different from those analyzed
in the previous EIR would substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the mitigation measure or
alternative.
The proposed project would not trigger any of the conditions in Sections 15162(a)(1) to (3) because the changes
would not result in new significant environmental effects or a substantial increase in the severity of previously
identified significant effects requiring major revisions to the General Plan EIR. The following analysis provides
the substantial evidence required by Section 15164(e) to support the finding that a subsequent EIR is not
required and an addendum to the General Plan EIR is the appropriate environmental document to address
changes to the project.
As stated in CEQA Guidelines Section 15164, Addendum to an EIR:
(a) The lead agency or responsible agency shall prepare an addendum to a previously certified
EIR if some changes or additions are necessary but none of the conditions described in
Section 15162 calling for preparation of a subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only minor technical
changes or additions are necessary or none of the conditions described in Section 15162
calling for the preparation of a subsequent EIR or negative declaration have occurred.
(c) An addendum need not be circulated for public review but can be included in or attached
to the final EIR or adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final EIR or adopted
negative declaration prior to making a decision on the project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section
15162 should be included in an addendum to an EIR, the lead agency's findings on the
project, or elsewhere in the record. The explanation must be supported by substantial
evidence.
As demonstrated in Section 2 of this Addendum, the proposed project would not result in impacts that differ
from the approved project, and it would not trigger the need for preparation of a subsequent or supplemental
EIR under the criteria in Sections 15162(a) and 15163(a). The proposed project is consistent with the general
plan. The impacts of the proposed project are within the levels and types of environmental impacts disclosed
in the General Plan EIR.
1.1.2 Scope and Analysis for this Addendum
The proposed project would not propose growth beyond what was evaluated under the General Plan EIR or
change the buildout evaluated under the approved project, and no substantial changes in circumstances under
Section 15162(a)(2) have occurred since the certification of the 2021 EIR that would indicate new significant
impacts or substantially increase the severity of significant impacts previously identified. The background
environmental conditions have not significantly changed since the certification of the 2021 EIR. The City of
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN CITY OF RANCHO CUCAMONGA
1. Addendum to the Adopted General Plan EIR
November 2023 Page 3
Rancho Cucamonga has received no information indicating a substantial change in any circumstances that
would result in a new or substantially greater significant impact.
In addition, no information that was not known and could not have been known at the time of the 2021
Certified EIR preparation has been revealed that shows new or substantially greater significant impacts would
result (see CEQA Guidelines Section 15162[a][3]). There are no new or different mitigation measures that
would substantially reduce one or more significant impacts of the approved project but that are not adopted.
The proposed project does not identify or require adoption of any further mitigation measures beyond those
provided in the 2021 Certified EIR.
Since this Addendum does not identify new or substantially greater significant impacts, circulation for public
review and comment is not necessary (CEQA Guidelines Section 15164[c]). However, the Rancho Cucamonga
City Council will consider this Addendum at a public meeting prior to the adoption of the Epicenter Master
Plan (CEQA Guidelines Section 15164[d]). If the Rancho Cucamonga City Council approves this Addendum,
it shall be required to make findings by way of a resolution, including a finding that this Addendum provides
the basis and substantial evidence for the decision not to prepare a subsequent or supplemental EIR (CEQA
Guidelines Section 15164[e]).
1.2 PREVIOUS ENVIRONMENTAL DOCUMENTATION
This Addendum relies on environmental analysis in the 2021 Draft EIR and 2021 Final EIR, collectively
referred to in this Addendum as the 2021 Certified EIR. In accordance with CEQA Guidelines Sections 15148
and 15150, this Addendum incorporates the 2021 Certified EIR (and its constituent parts) by reference. A
summary of the 2021 Certified EIR and how it relates to this Addendum is provided below. All documents
incorporated by reference are available for review on the City’s website: https://www.cityofrc.us/GeneralPlan
or in person at the City of Rancho Cucamonga Planning Department at 10500 Civic Center Drive, Rancho
Cucamonga, California 91730.
1.2.1 2021 Draft EIR for the Rancho Cucamonga General Plan Update
The General Plan EIR found that with the implementation of policies and actions from the General Plan and
standard conditions of approval identified in the EIR, there would be less than significant impacts related to
aesthetics, energy, geology and soils, greenhouse gas emissions, hazardous materials, hydrology/water quality,
land use/planning, mineral resources, population/housing, public services, recreation, tribal cultural resources,
utilities and services, and wildfire.
Table 1, General Plan EIR Significant and Unavoidable Impacts and Impacts of the Proposed Project, lists the significant
and unavoidable impact determinations of the General Plan EIR and compares the resulting impacts of the
proposed project to those determinations. The General Plan EIR determined that implementation of the
General Plan would result in significant and unavoidable impacts to agriculture/forestry resources, air quality,
biological resources, cultural resources, greenhouse gas emissions, noise, and transportation. As described
below, the proposed project would be within the scope of analysis of the General Plan update identified in the
EIR. The proposed project would incorporate all applicable standard conditions of approval for significant and
unavoidable impacts identified in Table 1 and would not create a new significant impact or a substantial increase
in the severity of previously identified effects.
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Table 1 General Plan EIR Significant and Unavoidable Impacts and Impacts of the Proposed Project
Environmental Topic Significant and Unavoidable Impact Determination Resulting Impact of the Proposed Project
Agriculture and Forest Resources Impact 5.2-1: The proposed project would convert Farmland to non-
agricultural uses but would not result in the conversion of forest land to
non-forest uses. [Thresholds AG-1 and AG-5]
The proposed project would improve and expand existing parkland in the City of Rancho Cucamonga.
The project site is currently used as park space and does not have agricultural uses. The proposed project
would not have an effect on agricultural land because the project site does not include agricultural uses
and there are none adjacent to the site. The proposed project would not have an effect on forest lands
because there are no lands that qualify as forest or timberland.
Air Quality Impact 5.3-2: The proposed project would cause construction-generated
criteria air pollutant or precursor emissions to exceed South Coast
AQMD-recommended thresholds. [Threshold AQ-2]
Impact 5.3-3: The proposed project would result in a net increase in long-
term operational criteria air pollutant and precursor emissions that
exceed South Coast AQMD-recommended thresholds. [Threshold AQ-
2]
Impact 5.3-5: The proposed project would expose sensitive receptors to
substantial increases in toxic air contaminant emissions. [Threshold AQ-
3]
The Epicenter Master Plan would accommodate future development of recreational uses and commercial
uses.
The future development and other physical changes that could result from Epicenter Master Plan
implementation would generate construction-related emissions of criteria air pollutants and precursors.
The levels of emissions would be difficult to determine for the construction phasing and intensity.
The implementation of the Epicenter Master Plan could result in exposure of sensitive receptors due to
construction-related toxic air contaminants. However, the future development would be in various areas,
so no one receptor would be exposed to operation levels for long periods of time.
Biological Resources Impact 5.4-1: Buildout of the proposed Land Use Plan would impact
sensitive plant and animal species known to occur in the City of Rancho
Cucamonga. [Threshold B-1]
Buildout of the city in accordance with the Epicenter Master Plan could impact special status vegetation
or special status wildlife in the city. The city’s environment may change over time, making it possible for
other vegetation communities to become sensitive, and/or other species may be listed in the future. The
General Plan Resource Conservation Element identifies policies to reduce impacts to the city’s biological
resources.
However, the Epicenter Master Plan Area is already a built-out park area surrounded by industrial uses.
Therefore, it is unlikely that the proposed project would impact sensitive species.
Cultural Resources Impact 5.5-1: Buildout of the City of Rancho Cucamonga General Plan
could impact historic resources. [Thresholds C-1]
Future development under the proposed Epicenter Master Plan could adversely impact some of these
historic resources. However, before any development or redevelopment projects can occur in the city, all
such projects are required to be analyzed for conformance with the General Plan, zoning requirements,
and other applicable local and state requirements; comply with the requirements of CEQA; and obtain all
necessary clearances and permits. Therefore, adoption of the Epicenter Master Plan would not lead to
demolition or material alteration of any of these historic resources.
Greenhouse Gas Emissions Impact 5.8-4: The proposed project would be inconsistent with the
State’s ability to achieve the long-term reduction goals or Executive
Orders S-3-05, B-30-15, and B-55-18. [Threshold GHG-2]
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November 2023 Page 5
Table 1 General Plan EIR Significant and Unavoidable Impacts and Impacts of the Proposed Project
Environmental Topic Significant and Unavoidable Impact Determination Resulting Impact of the Proposed Project
Noise Impact 5.13-1: Construction activities would result in temporary noise
increases in the vicinity of the future development under the General
Plan. [Threshold N-1]
Impact 5.13-2: Project implementation could generate a substantial
permanent increase in traffic noise levels at noise-sensitive land uses in
excess local standards. [Threshold N-2]
Impact 5.13-4: Expose new sensitive land uses to noise levels in excess
of the noise compatibility standards identified in 2040 General Plan
Noise Element Table N-1. [Threshold N-4]
Impact 5.13-5: Future development under the General Plan could
generate short-term construction vibration or exposure to new sensitive
land uses to long-term operational vibration sources that exceed City
thresholds. [Threshold N-5]
Future developments under the 2040 General Plan would occur over the span of 20 years and would
generate temporary noise level increases from individual construction sites. Because there are no specific
plans or time scales for individual future development projects, it is currently not possible to determine
site-specific construction noise levels.
Traffic noise modeling was conducted for existing (2021) and future (2040) conditions using traffic data
generated for the 2040 General Plan, which was based on anticipated land use development
contemplated under buildout conditions through 2040. Future project-specific components and details of
all development under General Plan implementation cannot be known at this time
New development associated with the 2040 General Plan could potentially be near existing roadways and
existing or future planned railroads. Thus, because specific land use development details are unknown,
including land use type and exposure levels, it cannot be guaranteed that noise levels would always be
achievable.
Implementation of standard conditions of approval 5.13-5b and 5.13-5c require project-specific vibration
analyses to evaluate vibration exposure from nearby transit sources and potential vibration impacts from
new transit projects. However, because exact rail locations and technologies are unknown, including
specific receptor type and proximity to transit, it cannot be determined whether new development would
achieve acceptable vibration levels.
Transportation Impact 5.17-2: The project may be inconsistent with CEQA Guidelines
section 15064.3, subdivision (b) regarding policies to reduce VMT.
[Threshold B-2]
Although the analysis shows that the SBTAM model predicts VMT per service population to decrease in
the future due to improved development and transportation patterns, there are some factors that are not
captured in the model. Therefore, it is difficult to predict VMT/SP behavior for future projects. Furthermore,
the cost of implementing mitigation measures is unknown and does not guarantee the effectiveness of
implementing them citywide.
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1.3 ENVIRONMENTAL SETTING
1.3.1 Project Location
The City of Rancho Cucamonga is in the Inland Empire at the base of the San Gabriel Mountains in western
San Bernardino County. It is bounded by the cities of Upland, Ontario, Fontana, the San Bernardino National
Forest, and rural unincorporated areas of San Bernardino County. State Route 210 (SR-210), which runs east-
west, bisects the city; Interstate 15 (I-15), which runs north-south, bounds the eastern side of the city, and I-
10, which runs east-west, is approximately 0.75 mile south of the city.
The Epicenter Master Plan Area is 56 acres on Rochester Avenue in a commercial and light industrial area south
of Foothill Boulevard. See Figure 1, Local and Regional Location.
1.3.2 Environmental Setting
1.3.2.1 EXISTING LAND USE
The Epicenter Master Plan Area includes Quakes Stadium, three softball fields available for community leagues
and tournaments, one Little League baseball field, a new Sports Center east of Rochester Ave, soccer fields,
and an animal center. The athletic facilities are surrounded by surface parking lots that are rarely utilized to
capacity, even when the Quakes are playing. See Figure 2, Aerial Photograph. The Plan Area is primarily designated
General Open Space and Facilities (OS), with a small portion of the southeast corner designated Neo-Industrial
Employment. The Plan Area is primarily zoned as Parks with a small portion of the southeast corner zoned as
Neo-Industrial.
1.3.2.2 SURROUNDING LAND USE
The Epicenter Master Plan Area is surrounded primarily by commercials uses and industrial uses. The
surrounding properties are all privately owned and mostly commercial and industrial in use, suburban in
character, and separated from one another and from the Epicenter Master Plan Area by security fences and
walls.
Ontario
Rancho
Cucamonga
P o n d
0 2,000
Feet
Figure XX - Figure Title Here
1. Introduction
PR O J E C T N A M E H E R E
C I T Y O F P R O J E C T H ER E
Source: ESRI, 2022
Ontario Fontana
Rancho CucamongaUpland
Jurupa Valley
EastvaleChino
Rialto
0 5
Miles
PlaceWorks
Figure 1 - Local and Regional Location
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
Source: Generated using ArcMap 2023.
0
Scale (Feet)
2,000
City Boundary
15
15
0
Scale (Miles)
4 Day CreekJersey BlvdJersey Blvd
Rochester AveRochester AveArrow HwyArrow Hwy
Foothill BlvdFoothill BlvdSpruce AveSpruce AveMain StMain St
Church StChurch St
Milliken AveMilliken AveWhite Oak AveWhite Oak AveDay Creek BlvdDay Creek BlvdSanta Anita AveSanta Anita AveBarrington AveBarrington Ave4th St4th St
6th St6th StVictory DrVictory DrDay Creek BlvdDay Creek Blvd
T
e
r
r
a
V
i
s
t
a
P
k
w
y
T
e
r
r
a
V
i
s
t
a
P
k
w
y
210 C ALIFORNIA
66CALIFORNIA
10
60CALIFORNIA
83CALIFORNIA
Unincorporated San Bernardino County
Epicenter Plan Area
Regional Map
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1. Addendum to the Adopted General Plan EIR
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PlaceWorks
Source: Nearmap 2023.
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
0
Scale (Feet)
675
Figure 2 - Aerial Photograph
Epicenter Plan Area
15
Arrow RouteArrow Route
Jack Benny DrJack Benny Dr
Sebastian WySebastian Wy
Stadium WyStadium Wy
Millennium CtMillennium Ct
Mi
l
l
iken
AveMi
l
l
iken
AveDay Creek BlvdDay Creek BlvdAccess RdAccess RdRochester AveRochester AveCommercial
Commercial
Commercial
Commercial
Industrial
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ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN CITY OF RANCHO CUCAMONGA
1. Addendum to the Adopted General Plan EIR
November 2023 Page 11
1.4 PROJECT DESCRIPTION
1.4.1 Project Description
The proposed Epicenter Master Plan includes 56 acres of City-owned land. The Epicenter Master Plan is
intended to build and activate a hub, provide an all-day and year-round active environment, expand the district,
and provide a multimodal network within the Epicenter. The Epicenter Master Plan identifies and studies two
focus areas: Focus Area North and Focus Area South, shown on Figure 3, Focus Area Map, and labeled as ‘1’
and ‘2’, respectively.
1.4.1.1 FOCUS AREA NORTH
Short Term Improvements
Focus Area North features the gateway to both the Stadium, softball fields, and the Sports Center at the
intersection of Rochester Ave and Stadium Way. This area is intended to serve as a hub, and the existing green
(Epicenter Green) would be improved and utilized as a significant destination. The open parking lots that fill
most of this focus area can accommodate new, exciting activities and development. See Figure 4, Short Term
Proposed Focus Area North.
Long Term Improvements
Long term, the Focus Area North includes extending connections to the east and adjacent sites, supporting
compatible uses, and utilizing the stadium for other purposes throughout the year. See Figure 5, Long Term
Proposed Focus Area North.
1.4.1.2 FOCUS AREA SOUTH
Short Term Improvements
The southern portion of the plan area features more existing uses than Focus Area North, including the Animal
Center and Soccer Fields. Therefore, minimal change is anticipated in the near term. Eventually, the Animal
Center is expected to grow—with a new building at Rochester Ave and Arrow Route—and other uses could
expand the active environment envisioned for Focus Area South. See Figure 6, Short Term Proposed Focus Area
South.
Long Term Improvements
Long term, the Focus Area South of the Epicenter Master Plan Area includes expansion to the Animal Center,
Shared Parking structure, and new plaza and routes through the area. See Figure 7, Long Term Proposed Focus Area
South.
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| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | September 2023 | 2322
Focus Areas
Introduction
Focus Area South
The southern portion of the plan
area features more existing uses
than Focus Area North, including
the Animal Center and Sofive Soccer
Center. Therefore, minimal change
is anticipated in the near term.
Eventually, the Animal Center is
expected to grow—with a new building
at Rochester Ave and Arrow Rte—and
other uses could expand the active
environment envisioned for Focus Area
North.
Focus Area North
Focus Area North features the gateway
to both the Stadium, softball fields, and
the Sports Center, at the intersection
of Rochester Ave and Stadium Way.
As described in Chapter 1, this area is
intended to serve as a hub, and the
existing green—referred to here as
Epicenter Green—can be improved and
utilized as a significant destination. The
open parking lots which fill most of this
focus area offer a relatively blank slate,
which can accommodate new, exciting
activity and development.
This Master Plan identifies and studies two focus areas: Focus Area North and Focus Area South, labeled
above as 1 and 2, respectively. The following pages identify the unique existing conditions and possibilities
associated with each of these focus areas in both the near- and longer-term. They are envisioned to play
slightly different roles, especially in the near-term.
1
2
2: FOCUS AREA CONCEPTS
Arrow Rte
Jack Benny Dr
Stadium Way
Stadium Way
Arrow Rte
Rochester AveSebastian Way
Victory DrPlaceWorks
Source: City of Rancho Cucamonga 2023.
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
0
Scale (Feet)
400
Figure 3 - Focus Area Map
Epicenter Plan Area
1
2
Focus Area North
Focus Area South
1
2
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Near-Term Action Items
Focus Area North
Build and Activate the Hub
As discussed in Chapter 1, the Epicenter Green and its context can serve as a hub for the area. In the near
term, it can become a fun and active gateway to both the Stadium, softball fields, and the Sports Center.
Strategic enhancements to the Epicenter Green and its context, along with tactical structures or vehicles
hosting food, beverage, and other commercial uses, can bring life to the area soon. This spread identifies six
Action Items which are intended to create and improve this hub; these Action Items are described on the
following pages.
Alongside these action items, the stadium should feature increased programming to become a more active
year-roung anchor, as discussed in Chapter 1. Programming which requires no significant alterations to the
stadium can be accommodated in the near term, but in the longer term, the stadium could be adapted to
more flexibly host a wider range of events. This is discussed further on page 37.
13
4
6
6
22
2: FOCUS AREA CONCEPTS
5
Legend
1
2
3
6
7
7
4
5
Improve the Epicenter Green
Introduce Promenades
Tactical Activation
Manage Parking
Stadium Programming
Improve the Beer Garden
Connect to Sebastian Way (see connection standards in Chapter 3)
Stadium Way
Rochest
er
A
v
e
Stadium Way
Stadium WayRochester AveJack Benny Dr
Sebastian Way
PlaceWorks
Source: City of Rancho Cucamonga 2023.
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
0
Scale (Feet)
250
Figure 4 - Short Term Proposed Focus Area North
Epicenter Plan Area
1
3
2
4
6
5
7
1
3
2
4
6
5
7
2
6
65
3
Improve the Epicenter Green
Introduce Promenades
Tactical Activation
Improve the Beer Garden
Connect to Sebastian Wy
Manage Parking
Stadium Programming
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Longer-Term Vision: Focus Area North
An All-Day, Year-Round
Active Environment
The near-term activation described in the previous section
is intended to catalyze a higher concentration of life and
activity around this focus area in the long term. Over time,
existing parking lots can be developed to accommodate
this growing concentration of activity and further enliven
an improved public realm. New buildings can house the
tactical commercial uses and programming that will have
succeeded in the near-term as well as other new uses
which support the identity and life of the area.
Legend
1
2
3
4
6
7
Leverage the Stadium
Active Frontages Line the Public Realm
Compatible Supporting Uses
Shared Structured Parking Supply
Extended connection to the east (see
Connection C-8 in Section 3.2)
Connections to adjacent sites (see
connection standards in Chapter 3)
2: FOCUS AREA CONCEPTS
5 Tactical Plaza in Sports Center
Landscaped Area (see page 15)
Leverage the Stadium's Value
As discussed in Chapter 1, the City has the opportunity to utilize
the Stadium more consistently throughout the year, bringing
more fun events to the community and attracting more patrons
to businesses in the area. Currently, Minor League Baseball home
games bring significant crowds to the district for just a few
hours on 67 days per year—only about one sixth of days—and
well below 10% of business hours throughout the year. As is the
case with venues across the country, no single tenant or use
can adequately leverage such a significant asset. Furthermore,
no tenant is guaranteed to be permanent, and the stadium can
continue to be an anchor for the area even if tenant(s) change.
Other programming occurs throughout the year, but much of
the calendar remains empty. The City should seek a new operator
specializing in multi-use venues, who can fully leverage the
stadium's value as a controlled-access, ticketable venue through
Entertainment acts like the Savannah Bananas, who
have already visited the Epicenter
LA Times
The Wall Street Journal
The field could be adapted to accommodate soccer—
given its growing popularity—and/or be used as a multi-
sport venue.
Monster trucks and other shows that can operate within
arenas of varying size
programming, marketing, and branding. If necessary, and in coordination with the operator, the City could
renovate the stadium to more effectively and easily accommodate a wide range of programming. Some
programming possibilities are illustrated on this page. In addition to these full-venue options, potions of
the stadium could be rented out for private events such as: graduations, birthdays, weddings, corporate
meetings, and batting cage use.
1
Other entertainment options, such as concerts
Stadium Way
Stadium WayRochester AveJack Benny Dr
Sebastian Way
PlaceWorks
Source: City of Rancho Cucamonga 2023.
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
0
Scale (Feet)
250
Figure 5 - Long Term Proposed Focus Area North
Epicenter Plan Area
1
3
2
4
6
5
7
1 3
2
4
6
7
2
6
5
3
Leverage the Stadium
Active Frontages Line the Public Realm
Compatible Supporting Uses
Shared Structured Parking Supply
Tactical Plaza in Sports Center
Landscaped Area
Extended Connection to the east
Connections to Adjacent Sites
3
7
4
4
2
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Near-Term Strategies
for the Future Animal
Center Lot
Animal-Oriented Use
The empty lot at the northwest corner
of Rochester Ave and Arrow Rte, which
is reserved for a future Animal Center
expansion, could accommodate an interim
animal-related use on a lease that would
expire when the Animal Center is expected
to be built. This would put this location on
the map for pet-owners, paving the way for
the future Animal Center.
Overflow Parking on Existing Land
Remaining vacant land (excluding that
needed for any interim animal-oriented use
per above) could accommodate short-term,
temporary overflow parking in support of
interim uses and new activity in Focus Area
North. If used for parking, the lot shall be
layered with dust-mitigating ground cover,
such as decomposed granite or gravel. The
lot is largely flat, but it shall be graded where
necessary to create a walkable surface.
Support Existing Uses
which Support Vision
Athletics-related uses and the Animal Center
form part of the long-term vision for the
area. Whether they remain as they are now
or evolve over time, these uses should be
supported. However, the automobile-related
use on the private property at Rochester
Ave and Jack Benny Dr does not contribute
to the evolving identity of this area. If its
property owner so chooses, it could be
redeveloped to better complement the other
Plan Area uses.
3
1
2
Minimal Near-Term Change
The southern portion of the plan area features more existing
uses than Focus Area North. Therefore, minimal change is
anticipated in the near term. The empty lot at the northwest
corner of Rochester Ave and Arrow Rte is reserved for a future
Animal Center expansion in the longer term, but it could
accommodate overflow parking and/or an interim animal-
related use in the near term. The existing private property north
of that corner site (see #6 in the above diagram) is not currently
available for redevelopment, but if its property owner so chooses,
it could eventually become a use that better complements the
Epicenter character and other Epicenter uses.
Legend
1
2
3
4
5
6
Future Animal Center Site
Overflow Parking Opportunities
Existing Animal Center
Existing Little League Field
Existing Sofive Soccer Center
Existing Private Property
Way
Stadium
Rochester AveJack Benny Dr
Arrow RteVictory Dr2: FOCUS AREA CONCEPTS
Near-Term Action Items:
Focus Area South PlaceWorks
Source: City of Rancho Cucamonga 2023.
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
0
Scale (Feet)
250
Figure 6 - Short Term Proposed Focus Area South
Epicenter Plan Area
1
3
2
4
6
5
1
2
65
3
Future Animal Center Site
Overflow Parking Opportunities
Existing Animal Center
Existing Little League Field
Existing Private Property
4
Existing Sofive Soccer Center
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Animal Center
As the Animal Center continues to advance its mission,
it is in need of a new facility. This facility would host the
public-facing program of the Center, including public
education and training and animals in need of adoption. It
would feature an inviting entry and animals highly visible
from the street to encourage adoptions and community
awareness of the Animal Center. The future building could
take a number of forms, but it could feature one or more
courtyards which serve as play yards. In such a case, the
building would be oriented around the play yards and
form their boundary—rather than fences doing so.
Animal-Related Uses
Other animal-related uses in the area would
both leverage and support the Animal Center.
The Animal Center could collaborate with other
organizations or businesses on programming or
to get the word out regarding vaccination and
adoption events. For example, there are new
businesses which function as a restaurant and
event venue anchored by a dog park. Such a use
could be near Animal Center or anywhere in the
Plan, provided it provides appropriate frontage.
Dog-centric programming and events
Businesses offering pet toys, food, grooming would synergize with the Animal Center.
2
Expanding the Active
District
Over time, the active environment envisioned
for Focus Area North could expand southward.
Development potential in this area depends heavily
on the future of the private property, the Little
League field, the future of Sofive Soccer Center, and
the expansion of the Animal Center. If the private
automobile-related use and the Little League field
were to remain, little change would be expected in
this area. However, if they were to be relocated, a
more robust expansion of the athletic- and animal-
related district could occur, potentially with the
support of a new shared parking structure.
Legend
1
2
3
4
5
6
Animal Center Expansion
Animal-Related Use
Private Development Site
Shared Structured Parking:
featuring active ground floor liner space
facing the green to the north and the plaza
to the west
Potential Plaza at South Entry to Fields
New Route through Block:
The Little League field site may remain for
the lifetime of this plan. However, if it were to
be relocated and this site were to be
redeveloped, a new street connection would
be required.
1
This Animal Center design by WA features courtyard play areas lined by kennels and other programming.
Way
Stadium
Rochester AveJack Benny Dr
Arrow RteVictory Dr2: FOCUS AREA CONCEPTS
Longer-Term Vision: Focus Area South
PlaceWorks
Source: City of Rancho Cucamonga 2023.
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
0
Scale (Feet)
250
Figure 7 - Long Term Proposed Focus Area South
Epicenter Plan Area
1
3
2
4
6
5
1
2
6
5
3
Animal Center Expansion
Animal-Related Use
Private Development Site
Shared Structured Parking:
Featuring Active Ground Floor Liner
Space facing the Green to the north
and the Plaza to the west
New Route through Block:
The Little League Field May Remain
for the Lifetime of this Plan. However,
if it were to be Relocated and this Site
were to be Redeveloped, a New Street
Connection would be Required
4
Potential Plaza at South Entry to Fields
5
November 2023 Page 22
2. Findings
The General Plan contains policies related to land use and community character, focus areas, open space,
mobility and access, housing, public facilities and services, resource conservation, safety, and noise. The General
Plan EIR included Standard Conditions of Approval (See Chapter 4, Implementation, of the General Plan and
Appendix A of this Addendum, Rancho Cucamonga General Plan EIR MMRP) for the following environmental
topics: aesthetics, air quality, biological resources, cultural resources, geology and soils, hazards and hazardous
materials, hydrology and water quality, noise, transportation, tribal cultural resources, and wildfire. The policies
of the General Plan and the City’s existing development standards apply to all development in the General Plan
Planning Area and would continue to do so after adoption of the proposed project. The discussion in this
addendum confirms that the proposed project has been evaluated for significant impacts pursuant to CEQA.
The following identifies the standards in CEQA Guidelines Section 15162 as they relate to the project.
1. No substantial changes are proposed in the project which would require major revisions of the
EIR due to the involvement of new significant environmental effects or a substantial increase in
the severity of previously identified significant effects.
The proposed project will provide improvements to the existing Epicenter Sport Complex and adopt the
Epicenter Master Plan. The Epicenter Master Plan Area was identified as a Focus Area One of the General
Plan, as shown in Figure 8, General Plan Focus Area Map, and the proposed project is consistent with the
General Plan as evaluated in the General Plan EIR. While the proposed project provides aesthetic
refinements and guidance on future development, the Epicenter Master Plan does not change the
conclusions of the EIR and would not require revisions to the General Plan EIR due to new significant
environmental effects or a substantial increase in the severity of previously identified significant effects.
