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Exhibit A.1 Exhibit A.2 The development regulations and neighborhood design standards in this chapter have been crafted to ensure that the envisioned neighborhood character is systematically implemented through the development of multiple phases by multiple builders and developers over time. These standards balance the need for predictable neighborhood patterns and place-making outcomes with the need for flexibility of the types, scales and intensities of housing and neighborhood commercial development to meet changing market conditions and buyer preferences. These standards have been integrated with public realm design standards to ensure varied and harmonious streetscapes and frontages that define public spaces through the systematic placement and scale of buildings, and to encourage and locate neighborhood- serving, non-residential uses within comfortable walking distance of as many residents as can be supported by market conditions over time. Introduction 5 Development Standards & Design Guidelines Exhibit B This Chapter Covers 5.1 Introduction ..........................................111 5.2 Neighborhood Area Regulating Zones ....................115 5.3 Block Standards .......................................117 5.4 Building Standards ....................................127 5.5 Private Frontages ......................................177 5.6 Signage ..............................................187 5.7 Thoroughfares ........................................203 5.8 Public Open Space .....................................231 5.9 Rural Development Standards ..........................257 5.10 Architectural & Landscape Guidelines ...................269 Chapter 5 includes development standards and design guidelines for streets and their public frontages, trails, parks and other public open spaces, focusing on the physical environment that they create within the Neighborhood Area and Rural/Conservation Area. Chapter 6 presents the street network, trail network, and public open space network as infrastructure systems that connect to, complete, and extend existing infrastructure systems as the organizing framework and infrastructure backbone of the Plan. Chapter 7 - Chapter 7.5 in particular - provides general direction for the implementation and financing for these systems, including the capital costs and ongoing maintenance and operational responsibilities and costs. The final design for all systems and more detailed assignment of financial and maintenance responsibilities will be defined at the time of approval of final subdivision map(s) and public improvement plans. 111 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN 5.1.3 Terminology A. Throughout this Chapter, the words “shall” and “must” denote a requirement that has the force of zoning, while the terms “should” and “recommend” denote a guideline. B. “Standards” are mandatory elements. “Guidelines” supplement and refine the standards, and are to be consulted in the review of all discretionary approvals for development within the Plan area. C. “Director” means Planning Director or designee. D. Throughout this Code, many terms are used that are intended to be understood very specifically. Such terms are Capitalized. Terms that are Capitalized and Italicized contain definitions in the Glossary (Appendix 3). E. “Streets” in this Code shall be understood only as the thoroughfares required and prescribed in Chapter 5.7. 5.1.4 Structure of the Code 5.1 Introduction. A. Part I: The Neighborhood Area 5.2 Regulating Zones. This chapter describes the intended character of each regulating zone, and contains the development restrictions for the Neighborhood Areas. 5.3 Blocks. The tables in this section must be consulted in the preparation of each Precise Neighborhood Plan. They contain the allowed application of the regulating zones (Chapter 5.2), Building Types (Chapter 5.4), Street Types (Chapter 5.7), and Public Open Space types (Chapter 5.8), and number of dwelling units and other buildings allowed per sub-area. The process and requirements for the design of a Precise Neighborhood Plan are detailed in Chapter 7.7, Authority, Amendments, and Approvals. 5.1 Introduction 5.1.1 Purpose This chapter controls all of the development of the Etiwanda Heights Neighborhood & Conservation Plan to ensure that development is aligned with the physical vision described in Chapter 4 ‘Vision.’ Specifically, the standards herein are calibrated to enable and encourage the following outcomes: • Appropriately-scaled development; • Diverse and high quality housing choices; • Protected character of adjoining neighborhoods; • Walkable neighborhood patterns through a network of well-designed streets that are safe for pedestrians, bicyclists, and motorists; • Village main streets as vibrant social and commercial focal points within a comfortable walking distance of many homes. 5.1.2 Applicability A. This chapter applies to all subdivisions, parcels, streets, Public Open Spaces, buildings and uses within the Plan boundaries, except for schools, which are reviewed and permitted by the State of California through a special permitting process. B. In the event of conflicts between the development standards of this Plan and those of the Rancho Cucamonga Development Code, those of this Plan shall take precedence. The existing Rancho Cucamonga Development Code shall continue to be applicable to development-related issues not covered by the development standards and guidelines contained herein. C. In the event of conflicts between the development standards and guidelines of this Plan and those of the City’s Building or Fire Code, those of the City’s Building and Fire Codes shall prevail. D. Where in conflict, numerical metrics in this chapter shall take precedence over graphical metrics. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 112 B. Part II: Building Standards 5.4 Building Types. Market analyses have identified a variety of Building Types. Each Building Type will contain specific development standards, and allow a specified range of Private Frontage types (Chapter 5.5). 5.5 Private Frontage. Private frontage is the way that a building relates to the public realm. A number of types have been identified as appropriate to the context of Etiwanda Heights. This section contains the standards and guidelines for each. 5.6 Signage. Signs are allowed for non-residential uses. This section contains the standards and guidelines for each allowed sign type. C. Part III: Public Realm Standards 5.7 Thoroughfares. The location and type of some thoroughfares within the Plan are Existing Areas, while others are subject to the design of each Precise Neighborhood Plan (Chapter 5.2). Regardless, all thoroughfares within a Precise Neighborhood Plan must be labelled as and designed in accordance with the identified Types of this Chapter. 5.8 Public Open Space. The location and type of some Public Open Spaces (parks, plazas, etc.) within the Plan are Existing Areas, while others are subject to the design of each Precise Neighborhood Plan (Chapter 5.2). Regardless, all Public Open Space within a Precise Neighborhood Plan must be labelled as and designed in accordance with the identified types of this Section. D. Part IV: Rural/Conservation Area Standards 5.9 Rural Development Standards. The Rural/ Conservation Area allows the development of very few rural houses. This chapter contains private and public standards for development within this area. E. Part V: Design Guidelines 5.10 Architectural & Landscape Guidelines. The Architectural Guidelines are provided to supplement and refine the development standards on aspects that are more appropriately described and addressed through advisory information rather than standards. The guidelines are based on a series of prototypical building forms and associated topics that implement the intended form and character of the Plan and serve as a guide for review of development applications. The Landscape Guidelines are provided to supplement and refine the landscaping standards for Streets, Public Open Spaces, and private property. 5.1.5 Regulating Plan A. Maps. The Regulating Plan is reflected through a series of maps throughout this code. These maps identify the boundaries for each sub-area as well as the intended outcome for the network of streets, blocks and Public Open Spaces in the Plan area. B. Regulating Plan Maintenance. It is the ongoing responsibility of the City to update all affected maps of the Regulating Plan to reflect any adjustments to blocks, required street alignments and required Public Open Space locations, and all changes to the regulating zones. Part I:Neighborhood Area 115 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN 5.2 Neighborhood Area Regulating Zones 5.2.1 Purpose Development regulations in the Neighborhood Area is applied to each block through the Precise Neighborhood Plan process (Chapter 7.7). The standards of each regulating zone are calibrated to generate the physical form and character in accordance with the Vision described in Chapter 4, and regulate 1) allowed Building Types (Table 5.4A); 2) Primary and Secondary setback requirements (Table 5.4B); and 3) allowed uses (Appendix 1). The regulating zones follow a spectrum that ranges from rural to urban that is sensitive to the existing context of Rancho Cucamonga. The intent of the following descriptions to provide an understanding of the character of each zone. 5.2.2 Regulating Zones A. Neighborhood Estate (NE) Regulating Zone The Neighborhood Estate regulating zone is for large homes on large lots, with large setbacks and yards, and expansive views of the mountains to the north and/or valley to the south. A semi-rural, equestrian design character is envisioned, with curbless streets that lead directly to multi- purpose trails to the foothills. B. Neighborhood General 1 (NG-1) Regulating Zone This walkable neighborhood regulating zone includes single-family detached homes on a range of lot sizes, knitted together by a connective network of landscaped pedestrian- oriented streets, parks, and trails. Well-landscaped front yards and private rear and side yard areas for family activities surround each home. C. Neighborhood General 2 (NG-2) Regulating Zone This walkable neighborhood regulating zone includes single- family detached and attached homes, knitted together by a network of pedestrian-oriented streets and Paseos, and in proximity to neighborhood parks or squares for family recreation and community gatherings. Homes greet the visitor with well-landscaped front yards and welcoming entries, and garages are accessed by rear lanes. D. Shops & Restaurants (SR) Regulating Zone This two-block area centered on the intersection of Wilson and Rochester Avenues has a classic Southern California small-town “Main Street” character with a distinctly rural twist. Neighborhood-serving shops and restaurants have large shopfronts and wide sidewalks for strolling, dining, and visiting. Parking is provided on the street and in rear parking lots that are accessed by courts and Paseos. 5.2.3 Camino Overlay A. Camino Overlay (C-O) This regulating overlay is one lot deep and applies to the majority of houses adjacent to the Camino de las Alturas. Specific standards apply to the properties within this overlay that either differ from, or are in addition to the standards of the base zone (NG-1). 5.2.4 Neighborhood Edges Near Deer Creek Channel and neighborhoods to the west, only a select range of context-sensitive building types are allowed. See Table 5.4A in Chapter 5.4.2. Fig. 5.2.2A Regulating Plan - Neighborhood Area Figure 5.2.2B: Regulating Plan Neighborhood Estates (NE) Neighborhood General 1 (NG-1) Neighborhood General 2 (NG-2) Shops & Restaurants (SR) Camino Overlay (C-O) Shopfront Required School Site CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 116 FIG. 5.2.2B REGULATING PLAN - NEIGHBORHOOD AREA REGULATING ZONES AND OVERLAY 117 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN 5.3.1 Purpose This section contains large-scale standards for the layout of new blocks and lots. The standards contained herein have been calibrated to ensure that buildout is human-scaled, aesthetically pleasing, and aligned with the vision for the Plan area as specified in Chapter 4. For building-scale standards, see Chapter 5.4, for street standards, see Chapter 5.7, for Public Open Space standards, see Chapter 5.8. 5.3.2 Precise Neighborhood Plans A. Intent. The Neighborhood Area is divided into sub-areas that will be refined through the Precise Neighborhood Plan and Tract Map process. The purposes of this division are to 1) phase development, and 2) ensure the intended distribution of Building Types. In order to provide long-term flexibility in the layout and design of each development proposal, the Regulating Plan is conceptual and subject to refinement through the Precise Neighborhood Plan process. The first developer in each sub-area is responsible for securing approval of a Precise Neighborhood Plan through the process outlined in Chapter 7.7. Upon the City’s finding that the proposal is consistent with this Plan, the Precise Neighborhood Plan will be approved and recorded as a refinement to the Regulating Plan. All subsequent development within each sub- area will be reviewed for consistency with the approved Precise Neighborhood Plan. B. Development Intensity. The maximum allowed density within the Plan area is identified in Table 5.3 Neighborhood Area Sub-area Requirements, which identifies the 9 sub-areas that are intended for walkable neighborhood development and target development densities for each. The Director may approve transfers of density between sub-areas in response to applications by all affected property owners through the Precise Neighborhood Plan process, upon finding that such transfers meet the intent of the Vision in Chapter 4. See Chapter 7 regarding transfers of development rights. 5.3 Block Standards Figure 5.3: Sub-Area Plan Neighborhood Estates (NE) Neighborhood General 1 (NG-1) Neighborhood General 2 (NG-2) Shops & Restaurants (SR) Camino Overlay (C-O) Shopfront Required School Site CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 118 FIG. 5.3 SUB-AREA REGULATING PLAN 119 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN L. No Rear Lane 1. Allowed in NE and NG-1 (outside of C-O) only. Where stormwater conveyance is needed, a rear Lane may be replaced by a drainage easement, which may be as narrow as 10 feet, containing a pedestrian and/or equestrian trail in lieu of vehicular access. 2. No lot shall be less than 60’ in width. 3. Driveways shall not exceed 10’ in width within the front setback area. Curb cut width shall not exceed driveway width. Driveway apron shall not affect sidewalk slope or direction. 4. Parking shall be located at rear of lot per standards of Chapter 5.4. FIG. 5.3.3L NO REAR LANE 5.3.3 Block configurations A. Blocks within the Plan Area are intended to provide flexibility and enable a variety of lot sizes and building types. The following diagrams illustrate the various ways in which a block may be configured. Combinations are allowed. Blocks shall be defined by public streets and public open spaces (together constituting the “public realm”) per the standards of this Chapter. Where identified on Figure 5.7.4, a block side may be defined by a public Edge Trail. For the purposes of this Plan, “public” shall be taken to mean publicly accessible, regardless of whether the street or space is publicly or privately owned and/or maintained. B. Every effort shall be made for Precise Neighborhood Plans to match the block pattern shown in the Regulating Plan. C. Gated communities are inconsistent with the Vision of the Plan, and shall not be permitted anywhere within the Plan area. D. A Rear Lane is required for: all blocks within the SR and NG-2 zones; all lots within the Camino Overlay; and any block containing at least one lot less than 60 feet wide or not fronting on a street.1 E. Dead-end Rear Lanes are not permitted. F. Except for select locations shown in the Regulating Plan, zone transitions shall occur only within blocks. G. All primary dwellings within the Plan area and all buildings within the SR regulating zone shall front onto one of the following: 1. A Street (see Chapter 5.7 for thoroughfare types and standards). 2. A Public Open Space (see Chapter 5.8 for Public Open Space types and standards). 3. A Shared Yard (see Appendix 3: Glossary for definition). Rear lot lines shall not abut any of these. H. Flag-lots are not permitted. I. Unless otherwise specified (see Figures 5.3.3O-Q), a block shall be surrounded by streets on all sides. J. Block dimensions shall be measured from property lines unless specified otherwise (see provisions for Attached Open Spaces and Blocks split by Paseos or Rosewalks below). K. To reduce mass grading, blocks will typically be graded so that stormwater runoff from downhill lots drains to the rear of the lot. Most blocks will be provided with rear lanes that collect and convey the stormwater to the streets and their parkway Bioswales. Those lanes also provide vehicular access to garages and other parking. Property Line Alley Front (Primary Setback applies) Public Open Space Figures 5.3.3L-R STREET ST R E E T ST R E E T CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 120 M. Simple Rear Lane 1. All on-site vehicular access shall be from Rear Lane. See Chapter 5.7.15-16 for rear lane standards. FIG. 5.3.3M SIMPLE REAR LANE N. Complex Rear Lane 1. All on-site vehicular access shall be from rear lane See Chapter 5.7.15-16 for rear lane standards. 2. A block may have multiple rear-lanes and rear lane intersections, in any configuration. FIG. 5.3.3N COMPLEX REAR LANE TABLE 5.3.3 BLOCK LENGTH & PERIMETER STANDARDS Neighborhood Estates Neighborhood General-1 Neighborhood General-22 Shops & Restaurants3 Blocks Maximum Maximum Face Length 700 600 500 350 Perimeter 2,400 1,800 1,600 2,000 Notes 1 Exception: In Subareas 1 and 2 only, the Conditionally Permitted Types (Motor Courts and Front-Loaded Houses) are exempt from the Rear Lane requirement. 2 All blocks within Sub-area 9, and all blocks containing any lots zoned NG-2 are also subject to the standards of this column. 3 Blocks containing any lots zoned SR are subject to the standards of this column. STREET STREET ALLEY ST R E E T ST R E E T ST R E E T AL L E Y AL L E Y ST R E E T 121 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN O. Paseo-Split 1. Where a planned block length or block perimeter exceeds that which is allowed, a public1 Paseo may be counted as a block side. a. A Paseo must cut through the entire block (Exception: a Shops Paseo, per Chapter 5.7.17, which is not defining a block). b. Only one Paseo or Rosewalk may be counted as a block side per block. c. No more than 30% of blocks per sub-area may take advantage of this or similar exception. d. Lots shall side onto Paseos. See Chapter 5.8.10 for standards. 2. It is strongly encouraged that Paseos be offset from one another. 3. A private Paseo may function as a Shared Yard (see Chapter 5.5.6), but it shall not count as a block side. FIG. 5.3.3O PASEO-SPLIT FIG. 5.3.3P ROSEWALK SPLIT P. Rosewalk-Split 1. Where a planned block length or perimeter exceeds the allowance, a public1 Rosewalk may be counted as a block side. a. A Rosewalk must cut through entire block. b. Only one Paseo or Rosewalk may be counted as a block side per block. c. No more than 30% of blocks per sub-area may take advantage of this or similar exception. 2. Lots shall front onto Rosewalks, and will therefore require rear lanes for vehicular access. See Chapter 5.8.9 for standards. 3. A private Rosewalk may function as a Shared Yard (see Chapter 5.5.6), but it shall not count as a block side. Property Line Alley Front (Primary Setback applies) Public Open Space Figures 5.3.3L-R Notes 1 See also Standard 5.3.3.A regarding “public” streets and open spaces. STREET STREET STREET STREET STREET PA S E O PA S E O RO S E W A L K CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 122 Q Attached 1. Block Attached to Open Space. A public1 Attached open space (see Figure 5.3.3Q-I) may constitute a block side in lieu of a street only when so shown in the Thoroughfare Regulating Plan (see Figure 5.7.4). In such cases, property lines shall count as the block side. A private Attached open space may function as a Shared Yard (see Chapter 5.5.6), but it shall not count as a block side. 2. Blocks Attached to Existing Blocks in Sub-areas 1 and 8. Blocks in Sub-areas 1 and 8 may attach to existing blocks (see Figure 5.3.3Q-II) when so shown in the Regulating Plan (see Figure 5.3), and are therefore exempt from block length and perimeter standards. These are the only sub-areas where dead-end streets are allowed. Dead-end streets may not exceed the dimensions required by the Fire Marshal and shall be designed as a Close. A Close is a dead-end boulevard with a center median and shade trees. A narrow one-lane drive, lined by parallel parking, wraps around the median. Alternatives to using Closes include: a) the rear of a half block may abut such an edge; or b) loop roads may be used to define blocks that meet the block size standards. In any case, the connections to existing streets depicted in the Regulating Plan shall be provided. FIG. 5.3.3Q-I ATTACHED TO OPEN SPACE STREET FIG. 5.3.3Q-II ATTACHED TO EXISTING BLOCKS CLOSE PROVIDES FRONTAGE CLOSE PROVIDES FRONTAGE ST R E E T ST R E E T ST R E E T REQUIRED STREET TO CONTEXT REQUIRED STREET TO CONTEXT Su b - a r e a e d g e a t t a c h e d t o e x i s t i n g b l o c k s 123 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN TABLE 5.31 Sub-area 1 2 Areas Unit Gross Area Acres 33 50 Net Block Area Shown Acres 20.1 21.1 Public Open Space2 Acres 2.25 3.50 Building Types Unit Min Max5 Min Max5 Estate (5.4.3)DUs To be updated. XL (5.4.4)DUs L (5.4.5)DUs M (5.4.6)DUs S (5.4.7-8)DUs Attached A (5.4.9)DUs Attached B (5.4.10)DUs Duplex (5.4.11)DUs Quadplex (5.4.12)DUs 12-plex (5.4.13)DUs Walk-Up (5.4.14)DUs Cottage Court (5.4.15)DUs Courtyard Bldg (5.4.16)DUs Attached Flex (5.4.17)DUs Baseline Dwellings - Maximum5 DUs TDR Dwellings6 DUs Total Dwellings6 DUs SR (5.4.13)SF Regulating Zones Unit Min Max Min Max NE Acres NG-13 Acres Total NBA Total NBA NG-2 Acres SR4 Acres Notes 1 All acreage in this table is net unless specified otherwise. 2 See Table 5.8. Not all Public Open Space Types count towards these minimums. For purposes of drainage, buildout of Sub-areas 3, 4, and 5 shall be responsible for the formation of the Camino de las Alturas. However, adjacent portions of the Camino de las Alturas shall be used to satisfy City park space requirements for Sub-areas 6, 7, & 9. See Chapter 5.8 for required Public Open Space types. Key K Thousand DU Dwelling Unit NBA Net Block Area 5.3.4 Sub-areas The Neighborhood Area is divided into sub-areas. Each sub-area has been assigned a required allotment of Public Open Space, Building Types, and regulating zones as shown in Table 5.3. A. Public Open Space. The required acreage of qualifying Public Open Space for the Plan area exceeds the minimum required by the State and by the City elsewhere (per sub-area and in total). See Table 5.8 for details concerning required acreages, and Chapter 5.8 for standards by type. B. Building Types. A minimum and maximum quantity of each Building Type is allowed per sub-area, and each sub-area is limited in number of allowed dwellings. The number of allowed dwellings may only increase through the transfer of development rights (TDR) process as outlined in Chapter 7. C. Regulating Zones. Regulating zones are intended to be applied to each block as shown in the Regulating Plan (Figure 5.2.2B). However, the Regulating Zones may adjust within the parameters of Table 5.3. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 124 NEIGHBORHOOD AREA SUB-AREA REQUIREMENTS Sub-area 3 4 5 6 7 8 9 Total 117 117 90 87 46 49 201 790 68.7 47.4 44.4 44.2 30.5 2.4 107.9 386.7 15.10 9.30 7.50 8.5 4.50 30.00 11.00 91.65 Min Max5 Min Max5 Min Max5 Min Max5 Min Max5 Min Max5 Min Max5 To be updated. 5,780 120K-180K Min Max Min Max Min Max Min Max Min Max Min Max Min Max 9.5 36 40.7 27.2 13.5 17.2 Total NBA 69.5 6.7 17.2 19.7 12 37.4 10 11 0 1.5 0 1 3 14.5 acres zoned NG-1 in Sub-area 9 are reserved for a school. See Fig. 5.2.2B - Regulating Plan. 4 The Shops and Restaurants zone must be contiguous. Between 120,000 and 180,000 square feet of commercial area shall be built in the Plan Area (where permitted per Appendix 1: Allowed Uses). This shall result in a minimum of 2,000 linear feet of shopfront frontage around the town square and surrounding thoroughfares. 5 Max units reflect Baseline Dwelling Totals; these numbers may increase per TDR (See also Chapter 7.3 and 7.4). 6 Unused TDR units from prior phase(s) may be rolled over to future phase(s) if those additional units fit within the receiving subarea, and the revised subarea(s) maintain the standards of the Regulating Plan (Fig. 5.2.2B). Part II:Building Standards 127 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4 Building Standards 5.4.1 Introduction The majority of these private development standards are contained within each Building Type. These Building Types are derived from market analyses prepared to inform the Plan, which defined the range and mix of lot sizes. The design intent for the Plan is variation with cohesion, or “organized variety”. Many of the Building Types are variations on the single-family house. This prescribed form is scaled-up or down, and arranged in a variety of configurations to achieve various intensities within the context of a traditional American neighborhood pattern. In addition to detached single-family Building types, this Chapter describes a number of single-family attached and multifamily types that may be freely intermixed with houses in certain neighborhoods by virtue of their adherence to the neighborhood patterns. The standards of this Chapter ensure that all homes in Etiwanda Heights are sized, scaled and designed to fit in well with the surrounding neighborhood and contribute positively to shaping the public realm and neighborhood character. For architectural guidelines addressing styles, form and architectural details, see Chapter 5.10. Finally, the Shops & Restaurants Building Type is allowed only within the zone of the same name, limited to a two- block stretch of Wilson Avenue at Rochester Avenue, and is intended to generate a walkable, amenity-rich gathering place in which residents of the foothill neighborhoods can meet some of their daily needs without leaving the area. 5.4.2 A pplicable to All A. Accessory Dwelling Units. ADUs shall be allowed per current City Ordinance. See the Carriage House type (Chapter 5.4.19 ) for more. B. Sloping Lots. Areas with significant slopes are subject to limitations and review. See RCMC 17.52.020 and 17.16.140. C. Building Height. (see Height, Building in Appendix 3: Glossary) 1. Where a building type height limit includes a half story: a half story is a partial upper level, located within a sloped roof, lit by dormers; a half story shall occupy no more than 60% of the total building footprint. 2. Fences, walls, and hedges are limited to 3 feet in height in Primary and Secondary setback areas. Those enclosing interior side yards may reach 6’ in height as follows: a. Estate and Extra Large Building Types: beginning 10’ from the façade of the Primary Mass. b. In all other types: beginning 5’ behind the façade of the Primary Mass. D. Lots and Lot Lines. Houses or nonresidential buildings that front on a Public Open Space or Court shall be configured as if they were each on their own lots. For the purpose of ensuring the intended pattern described in this Plan, all site plans shall show lot lines around each Building Type regardless of whether or how the parcel is intended to be subdivided. Shown lots and the building(s) that sit on them shall conform to all standards of the relevant Building Type. Lots and Lot Lines shall be considered synonymous with Properties and Property Lines in this Code. E. Lot Orientation 1. The front of the lot shall be considered the side that abuts a street or open space. a. The “primary setback” is the setback required from the front property line the façade. b. The “secondary setback” is the setback required from the side of a lot when abutting a street (applicable only to corner lots). building CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 128 DRAFT F. Massing. Single family types shall use a system of articulating the home with primary and secondary masses (see 5.4.2.F.1 and 2 below), while multifamily types shall use a system of Massing Increments (see 5.4.2.F.3 below). For homes, as shown in the Figure 5.4A, the prominent placement of a “Primary Mass” at the center, with Secondary Masses, or Wings, scaled down to the sides and rear, is an effortless way for the house to project a strong defining presence to the street while graciously scaling down as it approaches neighboring lots. Single Family Types: 1. Primary Mass. The Primary Mass must be parallel to and face the street or open space, behind the Primary Setback required by its zone and near the center of the lot. The specific size, scale, and placement of this mass are controlled by the Zone and the Building Type. 2. Wings. Wings, which may be Front, Side, or Rear Wings, 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. Standards for the placement and size of Wings are provided in the Building Types. Wings that are problematic tend to be simply large, “stepped-back” portions of a single mass, rather than discernibly shorter, narrower masses with their own clear roof forms. Massing aberrations are identified in Chapter 5.10.9. Front Wings: Front wings may project forward of the Primary Mass to articulate an otherwise uniform one-story mass, emphasize the main entry, or form a front entry court or garden. Front wings are always scaled-down in height and depth relative to the Primary Mass. Side Wings: Side wings are to be set at least 3 feet behind the Primary Mass, which in combination with their shorter height, increases the prominence and verticality of the Primary Mass. Rear Wings: Rear wings can typically be a little longer/deeper than front or side wings because they are not visually prominent from the street. When carefully organized in the rear yard, they can form one or more separate garden or court spaces on larger lots. Multifamily Types: 3. Massing Increments. Multifamily facades shall be articulated into Massing Increments no wider than identified by building type, using a minimum of two of the following techniques: a. Vertical Articulation: change in the number of stories or a substantial differentiation in roof or parapet/cornice height of at least 3 feet; b. Organization of fenestration patterns: ground floor shopfronts, lobbies, units or other entries with groupings of windows aligned and stacked above; c. Architectural projections: application of architectural elements (e.g. pilasters, balconies, awnings, etc.) onto the façade; d. Architectural recessions: application of recessed architectural elements (e.g. recessed balcony or loggia, recessed portion of facade, covered passage, recessed shopfront, etc.) into the building façade; e. Substantial change in materials and/or architectural composition. FIG. 5.4A: MASSING ELEMENTS A Primary Mass Front Wing / Frontage Type / Architectural ProjectionBSide Wing C Rear Wing Secondary Building, Garage A B EC D D E 2 129 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT TABLE 5.4A ALLOWED BUILDING TYPES Regulating Zones Building Type Chapter Neighborhood Estates Neighborhood General-1 Neighborhood General-2 Shops & Restaurants Estate House 5.4.3 Extra Large House 5.4.4 Large House 5.4.5 Medium House 5.4.6 Small House 5.4.7-8 Attached A 5.4.9 1 1 Attached B 5.4.10 1 Duplex 5.4.11 Quadplex 5.4.12 1 1 12-plex 5.4.13 Walk-Up 5.4.14 Cottage Court 5.4.15 1 Courtyard Building 5.4.16 1 Attached Flex 5.4.17 1 Shops/Restaurants 5.4.18 Conditionally Permitted Types2 Front-Loaded House 5.4.20 Motor Court 5.4.21 Allowed Camino Overlay Notes 1 Not allowed within 150’ of Deer Creek Channel in Subareas 2 and 3, and not allowed within 100’ of the east or west boundaries of Sub-Area 1. 2 These conditionally permitted types are allowed in Subareas 1 and 2 only, due to the unique and specific physical constraints of Subareas 1 and 2. Allowed in Subareas 1 and 2 only2 CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 130 DRAFT Notes 1 See Chapter 5.4.2.E(1) for definitions of primary and secondary setbacks. 2 Attached Flex type requires 10’ primary setback in the S-R Zone. 3 Where a house fronts on an open space, but is adjacent to a street, the setbacks applicable to streets must still be respected. TABLE 5.4B REQUIRED SETBACKS Regulating Zones Neighborhood Estates Neighborhood General-1 Neighborhood General-2 Shops & Restaurants WHEN FRONTING ON STREET Primary Building (Minimum distance from Front Property Line) 1 Primary 25’15’15’12’0’ 2 Secondary 25’13’13’10’0’ WHEN FRONTING ON ROSEWALK, ATTACHED GREEN, OR COURT 3 Primary Building (Minimum distance from front property line) Primary -12’12’10’0’ 2 Camino Overlay 131 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT TABLE 5.4C SUMMARY OF STANDARDS BY BUILDING TYPE Standard Building Type Estate XL L M S A-A A-B Duplex 4-plex 12-plex LOT SIZE Width 1 ≥100’80-100’60-80’40-60’35-40’60-116’60-116’50-100’60-100’60-100’ Depth (Min.)120’120’110’100’90’90’70’90’90’90’ BUILDING SETBACKS (MEASURED FROM EACH PROPERTY LINE) Primary Building (Min. Dimensions) Primary 2 By Zone, see Table 5.4BSecondary 2 Side Yard (Ft or % Lot Width)15%15%15%, 10’10%, 5’5’6’6’6’6’10% Rear 30’30’30’25’25’-5’5’5’5’ Secondary Buildings (Min. Dimensions) Primary Behind Primary Building -Behind Primary BuildingSecondary- Side Yard 10’10’5’5’5’0’ or 5’-5’5’5’ Rear, with rear access 5’5’5’5’5’5’-5’5’5’ Rear, without rear access 10’10’10’- 3 - 3 - 3 - 3 - 3 - 3 - 3 BUILDING HEIGHT To Eave (Max.)24’24’24’24’24’24’24’24’25’35’ To top of parapet (Max.)24’24’24’24’24’24’24’24’25’37’ Total Building Height (Max.)36’36’36’34’34’34’34’34’37’40’ Ground Floor Story (Min.)10’10’10’10’9’10’10’10’10’10’ BUILDING ORGANIZATION Distance b/w buildings (Min.)20’20’15’10’10’10’-10’10’10’ BUILDING MASSING Lot Coverage (Max.)25%30%35%40%50%50%65%65%75%75% Overall Building (Including all units) (Max. Dimensions) Width -----100’100’50’70’85’ Depth -----75’70’70’70’70’ Primary Mass or Unit (Max. Dimensions) Width 40’40’40’30’30’30’30’--- Depth 30’30’30’25’25’60’70’--- Wing (Max. Dimensions) Width 20’20’20’20’20’-20’--- Depth (Front Wing)20’20’15’15’15’-15’--- Secondary Buildings (Max. Dimensions) Width 30’30’30’25’25’25’-Bldg W Bldg W Bldg W Depth 30’30’30’25’25’25’-40’40’40’ Height 36’36’36’34’34’2-story -2-story 2-story 2-story PERMITTED FRONTAGE Large Front Yard (5.5.3)P P P P ------ Small Front Yard (5.5.4)----P P P P P P Shopfront (5.5.5)-------P 4 P 4 P 4 Shared Yard (5.5.6)P P P P P P P P P P PRIVATE OPEN SPACE Area (Min.) (% of Lot Area)25%25%25%25%300 SF 300 SF 50 SF/DU 50 SF/DU 50 SF/DU 50 SF/DU Any Dimension (Min.) 5 30’30’25’20’15’15’12’12’ / 5’12’ / 5’12’ / 5’ CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 132 DRAFT P Permitted - Not Applicable/Permitted Key 1 Corner lots vary, see Building Type Tables 5.4.3-19. 2 See Chapter 5.4.2.E(1) for definitions of primary and secondary setbacks. 3 Type requires Rear Lane. 4 Where commercial is allowed. 5 For multifamily types, a second dimension is given for upper floor open space (e.g. balconies or terraces). 6 Includes the Court. Notes TABLE 5.4C CONTINUED Conditionally Permitted Types WU CC CB A-Flex S-R FLH MC 60’-Block 100-200’140-220’ 25-100’ 25-180’≥47’≥90’ 90’90’90’ 75’ 65’65’90-180’ By Zone, see Table 5.4B 10%10%10% 8’8'5’5’ 5’5’5’5’5’10’5’ Behind Primary Building --- --- 5’5’5’8’--- 5’5’5’5’--- - 3 - 3 - 3 - 3 - 3 -- 35’25’25’ 24’35’24’24’ 37’25’25’ 24’37’24’24’ 40’37’37’ 34’ 42’34’34’ 10’10’10’ 10’14’9’9’ 15’8’0' or 10' 10’ -10'0' or 10' 75%50%65% --65%65% 150’-180’ 6 100’ 180’65’65’ 75’-180’ 6 60’ 100’60’65’ -50’37-65’ 50’ 50' -- -50’-60’ 100’ -- ---= Unit W --- ------- ---= Unit W --- ------- ---= Unit H --- ------- P P P P -P P P 4 P 4 P 4 P 4 P P 4 P 4 P Included Included P -P Included 50 SF/DU Court included Court included --200 SF 200 SF 12’ / 5’--10’10’5'3.5' 150 SF 80' 70' 70' 70' 80% 8' 70% 7' min 28' 28' 40' 28' 28' 40' 5' min. (10' average) 4'3.5' 40' 50' 133 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT TABLE 5.4D PARKING AND VEHICULAR ACCESS STANDARDS Standard Building Types A. PARKING PLACEMENT ESTATE XL L M S A-A, A-B, MULTIFAMILY TYPES, A-FLEX, FLH, MC, SR Setbacks (Minimum) Primary 25’ from Primary Mass façade facing Primary lot line Secondary 25’ from Primary Mass façade facing Secondary lot line Side Yard See setback standards per Building Type (5.4.3-13)Rear w/ rear access Rear w/o rear access B. ON-SITE ACCESS ESTATE XL L M S A-A, A-B, MULTIFAMILY TYPES, A-FLEX, FLH, MC, SR Driveway Width (Max.)1 10’10’10’N Circular Drive P2 N Rear Lane Vehicular access shall be provided via a rear lane for all lots less than 60’ wide C. SPACES REQ’D (MIN.)ESTATE XL L M S A-A, A-B, MULTIFAMILY TYPES, A-FLEX, FLH, MC, SR Residential Uses 2 per unit, may be tandem, may be uncovered Non-Residential Uses 2.5 spaces per 1,000 square feet of interior area D. GARAGE ESTATE XL L M S A-A, A-B, MULTIFAMILY TYPES, A-FLEX, FLH, MC, SR Max exterior width3 50% of lot width 60% of lot width Building Width Key P Permitted N Not Permitted - Not Applicable Notes 1 Beyond Primary Setback, width may increase as necessary. 2 See Chapter 5.4.2.E(1)(a) 3 As measured from side lot line to side lot line. G. Parking & Vehicular Access. Throughout the neighborhoods of Etiwanda Heights, parking will be provided on a conventional lot by lot, residence by residence basis. Resident parking will be provided on-site (off-street) and visitor parking will in most cases be accommodated on-street, at the curb in front of the residence. However, as the town square shops and restaurants are developed, parking resources can and must be more efficiently planned, managed and utilized to meet the potential demand while generating a relatively compact, pedestrian-oriented gathering place. The central concept that will organize an appropriate parking supply to support the shops, restaurants and civic spaces will be a “park-once” strategy. The design intent is that residents, visitors and shoppers can easily move from shop to shop, from work to lunch, from home to dinner on foot or by bicycle, as well as by car. Because the town square environment is scaled and oriented to pedestrians, visitors can conveniently park only once, reducing both vehicular congestion amount of necessary parking spaces. Accordingly shared parking arrangements are required for the shops, and parking ratios are reduced from the conventional suburban standards. Key elements of the Park Once strategy include: Focus on the Pedestrian. As described in Chapters 5.7 and 5.8, the streetscapes and other Public Open Spaces of are designed primarily for pedestrian comfort, with wide shady sidewalks surrounded by interesting and useful businesses and residences. The high-quality pedestrian environment will increase the average length of stay and reduce the importance for most users of finding parking adjacent to their first target destination. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 134 DRAFT a. Permeable surfaces are encouraged. In commercial sites, maintenance is the responsibility of the owner. The following are recommended:i. Pervious asphalt and concrete.ii. Permeable pavers (products such as Unipaver, Eco-stone and SF Rima or an approved equivalent). iii. Reinforced gravel/grass paving. Parking Types for User Types. Within the town square, several distinct types of “parking users” must be recognized and accommodated. These include the shopper in a hurry, the couple going to dinner, the office worker, and the resident returning home at night. Since the hurried shopper may desire a space near the store, prime spaces may be time-limited or paid parking. Other user types are willing to walk a bit more. The parking supply planned for this area includes well-organized on-street parking, and shared parking lots behind the shops and restaurants and connected to the shopping streets with paseos, plazas and dining courts. Wayfinding. In any mixed-use environment it is important that parking be intuitive. Parking lot entry points and pedestrian routes to shops will be clearly marked. Shared Parking Strategy. Parking lots that are shared by various businesses can be more efficiently utilized than parking facilities dedicated to a single business or use. Spaces occupied by office workers during the day, for instance, can be utilized at night by patrons of nearby restaurants, reducing the number of spaces required. Managed Supply. No matter how wonderfully walkable the town square becomes over time, there will always be prime parking areas and less convenient parking areas. That is where management comes in through the utilization of time-limited spaces, possibly charging a fee for some prime spaces, and ticketing those who do not comply with regulations. A merchants association or similar entity will take charge of such management, in cooperation with the City. Expandable Parking Supply. As the town square becomes a more popular destination over time - and for special community events - more parking may be necessary. Parking areas adjacent to the two entry parks to the north and south of Wilson just to the east of the shops can be expanded as necessary within the electrical utility easement. Parking to Accommodate EV and Active Transit. New parking facilities will, as appropriate, provide spaces with charging stations for Electric Vehicles (EV) as permitted and encouraged by the City. Facilities should accommodate convenient access and parking for bicycles. Where this Chapter is silent, refer to RCMC 17.64 for standards. When in conflict, the standards of this Code shall prevail. In no case may parking be provided between the façade of a primary mass and a front property line. 1. Residential Building Types. Unless specified by Building Type, garages may be attached or detached. See Table 5.4D for parking placement standards, and Chapter 5.10 for landscape guidelines for parking areas. a. 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. 2. Shops & Restaurants Building Type. While it is the responsibility of the City to ensure that Shops and Restaurant Buildings provide the amount of parking required by this Code; it shall be the responsibility of the downtown business association, or similar entity, to manage parking internally. All street parking adjacent to SR zone block faces shall count towards the minimum required for SR Buildings. a. Vehicular access shall be located in the rear, accessed by a rear lane (Chapter 5.7.15-16). Driveways and lanes may be one- or two-way but must provide a dedicated entrance/exit. b. Surface parking spaces must be screened and shaded per the standards of RCMC 17.56.060(N). c. Outdoor light fixtures are limited to 15 feet in height. Lighting should have illumination levels no greater than one foot-candle and shall be shielded to prevent glare on contiguous properties. d. Permeable surfaces are encouraged. In commercial sites, maintenance is the responsibility of the owner. See Landscape Guidelines (Chapter 5.10.10) for recommended types. 135 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT H. Private Open Space. Each lot is required to provide on-site private open space as indicated in Building Type Standard Tables (Chapter 5.4.3-19). 1. Standards in each Building Type require private open space in two ways: a. The minimum open space area is a percentage of the lot area and/or square feet. For detached house types, it may only occur behind primary and side street setback lines. b. “Any Dimension” refers to the minimum length of required area in either direction. For example, 12’ requires that there is at least a 12’ by 12’ unobstructed square space on the lot. For multifamily types, an additional dimension is given for upper floor open space (e.g. balconies or terraces). 2. For detached house types, open space must be at grade or at the level of the ground floor and directly accessible from the adjacent ground floor. 3. Landscaping shall comply with the Master and Neighborhood Area Fire Protection Plans. See RCMC 17.56 for Landscaping Standards and Chapter 5.10.10 for Landscape Guidelines. a. Turf shall not exceed 30% of the landscape areas in residential developments. b. Decorative water features shall use re- circulating and recycled water. FIG. 5.4B: PRIVATE OPEN SPACE (SINGLE FAMILY) Property Line Setbacks Private Open Space Area Contiguous Private Open Space Key I. Lighting. Lighting Standards are as follows: 1. Residential Building Types. All exterior lighting shall be designed so that all site and building- mounted luminaires produce a maximum initial illuminance value no greater than 0.04 horizontal and vertical footcandles (0.1 horizontal and vertical lux) at the LEED project boundary and beyond. Document that 0% of the total initial designed fixture lumens (sum total of all fixtures on site) are emitted at an angle of 90 degrees or higher from nadir (straight down). Street light fixtures shall be as widely spaces as practical for public safety and shall be International Dark-Sky Association (IDA) approved Dark Sky Friendly Fixtures. 2. Shops & Restaurants Building Type. All exterior lighting shall be designed so that all site and building-mounted luminaires produce a maximum initial illuminance value no greater than 0.10 horizontal and vertical footcandles (1.0 horizontal and vertical lux) at the boundary with adjoining residential lots, and no greater than 0.01 horizontal footcandles (0.1 horizontal lux) 10 feet (3 meters) beyond that boundary. Document that no more than 1% of the total initial designed fixture lumens (sum total of all fixtures on site) are emitted at an angle of 90 degrees or higher from nadir (straight down). CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 136 DRAFT J. Equestrian Standards. The standards for housing equestrians on properties area subject to the following standards and to the standards of RCMC § 17.88.020. Where in conflict, the standards of this Plan shall prevail. 1. A property must be a minimum of 10,000 square feet in area to maintain equines. One additional equine is permitted for each additional 10,000 square feet of lot area, up to the limit specified in RCMC § 17.88.020-1. 2. Equines shall be kept a minimum distance of 50 feet from any adjacent primary dwelling, school, hospital or church located on any adjoining site. 3. All fences and gates used for the enclosure of horses or other large domestic animals shall be of such design, materials and construction as to prevent the escape of the animals. Fences enclosing horses or cows shall be not less than four feet in height and shall be of the strength equivalent to that of a wood fence with four-by-four-inch posts, no more than ten feet apart, with three two-by- six-inch rails. Electrically charged wires shall be used only to supplement other fences, and shall meet underwriter’s standards for electric fences, and shall cause no electric interference with radio and television reception on neighboring parcels. Warning signs shall be posted in a visible location, every one hundred feet on the fence, warning that an electric fence is in use. Other electric fences and barbed wire fences are prohibited. 4. Each property owner or lessee is responsible for the continuous maintenance of sanitary conditions, including, but not limited to, the cleaning of corrals, stables, barns and other areas to which animals have access; and the proper disposal of manure, offal, soiled straw and other refuse. Animal waste shall not be allowed to accumulate, runoff or leach so as to create a nuisance or be offensive to other persons in the vicinity. Manure may be disposed of by removal from the lot or parcel by a city-licensed waste disposal company, or by composting. If waste or manure is to be composted, the composting material shall be kept in a composting bin, and the composting shall be performed in accordance with city approved composting procedures. Proper procedures must be used to control insects and to minimize offensive odors. 5. Animal waste, manure, offal, soiled straw and other refuse shall not be allowed to accumulate in any regular, intermittent or seasonal watercourse. 6. Each lot and structure shall be maintained so that there is no standing surface water or ponding within areas in which large domestic animals are kept. 7. No structure or enclosure for the keeping of large domestic animals shall be constructed or maintained in any regular, intermittent or seasonal watercourse. 8. A weatherproof notice setting forth the name of the person(s) responsible for such animals and a phone number(s) to be called in the event of an emergency shall be displayed on, or in the vicinity of, any barn, stable enclosure or other area in which large domestic animals are kept. 137 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.3 Estate A B C D E F G LOT SIZE MIN.MAX. AA Width (corner lots add 15’ to min.)100’- BB Depth 120’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary By Zone, see Table 5.4BSecondary DD Side Yard (% of Lot Width) 15%- Rear 30’- Secondary Building(s) Primary Behind Primary BuildingSecondary Side Yard 10’- GG Rear, with Rear Lane 5’- Rear, without Rear Lane 10’- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -36’ Ground floor above grade at setback -3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 20’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)25% Primary Mass Width 40’ Depth 30’ Wing(s) Width 20’ Depth (Front Wing)20’ Secondary Building(s) Width 30’ Depth 30’ Height 36' PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)Permitted Small Front Yard (Chapter 5.5.4)- Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 25%- Any Dimension 30’- TABLE 5.4.3 ESTATE STANDARDS R NE NG-1 NG-2 SR -ALLOWED --- Primary Mass Property Line Open Space Key EE FF CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 138 DRAFT A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. 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. Rear lane required only for properties within the Camino Overlay. 3. Port cochères are permitted. 4. Circular Drives are permitted. 5. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C-O) 1. At least 70% of the footprint of the primary structure shall be 2 stories. 2. Must front onto the Camino de las Alturas. 3. Rear lane required. 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 façade. Key - Not Applicable Spanish Revival house with a port cochere. 139 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.4 Extra Large House A B CD E F G LOT SIZE MIN.MAX. AA Width (corner lots add 8’ to min.)80’ 100’ BB Depth 120’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary By Zone, see Table 5.4BSecondary DD Side Yard (% of Lot Width) 15%- Rear 30%- Secondary Building(s) Primary Behind Primary BuildingSecondary Side Yard 10’- GG Rear, with Rear Lane 5’- Rear, without Rear Lane 10’- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -36’ Ground floor above grade at setback 18”3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 20’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)30% Primary Mass Width 40’ Depth 30’ Wing(s) Width 20’ Depth (Front Wing)20’ Secondary Building(s) Width 30’ Depth 30’ Height 36’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)Permitted Small Front Yard (Chapter 5.5.4)- Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 25%- Any Dimension 30’- TABLE 5.4.4 EXTRA LARGE HOUSE STANDARDS R NE NG-1 NG-2 SR --ALLOWED -- Primary Mass Property Line Open Space Key FF EE CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 140 DRAFT A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. 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. Rear lane required only for properties within the Camino Overlay. 3. Port cochères are permitted. 4. Circular Drives are permitted. 5. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C-O) 1. At least 70% of the footprint of the primary structure shall be 2 stories. 2. Must front onto the Camino de las Alturas. 3. Rear lane required. 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 façade 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. Key - Not Applicable 141 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.5 Large House A B CD E F G LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)60’ 80’ BB Depth 110’- BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary DD Side Yard1 (% of Lot Width) 15% or 10’- Rear 30’- Secondary Building(s) Primary Behind Primary BuildingSecondary Side Yard 5’- GG Rear, with Rear Lane 5’- Rear, without Rear Lane 10’- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -36’ Ground floor above grade at setback 18”3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 15’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)35% Primary Mass Width 40’ Depth 30’ Wing(s) Width 20’ Depth 15’ Secondary Building(s) Width 30’ Depth 30’ Height 36’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)Permitted Small Front Yard (Chapter 5.5.4)- Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 25%- Any Dimension 25’- TABLE 5.4.5 LARGE HOUSE STANDARDS R NE NG-1 NG-2 SR --ALLOWED -- Primary Mass Property Line Open Space Key FF EE FF EE CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 142 DRAFT A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. 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. Rear lane required only for properties within the Camino Overlay. 3. Port cochères are permitted. 4. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C-O) 1. Minimum lot width - 70’. 2. Minimum Primary Setback - 40’. 3. At least 70% of the footprint of the primary structure shall be 2 stories. 4. Must front onto the Camino de las Alturas. 5. Rear lane required. Side-facing garage with front drive shown. Garage setback is at least 25’ from primary mass façade. Drive is 10’ wide within front setback. See Table 5.4D. Front-facing garage with front drive shown. Garage setback is at least 25’ from primary mass façade. Drive is 10’ wide within front setback. See Table 5.4D. If width permits, Large Lots may provide port cocheres. Key - Not Applicable Notes 1 15% but never less than 10’. 143 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.6 Medium House A B C D E F G LOT SIZE MIN.MAX. AA Width (corner lots add 5’ to min.)40’ 60’ BB Depth 100’- BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary DD Side Yard1 (% of Lot Width) 10% or 5’- Rear 25’- Secondary Building(s) Primary Behind Primary BuildingSecondary Side Yard 5’- GG Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -34’ Ground floor above grade at setback 18”3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)40% Primary Mass Width 30’ Depth 25’ Wing(s) Width 20’ Depth 15’ Secondary Building(s) Width 25’ Depth 25’ Height 34’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)Permitted Small Front Yard (Chapter 5.5.4)- Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 25%- Any Dimension 20’- TABLE 5.4.6 MEDIUM HOUSE STANDARDS R NE NG-1 NG-2 SR --ALLOWED ALLOWED - Primary Mass Property Line Open Space Key FF EE CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 144 DRAFT A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. C. Access 1. The primary entrance shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. Port cochères are permitted. 4. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. In smaller lots, physical barriers such as low walls and raised yards are crucial for maintaining privacy. A generous setback combines a raised porch and open front yard that provides a defined and well-landscaped entrance. Medium House lots must have rear garages accessed by an Rear Lane, so that no drives appear in the front. Key - Not Applicable Notes 1 10% but never less than 5’ 145 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.7 Small House A B C D FE D LOT SIZE MIN.MAX. AA Width (corner lots add 5’ to min.)35’ 40’ BB Depth 90’1 - BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 5’- Rear 25’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 5’- FF Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -34’ Ground floor above grade at setback 18”3’ Ground Floor Story 9’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)50% Primary Mass Width 30’ Depth 25’ Wing(s) Width 20’ Depth 15’ Secondary Building(s) (Garage) Width 25’ Depth 25’ Height 34’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 300 SF - Any Dimension 15’- TABLE 5.4.7 SMALL HOUSE STANDARDS R NE NG-1 NG-2 SR ---ALLOWED - Primary Mass Property Line Open Space Key EE B CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 146 DRAFT A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 300 square feet minimum. C. Access 1. The primary entrance shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. The front entrance is protected from the sidewalk by several elements: a minimum setback, a fence, a porch, and a projecting front wing. Small Houses on a block will have at least a 10’ separation between buildings on different lots due to the side yard setback. This Small House has arcaded porch built into a front wing, creating an irregular but pleasing composition. Key - Not Applicable Notes 1 May be 80’ when fronting on Rosewalk or Court. 147 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.8 Small House Variation - Side Yard House A B C D E D TABLE 5.4.7 SMALL HOUSE STANDARDS (REPEAT) R NE NG-1 NG-2 SR ---ALLOWED - Primary Mass Property Line Open Space Key LOT SIZE MIN. MAX. AA Width (corner lots add 5’ to min.)35’ 40’ BB Depth 90’1 - BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 5’- Rear 25’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 5’- EE Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -34’ Ground floor above grade at setback 18”3’ Ground Floor Story 9’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN. MAX. Lot Coverage (% of total Lot Area)50% Primary Mass Width 30’ Depth 25’ Wing(s) Width 20’ Depth 15’ Secondary Building(s) (Garage) Width 25’ Depth 25’ Height 34’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN. MAX. Area 300 SF - Any Dimension 15’- 5' 3.5' 6" 28' 28' 40' allowed 80% 50' 60' 5' CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 148 DRAFT A. Site Organization / Massing 1. Side Yard House is subject to all Small House (5.4.7) Standards, and the those of this section. 2. For Side Yard House, front and rear wings form a central “active side yard” between them. 3. Fenestration on the “inactive side” shall be limited in size and/or transparency, so that the adjacent property’s side yard cannot be observed. 4. The property adjacent to the active side shall provide an easement. See Figure 5.4.8A. a. Property 1 has an easement that extends to the wall of the building of Property 2 for the entire depth of the lot. See Figure 5.4.8B. b. Property 3 has an easement on the inactive side yard area of Property 1. 5. Side yard houses shall only be allowed when applied to an entire block face. 6. The primary entrance to the Side Yard House may be within the elevation facing the “active side yard”. 7. The garage shall be attached and hosted in Rear wing. B. Open Space 1. The open space area extends beyond the Property Line to the adjacent house. See Figure 5.4.8B. C. Access 1. The primary entrance shall be located in the front, or on active side. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. Property line shown in red. The easements create a situation in which Property 1’s usable area is shifted, releasing control over it’s side yard setback area on the left to Property 3, and gaining access to Property 2’s side yard setback area on the right. The contiguous private open space for each Side Yard House is the side yard that extends from its property to the wall face on the adjacent property. Key - Not Applicable Notes 1 May be 80’ when fronting on Rosewalk or Court. 13 2 FIG. 5.4.8A: SIDE YARD EASEMENTS FIG. 5.4.8B: SIDE YARD OPEN SPACE Property 3 easement Property 1 easement 149 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.9 Attached A (with Detached Garage) J B C D G A I D J J H LOT SIZE MIN.MAX. AA Width (corner lots add 7’ to min.)60’ 116’ BB Depth 90’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary By Zone, see Table 5.4BSecondary DD Side Yard1 6’- Rear -- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard1 0 or 5’- GG Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -34’ Ground floor above grade at setback 18”4’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)50% Overall Building (Row of Attached Units) HH Width 100’ Depth 75’ Unit (Primary Mass + Wings) Width 30’ Depth 60’ Secondary Building(s) (Garage) Width 25’ Depth 25’ Height 2-story PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 300 SF - Any Dimension 15’- II TABLE 5.4.9 ATTACHED A STANDARDS R NE NG-1 NG-2 SR --ALLOWED ALLOWED - Unit Property Line Open Space Key JJ CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 150 DRAFT A. Site Organization / Massing 1. Comprised of a Primary Mass and detached garage. 2. Up to 4 units may be attached, with 16’ space between exterior wall face of adjacent groups of rowhouses. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. Each ground floor unit shall have a rear yard for outdoor living, dining and play with a minimum area of 300 SF. 2. Paseos may encroach a maximum of 4’ into side yard setback. C. Access 1. All primary entrances shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C-O) 1. Minimum lot width - 70’. 2. Minimum Primary Setback - 40’. 3. At least 70% of the footprint of the primary structure shall be 2 stories. 4. Must front onto the Camino de las Alturas. 5. Rear Lane required. Vehicular access from front not permitted. 6. Side Yard Setback is at least 15% of Lot Width. 7. Each property shall be limited to 2 units, which must be massed as a single house. Small rowhouses, if well-articulated, maintain a house form that fits a traditional neighborhood street. Strategies in Small Front Yard Frontage Type affords opportunities to make the public walk in front of a row of attached houses varied and visually pleasing. Attached-A Type within the Camino Overlay: two units and massed as a grand house. Key - Not Applicable Notes 1 One side must provide 5’ setback from adjacent unit to garage for access. 151 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.10 Attached B (with Attached Garage) J B C D E A I D J J H TABLE 5.4.10 ATTACHED B STANDARDS R NE NG-1 NG-2 SR --ALLOWED ALLOWED - Unit Property Line Open Space Key LOT SIZE MIN.MAX. AA Width (corner lots add 7’ to min.)60’ 116’ BB Depth 80’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 6’- Rear 5’- Secondary Building(s) (Not Applicable) Primary - Secondary - Side Yard1 - Rear, with Rear Lane - Rear, without Rear Lane - BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -34’ Ground floor above grade at setback 18”4’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings - BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)65% Overall Building (Row of Attached Units) HH Width 100’ Depth 37’70’ Unit (Primary Mass + Wings) Width 30’ Depth 70’ Wings(s) Width 20’ Depth 15’ Secondary Building(s) (Not Applicable) PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)- Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 50 sf/unit - Any Dimension 12’- II EE KK II CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 152 DRAFT A. Site Organization / Massing 1. Comprised of a Primary Mass, optional adjoining wings, and attached garage. Attached garages shall be set behind a minimum of 16 feet of occupiable ground floor space. 2. Up to 4 units may be attached, with a minimum of 16’ space between side façades of adjacent groups of rowhouses. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. If located within 300’ of the Central Greenway or a Neighborhood Park, there is no minimum open space requirement. Otherwise, a minimum of 50 square feet of open space is required per unit. 2. Paseos may encroach a maximum of 4’ into Side Yard Setbacks. C. Access 1. All primary entrances shall be located in front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. Articulating separate roofs helps differentiate attached units. An Attached B (with Attached Garage) Type fronting an Attached Green. Front yard space, provided by Primary setback is the only private open space provided by this Type. Key - Not Applicable 153 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.11 Duplex (Mansion Housing) B C D G A D H I LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)50’ 100’ BB Depth 90’- BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 6’- Rear 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 5’- GG Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -22’ To top of parapet of flat roof -22’ Total Building Height -34’(2 stories) Ground floor above grade at setback 18”4’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)65% Overall Building (Including all Attached & Stacked Units) HH Width 50’ II Depth 70’ Secondary Building(s) (Garage) Width Primary bldg width Depth 40’1 Height 2-story JJ Massing Increment 30’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 50 sf/unit - Any Dimension (ground / upper floor)12’ / 5’- TABLE 5.4.11 STANDARDS R NE NG-1 NG-2 SR --ALLOWED ALLOWED ALLOWED Unit Property Line Open Space Key Key - Not Applicable Notes 1 40’ depth intended for tandem parking on deeper lots. If not tandem, depth is limited to 25’. 2 Where commercial is allowed. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 154 DRAFT This Mansion Type is a stacked duplex, recently built in Rancho Cucamonga. A projecting gabled overhang on top of a stoop create the appearance of a house-form building with a single entrance portico. The upper unit of this stacked duplex is accessed via outdoor stair. A. Site Organization / Massing 1. Up to 2 units may be hosted in one building, attached and/or stacked. 2. Parking shall be provided in attached garages, detached garages, and/or surface parking behind the building. Any attached garages shall be set behind a minimum of 20 feet of occupiable ground floor space. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. If located within 300’ of the Central Greenway or a Neighborhood Park, there is no minimum open space requirement. Otherwise, a minimum of 50 square feet of open space is required per unit. Upper floors may provide open space in the form of terraces and/or balconies, with a minimum width of 5’ in any direction. C. Access 1. All units shall be accessed through primary entrances in the front facade—whether directly or via a private or shared stair. Primary entrances may have their own frontage type, or frontage types may unify multiple entrances, such as a shared stoop or porch. 2. Rear Lane required. Parking shall be accessed from a Rear Lane. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Central Greenway Overlay (CG-O) 1. Minimum lot width: 70’. 2. Minimum Primary Setback: 40’. 3. At least 70% of the footprint of the primary structure shall be 2 stories. 4. Must front onto Central Greenway. 5. Side Yard Setback minimum - 15% of Lot Width. 6. Must be massed as a large house. E. Use(s) 1. Where permitted or required by zone or overlay, non-residential use(s) may occupy all or part of the ground floor. 155 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.12 Quadplex (Mansion Housing) Notes 1 40’ depth intended for tandem parking on deeper lots. If not tandem, depth is limited to 25’. 2 Where commercial is allowed. LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)60’ 100’ BB Depth 90’- BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 6’- Rear 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 5’- Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -25’ To top of parapet of flat roof -25’ Total Building Height -37’(2.5 stories) Ground floor above grade at setback 18”4’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)75% Overall Building (Including all Attached & Stacked Units) HH Width 70’ II Depth 70’ Secondary Building(s) (Garage) Width Primary bldg width Depth 40’1 Height 2-story JJ Massing Increment 40’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 50 sf/unit - Any Dimension (ground / upper floor)12’ / 5’- TABLE 5.4.12 STANDARDS R NE NG-1 NG-2 SR --ALLOWED ALLOWED ALLOWED A B C D H J I REAR LA N E STREET Unit Property Line Open Space Key Key - Not Applicable CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 156 DRAFT A. Site Organization / Massing 1. Up to 4 units may be hosted in one 2.5-story maximum building, attached and/or stacked. A half story is a partial upper level, located within a sloped roof, lit by dormers; a half story shall occupy no more than 60% of the total building footprint. 2. Parking shall be provided in attached garages, detached garages, and/or surface parking behind the building. Any attached garages shall be set behind a minimum of 20 feet of occupiable ground floor space. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. If located within 300’ of the Central Greenway or a Neighborhood Park, there is no minimum open space requirement. Otherwise, a minimum of 50 square feet of open space is required per unit. Upper floors may provide open space in the form of terraces and/or balconies, with a minimum width of 5’ in any direction. C. Access 1. All units shall be accessed through primary entrances in the front facade—whether directly or via a private or shared stair. Primary entrances may have their own frontage type, or frontage types may unify multiple entrances, such as a shared stoop or porch. 