2. There is no new information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete demonstrating that the project will have one or more significant effects not discussed
in the previous EIR.
The policies and standard conditions of approval identified in the General Plan EIR (see Addendum
Appendix A) would continue to apply to all development in the city and would have the same mitigating
effects as disclosed in the General Plan EIR. Given the recent adoption of the General Plan EIR and the
project’s consistency with the General Plan Land Use Diagram, there is no new information that was not
known and could not have been known at the time the General Plan EIR was certified demonstrating that
the project would have one or more significant effects not discussed in the previous EIR. Impacts would
be the same as those disclosed in the certified General Plan EIR.
ADDENDUM TO THE GENERAL PLAN EIR FOR THE DEVELOPMENT CODE UPDATE CITY OF RANCHO CUCAMONGA
2. Findings
November 2023 Page 23
3. There is no new information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete demonstrating that mitigation measures or alternatives previously found not to be
feasible would in fact be feasible and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure or alternative.
The proposed project will align the zoning districts in the City of Rancho Cucamonga with the General
Plan Land Use Map as evaluated by the General Plan EIR as there are no proposed zoning changes. All
policies and standard conditions of approval identified in the General Plan EIR would continue to apply
to all development in the city and would have the same mitigating effect as disclosed in the General Plan
EIR. The proposed project would not change the assumptions described in the General Plan EIR, and
therefore would not substantially change the conclusions of the EIR or require new mitigation measures.
4. There is no new information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete demonstrating that mitigation measures or alternatives which are considerably
different from those analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.
The proposed project changes would not result in an increase of overall development intensity, and the
resulting impacts would be the same as those disclosed in the certified General Plan EIR. Therefore, no
new mitigation measures or alternatives to the proposed project would be required.
ADDENDUM TO THE GENERAL PLAN EIR FOR THE DEVELOPMENT CODE UPDATE CITY OF RANCHO CUCAMONGA
2. Findings
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97
VOLUME 2 • CHAPTER 2: FOCUS AREAS
FIGURE FA-1 FOCUS AREAS MAP
12
7
83
5
6
4
COMMUNITY ACTIVITY NODES
Neighborhood Activity Node
Corridor Activity Node
Focus Areas
MOBILITY CORRIDORS
Transit Priority Street
Bicycle Priority Street
Trail Network
Note: See Figure LC-3 Land Plan for
General Plan Designations
PlaceWorks
Source: City of Rancho Cucamonga
0
Scale (Miles)
1.5
Rancho Cucamonga Sphere of Influence
COMMUNITY ACTIVITY NODES
Transit Priority Street
Bicycle Priority Street
Trail Network
MOBILITY CORRIDORS
Sphere of Influence
Neighborhood Activity Node
Corridor Activity Node
Focus Areas
Figure 8 - General Plan Focus Area Map
ADDENDUM TO THE RANCHO CUCAMONGA GENERAL PLAN EIR FOR THE EPICENTER MASTER PLAN
CITY OF RANCHO CUCAMONGA
Fontana
Upland
Ontario
10
15
10
10
15
15
210 C ALIFORNIA
210 C ALIFORNIA
210 CALIFORNIA
210 C ALIFORNIA
ADDENDUM TO THE GENERAL PLAN EIR FOR THE DEVELOPMENT CODE UPDATE CITY OF RANCHO CUCAMONGA
2. Findings
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ADDENDUM TO THE GENERAL PLAN EIR FOR THE DEVELOPMENT CODE UPDATE CITY OF RANCHO CUCAMONGA
Appendix
November 2023
Appendix A. Rancho Cucamonga General Plan EIR
MMRP
ADDENDUM TO THE GENERAL PLAN EIR FOR THE DEVELOPMENT CODE UPDATE CITY OF RANCHO CUCAMONGA
Appendix
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December 2021 | Mitigation Monitoring and Reporting Program
State Clearinghouse No. 2021050261
CITY OF RANCHO CUCAMONGA
GENERAL PLAN UPDATE
for City of Rancho Cucamonga
Prepared for:
City of Rancho Cucamonga
Contact: Jennifer Nakamura, Management Analyst II
10500 Civic Center Drive,
Rancho Cucamonga, CA 91730
909.774.4324
Prepared by:
PlaceWorks
Contact: Mark Teague, AICP, Principal
3 MacArthur Place, Suite 1100
Santa Ana, California 92707
714.966.9220
info@placeworks.com
www.placeworks.com
CITY OF RANCHO CUCAMONGA GENERAL PLAN UPDATE MITIGATION MONITORING AND REPORTING PROGRAM CITY OF RANCHO CUCAMONGA
Table of Contents
December 2021 Page i
Section Page
1. INTRODUCTION .............................................................................................................................. 1
1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING PROGRAM ............................ 1
1.2 PROJECT LOCATION .................................................................................................................................... 1
1.3 PROJECT DESCRIPTION .............................................................................................................................. 2
1.4 ENVIRONMENTAL IMPACTS ..................................................................................................................... 2
2. MITIGATION MONITORING REQUIREMENTS .............................................................................. 5
2.1 CATEGORIZED MITIGATION MEASURES/MATRIX ....................................................................... 5
3. REPORT PREPARATION .................................................. ERROR! BOOKMARK NOT DEFINED.
3.1 LIST OF PREPARERS ....................................................... ERROR! BOOKMARK NOT DEFINED.
CITY OF RANCHO CUCAMONGA GENERAL PLAN UPDATE MITIGATION MONITORING AND REPORTING PROGRAM CITY OF RANCHO CUCAMONGA
Table of Contents
Page ii PlaceWorks
List of Tables
Table Page
Table 1 Mitigation Monitoring Requirements ................................................................................................ 7
December 2021 Page 1
1. Introduction
1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING
PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide a vehicle by which
to monitor mitigation measures and conditions of approval outlined in the Draft Environmental Impact Report
(DEIR), State Clearinghouse No. 2021050261. The Mitigation Monitoring and Reporting Program has been
prepared in conformance with Section 21081.6 of the Public Resources Code and Rancho Cucamonga
Monitoring Requirements. Section 21081.6 states:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when
adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of
Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made
to the project or conditions of project approval, adopted in order to mitigate or avoid
significant effects on the environment. The reporting or monitoring program shall be
designed to ensure compliance during project implementation. For those changes which
have been required or incorporated into the project at the request of a responsible agency
or a public agency having jurisdiction by law over natural resources affected by the project,
that agency shall, if so requested by the lead or responsible agency, prepare and submit a
proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other
material which constitute the record of proceedings upon which its decision is based.
1.2 PROJECT LOCATION
The City of Rancho Cucamonga is in the Inland Empire in southwestern San Bernardino County, California.
The City is surrounded by developed municipalities to the west, south, and east including the cities of Upland,
Ontario, and Fontana and a large area of rural unincorporated San Bernardino County to the north and east.
The northernmost portion of the City’s Sphere of Influence (SOI) is adjacent to the San Bernardino National
Forest. Interstate and regional access to the City is provided by Interstate 15 (I-15), which runs in a general
north-south direction and bisects the eastern portion of the City, and by State Route 210 (SR-210), an east-
west freeway that runs through the center of the City. The I-10 freeway also provides regional access and is
located approximately 0.75-mile south of the City boundary.
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1.3 PROJECT DESCRIPTION
The project is an update of the City of Rancho Cucamonga’s General Plan. The General Plan is a state-required
legal document that provides guidance to decision-makers regarding the allocation of resources and
determining the future physical form and character of development in the City and its SOI. It is the official
statement of the City regarding the extent and types of development needed to achieve the community’s
physical, economic, social, and environmental goals. Although the General Plan is composed of individual
chapters that individually address a specific area of concern, the General Plan embodies a comprehensive and
integrated planning approach for the jurisdiction.
The project includes the following elements that address all the required topics in state law:
Land Use and Community Character
Focus Areas
Open Space
Mobility and Access
Housing
Public Facilities and Services
Resource Conservation
Safety
Noise
The General Plan Update would result in an increase of 25,685 dwelling units, 57,566 residents, 6,802 square
feet of retail/commercial space, 3,533 square feet of office space, and a reduction of 2,055 square feet of
industrial/flex space, compared to existing conditions.
The City of Rancho Cucamonga is also proposing to update the City’s Climate Action Plan (CAP). The CAP
identifies greenhouse gas (GHG) reduction measures that allow the City to continue reductions consistent with
the State’s interim emissions reduction goal of lowering emissions.
1.4 ENVIRONMENTAL IMPACTS
1.4.1 Impacts Considered No Impact or Less Than Significant
The EIR identified various thresholds from the CEQA Guidelines among a number of environmental
categories that would not significantly impact the proposed project as identified in Chapter 5, Environmental
Analysis, and therefore, did not require mitigation. Impacts to the following environmental resources were found
to be less than significant or no impact:
Aesthetics
Energy
Geology and Soil
Hazards and Hazardous Materials
Population, Housing, and Employment
Public Services
Recreation
Tribal Cultural Resources
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Hydrology and Water Quality
Land Use and Planning
Mineral Resources
Utilities and Service Systems
Wildlife
1.4.2 Unavoidable Significant Adverse Impacts
The following impacts would remain significant and unavoidable after implementation of standard conditions
of approval, as identified in the EIR:
Aesthetics (cumulative impacts only)
Agriculture and Forestry Resources
Air Quality
Biological Resources
Cultural Resources
Greenhouse Gas Emissions
Mineral Resources (cumulative impacts only)
Noise
Transportation
Wildfire (cumulative impacts only)
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2. Mitigation Monitoring Requirements
2.1 CATEGORIZED MITIGATION MEASURES/MATRIX
Standard conditions of approval, and General Plan policies have been categorized in matrix format, as shown
in Table 1, Mitigation Monitoring Requirements. The matrix identifies the environmental factor, specific standard
conditions of approval and General Plan policies, schedule, and responsible monitor. The mitigation matrix
will serve as the basis for scheduling the implementation of, and compliance with, all standard conditions of
approval and General Plan policies.
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
As a result of public and staff review of the Draft EIR, a single mitigation measure has been added to the Draft EIR. The mitigation measure will be as follows:
MM-1 The City shall apply all applicable standard conditions of approval to
future development within the City.
City of Rancho Cucamonga
Community Development
Department
At the time future
development is proposed
City of Rancho
Cucamonga Development
Department
AESTHETICS
Standard Conditions of Approval
5.1-1: A detailed on-site lighting plan, including a photometric diagram, shall be
submitted by project applicants and reviewed and approved by the Planning
Director and Police Department prior to the issuance of building permits. Such
plan shall indicate style, illumination, location, height, and method of shielding
so as not to adversely affect adjacent properties.
Future Project Applicant Prior to issuance of building
permits
City of Rancho
Cucamonga Community
Development Department,
Rancho Cucamonga
Police Department
5.1-2: Solar access easements shall be dedicated for the purpose of assuming
that each lot or dwelling unit shall have the right to receive sunlight across
adjacent lots or units for use of a solar energy system. The easements may be
contained in a Declaration of Restrictions for the subdivision which shall be
recorded concurrently with the recordation of the final map or issuance of
permits, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures, or any other object, except for utility
wires and similar objects, pursuant to Development Code Section 17.08.060-G-
2.
Future Project Applicant Concurrently with the
recordation of the final map
or issuance of permits,
whichever comes first
City of Rancho
Cucamonga Community
Development Department
Applicable General Plan Policies
LC-1.2: Quality of Place. Ensure that new infill development is compatible
with the existing, historic, and envisioned future character and scale of each
neighborhood.
LC-1.3: Quality of Public Space. Require that new developments
incorporate the adjacent street and open space network into their design to soften
the transition between private and public realm and creating a greener more -
human-scale experience.
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
LC-1.5: Master Planning. When planning a site, there must be meaningful efforts
to master plan the site so as to ensure a well-structured network and block pattern
with sufficient access and connectivity to achieve the placemaking goals of this
General Plan.
LC-1-8: Public Art. Require new construction to participate in the acquisition and
installation of public art in accordance with the City Public Arts Program.
LC-1.11:Compatible Development. Allow flexibility in density and intensity to
address specific site conditions and ensure compatibility of new development with
adjacent context.
LC-1.12: Adaptive Reuse. Support the adaptive reuse of historic properties
consistent with neighborhood character.
C-1.14: Street Amenities and Lighting. Modify pedestrian and street amenities,
lighting styles, and intensities to be compatible with the character of the
surrounding neighborhoods.
LC-2.1: Building Orientation. Require that buildings be sited near the street and
organized with the more active functions—entries, lobbies, bike parking, offices,
employee break rooms, and outdoor lunch areas—facing toward and prominently
visible from the street and visitor parking areas.
LC-2.2: Active Frontages. Require new development abutting streets and other
public spaces to face the public realm with attractive building facades and entries
to encourage walking, biking, and public transit as primary—not “alternative”—
mobility modes.
LC-2.4: Tree planting. Require the planting of trees that shade the sidewalks,
buffer pedestrians from traffic, define the public spaces of streets, and moderate
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
high temperatures and wind speeds throughout the city.
LC-2.5: Gradual Transitions. Where adjacent to existing and planned residential
housing, require that new development of a larger form or intensity transition
gradually to complement the adjacent residential uses.
LC-2.6: Commercial Requirements. Require development projects in non-
residential and mixed-use areas to provide for enhanced pedestrian activity
through the following techniques:
Require that the ground floor of buildings where retail uses are allowed have
a minimum 15 feet floor-to-floor height.
Require that the ground floor of the building occupy the majority of the lot’s
frontage, with exceptions for vehicular access where necessary.
Require that most of the linear ground floor retail frontage (where such
occurs) be visually and physically “open” to the street, incorporating windows
and other design treatments to create an engaging street frontage.
Minimize vehicle movements across the sidewalk.
Allow for and encourage the development of outdoor plazas and dining
areas.
LC-2.7: Shared Parking. Encourage structured and shared parking solutions that
ensure that parking lots do not dominate street frontages and are screened from
public views whenever possible.
LC-2.8: Landscaping. Require development projects to incorporate high quality
landscaping to extend and enhance the green space network of the city.
LC-4.1: Neighborhood Preservation. Preserve and enhance the character of
existing residential neighborhoods.
LC-4.3: Complete Neighborhoods. Strive to ensure that all new neighborhoods,
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
and infill development within or adjacent to existing neighborhoods, are complete
and well structured such that the physical layout and land use mix promote
walking to services, biking, and transit use and have the following characteristics.
Be organized into human-scale, walkable blocks, with a high level of
connectivity for pedestrians, bicycles, and vehicles.
Be organized in relation to one or more focal activity centers, such as a park,
school, civic building, or neighborhood retail, such that most homes are no
further than one-quarter mile.
Require development patterns such that 60 percent of dwelling units are
within one-half mile walking distance to neighborhood goods and services,
such as markets, cafes, restaurants, churches, dry cleaners, laundromats,
farmers markets, banks, hair care, pharmacies, and similar uses.
access to goods and services within a safe, comfortable walking distance.
Provide as wide a diversity of housing styles and types as possible,
appropriate to the existing neighborhood context.
Provide homes with entries and windows facing the street, with driveways
and garages generally deemphasized in the streetscape composition.
LC-4.6: Block Length. Require new neighborhoods to be designed with blocks
no longer than 600 feet nor a perimeter exceeding 1,800 feet. Exceptions can be
made if mid-block pedestrian and bicycle connections are provided, or if the
neighborhood is on the edge of town and is intended to have a rural or semi-rural
design character.
LC-4.10: Neighborhood Transitions. Require that new neighborhoods provide
appropriate transitions in scale, building type, and density between different
General Plan designations, place types, and community planning areas.
LC-4.11: Conventional Suburban Neighborhood Design. Discourage the
construction of new residential neighborhoods that are characterized by sound
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
wall frontages on any streets, discontinuous cul-de-sac street patterns, long
block lengths, single building and housing types, and lack of walking or biking
access to parks, schools, goods, and services.
LC-4.12: Neighborhood Edges. Encourage neighborhood edges along street
corridors to be characterized by active frontages, whether single-family or
multifamily residential, or ground-floor, neighborhood-service non-residential
uses. Where this is not possible due to existing development patterns or
envisioned streetscape character, neighborhood edges shall be designed based
on the following policies:
• Strongly discourage the construction of new gated communities except in
semi-rural neighborhoods.
• Allow the use of sound walls to buffer new neighborhoods from existing
sources of noise pollution such as railroads and limited access roadways.
• Prohibit the use of sound walls to buffer residential areas from arterial or
collector streets. Instead design approaches such as building setbacks,
landscaping and other techniques shall be used.
• In the case where sound walls might be acceptable, require pedestrian access
points to improve access from the neighborhoods to nearby commercial,
educational, and recreational amenities; activity centers; and transit stops.
• Discourage the use of signs to distinguish one residential project from
another. Strive for neighborhoods to blend seamlessly into one another. If
provided, gateways should be landmarks and urban design focal points, not
advertisements for home builders.
LC-5.5: Foothill Boulevard as a Gateway. Transform the ends of Foothill
Boulevard near the city boundary to a unique gateway environment through street
improvements and coordinated infill development along both sides of Foothill
Boulevard.
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
LC-7.3: Campus Design. Encourage employment areas to be developed like a
college campus, with buildings oriented toward an internal roadway, buffer
landscaping along the perimeter, and ample opportunities for paths and trails
connecting to the City system as well as relaxation areas for employees.
LC-7.6: Loading Docks. Require that parking lots, loading docks, outdoor
storage, and processing be located behind or beside buildings, not in front, and
be screened from public views.
OS-1.4: Design Character and Public Art. Require neighborhood parks, greens,
and playgrounds to be designed as an integral element of their planning
community, reflecting the design character, art, and culture of that neighborhood,
center, or district.
OS-2.8: Art and Education. Require public art, education, and recreation
features on trails, where appropriate.
MA-2.5: Context. Ensure that complete streets applications integrate the
neighborhood and community identity into the street design. This can include
special provisions for pedestrians and bicycles.
RC-1.1: View Corridors. Protect and preserve existing signature public views of
the mountains and the valleys along roadways, open space corridors, and at other
key locations.
RC-1.2: Orient toward View Corridors. Encourage new development to orient
views toward view corridors, valley, and mountains.
C-1.3: Transfer of Development Rights. Allow the transfer of development
rights from conservation areas to select development areas throughout the city
and sphere of influence to protect hillsides, natural resources, and views and to
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
avoid hazards and further the City’s conservation goals.
RC-1.4: Dark Sky. Limit light pollution from outdoor sources, especially in the
rural, neighborhood, hillside, and open spaces to maintain darkness for night sky
viewing.
RC-1.5: Transit Corridor Views. Require that new development along major
transit routes and travel corridors include 360° project design and landscape or
design screening of outdoor activity and storage, including views from the transit
routes and travel corridors.
RC-1.6: Hillside Grading. Grading of hillsides shall be minimized, following
natural landform to the maximum extent possible. Retaining walls shall be
discouraged and, if necessary, screened from view.
AIR QUALITY
Standard Conditions of Approval
5.3-1: The City shall ensure that discretionary development will incorporate best
management practices (BMPs) to reduce emissions to be less than applicable
thresholds. These BMPs include but are not limited to the most recent South
Coast AQMD recommendations for construction BMPs (per South Coast AQMD’s
CEQA Air Quality Handbook, South Coast AQMD’s Mitigation Monitoring and
Reporting Plan for the 2016 AQMP, and SCAG’s Mitigation Monitoring and
Reporting Plan for the 2020-2045 RTP/SCS, or as otherwise identified by South
Coast AQMD).
Future Project Applicant Prior to project approval City of Rancho
Cucamonga Community
Development Department
5.3-2: Applicants for future discretionary development projects that would
generate construction-related emissions that exceed applicable thresholds, will
include, but are not limited to, the mitigation measures recommended by South
Coast AQMD (in its CEQA Air Quality Handbook or otherwise), to the extent
feasible and applicable to the project. The types of measures shall include but are
Future Project Applicant Prior to construction activities City of Rancho
Cucamonga Community
Development Department
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
not limited to: maintaining equipment per manufacturer specifications;
lengthening construction duration to minimize number of vehicle and equipment
operating at the same time; requiring use of construction equipment rated by the
EPA as having Tier 3 (model year 2006 or newer) or Tier 4 (model year 2008 or
newer) emissions limits, applicable for engines between 50 and 750 horsepower;
and using electric-powered or other alternative-fueled equipment in place of
diesel-powered equipment (whenever feasible). Tier 3 equipment can achieve
average emissions reductions of 57 percent for NOx, 84 percent for VOC, and 50
percent for particulate matter compared to Tier 1 equipment. Tier 4 equipment
can achieve average emissions reductions of 71 percent for NOx, 86 percent for
VOC, and 96 percent for particulate matter compared to Tier 1 equipment.
5.3-3: The City shall ensure that discretionary development that will generate
fugitive dust emissions during construction activities will, to the extent feasible,
incorporate BMPs that exceed South Coast AQMD’s Rule 403 requirements to
reduce emissions to be less than applicable thresholds.
Future Project Applicant Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.3-4: Applicants for future discretionary development projects which will
generate construction-related fugitive dust emissions that exceed applicable
thresholds will include, but are not limited to, the mitigation measures
recommended by South Coast AQMD’s CEQA Air Quality Handbook, to the
extent feasible and applicable:
• The area disturbed by clearing, grading, earth moving, or excavation
operations shall be minimized to prevent excess amounts of dust.
• Pre-grading/excavation activities shall include watering the area to be graded
or excavated before commencement of grading or excavation operations.
Application of watering (preferably reclaimed, if available) should penetrate
sufficiently to minimize fugitive dust during grading activities. This measure
can achieve PM10 reductions of 61 percent through application of water every
three hours to disturbed areas.
• Fugitive dust produced during grading, excavation, and construction activities
shall be controlled by the following activities:
Future Project Applicant Prior to construction activities City of Rancho
Cucamonga Community
Development Department
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
• All trucks shall be required to cover their loads as required by California
Vehicle Section 23114. Covering loads and maintaining a freeboard height of
12 inches can reduce PM10 emissions by 91 percent.
• All graded and excavated material, exposed soil areas, and active portions of
the construction site, including unpaved on-site roadways, shall be treated to
prevent fugitive dust. Treatment shall include, but not necessarily be limited
to, periodic watering, application of environmentally-safe soil stabilization
materials, and/or roll-compaction as appropriate. Watering shall be done as
often as necessary and reclaimed water shall be used whenever possible.
Application of water every three hours to disturbed areas can reduce PM10
emissions by 61 percent.
• Graded and/or excavated inactive areas of the construction site shall be
monitored at least weekly for dust stabilization. Soil stabilization methods,
such as water and roll-compaction, and environmentally-safe dust control
materials, shall be periodically applied to portions of the construction site that
are inactive for over four days. If no further grading or excavation operations
are planned for the area, the area should be seeded and watered until grass
growth is evident, or periodically treated with environmentally-safe dust
suppressants, to prevent excessive fugitive dust. Replacement of ground
cover in disturbed areas can reduce PM10 emissions by 5 percent.
• Signs shall be posted on-site limiting traffic to 15 miles per hour or less. This
measure can reduce associated PM10 emissions by 57 percent.
• During periods of high winds (i.e., wind speed sufficient to cause fugitive dust
to impact adjacent properties), all clearing, grading, earth-moving, and
excavation operations shall be curtailed to the degree necessary to prevent
fugitive dust created by on-site activities and operations from being a
nuisance or hazard off-site or on-site. The site superintendent/supervisor shall
use his/her discretion in conjunction with South Coast AQMD when winds are
excessive.
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
• Adjacent streets and roads shall be swept at least once per day, preferably at
the end of the day, if visible soil material is carried over to adjacent streets
and roads.
• Personnel involved in grading operations, including contractors and
subcontractors, should be advised to wear respiratory protection in
accordance with California Division of Occupational Safety and Health
regulations.
Applicable General Plan Policies
LC-1.1: Complete Places. Ensure that a broad range of recreational,
commercial, education, and civic amenities are nearby and easily accessible to
residents and workers in each neighborhood and each employment district.
LC-1.3: Quality of Public Space. Require that new development incorporate the
adjacent street and open space network into their design to soften the transition
between private and public realm and create a greener, more human-scale
experience.
LC-1.4: Connectivity and Mobility. Work to complete a network of pedestrian-
and bike-friendly streets and trails, designed in concert with adjacent land uses,
using the public realm to provide more access options.
LC-1.9: Infill Development. Enable and encourage infill development with vacant
and underutilized properties through flexible design requirements and potential
incentives.
LC-1.12: Adaptive Reuse. Support the adaptive reuse of historic properties
consistent with neighborhood character.
LC-1.13: Improved Public Realm. Require that new development extend the
“walkable public realm” into previously vacant and/or parking-lot-dominant large
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
single-use parcels of land.
LC-2.3: Streetscape. Enhance the pedestrian experience through streetscape
improvements such as enhanced street lighting, street trees, and easement
dedications to increase the widths of the sidewalks, provide side access parking
lanes, and other pedestrian and access amenities.
LC-2.4: Tree Planting. Require the planting of trees that shade the sidewalks,
buffer pedestrians from traffic, define the public spaces of streets, and moderate
high temperatures and wind speeds throughout the city.
LC-2.11: Park-Once. Allow and encourage strategies that enable adjacent uses
and properties to flexibly share parking facilities, so that users can park once and
pursue multiple activities on foot before returning to their car, such as:
Unbundling parking from development.
Considering parking “districts” demonstrating sufficient parking within a
convenient walking distance.
LC-4.2: Connected Neighborhoods. Require that each new increment of
residential development make all possible street, trail, and open space
connections to existing adjoining parcels.
LC-4.3: Complete Neighborhoods. Strive to ensure that all new neighborhoods,
and infill development within or adjacent to existing neighborhoods, are complete
and well structured such that the physical layout and land use mix promote
walking to services, biking and transit use, and have the following characteristics:
Be organized into human-scale, walkable blocks, with a high level of
connectivity for pedestrians, bicycles, and vehicles.
Be organized in relation to one or more focal activity centers, such as a park,
school, civic building, or neighborhood retail, such that most homes are no
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
further than one-quarter mile.
Require development patterns such that 60 percent of dwelling units are
within one-half mile walking distance to neighborhood goods and services,
such as markets, cafes, restaurants, churches, dry cleaners, laundromats,
farmers markets, banks, hair care, pharmacies, and similar uses.
Access to goods and services within a safe, comfortable walking distance.
Provide as wide a diversity of housing styles and types as possible, and
appropriate to the existing neighborhood context.
Provide homes with entries and windows facing the street, with driveways and
garages generally deemphasized in the streetscape composition.
LC-4.8: Solar Orientation. Street, block, and lot layouts should orient a majority
of lots within 20 degrees of a north-south orientation for increased energy
conservation.
LC-4.11: Conventional Suburban Neighborhood Design. Discourage the
construction of new residential neighborhoods that are characterized by sound
wall frontages on any streets, discontinuous cul-de-sac street patterns, long block
lengths, single building and housing types, and lack of walking or biking access
to parks, schools, goods, and services.
LC-5.1: Improved Street Network. Systematically extend and complete a
network of complete streets to ensure a high-level of multi-modal connectivity
within and between adjacent Neighborhoods, Centers and Districts. Plan and
implement targeted improvements to the quality and number of pedestrian and
bicycle routes within the street and trail network, prioritizing connections to
schools, parks, and neighborhood activity centers.
LC-5.2: Connections Between Development Projects. Require the
continuation and connectivity of the street network between adjacent
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Table 1 Mitigation Monitoring Requirements
Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
development projects and discourage the use of cul-de-sacs or other dead-end
routes.
LC-5.3: Green Public Realm. Ensure that a significant tree canopy and
landscaping are provided along corridors and linkages between land uses, to
provide shade and wind protection for pedestrians and bicyclists, and to define
these corridors as the “outdoor living rooms” of the city.
LC-5.4: Multifamily Development. Focus new multifamily housing development
along corridors between commercial nodes and centers and ensure that it is well
connected to adjoining neighborhoods and centers by high-quality walking and
biking routes.
LC-5.6: Foothill Boulevard as a Connector. Transition Foothill Boulevard from
a “divider” to a “connector” that brings the north and south sides together. Ensure
that new development along the Foothill Corridor generates a high-quality
pedestrian- and transit-oriented environment and a concentration of commercial
and civic amenities and community gathering places for residents from all parts
of the city.