2. Rear Lane required. Parking shall be accessed from a Rear Lane. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Central Greenway Overlay (CG-O) 1. Minimum lot width: 70’. 2. Minimum Primary Setback: 40’. 3. At least 70% of the footprint of the primary structure shall be 2 stories. 4. Must front onto Central Greenway. 5. Side Yard Setback minimum - 15% of Lot Width. 6. Must be massed as a large house. E. Use(s) 1. Where permitted or required by zone or overlay, non-residential use(s) may occupy all or part of the ground floor. Quadplex with a central shared entry for upper-level units. The larger size of the Mansion Type building allows it to fit in with large single family homes. Mansion Housing, if well-articulated, maintains a house form that fits a traditional neighborhood street. 157 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT R NE NG-1 NG-2 SR ---ALLOWED ALLOWED 5.4.13 12-Plex (Medium Multiplex) TABLE 5.4.13 STANDARDS Unit Property Line Open Space Key REAR LA N E STREET A B C D H J I LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)60’ 100’ BB Depth 90’- BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 10%- Rear 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 5’- Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -35’ To top of parapet of flat roof -37’ Total Building Height -40’(3 stories) Ground floor above grade at setback 18”4’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)75% Overall Building (Including all Attached & Stacked Units) HH Width 85’ II Depth 70’ Secondary Building(s) (Garage) Width Primary bldg width Depth 40’1 Height 2-story JJ Massing Increment 40’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 50 sf/unit - Any Dimension (ground / upper floor)12’ / 5’- Key - Not Applicable Notes 1 40’ depth intended for tandem parking on deeper lots. If not tandem, depth is limited to 25’. 2 Where commercial is allowed. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 158 DRAFT Multiplex in Rancho Cucamonga This multiplex in Ventura has open space for residentes in the form of terraces, balconies, dooryards, and courts. A “single-stair multiplex” with a central stair serving all upper- floor units; it is accessed through shared front entry. A. Site Organization / Massing 1. Up to 12 units may be hosted in one 3-story building, attached and/or stacked. 2. Parking shall be provided in attached garages, detached garages, and/or surface parking behind the building. Any attached garages shall be set behind a minimum of 20 feet of occupiable ground floor space. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. If located within 300’ of the Central Greenway or a Neighborhood Park, there is no minimum open space requirement. Otherwise, a minimum of 50 square feet of open space is required per unit. Upper floors may provide open space in the form of terraces and/or balconies, with a minimum width of 5’ in any direction. C. Access 1. All units shall be accessed through primary entrances in the front facade—whether directly or via a private or shared stair. Primary entrances may have their own frontage type, or frontage types may unify multiple entrances, such as a shared stoop or porch. 2. Rear Lane required. Parking shall be accessed from a Rear Lane. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Use(s) 1. Where permitted or required by zone or overlay, non-residential use(s) may occupy all or part of the ground floor. 159 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.14 Walk-Up E H I I H JJ J C C D D J J J J J R NE NG-1 NG-2 SR ---ALLOWED ALLOWED TABLE 5.4.14 STANDARDS Unit Property Line Open Space Key LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)60’ Full block BB Depth 90’- BUILDING SETBACKS Primary Building CC Primary By Zone, see Table 5.4BSecondary Side Yard 10%- Rear 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 5’- Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -35’ To top of parapet of flat roof -37’ Total Building Height -40’(3 stories) Ground floor above grade at setback 18”4’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. DD Distance between buildings 15’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)75% Overall Building (Including all Attached & Stacked Units) HH Width 150’ II Depth 75’ JJ Massing Increment 50’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 50 sf/unit - Any Dimension (ground / upper floor)12’ / 5’- Key - Not Applicable Notes 1 40’ depth intended for tandem parking on deeper lots. If not tandem, depth is limited to 25’. 2 Where commercial is allowed. REAR LA N E / L O T STREET STR E E T CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 160 DRAFT Walkups are articulated into smaller masses; this building also has ground floor shops. This walkup fronts onto an open space. In this case, two multiplexes are attached together, forming a larger building. This walkup in Rancho Cucamonga has an accessible front entry, despite the ground floor being elevated for privacy. A. Site Organization / Massing 1. Units may be attached and/or stacked. 2. Parking shall be provided in attached garages, detached garages, and/or surface parking behind the building. Any attached garages shall be set behind a minimum of 20 feet of occupiable ground floor space. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. 4. Facades shall articulated into Massing Increments no wider than 50 feet, using a minimum of two of the following techniques: a. Vertical Articulation: change in the number of stories or a substantial differentiation in roof or parapet/cornice height of at least 3 feet; b. Organization of fenestration patterns: ground floor shopfronts, lobbies, units or other entries with groupings of windows aligned and stacked above; c. Architectural projections: application of architectural elements (e.g. pilasters, balconies, awnings, etc.) onto the façade; d. Architectural recessions: application of recessed architectural elements (e.g. recessed balcony or loggia, covered passage, recessed shopfront, etc.) into the building façade; e. Substantial change in materials and/or architectural composition. B. Open Space 1. A minimum of 50 square feet of open space is required per unit. Upper floors may provide open space in the form of terraces and/or balconies, with a minimum width of 5’ in any direction. C. Access 1. All units shall be accessed through primary entrances in the front facade—whether directly or via a private or shared stair. 2. There shall be no more than 50 feet between entries in the front facade. 3. Rear Lane required. Parking shall be accessed from a Rear Lane. Vehicular access from front not permitted. 4. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. 161 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT D. Within Central Greenway Overlay (CG-O) 1. Type not permitted within the CG-O. E. Use(s) 1. Where permitted or required by zone or overlay, non-residential use(s) may occupy all or part of the ground floor. F. Block Configuration 1. Walk-ups shall line streets and open spaces, and parking shall be located within the block. Examples of what to do and not to do are included on this spread. 2. Non-residential uses may be organized within and/ or alongside walk-ups on the same block, forming a mixed-use block. In such a case, strategic sharing of parking is encouraged. StreetStreet Parkin g w i t h i n t h e b l o c k Parkin g w i t h i n t h e b l o c k Stree t Stree t St r e e t St r e e t Stree t Stree t YES This walk-up has flexible ground floor units below upper-floor residential as well as an attached 1-story shop. This allows for a flexible mix of uses. Walk-Up (Continued) CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 162 DRAFT GOOD: Walk-ups line the block, orienting toward, and taking primary access directly from the sidewalk. Parking has limited street frontage. GOOD: Houses, rowhouses, and walk-ups peacefully coexist on the same block. The alley provides access to private garages and surface parking that is in the center of the block AVOID: The “streets” surrounding these walk-ups are not streets at all, but parking aisles. The buildings effectively sit in a sea of parking, with many units far off from the public realm. AVOID: While one building defines and takes access off of the street, the remainder of the project is huddled within a perimeter of parking. AVOID: Small blocks will preclude this sort of development, where the public realm of the street is far off, and units are set deep within a parking lot. GOOD: Walk-up buildings of different sizes line the majority of the block, with narrow access drives. The block is defined on all sides by streets. StreetStreet StreetStreet St r e e t St r e e t St r e e t St r e e t St r e e t St r e e t StreetStreet StreetStreet AlleyAlley St r e e t St r e e t St r e e t St r e e t StreetStreet St r e e t St r e e t St r e e t St r e e t St r e e t St r e e t St r e e t St r e e t StreetStreet Parking AisleParking Aisle Parking AisleParking Aisle Parking AisleParking Aisle Parking AisleParking Aisle Pa r k i n g A i s l e Pa r k i n g A i s l e Pa r k i n g A i s l e Pa r k i n g A i s l e Pa r k i n g A i s l e Pa r k i n g A i s l e St r e e t St r e e t AV O I D YE S YE S YE S AV O I D AV O I D 163 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.15 Cottage Court TABLE 5.4.15 STANDARDS R NE NG-1 NG-2 SR --ALLOWED ALLOWED ALLOWED Unit Property Line Open Space Key Key - Not Applicable Notes 1 40’ depth intended for tandem parking on deeper lots. If not tandem, depth is limited to 25’. 2 Where commercial is allowed. H H H H E H A B G F C J K LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)100’ 200’ BB Depth 90’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary By Zone, see Table 5.4BSecondary DD Side Yard, no alley 10%- EE Rear 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary FF Side Yard 5’- EE Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -25’ To top of parapet of flat roof -25’ Total Building Height -37’(2.5 stories) Ground floor above grade at setback 18”3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. GG Distance between buildings 8' BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)50% Individual Buildings HH Width or Depth 50’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Included in Type COURT MIN.MAX. JJ Width 30’60’ KK Depth 30'120' CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 164 DRAFT Cottage court terminating in a shared amenity building Cottage court with a rich variety of vegetation Cottage court with a low fence and large trees A. Site Organization / Massing 1. 5 to 12 units shall be arranged as Cottages around a shared court. 2. Cottages may be Houses or Mansion Housing (with up to 4 units each). 3. Parking shall be provided in attached garages, detached garages, and/or surface parking behind the cottage court. 4. Utility connections should be located in a rear lane or drainage easement and placed underground. 5. A Cottage Court shall not be placed on a corner lot in such a manner that the back(s) of buildings line the street. All streets and open spaces shall be lined by front facades and primary entries. B. Open Space 1. The court shall serve as a Shared Yard (see Chapter 5.5.6). 2. The court shall be 30 to 60 feet wide by 30 to 100 feet deep. 3. The court shall be lined by buildings on 3 sides, unless the court is located at a corner, in which case it shall be lined by buildings on 2 sides. C. Access 1. All street-adjacent ground floor Units shall be accessed through primary entrances in the facade facing the street, using a Frontage Type. All other Units shall be accessed through primary entrances in their court-facing facades, using a Frontage Type, either directly or through a shared entry or stair. 2. Rear Lane required. Parking shall be accessed from a Rear Lane. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Paseo/Rosewalk Variation 1. If the Shared Yard extends continuously through the block, from public right-of-way to public right-of-way, it is a Paseo/Rosewalk. If the Paseo/ Rosewalk is publicly accessible and intended to function as a block side (per Figures 5.3.3O and 5.3.3P), then the standards of Chapter 5.7.18 apply. 165 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.16 Courtyard Building (including Townhouse Court) LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)140’ 220’ BB Depth 90’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary By Zone, see Table 5.4BSecondary Side Yard, no alley 10%- DD Side Yard, with alley 15’ to alley center EE Rear 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 5’- GG Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -25’ To top of parapet of flat roof -25’ Total Building Height -37’(2.5 stories) Ground floor above grade at setback 18”3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 0' or 10' BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)65% Overall Building (Including all Attached & Stacked Units) HH Width 180’ II Depth 180’ Unit JJ Width (Portion of Facade along Street)37’65’ KK Massing Increment 40’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Included in Type COURT MIN.MAX. LL Width See Chapter 5.5.6 Shared YardMMDepth TABLE 5.4.16 STANDARDS R NE NG-1 NG-2 SR ---ALLOWED ALLOWED Unit Property Line Open Space Key REAR LAN E REA R L A N E REA R L A N E STREET C G E B D M A H J K L I Key - Not Applicable Notes 1 40’ depth intended for tandem parking on deeper lots. If not tandem, depth is limited to 25’. 2 Where commercial is allowed. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 166 DRAFT Townhouse court in Pasadena Courtyard buildings are similar to townhouse courts, but the building features flats rather than attached single family units. Courtyard buildings may be broken up into separate massings or multiple detached buildings. A. Site Organization / Massing 1. 5 to 30 units shall be arranged within one or more buildings around a shared court. 2. The building(s) may be a Attached, Mansion Housing, Medium Multiplexes, or Walk-Ups. 3. Parking shall be provided in attached garages, detached garages, and/or surface parking behind the building. Any attached garages shall be set behind a minimum of 20 feet of occupiable ground floor space. 4. Utility connections should be located in a rear lane or drainage easement and placed underground. 5. A Townhouse Court or Courtyard Building shall not be placed on a corner lot in such a manner that the back(s) of buildings line the street. All streets and open spaces shall be lined by front facades and primary entries. B. Open Space 1. The court shall serve as a Shared Yard (see Chapter 5.5.6). 2. The court shall be 30 to 60 feet wide by 30 to 100 feet deep. 3. The court shall be lined by buildings on 3 sides, unless the court is located at a corner, in which case it shall be lined by buildings on 2 sides. C. Access 1. All street-adjacent ground floor Units shall be accessed through primary entrances in the facade facing the street, using a Frontage Type. All other Units shall be accessed through primary entrances in their court-facing facades, using a Frontage Type, either directly or through a shared entry or stair. 2. Rear Lane required. Parking shall be accessed from a Rear Lane. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Paseo/Rosewalk Variation 1. If the Shared Yard extends continuously through the block, from public right-of-way to public right-of-way, it is a Paseo/Rosewalk. If the Paseo/ Rosewalk is publicly accessible and intended to function as a block side (per Figures 5.3.3O and 5.3.3P), then the standards of Chapter 5.7.18 apply. 167 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.17 Attached Flex J B C E A I D J J H D LOT SIZE MIN.MAX. AA Width (corner lots add 7’ to min.)25’ 100’ BB Depth 75’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 8’- EE Rear1 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard 8’- Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof -22’ To top of parapet of flat roof -22’ Total Building Height -34’ Ground floor above grade at setback -3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)- Overall Building (Row of Attached Units) HH Width 100’ II Depth 70’ Unit (Primary Mass + Wings) JJ Width 2 50’ Depth 60’ Secondary Building(s) (Garage) Width Width of Unit Depth Up to Rear Setback Height Height of Unit PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted Shared Yard (Chapter 5.5.6)- PRIVATE OPEN SPACE MIN.MAX. Area -- Any Dimension -- TABLE 5.4.17 ATTACHED FLEX STANDARDS R NE NG-1 NG-2 SR ---ALLOWED ALLOWED Unit Property Line Open Space Key CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 168 DRAFT A. Site Organization / Massing 1. Multiple Frontage types are permitted and dictated by use (See Frontage Types in Chapter 5.5). 2. Live-Work use is permitted in Attached Flex Building Type (See Appendix 5). 3. Buildings may not exceed 2 stories, however 2.5 stories may be conditionally approved by the Precise Neighborhood Plan process. 4. Garages may be attached or detached. Any attached garages shall be set behind a minimum of 30 feet of occupiable ground floor space. 5. Attached Flex Type is not permitted within 300’ of Rochester Ave. 6. The minimum Primary setback for Attached Flex is 10’ in SR zone. 7. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. Each ground floor unit should have a yard area for outdoor living, dining and play. 2. Paseos may encroach a maximum of 4’ into Side Yard Setbacks. 3. Attached Flex type is only allowed within 300’ of a Neighborhood Park. C. Access 1. All primary entrances shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. Attached Flex may have a variety frontage types based on use. Primary setbacks are required for all. Live-Work units with commercial ground-floor use benefit from flexible private frontage space and design. House-form Live/Work Unit. Key - Not Applicable Notes 1 Requires Rear Lane. 2 To be articulated as a Massing Increment per Standard 5.4.2.F.3. 169 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.18 Shops & Restaurants H B A I H H LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)25’ 180’ BB Depth 65’- BUILDING SETBACKS Primary Building Primary By Zone, see Table 5.4BSecondary Side Yard 8'- Rear1 5’- Secondary Building(s) (Garage) Primary Behind Primary BuildingSecondary Side Yard - Rear, with Rear Lane - Rear, without Rear Lane - BUILDING HEIGHT MIN.MAX To eave of pitched roof -35’ To top of parapet of flat roof -37’ Total Building Height -42’(3 stories) Ground floor above grade at setback -0' Ground floor story 14’- BUILDING ORGANIZATION MIN. Distance between buildings - BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)- Overall (Row of Shopfronts) Width 180’ II Depth 100’ Unit (Primary Mass + Wings) Width 2 50' Depth 100’ Secondary Building(s) (Garage) Width - Depth - Height - PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)- Shopfront (Chapter 5.5.5)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 25%- Any Dimension 15’- TABLE 5.4.18 SHOPS & RESTAURANTS STANDARDS R NE NG-1 NG-2 SR ----ALLOWED Primary Mass Property Line Open Space Key HH II CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 170 DRAFT A. Site Organization / Massing 1. Comprised of a Primary Mass defined mostly by Shopfront frontage requirements (See Chapter 5.5.5). 2. A continuous row of shopfronts may not exceed 180’. At intervals of at least 180’, the street wall should be interrupted by a Paseo or Rosewalk (See Public Open Space Types in Chapter 5.8). 3. Buildings that wrap corners are shall apply frontage types to each side. 4. Buildings may be no more than 2 stories, however 2.5 stories may be conditionally approved by the Precise Neighborhood Plan process. B. Open Space 1. No open space required. C. Access 1. For a variety of Shopfront Frontage Types, see Chapter 5.5.5. 2. Fire Lane required. 3. All on-site parking and loading space shall be located at the rear of the lot. 4. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Use 1. Per Appendix 1: Allowed Uses, the ground floor shall contain active commercial uses, while any upper floors may host a range of uses, such as offices and/or residences. Corner shopfronts may have orientation to intersection and two façades. Cafe Seating on street is an amenity to restaurants. Shopfronts should encourage visibility and interaction between the public street and the private building. Key - Not Applicable Notes 1 Requires Rear Lane. 2 To be articulated as a Massing Increment per Standard 5.4.2.F.3. 171 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT D E A S P 5.4.19 Carriage House PEDESTRIAN ENTRANCE SURFACE PARKING FOR CARRIAGE HOUSE LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)By Building TypeDepth BUILDING SETBACKS Primary Building (Row of Attached Units) PP Primary By Zone, see Table 5.4BSecondary Side Yard1 By Building TypeRear Secondary Building(s) (Garage) Primary By Building TypeSecondary Side Yard EE Rear, with Rear Lane 5’- Rear, without Rear Lane -- BUILDING HEIGHT MIN.MAX To eave of pitched roof By Building Type To top of parapet of flat roof Total Building Height Ground floor above grade at setback Ground Floor Story BUILDING ORGANIZATION MIN. Distance between buildings 10’ BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)By Type Overall Building (Including all Attached & Stacked Units) Width -Depth Unit Width -Depth Secondary Building(s) (Garage) Width Width & Depth of Garage on LotDepth Height By Building Type PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) -Small Front Yard (Chapter 5.5.4) Shopfront (Chapter 5.5.5) PRIVATE OPEN SPACE MIN.MAX. Area By Building TypeAny Dimension TABLE 5.4.19 CARRIAGE HOUSE STANDARDS SS DD CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 172 DRAFT A. Site Organization / Massing 1. The Carriage House is an accessory dwelling unit (ADU) that accompanies any single-family detached building type: Estate, Extra Large, Large, Medium, and Small Building Types. 2. The Carriage House refers to the upper story unit above an enclosed garage. 3. The Carriage House shall not extend beyond the footprint of the garage on which it sits. 4. Exterior or enclosed access stairs permitted. 5. Setbacks, Height, Massing, Open Space, and Lot Dimensions are determined by the Building Type of the primary building that accompanies the Carriage House. 6. See RCMC 17.100.050 for City’s ADU Design Standards. B. Open Space 1. Open Space requirements are dictated by the Building Type that the Carriage House accompanies. C. Access 1. Pedestrian entrances to Carriage House units should be located within or adjacent to the rear yard. 2. Vehicular access to the garage must be through a rear lane if a rear lane is provided. Architectural projections, such as balconies, allow a small dwelling to be more comfortable and valuable Minimum setback from the Rear Lane serving the carriage house is 5’. A unit with exterior stairs should face stairs toward the rear yard of the house. Key - Not Applicable 173 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)47’ - BB Depth 65’- BUILDING SETBACKS Primary Building (Row of Attached Units) CC Primary 10’- Secondary 10’- DD Side Yard 5'- EE Rear 10'- FF Garage Door 18’- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -34' Ground floor above grade at setback 18”3’ Ground Floor Story 9’- BUILDING ORGANIZATION MIN. Distance between buildings 0' or 10' BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)65% Building GG Overall Width (Portion of Facade along Street)36’65’ HH Width of Garage Door 50% of Overall Building Width II Depth 60’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Permitted PRIVATE OPEN SPACE MIN.MAX. Area 200 SF - Any Dimension 10'- TABLE 5.4.20 STANDARDS R NE NG-1 NG-2 SR --*-*-- Unit Property Line Open Space Key STREET E C F BD X A G I Key - Not Applicable Notes 1 Exception for Subareas 1 and 2. 2 Where commercial is allowed. X H 5.4.20 Front-Loaded House (Conditionally Permitted Type) CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 174 DRAFT The garage is set back from the rest of the facade. A porch further highlights the front door and engages the street. This home features a single bay garage, which is less prominent on the facade. Variation: the garage is detached from the home and placed toward the rear of the property. A. Site Organization / Massing 1. Garage access is taken from the street. The garage may either be attached to the primary building or detached and placed toward the rear of the lot. B. Open Space 1. Yard area is required for outdoor living, dining and play. 200 square feet minimum. C. Access 1. The primary pedestrian entrance shall be located in the front facade. The garage shall be set back further per Table 5.4.20. 2. The primary entrance shall be emphasized with architectural elements such as a porch, stoop, and/ or architectural surround. 3. Elements over garage doors, such as balconies or roof overhangs, are recommended to balance the facade composition and downplay the prominence of the garage door. 4. Where practical, a pair of one-car garage doors should be used instead of a single double-door, so that each garage door width is no greater than the height. This effect can also be achieved by designing panelling on a double-door to mimic a pair of one-car doors. 175 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.4.21 Motor Court (Conditionally Permitted Type) LOT SIZE MIN.MAX. AA Width (corner lots add 10’ to min.)90’- BB Depth 90’180' BUILDING SETBACKS CC Primary By Zone, see Table 5.4BSecondary DD Side Yard 5'- EE Rear 5’- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -34' Ground floor above grade at setback 6”3’ Ground Floor Story 9’- BUILDING ORGANIZATION MIN.MAX. Distance between buildings 0' or 10'- BUILDING MASSING MIN.MAX. Lot Coverage (% of total Lot Area)65% Unit FF Width (Portion of Facade along Street)30’65’ GG Massing Increment 40’ HH Driveway Width between Street and Court 10’ II Distance Between Buildings at Court Entry 30’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)- Small Front Yard (Chapter 5.5.4)Permitted Shopfront (Chapter 5.5.5)Permitted2 Shared Yard (Chapter 5.5.6)Included in Type PRIVATE OPEN SPACE MIN.MAX. Area 200 SF - Any Dimension 10'- TABLE 5.4.21 STANDARDS Key - Not Applicable Notes 1 Exception for Subareas 1 and 2. 2 Where commercial is allowed. STRE E T STRE E T A A B H C D R NE NG-1 NG-2 SR --*-*-- Unit Property Line Open Space Key I F G E Two Motor Courts are shown, side by side Motor C o u r t a t a C o r n e r Mid-B l o c k M o t o r C o u r t CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 176 DRAFT Motor Courts are intimate spaces, good for gathering and play. Gateway elements are encouraged (note: the lot walls of this precedent are taller than allowed in the EHNCP area). Pedestrian entries are emphasized and garages are made to feel less imposing. Motor Court entries should be narrow, emphasizing the court as shared open space, rather than driveway. A. Site Organization / Massing 1. Up to 6 units may be arranged within one or more buildings around a shared court. 2. Any garages shall be set back a minimum of 2 feet from the facade plane of the home's pedestrian entry. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. 4. A Motor Court shall not be placed on a corner lot in such a manner that the back(s) of buildings line the street. All streets and open spaces shall be lined by front facades and primary entries. B. Open Space 1. The court shall be designed as a shared pedestrian and vehicular space. 2. Low walls or fences—no taller than 3 feet—are encouraged on either side of the entry to the Motor Court; these are intended to visually narrow the entry drive and create a sense of enclosure for the Motor Court space. Alternatively, a trellis or roof can extend over the court entry, as shown in the precedent to the right. C. Access 1. All ground floor Units adjacent to streets, public open spaces, and paseos shall front those public realm elements with primary entrances in the facade, using a permitted Frontage Type. All other Units shall be accessed through primary entrances in their court- facing facades, using a Frontage Type. 2. For all units, pedestrian entries shall be provided separately from vehicular entries. 3. The vehicular drive from the street to the court shall be no wider than 10 feet. It may be wider within the court (set back at least 10 feet from the public sidewalk). Motor Court entries can be covered as shown, enclosing the court and creating a more continuous and engaging street frontage. 177 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.5 Private Frontages 5.5.1 Introduction Frontages – the ground floor face of the building and the space between the building and the sidewalk – define not only the character of each building, but collectively define the character of the neighborhood and of the city. Frontages that welcome visitors and other pedestrians are the most important single design element of walkable neighborhoods, making the streets and open spaces comfortable, safe, pedestrian-scale “outdoor rooms” for family and community life. On a functional level, the frontage is the transition between the public spaces of streets and parks and the private realm of each home, providing a critically important “privacy filter” between the fully public street and the private interior spaces of dwellings. Front yards and dooryards, stoops and terraces provide moderate degree of privacy for homes, while shopfronts in various forms push display windows right up to the sidewalk and open shop and café interiors to public view – the opposite of privacy. Carefully designed frontages, calibrated to the neighborhood, street and use are the key to making streets, parks and open spaces of Etiwanda Heights the “living rooms of the neighborhood” – a pleasure to walk in, play in, and meet neighbors in. This plan provides three types of frontages that address the necessary level of privacy for different zones. 5.5.2 Standards & Guidelines Applicable to All A. All front façades are required to provide pedestrian access from the public realm (a public street or public open space) using an allowed Frontage Type, subject to the standards of this chapter (see Table 5.5A). No building or unit shall have their sole pedestrian access from the rear of the building, on a parking lot, or on an alley. B. All Frontage Types are required to include windows in compliance with the applicable architecture guidelines. C. Design, materials, and finishes shall be consistent with the architectural style of the building and compatible with the surrounding environment. Landscaping shall be compatible with public landscaping. D. Elements of each Frontage Type may encroach into setbacks or the public right-of-way as identified in each Type’s respective table. E. All ground-floor, street-adjacent dwelling units shall be directly accessible from the front, through the front yard. F. In cases where the private open space along any side street exceeds a slope of 2:1, a decorative retaining wall not exceeding 4 feet in height in combination with a planter of at least 3’ in depth must be provided. G. In residential regulating zones: fences, walls, and hedges within Primary and Secondary Setback areas shall not exceed 3 feet in height. Those enclosing side yards may be up to 6’ in height beginning 5’ behind the Primary and Secondary façades of the Primary Mass. H. All encroachments into the right-of-way (R.O.W.) require an encroachment permit, obtained from the city engineer (RCMC 12.08.090). R.O.W. encroachments are only relevant in the SR regulating zone. The encroachment permit shall formalize ownership, liability, and maintenance responsibility. Allowed TABLE 5.5A ALLOWED PRIVATE FRONTAGE TYPES Building Types Section Large Front Yard 5.5.3 Small Front Yard 5.5.4 Shopfronts 5.5.5 Shared Yard 5.5.6 Neig h b o r h o o d Esta t e s Neig h b o r h o o d Gen e r a l - 1 Sho p s & Res t a u r a n t s Neig h b o r h o o d Gen e r a l - 2 CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 178 DRAFT Encroachment Standards for porches and stoops refer to the element without the stair. Stairs can encroach further. A low wall, setback from the public sidewalk by 2’ distance and landscaping, is an attractive Small Front Yard frontage. Shopfront frontages engaging directly with the public sidewalk.Attached Flex building type that employs a low planter wall to craft a small private frontage. TABLE 5.5B ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS The following architectural elements are permitted to encroach past setback lines. Porch and Stoop have additional standards enumerated in the Frontage Types (Chapter 5.5.3-4). Refer to Chapter 5.10 for design guidelines. NE, NG-1 NG-2 SR Porch1 Max 15’; no less than 3’ from PL Max 10’; no less than 2’ from PL - Stoop1 No less than 3’ from PL No less than 2’ from PL No less than 2’ from PL Awning / Canopy --Into R.O.W. within 2’ of curb Balcony Max 6’; no less than 3’ from PL Max 6’; no less than 3’ from PL - Bay Window Max 3’; no less than 3’ from PL Max 5’; no less than 3’ from PL - (ground floor)2 Eaves 2’ into setbacks 2’ into setbacks 2’ into R.O.W. and setbacks Chimney 2’ into setbacks 2’ into setbacks 2’ into setbacks only Key - Not permitted PL Property Line Notes 1 Not including stairs. Stairs may encroach further as necessary 2 3’ encroachment into R.O.W. and setbacks on upper floors. Pr i m a r y S t r e e t Ground Story FIG. 5.5 PORCH/STOOP MEASUREMENTS Pr o p e r t y L i n e B A A B Max encroachment into setback No less than x’ from PL 179 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Description The predominant characteristics of this type are well-landscaped open front yards with a pedestrian path from the sidewalk to the front door. Native and drought tolerant designs - which may include hardscape areas and elements - are recommended, but maintained lawn areas are also allowed to provide play areas. Homes in these zones may use a combination and variety of architectural elements that encroach on the front yard. 5.5.3 Large Front Yard R NE NG-1 NG-2 SR ALLOWED ALLOWED ALLOWED -- TABLE 5.5.3 LARGE YARD STANDARDS Frontage element Min.Max. Landscape (% of front yard area)50%- Hardscape (% of front yard area)-50% Wall height at frontage (total)-3’ Elevated Yard Height -3’ Grading on Front Yard 0.5%5% Ground Floor above Grade at setback 18”3’ Path to Front Door Width 3’- A B C D C B. Standards and Guidelines 1. Front access. A minimum 3’ wide pedestrian path from the sidewalk to the front door is required. 2. Landscaping. Refer to RCMC 17.56.070-C and Landscape Guidelines, Chapter 5.10.10. 3. Grading. Front yards must have a minimum slope of 0.5% toward the street for drainage. Max slope is 5%. 