LC-6.1: Diverse Centers. Encourage the development of neighborhood-serving,
community-serving, and city-serving centers that address the full range
community needs and market sectors.
LC-6.3: Evolving Centers. Encourage the improvement of existing commercial
centers to provide more active, human-scale environments and community
gathering places, including the potential for infill housing and office use.
LC-6.4: Access to Transit. Encourage the development of commercial and
mixed-use centers that are located and organized in relation to existing or planned
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transit stops, especially along Foothill Boulevard and Haven Avenue.
LC-6.5: Walkable Environments. Centers should include very walkable and
pedestrian-friendly streets with active building frontages along primary corridors
and internal streets. In some cases, side access lanes may be inserted between
existing major streets and building frontages, providing a low-speed environment
that is very safe and comfortable for pedestrians and bicyclists, with pedestrian-
oriented building frontages.
LC-7.2: Unify and Connect Development. Require that new development in the
21st Century Employment District land use designation unify and connect
development along the Haven Avenue Corridor.
LC-7.5: Adaptive Industrial Reuse. Encourage adaptive reuse with residential
and live/work units, and local serving commercial, in existing industrial structures,
particularly in the Central South Community Planning Area.
OS-2.1: Trail Corridors. Extend, improve and complete the multi-purpose trail
network, wherever possible, by utilizing existing flood control channel and utility
corridor rights-of-way as public trail corridors.
OS-2.2: Connectivity. Connect trails in Rancho Cucamonga to trails in the San
Bernardino National Forest and other hillside open space areas.
OS-2.3: Trailheads. Provide trailhead amenities such as parking, restrooms,
information boards, and maps.
OS-2.4: Equestrian Trails. Continue to maintain and pursue the development of
planned trails and facilities for equestrian use.
OS-2.6: Design for Heat. Consider extreme heat in the design of streets, parks,
trails, and playgrounds to support activity throughout the year and in all weather
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conditions by including shade trees, shade structures, water fountains, splash
pads, lighting for night play in most spaces.
OS-2.7: Access. Require new development to provide access to existing or future
trails and provide appropriate trail amenities (e.g., benches, drinking fountains,
hitching posts, bike stands, and other amenities).
MA-1.2: Rancho Cucamonga Station Redevelopment. Support redevelopment
in and around the Rancho Cucamonga Station to support transit-oriented
development.
MA-1.4: Local Mobility Hub. Require new development at mobility hubs and key
stops along the future bus rapid transit and future circulatory system to facilitate
first mile/last mile connectivity to neighborhoods.
MA-1.5: Provide Mobility Options. Provide roadway connections and local
mobility hubs designed to capture 80 percent of the population and employment
south of Base Line Road.
MA-1.6: Transit Boulevard Implementation. Require high-quality transit streets
to not only account for how transit is impacted by the geometry of the corridor, but
also by signal timing, signal phasing, turns, and other operations that may
jeopardize the quality of service.
MA-2.1: Complete Streets. Require that new roadways include provisions for
complete streets, balancing the needs of all users of all ages and capabilities.
MA-2.3: Street Connectivity. Require connectivity and accessibility to a mix of
land uses that meets residents’ daily needs within walking distance.
MA-2.4: Street Vacations. Prioritize pedestrian and utility connectivity over street
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vacations.
MA-2.5: Context. Ensure that complete streets applications integrate the
neighborhood and community identity into the street design. This can include
special provisions for pedestrians and bicycles.
MA-2-6: Roadway Scale. Balance roadway size and design configuration to
ensure that vehicular speeds, volumes and turning movements do not
compromise the safety and comfort of pedestrians and bicyclists.
MA-2.9: Block Pattern. Require development projects to arrange streets in an
interconnected block pattern, so that pedestrians, bicyclists, and drivers are not
forced onto arterial streets for inter- or intra- neighborhood travel (see
Placemaking toolkit in Vol. 4 for more information).
MA-2.10: Master Planning. Master plan sites so as to ensure a well-structured
network and block pattern with sufficient access and connectivity, especially in all
focus areas, including the Cucamonga Town Center, Etiwanda Heights Town
Center, and the Southeast Industrial Area.
MA-2.11: Transportation Demand Management. Require new projects to
implement Transportation Demand Management strategies, such as employer-
provided transit pass/parking credit, low-speed communications infrastructure for
telecommuting, carpooling incentive, etc.
MA-2.12: Healthy Mobility. Provide pedestrian facilities and class II buffered bike
lanes (or separated bikeways) on auto-priority streets where feasible to promote
active transportation.
MA-3.1: Pedestrian and Bicycle Networks. Maintain the Active Transportation
Plan supporting safe routes to school and a convenient network of identified
pedestrian and bicycle routes with access to major employment centers, shopping
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districts, regional transit centers, and residential neighborhoods.
MA-3.2: Traffic Safety. Prioritize transportation system improvements that help
eliminate traffic-related fatalities and severe injury collisions.
MA-3.3: Vulnerable User Safety. Prioritize pedestrian improvements in the
Pedestrian Priority Area shown on Figure 8 to promote safety in the southwest
area of the city.
MA-5.1: Land Use Supporting Reduced VMT. Work to reduce VMT through
land use planning, enhanced transit access, localized attractions, and access to
non-automotive modes.
MA-5.3: Funding. Remain flexible in the pursuit and adoption of transportation
funding mechanisms that fund innovative transportation solutions.
MA-5.4: Intelligent Systems Preparation. Upgrade the City’s ATMS [Advanced
Traffic Management System] and communications systems to ensure that the City
meets the intelligent transportation system demands of today while planning for
future demands associated with AVs and CVs.
PF-6.1: Recycling. Encourage recycling and organics collection and processing
in all sectors of the community to divert items from entering landfills.
PF-6.2: Refuse Facilities. Consult with public agencies and private contractors
to ensure adequate organics processing facilities are available.
RC-5.1: Pollutant Sources. Minimize increases of new air pollutant emissions in
the city and encourage the use of advance control technologies and clean
manufacturing techniques.
RC-5.2: Air Quality Land Use Compatibility. Avoid siting of homes, schools,
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hospitals, and childcare facilities and land uses within 500 feet of land uses that
are considered large emitters.
RC-5.3: Barriers and Buffers. Require design features such as site and building
orientation, trees or other landscaped barriers, artificial barriers, ventilation and
filtration, construction, and operational practices to reduce air quality impacts
during construction and operation of large stationary and mobile sources.
RC-5.4: Health Risk Assessment. Consider the health impacts of development
of sensitive receptors within 500 feet of a freeway, rail line, arterial, collector or
transit corridor sources using health risk assessments to understand potential
impacts.
RC-5.5: Community Benefit Plan. Require that any land use generating or
accommodating more than 100 trucks per day, more than 40 trucks with operating
transport refrigeration units (TRUs) per day, or where TRU unit operations exceed
300 hours per week, provide a community benefit plan demonstrating an offset to
community impacts of the truck traffic.
RC-5.6: New Sensitive Receptors Near Existing Industrial Uses. Avoid
placing homes, schools, hospitals, and childcare facilities within 1,000 feet of a
land use that accommodates more than 100 trucks per day, more than 40 trucks
with operating transport refrigeration units (TRUs) per day, or where TRU unit
operations exceed 300 hours per week.
RC-5.7: New Localized Air Pollution Sources Near Existing Sensitive
Receptors. Avoid placing land uses that accommodate more than 100 trucks per
day, more than 40 trucks with operating transport refrigeration units (TRUs) per
day, or where TRU unit operations exceed 300 hours per week within 1,000 feet
of homes, schools, hospitals, and childcare facilities.
RC-5.8: Truck Hook-Ups at New Industrial or Commercial Developments.
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Require new industrial or commercial developments at which heavy-duty diesel
trucks idle on-site to install electric truck hook-ups in docks, bays, and parking
areas.
RC-5.9: Clean and Green Industry. Prioritize non-polluting industries and
companies using zero or low air pollution technologies.
RC-5.10: Dust and Odor. Require new construction to include measures to
minimize dust and odor during construction and operation.
RC-6.1: Climate Action Plan. Maintain and implement a Climate Action Plan
(CAP) that provides best management practices for reducing greenhouse gas
emissions.
RC-6.2: Renewable Energy. Encourage renewable energy installations and
facilitate green technology and business.
RC-6.3: Reduce Energy Consumption. Encourage a reduction in community-
wide energy consumption.
RC-6.4: Urban Forest. Protect the city’s healthy trees and plant new ones to
provide shade, carbon sequestration, and purify the air.
RC-6.5: GHG Reduction Goal. Reduce emissions to 80 percent below 1990
levels by 2050 and achieve carbon neutrality by 2045.
RC-6.6: Co-benefits. Prioritize the development and implementation of GHG
reduction measures that also achieve economic, health, social, environmental,
and other co-benefits for the City and its residents and businesses.
RC-6.7: Structural Equity. Encourage GHG reduction and climate adaptation
measures such as trail completion, equipment upgrade, sidewalk connectivity,
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tree planting, and buffers be included in the City’s Capital Improvement Program
(CIP) to improve areas of the City where these features are lacking.
RC-6.8: Reduce Vehicle Trips. Require Transportation Demand Management
strategies such as employer provided transit pass/parking credit, bicycle parking,
bike lockers, high-speed communications infrastructure for telecommuting,
carpooling incentive, etc. for large office, commercial, and industrial uses.
RC-6.9: Access. Require pedestrian, vehicle, and transit connectivity of streets,
trails, and sidewalks, as well as between complementary adjacent land uses.
RC-6.10: Green Building. Encourage the construction of buildings that are
certified LEED or equivalent, emphasizing technologies that reduce GHG
emissions.
RC-6.11: Climate-Appropriate Building Types. Encourage alternative building
types that are more sensitive to and designed for passive heating and cooling
within the arid environment found in Rancho Cucamonga.
RC-6.12: Reduced Water Supplies. When reviewing development proposals,
consider the possibility of constrained future water supplies and require enhanced
water conservation measures.
RC-6.13: Designing for Warming Temperatures. When reviewing development
proposals, encourage applicants and designers to consider warming
temperatures in the design of cooling systems.
RC-6.14: Designing for Changing Precipitation Patterns. When reviewing
development proposals, encourage applicants to consider stormwater control
strategies and systems for sensitivity to changes in precipitation regimes and
consider adjusting those strategies to accommodate future precipitation regimes.
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RC-6.15: Heat Island Reductions. Require heat island reduction strategies in
new developments such as light-colored paving, permeable paving, right-sized
parking requirements, vegetative cover and planting, substantial tree canopy
coverage, and south and west side tree planting.
RC-6.16: Public Realm Shading. Strive to improve shading in public spaces,
such as bus stops, sidewalks and public parks and plazas, through the use of
trees, shelters, awnings, gazebos, fabric shading and other creative cooling
strategies.
RC-6.17: Off-site GHG Mitigation. Allow the use of creative mitigation efforts
such as offsite mitigation and in lieu fee programs as mechanisms for reducing
project-specific GHG emissions.
RC-6.18: Water Sources with Low GHG Emissions. Encourage local and
regional water utilities to obtain water from sources with low or no GHG emissions.
RC-7.1: Electric Vehicle (EV) Charging on City Property. As funding is
available, encourage the installation of publicly available electric vehicle charging
stations at City-owned buildings, facilities, property, and in the public right-of-way.
RC-7.2: New EV Charging. Require new multifamily residential, commercial,
office, and industrial development to include charging stations, or include the
wiring for them.
RC-7.3: EV Charging Retrofits. Encourage existing development to retrofit to
include charging stations.
RC-7.4: New Off-Road Equipment. When feasible, require that off-road
equipment such as forklifts and yard tugs necessary for the operations of all new
commercial and industrial developments be electric or fueled using clean fuel
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sources.
RC-7.5: Municipal Vehicle Fleet. Reduce fossil fuel consumption of the City’s
vehicle fleet by increasing the number of electric or zero emissions vehicles.
RC-7.6: Efficiency Retrofits. Encourage existing private property owners to
implement energy efficiency retrofits during substantial improvement as defined
by the California Building Code.
RC-7.7: Sustainable Design. Encourage sustainable building and site design
that meets the standards of Leadership in Energy and Environmental Design
(LEED), Sustainable Sites, Living Building Challenge, or similar certification.
RC-7.8: Farmers Market, Fork to Table. Support microscale agriculture and
farmers markets, and similar methods of encouraging locally grown and
consumed produce.
RC-7.9: Passive Solar Design. Require new buildings to incorporate energy
efficient building and site design strategies for the arid environment that include
appropriate solar orientation, thermal mass, use of natural daylight and
ventilation, and shading.
RC-7.10: Alternative Energy. Continue to promote the incorporation of
alternative energy generation (e.g., solar, wind, biomass) in public and private
development.
RC-7.11 : Community Development Subdivisions. When reviewing
applications for new subdivisions, require residences be oriented along an east-
west access, minimizing western sun exposure, to maximize energy efficiency.
RC-7.12: Solar Access. Prohibit new development and renovations that impair
adjacent buildings’ solar access, unless it can be demonstrated that the shading
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benefits substantially offset the impacts of solar energy generation potential.
RC-7.13: Energy-Efficient Infrastructure. Whenever possible, use energy-
efficient models and technology when replacing or providing new city
infrastructure such as streetlights, traffic signals, water conveyance pumps, or
other public infrastructure.
BIOLOGICAL RESOURCES
Standard Conditions of Approval
5.4-1: Special status plant and wildlife species have the potential to occur within
the proposed General Plan Update Study Area. Any project that involves the
removal of habitat must consider if any special status species (e.g., Threatened
or Endangered species, CNPS List 1B and 2 plants, or species protected under
Section 15380 of CEQA) are potentially present on the project site and if the
project impacts could be considered significant by the City. If potential habitat is
present in an area, focused surveys shall be conducted prior to construction
activities in order to document the presence or absence of a species on the project
site. Botanical surveys shall be conducted during the appropriate blooming period
for a species. If no special status species are found on the project site, no
additional action is warranted. If special status species are found, appropriate
mitigation would be required in coordination with the City, consistent with its
performance criteria of mitigating lost habitat at a ratio no less than one to one
(one acre restored for every acre impacted).
Qualified Biologist Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.4-2: Any project within the proposed General Plan Update Study Area that
impacts a Federally listed species, based on a biological survey or other analysis
of the project, shall be required to secure take authorization through Section 7 or
Section 10 of the Federal Endangered Species Act (FESA) prior to project
implementation. Compensation for impacts to the listed species and their habitat
shall be mitigated at a ratio no less than one to one (one acre restored for every
acre impacted). Project applicants shall be required to plan, implement, monitor,
Qualified Biologist Prior to issuance of the first
action and/or permit which
would allow for site
disturbance
City of Rancho
Cucamonga Community
Development Department
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and maintain the mitigated habitat according to the requirements of the Biological
Opinion (Section 7) or Habitat Conservation Plan (Section 10) for the project. Prior
to issuance of the first action and/or permit which would allow for site disturbance
(e.g., grading permit), a detailed mitigation plan shall be prepared by a qualified
biologist for approval by the City of Rancho Cucamonga and the USFWS, and
shall include: (1) the responsibilities and qualifications of the personnel to
implement and supervise the plan; (2) site selection; (3) site preparation and
planting implementation; (4) a schedule; (5) maintenance plan/guidelines; (6) a
monitoring plan; and (7) long-term preservation requirements.
5.4-3: Any project within the proposed General Plan Update Study Area that
impacts a State-listed Threatened or Endangered species shall be required to
obtain take authorization (through an Incidental Take Permit) pursuant to the
California Endangered Species Act (CESA) and Section 2081 of the California
Fish and Game Code. If the species is also listed under the FESA, a consistency
finding per Section 2080.1 of CESA is issued when a project receives the USFWS
Biological Opinion. Compensation for impacts to the listed species and their
habitat shall be mitigated at a ratio no less than one to one (one acre restored for
every acre impacted). Project applicants shall be required to plan, implement,
monitor, and maintain the mitigated habitat according to the requirements of the
2080 CESA process. Prior to issuance of the first action and/or permit which
would allow for site disturbance (e.g., grading permit), a detailed mitigation plan
shall be prepared by a qualified biologist for approval by the City of Rancho
Cucamonga and the California Department of Fish and Wildlife and shall include:
(1) the responsibilities and qualifications of the personnel to implement and
supervise the plan; (2) site selection; (3)site preparation and planting
implementation; (4) a schedule; (5) a maintenance plan/guidelines; (6) a
monitoring plan; and (7) long-term preservation requirements.
Qualified Biologist Prior to issuance of the first
action and/or permit which
would allow for site
disturbance
City of Rancho
Cucamonga Community
Development Department
5.4-4: To avoid conflicts with the Migratory Bird Treaty Act and Bald/Golden Eagle
Protection Act, construction activities involving vegetation removal shall be
conducted between September 16 and March 14. If construction occurs inside the
Qualified Biologist Vegetation removal shall be
be conducted between
September 16 and Match 14;
or a preconstruction survey
City of Rancho
Cucamonga Community
Development Department
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peak nesting season (between March 15 and September 15), a preconstruction
survey (or possibly multiple surveys) by a qualified biologist is recommended prior
to construction activities to identify any active nesting locations. If the biologist
does not find any active nests within the project site, the construction work shall
be allowed to proceed. If the biologist finds an active nest within the project site
and determines that the nest may be impacted, the biologist shall delineate an
appropriate buffer zone around the nest; the size of the buffer zone shall depend
on the affected species and the type of construction activity. Any active nests
observed during the survey shall be mapped on an aerial photograph. Only
construction activities (if any) that have been approved by a biological monitor
shall take place within the buffer zone until the nest is vacated. The biologist shall
serve as a construction monitor when construction activities take place near active
nest areas to ensure that no inadvertent impacts on these nests occur. Results of
the pre-construction survey and any subsequent monitoring shall be provided to
the California Department of Fish and Wildlife and the City.
shall be conducted during
peak nesting season (March
15 and September 15)
5.4-5: A jurisdictional delineation shall be conducted if a project will impact
jurisdictional resources. Permits from the U.S. Army Corps of Engineers (USACE)
and Regional Water Quality Control Board (RWQCB) shall be required for impacts
on areas within these agencies’ jurisdiction. Acquisition and implementation of the
permits may require mitigation. Compensation for impacts to jurisdictional
resources shall be mitigated at a ratio no less than one to one (one acre restored
for every acre impacted). Project applicants shall be required to plan, implement,
monitor, and maintain the mitigated jurisdictional resource according to the
requirements of USACE and RWQCB. Prior to issuance of the first action and/or
permit that would allow for site disturbance (e.g., grading permit), a detailed
mitigation plan shall be prepared by a qualified biologist for approval by the City
of Rancho Cucamonga and the appropriate resource agencies, and shall include:
(1) the responsibilities and qualifications of the personnel to implement and
supervise the plan; (2) site selection; (3) site preparation and planting
Qualified Biologist Prior to issuance of the first
action and/or permit which
would allow for site
disturbance
City of Rancho
Cucamonga Community
Development Department
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implementation; (4) a schedule; (5) maintenance plan/guidelines; (6) a monitoring
plan; and (7) long-term preservation requirements.
5.4-6: The Porter-Cologne Act and Sections 1600 to 1616 of the California Fish
and Game Code protect “waters of the State.” Agreements (Streambed Alteration
Agreements) from the California Department of Fish and Wildlife (CDFW) shall be
required for impacts on areas in CDFW’s jurisdiction. Acquisition and
implementation of the agreement may require mitigation. Compensation for
impacts to CDFW resources shall be mitigated at a ratio no less than one to one
(one acre restored for every acre impacted). Project applicants shall be required
to plan, implement, monitor, and maintain the mitigation areas according to CDFW
requirements. Prior to issuance of the first action and/or permit which would allow
for site disturbance (e.g., grading permit), a detailed mitigation plan shall be
prepared by a qualified biologist for approval by the City of Rancho Cucamonga
and CDFW, and shall include: (1) the responsibilities and qualifications of the
personnel to implement and supervise the plan; (2) site selection; (3) site
preparation and planting implementation; (4) a schedule; (5) maintenance
plan/guidelines; (6) a monitoring plan; and (7) long-term preservation
requirements.
Qualified Biologist Prior to issuance of the first
action and/or permit which
would allow for site
disturbance
City of Rancho
Cucamonga Community
Development Department
5.4-7: The City of Rancho Cucamonga shall require a habitat connectivity/wildlife
corridor evaluation for future development projects that may impact existing
connectivity areas and wildlife linkages identified in Figure 5.4-6, Wildlife
Movement Linkages Map. The results of the evaluation shall be incorporated into
the project’s biological report required under standard condition of approval 5.4-
1. The evaluation shall also identify project design features that would reduce
potential impacts and maintain habitat and wildlife movement. To this end, the
City shall incorporate the following measures, to the extent practicable, for
projects impacting wildlife movement corridors:
Adhere to low density zoning standards
Encourage clustering of development
Qualified Biologist Prior to construction activities City of Rancho
Cucamonga Community
Development Department
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Avoid known sensitive biological resources
Provide shielded lighting adjacent to sensitive habitat areas
Encourage development plans that maximize wildlife movement
Provide buffers between development and wetland/riparian areas
Protect wetland/riparian areas through regulatory agency permitting process
Encourage wildlife-passable fence designs (e.g., 3-strand barbless wire
fence) on property boundaries
Encourage preservation of native habitat on the undeveloped remainder of
developed parcels
Minimize road/driveway development to help prevent loss of habitat due to
roadkill and habitat loss
Use native, drought-resistant plant species in landscape design
Encourage participation in local/regional recreational trail design efforts.
Applicable General Plan Policies
RC-3.1: Sensitive Habitat. Encourage the preservation of the integrity of
sensitive land resources that have significant native vegetation and/or habitat
value such as riparian habitat areas, creek corridors, Riversidean Alluvial Fan
Sage Scrub (RAFSS), wetlands, and sensitive wildlife habitat that supports
biological resources.
RC-3.2: Biological Preserves. Allow and encourage the expansion of sensitive
biological preserve areas (e.g., North Etiwanda Preserve, Day Creek Preserve,
and San Sevaine Preserve) and other important habitat areas with an emphasis
on wildlife connectivity between habitats and connectivity to the national forest.
RC-3.3: Wildlife Corridors. Encourage the creation, maintenance, and
protection of open space areas that provide strategic wildlife corridors and vital
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connectivity between habitat areas.
RC-3.4: Landscape Design. Encourage new development to incorporate native
vegetation materials into landscape places and prohibit the use of species known
to be invasive according to the California Invasive Plant Inventory.
RC-3.5: Buffers from New Development. Require new developments adjacent
to identified plant and wildlife habitat areas to establish and maintain a protective
buffer.
RC-3.6: Grading and Vegetation Removal. Limit grading and vegetation
removal of new development activities to the minimum extent necessary for
construction and to reduce erosion and sedimentation.
RC-3.7: Urban Forestry Plan. Minimize damage associated with wind- and fire-
related hazards and risks and address climate change and urban heat island
effects through the development of an urban forestry plan that addresses a proper
and appropriate landscaping, plant and tree selection and replacement, and
planting and vegetation management techniques.
CULTURAL RESOURCES
Standard Conditions of Approval
5.5-1: If a future project pursuant to the General Plan Update contains a
designated Historical Landmark, the site shall be developed and maintained in
accordance with the applicable Historic Landmark Alteration Permit. Any further
modifications to the site including, but not limited to, exterior alterations and/or
interior alterations which affect the exterior of the buildings or structures, removal
of landmark trees, demolition, relocation, reconstruction of buildings or structures,
or changes to the site, shall require a modification to the Certificate of
Appropriateness subject to Historic Preservation Commission review and
approval.
Qualified Historian Prior to construction activities City of Rancho
Cucamonga Community
Development Department
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5.5-2: If human remains or funerary objects are encountered during any activities
associated with the project, work in the immediate vicinity (within a 100-foot buffer
of the find) shall cease and the County Coroner shall be contacted pursuant to
State Health and Safety Code §7050.5 and that code enforced for the duration of
the project.
County Coroner If human remains or funerary
objects are encountered
City of Rancho
Cucamonga Community
Development Department
5.5-3: If a building within the project area was constructed more than 50 years
ago, the City will require a determination of whether the building, or site, could be
considered historic. If the project is considered historic Chapter 17.18 Historic
Preservation will apply.
Qualified Historian Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.5-4: Prior to any construction activities that may affect historical resources (i.e.,
structures 45 years or older), a historical resources assessment shall be
performed by an architectural historian or historian who meets the Secretary of
the Interior’s Professionally Qualified Standards in architectural history or history.
This shall include a records search to determine if any resources that may be
potentially affected by the project have been previously recorded, evaluated,
and/or designated in the National Register of Historic Places, California Register
of Historic Resources, or a local register. Following the records search, the
qualified architectural historian shall conduct a reconnaissance-level and/or
intensive-level survey in accordance with the California Office of Historic
Preservation guidelines to identify any previously unrecorded potential historical
resources that may be potentially affected by the proposed project. Pursuant to
the definition of a historical resource under CEQA, potential historical resources
shall be evaluated under a developed historic context.
Qualified Historian Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.5-5: To ensure that projects requiring the relocation, rehabilitation, or alternation
of a historical resource not impact its significant, the Secretary of Interior’s
Standards for the Treatments of Historic Properties shall be used to the maximum
extent possible. The application of the standards shall be overseen by a qualified
architectural historian or historic architect meeting the Professionally Qualified
Standards. Prior to any construction activities that may affect the historical
resource, a report identifying and specifying the treatment of character-defining
Qualified Historian Prior to construction activities City of Rancho
Cucamonga Community
Development Department
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features and construction activities shall be provided to the City of Rancho
Cucamonga.
5.5-6: If a proposed project would result in the demolition or significant alteration
of historical resource, it cannot be mitigated to a less than significant level.
However, recordation of the resource prior to construction activities will assist in
reducing adverse impacts to the resource to the greatest extent possible.
Recordation shall take the form of Historic American Buildings Survey, Historic
American Engineering Record, or Historic American Landscape Survey
documentation, and shall be performed by an architectural historian or historian
who meets the Professionally Qualified Standards. Documentation shall include
an architectural and historical narrative; medium- or large-format black and white
photographs, negatives, and prints; and supplementary information such as
building plans and elevations, and/or historical photographs. Documentation shall
be reproduced on archival paper and placed in appropriate local, state, or federal
institutions. The specific scope and details of documentation would be developed
at the project level.
Qualified Historian Prior to demolition City of Rancho
Cucamonga Community
Development Department
5.5-7: If cultural resources that are eligible for listing to the National Register of
Historic Places, California Register of Historic Resources, or a local register are
identified within or adjacent to the proposed development, the construction limits
shall be clearly flagged to ensure impacts to eligible cultural resources are
avoided or minimized to the extent feasible. Prior to implementing construction
activities, a qualified archaeologist shall verify that the flagging clearly delineates
the construction limits and eligible resources to be avoided. Since the location of
some eligible cultural resources is confidential, these resources will be flagged as
environmentally sensitive areas.
Qualified Archaeologist Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.5-8: To determine the archaeological sensitivity for discretionary projects within
the city, an archaeological resources assessment shall be performed under the
supervision of an archaeologist that meets the Secretary of the Interior’s
Professionally Qualified Standards (PQS) in either prehistoric or historic
archaeology. The assessments shall include a California Historical Resources
Information System (CHRIS) records search and a search of the Sacred Lands
Qualified Archaeologist Prior to construction activities City of Rancho
Cucamonga Community
Development Department
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File (SLF) maintained by the Native American Heritage Commission (NAHC). The
records searches shall determine if the proposed project has been previously
surveyed for archaeological resources, identify and characterize the results of
previous cultural resource surveys, and disclose any cultural resources that have
been recorded and/or evaluated. A Phase I pedestrian survey shall be undertaken
in areas that are undeveloped to locate any surface cultural materials.
If potentially significant archaeological resources are identified through an
archaeological resources assessment, and impacts to these resource cannot
be avoided, a Phase II Testing and Evaluation investigation shall be
performed by an archaeologist who meets the PQS prior to any construction-
related ground-disturbing activities to determine significance. If resources
determined significant or unique through Phase II testing, and site avoidance
is not possible, appropriate site-specific mitigation measures shall be
established and undertaken. These might include a Phase III data recovery
program that would be implemented by a qualified archaeologist and shall be
performed in accordance with the Office of Historic Preservation’s
Archaeological Resource Management Reports (ARMR): Recommended
Contents and Format (1990) and Guidelines for Archaeological Research
Designs (1991).