4. Walls. Walls, whether they are enclosures of a flat yard, retaining walls for an elevated yard, or a combination thereof, may not exceed 3’. 5. Height. Height is regulated by the combination of maximum measure for: Elevated Yard Height, Grading on Front Yard, and Ground Floor above Grade at setback. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 180 DRAFT C A B C A D C C. Open Characterized by its openness to the street. Adjoining front yards blend seamlessly with that of neighboring yards with no sudden changes of grade. 1. The landscape of this Front Yard type may be mowed lawn and/or native and drought-tolerant plantings, with some Decorative Hardscape (Refer to RCMC 17.56.070-C5). 2. On steeper slopes within large lots, natural unmowed grasses are appropriate, with or without naturalistic rocky drainage swales with other plants characteristic of creeks. D. Elevated Characterized by its elevation above the street to accommodate pre-existing site grades or add a layer of privacy by physically separating the public sidewalk and the private front yard more distinctly. 1. Retaining walls must not exceed 3 feet in height, and should either be integrated with the design of the naturalistic landscape of the lot when not connected with the building, or coordinated with the architectural design of the building. E. Defined Characterized by a wall that encloses the front yard when the yard is not elevated. 1. Walls shall have a small setback of 2’ from the back of sidewalk to allow landscaping on the public side of the wall. 2. Garden walls should be made of wood or clad in brick, stone, or stucco compatible with the design of the primary mass when located adjacent to and attached to the building. See Chapter 5.10.8.C. 3. Walls and fences that do not connect to a building should be designed as an integral element of the landscape of which they are a part. Large Front Yard - Variations 181 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Description Without a deep front yard space, standards for Small Front Yards are intended to achieve the necessary level of privacy for residences. The most basic form is a small, elevated or at-grade garden located in the front yard setback, often enclosed by a low wall located near the property line(s). Without an enclosed front yard, elevating the yard or the front entrance becomes necessary. B. Standards & Guidelines 1. Elevated. Elevated front yards may be enclosed with a retaining wall of at most 3’ in height above sidewalk. 2. At-grade. Small front yards at-grade either must have an enclosing wall between the sidewalk and front yard or the building must provide a stoop or porch, with the ground floor of the building elevated at least 18” above sidewalk grade. 3. Transition. A landscaped strip between the sidewalk and the front yard wall is recommended to provide a visual transition/buffer between public and private and to soften the transition from sidewalk to wall. 5.5.4 Small Front Yard Prope r t y L i n e TABLE 5.5.4 SMALL YARD STANDARDS Frontage element MIN MAX Ge n e r a l Wall height at frontage (total)-3’ Elevated Yard Height -3’ Grading on Front Yard 0.5%5% Ground Floor above Grade at setback 18”4’ Po r c h e s Porch depth (not including stairs)1 8‘- Porch width 10‘- Porch floor height2 8‘12’ Floor height3 18“3‘ Between porch and front PL 3‘ - St o o p s Stoop width 4‘8‘ Stoop depth (not including stairs)4‘ 8‘ Stoop floor height3 18“3‘ Planter/fence height -3‘ Entry Recession depth 6“ 6‘ A B C D E F G H I J K L Notes 1 Between wall and end of porch deck. 2 From porch floor to top of porch columns. 3 Measured from adjacent finished grade. A C B R NE NG-1 NG-2 SR -ALLOWED ALLOWED ALLOWED ALLOWED CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 182 DRAFT Small Front Yard - Variations E D G H F J L I K A C B C. Elevated - Porch 1. Porches may encroach into required front setbacks up to the limit allowed by the zone (Table 5.5B). 2. Porches may also wrap around a corner of the building. This may be particularly appropriate on corner lots. 3. Porches may be enclosed by open railings up to 4 feet in height. D. Elevated - Stoop 1. A stoop may provide access to one or two ground- floor dwellings. 2. Stoops may encroach into setbacks up to the limit allowed by the zone (Table 5.5B). 3. Landscaping should be provided in the remaining private setback area, either at grade or in raised planters, and should be compatible with street/ parkway landscaping. 4. Gates are not common for stoop frontages and are prohibited if not combined with an enclosing wall type, as shown in the diagram on the left and below. E. Elevated 1. Walls enclosing elevated front yards may not to exceed 3’ feet above the sidewalk. Heights of fences or railings shall be as required by the California Building Code (CBC). 2. Entry openings in walls may be provided with gates. 3. Gates shall be designed to not swing into the sidewalk area. 4. The average grade of elevated yards shall not be more than 3’ above the adjacent sidewalk or Public Open Space. 183 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Description Nonresidential uses in the SR regulating zone must allow and encourage easy access and transition from the public sidewalk to the private frontage. Thus setbacks are 0 feet (immediately engaged with the sidewalk). The Shopfront in basic form is a large opening in the façade at or near the sidewalk, enclosed with doors and transparent glass in a storefront assembly. The primary entrance provides direct access to the ground floor use(s). The basic required architectural elements comprising the storefront are large windows, doors with glass, transom windows, and a solid shopfront base. Optional elements include awnings, cantilevered shed roof or canopy, signage, lighting, and cornices. Variations (on the right) show various strategies for providing dedicated seating. B. Standards & Guidelines 5.5.5 Shopfront R NE NG-1 NG-2 SR ---ALLOWED ALLOWED TABLE 5.5.5 SHOPFRONT STANDARDS Frontage element MIN MAX Height to top of transom1 12’ 16’ Height to bottom of awning1 8’ 10’ Width of shopfront bay(s)10’ 25’ Height of shopfront base 1’ 3’ Glass % of ground floor wall area 70 90 Awning Depth 4’ - A B C D E EA B C D 1. Street Wall in the SR Zone. In the SR Zone, Shopfronts should maintain a consistent streetwall by maintaining 0’ setback. Streets along SR zones shall have wider sidewalks to provide space for cafe seating. See Chapter 5.10.8.H for Architectural Guidelines regarding Shopfronts. 2. Glass. All glazing shall not have greater than 10% tinting. 3. Shopfront Bays. Shopfront bays are the units into which the building façade is divided. Each bay shall contain its own coherent storefront assembly. Storefront assemblies occur between Piers. Bays are measured between the centerline of each Pier. Notes 1 Clear. 2 Corner building. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 184 DRAFT Shopfront Variations C. Galleries and Arcades 1. May encroach into the R.O.W., subject to the issuance of an encroachment permit (RCMC 12.08.090). 2. Column height should be 4-5 times column width. 3. Max setback from back of curb: 6’ 4. Walls without openings should not exceed 10 horizontal feet. 5. Column spacing should align with storefront openings. 6. Planter boxes may be placed between columns to provide enclosure for such uses as cafe seating. 7. Depth (façade to interior column face): 12-16’ 8. Height (sidewalk to ceiling):12-16’ D. Terraces 1. The average grade of the terrace should not be more than 3 feet higher or lower than the adjacent sidewalk or Public Open Space. Walls may extend an additional 2’ in height and fences/railings to the height required by California Building Code (CBC). 2. Terraces should feature planters or hardscape features that help to provide shade and seating. 3. Max length of terrace: 150’ 4. Minimum depth to shopfront façade: 8’ E. Recessed 1. Depth not to exceed 16’. 2. Width per bay is a minimum of 16’ and a maximum of 24’. 3. A low wall, fence, or planter may enclose recessed shopfront area. 185 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Description While most buildings and ground-floor units will front onto and have primary entrances directly from the adjacent public right- of-way (street or open space), some buildings and ground-floor units may have primary entrances on shared private spaces and connections that function as Shared Yards. Such spaces comprise a "Semi-Public Realm” and serve as transitions between fully-public and fully-private spaces. Shared Yards are subject to the following standards: 5.5.6 Shared Yard R NE NG-1 NG-2 SR -ALLOWED ALLOWED ALLOWED ALLOWED B. Access Standards A Shared Yard may be a single space, or it may be a sequence of spaces and connections. In either case, a Shared Yard shall provide a clear, continuous connection from primary entrances to the public realm, subject to the following: 1. The maximum distance from the nearest street to any primary entrance shall be 150 feet. 2. A space which is not connected to a street (either directly or via other shared spaces) shall not provide the sole frontage to a primary building. 3. Buildings fronting onto the Shared Yard shall employ entry elements such as a stoop, porch, dooryard, terrace, or shopfront (as applicable). 4. Buildings adjacent to the street shall have primary entrances on the street, using one of the following Frontage Types as permitted by Zone: Large Front Yard, Small Front Yard, or Shopfront. TABLE 5.5.6 SHARED YARD STANDARDS Frontage element MIN MAX Width in any direction (entry elements, such as Porches, may encroach into this width) 30' 70’ 1 Distance from the nearest street to any primary entrance - 150’ A B REA R L A N E STR E E T SHA R E D Y A R D REA R L A N E STREET STREET A B Paseo/Rosewalk Notes 1 Internal courts are exempt from the maximum width. TABLE 5.5.6 SHARED YARD STANDARDS Frontage element MIN MAX Width in any direction (entry elements, such as Porches, may encroach into this width) 30' 70’ 1 Distance from the nearest street to any primary entrance - 150’ A B 12' CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 186 DRAFT Shared Yard Variations Forecourt C. Variations 1. Forecourt. A Forecourt abuts and receives direct access from the public right of way. 2. Internal Court. An Internal Court does not directly abut the public realm; it is accessed from the public right-of-way via a shared passage. 3. Paseo/Rosewalk. A Paseo/Rosewalk extends continuously through the block, from public right- of-way to public right-of-way. If the Paseo/Rosewalk is publicly accessible and intended to function as a block side (per Figures 5.3.3O and 5.3.3P), then the standards of Chapters 5.7.18 , 5.8.9, and 5.8.10 apply. D. Design Standards Applicable to All The size, configuration, and character of these spaces shall prioritize pedestrian comfort. The spaces and connections which comprise a Shared Yard are subject to the following: 1. Shared Yards double as amenity space; they shall be designed and furnished for gathering and play. 2. Shared Yards shall connect directly to the public sidewalk. Any necessary steps, ramps, and/or elevators to connect them shall be easy to locate and comfortable to use. 3. Drought-tolerant landscaping, pedestrian-scale lighting, and seating areas are required. 4. Shared Yards shall be designed to minimize stormwater runoff through the use of permeable paving, integrated landscape, and/or other green infrastructure solutions. See Chapters 5.8.15, 5.10.10, and 5.10.11 for further standards and guidance. 5. Shared Yards may allow public access or they may limit access to residents to create a more private space. They may be enclosed from the public realm with landscaping, low walls, and/or fences, provided that entrances are provided. No wall or fence enclosing a Shared Yard shall exceed 3 feet in height, and the Shared Yard shall remain visible from the Public Realm. Internal Court 187 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.6 Signage 5.6.1 Introduction This Chapter establishes the standards for signage on all private property within the Plan area, replacing the provisions of Rancho Cucamonga Municipal Code 17.74.070 and 0.17.74.080. The remaining Sections of RCMC 17.74 shall apply. Except for those signs which are exempted in RCMC 17.74.040, each new sign or modification to an existing sign on private property within the Plan is required to be designed in compliance with the standards and guidelines of this Chapter and permitted via the procedures outlined in RCMC 17.74.030. Signage is allowed as identified in Table 5.6. 5.6.2 Standards & Guidelines Substantial conformance with each of the following is required before a sign or building permit can be approved. A. Combinations. The types allowed in a zone may be combined unless stated otherwise. Sign types may be combined along each lot frontage to transition physical character. B. General 1. A building is allowed multiple types of signs. 2. Signs shall not obscure building entrances, cornices, columns, or other prominent architectural elements. C. Prohibited Signs. The following types of signs are not allowed: internally illuminated individual letters or cabinets, permanent banners, pole-mounted or lollipop signs, feather flags or inflatables, billboards, signs that produce smoke or sound, signs with animated or moving characters, changeable copy signs (except for theater venues), and digital and electronic signs. D. Color. Colors on signs and structural members should be harmonious with one another and relate to the dominant colors of the buildings on the project site. Contrasting colors may be utilized if the overall effect of the sign is still compatible with building colors. E. Design and Construction. Except for approved temporary banners, flags, and signs, conforming with the requirements of this Chapter, each sign shall be constructed of permanent materials and be permanently attached to the ground, a building, or another structure by direct attachment to a rigid wall, frame, or structure. F. Materials and Structure. 1. Sign materials (including framing and supports) should be representative of the type and scale of materials used on the project site where the sign is located. 2. Signs should not include reflective material. 3. Materials for permanent signs should be durable and capable of withstanding weathering over the life of the sign with reasonable maintenance. 4. The size of the structural members (e.g. columns, crossbeams, and braces) should be in proportion with the sign panel they are supporting. 5. The use of individual letters incorporated into the building façade design is recommended, rather than a sign with background and framing other than the structure wall. G. Sign Copy (Messaging) Guidelines. The following are to ensure readability and visual strength of sign. 1. Sign copy should relate only to the name and/or nature of the business or commercial center. 2. Permanent signs that advertise continuous sales, special prices, or include phone numbers are discouraged. 3. Information should be conveyed briefly or by logo, symbol, or other graphic manner. The intent is to increase the readability of the sign and thereby enhance the identity of the business. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 188 DRAFT H. Sign Lighting. Sign lighting shall be designed to minimize light and glare on surrounding rights-of way and properties. 1. External light sources shall be directed and shielded so that they do not produce glare off the project site, on any object other than the sign. 2. Colored lights shall not be used at a location or in a manner so as to be confused or construed as traffic control devices. 3. Direct and reflected light from primary light sources shall not create hazards for pedestrians or operators of motor vehicles. 4. For energy conservation, light sources should be hard-wired fluorescent or compact fluorescent lamps, LED, or other lighting technology that is of equal or greater energy efficiency. Incandescent lamps are prohibited. I. Directory Signs. Directory signs are small wall signs located at pedestrian eye level and intended to identify multiple tenants within a building or complex. The following guidelines apply to these signs: 1. When tenants are accessed via a building lobby or outdoor court, and a directory sign is provided, it should be located within the lobby or court. 2. Directory signs should not exceed 6 square feet. 3. Directory signs should be externally illuminated. Internal illumination and neon lighting is discouraged. J. Sign Maintenance. Each sign and supporting hardware, including temporary signs and awning signs,should be maintained in good repair and functioning properly at all times. Any damage to a sign or its illumination, including the failure of illumination should be repaired in a timely manner. 1. A repair to a sign should be of materials and design of equal or better quality as the original sign. 2. When a sign is removed or replaced, all brackets, poles, and other supports that are no longer required should be removed. TABLE 5.6 ALLOWED SIGNAGE TYPES Type Neighborhood Area Regulating Zones ChapterRNENG-1 NG-2 SR Façade ---P1 P 5.6.3 Window ---P1 P 5.6.4 Front Yard ---P1 P 5.6.5 Projecting ---P1 P 5.6.6 Sidewalk ----P 5.6.7 Mural ----P 5.6.8 Gateway -P P P P 5.6.9 Key P Permitted - Not Applicable Notes 1 Signage Type Permitted only where a business is operated on the ground floor. 189 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Standards 1. Up to one façade sign per business along a building frontage. In multi-tenant buildings, only the businesses with frontage on the sidewalk shall have a façade sign. 2. Façade signs shall be located above the storefront and at least 12 inches from any eave, edge of building or top of parapet. On multi-story buildings, façade signs should be located either above the storefront or above the openings on the uppermost story. 3. Sign thickness (as measured from the façade) shall not exceed four inches. 4. A minimum clearance of 24 inches is required between a sign and any opening. 5. If illuminated, external illumination is required, and should be mounted to maintain visual integrity of the sign. 6. If a background panel is not included, letter height shall be up to 24 inches tall. A sign painted or reverse channel letters applied directly to the façade, typically above the storefront or more creatively as approved by the City. This type consists of a single externally illuminated panel or individual letters and/or logo. This type of sign is intended for viewing from across the street and along the sidewalk. 5.6.3 Façade Sign TABLE 5.6.3 FAÇADE SIGN STANDARDS MIN MAX Height 10”24” Width as % of façade width -60% C Clearance from openings 24”- A B A B C Key - Not Applicable CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 190 DRAFT Façade Sign Examples Individual, internally illuminated letters mounted directly on wall. Using bright colors to provide contrast to adjacent walls. Individual metal letters mounted on a string course.Wall signs may be located within the transom area of the shopfront. Simple, metal sign with laser-cut letters. Direct sun helps to create a legible contrast against the surface the sign is mounted on. Script neon and metal letters mounted on reclaimed wood. 191 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Standards 1. Up to one window sign per storefront. A storefront is the glass area between the two closest edges defined by wall material at least 9 inches wide. 2. Permanent window signs shall be individually painted, etched or otherwise applied letters or logo graphics surrounded by clear glass. 3. Neon signs are subject to review (RCMC 17.74.030). 4. Window signs shall not occupy more than 25% area of a window. 5. Area of the window sign is calculated as a rectangular area enclosed by the width and the height. A sign painted or applied directly to the storefront window(s) and/or door(s). This type consists of individual letters and a logo with allowances for contrasting background. Window signs also include posters for advertisements and sales, product merchandise posters, open and closed signs, and painted or etched business names and logos. 5.6.4 Window Sign TABLE 5.6.4 WINDOW SIGN STANDARDS MIN MAX Height as % of window/ door height -50% Width as % of window/ door width -50% Area as % of total window/door area -25% A B A B Key - Not Applicable CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 192 DRAFT Individual vinyl letters with feature area at top center and contrasting background along bottom. Vinyl logo graphic. Depending on font type and letter spacing, window signs can have a wide range of transparency. A wall sign incorporating neon. Bright colors can help make the window sign be more visible and lively. Subtle tones and colors can still create legible contrast. Window Sign Examples 193 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Standards 1. Signs may not encroach into the public right of way. 2. Signs must be oriented toward side property lines. 3. Signs shall be of painted wood or other high quality and durable material. 4. Exterior illumination is permitted, provided that it is from a single bulb, shielded, and warm in tone. A front yard sign is intended for businesses in buildings that are set back from the public right-of-way, and in areas that are more residential in character. The target viewer is the passing pedestrian or bicyclist. They may be freestanding or integrated into the design of a fence or dooryard wall. 5.6.5 Front Yard Sign TABLE 5.6.5 FRONT YARD SIGN STANDARDS MIN MAX Sign Height -30” Overall Height -48” Vertical clearance from sidewalk -30” Sign Width -24” A B C A C B D D Key - Not Applicable CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 194 DRAFT Individual vinyl letters with feature area at top center and contrasting background along bottom. Creative and tasteful variations of the front yard sign are encouraged. Logos are permitted on Front Yard Signs. Bright colors can help make the window sign be more visible and lively. Front Yard Sign Examples 195 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Standards 1. A maximum of one projecting sign is allowed for every storefront entrance on the façade. 2. An encroachment permit or license agreement is required prior to installation of any sign extending into the public R.O.W. 3. The top of a projecting sign shall be located below the building’s second floor windows. 4. Signs shall be externally illuminated by a light mounted on the façade or by neon tubing used to illuminate letters, symbols, and accent frames. B. Guidelines 1. Projecting signs should be mounted near storefront entrances. 2. Projecting signs should not be placed under an awning or horizontally within five feet of an awning or another projecting sign. 3. Decorative and supporting hardware such as brackets should be architecturally compatible with the building façade. A double-sided sign that projects perpendicular to the building façade from a mounted wall brace or from the ceiling of a balcony or arcade. Projecting signs typically project over a public right-of-way such as a sidewalk or Public Open Space and are intended for viewing by pedestrians approaching the shop. 5.6.6 Projecting Sign TABLE 5.6.6 PROJECTING SIGN STANDARDS MIN MAX Sign Height -18” Sign Width -48” Sign Thickness -3” Vertical Clearance from Sidewalk 8’12’ Horizontal Clearance from Adjacent Curb 4’ - Area -10 sf A B C D E A B D Key - Not Applicable CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 196 DRAFT Projecting sign with depiction of product sold within the store. A simple projecting sign with address, name, and type of store. Projecting signs with depictions of product sold within the store. Projecting signs are scaled to be legible from the sidewalk, and often use contrast to be read easier from afar. Projecting signs may be simple and allow other sign elements to provide more information. Simple round projecting signs. Projecting Sign Examples 197 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A two-sided, non-illuminated, portable and temporary sign placed outside a storefront on the sidewalk for viewing at close range. The sidewalk sign is intended for use by retailers, office tenants, theaters, restaurants, cafes, and other food- oriented businesses. A. Standards 1. Signs shall be constructed of durable materials, sufficient to withstand inclement weather and color fading due to sunlight. Materials may include wood, wrought iron, fiberglass (not foam board) and metal. Signs shall also be adequately weighted to withstand being overturned by wind or contact. Weights, if required, shall be concealed or incorporated into the design of the sign. 2. The design, graphics, colors and materials shall complement the design of the shopfront and business and present a finished appearance. Graphic symbols are recommended, utilizing images that convey the goods or services offered. 3. Signs shall not contain posters, flyers, balloons, pennants or flags attached to the sign. 4. There should be no projections other than raised carved letters, which should extend no more than ½ inch from the sign face. 5. Signs shall contain no sharp edges or corners. 5.6.7 Sidewalk Sign TABLE 5.6.7 SIDEWALK SIGN STANDARDS MIN MAX Height (Overall)18”36” Width 18”30” Horizontal Clearance from Adjacent Curb 18”- Pedestrian Clear Pathway 6’- 6. Maximum of one (1) sidewalk sign per business. 7. Signs shall only be displayed during hours of operation. 8. Signs should be located within 6 inches of the storefront it serves. 9. Signs shall not be located within 15’ of any crosswalk or intersection. A B A B Key - Not Applicable CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 198 DRAFT Sidewalk Sign Examples Foldable, unobtrusive sidewalk signs with concise message Made of durable materials and utilize graphic symbols that convey the goods offered in the store. A chalkboard allows easy display of daily specials. 10. Signs shall not obstruct adequate and safe visual clearance for vehicular or pedestrian traffic. 11. Signs shall not impede pedestrian access or violate ADA clearance. 12. Signs shall not be affixed to any wall or mounted on wheels. 13. Signs shall be well-maintained in good structural and aesthetic condition. 14. “Reader board” signs with removable slide-in letters are prohibited. 199 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A sign flat against a secondary façade. Murals are painted directly on the building, and are pedestrian-scaled if on the ground floor and larger if on upper stories. They are intended to be visible from a greater distance and are secondary to signage on the primary façade. Mural Signs are subject to design review and approval. A. Standards 1. Maximum Area a. 1-story façade: 1,000 sq ft max. b. 2-story façade: 3,000 sq ft max. B. Guidelines 1. A billboard is not considered a mural and is prohibited. 2. Murals are recommended to include or feature local history. 3. Murals are intended for secondary façades but may be allowed on the front façade subject to review (RCMC 17.74.030). 4. Murals may include advertising subject to review (RCMC 17.74.030). 5.6.8 Mural CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 200 DRAFT This page is intentionally left blank 201 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A monument that may or may not include words, that marks the entrance to a distinct place and defines an area, often giving it a name. There are a few scales of gateway signs: those that denote entry to the entire Etiwanda Heights Plan Area, those that mark entry to individual neighborhoods, and those that adorn the public realm within neighborhoods. A. Standards 1. Gated communities are inconsistent with the Vision of the Plan, and shall not be permitted anywhere within the Plan area. 2. Gateway signs shall be constructed of durable materials, sufficient to withstand inclement weather and fading due to sunlight. Materials may include masonry, wood, wrought iron, and metal. Signs shall also be adequately secured to the ground plane with foundations. 3. The design, graphics, colors and materials shall complement the design of the public realm, including street and open space lighting and furnishing (see Chapter 5.10.11) 4. Gateway signs shall function as one of the following: a. Etiwanda Heights Gateways. These significant gateways mark the entrances to the entire Etiwanda Heights Plan Area from 5.6.9 Gateway Sign the surrounding neighborhoods. See Figure 4.4 for a plan of the Etiwanda Heights Gateway locations. b. Neighborhood Gateways. These gateways mark the entrances to individual subareas, neighborhood projects, or tracts. They are smaller in scale than Etiwanda Heights Gateways. These signs shall only be located within the Plan Area boundaries on Neighborhood Avenues, Wilson Main St, a part of Banyan St, some Entry Avenues, Miliken Ave, and the Edge Drives that extend off of Miliken Ave through the Plan Area (for allowed street locations, see Figure 4.4). c. Neighborhood Monuments. These monuments area located in the public realm within subareas and neighborhood projects, and are smaller in scale than Neighborhood Gateways. If provided, these monuments shall be designed to be consistent in appearance with their corresponding Neighborhood Gateways. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 202 DRAFT Etiwanda Heights Gateway: Signs should maintain a reasonable scale but communicate importance and identity. Neighborhood Gateway: Signs on either side of a street should be clearly visible and symmetrical. Gateway Sign Examples Neighborhood Gateway: Signs may emphasize the pedestrian route into neighborhoods. Etiwanda Heights Gateway: If signs include text denoting the name of the area, the sign should be large enough that the text is legible from across an intersection. Neighborhood Monuments: Each monument is primarily decorative, and may act as symbols relevant to the neighborhood. Neighborhood Monuments should lend character to the area. Part III:Public Realm Standards 203 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT5.7 Thoroughfares TABLE 5.7.2A TURNING RADII Zone Actual Turning Radius Effective Turning Radius Neighborhood Estates 10 15-20 Neighborhood General-1 10 15-20 Neighborhood General-2 5 15 Shops & Restaurants 5 15 A B 5.7.1 Introduction This section establishes the standards for thoroughfares that are consistent with the vision described in Chapter 4 for walkable neighborhoods. The most current edition of the National Association of City Transportation Officials’ (NACTO) Urban Street Design Guide shall be consulted for all fine-turning and review. 5.7.2 Intersections. A. Turning Radii. As Illustrated in Figure 5.7.2A, the effective turning radius takes parked cars and bike lanes into account. Where actual and effective radii are equal, the most restrictive of the two standards shall prevail. B. Pedestrian Crossings. Where present, crosswalks should continue sidewalks as directly as feasible, and should be double the width of the sidewalks they connect. Additionally, at least 4 crosswalks shall connect the town square to surrounding blocks. C. Roundabouts. Figure 5.7.4 identifies roundabouts at three key intersections. Prior to the approval of a proposed roundabout, it shall be demonstrated that it has been designed to prioritize non-motorist comfort and safety, incorporating pedestrian crosswalks and slowing vehicular traffic for the duration of its path through the roundabout. 5.7.3 Public Frontage A. Bicycle lanes. All bicycle lanes shall identify required buffers via paint at a minimum. Where appropriate, physical buffers should be provided. In addition to the standards provided herein, all proposed bike lane designs shall be reviewed against the recommendations of the most current edition of NACTO’s Urban Bikeway Design Guide. B. Parkway/Bioswales. An important and pervasive design feature of Etiwanda Heights will be landscaped parkway strips between the curb and sidewalk on almost every street. These parkways will be both beautiful and functional, configured to collect and convey stormwater from the streets and adjacent private lots so as to help clean the runoff of pollutants while watering the street landscaping to reduce irrigation-water demand. Landscaping will include native and drought-tolerant ground plantings and street trees. Entry walks at each home will form a small checkdam within these bioswales, helping to slow the flows and increase infiltration and reduce runoff to the regional stormwater channels. C. Landscaping. Specific standards regarding allowed tree types and locations, and all other landscaping in the public realm are found in Chapter 5.8.14. D. On-street Parking. On-street parking is assumed on all streets except Edge Drives and Neighborhood Streets in Milliken Heights. Near corners, spaces shall be placed so as not to infringe upon pedestrian visibility. E. Parking Lane Planters. As shown in the Thoroughfare Types below, planters are required in all parking lanes. These shall extend 7 feet from the curb face and occur at a rate of one per 100 feet of block face. Each planter shall provide an allowed street tree (see Table 5.8.14). Where possible, parking lanes should employ permeable pavements that both contrast the main street material to denote parking and allow for infiltration. Using permeable pavements in conjunction with appropriate planters allows for a wide range of infiltration opportunities. Materials for permeable areas include spaced concrete pavers and decomposed granite. The permeable pavement areas should be located adjacent planter bioswales and infiltration areas when possible. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 204 DRAFT A B FIG 5.7.2C: TURNING RADII A well-designed neighborhood roundabout. F. Furniture. Sidewalk benches, where provided, should either be located on the building side of the sidewalk facing out, or on the street side of the sidewalk in pairs, facing each other and perpendicular to the street. G. Lighting. In the SR zone lights shall be located at the midpoints between street trees. On streets in all other zones, lights shall be located between every fourth tree, staggered so that there is one light every 60 linear feet of street, alternatively on one side or the other (but not both). Outdoor light fixtures are limited to 15 feet in height. H. Clearly visible pole mounted street signs shall be provided at all intersections. Signs shall be of a unified design throughout Etiwanda Heights, as approved through the Precise Neighborhood Plan process, see Chapter 7.7. I. Curb Paint. Where deemed necessary by the City Engineer or Fire Marshal to restrict curbside parking, including within approximately 40 feet of intersections. Every effort shall be made to identify such section by means other than paint. Curbs shall not be painted yellow anywhere. J. Ramp alignment. Sidewalk ramps shall be aligned with the direction of sidewalks. 