If the archaeological assessment did not identify potentially significant
archaeological resources within the proposed General Plan area but indicated
the area to be highly sensitive for archaeological resources, a qualified
archaeologist shall monitor all ground-disturbing construction and pre-
construction activities in areas with previously undisturbed soil. The
archaeologist shall inform all construction personnel prior to construction
activities of the proper procedures in the event of an archaeological discovery.
The training shall be held in conjunction with the project’s initial onsite safety
meeting, and shall explain the importance and legal basis for the protection
of significant archaeological resources. In the event that archaeological
resources (artifacts or features) are exposed during ground-disturbing
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activities, construction activities in the immediate vicinity of the discovery shall
be halted while the resources are evaluated for significance by an
archaeologist who meets the PQS. If the discovery proves to be significant, it
shall be curated with a recognized scientific or educational repository.
If the archaeological assessment did not identify potentially significant
archaeological resources, but indicates the area to be of medium sensitivity
for archaeological resources, an archaeologist who meets the PQS shall be
retained on an on-call basis. The archaeologist shall inform all construction
personnel prior to construction activities about the proper procedures in the
event of an archaeological discovery. The training shall be held in conjunction
with the project’s initial on-site safety meeting, and shall explain the
importance and legal basis for the protection of significant archaeological
resources. In the event that archaeological resources (artifacts or features)
are exposed during ground-disturbing activities, construction activities in the
immediate vicinity of the discovery shall be halted while the on-call
archaeologist is contacted. If the discovery proves to be significant, it shall be
curated with a recognized scientific or education repository.
Applicable General Plan Policies
LC-1.2: Quality of Place. Ensure that new infill development is compatible with
the existing, historic, and envisioned future character and scale of each
neighborhood.
LD-1.12: Adaptive Reuse. Support the adaptive reuse of historic properties
consistent with neighborhood character.
RC-4.1: Disturbance of Human Remains. In areas where there is a high chance
that human remains may be present, the City will require proposed projects to
conduct a survey to establish occurrence of human remains, and measures to
prevent impacts to human remains if found.
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RC-4.2: Discovery of Human Remains. Require that any human remains
discovered during implementation of public and private projects within the City be
treated with respect and dignity and fully comply with the California Native
American Graves Protection and Repatriation Act and other appropriate laws.
RC-4.3: Protected Sites. Require sites with significant cultural resources to be
protected.
RC-4.4: Preservation of Historic Resources. Encourage the preservation of
historic resources, buildings, and landscape.
RC-4.5: Historic Buildings. Encourage the rehabilitation and reuse of older
buildings.
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GEOLOGY AND SOILS
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Standard Conditions of Approval
5.7-1: Development of projects pursuant to the General Plan Update shall comply
with the City’s modifications to the Alquist-Priolo Earthquake Fault Zone Act that
call for geotechnical investigations for all proposed structures designed for human
occupancy within the expanded AP Zones, including a zone along a splay of the
Cucamonga Fault and another zone along the scarp at Red Hill. Also,
geotechnical investigations are required for essential and critical facilities along
the buried/uncertain segment of the Red Hill Fault, with a setback requirement of
at least 50 feet.
Qualified
Geologist/Engineer
Prior to issuance of building
permits
City of Rancho
Cucamonga Community
Development Department
5.7-2: All future building pads shall be seeded and irrigated for erosion control.
Detailed plans shall be included in the landscape and irrigation plans to be
submitted for Planning Department approval prior to the issuance of building
permits.
Project Applicant Prior to issuance of building
permits
City of Rancho
Cucamonga Community
Development Department
5.7-3: A geological report shall be prepared for an individual project by a qualified
engineer or geologist and submitted at the time of application for grading plan
check.
Qualified
Geologist/Engineer
During grading plan check City of Rancho
Cucamonga Community
Development Department
5.7-4: The final grading plan, appropriate certifications and compaction reports
shall be completed, submitted, and approved by the Building and Safety Official
prior to the issuance of building permits.
Project Applicant Prior to issuance of building
permits
City of Rancho
Cucamonga Community
Development Department,
City of Rancho
Cucamonga Building
Department
5.7-5: A separate grading plan check submittal is required for all new construction
projects and for existing buildings where improvements being proposed will
generate 50 cubic yards or more of combined cut and fill. The grading plan shall
be prepared, stamped, and signed by a California registered Civil Engineer.
Qualified Engineer Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.7-6: A soils report shall be prepared by a qualified engineer licensed by the
State of California to perform such work.
Qualified Engineer Prior to construction activities City of Rancho
Cucamonga Community
Development Department
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5.7-7: If any paleontological resource (i.e. plant or animal fossils) are encountered
before or during grading, the developer shall retain a qualified paleontologist to
monitor construction activities, and take appropriate measures to protect or
preserve them for study. The paleontologist shall submit a report of findings that
will also provide specific recommendations regarding further mitigation measures
(i.e., paleontological monitoring) that may be appropriate. Where mitigation
monitoring is appropriate, the program must include, but not be limited to, the
following measures:
Assign a paleontological monitor, trained, and equipped to allow the rapid
removal of fossils with minimal construction delay, to the site full-time during
the interval of earth-disturbing activities.
Should fossils be found within an area being cleared or graded, divert earth-
disturbing activities elsewhere until the monitor has completed salvage. If
construction personnel make the discovery, the grading contractor should
immediately divert construction and notify the monitor of the find.
Prepare, identify, and curate all recovered fossils for documentation in the
summary report and transfer to an appropriate depository (i.e., San
Bernardino County Museum).
Submit summary report to City of Rancho Cucamonga. Transfer collected
specimens with a copy to the report to San Bernardino County Museum.
Qualified Paleontologist Before or during grading City of Rancho
Cucamonga Community
Development Department
Applicable General Plan Policies
SE-2.1: Fault Setbacks. Require minimum setbacks for structures proposed for
human occupancy within State and City Special Study Zones. Setbacks will be
based on minimum standards established under State law and recommendations
of a Certified Engineering Geologist and/ or Geotechnical Engineer.
SE-2.2: Building Functionality. Require enhanced siting, design, and
construction standards that focus on building functionality for new critical public
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facilities and key essential (private) facilities after a seismic event.
SE-2.3: Seismically Vulnerable Buildings. Prioritize the retrofit of seismically
vulnerable buildings (unreinforced masonry, soft-story construction, non-ductile
concrete, etc.) as better information and understanding becomes available.
SE-2.4: Transfer of Development Rights. Promote and allow for the use of
transfer of development rights in areas of significant seismic and geologic
hazards.
SE-2.5: Hillside Hazards. Prioritize regulations and strategies that reduce
geologic hazard risk to properties and loss of life.
SE-5.3: Soil Transport. Require properties with high wind-blown soil erosion
potential (agricultural operations, construction sites, etc.) prevent soil transport
and dust generation.
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HAZARDS AND HAZARDOUS MATERIALS
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Standard Conditions of Approval
5.9-1: Future development shall prepare a Fire Protection Plan that includes
measures consistent with the unique problems resulting from the location,
topography, geology, flammable vegetation, and climate of the proposed
development site. The Plan must also address water supply, access, building
ignition fire resistance, fire protection systems and equipment, defensible space,
and vegetation management. Maintenance requirements for incinerators, outdoor
fireplaces, permanent barbeques and grills, and firebreak fuel modification areas
are imposed on new developments.
Project Applicant Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.9-2: With respect to all open space, recreational, or parkland uses, the City will
ensure through project design features and conditions of approval that Southern
California Edison (SCE) has 24/7 downline access by SCE facilities and
operations.
Project Applicant Prior to issuance of building
permits
City of Rancho
Cucamonga Community
Development Department
5.9-3: With respect to parkland proposed within utility corridors, anti-climbing
sharks teeth style barriers, or their equivalent, shall be installed on all
transmission towers. Anti-climbing devices shall conform to the California Public
Utilities Commission guidance that is in effect at the time of parkland project
implementation. The cost of anti-climbing guards and installation shall be borne
by the project proponent.
Project Applicant Prior to issuance of building
permits
City of Rancho
Cucamonga Community
Development Department
5.9-4: Any proposed trees within utility corridors should be maintained at a height
not to exceed 15 feet.
Project Applicant Ongoing City of Rancho
Cucamonga Community
Development Department
5.9-5: With the exception of utility infrastructure and other public improvements
that do not interfere with such infrastructure, permanent structures are not allowed
within utility corridors.
Project Applicant During plan check City of Rancho
Cucamonga Community
Development Department
5.9-6: Southern California Edison (SCE) shall be notified in writing of any proposal
to locate parkland or recreational uses within a utility corridor. If the use is located
on SCE property or if otherwise required by law or the terms of a utility easement,
SCE’s written approval of such uses shall be obtained prior to the issuance of any
CEQA approval or permit or other ministerial or discretionary City approval.
Project Applicant Prior to issuance of any
CEQA approval or permit or
other ministerial or
discretionary City approval
City of Rancho
Cucamonga Community
Development Department
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Applicable General Plan Policies
S-5.1: Future Conditions. Ensure future climatic conditions and public health
emergencies are considered as part of community resilience and investment
efforts.
S-5.2: Urban Forestry Plan. Minimize damage associated with wind related
hazards and address climate change and urban heat island effects through the
development of an urban forestry plan and proper landscaping planting and
management techniques.
S-5.3: Soil Transport. Require that properties with high wind-blown soil erosion
potential such as agricultural operations and construction sites prevent soil
transport and dust generation wherever possible.
S-5.4: Extreme Heat Vulnerabilities. Require that new developments, major
remodels, and redevelopments address urban heat island issues and reduce
urban heat island effects for the proposed project site and adjacent properties.
S-5.5: Resilience Resources. Require new developments and redevelopments
to incorporate resilience amenities such as, but not limited to community cooling
centers, emergency supplies, and backup power that can be used by residents
and businesses within a 1/4-mile radius of the location.
S-5.6: Underground Utilities. Promote the undergrounding of utilities for new
development, major remodels, and redevelopment.
S-5.7: Future Adaptation. Future climate adaptation-oriented projects will
incorporate natural infrastructure to the greatest extent practicable.
S-5.8: Climate Resiliency. Address climate resiliency and inequities through the
planning and development process.
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S-5.9: Address High Winds. Require buildings and developments exposed to
high wind conditions to incorporate design elements and features that minimize
or reduce damage to people, structures, and the community.
S-6.1: Planned Development. Promote development patterns that integrate
Crime Prevention Through Environmental Design (CPTED) principles that reduce
the potential for human-caused hazards.
S-6.2: Neighboring Properties. Encourage properties that store, generate, or
dispose of hazardous materials to locate such operations as far away as possible
from areas of neighboring properties where people congregate.
S-6.3: Site Remediation. Encourage and facilitate the adequate and timely
cleanup of existing and future contaminated sites and the compatibility of future
land uses.
S-6.4: Airport Planning. Protect Rancho Cucamonga interests regarding land
use and safety by participating in the airport land use planning process for Ontario
International Airport.
S-6.5: Height Restrictions. Require proposed developments within the Ontario
Airport Influence Area meet the height requirements associated with FAR Part 77
standards.
S-6.6: Development Near Airport. New development within the Ontario Airport
Influence Area shall be consistent with the approved Airspace Protection Zones
identified in the latest version of the Airport Land Use Compatibility Plan.
S-6.7: Railroad Safety. Minimize potential safety issues and land use conflicts
when considering development adjacent to the railroad right-of-way.
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HYDROLOGY AND WATER QUALITY
Standard Conditions of Approval
5.10-1: A final drainage study shall be submitted to and approved by the City
Engineer prior to final map approval or the issuance of building permits, whichever
occurs first. All drainage facilities shall be installed as required by the City
Engineer.
Qualified Hydrologist Prior to final map approval or
issuance of building permits,
whichever occurs first
City of Rancho
Cucamonga Community
Development Department,
City of Rancho
Cucamonga Engineering
Department
5.10-2: Adequate provisions shall be made for acceptance and disposal of
surface drainage entering the property from adjacent areas.
Project Applicant Prior to construction activities City of Rancho
Cucamonga Community
Development Department,
City of Rancho
Cucamonga Engineering
Department
Applicable General Plan Policies
OS-1.9: Joint Use. Pursue and expand joint use of public lands that are available
and suitable for recreational purposes, including school district properties and
flood control district, water district, and other utility properties.
RC-2.1: Water Supplies. Protect lands critical to replenishment of groundwater
supplies and local surface waters (Figure RC-3).
RC-2.2: Groundwater Recharge. Preserve and enhance the existing system of
stormwater capture for groundwater recharge.
RC-2.3: Riparian Resources. Promote the retention and protection of natural
stream courses from encroachment, erosion, and polluted urban runoff.
RC-2.4: Waterways as Amenities. When considering new development
applications and infrastructure improvements where waterways are onsite,
adjacent, or nearby, incorporate the waterway into the design as a feature.
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RC-2.5: Water Conservation. Require the use of cost-effective methods to
conserve water in new developments and promote appropriate water
conservation and efficiency measures for existing businesses and residences.
RC-2.6: Irrigation. Encourage the conversion of water-intensive turf/landscape
areas to landscaping that uses climate- and wildlife-appropriate native or non-
invasive plants, efficient irrigation systems, greywater, and water efficient site
maintenance.
RC-2.7: Greywater. Allow and encourage the use of greywater to meet or offset
onsite non-potable water demand.
RC-6.12: Reduced Water Supplies. When reviewing development proposals,
consider the possibility of constrained future water supplies and require enhanced
water conservation measures.
RC-6.14: Designing for Changing Precipitation Patterns. When reviewing
development proposals, encourage applicants to consider stormwater control
strategies and systems for sensitivity to changes in precipitation regimes and
consider adjusting those strategies to accommodate future precipitation regimes.
RC-6.18: Water Sources with Low GHG Emissions. Encourage local and
regional water utilities to obtain water from sources with low or no GHG emissions.
S-4.1: New Essential Facilities (Flood). Prohibit the siting and construction of
new essential public facilities within flood hazard zones, when feasible. If an
essential facility must be located within a flood hazard zone, incorporate flood
mitigation to the greatest extent practicable.
S-4.2: Flood Risk in New Development. Require all new development to
minimize flood risk with siting and design measures, such as grading that prevents
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adverse drainage impacts to adjacent properties, on-site retention of runoff, and
minimization of structures located in floodplains.
S-4.3: 500-Year Floodplain. Promote the compliance of 100-year floodplain
requirements on properties located within the 500-year floodplain designation.
S-4.4: Flood Infrastructure. Require new development to implement and
enhance the Storm Drain Master Plan by constructing stormwater management
infrastructure downstream of the proposed site.
S-4.5: Property Enhancements. Require development within properties located
adjacent, or near flood zones and areas of frequent flooding to reduce or minimize
run-off and increase retention onsite.
S-4.6: Regional Coordination. Promote regional flood management and
mitigation projects with other agencies (San Bernardino County Flood Control,
Army Corps of Engineers, and adjacent jurisdictions) to address flood hazards
holistically.
S-4.7: Dam Operators. Coordinate with agencies operating or managing dam
facilities that can inundate the city, on operations, maintenance, and training
activities and provide the latest Emergency Action Plans annually.
NOISE
Standard Conditions of Approval
5.13-1: For construction activities that do not involve pile driving occurring within
580 feet residential, schools, churches, or similar uses or within 330 feet of
commercial/industrial uses or for construction activities involving pile driving
occurring within 1,000 feet of residential, schools, churches, or similar uses, or
within 330 feet of commercial/industrial uses, or nighttime construction activities,
as defined in Development Code Section 17.66.050), the City shall require that
Project Applicant,
Construction Contractor
Prior to project approval City of Rancho
Cucamonga Community
Development Department
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project applicants prepare a site-specific construction noise analysis
demonstrating compliance with the noise standards of Development Code
Section 17.66.050, as determined by the City. The analysis shall be completed
prior to project approval and can be completed as part of the environmental review
process for projects subject to CEQA. Potential project-specific actions that can
feasibly achieve compliance include, but are not limited to, restrictions on
construction timing to avoid nighttime hours, restrictions on the location of
equipment and vehicle use within the construction site, installing noise mufflers
on construction equipment, use of electric-powered vehicles and equipment, use
of sound blankets on construction equipment, and the use of temporary walls or
noise barriers to block and deflect noise.
5.13-2: To avoid or substantially lessen exposure to substantial permanent
increases in traffic noise, the City shall, at the time of development application
submittal, require the preparation of a traffic noise study that includes (1) the
evaluation of potential traffic noise impacts of new noise sources (e.g., project-
generated traffic noise increases) on nearby existing noise sensitive receptors
(such as residential neighborhoods) and (2) require noise reduction measures
(e.g., sound walls, rubberized asphalt) to prevent exposure of noise sensitive
receptors to substantial noise increases, consistent with Table N-1 and
incremental increase standards of no greater than 3 dB where existing levels are
below 65 dBA CNEL, 1 dB where existing levels are between 70 dBA CNEL and
75 dBA and any increase where existing levels are above 75 dBA CNEL, as
determined by the City.
Project Applicant,
Traffic Engineer
At the time of development
application submittal
City of Rancho
Cucamonga Community
Development Department
5.13-3: The City shall require that project applicants analyze and mitigate
potential noise impacts from new stationary noise sources (e.g., loading docks at
commercial and industrial uses, mechanical equipment associated with all
building types), to, as determined by the City, comply with the City’s daytime (7:00
a.m. to 10:00 p.m.) standards of 65 dBA Leq/50 dBA Leq (exterior/interior) and
nighttime (10:00 p.m.-7:00 a.m.) standards of 60 dBA Leq/45 dBA Leq
(exterior/interior), described in Development Code Section 17.66.050(F). The
Project Applicant,
Qualified Acoustical
Engineer
Prior to project approval City of Rancho
Cucamonga Community
Development Department
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analysis shall be prepared by a qualified acoustical engineer or noise specialist
and completed prior to project approval and can be completed as part of the
environmental review process for projects subject to CEQA. Potential project-
specific actions that can feasibly achieve compliance include, but are not limited
to, the use of enclosures or screening materials (e.g., landscape buffers,
parapets, masonry walls) around stationary noise sources (e.g., heating,
ventilation, and air conditioning systems, generators, heating boilers, loading
docks) or of noise suppression devices (e.g., acoustic louvers, mufflers).
5.13-4a: The City shall, at the time of development project application submittal,
evaluate the compatibility of proposed noise sensitive uses (e.g., residences,
lodging, schools, parks) with the noise environment to ensure noise compatibility
standards (Table N-1) are met.
Project Applicant At the time of development
project application
City of Rancho
Cucamonga Community
Development Department
5.13-4b: Applicants for development projects shall, at the time of application
submittal, evaluate noise impacts for compliance with noise compatibility
standards (Table N-1), and when noise attenuation measures are required,
prioritize site planning that reduces noise exposure over other attenuation
measures, particularly the location of parking, ingress/egress/loading, and refuse
collection areas relative to surrounding residential development and other noise-
sensitive land uses.
Project Applicant At the time of development
project application
City of Rancho
Cucamonga Community
Development Department
5.13-4c: Applicants for development projects shall, at the time of application
submittal, evaluate noise impacts for compliance with noise compatibility
standards (Table N-1), and when noise attenuation measures are required,
incorporate building orientation, design, and interior layout into the project to
achieve compatible noise levels. For example, noise insulation materials (e.g.,
double-glazed windows and well-sealed doors) substantially lessen interior noise
levels. In addition, interior building layouts that place active rooms, such as
kitchens, between noise-sensitive rooms, such as bedrooms, and exterior noise
sources, such as roadways, substantially lessen interior noise levels within the
noise-sensitive rooms.
Project Applicant At the time of development
project application
City of Rancho
Cucamonga Community
Development Department
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5.13-4d: The City shall require that mixed-use development be designed to
minimize exposure of noise-sensitive uses from adjacent noise sources and
require full disclosure of the potential noise impacts of living in a mixed-use
development by requiring residential disclosure notices within deeds and lease
agreements as a condition of project approval.
Project Applicant Prior to occupancy City of Rancho
Cucamonga Community
Development Department
5.13-4e: The City shall review and comment on transportation capital projects and
operations sponsored by Caltrans and other agencies to minimize exposure of
noise-sensitive uses within the city to adverse levels of transportation-related
noise, including noise associated with freeways, major arterials, bus transit, and
rail lines.
City of Rancho Cucamonga Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.13-5a: For development involving construction activities within 500 feet of
existing sensitive land uses (places where people sleep or buildings containing
vibration-sensitive uses), the City shall require applicants, at the time of
application submittal, to prepare a project-specific vibration analysis that identifies
vibration-reducing measures to ensure the project construction does not exceed
applicable vibration criteria (e.g., FTA, Caltrans) for the purpose of preventing
disturbance to sensitive land uses and structural damage. The analysis shall
include, but is not limited to, the following requirements:
Ground vibration-producing activities, such as pile driving, shall be limited to
the daytime hours between 7:00 a.m. to 8:00 p.m. on weekdays and
prohibited on Sundays and holidays.
If pile driving is used, pile holes shall be predrilled to the maximum feasible
depth to reduce the number of blows required to seat a pile.
Maximize the distance between construction equipment and vibration-
sensitive land uses.
Earthmoving, blasting and ground-impacting activities shall be prohibited from
occurring at the same time if simultaneous activity would result in exceedance
of vibration criteria.
Where pile driving is proposed, alternatives to traditional pile driving (e.g.,
Project Applicant At the time of development
project application
City of Rancho
Cucamonga Community
Development Department
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sonic pile driving, jetting, cast-in-place or auger cast piles, nondisplacement
piles, pile cushioning, torque or hydraulic piles) shall be implemented when
the project cannot otherwise demonstrate vibration levels in compliance with
the structural damage threshold.
Minimum setback requirements for different types of ground vibration-
producing activities (e.g., pile driving) for the purpose of preventing damage
to nearby structures shall be established. Factors to be considered include
the specific nature of the vibration producing activity (e.g., type and duration
of pile driving), soil conditions, and the fragility/resiliency of the nearby
structures. Established setback requirements (100 feet for pile driving, 25 feet
for other construction activity) can be revised only if a project-specific analysis
is conducted by a qualified geotechnical engineer or ground vibration
specialist that demonstrates, as determined by the City, that the structural
damage vibration threshold would not be exceeded.
Minimum setback requirements for different types of ground vibration
producing activities (e.g., pile driving) for the purpose of preventing negative
human response shall be established based on the specific nature of the
vibration producing activity (e.g., type and duration of pile driving), soil
conditions, and the type of sensitive receptor. Established setback
requirements (500 for pile driving, 80 for other construction) can be revised
only if a project-specific ground vibration study demonstrates, as determined
by the City, that receptors would not be exposed to ground vibration levels in
excess of negative human response vibration threshold levels, depending on
the frequency of the event and receiver type.
All vibration-inducing activity within the established setback distances for
preventing structural damage and negative human response shall be
monitored and documented to compare recorded ground vibration noise and
vibration noise levels at affected sensitive land uses to the applicable vibration
threshold values. The results included recorded vibration data shall be
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submitted to the City.
5.13-5b: For projects proposed within 600 feet of commuter rail/high-speed
rail/freight rail, or rail with combined services, the City shall require applicants, at
the time of application submittal, to prepare a project-specific vibration analyses
to evaluate vibration exposure from nearby transit sources. The vibration
assessment shall be prepared by a qualified acoustical engineer or noise
specialist in accordance with Federal Transit Administration (FTA) vibration
impact criteria, or other applicable City policy in place at the time of project
application submittal. The assessment shall determine vibration levels at specific
building locations and identify structural mitigation measures (e.g., isolation strip
foundations, insulated windows and walls, sound walls or barriers, distance
setbacks, or other construction or design measures) that would reduce vibration
to acceptable levels for the receptor and source type.
Project Applicant,
Qualified Acoustical
Engineer
At the time of development
project application
City of Rancho
Cucamonga Community
Development Department
5.13-5c: The City shall evaluate new transportation capital projects and
operations sponsored by other agencies for structural vibration impacts and
vibration annoyance impacts, consistent with City-approved methodologies (e.g.,
Caltrans, FTA guidance).
City of Rancho Cucamonga Prior to construction activities City of Rancho
Cucamonga Community
Development Department
Applicable General Plan Policies
N-1.1: Noise Levels. Require new development to meet the noise compatibility
standards identified in Table N-1.
N-1.2: Noise Barriers, Buffers and Sound Walls. Require the use of integrated
design-related noise reduction measures for both interior and exterior areas prior
to the use of noise barriers, buffers, or walls to reduce noise levels generated by
or affected by new development.
N-1.3: Non-Architectural Noise Attenuation. Non-architectural noise
attenuation measures such as sound walls, setbacks, barriers, and berms shall
be discouraged in pedestrian priority areas (or other urban areas or areas where
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pedestrian access is important).
N-1.4: New Development Near Major Noise Sources. Require development
proposing to add people in areas where they may be exposed to major noise
sources (e.g., roadways, rail lines, aircraft, industrial or other non-transportation
noise sources) to conduct a project level noise analysis and implement
recommended noise reduction measures.
N-1.5: Urban and Suburban Development Near Transit. Allow development
located in infill areas, near transit hubs, or along major roadways an exemption
from exterior noise standards for secondary open space areas (such as front
yards, parking lots, stoops, porches, or balconies), if noise standards can be met
for primary open space.
N-1.6: Rail Crossing Quiet Zones. Allow the establishment of a full or partial at-
grade rail crossing or quiet zone near transit hubs or residential development.
N-1.7: Entertainment. Establish different standards for exterior noise consistent
with the place type.
N-1.8: Vibration Impact Assessment. Require new development to reduce
vibration to 85 VdB or below within 200 feet of an existing structure.
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TRANSPORTATION
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Standard Conditions of Approval
5.17-1: Future development applications in the City shall be required to provide
traffic impact analyses for review and approval by the City during the permit
process to identify the traffic impacts of the project and the needed roadway and
intersection improvements. Any identified on-site improvements and
improvements to abutting roadways would need to be made part of the
development. Coupled with the payment of DIF for the improvement of off-site
roadways and intersections, traffic impacts would be mitigated on a project-by-
project basis.
Project Applicant,
Traffic Engineer
During permit process City of Rancho
Cucamonga Community
Development Department
5.17-2: Future developments with 250 employees or more shall comply with the
South Coast Air Quality Management District’s (SCAQMD’s) Rule 2202, which
requires the implementation of trip reduction measures as a means of reducing
pollutant emission in the air basin. An employer subject to this Rule shall
annually register with the SCAQMD to implement an emission reduction
program, in accordance with this Rule.
Project Applicant Prior to construction activities City of Rancho
Cucamonga Community
Development Department
5.17-3: Individual projects shall provide the following, as determined applicable
by City staff:
Provide car-sharing, bike sharing, and ride-sharing programs;
Improve or increase access to transit;
Incorporate neighborhood electric vehicle networks into the project;
Include project measures to reduce transportation requirements such as work
from home and flexible work schedules;
Link to existing pedestrian or bicycle networks, or transit service; and/or
Provide traffic calming.
Project Applicant Prior to construction activities City of Rancho
Cucamonga Community
Development Department
Applicable General Plan Policies
OS-1.1: Equitable Access to Parks. Strive to ensure that at least one park or
other public open space is within 1/2 mile or a 10-minute walk from homes and
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jobs, without crossing major streets except at signalized crossings.
OS-1.2: Underserved Communities. Prioritize the provision of new trails, parks,
plazas, and other open space types in areas of the City that are underserved by
parks, services, and amenities.
OS-2.1: Trail Corridors. Extend, improve and complete the multi-purpose trail
network, wherever possible, by utilizing existing flood control channel and utility
corridor rights-of-way as public trail corridors.
OS-2.2: Connectivity. Connect trails in Rancho Cucamonga to trails in the San
Bernardino National Forest and other hillside open space areas.
OS-2.3: Trailheads. Provide trailhead amenities such as parking, restrooms,
information boards, and maps.
OS-2.4: Equestrian Trails. Continue to maintain and pursue the development of
planned trails and facilities for equestrian use.
OS-2.5: Utility Corridors. Preserve the primary function of utility corridors while
providing every reasonable opportunity for shared public use for active mobility
and recreational purposes.
OS-2.6: Design for Heat. Consider extreme heat in the design of streets, parks,
trails, and playgrounds to support activity throughout the year and in all weather
conditions by including shade trees, shade structures, water fountains, splash
pads, lighting for night play in most spaces.
OS-2.7: Access. Require new development to provide access to existing or future
trails and provide appropriate trail amenities (e.g., benches, drinking fountains,
hitching posts, bike stands, and other amenities).
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OS-2.9: Trail and Park Sponsorship. Support the creation of partnerships with
organizations to sponsor and maintain green spaces, parks, trails, and community
gardens.
MA-1.1: Transportation Leadership. Take a leadership role in local and regional
transportation related planning and decision making.
MA-1.2: Rancho Cucamonga Station Redevelopment. Support redevelopment
in and around the Rancho Cucamonga Station to support transit-oriented
development.
MA-1.3: Funding. Support federal, statewide, and regional infrastructure funding
for transit and transportation.
MA-1.4: Local Mobility Hub. Require new development at mobility hubs and key
stops along the future bus rapid transit and future transit circulator system to
facilitate first mile/last mile connectivity to neighborhoods.
MA-1.5: Provide Mobility Options. Provide roadway connections and local
mobility hubs designed to capture 80% of the population and employment south
of Base Line Road.
MA-1.6: Boulevard Implementation. Require boulevards with high-quality
transit to not only account for how transit service is impacted by the geometry of
the corridor, but also by signal timing, signal phasing, turns, and other operations
that may jeopardize the quality of service.
MA-2.1: Complete Streets. Require that new roadways include provisions for
complete streets, balancing the needs of all users of all ages and capabilities.
MA-2.2: Street Design. Implement innovative street and intersection designs to
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maximize efficiency and safety in the city.
MA-2.3: Street Connectivity. Require connectivity and accessibility to a mix of
land uses that meets residents’ daily needs within walking distance.
MA-2.4: Street Vacations. Prioritize pedestrian and utility connectivity over street
vacations.
MA-2.5: Context. Ensure that complete streets applications integrate the
neighborhood and community identity into the street design. This can include
special provisions for pedestrians and bicycles.
MA-2-6: Roadway Scale. Balance roadway size and design configuration to
ensure that vehicular speeds, volumes and turning movements do not
compromise the safety and comfort of pedestrians and bicyclists.
MA-2.7: Facility Service Levels. Maintain level of service (LOS) D for priority
modes on each street; LOS E or F may be acceptable at intersections or
segments for modes that are not prioritized. The City will develop a list of
intersections and roadways that are protected from this level of service policy.
MA-2.8: New Streets. Require new roadway connections to improve emergency
accessibility and roadway connectivity north of State Route 210 and within the
Southeast Area.
MA-2.9: Block Pattern. Require development projects to arrange streets in an
interconnected block pattern, so that pedestrians, bicyclists, and drivers are not
forced onto arterial streets for inter- or intra- neighborhood travel.
MA-2.10: Master Planning. Master plan sites so as to ensure a well-structured
network and block pattern with sufficient access and connectivity.
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MA-2.11: Transportation Demand Management. Require new projects to
implement Transportation Demand Management strategies, such as employer
provided transit pass/parking credit, low-speed communications infrastructure for
telecommuting, carpooling incentive, etc.
MA-3.1: Pedestrian and Bicycle Networks. Maintain the Active Transportation
Plan supporting safe routes to school, and a convenient network of identified
pedestrian and bicycle routes with access to major employment centers, shopping
districts, regional transit centers, and residential neighborhoods.
MA-3.2: Traffic Safety. Prioritize transportation system improvements that help
eliminate traffic-related fatalities and severe injury collisions.
MA-3.3: Vulnerable User Safety. Prioritize pedestrian improvements in the
Pedestrian Priority Area shown on Figure 8 to promote safety in the southwest
area of the City.
MA-3.4: Emergency Access. Prioritize development and infrastructure
investments that work to implement, maintain, and enhance emergency access
throughout the community.
MA-4.1: Truck Network. Avoid designating truck routes that use collector or local
streets that primarily serve residential uses and other sensitive receptors.
MA-4.2: Southeast Area Connectivity. Require new development in the
Southeast Area to provide the necessary infrastructure to maintain access and
public safety as shown on Figure M-8.
MA-4.3: Future Logistics Technology. Support and plan for electrification and
autonomy of the truck fleet.
MA-4.4: Rail Access. Avoid abandonment of rail access to industrial parcels or
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utilize such right of way to balance and enhance other connectivity goals within
the City (such as pedestrian/bicycle trails).
MA-4.5: Grade Separation. Support the construction of grade separations of
roadways and trails from rail lines.
MA-5.1: Land Use Supporting Reduced VMT. Work to reduce VMT through
land use planning, enhanced transit access, localized attractions, and access to
non-automotive modes.
MA-5.17: Emerging Technologies. Prioritize investments in critical
infrastructure and pilot programs to leverage proven new transportation
technology.
MA-5.3: Funding. Remain flexible in the pursuit and adoption of transportation
funding mechanisms that fund innovative transportation solutions.
MA-5.4: Intelligent Systems Preparation. Upgrade the City’s ATMS and
communications systems to ensure that the City meets the intelligent
transportation system demands of today while planning for future demands
associated with AVs and CVs.
TRIBAL CULTURAL RESOURCES
Standard Conditions of Approval
5.18-1: Inadvertent Archeological Find. If during ground disturbance activities,
cultural resources are discovered that were not assessed by the archaeological
report(s) and/or environmental assessment conducted prior to project approval,
the following procedures shall be followed. Cultural resources are defined as
being multiple artifacts in close association with each other, but also include
fewer artifacts if the area of the find is determined to be of significance due to its
Project Applicant,
Registered Professional
Archaeologist, Tribal
Representative(s)
During Ground Disturbing
Activities
City of Rancho
Cucamonga Community
Development Department
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sacred or cultural importance as determined in consultation with the Native
American Tribe(s).
a. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
developer, the archaeologist, the tribal representative(s) and the Planning
Director to discuss the significance of the find.
b. At the meeting, the significance of the discoveries shall be discussed and
after consultation with the tribal representative(s) and the archaeologist, a
decision shall be made, with the concurrence of the Planning Director, as to
the appropriate mitigation (documentation, recovery, avoidance, etc.) for the
cultural resources.
c. Grading or further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to the
appropriate mitigation. Work shall be allowed to continue outside of the
buffer area and will be monitored by additional Tribal monitors if needed.
d. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Management Plan and Monitoring
Agreements entered into with the appropriate tribes. This may include
avoidance of the cultural resources through project design, in-place
preservation of cultural resources located in native soils and/or re-burial on
the Project property so they are not subject to further disturbance in
perpetuity as identified in Non-Disclosure of Reburial Locations Condition.
e. If the find is determined to be significant and avoidance of the site has not
been achieved, a Phase III data recovery plan shall be prepared by the
project archaeologist, in consultation with the Tribe, and shall be submitted
to the City for their review and approval prior to implementation of the said
plan.
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f. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred
method of preservation for archaeological resources and tribal cultural
resources. If the landowner and the Tribe(s) cannot agree on the
significance or the mitigation for the archaeological or tribal cultural
resources, these issues will be presented to the Planning Director for
decision. The City’s Planning Director shall make the determination based
on the provisions of the California Environmental Quality Act with respect to
archaeological and tribal cultural resources, recommendations of the project
archaeologist, and shall take into account the cultural and religious principles
and practices of the Tribe. Notwithstanding any other rights available under
the law, the decision of the City Planning Director shall be appealable to the
City Planning Commission and/or City Council.
5.18-2: Cultural Resources Disposition. In the event that Native American
cultural resources are discovered during the course of grading (inadvertent
discoveries), the following procedures shall be carried out for final disposition of
the discoveries:
g. One or more of the following treatments, in order of preference, shall be
employed with the tribes. Evidence of such shall be provided to the City of
Rancho Cucamonga Planning Department:
i. Preservation-In-Place of the cultural resources, if feasible.
Preservation in place means avoiding the resources, leaving them in
the place where they were found with no development affecting the
integrity of the resources.
ii. Reburial of the resources on the Project property. The measures for
reburial shall include, at least, the following: Measures and provisions
to protect the future reburial area from any future impacts in perpetuity.
Reburial shall not occur until all legally required cataloging and basic
recording has been completed, with an exception that sacred items,
Project Applicant,
Registered Professional
Archaeologist, Tribal
Representative(s)
During Grading Activities City of Rancho
Cucamonga Community
Development Department
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burial goods, and Native American human remains are excluded. Any
reburial process shall be culturally appropriate. Listing of contents and
location of the reburial shall be included in the confidential Phase IV
report. The Phase IV Report shall be filed with the City under a
confidential cover and not subject to Public Records Request.
iii. If preservation in place or reburial is not feasible then the resources
shall be curated in a culturally appropriate manner at a San Bernardino
County curation facility that meets State Resources Department Office
of Historic Preservation Guidelines for the Curation of Archaeological
Resources ensuring access and use pursuant to the Guidelines. The
collection and associated records shall be transferred, including title,
and are to be accompanied by payment of the fees by the Applicant
necessary for permanent curation. Evidence of curation in the form of
a letter from the curation facility stating that subject archaeological
materials have been received and that all fees have been paid, shall
be provided by the landowner to the City. There shall be no destructive
or invasive testing on sacred items, burial goods, and Native American
human remains, as defined by the cultural and religious practices of
the Most Likely Descendant. Results concerning finds of any
inadvertent discoveries shall be included in the Phase IV monitoring
report.
5.18-3: Archaeologist Retained. Prior to issuance of a grading permit the
project applicant shall retain a qualified Registered Professional Archaeologist
(RPA), to monitor all ground disturbing activities in an effort to identify any
unknown archaeological resources. The Registered Professional Archaeologist
and the Tribal monitor(s) shall manage and oversee monitoring for all initial
ground disturbing activities and excavation of each portion of the project site
including clearing, grubbing, tree removals, mass or rough grading, trenching,
stockpiling of materials, rock crushing, structure demolition and etc. The
Registered Professional Archaeologist and the Tribal monitor(s), shall
Project Applicant,
Registered Professional
Archaeologist, Tribal
Representative(s)
Prior to Issuance of Grading
Permit
City of Rancho
Cucamonga Community
Development Department
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Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
independently have the authority to temporarily divert, redirect, or halt the
ground disturbance activities to allow identification, evaluation, and potential
recovery of cultural resources in coordination with any required special interest
or tribal monitors. The developer/permit holder shall submit a fully executed
copy of the contract to the Planning Department to ensure compliance with this
condition of approval. Upon verification, the Planning Department shall clear this
condition. In addition, the Registered Professional Archaeologist, in consultation
with the Consulting Tribe(s), the contractor, and the City, shall develop a
Cultural Resources Management Plan (CRMP) in consultation pursuant to the
definition in AB 52 to address the details, timing, and responsibility of all
archaeological and cultural activities that will occur on the project site. A
consulting tribe is defined as a tribe that initiated the AB 52 tribal consultation
process for the Project, has not opted out of the AB 52 consultation process,
and has completed AB 52 consultation with the City as provided for in Cal Pub
Res Code Section 21080.3.2(b)(1) of AB52. Details in the Plan shall include:
a. Project grading and development scheduling;
b. The Project archaeologist and the Consulting Tribes(s) shall attend the pre-
grading meeting with the City, the construction manager and any
contractors, and will conduct a mandatory Cultural Resources Worker
Sensitivity Training to those in attendance. The Training will include a brief
review of the cultural sensitivity of the Project and the surrounding area; what
resources could potentially be identified during earthmoving activities; the
requirements of the monitoring program; the protocols that apply in the event
inadvertent discoveries of cultural resources are identified, including who to
contact and appropriate avoidance measures until the find(s) can be
properly evaluated; and any other appropriate protocols. All new
construction personnel that will conduct earthwork or grading activities that
begin work on the Project following the initial Training must take the Cultural
Sensitivity Training prior to beginning work and the Project archaeologist and
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(Date of Compliance)
Consulting Tribe(s) shall make themselves available to provide the training
on an as-needed basis;
c. The protocols and stipulations that the contractor, City, Consulting Tribe(s)
and Project archaeologist will follow in the event of inadvertent cultural
resources discoveries, including any newly discovered cultural resource
deposits that shall be subject to a cultural resources evaluation.
5.18-4: Native American Monitoring. Tribal monitor(s) shall be required on-site
during all ground-disturbing activities, including grading, stockpiling of materials,
engineered fill, rock crushing, etc. The land divider/permit holder shall retain a
qualified tribal monitor(s) from the requesting Tribe. Prior to issuance of a
grading permit, the developer shall submit a copy of a signed contract between
the Tribe and the land divider/permit holder for the monitoring of the project to
the Planning Department and to the Engineering Department. The Tribal
Monitor(s) shall have the authority to temporarily divert, redirect or halt the
ground-disturbance activities to allow recovery of cultural resources, in
coordination with the Project Archaeologist.
Project Applicant,
Registered Professional
Archaeologist, Tribal
Representative(s)
During Ground Disturbing
Activities
City of Rancho
Cucamonga Community
Development Department
5.18-5: Archeology Report - Phase III and IV. Prior to final inspection, the
developer/permit holder shall prompt the Project Archeologist to submit two (2)
copies of the Phase III Data Recovery report (if required for the Project) and the
Phase IV Cultural Resources Monitoring Report that complies with the
Community Development Department's requirements for such reports. The
Phase IV report shall include evidence of the required cultural/historical
sensitivity training for the construction staff held during the pre-grade meeting.
The Planning Department shall review the reports to determine adequate
mitigation compliance. Provided the reports are adequate, the Community
Development Department shall clear this condition. Once the report(s) are
determined to be adequate, two (2) copies shall be submitted to the South
Central Coastal Information Center (SCCIC) at California State University,
Fullerton and one (1) copy shall be submitted to the Consulting Tribe(s) Cultural
Resources Department(s).
Project Applicant,
Registered Professional
Archaeologist
Prior to Final Inspection City of Rancho
Cucamonga Community
Development Department
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Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
5.18-6: Human Remains. If human remains are encountered, State Health and
Safety Code Section 7050.5 states that no further disturbance shall occur until
the San Bernardino County Coroner has made the necessary findings as to
origin. Further, pursuant to Public Resource Code Section 5097.98(b) remains
shall be left in place and free from disturbance until a final decision as to the
treatment and disposition has been made. If the San Bernardino County
Coroner determines the remains to be Native American, the Native American
Heritage Commission shall be contacted within the period specified by law (24
hours). Subsequently, the Native American Heritage Commission shall identify
the "most likely descendant." The most likely descendant shall then make
recommendations and engage in consultation concerning the treatment of the
remains as provided in Public Resources Code Section 5097.98.
Project Applicant,
County Coroner
If Human Remains are
Encountered
City of Rancho
Cucamonga Community
Development Department
5.18-7: Non-Disclosure of Reburial Locations. It is understood by all parties
that unless otherwise required by law, the site of any reburial of Native American
human remains or associated grave goods shall not be disclosed and shall not
be governed by public disclosure requirements of the California Public Records
Act. The Coroner, pursuant to the specific exemption set forth in California
Government Code 6254 (r)., parties, and Lead Agencies, will be asked to
withhold public disclosure information related to such reburial, pursuant to the
specific exemption set forth in California Government Code 6254 (r).
Project Applicant,
County Coroner
If Human Remains are
Encountered
City of Rancho
Cucamonga Community
Development Department
Applicable General Plan Policies
RC-4.1: Disturbance of Human Remains. In areas where there is a high chance
that human remains may be present, the City will require proposed projects to
conduct a survey to establish occurrence of human remains, and measures to
prevent impacts to human remains if found.
RC-4.2: Discovery of Human Remains. Require that any human remains
discovered during implementation of public and private projects within the city be
treated with respect and dignity and fully comply with the California Native
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Monitor (Signature Required)
(Date of Compliance)
American Graves Protection and Repatriation Act and other appropriate laws.
WILDFIRE
Standard Conditions of Approval
5.9-1: Future development shall prepare a Fire Protection Plan that includes
measures consistent with the unique problems resulting from the location,
topography, geology, flammable vegetation, and climate of the proposed
development site. The Plan must also address water supply, access, building
ignition fire resistance, fire protection systems and equipment, defensible space,
and vegetation management. Maintenance requirements for incinerators, outdoor
fireplaces, permanent barbeques and grills, and firebreak fuel modification areas
are imposed on new developments.
Project Applicant Prior to issuance of building
permit
City of Rancho
Cucamonga Community
Development Department
Applicable General Plan Policies
LC-2.9: Buffer Zones. Require development projects to incorporate buffer zones
when determined to be necessary or desirable to serve as managed open space
for wildfire safety and vegetation fuel modification.
OS-1.10: Buffer Zones. Provide buffer zones, as appropriate and necessary, to
serve as managed open space for wildfire safety and vegetation fuel modification.
Buffer zones may include trails, small recreational amenities, information kiosks
and signage, and even staging points for fire vehicles.
MA-2.8: New Streets. Require new roadway connections to improve emergency
accessibility and roadway connectivity north of State Route 210 and within the
Southeast Area.
MA-3.4: Emergency Access. Prioritize development and infrastructure
investments that work to implement, maintain, and enhance emergency access
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(Date of Compliance)
throughout the community.
H-3.1: Homeless Services. Provide assistance as it becomes available towards
efforts of local organizations and community groups to provide emergency
shelters, transitional housing opportunities, and services to the city’s homeless
population and those at-risk of homelessness.
H-5.3: Development Review Process. Facilitate the development review
process for new housing through multiple techniques, including staff assistance,
public information, articles in the City’s newsletter, informal meetings with
applicants, and Preliminary Review applications to address technical issues and
facilitate the production of quality housing.
RC-3.7: Urban Forestry Plan. Minimize damage associated with wind-and fire-
related hazards and risks and address climate change and urban heat island
effects through the development of an urban forestry plan that addresses and
proper and appropriate landscaping, plant and tree selection and replacement,
planting and vegetation management techniques.
S-1.1: City Staff Readiness. Ensure City staff and departments demonstrate a
readiness to respond to emergency incidents and events.
S-1.2: Culture of Preparedness. Promote a culture of preparedness for
businesses and residents that empowers them to increase their resilience to
hazard related events and a changing climate.
S-1.3: Evacuation Capacity. Require new developments, redevelopments, and
major remodels to enhance the city’s evacuation network and facilities and comply
with the City’s Evacuation Assessment.
S-1.4: WUIFA Access Points. Require all new developments and
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Responsibility for
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Monitor (Signature Required)
(Date of Compliance)
redevelopments within the WUIFA to provide a minimum of two points of access
by means of public roads that can be used for emergency vehicle response and
evacuation purposes.
S-1.5: Enhanced Circulation. In areas of the city with limited access routes and
circulation challenges, require additional roads and improvements to ensure
adequate emergency vehicle response and evacuation.
S-1.6: Evacuation Road Widths. Require any roads used for evacuation
purposes to provide at least 26 feet of unobstructed pavement width.
S-1.7: Maintenance of Plans. Maintain and regularly update the City’s Local
Hazard Mitigation Plan (LHMP) as an integrated component of the General Plan,
in coordination with the Community Wildfire Protection Plan (CWPP), the
Emergency Operations Plan (EOP), the Evacuation Plan, and Standardized
Emergency Management System (SEMS) compliant disaster plans to maintain
eligibility for grant funding.
S-1.8: Regional Coordination. Ensure regional coordination continues with
neighboring jurisdictions, County, State, and Federal agencies on emergency
management and risk reduction planning and activities.
S-1.9: Mutual Aid. Ensure mutual aid agreements with Federal, State, local
agencies, and the private sector establish responsibility boundaries, joint
response services, and multi-alarm and station coverage capabilities.
S-3.1: Fire Risk Reduction. Apply all state and local codes and regulations (fire
safe design, adherence to Standard 49-1) to new development, redevelopment,
major, and existing non-conforming uses remodels in the WUIFA.
S-3.2: Fire Protection Plans. All new development, redevelopment, and major
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Standard Conditions of Approval/General Plan Policies
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor (Signature Required)
(Date of Compliance)
remodels in the WUIFA will require the preparation of Fire Protection Plans
(FPPs) to reduce fire threat, in accordance with Fire District policies and
procedures.
S-3.3: Vegetation Management. Owners of properties and public/ private roads
within and adjacent to the WUIFA are required to conduct brush clearance and
fuel modification to reduce fire ignition potential and spread.
S-3.4: Buffer Zones. Require development projects to incorporate buffer zones
as deemed necessary by the City’s Fire Marshal for fire safety and fuel
modification.
S-3.5: Water Supply. All developments will meet fire flow requirements identified
in the Fire Code.
S-3.6: Coordination with Agencies. Coordinate with State, regional, and local
agencies and service providers on fire risk reduction planning and activities.
S-3.7: Wildfire Awareness. Assist residents and property owners with being
better informed on fire hazards and risk reduction activities in the WUIFA.
S-3.8: New Essential Facilities (WUIFA). Prohibit the siting of new essential
public facilities (including, but not limited to, hospitals and health care facilities,
emergency shelters, emergency command centers, and emergency
communications facilities) within the WUIFA, unless appropriate construction
methods or strategies are incorporated to minimize impacts.
December 2021 Page 74
1
RESOLUTION NO. 23-27
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF RANCHO CUCAMONGA, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL ADOPT
THE EPICENTER MASTER PLAN, ADOPT AN
ADDENDUM TO A CERTIFIED RANCHO CUCAMONGA
GENERAL PLAN UPDATE 2020 FINAL ENVIRONMENTAL
IMPACT REPORT, AND ADOPT FINDINGS PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
IN CONNECTION THEREWITH
A.Recitals.
1.The City of Rancho Cucamonga has prepared an Epicenter Master Plan
for the city-owned parcels that make up the area commonly known as the Epicenter
Sports Complex, as described in the title of this Resolution. Hereinafter in this
Resolution, the subject Master Plan is collectively referred to as the “Plan.”
2.On November 8, 2023, the Planning Commission of the City of Rancho
Cucamonga conducted a noticed public hearing on the Plan and concluded said hearing
on that date.
3.All legal prerequisites prior to the adoption of this Resolution have occurred.
B.Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1.This Planning Commission hereby finds that all of the facts set forth in the
Recitals, Part A of this Resolution, are true and correct.
2.Based upon the substantial evidence presented to the Planning
Commission during the above-referenced public hearing on November 8, 2023,
including written and oral staff reports, together with public testimony, this Planning
Commission hereby finds as follows:
a.The Plan area consists of city-owned parcels commonly known as
the Epicenter Sports Complex, consisting of Quakes Stadium, Sofive Soccer Center,
Rancho Cucamonga Sports Center, Rancho Cucamonga Animal Center, Rancho
Cucamonga Municipal Utility Facility and Parking, associated parking lots and a City
owned vacant lot at the northwest corner of Rochester and Arrow.; and
Exhibit B
2
b. The parcels that are subject to the Plan include APN’s 229-012-73
and -74, 0229-012-01,-02,-03,-09,-10,-22,-23,-72; and
c. No privately owned parcels are subject to this Plan.
d. The City prepared the Plan, which is included as Exhibit “A,” to this
Resolution and are hereby incorporated by this reference as set forth in full.
e. The Plan conforms to and does not conflict with the goals, policies,
and implementation programs of the General Plan, including, without limitation, the
Housing and Land Use Elements thereof, and will provide for development in a manner
consistent with the General Plan.
f. Pursuant to the California Environmental Quality Act (“CEQA”) (Pub.
Resources Code, § 21000 et seq.) and the City’s local CEQA Guidelines, the City Council,
in December 2021, certified the Rancho Cucamonga General Plan Update 2020 Final
Environmental Impact Report (EIR) (SCH No. 2021050261) for the City’s adoption of the
2020 General Plan Update (“PlanRC”) and Climate Action Plan, and adopted findings
pursuant to CEQA and the State CEQA Guidelines (“Certified FEIR”). No new information
has become available and no substantial changes to the circumstances under which
implementation of the General Plan Update and Climate Action Plan has been undertaken
since the certification of the FEIR occurred. The proposed Amendments would not
substantially increase the severity of effects relative to the environmental topics analyzed
in the Certified FEIR, nor would the proposed Plan require new mitigation measures or
alternatives. An Addendum to the Certified FEIR for the PlanRC and Climate Action Plan
was prepared for the adoption of the Plan pursuant to CEQA and State CEQA
Guidelines Section 15164. The Planning Commission has reviewed the Addendum to
the Certified FEIR attached to the staff report accompanying the proposed Plan, along
with the Certified FEIR, and, hereby recommends that the City Council:
(1) Based on this evidence and all evidence in the record, concur
with Planning Department staff’s determination that the proposed Plan will not have a
significant effect on the environment and an Addendum is the appropriate level of
environmental review under CEQA;
(2) In the exercise of its independent judgment, conclude that the
Addendum accurately describes the environmental ramifications of the adoption the
Plan;
(3) Find, based on the evidence in the record, including the
Addendum, that the Plan does not require supplemental or subsequent environmental
review because the Epicenter Master Plan (i) is not a substantial change to the PlanRC
and Climate Action Plan analyzed under the Certified FEIR that would require major
revisions to the previously Certified FEIR, (ii) is not a substantial change in the
circumstances under which the PlanRC and Climate Action Plan are being undertaken
that would require major revisions to the Certified FEIR, and (iii) do not constitute new
information of substantial importance that was not known at the time the FEIR was
certified;
3
(4) Find that if the Plan is adopted by the City Council, the
impacts associated with the adoption of the Plan would be the same or less than those
identified for the PlanRC and Climate Action Plan in the Certified FEIR, for the reasons
set forth in the Addendum;
(5) Exercising its independent judgment after considering the
administrative record, adopt the Addendum to the Certified FEIR and reaffirm the findings
adopted as part of the FEIR certification as remaining applicable to the Plan.
3. Based upon the findings and conclusions set forth in subparagraphs 1 and
2 of paragraph B above, the Planning Commission hereby recommends that the City
Council adopt the Plan as indicated in Exhibit “A”, and incorporated herein by this
reference.
4. The Secretary of the Planning Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 8TH DAY OF NOVEMBER, 2023.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Bryan Dopp, Chairman
ATTEST:
Matt Marquez, Secretary
I, Matt Marquez, Secretary of the Planning Commission for the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly
introduced, passed, and adopted by the Planning Commission of the City of Rancho
Cucamonga, at an adjourned regular meeting of the Planning Commission held on the
8th day of November, 2023, by the following vote-to-wit:
4
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
5
Exhibit A
Epicenter Master Plan
Contents
1 | The Vision in Context.......................2
2 | Focus Area Concepts.....................20
3 | Development Regulations..........46
4 | Implementation Playbook..........62
Epicenter Master Plan
City of Rancho Cucamonga
Public Review Draft | November 2023
CITY OF RANCHO CUCAMONGA | November 2023 | 1
Acknowledgements
A Special Thanks:
This Epicenter Master Plan and the vision, strategies, development standards, and implementation
playbook herein, are a result of a collaborative effort between the City of Rancho Cucamonga’s professional
staff, City Council, Planning Commission, and team of professional consultants.
Specific acknowledgment is given to the following individuals:
City of Rancho Cucamonga
City Council
L. Dennis Michael, Mayor
Lynne B. Kennedy, Mayor Pro Tem
Ryan A. Hutchinson, Council Member
Kristine D. Scott, Council Member
Ashley N. Stickler, Council Member
Planning Commission
Bryan Dopp, Chair
Tony Morales, Vice Chair
Diane Williams, Commissioner
Al Boling, Commissioner
James Daniels, Commissioner
City Staff
John Gillison, City Manager
Elisa Cox, Assistant City Manager
Matt Burris, Deputy City Manager
Julie Sowles, Deputy City Manager
Jennifer Hunt-Gracia, Director of Community
Services
Jason Welday, Director of Engineering
Bill Wittkopf, Director of Public Works
Matt Marquez, Director of Planning and Economic
Development
Jennifer Nakamura, Deputy Planning Director
Katie Distelrath, Deputy Director of Community
Services
Jean Ward, Civic Solutions, Contract Project Manager
Consultant Team
Sargent Town Planning | Urban Planning and
Design Lead, Master Plan Preparation
David Sargent, Senior Principal
Peter VanderWal, Principal, Project Director
Andrew Krizman, Senior Urban Planner & Designer
Michael Mabaquiao, Senior Urban Designer
Javier Ballesteros, Associate, Urban Designer
Studio One Eleven | Urban and
Architectural Design
Michael Bohn, Partner
David Sabunas, Senior Design Director
Matthew Wister, Studio Director
The Lab | Feasibility Analysis
Shaheen Sadeghi, Principal
Roman Ciuni, Project Manager
Chris Bennett, Operations
Fehr & Peers | Traffic & Mobility
Jason Pack, Principal
Delia Votsch, Project Manager
Keyser Marston Associates | Economics
Kevin Engstrom, Senior Principal
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 32
01
1: THE VISION IN CONTEXT
The General Plan envisions the Epicenter Master Plan Area as a fun, active district
which serves as a destination for recreation, entertainment, and gathering. The
General Plan states:
“Opportunities for intensification around the Cucamonga Station and Epicenter
Sports Complex present the high potential for Central South (Community
Planning Area) to evolve into a significant, transit-oriented, mixed-use urban
center and regional employment hub" (General Plan, page 25).