205 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFTUPDA T E 5.7.4 Thoroughfare Standards Through its configuration and design, the Neighborhood Area network of public and private streets is intended to generate the pedestrian-oriented public realm framework of the neighborhoods, supporting and enhancing their small-town character, as intended by the Vision in Chapter 4 and as described below. Any public or private street subject to the Plan shall be designed and developed in compliance with the standards provided in this section. The design of each new street and the individual design components thereof shall be based on applicable street types, open space standards (Chapter 5.8), and other applicable sections. Neighborhood streets, lanes, and edge drives will typically be maintained by HOAs; thoroughfares with granular surfaces (not AC or concrete) will always be maintained by HOAs. Final determinations regarding maintenance responsibilities for all thoroughfares are to be defined in each Precise Neighborhood Plan and Tract Map process. The street network and street designs of each Neighborhood Sub-area will be reviewed and approved through the Precise Neighborhood Plan process, as defined in Chapter 7.7. While the block structure and street alignments may deviate from this figure, the required street types and their respective standards may not. Gated communities are inconsistent with the Vision of the Plan, and shall not be permitted anywhere within the Plan area (see also Standard 5.3.3.A). Precise Neighborhood Plans or tentative tract map applications that do not comply with the requirements of this Code shall be considered inconsistent with the intent and purpose of the Plan. Figure 5.7.4 shows the street network of the Plan by type. Each line of the legend corresponds with its own sub-section below, containing specific illustrations and standards. In the illustrations in this section lane lines and centerlines are shown for clarity of functional areas and dimensioning, but are not intended to illustrate the final striping plans for each type. For example, residential streets will typically not have any striping, and parking lanes will in most cases not be striped. Banyan Street Retrofit Neighborhood Avenue 1 Neighborhood Avenue 2 Entry Avenue Milliken Avenue Wilson Main Street Neighborhood Street Neighborhood Street - Equestrian (See Detail 5.7.11F) Rear Line Edge Drive Paseo Edge Lane Edge Trail (designed per the Multi- Purpose Trail standards of Chapter 5.7.20) CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 206 DRAFT FIG. 5.7.4: THOROUGHFARE REGULATING PLAN 207 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT FIG. 5.7.5: BANYAN RETROFIT Existing condition on Banyan Street Intent Banyan Street from the easterly boundary of the Plan area to the easterly boundary of the Los Osos High School site will be reconfigured to widen the existing bike lanes to 6 feet to provide improved access to Los Osos High School and Etiwanda Heights. The existing multi-purpose trail will remain on the south side (right side, above), and add a planted parkway strip and sidewalk will be added along the north side between the street and the Banyan Greenway. A center left turn lane with small periodic landscaped medians is provided - on-street parking is not. Design Standards 1. Public Right-of-Way AA R.O.W.82’ (may vary by design) 2. Roadway BB Median / turn Lane 10’ CC Travel lanes 11’ (2 lanes; 1 in each direction) DD Buffered cycling lanes 6’ 3. Public Frontage EE Parkway / bioswale 8’ FF Sidewalk 6’ GG Multi-purpose trail and landscape buffers 24’ (per existing condition) 4. Public Open Space FF AA BBCC CC DDDDEE GG 5.7.5 Banyan Retrofit FF Public FrontagePublic Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 208 DRAFT This page is intentionally left blank 209 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Existing condition on Milliken Avenue Intent The primary vehicular gateway to Etiwanda Heights, Milliken Avenue north of Banyan Street substantially retains its existing geometry along the Los Osos High School frontage - with significant landscape enhancements - and then bends slightly to the east, approaching a new roundabout at its intersection with Wilson Avenue. The right-of-way for this new segment is widened and improved, from the current two-lane roadway without sidewalks to a four-lane facility with landscaped median, buffered bike lanes, curbside parking, and sidewalks set behind wide landscaped parkway strips. The west side of Milliken opposite the high school will also be improved in a similar fashion. FIG. 5.7.6A: MILLIKEN AVENUE ENTRY Design Standards 1. Public Right-of-Way AA R.O.W.116’ 2. Roadway BB Median 16’ landscaped median (continuous) CC Travel lanes 11’ (4 lanes; 2 in each direction) DD Bicycle facilities 6 ‘ Class II Lanes with Buffers Bicycle buffers 2’ (travel lane side); 2’ (parking side) 3. Public Frontage EE Parking 8’ with Parking Lane Planters FF Sidewalk 6’ GG Parkway / bioswale 10’ 4. Private Frontages FF 5.7.6 Milliken Avenue FF BBCC CC DDDDEE EEGG GG FF AA Public FrontagePublic Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 210 DRAFT FIG. 5.7.6B: ALTERNATIVE EASTSIDE MILLIKEN AVE. Design Standards (Detail B.1) DD Bicycle Facilities 6’ Class II Lane with 2’ Buffer on travel lane side EE Parking / Passenger Drop-off Zone 10’ FF Sidewalk 6’ DD FFTravel Lane Design Intent As a potential alternative to the current opportunistic reverse angle parking along the east edge of Milliken Avenue adjacent to Los Osos High School, this configuration would provide an edge-of-street loading/unloading zone and sidewalk, which could reduce congestion along Banyan Street and provide more direct access to the primary campus entry. EE Public Frontage AA 211 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intended character Intent Rochester Avenue heading north from the roundabout at Banyan Street presents a gracious Entry Avenue gateway to Etiwanda Heights, with a multipurpose trail in the broad greenway along the east side. Buffered bike lanes and curbside parking are provided along both sides of this street, along with a central left turn lane with periodic landscaped median islands. A generous sidewalk is provided on the west side where homes front the street, while a multipurpose trail within the east side greenway avoids the need for a sidewalk on that edge. Also within the greenway is a Class 1 bikeway, which is in addition to the on-street Class 2 bike lanes. FIG. 5.7.7A: ENTRY AVENUE (ROCHESTER AVE) Design Standards 1. Public Right-of-Way AA R.O.W.77’ 2. Roadway CC Median 10’ landscaped medians (not continuous) DD Travel lanes 2 (1 each way); 11' lane width EE Bicycles Class II Lanes; 5’ lanes Bicycle buffers 2’ (travel lane side); 1’ (parking side) 3. Public Frontage FF Parking 7’ GG Sidewalk 6’ HH Parkway / bioswale 9’-10’ 4. Private Frontages 5. Public Open Space 5.7.7 Entry Avenue (Rochester & Wilson) CC CC DDDD EEEE FFFFGGHH HH AA DD Public Frontage Public Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 212 DRAFT Design Standards 1. Public Right-of-Way BB R.O.W.94’ 2. Roadway CC Median 10’ landscaped medians (not continuous) DD Travel lanes 2 (1 each way); 11' lane width EE Bicycles Class II Lanes; 5’ lanes Bicycle buffers 2’ (travel lane side); 1’ (parking side) 3. Public Frontage FF Parking 7’ GG Sidewalk 6’ HH Parkway / bioswale 9’-10’ II Multi-purpose trail 10’ min. 4. Private Frontages 5. Public Open Space FIG. 5.7.7B: ENTRY AVENUE (WILSON AVE) - (EAST ENTRY ILLUSTRATED) Intent This second Entry Avenue type greets visitors arriving on Wilson Avenue from the east and from the west. On the east side it transitions from the much wider Wilson Avenue section into the active pedestrian Main Street environment of the neighborhood shops and restaurants. This segment passes between new parks to the north and south, carrying the multi-purpose trail through and providing trailhead and equestrian amenities for users heading north along the Day Creek Trail leading to the foothills above, or south to the Camino de las Alturas and its trails and open spaces. Buffered on-street bike lanes transition bicyclists from the higher speed environment of Wilson to the east into the low-speed Main Street environment. Generous sidewalks, rural fences along park edges, and large oaks and sycamores reflect the area’s rural heritage. The same street section provides the entry gateway on Wilson from the west, transitioning from the existing three-lane configuration into the new Wilson/Milliiken roundabout. At this location the existing multi-purpose trail runs along the north side of Wilson, and the street is flanked by park space on both sides, although the small community structures shown above may not be present. Pavilion Pavilion GGHHFFFFIIEEEEDDDDCC BB Public Frontage Public Frontage Park Park 213 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intent Wilson Avenue from the Milliken roundabout to the Main Street segment at Rochester Avenue is a broad avenue with one travel lane each direction a central left turn lane with landscaped median islands, buffered parking lanes with tree planters, a broad parkway/bioswale, and wide sidewalks. Bike lanes are not provided in this stretch of Wilson, where a greenway with off-street Class 1 bikeway extends along the north side between Milliken and the Camino de las Alturas, and because a less traveled, lower speed avenue with shallower slopes runs to the south of Wilson providing a better bike route for most cyclists. FIG. 5.7.8A: NEIGHBORHOOD AVENUE 1 Design standards 1. Public Right-of-Way AA R.O.W.84’ 2. Roadway BB Median 10’ landscaped median (not continuous) CC Travel lanes 2 (1 each way); 11' lane width 3. Public Frontage DD Parking lanes 10’ (striped at 7’) - Includes 2’ striped buffer - Includes parking lane planters EE Sidewalk 6’ FF Parkway / bioswale 10’ 4. Private Frontages EE DD Travel LaneFF DETAIL 5.7.8B NEIGHBORHOOD AVENUE 1 Public Frontage 5.7.8 Neighborhood Avenue 1 AA BB CCCC DDDD EEEEFFFF Public Frontage Public Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 214 DRAFT Intent Wide buffered bike lanes flank the street, with buffered curbside parking and wide bioswale parkways and wide sidewalks. Somewhat narrower than Wilson, carrying less traffic, avoiding the slightly steeper grades that Wilson follows to the north, this avenue is designed as a safe, comfortable cross-neighborhood bike avenue. Connecting from the trailhead in the northeast corner of the neighborhoods down to and across Wilson to the Camino de las Alturas, it continues west to the Wilson/ Milliken roundabout. There vehicular traffic is diverted to the north and south while bike traffic may flow through the park to cross Wilson at the roundabout. FIG. 5.7.9A: NEIGHBORHOOD AVENUE 2 EE Design Standards 1. Public Right-of-Way AA R.O.W.84' 2. Roadway BB Travel lanes 2 (1 each way); 11' lane width CC Bicycles Class II Lanes; 5’ lanes Bicycle Buffers 2’ (travel lane side); 1’ (parking side) 3. Public Frontage DD Parking 7’ EE Sidewalk 6’ FF Parkway / bioswale 10’ 4. Private Frontages EE DD CCFF DETAIL 5.7.9B NEIGHBORHOOD AVENUE 2 Public Frontage 5.7.9 Neighborhood Avenue 2 AA BB CCCCEEFF FFDDDD Public Frontage Public Frontage 215 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Existing condition on Wilson Avenue Intent In the blocks immediately east and west of Rochester Avenue, Wilson is an active, pedestrian-oriented main street, with wide sidewalks, welcoming shopfronts, and convenient on- street parking for customers and visitors. Mid-block paseos and crosswalks provide easy access to parking lots behind the shops, and encourage visitors to shop both sides of the street. The generous sidewalks provide ample room for street furnishings and café dining areas. Pervious curbside parking lanes with in-street planters further soften the streetscape and provide additional shade and enclosure. In these blocks the travel speeds are low enough that bikes can safely share lanes with cars. FIG. 5.7.10A: MAIN STREET - TYPICAL (WILSON AVENUE) Design Standards 1. Public Right-of-Way AA R.O.W.80' 2. Roadway BB Travel lanes 2 (1 each way); 11' lane width Bicycles Sharrowed Travel Lanes 3. Public Frontage CC Parking 8’ DD Sidewalk (pedestrian zone)8’ EE Landscape & furnishing zone 6’ 4. Private Frontages VARIATION A: WITH MULTI-USE TRAIL 5.7.10 Main Street AA BB CCCCEE EE DDDD Public Frontage Public Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 216 DRAFT FIG. 5.7.10B: MAIN STREET - VARIATION (SURROUNDING THE TOWN SQUARE) Intent Wilson Avenue effectively loops around the town square, and the lower speed, lower volume segments to the north and west of the square retain the same curb-to-curb street section geometry as the through segments. A narrower sidewalk and parallel pervious path front the park, with a wider sidewalk on the opposite side, where dining terraces transition from the sloping street to the shopfronts. Design Standards 1. Public Right-of-Way AA R.O.W.56’ 2. Roadway BB Travel lanes 2 (1 each way); 11' lane width Bicycles Sharrowed travel lanes 3. Public Frontage CC Parking 8’ DD Sidewalk (pedestrian zone)8’ EE Landscape & furnishing zone 6’ 4. Private Frontages 5. Public Open Space FF Town Square See Chapter 5.8.10 FF BB AA CCCCDD EE DD Public Frontage Public Frontage 217 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intent Neighborhood Streets are designed for very low vehicular volumes, speeds and noise levels and a very safe, comfortable and pleasant pedestrian environment. Children and other pedestrians are buffered from traffic by broad landscaped parkways, which also serve as landscaped bioswales for sustainable stormwater management. Street trees provide welcome shade and wind buffering, as well as spatial enclosure for the classic “tree-lined street” character that residents value. Front yard depths vary by neighborhood and zone, but all frontages welcome visitors and invite socializing with neighbors. The typical condition has bioswales on each side to accommodate larger stormwater flows in natural drainages. Entry walks punctuate and bridge the swale, forming small check-dams to slow flows and increase infiltration. Streets Designated “Neighborhood Street - Equestrian” on the Thoroughfare Regulating Plan (Figure 5.7.4) must incorporate the Multi-purpose trails shown in Figure 5.7.11F. One provided alternative within Neighborhood Streets includes multi-purpose trails on one side, to accommodate equestrian traffic in certain sub-areas and create a semi- rural hillside character. FIG. 5.7.11A: NEIGHBORHOOD STREET Design Standards 1. Public Right-of-Way AA R.O.W.62’ typical (may vary by design) 2. Roadway Curb-to-Curb 34’ BB Travel lanes 2 (1 each way); 10' lane width 3. Public Frontages CC Parking 7’ DD Sidewalk 6’ min. EE Parkway / bioswale 7’ min. (typical) Includes 1’ step-out curb 4. Private Frontages 5.7.11 Neighborhood Street AA BB CCCC DDDDEEEEFF FF Public Frontage Public Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 218 DRAFT The parkways in this variation act as “rain gardens”, set below the sidewalk and curb, with periodic breaks in the curb to allow stormwater from the gutter to infiltrate into the planting area. Entry walks form small check dams to slow flows and increase infiltration. This variation is much the same as the smaller bioswale parkway version but provides for larger stormwater flows on selected streets, providing an more rural look and feel. Bioswale widths are to be calibrated as the stormwater plan for each neighborhood is prepared. Travel Lane Travel Lane FIG. 5.7.11B: RAIN GARDENS FIG. 5.7.11C: BIOSWALE LARGE Design Standards (5.7.11B) CC Parking 7’ DD Sidewalk 6' EE Parkway 8’ FF Private frontage / required setback 3’ min. Design Standards (5.7.11C) CC Parking 7’ DD Sidewalk 6' EE Bioswale 18’ FF Private frontage / required setback 3’ min. Public Frontage Public Frontage CC EE CC EE DD FF AA AA DD FF 219 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT DETAIL 5.7.11E XL BIOSWALE Design Standards (5.7.11E) CC Parking shoulder 7’ min. DD Sidewalk 6’ min. EE Bioswale 21’ min. FF Private Frontage/ Required setback Where occurs Travel Lane CC EE DD FF Public Frontage This variation is much the same as the bioswale and parking shoulder version but provides for larger stormwater flows on selected streets, and is only appropriate in neighborhoods with the most rural character. Bioswale widths are to be calibrated as the stormwater plan for each neighborhood is prepared. This alternative provides additional stormwater infiltration potential as well as providing a more rural design character by making the parking lane of granular pervious material. The California Gold crushed rock used for multipurpose trails or interlocking pavers are recommended. Travel Lane FIG. 5.7.11D: BIOSWALES AND PARKING SHOULDER Design Standards (5.7.11D) CC Parking shoulder 7’ DD Sidewalk 6' EE Bioswale 8’ FF Private frontage / required setback 3’ min. Public Frontage AA AA CC EE DD FF CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 220 DRAFT DETAIL 5.7.11F EQUESTRIAN / MULTI-PURPOSE TRAIL Design Standards (5.7.11F) CC Parking shoulder 7’ min. DD Sidewalk 6’ min. EE Bioswale 21’ min. FF Private Frontage/ Required setback Where occurs Streets designated “Neighborhood Street - Equestrian” in the Thoroughfare Regulating Plan (Figure 5.7.4) must employ this street section. Sidewalks are provided on one side only to minimize paving, with multi-purpose trails accommodating pedestrian and equestrian traffic on the opposite side to bring the trail network to every home. With its soft parking shoulders and broad drainage swales, this variation provides a very rural appearance and function for this neighborhood abutting the rural open space and conservation lands to the north. The California Gold crushed rock material used for multipurpose trails is recommended for parking shoulders. Low retaining walls and front yard fences flanking these streets, extending the semi- rural, hillside neighborhood character to the deep front yards of the homes. Entry walks cross the drainage swales, providing distinctive entries into each lot. AA CC FFGGEE Public Frontage Travel Lane 221 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intended character Intent Edge Drives run along neighborhood edges adjacent to parks and greenways, providing views of and access to the adjoining open spaces. They provide a “loop lane” connecting the ends of two neighborhood streets that would otherwise require large cul-de-sacs. These loops are in turn connected to one another by multi-purpose trails to encourage walking and biking along the open space edge. Additional, parallel trails within the open spaces may also be provided. FIG 5.7.13A EDGE LANE VARIATION A: ALONG UTILITY CORRIDORS & OTHER OPEN SPACES Design Standards 1. Public Right-of-Way AA R.O.W.40’ typical 2. Roadway BB Paved width 20’ 3. Public Frontage CC Parking shoulders 7’ (includes planters) DD Sidewalk 6’-6” EE Parkway / bioswale 6’-6” parkway 4. Private Frontages 5. Public Open Space FF Multi-use trail 12’ min. includes 2’ landscaped buffer 5.7.13 Neighborhood Edge Lane FF AA BBCC DDEE Public Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 222 DRAFT FIG 5.7.13B EDGE LANE VARIATION B: ALONG UPHILL EDGE WITH MULTI-PURPOSE TRAIL Intent The Hillside Edge Drive is a special Edge Drive variation for the north edge of neighborhood in Sub-area 9. A multi-purpose trail runs along the toes of the slope left by the former Hanson gravel mine operation, with a edge drive running parallel to connect the ends of neighborhood streets. The tree plantings and landscape of this street help to soften views of the large slopes and define a comfortable neighborhood space for the homes, pedestrians, cyclists, and equestrians. AA BBCC DDEEFF Public Frontage Public Frontage 223 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intended character Intent The Neighborhood Edge Drive is a character-defining element of Etiwanda Heights, providing a striking neighborhood-to-rural edge, faced by large homes with deep front yards. Sidewalks and curbs are provided in the house side, with a soft, curbless, rural road edge and large open spaces on the other side. A pair of Edge Drives flank both sides of the Camino de las Alturas, the signature green spine of Etiwanda Heights, connecting from Rochester Avenue near Banyan Street north and west to Wilson Avenue and the new school, and northward to the Etiwanda Heights Preserve and foothills beyond. Multipurpose trails within the greenway accommodate joggers, mountain bikers and horseback riders, with a Class 1 bikeway for cyclists. FIG 5.7.14A TYPICAL EDGE DRIVE Design Standards 1. Public Right-of-Way AA R.O.W.52’ typical 2. Roadway Paved width 30’ BB Travel lanes 2 10’-lanes 3. Public Frontage CC Parking lane (paved)8’ DD Parking shoulders 8’ EE Sidewalk 5’ min. FF Parkway / bioswale 9’ min. 4. Private Frontages 5. Public Open Space 5.7.14 Neighborhood Edge Drive AA BBCC DDEEFFGG Public Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 224 DRAFT Intent This special edge drive runs between the town square shops and restaurants (seen from the rear on the left, above) and the Edge Parks flanking Wilson Avenue to the east. It provides access from Wilson to the parking lots behind the shops, and also to the parks. When and as necessary, overflow parking lots may be developed along this drive on the park side, providing extra parking for special community events in the town square, along the Wilson main street, and/or in the parks themselves. This edge drive provides flexible access to such functions without generating traffic congestion within existing or new residential neighborhoods. FIG 5.7.14B WILSON EDGE DRIVE AA BBCCEEFFGG Public Frontage 225 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intended character Intent Providing convenient customer access to the parking lots for the neighborhood shops and restaurants from the Wilson Edge Drive and from Rochester Avenue - and emergency access for firefighters and other emergency responders - service/fire lanes run along the backs of neighborhood shops and through the shared parking areas. A main water line runs along this lane bringing water to support fire suppression. This lane also serves as the primary route for delivery trucks, trash collection, and other service functions. Rear lanes  shall be provided as easements on adjoining properties and privately maintained. FIG 5.7.15 REAR LANE (NONRESIDENTIAL) Design Standards 1. Public Right-of-Way AA R.O.W.44’-54’ 2. Roadway BB Paved width 34’-44’ 3. Public Frontage CC Parking 8’ Parallel 18’ Head-In Planters In parking lane, every 5 spaces DD Sidewalk 8’ min. 4. Private Property 5.7.15 Rear Lane (Nonresidential) AA BBCCDD Public Frontage CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 226 DRAFT Intent Rear access lanes within neighborhoods serve a number of functions. First, they provide access to garages set at or near the rear of the lot, freeing up front yard areas for landscaping, play space, porches, and family and neighborly activities. Because they are at the rear, garages for 3 or 4 cars are not a problem on wider lots. Second, they allow the stormwater from “downhill lots” to drain down hill to the lane, rather than requiring extensive mass grading of the natural foothill terrain to force stormwater back uphill to the street. Third, lanes provide a good route for solid waste pickup and dry utilities, so that containers stored by the garage and set out for pickup do not clutter neighborhood streets, and utility service boxes do not clutter the front yard. Rear lanes  shall be provided as easements on adjoining properties and privately maintained. In the case of condo subdivisions, they may be provided as lettered lots. FIG 5.7.16 REAR LANE (RESIDENTIAL) Intended character Design Standards 1. Public Right-of-Way AA R.O.W.30’ 2. Roadway BB Paved width 20’ CC Drainage French Drain 3. Private Property DD Required land- scape setback 5’ 5.7.16 Rear Lane (Residential) BB AA CC DDDD 227 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intended character Intent A Shops Paseo is a pedestrian passage between shops or restaurants that provides a convenient route from the large rear parking lots to the shopping street. Shops Paseos also provide additional merchandising opportunities, as shops and restaurants may open directly to them with display windows or in some cases may places tables and chairs within them for outdoor dining in a comfortable shady and wind-protected space. FIG 5.7.17 SHOPS PASEO Design Standards AA Right-of-Way 20’ Min. BB Clear Walkway 10’ Min. Private Frontages 5.7.17 Shops Paseo AA BB CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 228 DRAFT Intent Neighborhood paseos provide pedestrian shortcuts through longer blocks, while also providing small neighborhood gathering or play spaces. Adjacent homes face and overlook the street and the paseo, similar to homes on street corner lots, providing the paseos with a safe, comfortable character with resident’s “eyes on the street”. Landscaping may flank a single central walk, or a small open space may be locate between a pair of walks. The variation with a pair of walks flanking a small green is a “rosewalk”, which residences may face in lieu of a street. Rosewalks never include vehicular access, so homes fronting rosewalks are always provided with rear lanes for vehicular access and parking. See Chapter 5.3.3 on block configurations. For further design standards, see also Chapters 5.8.9 and Chapter 5.8.10. FIG 5.7.18A PASEO / ROSEWALK Design Standards AA Right-of-Way 30’ Min. BB Walkway width 6’ Min. CC Green width (for Rosewalk)14’ Min. Length 350’ Max. Private Frontages 5.7.18 Paseo/Rosewalk DETAIL 5.7.18B PASEO AA AA CC BB BB BB BB 229 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT FIG 5.7.19 BIKE TRAIL Design Standards 1.Pathway AA Paved width 12’ Min. 2. Public Open Space Intent A. This Class 1 bikeway is intended to run through parks and other open spaces, extending and connecting the Class 2 and 3 routes within the street network of Etiwanda Heights, providing comfortable connections for cyclists of all skill levels. See 6.1.4 5.7.19 Bike Trail AA CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 230 DRAFT FIG 5.7.20 MULTI-PURPOSE TRAIL - TYPICAL Design Standards 1.Pathway AA Trail width 12’ Min. 2. Public Open Space Intent These multi-purpose trails provide routes for runners, hikers, mountain bike riders and equestrians through the larger parks and open spaces of Etiwanda Heights. With porous granular surfaces, these “soft” trails bring the rural character from foothill open spaces down through the Camino de las Alturas into the neighborhoods. See 6.1.4 5.7.20 Multi-Purpose Trail AA 231 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.8.1 Introduction As of July 2010, the City of Rancho Cucamonga offers over 350 acres of developed parkland and special use facilities (not including trails). There are a total of 25 neighborhood parks, 3 community parks and 8 special use facilities located throughout the City. The City also owns or leases several sites intended for parks or special use facilities, as well as a number of private parks, which have not yet been developed. Those sites total approximately 150 acres. Parks located near to the Plan area include Day Creek Park, located adjacent to John L. Golden Elementary School one block to the east of the Development Priority Area; Etiwanda Creek Park, located at East Avenue and 23rd Street; and Olive Grove Park at Banyan Street and Wardman Bullock Road; Rancho Summit Park off Wardman Bullock; and several other smaller neighborhood parks. Based on extensive community input, high quality parks and open space are a top priority of this Plan. As shown in Figure 5.8 to the right, the framework for the new neighborhoods of Etiwanda Heights is an open space network including parks, greens, squares, greenways and fuel-modification buffers for fire safety. Of 790-acre Neighborhood Area, 5.8 Public Open Space approximately 204 are open space, of which approximately 92 acres are improved, maintained parks, and the remaining 112 acres are natural but maintained fuel modification buffer areas or naturalistic community greenways. The 92 acres of park space exceeds the minimum City requirement by 51 acres. This section establishes the variety of Public Open Space types and their standards needed to implement the intended community form and neighborhood character described in Chapter 4 'Neighborhood Plan.' Chapters 6.1.3-4 further describe the bikeway and trail systems, respectively, that run to and through these open spaces. 5.8.2 Applicable to All A. Each Sub-area must provide at least one Neighborhood Park as shown on the Open Space Regulating Plan (Figure 5.8). B. Playgrounds, where allowed, shall be of naturalistic material, color, and character. This includes all equipment, signage, and groundcover. TABLE 5.8 REQUIRED PUBLIC OPEN SPACE BY SUB-AREA Sub-area Public Open Space Types Totals #Gross Acres Dwelling Units N Parks Internal N Parks Edge N Greens Comm. Edge Parks Comm. Play- fields / Eq. Park Total Plan Req’d Total QUIMBY Req’d1 Total City Req’d1 EHNCP Over Req’d See Chapter:5.8.3 5.8.4 5.8.7 5.8.11 5.8.12 1 33 110 2.00 0.00 0.25 0.00 0.00 2.25 1.00 1.67 0.48 2 50 120 1.50 1.50 0.00 0.50 0.00 3.50 1.09 1.82 1.58 3 117 150 0.00 3.00 4.60 3.50 4.00 15.10 1.36 2.27 12.77 4 117 515 1.50 3.00 1.30 3.50 0.00 9.30 4.68 7.80 0.71 5 90 445 2.00 5.00 0.50 0.00 0.00 7.50 4.05 6.74 0.26 6 87 430 1.00 1.50 0.50 5.50 0.00 8.50 3.91 6.51 1.55 7 46 265 1.00 3.00 0.50 0.00 0.00 4.50 2.41 4.01 0.24 8 49 14 0.00 0.00 0.00 0.00 30.00 30.00 0.13 0.21 29.77 9 201 650 3.00 4.00 2.00 2.00 0.00 11.00 5.91 9.85 0.36 Total 790 2,700 12.00 21.00 9.65 15.00 34.00 91.65 24.54 40.88 50.77 Notes 1 Assuming an average of 3.03 people per household. N Neighborhood CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 232 DRAFT FIG. 5.8 PUBLIC OPEN SPACE NETWORK REGULATING PLAN Notes * Contains areas of Neighborhood Park - Edge Town Square 5.8.3 Camino de las Alturas* 5.8.4 Neighborhood Greenway* 5.8.5 Neighborhood Park - Internal 5.8.6 Neighborhood Greens 5.8.7 Community Edge Park 5.8.11 Community Playfields / Equestrian Park 5.8.12 Fuel Modification 5.8.14 233 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Relation to Regulating Plan The town square is defined as Neighborhood Park - Internal in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8. B. Intent A formal area with focused landscaping and hardscape for civic purposes and commercial activities, spatially defined by building frontages, and located at the intersection of important streets or pedestrian paths. C. Physical Character and Requirements 1. Size 1.5 to 2 acres. 2. Context and Connectivity The town square is defined on all sides by streets. Opposite the Square, on the other side of those streets, are community-serving retail and restaurants that make use of wide streets to provide space-activating amenities such as outdoor seating. Crosswalks are required at all intersections at the nodes of the square. Tabled intersections, in which the street raises to be flush with the sidewalk grade, are encouraged. 3. Function and Design Opportunities The town square shall be designed to serve two major functions: a. Serve as a flexible gathering space. b. Support civic and commercial activities such as farmers’ markets, concerts and art fairs. c. Serve all ages and abilities, providing safe and convenient pedestrian connections through the site as well as 360-degree vistas of the surrounding building frontages. Traffic-calming features such as crosswalks, pedestrian-oriented intersections and landscaped buffers may be implemented to enhance the pedestrian experience. 4. Landscape The Square’s features shall be as follows: a. A balance of drought-tolerant trees, plants and groundcover that provide significant shade and interconnected spaces for convenient movement through the space. See Chapter 5.10.10, Landscape Guidelines. b. Variety of levels, structures and hedges to create smaller “rooms” within the plaza. c. Variation of terrain to provide a sense of movement across the plaza and support water drainage and reclamation patterns. d. Furnishings such as benches, chairs, tables and drinking fountains are required. 5. Design Details and Elements a. Visibility. The Square shall be visible from all sides. Pedestrians and motorists alike must be able see through the space to the opposite side. b. Frontages and Adjacencies. The Square shall have street frontage on at least 2 sides. Proper scaling and orientation of the Square and its relation to the surrounding streets and buildings is required. c. Shading. Adequate shading from shade trees, landscape elements and structures is required. d. Lighting, Structures and Improvements. The Square shall provide iconic locations for pavilions, kiosks, bandstands, public art, water features and monuments. All installations must enhance the space and not obstruct views and pedestrian connections. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. Conceptual town square 5.8.3 Town Square CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 234 DRAFT Conceptual town square design for the Plan (±1.5 ac. as shown) Flexible seating activates a space with users.Theater seating created in the topography of a park 235 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Relation to Regulating Plan These standards refer to the Camino de las Alturas, a major community amenity and design element of the Plan. The Camino de las Alturas is shown as a greenway on the Regulating Plan, Figure 5.8. Within the Camino de las Alturas, there are Neighborhood Parks - Edge, which contribute to Public Open Space requirements, Table 5.8, however, the Greenway area outside of Neighborhood Parks - Edge does not contribute to acreage requirements. B. Intent This linear open space shall consist of paths and trails, parks, dry creeks, tree clusters and open shelters, all naturalistically disposed. C. Physical Character and Requirements 1. Size This Greenway is intended to span approximately 40 acres in area and a mile in length. It shall vary from 180 to 400 feet in width. 2. Context and Connectivity This Greenway is the primary open space spine of Etiwanda Heights, bringing the rural open space character of the foothills above down into the neighborhoods, and providing access to and view of the foothills and mountains beyond. Curbless edge drives flank this Greenway, providing it with a strong rural character. Only large lots with 2-story homes front this Greenway, reflecting the traditional image of Etiwanda. 