This Plan is intended to implement that vision, ensuring that each new
development, whether in the near term or further in the future, contributes to
that long-term goal. While the Plan Area takes its name and much of its identity
from the Epicenter Sports Complex—see the following pages on Plan Background
& Context—the Epicenter Master Plan Area (or Plan Area) includes all the City-
owned land within the 56-acre Plan Area boundary included on maps throughout
this document (see page 6). This first Chapter covers the following topics:
Plan Background & Context
Leveraging & Connecting to the Context
An Active, Connected Public Realm
Phased & Shared Parking Strategy
Introduction
The Vision
in Context
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 54
Plan Background & Context
Following its incorporation as a City in 1977, Rancho
Cucamonga grew explosively in population. As part
of the City’s strategy for generating civic activity
and a growing sense of community pride, the
City constructed the Epicenter Sports Complex to
attract a minor league ball club. Opened in 1993,
it became the home of the co-branded Rancho
Cucamonga Quakes ball club, attracting large
crowds from throughout the Inland Empire.
Located on Rochester Avenue, in a commercial and
light industrial area south of Foothill Boulevard,
the Epicenter Sports Complex now includes
Quakes Stadium (referred to throughout this Plan
as the Stadium), three softball fields available for
community leagues and tournaments, one little
league baseball field, and a new Sports Center
east of Rochester Ave. These athletic facilities are
surrounded by surface parking lots that are rarely
utilized to capacity, even when the Quakes are
playing. The Epicenter Master Plan Area takes its
name from the Epicenter Sports Complex, but it
now hosts a variety of other uses as well. South
of the softball fields are the Sofive Soccer Center
fields, hosting 5-on-5 and 7-on-7 soccer. On Arrow
Route, the City's Animal Center cares for and finds
new homes for abandoned pets and other animals.
The City recently acquired a vacant parcel on the
corner of Rochester Ave and Arrow Rte for a future,
larger, more public-facing Animal Center expansion
facility.
From 2019 to 2021, the City comprehensively updated
its General Plan, through a process of extensive
community engagement and consultation. Through
that process, creating a complete downtown for this
former bedroom suburb of Los Angeles emerged
as a top-level community priority. A Downtown
Focus Area Plan was included in the new General
Plan (page 102), envisioning and illustrating how
the Epicenter Master Plan Area would become part
of the expanded Downtown Rancho Cucamonga.
Strategies for achieving this included street and
trail improvements to bring the Plan Area within a
pleasant walk, bike ride or short transit ride of Foothill
Boulevard, Victoria Gardens, and Cucamonga Station
just a mile away to the southwest.
In 2022, the City undertook preparation of this
Master Plan to accelerate the vision for Downtown
Rancho Cucamonga and to address two important
challenges of the Plan Area: 1) there is not enough
community activity throughout each day and each
season of the year, and 2) there is not nearly enough
revenue to cover what the City spends maintaining
its 56-acre holdings in the Plan Area. Therefore, this
Master Plan is intended to guide new public and
private investment and development in the Plan
Area to ensure that they enhance and expand the
range of community-serving activities and amenities
and that they generate enough revenue to support
those resources—rather than “privatizing” important
public amenities.
23
3
3 3 2
1
2
4
5 min.
walk
10 min.
walk
5 min.
bike
5 min. electric
bike/scooter
4
7
5
5
6
6
Legend
2
3
4
Planned BRT Stations
Planned Multi-Use Paths
Significant expected housing and mixed-use
development
1 Existing Cucamonga Station (Metrolink) with
planned high-speed rail and bus rapid transit
6
7
5
Transit Priority Street, per General Plan
Victoria Gardens
Bike Priority Street, per General Plan
Planned High Speed Rail StationVictoria Gardens Day Creek Channel Park visionStadium facade Sports CenterPromenade connecting baseball,
softball, and soccer fields (circa 1991)
1: THE VISION IN CONTEXT
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 76
Leveraging & Connecting to the Context
The Epicenter Master Plan Area (see map to
the right) has the potential to capitalize on
its proximity to nearby amenities, synergistic
uses, and multiple major transportation routes
and destinations. The major transportation
routes and destinations were identified on the
previous spread (pages 4 and 5), but the area
immediately surrounding the Plan Area also
presents an interesting mix of constraints and
opportunities for the planned mixed-use sports
and entertainment district. The surrounding
properties are all privately owned and mostly
commercial and industrial in use, suburban
in character, and separated from one another
and from the Plan Area by security fences and
walls. On the surface, that would appear mainly
to present constraints. However, there are clear
opportunities for the owners of those properties
and businesses to derive new customers and
new value from an increasingly popular district
centered on the Epicenter Sports Complex, and
there are relatively straightforward opportunities
to create new connections between several of
those properties and the Plan Area that might
benefit all parties. The Framework, concepts, and
regulations of this Master Plan aim to create and
strengthen ties to these nearby opportunities as
well as more distant ones via transit and bicycle
routes.
Multi-use path; direct
alignment to be determined
Epicenter Master Plan Area
Connectivity opportunities
between the Plan Area and
its context that are explored
throughout this Master Plan
1: THE VISION IN CONTEXT
Arrow Rte
Foothill Blvd
Jack Benny Dr Day Creek BlvdSebastian WayMasi DrStadium Way
Stadium Way
Rochester AveStadium
Softball
Softball
Softball
Soccer
Animal Center
Little League
Animal Center Expansion Site
Sports Center
Substation
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 98
A Walkable Framework
The expanded activity and mix of uses envisioned for the
Plan Area must be linked to each other and to the context
with a clear, walkable urban framework. Therefore, this
Master Plan organizes the area into a number of walkable
blocks, defined and interconnected by a network of
streets oriented to pedestrians and bicyclists, and also
accommodating significant amounts of vehicular traffic
and parking. This framework, shown in the diagram above,
will systematically evolve the Plan Area from its current
condition as isolated sports facilities surrounded by surface
parking lots to its envisioned future as a lively sports and
entertainment district. The existing public green—referred
to as Epicenter Green in this Plan—at Rochester Ave and
Stadium Way is to be enhanced as the central public space
and activity hub of the new district.
The Vision
Existing Anchors
This district is unique because of its proximity to
Foothill Boulevard and because of its three major
City assets: the Stadium, Sports Center, and Animal
Center. All three of these anchors will continue to
evolve throughout the lifetime of this Plan. The Sports
Center continually tailors its programming to the
community, the Animal Center aims to expand to
better serve its mission, and the City is seeking to
take better advantage of the Stadium as a year-round
multi-use venue (see page 37). The uses and amenities
described throughout this Master Plan are intended
to complement and leverage these existing, district-
defining anchors.
New, Lively Uses
Within each block, opportunity sites for new
commercial and mixed-use developments are defined
in this Master Plan (see Chapter 2). High-priority
opportunity sites include those facing the Epicenter
Green, facing Stadium Way as it connects the Stadium
to the Sports Center, and facing Rochester Ave and
Jack Benny Drive. Attractive new buildings or similar
facilities and a growing array of lively new uses and
activities along these streets that connect the Plan
Area to the rest of the Downtown are critical to
realizing the community's dream.
Near-Term Activation
Initial possibilities for activation include simply
leasing some of the parking spaces along key street
frontages to vendors who operate outdoor food,
beverage, and retail establishments out of temporary
or low-cost structures and shipping containers. Such
interventions are referred to as “tactical” because they
can be established relatively quickly, have a relatively
low cost, and need not displace many parking
spaces. Near-Term Action Items are identified in the
beginning of Chapter 2.
A Feasible Mix of Uses
Despite the near-term activation possibilities
mentioned above, there is a limit to how many
new food, beverage, and retail establishments
can thrive in the Plan Area without other new
uses and attractions. The Stadium, Sports Center,
and other athletic fields do not routinely attract
enough visitors to support a large number of
restaurants or shops, who must have customers
all day every day to stay in business. Through
economic feasibility study and in consultation
with food, beverage and family entertainment
businesses, the City's design and economic
consultants confirmed that such businesses
are attracted to mixed-use districts where a
significant concentration of residents and
jobs are already present or nearby, to provide
them with a steady supply of "built-in" local
customers—in addition to the visitors attracted
by anchors.
While the Plan Area is currently located in an
employment district, the district is of quite low
intensity in terms of employees per acre and per
day in the vicinity. Significant amounts of new
housing and office space are planned along
Foothill Boulevard less than a half-mile to the
north—many of which are anticipated to be
occupied within the next few years. Therefore,
it is a priority of this Master Plan to provide
multimodal connections to this new housing and
to nearby businesses, and to provide a home for
new jobs and businesses within the Plan Area.
This priority to both host new development and
connect to nearby uses is reflected in the network
described on pages 12–16, the development
concepts illustrated in Chapter 2, and the
standards of Chapter 3.
4
4
4 4
An active district can be initiated in the near-term.Mixed-use places attract a wide range of visitors.
For more on the walkable framework, see an An Active, Connected Public Realm on page 12.For more on Development Concepts, see Chapter 2: Focus Area Concepts on page 20.
1
Legend
1
4
2
3
Epicenter Green (see page 26)
Walkable Blocks: Potential
Development Sites
Gateway Intersection (see page 16)
The Fault Line Promenade linking
the Epicenter and Sports Center
Potential Pedestrian Routes (also
accommodating bikes where
possible)
Multi-Modal Internal Streets
Open Spaces
2
3
3
1: THE VISION IN CONTEXT
Plan Area
This diagram illustrates the intent of the plan
framework. The Regulating Plan (Section 3.1)
and associated standards implement this vision.
Arrow Rte
Jack Benny Dr
Stadium Way
Stadium Way
Arrow RteRochester AveSebastian Way
Victory Dr
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 1110
Design Approach
With feasibility in mind, the planning team studied a series of development scenarios for the Plan Area, with
lively retail, food and beverage and entertainment uses on the ground floors and new hotels, offices, and
other supportive uses on upper floors of mixed-use buildings. These uses can be supported by structured
parking for visitors, tenants, customers, and for the ballpark and Sports Center. Potential strengths of this
approach to building new activity and value in the Plan Area—particularly in the context that the new
General Plan provides for the future of this area—include:
Implementation Strategy
In order to jump-start the evolution of the Plan Area from its current condition to a lively mixed-use district,
a strategy of phased improvement and activation is recommended. The City of Rancho Cucamonga is well
known for acting purposefully, rather than waiting for something good to happen.
Mixed-Use Leverages Value
Much of the ground floor area of mixed-use buildings—and
often upper floor areas as well—is devoted to parking, with the
street-facing ground floor spaces reserved for the retail, food and
beverage, and entertainment uses prioritized for the Plan Area.
Mixed-use buildings with offices or hotel rooms above those
lively uses tap the “air rights” of the City’s property to generate
more value and revenue for the City, much of which can be used
to construct new public space and recreational amenities for the
district, and for the community.
Shared Parking is Efficient
In downtowns and other mixed-use districts, parking supplies
can be flexibly shared among various users, reducing the total
number of spaces and associated costs and acreages, freeing
up capital and land for the lively fun uses the community
wants. Given the anticipated mix of uses in the Plan Area,
it is anticipated that the busiest time for restaurants and
entertainment uses would be when there is a game or event
at the stadium, such that a single parking space would
accommodate several stadium visitors who would also be
patrons of one or more of the surrounding businesses during
their visit. The same is expected to be true of families attending
community sporting events. And when large events are not
in session, there will be more than enough parking for all the
businesses.
Supporting the Foothill Blvd Downtown
Environment (see Focus Area 1 on GPU page 102)
As Victoria Gardens has demonstrated over the past 20 years, a
lively, pedestrian-oriented environment with a mix of fun and
useful businesses is a fine amenity and center of community
activity, and also brings in visitors and their spending money
from the surrounding region. It is worth noting that Victoria
Gardens was originally planned as a mixed-use development,
with the large parking blocks surrounding the retail center laid
out for future housing infill. Several of those housing projects
are just now in the planning stages and are anticipated to be
constructed in the next few years. The Plan Area likewise has the
potential to capitalize on nearby residents, as several housing
and mixed-use projects along Foothill Boulevard to the north
of the Plan Area are planned. The Plan Area can complement
and synergize with Victoria Gardens and the rest of Focus Area
1 (General Plan, page 102) to deliver much of the envisioned
“real downtown Rancho Cucamonga” within years, rather than
decades.
1. Recruit Investment and Development
Beginning prior to Master Plan adoption, and continuing
indefinitely, the City should actively recruit businesses to provide
new food and beverage, retail, recreational and entertainment
uses within the District. Initial recruitments will likely be
“tactical” vendors, as described in item 3, below; in later phases
of development, this will also include tenants within ground
floor spaces of new mixed-use buildings.
2. Adopt this Master Plan
This Plan is a flexible framework for organizing the land within
the Plan Area into urban blocks, with a network of beautiful,
comfortable, human-scale public spaces connecting them
and providing valuable new addresses for new uses and
development.
3. Near-Term Action Items
Build and Activate the Hub (see pages 24-33)
As a catalytic public improvement to increase the pace and
quality of business recruitment, the City should improve the
existing park at the main entry to the Stadium and softball
fields, and also Stadium Way as it enters from Rochester.
In this Master Plan, this park is referred to as the "Epicenter
Green." New branded streetscape, signage and landmarks will
signal that this is the hub of an important place and regional
destination. New branding and signage should provide a unified
identity for the Stadium, ballfields, Sports Center, and future
mixed-use district. Improvements to the pedestrian promenade
coming in from the park are also recommended. These public
improvements will provide the area with an impressive new
“front door,” and a new address for the early phases of new
businesses and amenities. Concurrently with the park and
Stadium Way improvements, food trucks and similar “tactical”
(temporary or mobile) food and beverage amenities can be
invited to set up along the edges of existing parking lots that
face into the upgraded park. The City should also increase the
programming of the park, with activities that might include
outdoor movies on a large screen many evenings, a weekly
farmers market or other public market event, periodic or
seasonal street fairs, and other community events. All such
events should be promoted via district signage, online, and print
media.
4. Longer-Term Vision
Build Around the Hub (see pages 36-45)
Through on-going recruitment and requests for development
proposals, the City should actively seek to sell or ground lease
opportunity parcels as defined in the Master Plan. After the
improvement of the Epicenter Green, next phases of catalytic
development could occur on either side of the Green and to the
northeast of Rochester Ave and Stadium Way, as depicted in
Chapter 2.
Recruit tactical vendors
Hotels over active uses leverage value
A Master Plan organizes the effort
Shared parking
The hub to serve as gateway, or “front door”
Pedestrian-oriented environment
Build around the hub
Sports
Center
Ro
c
h
e
s
t
e
r
A
v
e
Stadium
The Hub
Stadiu
m
W
a
y
Stadium WayRochester Ave1: THE VISION IN CONTEXT
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An Active, Connected Public Realm
A Multi-Modal Network
Per the General Plan Toolkit Part 3, it is imperative
that, with new development, a human scale
network of multi-modal streets and public spaces
with active frontages be systematically extended
into large vacant or underutilized sites (General
Plan, page 308). Multiple drives already exist within
the Plan Area, offering access to parking lots and
existing uses, but they should be improved and
fronted to create a vibrant, walkable environment.
New connections and spaces should be introduced
as diagrammed above and described in this section.
The Chapter 3 standards of this Master Plan ensure
that this multi-modal network is implemented over
time with any new development.
1
Multi-Modal Streets
In coordination with wider bike network improvements,
Rochester Ave and Arrow Rte are envisioned to feature
more comfortable and safe bike lanes over time. Also, just
to the east of the Plan Area, Southern California Edison land
is planned to feature a multi-purpose trail, and the General
Plan (Figure M-4, page 157) identifies Jack Benny Dr (and
its continuation to Day Creek Blvd) as a Community Trail.
These routes link to Foothill Blvd, Victoria Gardens, and
beyond. In order to leverage this multi-modal context,
streets within the Plan Area should be made safe for both
cars and cyclists, with wide sidewalks for pedestrians,
shaded by trees. Some portions of streets, such as the
portion of Stadium Way which curves around the Epicenter
Green, can further prioritize pedestrians and cyclists.
Potentially, that curve could be designed as a shared
curbless street which can be closed to traffic for big events.
A safe, comfortable multi-modal street network
Bike lanes could be protected by parked cars.
A multi-modal network offers connections to nearby
bus lines on Milliken Ave and Foothill Blvd.
Medians make streets crossable and beautiful.
Bike lanes could be raised—whether up on the sidewalk or
between sidewalk and street level—for greater safety.
Internal streets in the Plan Area need to prioritize the pedestrian experience. In priority
locations, such as Stadium Way west of Rochester Ave, a curbless design could allow for the
street segment to be temporarily closed to vehicular traffic for special events or game days.
Legend
1
2
3
3
3
Epicenter Green (see page 26)
Gateway Intersection (see page 16)
The Fault Line Promenade linking the
Epicenter and Sports Center
Potential Pedestrian Routes (also
accommodating bikes where possible)
Multi-Modal Internal Streets
Open Spaces
2
1: THE VISION IN CONTEXT
This diagram illustrates the intent of the plan
framework. The Regulating Plan (Section 3.1)
and associated standards implement this vision.
Arrow Rte
Jack Benny Dr
Stadium Way
Stadium Way
Arrow RteRochester AveSebastian Way
Victory DrPlan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 1514
The Fault Line Promenade
Various existing and potential pedestrian routes, as
diagrammed on page 12, have the opportunity to stitch
the area together and lessen the need to drive between
destinations. Particularly important is the route from
the Sports Center to the Stadium entrance, which could
be branded The Fault Line to complement Epicenter
branding and improve wayfinding. This should become
a beautiful, comfortable promenade forming an
east-west spine through Focus Area North. Its edges
should feature . The first phase of The Fault Line (west
of Rochester Ave) is a key Action Item (see page 29)
intended to bring life to the gateway to the Epicenter.
Open Spaces
Open spaces serve as outdoor rooms for the community and
give an area a sense of place. The Epicenter already has a great
amount of open space, considering the size and number of
ball fields as well as the Epicenter Green. Key to the success of
the area will be leveraging these existing spaces with robust,
creative programming and strategic improvements to make the
spaces more attractive and more flexibly usable.
An elegant promenade shade structure
Flexibly-programmable open space
Gateway hub: Epicenter Green
Sports Center: underutilized landscaped area*
Frame outdoor rooms with new development
Actively utilized open space
Tactical hub of activity, featuring food trucks
Flexible-use edges of streets and open spaces
Along the Epicenter Green, the Fault Line promenade should be lined with tactical uses (see
page 30), gathering, and outdoor dining and be highly connected to the open space.
The promenade along Stadium Way, east of Rochester Ave, can provide extra space to
accommodate bikes and other active means of transportation.
1: THE VISION IN CONTEXT
*Alterations to this area would need to accommodate the needs of the Sports Center Water Quality Management Plan
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 1716
Creating a Gateway
The intersection of Rochester Ave and Stadium Way is intended to serve as an impressive new “front
door” to the area. This intersection should visually celebrate one’s arrival at the Epicenter. To announce
the gateway, vertical, tower-like elements could flank the street, or a structure could even span the street.
Paving materials, with distinct colors and patterns, can also draw attention and slow drivers, making the
intersection safer for pedestrians and cyclists. Pedestrian and cyclist crossing should be facilitated, in
order to strengthen the connection between the Sports Center and new development on the east side of
Rochester Ave with the rest of the Plan Area to the west of Rochester Ave. Furthermore, new development
and improvements should enhance all 4 corners of this gateway, as illustrated to the right.
Vertical Monument or Structure
Gateway structure could
include bike storage.
Corner Entry to Active Use Corner Plaza
Attractive Wall/Screen for Substation
1: THE VISION IN CONTEXT
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 1918
1 4
4
1
1
1
2
33
3
Phased & Shared Parking Strategy
Empty Lot
Opportunities
Overflow surface parking supporting
the first phases of development could
be provided on vacant or under-utilized
land, such as the northwest corner of
Rochester Ave and Arrow Rte (which
will be home to the Animal Center in
the longer term). This is an affordable
and convenient near-term solution.
Making Way for New, Fun Uses
Remaining Lots
At each phase of development, and
especially in the foreseeable future,
many existing surface parking spaces
will remain, along with their solar
collectors. In places where surface
parking is relocated, the solar collectors
can move along with them—whether
to other surface lots or on top of
parking structures. In all cases, parking
should be well screened by liner uses
or landscaping.
Shared Structures
A shared parking structure, ideally
located within Focus Area North (see
Chapter 2), would free up a lot of
valuable land around the hub of the
Plan Area. Parking arrangements could
allow some spaces to be dedicated to
certain users, while other spaces are
available for public use.
Park Once Strategy
Legend
Adjacent privately-owned
parking: potential sharing
opportunities
Near-term parking opportunity
on empty lot (before the Animal
Center expands to this location)
Walkable routes to Epicenter
from parking
The above inventory demonstrates how robust the supply of
parking is in and around the Epicenter. The existing supply,
even with only minimal sharing of parking between uses, easily
accommodates the busiest days of the year—including sold-out
baseball games. In order to accommodate new development
as envisioned by this Master Plan, some lots will need to be
displaced, and the necessary parking demands will need to be
met through more efficient, creative means than a sea of surface
parking. Strategies for phasing and sharing parking should be
formally spelled out through a Parking Management Plan (see
Concept 3C on page 72). Example strategies are described on
the following page.
There is currently an over-supply
of parking in the wider context.
This Master Plan strongly supports
the strategy of coordinating and
negotiating with neighbor properties
to share parking, to the benefit of
all property owners and visitors. A
walkable network connecting all
parking and uses allow visitors to
park once while visiting multiple
destinations in the area.
1: THE VISION IN CONTEXT
Lots A through F are lettered to facilitate referencing. These lot letters
are used in the Playbook spreadsheet to describe possible locations of
new uses, improvements, and programming (see Chapter 4).Ar
row
R
te
Rochester
A
v
e
Plan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 2120
02
A wide variety of development possibilities could accomplish the vision for the
Epicenter Master Plan Area. The range of preferred possibilities, however, varies
by both location and by point in time. For that reason, this Chapter explores
development and improvement concepts through the lens of Focus Areas in
both the near- and long-term. Concepts and priorities are included to describe
and illustrate how each new development, whether in the near term or further in
the future, contributes to the longer-term goal. While this Master Plan applies to
the entire Plan Area, the specific concepts explored here focus on land currently
owned by the City, as it is not known if or when privately held land may be
redeveloped. This Chapter includes the following sections:
Introduction
Focus Area
Concepts
Focus Areas Introduction
Near-Term Action Items: Focus Area North
Longer-Term Vision: Focus Area North
Near-Term Action Items: Focus Area South
Longer-Term Vision: Focus Area South
2: FOCUS AREA CONCEPTS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 2322
Focus Areas
Introduction
Focus Area South
The southern portion of the plan
area features more existing uses
than Focus Area North, including
the Animal Center and Sofive Soccer
Center. Therefore, minimal change
is anticipated in the near term.
Eventually, the Animal Center is
expected to grow—with a new building
at Rochester Ave and Arrow Rte—and
other uses could expand the active
environment envisioned for Focus Area
North.
Focus Area North
Focus Area North features the gateway
to both the Stadium, softball fields, and
the Sports Center, at the intersection
of Rochester Ave and Stadium Way.
As described in Chapter 1, this area is
intended to serve as a hub, and the
existing green—referred to here as
Epicenter Green—can be improved and
utilized as a significant destination. The
open parking lots which fill most of this
focus area offer a relatively blank slate,
which can accommodate new, exciting
activity and development.
This Master Plan identifies and studies two focus areas: Focus Area North and Focus Area South, labeled
above as 1 and 2, respectively. The following pages identify the unique existing conditions and possibilities
associated with each of these focus areas in both the near- and longer-term. They are envisioned to play
slightly different roles, especially in the near-term.
1
2
1
2
2: FOCUS AREA CONCEPTS
Arrow Rte
Jack Benny Dr
Stadium Way
Stadium Way
Arrow Rte
Rochester AveSebastian Way
Victory DrPlan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 2524
Near-Term Action Items
Focus Area North
Build and Activate the Hub
As discussed in Chapter 1, the Epicenter Green and its context can serve as a hub for the area. In the near
term, it can become a fun and active gateway to both the Stadium, softball fields, and the Sports Center.
Strategic enhancements to the Epicenter Green and its context, along with tactical structures or vehicles
hosting food, beverage, and other commercial uses, can bring life to the area soon. This spread identifies six
Action Items which are intended to create and improve this hub; these Action Items are described on the
following pages.
Alongside these action items, the stadium should feature increased programming to become a more active
year-roung anchor, as discussed in Chapter 1. Programming which requires no significant alterations to the
stadium can be accommodated in the near term, but in the longer term, the stadium could be adapted to
more flexibly host a wider range of events. This is discussed further on page 37.
1
133
4
4
6
6
6
6
5
5
6
2
2
22
3
2: FOCUS AREA CONCEPTS
5
Legend
1
2
3
6
7
7
4
5
Improve the Epicenter Green
Introduce Promenades
Tactical Activation
Manage Parking
Stadium Programming
Improve the Beer Garden
Connect to Sebastian Way (see connection standards in Chapter 3)
Stadium W
a
y
Rochest
er
Av
e
Stadium Way
Stadium WayRochester AveJack Benny Dr
Sebastian Way
Plan Area
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Action Item #1: Improve the Epicenter Green
The park at the southwest corner of Stadium Way and Rochester Ave has the opportunity to serve as an
active public space and front door to the area. Walkable promenades should line its edges, creating an
enjoyable connection between Rochester Ave, nearby parking, and the entry to the baseball fields. The
design of the park itself should flexibly accommodate a wide range of events and programming, from
farmers markets to movies and yoga. New branded streetscape, signage and landmarks will signal that this
is the hub of an important place and regional destination.
1
A
A
A
B
C
F
F
E
C
E
C
C
C
D
C
D
B
Create an open space which can contain furniture and play equipment but remains mostly open and
flexible. Existing trees within the space should be preserved.
Create a central stage to anchor the space and accommodate performances and other events.
Organize sidewalks and promenades (see Action Item #2) to give a clear form to the space and
connect it to the context.
Improve the existing beer garden to better engage Stadium Way, the Epicenter Green, and the entry
to the Epicenter and softball fields (see Action Item #4).
Create a small corner building which marks the gateway to the Epicenter Green at the southwest
corner of Rochester Ave and Stadium Way. This structure could serve various uses in support of
operations and visitors, such as: bike parking, ticketing offices, service storage, and public bathrooms.
Create an iconic structure to shade tactical retail and restaurant uses (see Action Item #3). A large
billboard-like sign and screen could: 1) serve as a branding opportunity visible from Rochester Ave; 2)
screen movies; and 3) live-stream games and events taking place in the Stadium. For movie nights
and certain events, the Epicenter Green could be ticketed or extra revenue could simply be generated
from the additional traffic for the tactical retail and food and beverage establishments.
Approaching the Epicenter Green from Rochester Ave and Stadium Way
Smaller shade structures could also offer shade for walking and gathering along the edges of the space.
Stadium W
a
y
Stadium Way
Rochest
er
Av
e
Rochester Av
e
E
D
2: FOCUS AREA CONCEPTS
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Action Item #2: Introduce Promenades
Promenades and sidewalks play a critical role in the multi-modal public realm network described in
Chapter 1 on pages 12 to 17. Along the south and east edges of the Epicenter Green, a first phase of the
Fault Line (page 14) can be built. Promenades will eventually connect the Epicenter and softball fields to
the Sports Center and ultimately, to the multi-use path in the SCE property. While the overall network
will accommodate cyclists at certain locations, this near-term portion is to be focused on the pedestrian
experience and lined with activity (see Action Item #3). The portion along the southern edge of the
Epicenter Green is to be a direct continuation of the existing promenade between Stadium and softball
field.
2
Minor sidewalks, such as those within the Epicenter Green and along Stadium Way also provide a comfortable route
that can host seating and be lined by tactical retail and food and beverage establishments (see Action Item #3).
Flexibly-programmable open space, activated by tactical structures, such as tents or food trucks.