3. Function and Design Opportunities The Camino de las Alturas shall be designed to serve several functions, including: a. Provide a central route for trails connecting to the preserves and foothills above. b. Serve a number of recreational uses including paths for jogging, walking, biking and horseback riding, meandering through the greenway. 4. Landscape The greenway landscape shall consist of unobstructed lawns, planting beds, trees and/or areas of drought tolerant landscape according to the following: a. Trees are arranged naturalistically and Conceptual greenway with adjacent street (Edge Drive) fronted by houses provide shade for trails that pass through the Greenway. b. Hardscape is minimal and only in support of providing access with sidewalks and peripheral connections. c. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements a. Visibility. Intermittent entrances shall be clearly marked and provided on both sides. b. Shading. Groups of trees shall provide shade to provide comfortable pedestrian and bike circulation. c. Lighting, Structures and Improvements. Small rest areas, pedestrian amenities (benches, picnic tables, drinking fountains, etc.), bike racks and playground equipment may be located at appropriate intervals. The Camino de las Alturas may incorporate shade structures and playgrounds, but is primarily intended for informal recreation. 5.8.4 Camino de las Alturas CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 236 DRAFT The width of the Camino de las Alturas varies between 180 and 400 feet. 237 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Relation to Regulating Plan These standards refer to the Neighborhood Greenways, greenways that extend through one or more neighborhoods. This type is shown as Greenway on the Regulating Plan, Figure 5.8. Within each Greenway are Neighborhood Parks - Edge, which contribute to Public Open Space requirements, Table 5.8, however the Greenway area outside of Neighborhood Parks - Edge does not contribute to acreage requirements. B. Intent A linear open space along the edge of or passing through a neighborhood consisting of paths and trails, dry creeks, tree clusters and open shelters, all naturalistically disposed. C. Physical Character and Requirements 1. Size Neighborhood greenways span several consecutive blocks and may vary in width from 40 to 100 feet. 2. Context and Connectivity Greenways provide passive recreation and connectivity on the edge of the Plan. Connections to a neighborhood greenway are extended to allow access to pedestrians and users beyond the Plan area. 3. Function and Design Opportunities Neighborhood greenways shall be designed to serve four major functions: a. Provide a degree of conservation and habitat restoration by introducing drought-tolerant trees, plants and groundcover. b. Serve a number of recreational uses including paths for jogging, walking and biking that meander through the greenway. c. Create bioswale networks for stormwater management (see Chapter 5.8.13). 4. Landscape Greenway landscaping shall consist of unobstructed lawns, planting beds, trees and/or drought tolerant landscape as follows: a. Trees shall be arranged naturalistically and provide shade for trails that pass through. b. Hardscape shall be minimal and only in support of providing access with sidewalks and peripheral connections. Conceptual greenway with adjacent street fronted by houses 5. Design Details and Elements a. Visibility. Intermittent entrances shall be clearly marked and provided on both sides. b. Adjacencies. Neighborhood greenways shall cross over multiple public streets and frontages and have adequate crosswalks, signage and other traffic-calming features at those locations. Private homes and buildings may also open directly onto Greenways. c. Shading. Trees and planters shall provide sufficient shading during all times of day to allow for comfortable pedestrian and bike circulation. d. Lighting, Structures and Improvements. Small rest areas, pedestrian amenities, bike racks and playground equipment may be located at appropriate intervals. Greenways may incorporate shade structures or playgrounds, but are primarily intended for informal recreation. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. 5.8.5 Neighborhood Greenway CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 238 DRAFT 239 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Conceptual Neighborhood Park with surrounding context Hardscape and landscape may recreate terrain and spaces within a park that complement natural forms. A. Relation to Regulating Plan These standards refer to Neighborhood Parks - Internal in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8. B. Intent A largely green and landscaped area available for unstructured recreation. The “Power of 10+” developed by the Project for Public Spaces is a recommended guideline for park design, providing at least 10 types of activities, from active to passive, for children and adults of all ages and abilities. C. Physical Character and Requirements 1. Size 1/2 to 1 acre. 2. Context and Connectivity Neighborhood Parks shall be defined by public or private streets on all sides. 3. Function and Design Opportunities Neighborhood parks may include passive open areas, playgrounds, recreational fields, pools, amphitheaters, other programming or event spaces. 4. Landscaping Landscaping consist of drought tolerant softscape, lawn and trees, naturalistically composed. 5. Design Details and Elements a. Visibility. Intermittent entrances shall be clearly marked and provided on all sides. b. Adjacencies. Neighborhood parks shall be surrounded on all sides by public streets and have adequate crosswalks, signage and other traffic-calming features at those locations. c. Shading. Trees and planters shall provide sufficient shading during all times of day to allow for comfortable pedestrian and bike circulation. d. Lighting, Structures and Improvements. Neighborhood parks shall have small pedes- trian-oriented improvements, such as rest areas, pedestrian amenities (benches, picnic tables, drinking fountains, etc.), bike racks or playground equipment at appropriate inter- vals. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. 5.8.6 Neighborhood Park CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 240 DRAFT 241 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Conceptual attached green A. Relation to Regulating Plan These standards refer to Neighborhood Greens in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8. B. Intent A small open space within a neighborhood, spatially defined by building frontages and streets and accommodating passive recreation and children’s play. While greens may include playgrounds, they are primarily intended as informal spaces with no dedicated recreational use. C. Physical Character and Requirements 1. Size 1/4 acre to 1/2 acre 2. Context and Connectivity a. Adjacent homes shall front onto attached greens. b. Greens have as boundaries at least 2 streets. c. Allowed locations: within or at the end residential blocks. Connectivity may be designed in two different forms: i. Attached Greens - There is no vehicular right-of-way between the green and adjacent residential lots; and, ii. Unattached Greens - A vehicular right-of- way separates the green from residential lots. 3. Landscape Landscape consists generally of unobstructed lawn, planting beds, trees and/or areas of drought tolerant landscape according to the following guidelines: a. Trees are arranged naturalistically and provide shade. b. Hardscape is only in support of providing access to sidewalks and peripheral connections. 4. Design Details and Elements a. Visibility. Hedges and walls within the green are limited to 36 inches in height. b. Shading. Given the climate and context of Rancho Cucamonga, drought-tolerant trees provide the majority of the shading. Shade structures are permitted but are kept to a minimum to allow for greater natural open space. c. Lighting, Structures and Improvements. The following buildings and improvements are appropriate within Greens: i. Pergolas, picnic shelters, flexible gathering and event spaces and small public restrooms. ii. Benches, chairs, tables (movable recommended) bike racks, playground equipment, and athletic courts and fields. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. 5.8.7 Neighborhood Greens, Attached & Unattached CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 242 DRAFT Typical detached green within a single-family neighborhood Greens may accommodate a range of uses from active playgrounds and recreational fields to passive spaces. Typical green with direct housing frontage 243 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Relation to Regulating Plan Pocket Parks are defined as Neighborhood Greens in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8. B. Intent A small open space tucked into a block for the recreation of children, generally fenced and may include an open shelter. Pocket parks may also be designed primarily for quiet, passive recreation, and in all cases they are intended to be interspersed within neighborhoods. C. Physical Character and Requirements 1. Size Up to 1/4 acre. 2. Context and Connectivity Pocket Parks may only be located on corners. They should be strategically placed and sized to contribute to the larger network of open spaces. Pocket parks are often ideal on small neighborhood blocks adjacent to blocks that have larger open spaces. 3. Function and Opportunities Pocket parks shall be designed to serve two major functions: a. Act as gateways or iconic markers for smaller neighborhoods. b. Foster a sense of safety and visibility for the immediate community. 4. Landscape Landscape features shall be as follows: a. Groundcover may range from predominately green, to hardscape, or a balance of both. However, paved paths and hardscape features should be integrated to encourage pedestrian movement through the park. b. Unobstructed lawn, planting beds, hardscape, and or drought tolerant landscape are recommended. Pocket Parks may be used to connect the larger public realm and open space network. 5. Design Details and Elements a. Visibility. Hedges and walls within the green are limited to 36 inches in height. b. Frontages and Adjacencies. Pocket Parks shall front at least one public street when located mid-block, or two public streets on the corner of a block. c. Shading. Shade structures may be allowed but are limited in use and appropriately scaled. d. Lighting, Structures and Improvements. Built structures may include but are not limited to pergolas, trellises, small monuments, water features, and pedestrian amenities (benches, tables, drinking fountains, etc.), bike racks, playground equipment and informal athletic courts that provide a focus to the Pocket Park. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. 5.8.8 Pocket Park CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 244 DRAFT Neighborhood serving recreation facilities are ideal for Pocket Parks. Pavers and simple hardscapes may be used to create temporary pocket parks if further development is planned for future phases. A pocket park adjacent to single-family homes 245 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Relation to Regulating Plan These standards refer to the Rosewalks, a neighborhood amenity that is shown on illustrations of the Plan, interwoven into blocks. These are not shown on the Open Space Regulating Plan and do not contribute to Public Open Space requirements, however they function as a method of splitting blocks into smaller block sizes to meet Block Scale Standards (see Chapter 5.3). B. Intent A pedestrian “street” that is defined by building frontages and provides the primary pedestrian access to those buildings. The Rosewalk layout may be formal with a central focal point and seating area, or may be more naturalistically designed. Simple softscape or lawn areas accommodate a variety of passive and active recreational opportunities for residents and visitors. C. Physical Character and Requirements 1. Size See Chapter 5.7.18. 2. Context and Connectivity Rosewalks are not required, but they provide the opportunity to improve pedestrian connectivity and safety while reducing the need for vehicular rights-of-way if sufficient circulation is present. When possible, Rosewalks lead or connect to other community open spaces. 3. Function and Design Opportunities Rosewalks shall be designed to serve two major functions: a. Create new greens and open spaces within a block that may be large enough to accommodate a small playground, small structures, community gardens or other community uses. b. Break up lengths of blocks in order to improve walkability for the pedestrian in an aesthetically pleasing manner, adding value to the homes with frontages and addresses on the Rosewalk. Conceptual rosewalk placement with neighborhood blocks 4. Landscape Landscape features shall be as follows: a. Rosewalks are designed as small attached Greens. Drought-tolerant trees, plants and groundcover can be composed to create more of a natural-looking open space. b. Landscaping allows for users to move through the Rosewalk unobstructed, with sidewalks linking building frontages to the major right- of-ways. 5. Design Details and Elements a. Visibility. Houses along a Rosewalk are visible from the from street, but some element of screening is necessary to clearly define the pedestrian-only space. b. Frontages and Adjacencies. Homes adjacent to Rosewalks must front the Rosewalk. The integration of stoops, dooryards and similar approved frontages is permitted. c. Shading. Rosewalks are appropriately placed and scaled to allow significant daylight and shading to enter the space. d. Lighting, Structures and Improvements. Small side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.), may be located in the Rosewalk. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. 5.8.9 Rosewalk CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 246 DRAFT Trellises, pergolas and other shade structures may be incorporated into rosewalks, but should not obstruct views. Sample rosewalk with open large open green on asymmetrical block Rosewalk with integrated green and paved court 247 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Relation to Regulating Plan These standards refer to the Paseos, a neighborhood amenity that is shown on illustrations of the Plan, interwoven into blocks. These are not shown on the Open Space Regulating Plan and do not contribute to Public Open Space requirements, however they function as a method of splitting blocks into smaller block sizes to meet Block Scale Standards (see Chapter 5.3). B. Intent A narrow pedestrian way that provides mid-block connections. A Paseo is especially useful in blocks with large perimeters. C. Physical Character and Requirements 1. Size See Chapter 5.7.18. 2. Context and Connectivity Paseos may be used in any zone and can accommodate residential or non-residential frontages. While there are no required locations for Paseos, they present the opportunity to improve pedestrian connectivity. When possible, Paseos should lead to other open spaces. 3. Function and Design Opportunities Paseos shall be designed to serve two major functions: a. In residential areas, create open spaces that support passive recreational activities as well as convenient connections to the rest of the neighborhood. b. In commercial areas, provide additional locations for store frontages, patios and outside dining, informal open spaces and mini-plazas between buildings. 4. Landscape Landscape features shall be as follows: a. Trees may be arranged at varying intervals along the side or in the middle of the Paseo to accommodate pedestrian furniture and seating areas. Variability in tree species, size and spacing is recommended to create a more natural-looking space. When possible, paseos should connect larger parks and open spaces within a neighborhood. b. Landscaping allows for pedestrians to meander through the Paseo side-to-side, especially in paseos lined with commercial frontages, but a defined route should encourage movement through the space. 5. Design Details and Elements a. Visibility. All buildings on Paseos shall be scaled to encourage pedestrian access. Paseo entrances shall be placed directly on major right-of-ways, but landscape buffers clearly restrict vehicular access. b. Frontages and Adjacencies. Residential and non-residential buildings may, but are not required to, open directly onto the Paseo with the integration of stoops, patios and similar frontages. c. Shading. Paseos shall be appropriately placed and scaled to allow significant daylight and shading to enter the space. Especially in commercial areas, a balance of shade and light is vital to improving economic activity. d. Lighting, Structures and Improvements. Small semi-public side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.) may be located in the Paseo. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. 5.8.10 Paseo CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 248 DRAFT Wide Paseos with significant landscaping create a natural and private environment between multi-family buildings. Trellises and pergolas may be used to extend shade structures along the length of a Paseo. A Paseo can create active pedestrian environments in the commercial and dining districts of the Shops & Restaurants Zone. 249 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Relation to Regulating Plan These standards refer to Community Edge Park in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8. B. Intent These spaces present a great opportunity for community activities that are not immediately adjacent to existing or future homes. C. Physical Character and Requirements 1. Context and Connectivity Community Edge Parks are planned in four locations – two flanking Banyan Street and two flanking Wilson Avenue – with a Southern California Edison (SCE) transmission line easement; final program and design for these parks must be worked out with SCE. 2. Function and Design Opportunities Parks may include passive open areas, recreational fields, pools, amphitheaters, other programming or event spaces and are designed to complement existing physical character. 3. Landscaping Landscaping consists of drought-tolerant softscape, lawn and trees, naturalistically composed. 4. Design Details and Elements Park facilities may include open greens, recreational fields, pools, plazas, squares, amphitheaters, other programming or event spaces. 5.8.11 Community Edge Park Community Edge Park may contain athletic fields. A. Relation to Regulating Plan These standards refer to Community Playfields & Equestrian Park in the Regulating Plan, Figure 5.8, which are located in Sub-area 8 and Sub-area 3, respectively. B. Intent Community playfields and the Equestrian Park are large Public Open Spaces that are designed and intended for active recreation, such as regional sporting events or equestrian riding and sport training. C. Physical Character and Requirements 1. Context and Connectivity Community Playfields are planned for the majority of land within Sub-area 8, which is adjacent to Rochester Avenue and Banyan Street, and is easily accessible from Interstate 210. Access control must meets SCE requirements. The Equestrian Park is planned for the northeast portion of Sub- area 3, meeting the Camino greenway east and transitioning to the Fuel Modification Zone north. 2. Function and Design Opportunities Community Playfield facilities may include passive open areas, recreational fields, pools, plazas, amphitheaters, other programming or event spaces. Equestrian Park facilities may include riding arenas, such as Western or Dressage, round pens, or walking paths and trail connections. 3. Landscaping Landscaping, outside of spaces for specific sports and programs, consists of drought-tolerant softscape, lawn and trees, formally composed. 4. Design Details and Elements The first priority of each of these spaces is that they provide functional facilities, whether human or equestrian sports and activities, that are accessible to the entire Etiwanda Heights community. Design Elements and Details, such as lighting, furnishing, and amenities should be designed with those in mind, importantly not neglecting comfort and accommodation for spectators and passerbys. 5.8.12 Community Playfields & Equestrian Park CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 250 DRAFT A. Relation to Regulating Plan These standards refer to FFuel Modification Zone in the Regulating Plan, Figure 5.8. This Public Open Space type does not contribute to Public Open Space requirements, Table 5.8, but has a minimum area requirement defined in Chapter 5.8.1. B. Intent In the area on the edge of the Plan boundaries that abuts Conservation area, landscaping must be modified to prevent the spread of fire, and shall comply with the Master and Neighborhood Fire Protection Plans. C. Physical Character and Requirements 1. Context and Connectivity Fuel Modification Zones are transitions from Neighborhoods to Rural Conservation land. Pedestrian access may be provided by trails. Vehicular access is only necessary for service drives. 2. Function and Design Opportunities Fuel Modification Zones shall create a fire- protected landscape buffer between conservation areas and neighborhoods. 3. Landscaping Landscaping consists of drought-tolerant softscape, lawn and trees, naturalistically composed. 4. Design Details and Elements Fuel Modification Zone facilities may include passive open greens and trails. 5.8.14 Fuel Modification Zone A. Relation to Regulating Plan Neighborhood Bioswales exist in both the Neighborhood Greenways and the Camino de las Alturas. Bioswales are not included as a separate item on the Open Space Regulating Plan, Figure 5.8, but will only exist where there are Greenways. This Public Open Space type does not contributes to Public Open Space requirements. B. Intent A largely un-programmed area that provides drainage and stormwater collection within and between neighborhood blocks. C. Physical Character and Requirements 1. Context and Connectivity Neighborhood Bioswales may be attached or within blocks, or surrounded by streets. The network of Neighborhood Bioswales should be connected, leading to Stormwater Retention Facilities. 2. Function and Design Opportunities Neighborhood Bioswales shall be designed with adequate grading and terrain with adequate percolation. 3. Landscaping Landscaping consists of drought-tolerant softscape, lawn and trees, naturalistically composed. 4. Design Details and Elements Neighborhood Bioswales shall not include programmed space. Neighborhood Bioswale 5.8.13 Neighborhood Bioswale Fuel Modification 251 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.8.15 Public Realm Landscape Standards A. Trees Street trees within the Plan area shall either be native to the San Gabriel Foothills or adaptive and from regions with similar arid climates. Deciduous trees shall be planted at open spaces and buildings with south and west orientation, providing passive solar light and heat gain in winter, while providing cooling shade through summer. 1. Shade / Canopy Trees. The London Plane and similar trees shall be used most often in pedestrian-heavy residential neighborhoods and smaller connecting streets. Within a inland foothill, these trees are often smaller but maintain a wide canopy, providing much needed shade on sidewalks and streets. 2. Accent Trees. Trees with colorful seasonal blooms or year-round distinct foliage shall be used to help give certain streets and spaces a unique character in relation to other parts of the Plan area. These may range greatly in size and form. B. Street Tree Plan All Street Landscape Standards are grouped into 7 categories by street type: 1) Banyan Street Retrofit; 2) Wilson Main Street; 3) Avenues; 4) Streets; 5) Open Space (Linear); 6) Open Space (Non-linear); and 7) Parking Areas. These categories are based on the similarity of street conditions and the intended design of a the area. Table 5.8.12 identifies specific locations where tree types are advised and permitted. All street landscaping decisions shall complement the intended design and use of a given street and location within the Plan. The Master Landscape Plan shall identify all trees and landscaping intended for streets, parks and other open spaces for the subject phase of development. C. Plants Plant materials within the Plan area shall either be native to the San Gabriel Foothills, or adaptive and from regions with similar climates. Characteristically, these are drought- tolerant species once established. Most species will require an initial period of regular irrigation to either allow the plant’s root systems to get established or bursts of irrigation to catalyze seasonal blooms of flowering plants. In certain areas, the landscape shall emulate its native riparian woodland or coastal scrub condition by organizing native plants in organic/natural patterns and distributions. At other, more significant nodes and/or frontages, native plants shall be incorporated into more intense, formalized compositions for enhanced visual effect and to communicate entry/arrival into an urban destination. Drip irrigation systems are recommended for these more formalized applications. D. Specific Landscape Standards by Street and Place Type The following are landscape standards for place types in the Plan area. Refer to the Street Tree Types and Locations table (Table 5.8.12) of recommended and permitted trees. 1. Avenues and Open Spaces Avenues will carry most of the vehicular traffic through the Plan area. As Avenues cross the site, they will travel through commercial, residential and open space areas – as such, selected tree species will have to transition in order to complement the block size, uses and intensity of the neighborhood zone. a. Shops & Restaurants Zone. Ornamental trees shall be used to line the main streets. Their verticality will allow visitors to clearly see across the street and shopfronts. The Town Square shall also be complemented with a consistent row of smaller street trees that provide some measure of shading and bolster a pedestrian-oriented environment. b. Residential Blocks. Larger canopy trees shall be used to foster privacy and a buffer between the street and residential buildings. c. Along Open Spaces. Smaller street trees at regular intervals shall allow views into the Public Open Space or green, and complement the larger shade/canopy, vertical and color accent trees within the green. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 252 DRAFT d. Location. Smaller street trees shall always occur at regular intervals and support larger trees in then Town Center and Residential areas. 2. Neighborhood Streets and Greens These represent the most common street type in the Plan. They have significantly less vehicular traffic, slow travel speeds, and will be frequented with pedestrian and bicycle traffic on a regular basis. Street trees shall prioritize shade for pedestrians and be tall enough to allow individuals to clearly see across the street. Shade/canopy trees shall also be selected to complement street lighting. a. Location. Shade/canopy trees shall occur at regular intervals along both sides of neighborhood streets and edges of greens. Accent trees may be place sporadically to create variety and enhance the primary street trees. 3. Parking Areas Parking area trees do not have to match the street tree type on a given block, and they shall be primarily taller trees that provide some measure of shading. See Chapter 5.10.8L for shade requirements. a. Shading. Landscaping within or around the parking area should cover a minimum of 10% of the gross parking lot area. A minimum of one shade tree should be provided for each 4 parking spaces, or trees shall be provided to achieve 50% canopy coverage of paved area at maturity, whichever is greater. E. Fire Protection All landscaping design – including tree canopy coverage, landscaping furnishings, shade structures, plants, etc. – shall be consistent with the Master and Neighborhood Fire Protection Plan. If a risk assessment determines that an allowed landscape plan exceeds acceptable risk, the design must change to comply. 253 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT TABLE 5.8.14 TREE TYPES & LOCATIONS Street / Place Type Tree Species Spacing Sh a d e London Plane Tree (Planatus acerifolia)50’ California Sycamore (Planatus racemosa)60’ Coast Live Oak (Quercus agrifolia)40’ Southern Live Oak (Quercus virginiana)40’ Chinese Pistache (Pistacia chinensis)50’ Holly Oak (Quercus ilex)45’ Southern Live Oak (Quercus virginiana)50’ Camphor (Cinnamomum Camphora)60’ Thornless Honey Locust (Gleditsia triacanthos f. inermis)40’ Chinese Evergreen Elm1 (Ulmus parvifolia)50’ Jacaranda1 (Jacaranda mimosifolia)50’ Or n a m e n t a l Western Redbud (Cercis occidentalis)40’ Bronze Loquat tree (Eriobotrya deflexa)40’ Chinese Fringe Tree (Chionanthus retusus)40’ Pink Crape Myrtle Hybrid ‘Biloxi’ (Lagerstroemia hybrid)30’ White Crape Myrtle Hybrid ‘Natchez’ (Lagerstroemia hybrid)30’ Pink-Red Crape Myrtle Hybrid ‘Tuscarora’ (Lagerstroemia hybrid)30’ NCN (Prunus blireiana)40’ NCN - ‘D.D. Blanchard’ (Magnolia grandiflora)50’ NCN - ‘Majestic Beauty’ (Magnolia grandiflora)50’ NCN - ‘Samuel Sommer’ (Magnolia grandiflora)50’ Ave n u e s Wils o n M a i n S t r e e t Pas e o s & Ros e w a l k s Park i n g A r e a s Gree n w a y s Neig h b o r h o o d Stre e t Recommended Allowed Par k s Notes 1 Not allowed in public right-of-ways; private property only CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 254 DRAFT Pepper trees, as they mature, develop into large, full street trees with plenty of shade. Smaller trees with wide canopies can shade sidewalks. Trees along framework streets and in the Town Center will provide shade and visibility when possible. Chinese Pistache trees provide color accents along neighborhood streets. Part IV:Rural/Conservation Area Standards 257 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT5.9 Rural Development Standards 5.9.1 Introduction The Rural/Conservation Area contains a distinctive combination of topographic, geological, hydrological, biological, and archaeological resources that are of great value to the character, health, safety, well-being, and viability of the City of Rancho Cucamonga and the Inland Empire region. The value of such rural lands is recognized by the General Plan and the Etiwanda Heights Neighborhood & Conservation Plan, which aim to protect and preserve the resources on these lands for future generations. Further, as described in Chapter 3, a high level goal of this Plan is that as much of the Rural Open Space as feasible be conserved and managed as natural habitat. Most of the goals, policies and regulations of this Plan and this chapter have the intention and the effect of limiting and controlling the amount of development with the Rural/Conservation Area, and ensuring that such limited development is organized, planned and designed to reduce to the practical minimum its physical, visual and environmental impacts on the natural and rural open space character of this unique foothill environment. However, the standards of this chapter are focused on conserving the areas rural character, allowing open space uses including fuel modification buffer areas, agriculture and resource extraction, which although generally consistent with a rural visual character are not consistent with conservation of natural habitat. The policies and programs of Chapters 3 and 7 do provide strong regulatory and economic incentives for habitat conservation. Any new development within the sensitive lands of the Rural/ Conservation Area creates direct impacts to the lands and direct and indirect impacts to the surrounding area. In rural lands such as the Rural/Conservation Area, these impacts can have significant ramifications for the region’s resources and, therefore, any new development within these lands must be carefully and systematically planned and designed. The Etiwanda Heights Neighborhood & Conservation Plan provides the policy framework and direction – in the form of development standards and guidelines – as to how any new development can best be located, configured, and designed within this delicate landscape, so as to fit in gracefully and complement the existing and historic rural context, rather than damaging or fundamentally altering it. These rural lands also tend to present the greatest risk of wildfires in the region, and as such, human safety and defensibility – both within the rural area and in adjoining urban neighborhoods and National Forest – is a central consideration in planning and designing any and all new development. Goals & Principles The top goal of the Etiwanda Heights Neighborhood & Conservation Plan is as follows: Goal #1: To permanently conserve and manage as rural open space the largest feasible portion of the Rural/Conservation Area (See Chapter 3 for goals, policies and programs encouraging that as much of the rural open space as feasible takes the form of habitat conservation). To accommodate pre-existing development rights while prioritizing open space conservation, the following additional goal is intended to guide any potential development in the Rural/Conservation Area. Goal #2: To ensure that all development and uses within the Rural/Conservation Area are aesthetically compatible with the rural foothill character and landscape. The following principles for all development and uses shall be used in the analysis of all proposals within the Rural/ Conservation Area: 1. Natural landforms should guide site design, integrating any buildings with the natural sloping terrain. Buildings should conform themselves to the natural terrain rather than grading large flat building pads onto which “flatland buildings” may be places. Where some grading is necessary it should be contour grading (terracing) with small, incremental steps that blend subtly with the natural landforms. 2. All building siting, configuration, massing, materials, colors, and textures should be designed to harmonize with the surrounding environment, and in such a way that the impact to the natural viewshed (as perceived both by those in the foothills below, and on those on roads and trails within the Rural/Conservation Area) is minimized. 3. Groups of structures should be sited as compactly as practical within parcels, consolidating buildings and associated yard areas and active human use areas within compact footprints surrounded by large, interconnected areas of rural open space. 4. Architectural design, including structure, building methods, materials, form, and ornamentation, should relate to the historic rural traditions of Rancho Cucamonga and surrounding communities. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 258 DRAFT A larger cluster of Homesites within an expansive area of open space A couple of home sites clustered on a hilltop sharing an access road Rural Homesite with dedicated grazing land Rural Homesite with dedicated agriculture and animal husbandry Homesites surrounded by conserved rural open spaceClusters of Homesites make up a small percentage of the landscape 259 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT – a site survey, environmental constraints base map, and accompanying technical reports shall be prepared and submitted as part of any development permit application. The survey, constraints map and reports shall include a boundary and topographic survey prepared by a licensed civil engineer or surveyor, and maps and reports describing all on-site drainage courses, biological resources, archaeological resources, structures, geological features and fault zones, and other on-site conditions that might inform or constrain the project plan and design (see Figure 5.9.2(B)). 5. Determine Location of Homesites. Based on the site survey and constraints mapping, identify preferred locations for Homesites, clusters of Homesites, required fuel modification buffer areas, Legal Lot boundaries, and access roads (see Figures 5.9.2(C) and (F)). a. Homesites may be up to 1/2 acre in area maximum. b. Fuel modification buffer areas and access roads shall be as required by the Fire Marshall and Public Works Director. c. Lots must be a minimum area of 1-acre. d. Based on topographic and environmental constraints, it may prove impossible to fit the maximum number of Homesites and lots (as calculated in step 2) on the Project Site, and thus the total number of Homesites will necessarily be less than the number allowed by Sub-zone regulation density and open space calculations. e. Lots may be expanded to include the entire fuel modification buffer area associated with the corresponding Homesite. f. Lots may be further expanded so as to collectively include the remainder of the Project Site, including all open space easement areas. 6. Record open space easement. A map and agreement shall be prepared and recorded for the designated open space easement, which specifies all intended uses, whether development, agriculture, equestrian, enhanced nature, etc. Fee title to this easement may be held by individual homeowners, a Home Owners Association, the Land Manager, or combination thereof. 7. Transfer of Development Rights. As an alternative to preparing such a development plan to realize the value of a property within the Rural/Conservation Area, the owner may sell the development rights to the Master Developer/Builder, the Neighborhood Area Developer/ Builder, or the TDR Authority (see Chapter 7.4). 5.9.2 How to Use these Standards The process of using these standards to determine developable area and land to be preserved within the Rural/ Conservation Area is as follows. Refer to Figure 5.9.2. 1. Identify Project Site and Applicable Rural Sub- zones. Identify the proposed Project Site – which may be all or a portion of an existing parcel, or may include multiple existing parcels – and then identify which portions and acreages of the Project Site fall within each of the several Rural Regulating Sub-zones. Refer to the Regulating Plan (Figure 5.9.3B) to determine which Sub- zone designation (or multiple Sub-zone designations) are present within the Project Site (see Figure 5.9.2(A)). 2. Calculate Potentially Allowable Dwelling Units. The number of dwelling units that may potentially be developed within the Project Site is based on the maximum density ratio(s) for each of the applicable Sub-zone(s). Calculate the acreage of each Sub-zone within the Project Site, and divide that acreage by the maximum allowable density for that Sub-zone (measured in acres per dwelling, see Table 5.9.3A) to calculate the maximum potential number of dwellings within that Sub-zone portion of the Project Site. The sum of the maximum dwelling counts for each Sub- zone area will be the maximum number of dwellings allowable within the entire Project Site. Please note that the Hillside Development Ordinance (see Chapter 7.7 of this Plan, and 17.16.140 and 17.52 of the Rancho Cucamonga Municipal Code) is also applicable to properties within the Rural/Conservation Area. Accordingly, the calculation of the maximum potentially allowable number of dwelling units within any parcel must take the slope/density regulations of that ordinance into account. 3. Calculate Required Open Space Area. See Table 5.9.5. In parallel fashion to the calculation of the maximum potential dwelling units within the Project Site, the minimum required rural open space area within the Project Site is calculated by identifying the minimum rural open space acreage for each Sub-zone portion of the Project Site, and the sum of those is the minimum required rural open space area within the Project Site. 4. Map Environmental Constraints. To inform the project site plan and design – and to ensure that the allowable dwelling units and required open space acreage calculated in the two previous steps are optimally located and configured on the Project Site CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 260 DRAFT Determine location of clusters, including Homesites, Legal Lot boundaries, and fuel modification buffer areas. Calculate maximum potential dwelling units and minimum required rural open space based on Sub-zones. Map environmental constraints. Map and record all open space areas outside Homesites as “open space easement(s)”. Legal lots may subdivide the required open space and include those areas as part of the Legal Lots, which must be at least 1 acre but may be much larger. Designate and map areas of permitted “non-Homesite uses” within open space easement. Uses other than “habitat conservation” will reduce conservation value. FIG. 5.9.2 PLANNING AND MAPPING PROJECT SITES AA BB CC DD EE FF Fuel Modification boundary Legal lot boundaries Homesites Project Site boundary 261 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.9.3 Rural Zone and Sub-Zones A. Rural Regulating Zone The entire Rural/Conservation Area is designated with the Rural Regulating Zone (Figure 5.9.3A), which is applied to the environmentally sensitive area along the foothills of the San Gabriel Mountains and adjoining the San Bernardino National Forest, and is subdivided into four sub-zones. In response to which and in keeping with the vision for the Etiwanda Heights Neighborhood & Conservation Plan, the entire Rural Zone is subject to strict standards that require any new development to be very low in density and rural in character. All structures and uses within these Sub-zones are subject to the processes, standards, guidelines, and entitlements specified in this chapter. The four Regulating Sub-zones are based on the existing Rancho Cucamonga General Plan designations, regulating the maximum number of potential dwelling units within a parcel or Project Site, standards for clustering dwellings and minimizing infrastructure, standards for minimum acreages of rural open space conservation (Table 5.9.5) and procedures for organizing that open space for unified and permanent management, as described in Chapter 3. B. Rural Regulating Sub-zones 1. Hillside (R-H). The Hillside designation is established to limit development, grading and erosion, to protect the unique character and resources of natural and rural open space, protect against wildland fire, fault, and flooding hazards, and protect natural resources such as water, plant, and animal life. Limited development is permitted in this Sub-zone, which is applied to some of the flatter areas within the sloping foothill terrain, with a maximum residential density of 1 unit per two acres. 2. Open Space (R-OS). The Open Space designation is established to limit development in steeper terrain and areas of high fire, geologic, seismic, or flood hazards through restriction of intensive uses, and to promote the retention and preservation of rural open spaces that protect natural features. Very limited development is permitted in this sub- zone, with a maximum residential density of 1 unit for every ten acres. Rural (R) 3. Conservation (R-C). This designation is established to prohibit development in particularly environmentally sensitive areas such as Riversidian Alluvial Fan Sage Scrub (AFSS) habitat, which will be managed to preserve and protect natural resources. This area has high scenic values and steep terrain, allowing limited or no infrastructure facilities and limited access. Parcels within this sub-zone are owned and managed by a variety of public and private non-profit entities to maximize preservation of open space, watershed and wildlife habitat areas. This land is to be maintained as habitat in perpetuity. Development of structures within the Conservation designation is limited to publicly owned facilities designed to blend into the natural landscape and intended to support pubic education and interpretation of natural habitats and resources. 4. Flood Control / Utility Corridor (R-FC/UC). This sub-zone identifies lands used for flood control purposes and to support public utilities. Much of this area is owned by or within recorded easements under the management of either the San Bernardino County Flood Control District or public utilities, though some property is privately held. Some privately-held property is within floodway hazard zones, where no development is permitted, though some agricultural uses including very limited agricultural support structures may be allowed. Development of habitable structures is not permitted within this sub-zone. FIG. 5.9.3A REGULATING PLAN - RURAL ZONE CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 262 DRAFT FIG. 5.9.3B REGULATING PLAN - REGULATING SUB-ZONES Hillside (R-H) Open Space (R-OS) Conservation (R-C) Open Space/Proposed Preserve (R-OS) Flood Control/Utility Corridor (R-FC/UC) TABLE 5.9.3A ALLOWED DENSITY PER REGULATING SUB-ZONE Rural Regulating Sub-zone Hillside Open Space Conservation Flood Control / Utility Corridor Maximum Density1 1 DU/2 Acres2 1 DU/10 Acres2 0 0 TABLE 5.9.3B ALLOWED UNITS PER RURAL SUB-AREA Sub-areas 10 11 12 13 Allowed units 0 18 0 82 Notes 1 If a Project Site contains multiple regulating Sub-zone designations, the maximum number of dwelling units per area of each Sub-zone shall be calculated with the respective Sub-zone density ratio, and then those calculated maximum dwelling unit numbers shall be added to produce the total maximum number of dwelling units allowed in Project Site as a whole. 2 Applicable to Legal Lots of at least 2 acres in R-H, and to Legal Lots of at least 10 acres in R-OS. Existing Legal lots smaller than these thresholds in their respective sub-zones may be permitted to construct a maximum of one dwelling unit, subject to all other development standards, provided that the lot has been in single ownership separate from any abutting lot on the effective date of the ordinance that made it substandard. No dwelling unit may be permitted on any lot created after the adoption of this Plan that is smaller than the above thresholds. 263 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT C. Environmental Review Before permits or entitlements may be issued for any development or new use, all applicable topographic, geological, hydrological, biological, and archaeological resources studies and mapping shall be submitted to and reviewed and approved by the Planning Department, together with all other items required by the relative application(s). D. Required Finding Prior to approval of any Design Review, Conditional Use Permit, or building permit, the Planning Department shall make the following finding: The proposed project is consistent with the Goals, Principles and Regulations of the Rural Regulating Zone. E. Specific to Homes The number, location and configuration of new residential uses are controlled by Sub-zones (Table 5.9.3A) and Sub-area (Table 5.9.3B). The maximum number of dwelling units that may be permitted in each Sub-zone is identified in Table 5.9.3A. See Table 5.9.4 for additional standards. Nothing in this Chapter should be understood to preclude off-grid living systems, provided that all fire safety provisions are met to the satisfaction of the Fire Marshal. 1. Site Organization / Massing. Homesite may not exceed a half acre (21,780 square feet). a. When more than one home is proposed on an existing parcel (or combined from multiple parcels in a cooperative development arrangement) the homes must be clustered. b. Each home may have up to 2 Secondary Buildings. Property owners that wish to have Secondary Buildings and uses should seek out large sites outside avoided areas. 2. Access and Parking. Access must be shared to the extent feasible. Port cochères and circular drives are permitted. Circular drives require a minimum 45-foot front setback. F. Specific to Assembly Uses Properties that are developed and/or used primarily for assembly uses are subject to Design Review and require a Conditional Use Permit. They are not subject to Table 5.9.4. 1. Overall height may not exceed 50’. 2. Structures must be clustered into a campus-like environment that is as compact as possible. A. Lighting All exterior lighting shall be designed so that all site and building-mounted luminaires produce a maximum initial illuminance value no greater than 0.01 horizontal and vertical footcandles (0.1 horizontal and vertical lux) at the boundary of the Homesite and beyond. Document that 0% of the total initial designed fixture lumens (sum total of all fixtures on site) are emitted at an angle of 90 degrees or higher from nadir (straight down). Street light fixtures shall be limited to intersections and shall be International Dark-Sky Association (IDA) approved Dark Sky Friendly Fixtures. B. Universal Standards 1. No structure shall be permitted on a parcel with an average slope equal to or greater than 30%. 2. No structure may be built within 50 feet of any Quaternary fault on any current map prepared by the U.S. Department of the Interior Geological Survey (USGS). 3. No structure may be built within 50 feet of any Blue Line Stream on any current map prepared by the U.S. Department of the Interior Geological Survey (USGS), or contains significant riparian or streambed environs. 4. No structure may be built within a regulatory floodway on any current map prepared by the Federal Emergency Management Agency (FEMA). 5. No structure may be built within any area which will be subject to inundation during a 100-year storm after development has occurred. 6. No structure may be built on land which is in a geologic hazard zone, as defined in the public health and safety chapter of the general plan of the City, and for which no feasible mitigation measures are proposed. 7. The water resources and all necessary services shall be adequate to serve the proposed development, including residential uses, as well as existing and proposed agricultural operations on the subject site and in the site vicinity. 8. New or expanded buildings require Design Review, and are subject to the Hillside Development Ordinance where applicable (see Chapter 7.7, and 17.16.140 and 17.52 of the Rancho Cucamonga Municipal Code). 5.9.4 Standards for Structures and Uses CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 264 DRAFT LOT AREA1 MIN.MAX. Lot Size 1 acre Width 150’ - Depth 150’ - BUILDING SETBACKS (MEASURED FROM HOMESITE EDGE) Primary Building Front 40’ Side 40’ Rear 40’- Secondary Building(s) Front Behind Primary Building Side 20’- Rear 20’- BUILDING HEIGHT MIN.MAX To eave of pitched roof -24’ To top of parapet of flat roof -24’ Total Building Height -36’ Ground floor above grade at setback -3’ Ground Floor Story 10’- BUILDING ORGANIZATION MIN. Distance between buildings 20’ BUILDING MASSING MIN.MAX. Primary Mass Width 50’ Depth 35’ Wing Width 30’ Depth (Front Wing)20’ Depth (Rear Wing)Up to Rear Setback Depth (Side Wing)< Depth of Primary Mass PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3)Permitted Small Front Yard (Chapter 5.5.4)- Shopfront (Chapter 5.5.5)- TABLE 5.9.4 BUILDING STANDARDS Homesites Shared Fuel Modification Zone Remainder of Open Space Lot Lines Key FIG. 5.9.4 CLUSTERED DEVELOPMENT Figure 5.9.4 illustrates a simplified example of a cluster of four homes. By situating them together, a shared access road (see Chapter 5.9.6) and shared fuel modification zone minimize impact to the environment. The Homesite is the area where primary development occurs, while the required open space occurs in the remainder of the lot(s). The open space includes the fuel modification zone, and may include very low-intensity agricultural and equestrian uses and associated accessory structures. Notes 1 Applicable only to new lots created through this permit process. 265 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.9.5 Open Space Standards These Open Space Standards are focused specifically on conserving the unique rural open space character of the Rural/Conservation Area. These goals, principles, standards and guidelines are parallel to – but not identical to – those of Chapter 3, which are focused on conserving the biological and hydrological processes and values of the natural habitats of the Rural/Conservation Area. Every reasonable effort must be made to avoid impacts to the rural open spaces of the Rural/Conservation Area. Compliance with this requirement will largely be achieved through the process of mapping required open space areas in relation to environmental constraints mapping, the procedures of Chapter 5.9.2, and in accordance with Table 5.9.5. Existing Legal Lots smaller than 2.5 acres in R-H, or smaller than 10 acres in R-OS may deviate from the open space standards of this table. This allowance does not exempt such lots from the maximum Homesite and minimum lot size standards of Chapter 5.9.4.E or any other applicable standards. All land outside the Homesite and its use(s) shall be recorded in open space easement documents. This Plan encourages property owners to go beyond the minimum open space requirements of Table 5.9.5. Property owners should achieve the maximum amount of open space possible when locating allowed Homesites. Site disturbance shall be minimized by clustering, road location along contours, and building site selection. A. Homesite Location Rural Open Space outside designated Homesites within all new Development Project Sites will be preserved by easements and will contribute to the region’s open space network. The same six core principles (see Chapter 3.4 - Conservation Goals and Priorities) which are intended to conserve the natural habitat of the Rural/Conservation Area to the greatest extent feasible are also intended to ensure the conservation of the Rural Open Space character of the Area. 1. Conserve the largest blocks possible of unfragmented and interconnected open space. The Rural Open Space easement for a Project Site should include the largest areas or concentrations of environmental resources on that site. An attempt should be made to maximize the amount of environmental resources contained within one single open space area. 2. Avoid creating slivers of open space or fingers of open space that extend in and around development; provide the lowest amount of interface between open space and development (maximize the surface-area-to-perimeter ratio). Small strips or areas of Rural Open Space should be avoided. Homesites and clusters of Homesites should be sited so as to leave the largest, best connected feasible areas of Rural Open Space between them. 3. Maximize connectivity between newly defined Rural Open Space Easements within Project Sites and existing open spaces on adjoining properties. Connective open spaces are a defining characteristic of rural environments and are conducive to wildlife movement and native habitat development. Whenever feasible, open space areas should be linked to neighboring open space areas. Avoid creating isolated open space areas. 4. Maintain natural and rural patterns and variations within the landscape such as multiple habitat types, varied topography, agriculture, etc. Open space areas which are fragmented or isolated disrupt the natural development of habitat TABLE 5.9.5 MINIMUM REQUIRED RURAL OPEN SPACE Designation Minimum Percent of Area to be Avoided Hillside (R-H)80 Open Space (R-OS)95 Conservation (R-C)1001 Flood Control/Utility Corridor (R-FC/UC) 1002 Notes 1 Trails not included. 2 Flood Control and Public Utility Infrastructure not included, and trails not included. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 266 DRAFT and should be avoided. To the greatest extent possible, the rural character of the site should be maintained. 5. Preserve particularly unique and/or sensitive resources in the core of open space areas or ensure that they are sufficiently buffered to achieve the same practical effect. To the maximum extent possible, a site’s most unique or sensitive resources should be located farthest from areas intended for development. In situations where this is not feasible, buffering should be provided to ensure the resources are not impacted. Sensitive resources located along a development’s perimeter should be buffered from adjacent developments and public roads. 6. Rural Open Space shall be conserved and designated with a recorded Open Space easement equal to or greater than the percentages indicated in Table 5.9.5. The conserved Rural Open Space lands shall be protected with an easement dedicated to the Etiwanda Heights Neighborhood & Conservation Plan Conservation Area Land Manager, City of Rancho Cucamonga, or a qualified conservation entity approved by the Director. Land used for mitigation for project impacts may be used to satisfy the requirements of Table 5.9.5. The required open space shall be maintained as open space in perpetuity, except where a need to vacate is required for public health, safety or welfare. B. Open Space Structures and Uses The following uses may be allowed within designated Rural Open spaces, whether the open space is designated as such in compliance with Table 5.9.5 on a developed property or not: passive recreation, trails for non-motorized uses, native landscaping, resource preservation, project mitigation and buffers (including fuel modification buffers), historic, archaeological, or wildlife habitat preservation/mitigation, agriculture, wells, water storage or recharge, utilities, pump stations, leach field or spray disposal area, or infrastructure and access roads necessary for any of these uses. Leach fields and brush clearing may be allowed in R-H and R-OS Sub-zones, only within the Homesite and required fuel modification area. All intended uses in the open space area shall be specified in the open space or conservation easement document. Non-habitable structures in conjunction with such open space uses may also be permitted, and must meet the following standards: 1. On a lot that is not developed with habitable structure(s), no more than 3% of the lot area may be occupied by non-habitable structures. On a lot developed with habitable structure(s), no more than 3% of the designated open space may be occupied by structures. 2. No structure may exceed 4,000 square feet in floor area nor 25 feet in height. 3. Structures shall be designed as rural in character. a. Architectural design, including structure, building methods, materials, form, and ornamentation, should be consistent with traditional and historic rural structures in the Rancho Cucamonga area. b. Recommended materials and design elements include synthetic “wood” siding or masonry, and shingle or galvanized-metal roofs. Synthetic materials faithfully that faithfully replicate the appearance of wood but provide high fire resistance and superior durability are recommended. c. Greenhouses, cold frames or other structures intended for enclosed crop cultivation are prohibited. C. Fuel Modification Zones. Homes and other habitable structures require areas where the vegetation can be managed to reduce fire risk (fuel modification zones). These areas typically extend 200 - 250 feet from the structure(s) – or as required by the Fire Marshall – and must be clear of flammable vegetation to the satisfaction of the Fire Marshal. Defensibility is also improved by locating home sites closer together (eliminating open space/ fuel loads between homes), and setting homes back from slopes or other areas of increased fire intensity. Applicants are responsible for the preparation of a fire protection plan, which will be reviewed for consistency with the provisions of the Fire District’s Standard 49- 1, and the Master Fire Protection plan of the Etiwanda Heights Neighborhood & Conservation Plan. 267 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Intended character A. Intent Within the Rural/Conservation Area the priority for any construction is that it impact the natural terrain, landscape and habitat as little as possible. Accordingly, roads providing necessary vehicular access to private properties – for everyday access and for emergency response – should be as few and as narrow as practical, and should meet the standards of this section. Roads that are necessary for emergency access by fire and law enforcement officials must meet applicable criteria of those agencies. In general, while they must provide all-weather surfaces for safe vehicular access, they are not required to be paved with asphalt, unless required by Cal Fire or the Fire District. AA BB CCCC DDDD 5.9.6 Rural/Conservation Area Road Standards Design Standards 1. Public Right-of-Way R.O.W.50’ 2. Roadway AA Pavement 20’ BB Travel lanes 2 (1 each way); 10' lane width 3. Public Frontages CC Gravel shoulder 5’ DD Bioswale 4’ min. FIG 5.9.6 RURAL/CONSERVATION AREA ROAD CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 268 DRAFT B. Standards 1. Development shall minimize, to the maximum extent feasible, the need for construction of new roads by clustering new development close to existing roads. 2. Determine road alignments and any potential trails in conformance with the topography so to minimize grading, avoid large trees and wildlife habitats. 3. Avoid placement of roads, trails or structures on any environmentally sensitive habitat areas. 4. Development of roads that alter any existing drainage shall do so as little as practical, allowing natural flows to pass under bridges or through culverts. 5. Impact of roadways shall be minimized by following natural contours or using grade separations. 6. Grading shall be minimized, with no cuts or fills over 2 feet unless the City Engineer determines that greater depths are necessary for public safety 7. Ownership and maintenance of roads - Unless otherwise required by the City, all interior roads and utilities shall be privately-owned and maintained and the applicant shall demonstrate through conditions, covenants, and restrictions or other means that the project residents shall maintain all private roads and utilities. 8. Access to off-site roads shall be controlled, with parcels having access from interior roads wherever feasible. Part V:Design Guidelines 269 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.10 Architectural & Landscape Guidelines 5.10.1 Introduction Rancho Cucamonga is distinguished from many other Inland Empire communities by its attention to the quality of new development and its progressive planning policies. Community design plays a critical role in making high quality, unique neighborhoods that promote healthy, active, outdoor lifestyles, reduce motorized travel demand to improve the quality of life and environment, and sustain strong home values. For Etiwanda Heights, the community has unique architectural and landscape designs that reflect of the heritage of Etiwanda and Alta Loma as a high priority. Accordingly, the design guidelines of this section are aimed at achieving those outcomes. They provide direction for the design of buildings, appurtenances and site elements within the Plan area and will provide the basis for discretionary review of all applications for construction in the Plan area. Photographs and diagrams provided in this section illustrate recommended options for the massing, architecture, public realm improvements, and landscape within the subject area. A. Building Traditions The architectural character of early Etiwanda was characterized by beautiful, single-family homes along Etiwanda Avenue. The Avenue and front yards of homes were defined by river cobble curbs and very large shade trees. These Guidelines do not require that new homes in Etiwanda Heights adopt specific architectural styles, but do suggest styles that are found in old Etiwanda and provide guidelines that should be followed if these styles are proposed. B. Landscape Traditions Perhaps Rancho Cucamonga’s most striking physical design attribute is its landscape. Paired with the natural beauty of its foothills, with a range of native plant types is a heritage of tree-lined streets and large sycamores, oaks and eucalyptus defining the streets and open spaces of Etiwanda and the later foothill neighborhoods. The Plan seeks to take those landscapes to an entirely new level, bringing a large swath of naturalistic, dry climate greenway through the center of Etiwanda Heights, connecting its neighborhoods to conserved and rural open space in the foothills above. Etiwanda Heights’ streetscapes and neighborhood open spaces thread together with a network of naturalistic, rocky Bioswale stormwater system along all streets and through parks, connecting to the Camino de las Alturas. Parks and play area landscapes feature boulders and wooden elements that emphasize the natural and rural character of Etiwanda, Alta Loma and the rural foothill environment. Landscape materials are selected to contribute to this design character, for their thrifty use of scarce water resources, and their fire resistance. Maintained turf is part of this palette, but generally reserved for active Plan areas, with compositions of native and adaptive plant materials and pervious hardscapes characterizing most public and private groundscapes. 1883 Chaffey Isle House 1890 Demens Tolstoy House, with mountain view in back CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 270 DRAFT 5.10 Architectural & Landscape Guidelines In recent years, with the prospect of more stringent water resources and warmer temperatures, many communities have moved towards emphasizing drought-tolerant plants and landscapes. C. Section Structure 1. Architectural Styles (5.10.2-7). This section identifies and describes the encouraged vernacular styles of Rancho Cucamonga. 2. Form and Architectural Detail (5.10.8). This section provides design guidance on architectural features. 3. Architectural Abberations (5.10.9). This section itemizes common architectural pitfalls. 4. Landscape Guidelines (5.10.10). This section provides general guidelines for landscape design, as well as specific guiding principals for public realm, Public Open Space, and private open space landscape and design. 5. Street and Open Space Lighting and Furnishings (5.10.11). This section provides general guidelines for lighting and furnishing designs and choices when within the public realm. D. Relationship to Development Standards These Guidelines elaborate on the massing and relative locations of buildings and site elements on project sites, focusing on the relationship of the building to the project site, the block and the neighborhood. They define the recommended range of design and performance possibilities in order to achieve a degree of authenticity and cohesion for the physical character and quality of the area. Applying these guidelines to the standards for each allowed Building Type (Chapter 5.4) and Public Open Space Type (Chapter 5.8) the skilled designer will be able to design a wide range of buildings and spaces, for a range of uses, neighborhood types and construction budgets. 1947 Thomas Winery Etiwanda Heights Historic Home 271 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT 5.10.2 Architectural Styles of Rancho Cucamonga A. Definition of Style Within the Architectural Guidelines, the word "style" is used to denote the overall character of a building brought about through the combination of massing, ornament, and materials. A truly authentic building within a style is one that uses all of these elements appropriately in conjunction with one another. These principles can be applied to both Residential and other building types. Buildings should maintain consistency of style, and should not mix and combine different elements of different styles. "Traditional buildings" as referred to within the document are those that combine traditional massing with traditional ornament and materials. "Modern buildings" are those that incorporate either modern details, modern massing, or both. For example, a Ranch building is considered modern because, although the windows and doors are often traditional, the monolithic roofs and sprawling horizontal Façades are considered modern massing elements. Buildings with traditional window sizes and spacing can still be considered modern if the windows are articulated with modern materials such as steel, or built into walls made of modern materials. Many of the hallmark Mid-Century buildings are the product of pairing modern materials with modern massing. To design within a style is not to directly mimic a previous building or group of buildings brick by brick, but rather to build on trends and traditions attributed to a style. Styles themselves are living traditions with great flexibility, and sometimes are not precisely delineated in the built environment. B. Local Building Tradition The following pages are intended to illustrate designs characteristic of Rancho Cucamonga variants of five broad American Styles. These illustrations convey the level of detail that is to be provided in the architecture of the buildings, but certainly do not include all possible variations. Southern California has a rich tradition of being habitat for both subtle traditional styles and avant-garde modern styles. Although many of these styles are ubiquitous in California, local communities have adopted variations of styles that are specifically tailored to local climate, geography, and lifestyle. Desert heat has, over the years, resulted in Spanish Revival buildings with more intimate shaded courts and heavily shaded balconies. Ranch and Mid-Century buildings incorporate deep shade recesses and low, moderately-overhanging roof forms. Roof forms are often a good indicator of a building's style because they reveal which structural system is being utilized. Steel systems allow modern buildings to incorporate innovative monopitch roof forms, and, traditionally, heavy timber and masonry encouraged shallow-pitched roofs with relatively short spans in Spanish Revival buildings. Town-Scale Downtown Streets Crafstman House CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 272 DRAFT MASSING Traditional Modern ST Y L E Tr a d i t i o n a l Mo d e r n Massing and style combinations for Residential Types FIG. 5.10.2 RELATION OF STYLE AND MASSING Spanish Revival Style Home Spanish Revival Town Center Ranch Style Home Simple Spanish Revival Hillside Home Mid-Century Style Home 273 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Spanish Revival buildings often share intimate shaded courts such as these. Description The Spanish Revival Style is a hallmark California architectural language with many different variations and configurations. The early Spanish missions founded established throughout the state helped to inspire the first wave of residential and commercial structures in the style, while the 1915 Panama-California Exposition helped to introduce certain Baroque elements and more Spanish elaborations to the style. The resulting style is one that is fundamentally simple, with small occurrences of architectural flourishes such as wrought iron railings and decorative tiles. The style is particularly well suited to desert climates because of the heavy use of white plaster walls that help reduce heat gain, along with covered porches and balconies to provide shaded outdoor spaces. B D E A F 5.10.3 Spanish Revival CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 274 DRAFT Defining Characteristics Low-pitched hip or gable roof with eaves facing the street and terra cotta tile Low overhang eaves with exposed rafter tails Wall surface that extends into gable without break Smooth plaster stucco wall finish Simple stucco or tile decorative vents in gables Wood or metal balconies that are either roofed or open Decorative chimney tops, especially using terra cotta tiles Along retail building frontages, simple arcades and galleries are often present b EH B B C C D E E G H B C D E F G H A A A A G F 275 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A contemporary Craftsman style entry porch with masonry and heavy-timber construction, and welcoming lighting. Description The Craftsman Style represents an independent western movement in American architecture. Its guiding force was the English Arts and Crafts movement, which favored the beauty and honesty of traditional hand- craftsmanship and natural materials. The style was adapted for countless small houses and bungalows from the 1900s to the 1940s with of the best examples of this style built in Oxnard. Since that time, the Craftsman Style has evolved to include various interpretations adapting it to multifamily and mixed-use prototypes. Typically, Craftsman forms are one-and-a-half, and up to two-and a half-story homes, with detailed eaves and a wide overhanging roof, surrounded by deep porches, and simple interior with built-in cupboards and cozy inglenooks. 