A place to watch the game and play
A place for strolling, gathering, and visiting tactical dining and retail
A place for community fitness and wellness
Action Item #1 Continued
2: FOCUS AREA CONCEPTS
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Action Item #4: Improve the Beer Garden
The current stadium beer garden near stadium way provides tables and chairs, but it fails to
activate the adjacent public realm. This space should better serve as a dining and drinking terrace
which overlooks and engages the promenade, Stadium Way, and Epicenter Green. Furthermore,
it could be used outside of game days to support activity in this gateway hub area. This can be
achieved by maintaining visibility between the beer garden and other spaces and creating a
more monumental entrance to Stadium Way, while still meeting the Alcoholic Beverage Code.
Furthermore, elements such as shade structures, planted trellises, string lights, and small trees
can bring beauty and shade.
Drinking and dining covered by a trellis and canvas sailsThe existing space, closed off from its surroundings
Structures can provide shade and a sense of enclosure while
maintaining high visibility to the surroundings.
4
Action Item #3:
Tactical Activation
Tactical structures—such as tents, food
trucks, and shipping containers—can
allow food, beverage, and retail uses to
line the public realm during events or
throughout the year. When successful,
such uses can remain as they are
indefinitely or they can become housed
in more permanent spaces within new
development in the future. This activation
could be as simple as food trucks and/or
tents, or the City could build an attractive
shade structure and lease space under
it to retail. The design shown to the left
proposes such a structure lining the
southern portion of Epicenter Green,
allowing retail and food and beverage
establishments to front onto the green.
Shipping containers, food trucks, and airstreams can serve as micro-commercial spaces on any edge of the
Epicenter Green. For example, food trucks could easily park along Stadium Way, lining Epicenter Green.
Shade structures make it easier to host events and temporary uses, such as markets.
3
2: FOCUS AREA CONCEPTS
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Action Item #5:
Connect to Sebastian Way
Several of the parking lots serving the commercial buildings
directly to the north of the Epicenter ballfields extend to the
south edge of those properties, so that a simple opening could
provide access between the Epicenter and those businesses
for pedestrians, bicyclists, and motorists (see Standard C-1 in
Chapter 3). This could provide a flow of potential new customers
for the existing businesses in those buildings, which lack the
exposure that the commercial center to the north has by virtue
of its frontage on Foothill Boulevard. In the longer term, such
connectivity might enable the owners of those buildings to
lease spaces to food and beverage businesses or sports and
entertainment businesses. Additionally, potential parking sharing
or leasing arrangements with these surrounding businesses could
allow them to get more value from their parking lots which are
underutilized in the evenings. A connection to Sebastian Way
would also put the hundreds of planned new housing units along
Foothill Boulevard within a comfortable 5- to 10-minute walk—or
even shorter bike ride—of the amenities of the Plan Area.
In the near-term, such a connection should be made extending
from the improved Epicenter Green, around the outfield of the
Stadium, and up north to Sebastian Way. There are a number
of alternatives regarding the design of this route, depending on
budget and access needs. In the near term, it could be as simple
as an improvement and extension of the existing sidewalk and
drive, or it could be a redesign of the existing drive into a shared
multi-modal way. In either case, this shall be a phased approach
resulting in a full multi-modal way in the long-term.
Action Item #6: Manage Parking
There is currently a surplus of parking in the Plan Area and within adjacent private developments. However,
now is the time for the City to begin monitoring the use of its parking lots in order to inform future shared
parking interventions as the Plan Area is developed. The cost of new parking solutions—such as structured
parking—can limit the development potential of the area, so first phases should take advantage of low-cost,
strategic opportunities that already exist. In the near-term, most existing parking lots will remain—along
with their solar collectors—and can support new tactical uses around the improved Epicenter Green. As
the level of activity and success of the area grows, some overflow parking may be necessary during specific
time periods. First, overflow surface parking supporting the initial phases of development could be provided
on vacant or under-utilized land, such as the northwest corner of Rochester Ave and Arrow Rte (home to
the Animal Center in the longer term). If and when more parking is needed, opportunities exist for sharing
parking with nearby developments, as identified and discussed in Chapter 1 on page 19 and Action Item #5
on page 32. These are affordable and convenient near-term solutions.Ar
row
R
te
Rochester
A
v
e
Sebastian Way
Epicenter
Green
Beer
Garden
Stadium
Commercial
to North
Stadium
W
a
y
Epicenter
Green
Rochester Ave
Future Housing
and Mixed-Use
N
N
Stadium Commercial Uses
and Under-Utilized
Parking
Masi Dr
Sebastian WayFoothil
l
B
lvd
Stadium
W
a
y
Linking the heart of the Plan Area to Sebastian Way creates a synergistic connection with many nearby uses.
6
5
Overflow parking opportunity at Arrow Rte and Rochester Ave
The Plan Area currently has a surplus of parking space.
2: FOCUS AREA CONCEPTS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 3534
5
3
4
1
2
6
Near-Term Strategies
for the Future Animal
Center Lot
Animal-Oriented Use
The empty lot at the northwest corner
of Rochester Ave and Arrow Rte, which
is reserved for a future Animal Center
expansion, could accommodate an interim
animal-related use on a lease that would
expire when the Animal Center is expected
to be built. This would put this location on
the map for pet-owners, paving the way for
the future Animal Center.
Overflow Parking on Existing Land
Remaining vacant land (excluding that
needed for any interim animal-oriented use
per above) could accommodate short-term,
temporary overflow parking in support of
interim uses and new activity in Focus Area
North. If used for parking, the lot shall be
layered with dust-mitigating ground cover,
such as decomposed granite or gravel. The
lot is largely flat, but it shall be graded where
necessary to create a walkable surface.
Support Existing Uses
which Support Vision
Athletics-related uses and the Animal Center
form part of the long-term vision for the
area. Whether they remain as they are now
or evolve over time, these uses should be
supported. However, the automobile-related
use on the private property at Rochester
Ave and Jack Benny Dr does not contribute
to the evolving identity of this area. If its
property owner so chooses, it could be
redeveloped to better complement the other
Plan Area uses.
3
1
2
Minimal Near-Term Change
The southern portion of the plan area features more existing
uses than Focus Area North. Therefore, minimal change is
anticipated in the near term. The empty lot at the northwest
corner of Rochester Ave and Arrow Rte is reserved for a future
Animal Center expansion in the longer term, but it could
accommodate overflow parking and/or an interim animal-
related use in the near term. The existing private property north
of that corner site (see #6 in the above diagram) is not currently
available for redevelopment, but if its property owner so chooses,
it could eventually become a use that better complements the
Epicenter character and other Epicenter uses.
Legend
1
2
3
4
5
6
Future Animal Center Site
Overflow Parking Opportunities
Existing Animal Center
Existing Little League Field
Existing Sofive Soccer Center
Existing Private Property
Way
Stadiu
m
Rochester AveJack Benny Dr
Arrow RteVictory Dr2: FOCUS AREA CONCEPTS
Near-Term Action Items:
Focus Area South
Plan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 3736
Longer-Term Vision: Focus Area North
An All-Day, Year-Round
Active Environment
The near-term activation described in the previous section
is intended to catalyze a higher concentration of life and
activity around this focus area in the long term. Over time,
existing parking lots can be developed to accommodate
this growing concentration of activity and further enliven
an improved public realm. New buildings can house the
tactical commercial uses and programming that will have
succeeded in the near-term as well as other new uses
which support the identity and life of the area.
Legend
1
2
4
4
2
2
1
4
3
3
3
2
3
4
6
7
77
Leverage the Stadium
Active Frontages Line the Public Realm
Compatible Supporting Uses
Shared Structured Parking Supply
Extended connection to the east (see
Connection C-8 in Section 3.2)
Connections to adjacent sites (see
connection standards in Chapter 3)
2: FOCUS AREA CONCEPTS
5
5
6
6
Tactical Plaza in Sports Center
Landscaped Area (see page 15)
Leverage the Stadium's Value
As discussed in Chapter 1, the City has the opportunity to utilize
the Stadium more consistently throughout the year, bringing
more fun events to the community and attracting more patrons
to businesses in the area. Currently, Minor League Baseball home
games bring significant crowds to the district for just a few
hours on 67 days per year—only about one sixth of days—and
well below 10% of business hours throughout the year. As is the
case with venues across the country, no single tenant or use
can adequately leverage such a significant asset. Furthermore,
no tenant is guaranteed to be permanent, and the stadium can
continue to be an anchor for the area even if tenant(s) change.
Other programming occurs throughout the year, but much of
the calendar remains empty. The City should seek a new operator
specializing in multi-use venues, who can fully leverage the
stadium's value as a controlled-access, ticketable venue through
Entertainment acts like the Savannah Bananas, who
have already visited the Epicenter
LA Times
The Wall Street Journal
The field could be adapted to accommodate soccer—
given its growing popularity—and/or be used as a multi-
sport venue.
Monster trucks and other shows that can operate within
arenas of varying size
programming, marketing, and branding. If necessary, and in coordination with the operator, the City could
renovate the stadium to more effectively and easily accommodate a wide range of programming. Some
programming possibilities are illustrated on this page. In addition to these full-venue options, potions of
the stadium could be rented out for private events such as: graduations, birthdays, weddings, corporate
meetings, and batting cage use.
1
Other entertainment options, such as concerts
Stadium Way
Stadium WayRochester AveJack Benny Dr
Sebastian Way
Plan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 3938
Primary Active
Frontages
Primary active frontages line important
portions of streets and open spaces
in the area. They should be filled
with shops and restaurants whose
activity spills out into the public
realm. In particular, businesses and
organizations which make use of the
Epicenter Green are prioritized along
its edges.
Secondary Active Frontages
As in most parts of most cities, there is not enough
demand in the area to fill all frontages with shops and
restaurants. Secondary frontages should still engage the
street with ground floor entries and windows, but they
can include a wider range of uses. In addition to shops
and restaurants, ground floors in secondary frontage
environments include lobbies, amenity spaces, hotels,
fitness-related businesses, other commercial uses, and a
limited amount of well-screened parking.
Activity spills out from ground floors into the public realm.
Active uses occupy ground floor frontages, regardless of upper floor use.
Well-screened parking in secondary locations
Flexible frontages can host shops or offices Lobby and amenity space for offices or hotels
Active Frontages Line
the Public Realm
The area is envisioned as a lively
environment, oriented around athletics
and entertainment, among other
complementary uses. As such, its streets
and open spaces must be lined with active
ground floors which bring life to the public
realm. Primary active frontages include
shops and restaurants, while secondary
active frontages can include a wider range
of uses, as there is not enough market
demand to support shops and restaurants
throughout the plan area. Primary and
secondary active frontages are identified
in Figure 2-1 (above) and described on the
following page.Primary active frontage example
FIGURE 2–1: ACTIVE FRONTAGES
Active Frontages
Primary
Secondary
This Figure serves as a simplified reference for this conceptual Section. The full
regulating plan is included in Section 3.1: Regulation Plan.
2
2: FOCUS AREA CONCEPTS
Stadium Way
Stadium WayRochester AveJack Benny Dr
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 4140
Compatible Supporting Uses
The Stadium, Sports Center, and other existing uses do not routinely attract enough visitors to
support an influx of new restaurants or retail shops, which require customers all day and every
day to stay in business. Such businesses are attracted to mixed-use districts where a significant
concentration of residents and jobs are already present, to provide them with steady supply of “built-
in” local customers. Therefore, uses such as hotels and offices are needed to bring life to the area and
support new, fun businesses, and connections must be made to nearby housing. Any supporting
uses must also include highly active uses on the ground floor, engaging the public realm.
Shared Structured Parking Supply
More efficient parking strategies, through the use of shared parking
arrangements and structured parking, are necessary in order to make
room for new activity in the area. A small amount of new development
could occur without a structure, but a parking structure—or structures—
will help as uses displace existing parking lots. A parking structure
to the northeast of the intersection of Stadium Way and Rochester
Ave is required to have at least 500 parking spaces (see Section 3.2).
For reference, the footprint depicted on page 36 at that location
accommodates 150 spaces per floor. Any other structure in Focus Area
north would need to be calibrated to the intensity of new development.
Example of a shared parking structure with liner buildings
Upper floor offices and hotels support active ground floors and a lively public realm.
Hotels, offices, and other Epicenter-compatible uses support active ground floors and a lively
public realm.
4
3
2: FOCUS AREA CONCEPTS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 4342
Animal Center
As the Animal Center continues to advance its mission,
it is in need of a new facility. This facility would host the
public-facing program of the Center, including public
education and training and animals in need of adoption. It
would feature an inviting entry and animals highly visible
from the street to encourage adoptions and community
awareness of the Animal Center. The future building could
take a number of forms, but it could feature one or more
courtyards which serve as play yards. In such a case, the
building would be oriented around the play yards and
form their boundary—rather than fences doing so.
Animal-Related Uses
Other animal-related uses in the area would
both leverage and support the Animal Center.
The Animal Center could collaborate with other
organizations or businesses on programming or
to get the word out regarding vaccination and
adoption events. For example, there are new
businesses which function as a restaurant and
event venue anchored by a dog park. Such a use
could be near Animal Center or anywhere in the
Plan, provided it provides appropriate frontage.
Dog-centric programming and events
Businesses offering pet toys, food, grooming would synergize with the Animal Center.
2
1
2
5
3
4
5
Expanding the Active
District
Over time, the active environment envisioned
for Focus Area North could expand southward.
Development potential in this area depends heavily
on the future of the private property, the Little
League field, the future of Sofive Soccer Center, and
the expansion of the Animal Center. If the private
automobile-related use and the Little League field
were to remain, little change would be expected in
this area. However, if they were to be relocated, a
more robust expansion of the athletic- and animal-
related district could occur, potentially with the
support of a new shared parking structure.
Legend
1
2
3
4
5
6
Animal Center Expansion
Animal-Related Use
Private Development Site
Shared Structured Parking:
featuring active ground floor liner space
facing the green to the north and the plaza
to the west
Potential Plaza at South Entry to Fields
New Route through Block:
The Little League field site may remain for
the lifetime of this plan. However, if it were
to be relocated (see 3G on page 72) and this
site were to be redeveloped, a new street
connection would be required per Chapter 3.
1
This Animal Center design by WA features courtyard play areas lined by kennels and other programming.
Way
Stadiu
m
Rochester AveJack Benny Dr
Arrow RteVictory Dr2: FOCUS AREA CONCEPTS
6
Longer-Term Vision: Focus Area South
Plan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 4544
Sports-Anchored Uses
A sport-anchored use could relate well with the
existing baseball fields and the existing Sofive Soccer
Center. Businesses such as Chicken N Pickle (Pickle
Ball) and Top Golf are essentially food and beverage
establishments which use a sport as a main attraction.
Such a use could be developed on open land, the
Little League field site if it were to relocate, or in
coordination with the Sofive Soccer Center pending
its future needs. Such uses often feature some lesser
active frontages—such as edges of courts or fields—so
they are more appropriate for Focus Area South than
Focus Area North, which requires consistent active
frontage around the gateway hub.
Shared Structured
Parking
Like Focus Area North, more efficient parking
strategies will be needed if this area sees an influx of
new uses which displace existing parking and bring
their own parking needs. It is recommended that a
parking structure be built in Focus Area North first to
support the gateway hub, but an additional shared
structure could be built here in the future. It shall
feature a “future-proof” design—unless such features
would render the project financially infeasible—
meaning that it could easily adapt to accommodate
other uses in the future. Future-proof parking design
elements include flat floors and 10-foot minimum
floor-to-floor heights. Any structure along Jack Benny
Dr, Rochester Ave, and Arrow Rte should feature as
much active ground floor frontage as possible.
Restaurants anchored by pickle ball and open space
Large parking structure with ground floor retail liner
Large shared parking structure with micro-retail liner
Restaurants anchored by pickle ball and open space Retail and restaurants anchored by a surf club
2: FOCUS AREA CONCEPTS
1
1
1
1
1
1 1
2
2
22
2
Buildings line and activate the streets and open spaces per the standards of Chapter 3.
Development site
Parking and athletic fields, courts, or pools are located next to and behind buildings.
Example Sports-Anchored Use Site Plans
StreetStreetOpen Space
Adjacent Site Adjacent Site Adjacent SiteAdjacent SiteStreet
StreetStr
e
e
t
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 4746
03
This Chapter establishes development regulations that implement the vision for
the Plan Area described and illustrated in Chapters 1 and 2 and in the General
Plan (see General Plan Focus Area 1 on page 102). This Master Plan is the guiding
regulatory document for the Epicenter Master Plan Area (see Applicability on the
following spread for more). This Chapter includes the following sections:
Introduction
Development
Regulations
3.1: Regulating Plan & Applicability
3.3: Street Standards
3.2: Development Standards
3.4: Allowed Uses
3: DEVELOPMENT REGULATIONS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 4948
200’100’0’
Regulating Plan
Connection (C-1 through 8)
Primary Active Frontage (FR-1 and B-1)
Secondary Active Frontage (FR-2 and B-2)
Vehicular Access from ROW Allowed (P-1)
Unlined Parking Allowed on All Floors (P-2)
Unlined Parking Allowed on Upper Floors Only
(P-3)
Shared Parking Structure (P-4)
Facade Break (FA-4)
Facade Corner Treatment (FA-1 through 3)
3.1: Regulating Plan
& Applicability
FIGURE 3.1: REGULATING PLAN
Stadium Way
Sebastian Way
Stadium WayRochester AveJack Benny Dr SCE PropertyArrow Rte
3: DEVELOPMENT REGULATIONS
Applicability
This Master Plan is the guiding regulatory document
for the Epicenter Master Plan Area. If the City receives
an application for development that meets the
intent of the Master Plan on any portion of City-
owned sites, the City will initiate a General Plan
amendment and a Zoning Map amendment to
redesignate and rezone the development site to the
appropriate City Corridor High Land Use Designation
and corresponding Corridor 2 (CO2) Zone of the
Rancho Cucamonga Development Code (referred
to herein as "Development Code"). This shall occur at
the time of the application for a subdivision map and
design review of the development application. Where
standards of the CO2 Zone of the Development Code
conflict with the standards of this Master Plan, the
Master Plan standards shall prevail.
Plan Area
How To Use
The Regulating Plan (Figure 3.1)
identifies where the standards in
Sections 3.2 and 3.4 shall apply. The
standards in Section 3.3 vary by street.
Legend
C-1 C-2
P-4
C-5
C-6
C-1
FA-4
C-7
C-4
C-4
C-3
C-8
FA-1
FA-1
FA-1
FA-2
FA-3
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 5150
Connections
In order to implement a connected multimodal
network, the following standards apply wherever
proposed new development abuts the locations
marked in Figure 3.1, whether on City-owned or
private property. All improvements shall be done
in coordination with affected property owners.
These connection standards implement General
Plan Mobility & Access Standards MA-2, MA-3, and
MA-5 (GP Volume 2, Chapter 4). These standards
also provide more specific, refined direction to
implement the intent of General Plan Figure FA-2
(Focus Area 1: Downtown Rancho Cucamonga, pg.
103). Any new or improved vehicular streets are also
subject to the Street Design Standards of Section
3.3 of this Chapter. These standards include:
C-1 Required Connection. There shall be a new
connection between Stadium Way and
Sebastian Way, accommodating pedestrians,
cyclists, and vehicular traffic.
C-2 Required Connection. There shall be a
new connection between Stadium Way
and the adjacent development to the north,
accommodating pedestrians, cyclists, and
vehicular traffic.
C-3 Required Connection. There shall be a new
connection between Stadium Way and the
development to the south, accommodating
pedestrians, cyclists, and vehicular traffic.
C-4 Required Connection ("The Fault Line,"
page 14). There shall be a new pedestrian
promenade connection from the Stadium and
softball fields to the Sports Center. It shall be
at least 15' in width, in addition to any other
public frontage elements or adjacent roadway
(see the Stadium Way example section on
page 57). Portions of this promenade shall also
accommodate cyclists, pending coordination
with the contextual bike network.
C-5 Required Connection. There shall be a new
connection between Stadium Way and
Arrow Rte, accommodating pedestrians and
cyclists. If the Little League field were to
be redeveloped (if it were accommodated
elsewhere; see also Concept 3G on page 72),
3.2: Development Standards
this route shall also accommodate vehicles. The
resultant blocks to the east and west of this
connection shall be deemed in conformance
with Development Code Chapter 17.138, despite
their large size. However, due to their large size,
additional pedestrian connections through
these blocks are encouraged where possible.
C-6 Required Connection. There shall be a new
connection from the north-south promenade
of the Epicenter complex to the north,
accommodating pedestrians.
C-7 Required Connection. There shall be a new
connection from Victory Drive to the north and/
or northwest, accommodating pedestrians
and vehicular traffic. The exact location of
this connection is flexible, but the long-term
intent of General Plan Figure FA-2 (page 103)
is to connect Victory Drive, Millennium Court,
and Sebastian Way / Masi Drive if and when
the adjacent properties are redeveloped. This
connection could help alleviate gameday traffic
and also function as a backdoor connection for
other modes of transportation, including cyclists
and transit.
C-8 Required Connection. There shall be a new
connection from the Fault Line (see Standard
C-4) to the proposed multi-purpose trail on
Southern California Edison (SCE) property
(see General Plan Figure FA-2, pg. 103),
accommodating pedestrians and cyclists,
pending the approval of SCE.
Building Placement
B-1 Build-To Range and Buildout Percentage.
Buildings shall be placed according to the
standards of Table 3.2. In the Primary Active
Frontage Overlay, parking lots shall be located
behind buildings. In the Secondary Active
Frontage Overlay, parking lots shall be located
behind and adjacent to buildings, subject to
the required buildout percentage. See page 52
for Frontage standards associated with these
overlays.
As stated in the introduction to this chapter (Introduction & Applicability), the following standards
supplement and, where conflicting, supersede the standards applicable to the Corridor 2 (CO2) Form-Based
Zone, as regulated by the Rancho Cucamonga Development Code.
Design Standard 1 Primary Active Frontage Secondary Active Frontage
A Build-To Range (min.–max.)0–12 ft2 8–12 ft
C / D Buildout Percentage (min.)100%4 50%3
K Surface Parking Setback (min.)30 feet min
(behind building)
Set back at least as much as
building on site
Allowed Building Entrance and
Facades Types (located within
Private Frontage Area)
• Shopfront and Gallery,
Arcade, Terrace, and
Recessed Variations5
• Forecourt5
• Shopfront and Gallery,
Arcade, Terrace, and
Recessed Variations5
• Small Front Yard and
Porch, Stoop Variations5
• Forecourt5
Notes:
1. See Figure 3.2: Regulating Plan. for graphic depictions of standards and locations of Primary and Secondary
Active Frontages..
2. The combined width of the Private Frontage Area (see Development Code § 17.130.050) and Sidewalk Zone
(see Section 3.3) shall be 15 feet minimum. For example, the building may have a setback of 0 feet only if the
development site fronts onto a sidewalk or promenade of 15 feet minimum width.
3. Exception: if the proposed development FAR is less than .75, there may not be enough building footprint to line
50% of the frontage length. In this case, the minimum Buildout Percentage is 30%.
4. Exception: If a corner plaza is located at the northeast corner of Rochester Ave and Stadium Way (see Standard
FA-2), Primary Active Frontage shall line that plaza. In other locations, forecourts and plazas may replace up to
30% of the frontage length.
5. See Development Code Chapter 17.132 for standards associated with these types.
TABLE 3.2: DESIGN STANDARDS
FIGURE 3.2: SITE PLAN DIMENSIONS DIAGRAM
D
D
C
K
K
C
Development Site Line
(Property Line)
Private Frontage Area
Building Footprint
Build-To Range (along
a street or open space)
Allowed Parking Area
Curb
A
max.
A
min.
A
min.
A
max.Secondary Active FrontageSecondary Active FrontagePrimary Active Frontage Primary Active Frontage
3: DEVELOPMENT REGULATIONS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 5352
Frontage
The building entrance, building facade, and design
of the private frontage area is subject to the
applicable standards for the CO2 zone found in the
Development Code. Additionally, in order to ensure
that appropriately active private frontages line the
public realm, the following standards apply:
FR-1 Primary Active Frontage. These frontages
shall be highly active and define key locations
in the Plan Area. Ground floor uses within 30
feet of the facade shall be limited to those
identified in Section 3.4, and the design is
subject to the standards of Table 3.2. The
Private Frontage Area shall be designed as an
extension of the Pedestrian Way (see Section
3.3).
FR-2 Secondary Active Frontage. These frontages
host a more flexible range of types and uses—
including any use found under 'Epicenter
General' in Section 3.4. Their design is subject
to the standards of Table 3.2. The Private
Frontage Area in front of unbuilt portions of
the site shall be lined with drought-tolerant
plants, and a low wall in front of parkings lots
is recommended.
Parking & Vehicular Access
Adequate provisions for traffic circulation, parking,
and pedestrian safety shall be provided to the
satisfaction of the planning director and the
city engineer. Proof of adequate parking may
be required at the discretion of the planning
director. In order to ensure that new development
accommodates vehicular access and parking
without compromising the quality of the public
realm, the following standards apply:
P-1 Vehicular Access. Vehicular access is
permitted, but not required, to be taken at this
location. Access along Rochester Ave, Jack
Benny Dr, and Arrow Rte shall be right-in/right-
out only.
P-2 Unlined Structured Parking Allowed on All
Floors. Parking structures may be exposed to
the right-of-way without a liner at this location.
The parking structure facade shall be set back
a minimum five feet from the building facade;
screened with a living wall; and/or designed
with punched openings to simulate habitable
space. The Private Frontage Area in front of
unlined parking structures shall be landscaped
with drought-tolerant plants.
P-3 Unlined Structured Parking Allowed on
Upper Floors Only. On upper floors only (not
the ground floor), parking structures may be
exposed to the right-of-way without a liner
at this location. The parking structure facade
shall be set back a minimum five feet from the
building facade; screened with a living wall;
and/or designed with punched openings to
simulate habitable space. The ground floor and
its private frontage area design is still subject
the applicable standards of this Section and the
Development Code.
P-4 Shared Parking Structure. A parking structure,
accommodating a minimum of 500 stalls,
shall be provided at this approximate location.
If it is to be privately developed, the specific
location and shared stall quantity is subject to a
development agreement with the City.
P-5 Surface Parking. Surface parking is considered
an unbuilt portion of the site and therefore
does not contribute toward the required
buildout percentage. The Private Frontage Area
in front of unbuilt portions of the site shall be
lined with drought-tolerant plants, and a low
wall in front of parkings lots is recommended.
3: DEVELOPMENT REGULATIONS
Facades
With the intent that facades create the beautiful
and functional walls of public outdoor rooms and
streets, the following standards apply:
FA-1 Corner Treatment: Building. The building at
this corner shall help define the gateway to
the Epicenter in a welcoming manner with
a special corner treatment. This shall include
a corner tower, dome, massing, or parapet
element and enhanced transparency into
the building at the corner, in the form of a
prominent entry or set of windows.
FA-2 Corner Treatment: Building or Plaza. Either a
building or a small plaza defined by building(s)
shall help define the gateway to the Epicenter
at this location. If it is a building, this shall
include a corner tower, dome, or parapet
element and enhanced transparency into
the building at the corner, in the form of a
prominent entry or set of windows. If a plaza,
its size shall not exceed 85 feet by 85 feet and
it shall be lined by Primary Active Frontage.
FA-3 Corner Treatment: Screening. A decorative
screen or wall with landscaping and/or a mural
shall line the edge of the electrical substation
at this location.
FA-4 Facade Break. There shall be a minimum of
one facade break measuring at least 30 feet
wide by 30 feet deep along the north edge of
Stadium Way. This facade break may feature
vehicular access to parking within the block.
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 5554
3.3: Street Design Standards
Street Design Element Interior Street Arrow Route Rochester Avenue
Roadway Width Subject to the required number of lanes per the City Traffic Engineer
Vehicular Lane Width 10 ft preferred; 11 ft
max 11 ft preferred; 12 ft. max
Center Median N/A1 Recommended;
10 ft min
Recommended;
10 ft min
Allowed Bike Facility Classes2 II, III, or IV I, II with buffer, or IV;
IV is preferred
I, II with buffer, or IV;
IV is preferred
Curbside Lane Width 7 ft. min.
Not required;
If introduced:
8 ft. min. with striped
buffer recommended
9 ft. min.3
Landscape/Amenity Area
Width 6 to 10 ft.8 to 15 ft.
Street Trees within the
Landscape/Amenity Area
and/or Curbside Lane
Street trees required;
Street trees shall be regularly spaced;
Spacing: 40 ft. max. o.c.4; 25–35 ft. o.c. recommended
Landscaping within the
Landscape/Amenity Area
(By ground floor use:)
Retail: Individual planters or tree wells with grates recommended
Commercial: Either individual or continuous planters
Pedestrian Way 8 to 15 ft.5
Clear Width for Pedestrians
in the Pedestrian Way 8 ft. min.
Notes:
1. Only recommended where already existing on Stadium Way and Jack Benny Dr, near Rochester Ave.
2. Applicable where bike facilities are improved or introduced.
3. Recommended to accommodate pick-up/drop-off zone(s). Where the Curbside Lane is used for curbside parallel
parking, striped buffers are recommended to demarcate a 7 ft. wide parking lane along the curb.
4. Exception: Spacing may exceed the maximum where conflicting with driveway or utility placement.
5. Exception: The Fault Line Promenade shall be at least 15 feet wide and is exempt from the maximum width (see
Standard C-4 on page 50 and the Stadium Way example section on page 57).
Notes:
1. Private Frontage and Building Entrance and Facade Types are regulated in Section 3.2.
TRAVEL ZONE PRIVATE PROPERTY LINE / PUBLIC R.O.WCURBACCESSORY ZONE SIDEWALK ZONE
LANDSCAPE &
FURNISHING ZONE
PRIVATE
FRONTAGE /
SETBACK ZONE
Vehicular Travel Lanes
Transit Lanes
Dedicated or Shared Bicycle Lanes
Dedicated Turning Lanes
Medians
Curbside Parking
“Bulb-Out”
Sidewalks / Planters
Striped Buers
Parklets1
Transit Platforms
Protected Bicycle
Lanes
Frontage Lanes2
Landscaped
Parkways / Planters
Street Furniture3
Street Lighting /
Signage
Sidewalk Dining
Driveway Entries
Transit Stops
Unobstructed
Pedestrian
Walkway
Sidewalk Dining
Building Entry /
Transition Space
Sidewalk Cafés4
Building Entry
Plaza / Yard
Building
Landscaping
CURBSIDE
LANE
Curbside Parking
Bulb-Out Side-
walks / Planters
Striped Buffers
Parklets
Transit Platforms
Protected Bicycle
Lanes
Frontage Lanes
ROADWAY
Vehicular Travel Lanes
Transit Lanes
Dedicated or Shared Bicycle Lanes
Medians
LANDSCAPE /
AMENITY AREA
Landscaped Park-
ways / Planters
Street Furniture
Street Lighting /
Signage
Sidewalk Dining
Driveway Entries
Transit Stops
Public Frontage
PEDESTRIAN
WAY
Unobstructed
Clear Width
for Pedestri-
ans
Sidewalk Din-
ing
Building Entry
and Transi-
tion Space
PRIVATE
FRONTAGE1
Sidewalk Cafes
Extension of
Pedestrian
Way
Building
Entrance &
Facade Types
Landscaping
TABLE 3.3: STREET DESIGN STANDARDS
FIGURE 3.3: RIGHT-OF-WAY ZONES
This Section applies to all new vehicular connections and improvements to existing streets within the
Plan Area. All vehicular street rights of way shall contain the following elements of public realm anatomy:
Roadway, Landscape/Amenity Area, and Pedestrian Way. A Curbside Lane is also recommended on all
Interior Streets and Rochester Ave. For the purposes of this Plan, Interior Streets include all streets within
the Plan Area other than Rochester Ave and Arrow Rte. The Rancho Cucamonga General Plan describes the
intent of this public realm anatomy, including how it is to be calibrated to the context and ground floor uses
(Plan RC, Volume 4, Chapter 2, Part 1). The public realm anatomy is diagrammed in Figure 3.3, and Table
3.3 establishes associated standards.
3: DEVELOPMENT REGULATIONS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 5756
Example Section: Stadium Way, East of Rochester Avenue
Per Standard C-4, a promenade ("The Fault Line") shall run along the north side of Stadium Way, east of
Rochester Ave. A curbside lane with parallel parking is also recommended along the north curb of the
street. The section below is facing east, showing the public frontage on the north side of the street.
LANDSCAPE
/ AMENITY
AREA
PEDESTRIAN WAY ("THE FAULT LINE")PRIVATE
FRONTAGE
CURBSIDE
LANE
Public Frontage
Example Section: Interior Street
The frontage of interior streets is to be calibrated to the adjacent ground floor use. Here, a wide Curbside
Access Zone features large planters and diagonal parking to support the adjacent businesses. Outdoor
dining and seating fills the Landscape & Furnishing Zone between individual planters.
CURBSIDE LANE CURBSIDE LANEROADWAYL/A
AREA
L/A
AREA
Public Frontage Public Frontage
PEDESTRIAN
WAY
PEDESTRIAN
WAY
3: DEVELOPMENT REGULATIONS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 5958
Purpose & Applicability
Table 3.4: Allowed Uses establishes the land uses allowed for any new development within the Epicenter
Master Plan Area. This Table overrides the Land Use Standards found in Chapter 17.136 of the Rancho
Cucamonga Development Code. The following standards of the Development Code also apply:
Required Findings for MUP & CUP Approvals
For all uses requiring Minor (MUP) or Conditional (CUP) Use Permits, a review shall be conducted with
the purpose of determining that each such proposed use is, and will continue to be, compatible with
surrounding, existing, or planned uses. This review also has the further purpose of establishing such special
conditions as may be necessary to insure the harmonious integration and compatibility of such uses in the
Epicenter Master Plan Area and with the surrounding area.
To support the review and approval of such uses, the following determinations shall be made and
appropriate conditions applied to ensure:
+That the proposed use will not become a
public nuisance, resulting in illegal drug
activity including sales or possession
thereof, harassment of passersby, gambling,
prostitution, public urination, curfew
violations, theft, assaults, batteries, acts of
vandalism, illegal parking, excessive littering,
noxious smells or fumes, lewd conduct, or
frequent police detention, citations or arrests,
or any other activity declared by the City to
be a public nuisance determined by California
law to be public nuisance.
+That the proposed use will not generate
noxious odors or other similar adverse effects
on surrounding uses. For the purposes of
this requirement, “surrounding uses” shall
include occupants of neighboring buildings,
occupants of other floors within the same
building, and pedestrians passing along the
sidewalk in front of the subject property.
+That any use within the first 30 feet of ground
floors—measured from the Build-To Line—in
the Primary Frontage Overlay, as mapped
in Figure 3.1: Regulating Plan, provides
continuous, highly active frontage that draws
visitors to the area, in conformance with
Design Standard FR-1 in Section 3.2. And
that any such use aligns particularly well with
the envisioned character of the Plan Area, as
described in Chapters 1 and 2.
3.4: Allowed Uses
+The standards in Article V (Specific Use
Requirements) apply to uses allowed in this
chapter.
+Land uses are defined in Chapter 17.32
(Allowed Use Descriptions).
Permit Requirements
A land use is either allowed by right; allowed through issuance of a conditional or minor use permit; or not
permitted. In addition to the requirements for planning permits or entitlements listed herein, other permits
and entitlements may be required prior to establishment of the use (e.g., building permit or permits
required by other agencies). The requirements for planning permits or entitlements identified in Table 3.4:
Allowed Uses include:
+Permitted (P). A land use shown with a “P”
indicates that the land use is permitted
by right in the designated zone, subject to
compliance with all applicable provisions of
the Development Code and this Master Plan as
well state and federal law.
+Minor Use Permit (M). A land use shown
with an “M” indicates that the land use is
permitted in the designated zone upon
issuance of a minor use permit from the
designated approving authority, subject to
compliance with all applicable provisions of
the Development Code and this Master Plan as
well as state and federal law.
+Conditional Use Permit (C). A land use
shown with a “C” indicates that the land use
is permitted in the designated zone upon
issuance of a conditional use permit from the
designated approving authority, subject to
compliance with all applicable provisions of
the Development Code and this Master Plan as
well as state and federal law.
+Not Permitted (N). A land use shown with
an “N” is not allowed in the applicable zone.
Additionally, uses not shown in the table are
not permitted, except as otherwise provided in
this title.
A project that includes two or more categories of land use in the same building or on the same site is
subject to the highest permit level required for any individual use or single component of the project.
+Regulations in § 17.30.020 (Classification of
Land Uses) apply to this chapter.
+That perceived privacy and/or security
requirements of the proposed use will not
lead building users to maintain rarely opened
opaque window coverings on street-facing
windows, nor to routinely utilize rear or side
entries rather than street-facing front doors as
the primary means of access and egress to the
building.
+That the ground floor rooms adjacent to the
street frontage will be occupied during much
of the day and occupied and/or lighted during
most evenings.
+For all retail, restaurant and indoor
recreational uses, display windows shall not
“wall off” views into retail interior spaces, and
the interiors of dining rooms and activity
rooms shall be clearly visible to passing
pedestrians.
+For office, hotel, and other similar uses, front
rooms should include lobbies, waiting areas,
and office spaces in which window blinds are
typically open.
3: DEVELOPMENT REGULATIONS
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 6160
Uses by Category Epicenter General Ground Floors in Primary
Active Frontage Overlay 8
Agricultural and Animal-Related Uses
Animal Keeping, Rancho Cucamonga Animal Shelter P P
Animal Keeping, Other 1 M N
Microscale Agriculture M N
Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses
Assembly Use M M
Community Center/Civic Use M M
Community Garden C N
Convention Center C C
Indoor Amusement/ Entertainment Facility P P
Indoor Fitness and Sports Facility—Large M M
Indoor Fitness and Sports Facility—Small P P
Library and Museum P P
Outdoor Commercial Recreation P P
Park and Public Plaza M N
Public Safety Facility M N
School, Academic (Private)M C
School, Academic (Public)P P
School, College/University (Private)M C
School, College/University (Public)M C
Schools, Specialized Education and Training/Studio M M
Theaters and Auditoriums P P
Tutoring Center—Large M M
Tutoring Center—Small P P
Utility, Transportation, Public Facility, and Communication Uses
Broadcasting and Recording Studios M M
Parking Facility C N
Transit Facility C C
Utility Facility and Infrastructure—Pipelines 2 P N
Service and Office Uses
Animal Sales and Grooming P C
Banks and Financial Services P N
Business Support Services P N
Check Cashing Business 3 P N
Child Day Care Facility/Center M M
Hotel P P
Kennel, Rancho Cucamonga Animal Center P P
Kennel, Commercial M C
Maintenance and Repair, Small Equipment C N
Massage Establishment 5 P P
Uses by Category Epicenter General Ground Floors in Primary
Active Frontage Overlay 8
Massage Establishment, Ancillary 5 P P
Office, Business and Professional M N
Office, Accessory P N
Pawnshop 3 C N
Personal Services P M
Tattoo Shop 3 M M
Veterinary Facility M M
Retail Uses
Alcoholic Beverage Sales M M
Bar/Nightclub M M
Consignment Store M N
Convenience Store P P
Drive-In and Drive-Through Sales and Service 4 C6 N
EV Showroom and Indoor Sales P M
Grocery Store/Supermarket P C
Hookah Shop M M
Home Improvement Supply Store M N
Liquor Store M M
Mobile Food Vehicles P P
Restaurant, No Liquor Service P P
Restaurant, Beer and Wine P P
Restaurant, Full Liquor Service P P
Retail, Accessory P P
Retail, General P P
Smoke Shop 3 M N
Industrial, Manufacturing, and Processing Uses 7
Maker Space/Accessory Maker Space M M
Microbrewery M M
TABLE 3.4: ALLOWED USES
3: DEVELOPMENT REGULATIONS
Notes:
1. See additional regulations for animal keeping in Title 17 Development Code.
2. Utility facilities and infrastructure involving hazardous or volatile gas and/or liquid pipeline
development require approval of a conditional use permit.
3. See additional regulations for special regulated uses in Title 17 Development Code.
4. See additional regulations for drive-in and drive-through facilities in Title 17 Development Code.
5. Massage establishment permit required. See additional regulations for massage establishments
in Development Code Chapter 5.18.
6. Allowed with a conditional use permit only on sites with frontage on an auto priority street as
defined in the General Plan.
7. See additional regulations for industrial uses in Title 17 Development Code.
8. This applies to the first 30 feet of ground floors—measured from the Build-To Line—in the
Primary Frontage Overlay, as mapped in Figure 3.1: Regulating Plan.
Key:
P Permitted
C Conditional Use Permit
M Minor Use Permit
N Not permitted
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 6362
04
4: IMPLEMENTATION PLAYBOOK
There are many possible combinations of development concepts, improvement
concepts, programming and operations that could help make the Epicenter
Master Plan Area a success. An on-going decision-making process is necessary to
decide what needs to be implemented or encouraged at what time, depending
on the associated benefits and trade-offs. To aid in this decision-making process,
this Chapter provides a working tool—or "Playbook"—for evaluating the impacts
and desired timing of a multitude of ideas. The near-term action items and
longer-term concepts identified in Chapter 2 draw from this Playbook; however,
this Chapter lists a wider range of concepts and tradeoffs as a valuable reference
for decision-making over time. This Chapter includes the following sections:
Introduction
Implementation
Playbook
Understanding the Tool
Playbook Concepts
The Playbook: Improvement Concepts
The Playbook: Development Concepts
The Playbook: Programming & Operations
The Playbook: Existing Uses
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 6564
Category Meaning Symbol
Financial Impact
Generates significant revenue +$$
Generates revenue +$
No/minimal financial impact
Generates new cost -$
Generates significant new cost -$$
Parking Impact
Supplies a significant amount of new parking
(net positive impact)+PP
Supplies new parking
(net positive impact)+P
No/minimal parking impact
Addition to parking need (net negative impact, by
generating additional demand and/or displacing parking)-P
Significant addition to parking need (net negative impact, by
generating additional demand and/or displacing parking)-PP
Priority / Timing
High priority; near-term
Immediate phase to initiate change 1
Medium priority; medium-term 2
Medium priority; long-term
Likely associated with a shared parking structure phase 3
Low priority; long-term
Only if implemented in a notably beneficial form 4
Not a priority
Only if needed to support other concepts
People Draw
Attracts more than 500k visitors per year or is critical to support
a use which draws that many people
Attracts 200k to 500k visitors per year or is critical to support a
use which draws that many people
Attracts up to 200k/year
Contributes to attractive destination but doesn’t draw many
people on its own
Limits the area’s ability to be a specialized destination
VISUAL SCORECARD KEY (FOR PLAYBOOK SPREADSHEET ON FOLLOWING PAGES)
LOCATIONS KEY (FOR PLAYBOOK SPREADSHEET ON FOLLOWING PAGES)
The Playbook spreadsheet identifies the benefits, challenges, potential locations, key strategies, financial
impact, parking impact, priority/timing, and people draw associated with the various concepts. In order to
understand the spreadsheet, an explanation of the symbols and references associated with the potential
locations and “visual scorecard” is necessary.
Many of the development concepts and improvements are recommended to be sited in or near existing
parking lots. For this reason, the parking lots are lettered for easy reference, as shown below.
The “visual scorecard” analyzes impacts using a color-coded system. The intent is to enable the user to
analyze, simultaneously, multiple considerations and trade-offs at a glance. The meaning behind these
colors and symbols is included in the key to the right. This is a working tool, as the impacts of any one
concept are not absolute and will evolve over time with changing market conditions and needs of the City.
Understanding the Tool
4: IMPLEMENTATION PLAYBOOK
Field 1
(Stadium)Field
2
Lot F
Lot D
Lot E
Field
3 Field
4
Lot A
Lot B
Lot C
Field
5
Sofive
Animal
Center
Lot G Lot H Sports
Center
Lot ISubstation
Arrow Rte
Jack Benny Dr
Stadium Way
Stadium Way
Arrow RteRochester AveSebastian Way
Plan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 6766
Playbook Concepts: Potential Locations Mapped
This plan illustrates possible configurations for some of the many possible concepts included in the Playbook. However, many other
possibilities are labeled over the top of the plan with numbers and letters which correspond to the spreadsheet on the following pages.
1A–I
1A–I
1A–I
2D
2K
2K
2L 2L
2L
2L
2L
2E–G
Arrow Rte
Jack Benny Dr
Sebastian WayMasiDr
Stadium Way
Stadium Way
Arrow Rte
Rochester Ave4H
4A–B &
3F
4C–E
& 3E-F 4C–E
& 3E-F
4C–E
& 3E-F
1A–I;
2O–P
1A–J;
2O–P
1D
1J
2I
4J
2J,
3D–E
2A
2B
2C
2C 2B
2B
2O–P
& 3C 2O–P
& 3C
2O–P
& 3C
1A–I
1A–L, 2P
& 3C
3C
3C
3C
3C
3C
3C
3C3C3C
3C
1C
4I
May remain a Little League field
through the life of this Plan.
4: IMPLEMENTATION PLAYBOOK
Plan Area
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 6968
Development Concepts Benefits / Challenges Potential Location(s)Notes / Key Strategies
Visual Scorecard
Financial
Impact
Parking
Impact
Priority
/ Timing
People
Draw
1A
Food,
Beverage,
and Retail
Freestanding 1–2 StoriesPad or liner building • Brings activity and fun to the area and
activates key parts of the public realm Lots A, B, C, G, or H 1 • Parking can be accommodated easily with
overflow surface lots (Improvement 2M)+$-P 2
1B
Tactical:
Steelcraft or other small-
footprint structures lining the
public realm
• Activates Epicenter Green and promenade
• Complements gameday and open space
programming
• Draws people (100–250k/year)
Lots A, B, C, or G • Parking can be accommodated easily with
overflow surface lots (2M)+$$-P 1
1C
Activity-anchored:
Chicken ‘N’ Pickle or other
food and beverage anchored
by sport/activity (like Top Golf)
• Draws people (up to 750k/year)
Lot C; south of Lot C; Lots A, B, or G if structured
parking is supplied nearby; could partner with
Soccer Center and fields/courts could be placed
in the existing soccer parking lot (pending other
parking options)
• Large footprint relies on replacing a lot of
parking, so this will likely rely on a shared
parking structure (2O)+$$-PP 3
1D Pet-friendly anchor:
Bark Social or similar with
food and beverage
• Draws people (200–250k/year)
• Oriented primarily toward dog owners and
their dogs, although anyone may enter
Lot C, south of Lot C, or southern portion of Lot
B; Lot G, H or I if structured parking is supplied
nearby
• Large footprint relies on replacing a lot of
parking, so this will likely rely on a shared
parking structure (2O)+$-P 3
1E Ground floor(s) of mixed use
building
• Brings activity and fun to the area and
activates key parts of the public realm Lots A, B, C, G, or H • To be combined with other uses; likely relies
on structured parking (2O)+$-P 3
1F
Other
Com-
mercial
Fitness, wellness, and/or dance
• Brings activity during the day, supporting
businesses at less popular times
• Synergizes with nearby uses (offices, dance
school, etc)
Lots B, C, G, H, or I • Supports Plan Area vision, but not likely be a
predominant use +$-P 4
1G Office
• Supports shared parking supply during non-
business hours (nights and weekends);
• Office uses may be less active than desired for
the district
Lots G, H, or I; potentially A or B in small
quantities
• Likely triggers a need for structured parking,
though could not fund a structure on its own
(2O)+$-PP 4
1H
Hotel
Freestanding:
AC Marriott or similar
• Consistent presence of people throughout
the day = built-in activity and customers
• Brings more visitors from out-of-town
• Supportive of vision, but not a critical use
Lot A, B, or G • Likely triggers a need for structured parking
(2O)
• Requires active ground floor use (1A)
+$-PP 4
1I As part of mixed use project Lot A, B, or G +$-PP 4
1J Animal Center Expansion • Provides public-facing space for Center (4J)Along Arrow Rte, near existing building • Minor parking displacement to be mitigated -$-P 3
1. Lot Letters: This table makes reference to parking lot letters as labeled on the “Locations Key” map on page 64.
The Playbook: Development Concepts
4: IMPLEMENTATION PLAYBOOK
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 7170
Improvement Concepts Benefits / Challenges Potential Location(s)Notes / Key Strategies
Visual Scorecard
Financial
Impact
Parking
Impact
Priority
/ Timing
People
Draw
2A
Streets
(subject to
appropriate
operational
analyses, as
necessary)PromenadeAlong Epicenter Green
• Walkable, bikable routes connect key uses to
each other and the wider context
• Connections between shareable parking lots
and potential future structures
Along south and east edges of Epicenter Green • Supports tactical near-term retail (1B)-$1
2B Extension to Sebastian Way Along back of the Stadium outfield • When promenades are improved (2A–B)-$+P 1
2C Along Stadium Way, east of
Rochester Ave, & into SCE
land
Along the north edge of Stadium Way, east of
Rochester Ave, and into SCE land
• Works in combination with intersection
improvements (2D);
• Connects to new shared parking in Lot G (2O)-$$3
2D
Rochester AveStadium Way Intersection
improvements
• Creates a sense of arrival
• Facilitates pedestrian and bike crossing
between uses and parking supplies
At Rochester Ave and Stadium Way
• In combination with promenades (2A and 2B)
and 2E and 2F
• Especially useful to connect to any parking
structure in Lot G (2O)
-$2
2E Roadway restriping • Calms traffic, provides parking, and improves
bike lanes Throughout Rochester Ave • In coordination with overall vehicular/bike
network and 2E and 2F -$+P 2
2F Sidewalk and public frontage
• Enables development to engage Rochester
• Improves pedestrian connectivity
• Creates a sense of place and enclosure,
despite wide right-of-way
Along Rochester Ave;
Median in alternating left turn lane, set back
from intersections to allow for turn lanes
• In coordination with new building frontage
(1A through 1J) and 2D and 2E
• In coordination with other Rochester Ave
improvements (2D and 2E)
-$$3
2G Wayfinding Program • Promotes the area's identity and facilitates
visitors' navigation
Key gateways to the area, including Rochester
Ave at Stadium Way and Jack Benny Dr
• In coordination with any other street
improvements, especially 2D -$4
2H Arrow Route • General Plan improvements, including
improved bike/pedestrian connectivity Throughout Arrow Rte • Less direct impact on near-term
opportunities; supports Animal Center (4J)-$4
2I New internal street • Completes block network New connections identified in Section 3.3 • Not necessary for near-term opportunities -$4
2J
Open
Spaces
Epicenter Green • Flexibly-programmable anchor space SW corner of Rochester Ave and Stadium Way • Supports tactical near-term retail (1B)-$1
2K Other small plazas • Fun spaces for Sports Center / Sofive users
• Engages adjacent commercial uses
West of Sports Center outdoor courts;
East of Sofive building
• Engages path to SCE property (2B)
• Engages stadium promenade -$3
2L Stadium promenade • Walkable, bikable routes connect key uses to
each other and the wider context Within baseball stadium complex • Supports stadium uses (4A, 4B, and 3F)-$2
2M
Parking
New surface parking • Easy near-term solution NW corner of Rochester and Arrow; on nearby
Freeway-adjacent City land
• Supports overflow parking from the Stadium
and tactical near-term retail (1B)-$+P 1
2N Connections/shuttles to existing
underutilized lots to be shared
• Leverages existing parking with minimal
investment
Adjacent commercial parking; Foothill Crossing
shopping center parking
• Supports overflow parking from the Stadium
and tactical near-term retail (1B)-$+PP 1
2O New shared parking structure • Frees up space for new, exciting uses
• Can be managed and used flexibly over time
Lot G preferred;
Other possibilities: A, B, C and south of C
• Needs pedestrian-friendly links (2A through
2D) to all uses -$$+PP TBD
2P Relocation of solar collectors • Leverages existing asset; provides shade To any other/new parking lot or structure • As needed as parking is relocated -$2
The Playbook: Improvement Concepts
4: IMPLEMENTATION PLAYBOOK
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 7372
Programming & Operations Concepts Benefits / Challenges Potential Location(s)Notes / Key Strategies
Visual Scorecard
Financial
Impact
Parking
Impact
Priority
/ Timing
People
Draw
3A
Opera-
tions
Current Maintenance &
Management
• Supports athletic facilities, parking, and
Animal Center All City-maintained property • Supports existing operations -$$
3B New Maintenance & Management • As needed for new uses/programming All City-maintained property • As needed for new uses/programming -$
3C Parking Management Plan to
establish a Managed Parking
District
• Increase parking efficiency by facilitating the
sharing of parking
• Leverage parking as a City asset
All parking lots
• In support of current and new parking needs
• Establish Memorandums of Understanding
(MOUs) with property owners for use of
parking areas.
+$+P 1
3D
Program-
ming
Farmers Market • Creates activity and a destination Epicenter Green, parking lots, and/or ground
floor of future parking structure • Supported by improved open space (2J)
• Involves new maintenance & management
costs (2B)
+$-P
3E Other open space events/programs • Creates activity and a destination Epicenter Green or parking lots +$-P 1
3F Stadium Programming/Concerts • Creates activity and a destination Stadium • Involves new maintenance & management
costs (2B)+$-P 1
3G Adaptation/reconfiguration
of softball field(s) to also
accommodate Little League use
• Allows the site of the existing Little League
field to accommodate a new use aligned
with the vision of this Master Plan (see
Development Concepts on page 68)
Softball fields • Requires scheduling coordination between
softball and Little League -$4 2
3H Funding
New dedicated source of revenue,
such as an increased Transient
Occupancy Tax (TOT) and/or EIFD
for the Plan Area
• Provides additional funding that is generated
from and targeted for the Plan Area Applicable to the entire Plan Area +$N/A 2 N/A
The Playbook: Programming & Operations
4: IMPLEMENTATION PLAYBOOK
2. Concept 3G: People draw depends on which use would replace the Little League field.
| EPICENTER MASTER PLAN | CHAPTER CITY OF RANCHO CUCAMONGA | November 2023 | 7574
Existing Uses Benefits / Challenges Potential Location(s)Notes / Key Strategies
Visual Scorecard
Financial
Impact
Parking
Impact
Priority
/ Timing
People
Draw
4A
Baseball
and
Softball
Fields3, 4 Field 1 (Stadium): MLB Minor LeagueThe Quakes • Anchors and gives an identity to the area
• Only active 6 months per year
Field 1
• Season is April to September; schedule can be
coordinated with other uses of the stadium
and other parking needs
Cumulative $1.6m annual operating deficitFully supplied by current lotsN/A (existing use)
4B Other programming
• Capitalizes on existing resource
• Requires its own maintenance and
management without an operator (for
example, setting up for concerts)
• Not a significant use of the Stadium
(occasional photo shoots; concerts have been
tried)
4C
Fields 2–4Major League Softball
(Adult)
• Draws visitors—possible patrons for new
restaurants and retail
• Uses all 3 fields for 29.5 hours/week
• 4 seasons on odd years; 3 seasons on even
years (due to renovations)• Schedules can be coordinated with other uses
of the fields and other parking needs
4D Tournaments • Draws visitors—possible patrons for new
restaurants and retail
• Uses all 3 fields for 15.5 hours/week
• 20–30 tournaments per year
4E
On-Going Rentals • Capitalizes on existing resource
Fields 2, 3, and 5 rented for 7 hours/week (mid-
morning to early afternoon) by a nearby fitness
company
• Not a significant impact as it is a minor use
4F
Field 54G District 71 Little League • Serves Little League District
• The field exists solely for this non-full-time use
Field 5 (baseball field on Arrow)
To investigate possibility of Little League using
Fields 2–4
• Not adjacent to likely near-term phase, but
could be reconfigured or relocated to allow
for future phases
4H Sports
Center All Sports Center programming
• Provides athletic facilities to the community,
including basketball, volleyball, concessions, a
multipurpose room, and pickle ball.
• Bolsters the Plan Area’s role and identity as a
destination for participating in and watching
athletics
• Isolated from the Stadium and adjacent uses
Sports Center facilities • Synergizes with nearby fitness-related uses
4I
Sofive
Soccer
Center
5-on-5 soccer
• A fun athletic use which relates to, but is
distinct from, the other sports uses in the
Plan Area
• Bolsters the Plan Area’s role and identity as a
destination for participating in and watching
athletics
10 existing fields (2 future fields)• Synergizes with nearby sports-related uses
and could complement new related uses
4J Animal Center
• While not related directly to area’s athletic
identity, it is not near priority phases and
provides a needed use for the City
• Provides a small, yet consistent presence of
people throughout the year
Southwest corner of plan area • Could synergize with a use anchored by pet-
friendly space, such as Bark Social (1D)
3. Renovations: Every other year, fields are out of use from November 20 to February 6 (11 weeks) for renovation.
4. Programming and Reconfiguration: See programming and reconfiguration concepts 3F and 3G on page 72.
The Playbook: Existing Uses
4: IMPLEMENTATION PLAYBOOK
| EPICENTER MASTER PLAN | CHAPTER 76
Epicenter Master Plan