5.10.4 Craftsman CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 276 DRAFT B C D E F G A Defining Characteristics Low, horizontal proportions, characterized by low-pitched gable roofs, horizontal materials Deep, broad porches that are integral to the overall building form Wide, projecting eaves with exposed rafter tails, supporting beams or braces, and timber-frame decoration in gable ends Ganged windows and doors, vertical in proportion and trimmed with wood An emphasis on natural materials, particularly wood, brick and stucco utilizing a three-step process, often with natural stone foundations and Piers Broad windows and doors Porches with distinctive Pier columns combinations B C D E F G A 277 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A low, wide main entry recessed under the main roof form of the house Description A style with roots back to the post-WWII era, the Ranch style is the result of the modern revolution in manufacturing domestic house products. Along with manufactured windows and doors, the style includes roof forms easy to construct from widely produced trusses and other components. Although the style is now ubiquitous throughout the country, neighborhoods in Southern California have adapted the style to the local context, making it a part of the local vernacular. The Ranch style borrows certain elements from the Mid-Century modern style, such as the use of uninterrupted masonry walls, but also includes its own characteristics such as L-shaped plans. This style is only applied to single-family detached house types. B C G A DF A C 5.10.5 Ranch CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 278 DRAFT Defining Characteristics Primary Mass built low to the ground on a wide lot, usually 1-story Moderate to wide roof overhang with simple wood or stucco soffits Large, simple low-pitch roof without Dormers or other architectural projections Main entry off-center along Façade, usually recessed under the main roof of the house Asymmetrical Façade, with garage attached to the main Façade Large picture window along main Façade, with multiple glass doors along the rear Façade Uninterrupted, broad pieces of the Façade composition, clad in masonry, stucco, or wood B B B C C C D EG B C D E F G A A 279 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Gable end windows are characteristic of Mid-Century Modern residential homes. Description The Mid-Century Modern style is widely recognized as a quintessential Southern California Desert architectural language. A mixture of Japanese and West Coast post- and-beam buildings with the Contemporary style propagated by Mies Van der Rohe and Walter Gropius, mid-century architecture strives to create an efficient house form with certain custom crafted elements. In California specifically, Mid-Century homes, such as those widely built by Joseph Eichler, tend to be spread over the majority of the lots they are on, and incorporate outdoor spaces such as courtyards into the Primary Mass of the building. Local desert stones are often incorporated into walls along the front Façade, and clerestory windows allow for well lit interiors. B C B A 5.10.6 Mid-Century Modern CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 280 DRAFT Defining Characteristics Broad expanses of uninterrupted brick, concrete block, stone wall, or wood surfaces along front Façade Low-pitched broad gable (sometimes flat, mono- pitch, or butterfly) roof with windows occurring in the gable ends Widely overhanging eaves with wood or metal roof beams exposed Open-air Carport attached to main of house Front entry often recessed or obscured Prominent masonry chimney along front Façade Decorative concrete block Garden walls and screens B B C D DE E F G B C D E F G A A A A E 281 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A Contemporary house on a small lot. Description The Contemporary style is one that emphasizes mass and form over the application of ornament and details. A direct result of the Bauhaus movement, the Contemporary style now includes many different variations of house designs that all share the same general principles. Most contemporary houses use large amounts of glazing with industrial materials such as metal sidings and posts. Locally, the Contemporary style has used glass Façade portions to capitalize on panoramic landscape views. Large overhanging mass forms often create large shaded porch and balcony areas. B E E F F G A 5.10.7 Contemporary CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 282 DRAFT Defining Characteristics Little to no decorative detailing at doors and windows Smooth, unornamented wall surface, often incorporating metals and/or industrial materials Asymmetrical Façade, with window patterns that may not be consistent across floors Flat roofs without decorative Parapets or coping at the roof line Heavy use of glass along Façades, often in the form of floor-to-ceiling windows or ribbon windows Front door usually unadorned, and often obscured or recessed Prominent cantilevered sections of house, roof and/or balcony without visible support from main body of the house B B B D D E G B C D E F G A A A C E F 283 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Materials in General Authentic, natural building materials are recommended, including smooth plaster, fine concrete block, brick, stone, tile, wood, terra cotta ties and appropriate metals. Synthetic materials that simulate natural materials may be allowed, when approved in writing by the Director and based upon the findings: 1. That the material faithfully simulates the appearance of the natural material it imitates; 2. That the material has a demonstrated ability to weather gracefully, aging similarly to or better than the natural material it imitates. B. Building Walls 1. Materials. a. Primary Materials. Building walls should be clad smooth plaster or stucco (coarse, heavy lace, and Spanish textures are prohibited). Wood Clapboard is acceptable, including high-quality manufactured wood and desert- climatized alternatives, Dropsiding, board and batten, or fine concrete block, brick, stone, or pre-finished metal panels. Fiber cement siding successfully simulating wood may also be used. b. Chimneys. Exterior chimneys should be finished in brick, concrete block, stone, or stucco. c. Discouraged Wall Materials. Materials to avoid include simulated finishes (such as artificial stone), plywood siding, low-quality vinyl siding, EIFS (Exterior Insulation & Finish System) on exposed ground level location and split face block. d. Reflective Materials. Reflective materials should only be used if they are applied to small areas and do not cause a visual nuisance to automobile traffic, pedestrians, and neighboring buildings. e. Organic Materials. Green wall installations planted with sedums may be used where appropriate. 5.10.8 Form & Architectural Detail 2. Configurations. f. General. Walls may either be designed as traditional Façades of one major simple material with punched window openings or modern exposed structural with panelized windows. g. Multiple Materials. On traditional buildings, multiple wall materials combined on a single Façade should be should be stacked, with lighter materials above those that are more substantial. On modern buildings, materials should be mixed in a manner suitable for the architectural character of the building. h. Cantilevers. Cantilevers should be visually supported by visible wood brackets or beams on traditionally styled buildings. Most modern buildings use visible wood or steel beams to visually support cantilever. 3. Methods. i. Brick and Cut Stone Patterns. Brick, concrete block, and cut stone should be laid in true bonding pattern for traditional styles, and may be laid in stack bond for modern styles. j. Mortar Joints. Brick, concrete block, and cut stone mortar joints should be struck. k. Rubble Stone. Rubble stone should be laid in a natural, horizontal direction in horizontal courses with smooth or beaded mortar joints l. Wood Siding. Walls clad in wood or cement fiber board siding should be stained or painted with colors approved through the Precise Plan or building permit approval process. m. Wood Siding Patterns. Clapboard should not exceed 6 inches to the weather. Shingles should not exceed 8 inches to the weather. Dropsiding should not exceed 12 inches and 4 inches, alternately. n. Green Walls. Green wall installations are encouraged on secondary Façades, especially those that are lacking fenestration. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 284 DRAFT AVOID: Stone veneer that does not wrap the corner and exposes the veneer; Stones not laid in horizontal courses. Naturally laid rubble stone on a Mid- Century Façade Mixing Façade materials, in this case plaster and siding, can break down the scale of a building. A Spanish Revival courtyard building with a portion of the second floor cantilevering over the front entry This brick veneer wraps the corner. 285 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT C. Site Walls 1. Materials a. General. All site walls should use materials that complement the architectural character of the adjacent building. b. Primary Materials. Garden walls and retaining walls exposed to public view, should be made of or clad in smooth plaster (with or without decorative tile or terra cotta elements), fine concrete block, brick, stone (which may be mounted in Gabions), or weathering steel compatible with the design of the Primary Building. Fences and trellises should be made of finished wood, steel, or wrought iron. c. Discouraged Wall Materials. Materials to avoid include simulated finishes (such as artificial stone), plywood siding, EIFS (Exterior Insulation & Finish System) and split-face block. d. Reflective Materials. Reflective materials, such as mirrored glass, shiny metal, and chrome, should only be used if they are applied to small areas, and do not cause a nuisance to automobile traffic, pedestrians, and neighboring buildings. e. Organic Materials. Green wall installations planted with Sedums may be used where appropriate. 2. Configurations f. Garden Walls. Garden walls should be no less than 6 inches wide and capped. The cap on walls related to traditional building styles should overlap the wall below – caps for modern buildings need not. Caps can be the same width as the wall when they are the same material as the supporting wall. g. Fences. Wood fences and gates on within Primary and Secondary Setbacks should be made of vertical pickets or lattice with no more than 3-inch gaps in between. Wrought iron fences and gates for traditional styles should be made of true wrought iron, steel bar or tube faithfully simulating true wrought iron, with bars with no less than a 4 inch space between. Wood fences and gates are not recommended on frontages in the Shops & Restaurants Zone. h. Front Yard Wall Height. Fences and Garden walls within Primary and Secondary Setback areas should be between 30 and 36 inches in height. i. Wall Setbacks. Fences built parallel to the Primary Lot Line between the houses or other structures should be set back an additional 2 to 5 feet behind the Façade line of the house, except walls that are an integral part of the architecture of the house. In such case the wall may be flush with the Façade, or set back any dimension from it as deemed appropriate. j. Retaining Walls. Retaining walls within the Primary Setback area – and to the line of the side yard enclosing fence or wall – should be made of or clad in materials as specified in these Guidelines. Retaining walls behind the fence line and substantially obscured from views from the public way may be relieved of this requirement by the Design Committee Review. k. Service Screen Walls. Trash receptacles should be screened from public view by opaque walls or fences meeting the requirements of this Plan. l. Parking Walls. Parking areas should be screened with walls up to 48 inches, where appropriate. 3. Methods m. Brick and Cut Stone Patterns. Brick, concrete block, and cut stone should be laid in true bonding pattern for traditional styles, and may be laid in stack bond for modern styles. n. Mortar Joints. Brick, concrete block, and cut stone mortar joints should be struck. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 286 DRAFT Smooth plaster walls may incorporate decorative tile or terra cotta accents. These walls also have a cap. Green walls with drought tolerant succulents can cool sidewalk areas. From left to right. A contemporary wooden fence; Gabion wall with weathering steel fence; Plaster front yard wall with brick cap; Plaster front yard wall without a cap. Stucco walls with pre-cast concrete caps should reflect the building's character. o. Rubble Stone. Rubble Stone should be laid in a natural, horizontal direction in horizontal courses with smooth or beaded mortar joints p. Wood Siding. Walls clad in wood or cement fiber board siding should be stained or painted with colors approved by the Precise Plan or building permit approval process. q. Wood Siding Patterns. Clapboard should not exceed 6 inches to the weather. Shingles should not exceed 8 inches to the weather. Dropsiding should not exceed 12 inches and 4 inches, alternately. 287 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT D. Building Elements Attached architectural elements and details that provide buildings with a human scale and pedestrian orientation – including lighting fixtures, custom signage, Awnings, hand rails, balconies, and trellises – should be designed to be consistent and compatible throughout the building. 1. Columns, Piers, and Arches. Columns, Piers, and arches should be made of or clad in smooth plaster, stone, Cast stone, concrete block, wood or brick. 2. Porches and Porticos. Porches and porticos should be made of either wood or steel. 3. Porte cochères and Carports. A Porte cochère or Carport should be designed as an integral Wing or element of the building it serves. The detailing and architectural style of Porte cochères and Carports should be consistent with the rest of the building. Porte cochère and Carport columns, posts, and beams should match the columns, posts and beams used at the building’s porch or stoop and should be consistent with the building’s overall palette of materials. 4. Stoops. Stoops should be made of brick, stone, concrete, or wood. 5. Exterior Stairs. Risers and treads should be made of durable materials. 6. Balconies. Balconies should be made of wood, wrought iron, or metal and may be open or covered. Balconies should be at least 5 feet by 5 feet. 7. Railings. On traditional buildings, porch, balcony and other railings should be made of wood, wrought iron, steel bar or tube faithfully simulating true wrought iron. Modern buildings may also use galvanized or painted steel, aluminum, and cable railing components. Vinyl substitutes are not appropriate. 8. Planter Boxes. Permanent attached planter boxes, if provided, should be between 18 to 42 inches tall and never obscure a window opening Boxes should be made of materials compatible with the rest of the building. On traditionally styled buildings, planter boxes should be clad in smooth plaster, decorative tile, stone, or Cast stone. On modern buildings, planter boxes may also be clad in metal (steel, weathering steel) and honed concrete block. 9. Plant Hangers. Plant hangers, hooks, and brackets may be made of wrought iron or metal faithfully simulating wrought iron on traditional buildings. Modern buildings may employ other metals suitable to the building’s character. 10. Awnings. Entry coverings may include canvas Awnings, or projected shed or gabled roofs supported by brackets made of wood, wrought iron or metal. Modern buildings may have metal or glass Awnings supported by tension rods 11. Bay Windows. Bay windows should be made of or clad in materials identical to or compatible with the building’s wall finish and windows. Bay Windows should be a maximum of 8 feet in width and should have a height that is equal to or greater than their width. Bays should be placed a minimum of 3 feet from any building corner or other bay. A bay’s street facing Façade should consist of at least 50% transparent fenestration. 12. Spindles and Balusters. Spindles and balusters on balconies, porches, and decks should not exceed a spacing of 6 inches on center, or as required by the California Building Code, whichever is less. Standard pipe rails, horizontal and vertical, are strongly discouraged except when located out of public view in rear yards or when elegantly detailed as an integral element of a modern building design. 13. Parapet Walls. Parapet walls on traditionally styled buildings, along any street frontage, should be articulated with corbelled patterned brick, projected cornices, or projected roofs. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 288 DRAFT A Spanish Revival porte cochere that is designed to be an integral part of the building A brick building with an articulated Parapet A Spanish Revival mixed-use building with upper floor wrought iron faux-balcony detailing. A second floor balcony covered by a wood trellis 14. Decks and Porches. The undercroft of decks and porches should be enclosed with lattice, vertical pickets, or metal grilles, except in the case of galleries or arcades. The soffits of arcades and galleries should be finished in a manner consistent with the architectural styles, such as, but not limited to stained bead board, stucco, or panelled. No drop- in acoustical tile systems are allowed. 15. Arches. Masonry and stucco arches (square or round) should be no less than 12 inches in depth and piers or columns should be no less than 12-by- 12 inches. 16. Posts. Wood posts should have a minimum Nominal Dimension of 6-by-6 inches and should be articulated 17. Dormers. Dormers should be placed no closer than 3 feet to building sidewalls or another Dormer. Dormers on primary masses of houses typically face the street. Dormers on wings are typically oriented into their own yard to maintain the privacy of their neighbor’s side and rear yards. 289 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT E. Roofs 1. Materials. a. Traditional Buildings. Roofs of traditionally styled buildings primarily clad in stucco should be finished with clay tile, concrete tile faithfully simulating clay tile, slate, or dimensional composite shingles simulating slate roofing. The material chosen should be compatible with the character or selected style of the building. b. Modern Buildings. Roofs of modern buildings should be finished with narrow standing seam metal, membrane roof with natural rock ballast as needed, or dimensional composition shingles. The material chosen should be compatible with the character of the building. c. Organic Materials. Green roofs with planted sedums may be implemented on a wide range of building styles and uses. d. Gutters and Downspouts. Gutters and downspouts should be made of galvanized steel, copper, or pre-finished aluminum. e. Flashing. Sheet metal Parapet and cornice cap flashings should be integral to the overall wall design and painted to match wall or trim color. 2. Configurations. f. Traditional Buildings. Building roofs should be gabled or hipped with eaves along the Primary Façade. Flat roofs should be screened from the street by Parapet walls. Parapets may be faced with a pitched roof. Shed (mono-pitch) roofs should be limited to minor wings and projecting elements, and should have a minimum slope of 2-in-12. g. Modern Buildings. Gabled, hipped, shed (mono-pitch) or butterfly roofs may serve as the primary roof form. h. Roof decks. Roof Decks may be located on a portion or all of a building’s roof, in compliance with the California Building Code (CBC) access and exiting requirements. Roof Decks should be at least 15 feet by 15 feet. Roof Decks should have trellises, landscaping, seating, fountains, or outdoor fireplaces. i. Green Roofs. Green roofs may be located on flat roofed portions of traditionally styled buildings, but may be planted on shed (mono- pitch) and butterfly roofs of modern buildings where appropriate j. Service Equipment. Service equipment and storage areas on roofs should be screened from public view. k. Skylights. Skylights should be flat (non- bubble) and are strongly discouraged from being located in roofs visible from the public right-of-way except when they are an integral architectural element of modern buildings. l. Gutters. Gutters should be half-round or Ogee. Gutters on modern buildings may be rectangular. m. Awnings. Canvas Awnings may cover Shopfronts or balconies, but only in shed configurations. Quarter sphere or quarter cylinder Awnings are strongly discouraged. 3. Methods. n. Overhanging Eaves. Overhanging eaves should have exposed rafter tails at the tip, or should be finished with a profiled cornice or gutter. On traditional buildings, flat stuccoed soffits are highly discouraged. o. Rafters. Exposed rafter tails should have a minimum Nominal Dimension of 3 inches by 4 inches. p. Brackets. Supporting brackets, when provided at eaves, should have a minimal Nominal Dimension of 5 inches. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 290 DRAFT A stucco building with clay tile roof - a flat roof is screened by Parapet walls faced with a pitched roof. Terra cotta porches help to visually separate building elements on Spanish Revival buildings. A simple articulated Parapet screening a flat roof Gabled roof with decorative tile on the gable Façade A Mid-Century building with butterfly roofA Mid-Century building with monoptich roof 291 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT F. Windows 1. Materials a. Primary Materials. Window materials, finishes and configurations should be consistent the architectural style of a given building and neighborhood character. Windows should be made of wood, vinyl -clad wood, aluminum- clad wood or metal. Additionally, windows made of solid PVC and other vinyl alternatives may be permitted during the Precise Plan or building permit approval process. Permissible PVC and vinyl windows should be available in a range of colors appropriate for the applicable architectural styles and should resemble wood windows in detailing and profile thickness so as to make them indistinguishable when seen from public streets, sidewalks and open spaces. b. Glazing. Glazing should be clear glass with no more than ten percent daylight reduction (tinting) and should not be reflective (mirrored). c. Traditional Accessories. Windows on traditionally styled buildings may have the following accessories: shutters of a similar high- quality material as their adjoining windows, sized to match their openings (sized and detailed as if they would cover the window when closed), and opaque canvas Awnings (except quarter sphere and quarter cylinder configuration). d. Modern Accessories. Windows on modern buildings may have metal sunshades, metal or glass Awnings. e. Security Devices. Security grills and bars on the exterior Façades of buildings should be minimized, especially on Façades visible from public streets and sidewalks. 2. Configurations. f. Proportion. Window openings should be vertical or square in proportion on traditionally styled buildings. Windows with horizontal proportions may be appropriate for modern style buildings. g. Shape. Accent windows may additionally be circular, elliptical, octagonal or hexagonal – a maximum of two per Façade is recommended. Modern buildings may employ trapezoidal or circular accent windows where appropriate. h. Fenestration. On traditional Façades, fenestrations are typically around 1/3 of the Façade area. Exceptions include shopfronts, architecturally shaded Curtain walls, sliding or folding glass walls and doors, and other special types that may be desirable in creating indoor/ outdoor spaces. i. Shading Devices. Shading devices include. Horizontal metal Awnings, aluminum sun shades, vertical metal fins or grilles, and decorative metal grillwork panels j. Recesses. Windows should be recessed no less than 2 inches from the building Façade. 3. Methods. k. Window Types. Windows on Façades are generally to be double hung, single hung, or hinged casement. On side or rear elevations not facing a public right-of-way, windows may be horizontal sliders to be located at least 6 feet from the Façade. Horizontal sliders are not recommended on the side street Façades of traditional corner buildings. l. Circular or hexagonal windows. These may additionally be pivoted or hopper configuration. m. Clerestory Windows. May be fixed. n. Storefront Windows. Windows within Storefronts may be fixed. o. Muntins and Mullions. Muntins and mullions should be compatible with the architectural style of the building. On traditional buildings, windows with muntins and mullions should be true divided-light. p. Traditional Buildings. All windows above the first floor should be of a consistent proportion, and generally stacked vertically and with head aligned horizontally. Exceptions to this will be made for Spanish Revival buildings. q. Curtain Walls. Curtain Walls should not be used unless recessed or paired with appropriate shade devices. Curtain wall systems must have a consistent grid with consistent panel proportions across bays. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 292 DRAFT Brackets support a metal window Awning. A Spanish Revival building with Spanish eaves A Spanish Revival building with exposed rafters Security devices such as window grills should be architecturally compatible with the rest of the building. Appropriately sized window accessories Ganged windows on a Spanish Revival building 293 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT G. Doors 1. Materials a. Primary Materials. Doors should be made of wood, vinyl clad wood, fiberglass-clad wood, aluminum-clad wood, fiberglass or metal. b. Glazing. Glazing on doors should be clear glass with no more than ten percent daylight reduction (tinting). Glazing should not be reflective (mirrored). 2. Configurations c. Accessories. Doors may be flanked with sidelights and Transoms that are compatible in character to the door itself. Doors may be paired with Juliet balconies on upper floors only if a full balcony is not appropriate, and if the door itself is fully operable. d. Recesses. Doors should be recessed no less than 2 inches from the building Façade. e. Building Entrances. Public and visitor building entrances to upper floors should be directly visible from the street and should be easily identifiable and distinguishable from first floor Storefronts by locating the entrance in the center of the Façade, as part of a symmetrical overall composition; or accentuating the entrance with architectural elements, such as columns, overhanging roofs, Awnings, or ornamental light fixtures. For shopfronts, architecturally shaded Curtain walls, sliding or folding glass walls and doors, and other special types may be desirable in creating indoor/outdoor spaces. f. Shading Devices. Shading devices include horizontal metal Awnings, aluminum sun shades, vertical metal fins or grilles, and decorative metal grillwork panels. 3. Methods. g. Door Types. Doors should be side-hinged only, except garage doors which may be overhead, and sliding glass doors which may face rear or side yards. Storefronts may also use bi-fold door systems and, on modern buildings, aluminum and glass garage doors (bifold or sectional). CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 294 DRAFT Examples of shopfront window and door configurations Doors that maintain the appearance of being natural wood Many modern homes signify front doors with bright colors. 295 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT H. Shopfronts 1. Materials. a. Storefront. Stucco or Masonry Storefront. b. Windows. Should be consistent in size and recessed a minimum of 2 inches from stucco or masonry Piers as adjacent materials. c. Transom windows. Should be equally divided and consistent across the Façade. d. Bulkheads. Bulkheads are encouraged to be clad in decorative tiles and similar materials. 2. Metal and Glass Storefront e. Modern. Modern assemblies should be aluminum, steel, weathering steel or aluminum-clad wood. Metal may be painted when appropriate. 3. Wood Storefront f. Entablature. An Entablature composed of architrave, frieze and cornice should be provided above the Storefront. g. Transom windows. Should be equally divided and consistent across the Façade. h. Piers. Pier bases should align with horizontal elements on the shopfront, such as sills. i. Recessed Entries. Recessed entries are recommended as another traditional element of the main street Storefront. Recommended treatments include: i. Special paving materials such as ceramic tile; ii. Ornamental ceilings such as coffering; iii. Decorative light fixtures. iv. Vines grown in vine pockets or planter boxes at the building Façade are allowed within the setback. Traditional Shopfront A. Header should be 24 to 36 inches. B. Transom windows should be equally divided and consistent across the Façade. C. Shopfront windows should be equal in size and recessed a minimum of two inches from stucco or masonry Piers as adjacent materials. D. Base panels or shopfront base not to exceed 36 inches in height. Modern Shopfront A. Header should be exposed or suggested steel beam. B. Transom windows should be equally divided when possible and consistent across the Façade. C. Windows should be equal in size when possible, but may be configured in different ways as necessary. D. Base panels may either be glazing or solid material. E. Main glazing area may be fixed or an operable door, sectional garage door or bi-fold door system. FIG. 5.10.8H SHOPFRONT CONFIGURATIONS 1 2 3 4 5 1 2 3 4 54 4 3 3 1 1 2 2 CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 296 DRAFT A blend of traditional and modern Storefronts A masonry Storefront with an arcaded entrance and display windows Bi-fold restaurant doors opening onto a patio. Restaurant with a commercial garage frontage that opens to outdoor seats. 4. Configurations j. Ground Floor Distinction. A cornice or horizontal band should be provided to differentiate the Shopfront from upper levels of the building. This also allows the Storefront to function as the visual base for the rest of the building. In some instances where Storefronts include Entablature trim, the horizontal band may be omitted. k. Openings. Modern buildings may use bi- fold or sectional garage door systems within Storefronts. l. Overhead Projections. Awnings and shed roofs may be incorporated in the Shopfront above entries or Storefront assemblies, but should not run continuously across from opening to opening across the entire shopfront. m. Lighting. Lighting should be mounted on the Storefront wall, preferably centered on the Piers between windows/ doors or centered above the windows/doors of the shopfront. In instances where projected shed roofs are used over entries the lighting may be mounted in the underside of the shed element. 297 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT I. Colors. 1. Coordinated and subdued colors typical of natural building materials, such as earth tone colors are recommended. Extremely bright colors are not recommended except on doors, window trim, or other building components that represent a small portion of the overall building Façade. 2. White and lighter earth tone colors are encouraged as ways of reducing heat gain on buildings. 3. The number of exterior Façade colors should be limited to three – a base color and a secondary colors for trims and accents. Additional complementary colors should be used sparingly and to accent particularly beautiful building elements. 4. Allowing the natural color of materials such as stone or brick to dominate the majority of Façade surface as its base color is recommended. Exceptions can be made for modern buildings. 5. Trim and accent secondary colors for elements such pilasters, horizontal bands, cornices and window frames should complement the shade of base color. J. Vents, Grilles, Caps 1. Vents should not be visible from the street or from shared open spaces such as courtyards or forecourts. 2. Materials should be consistent with the style of a proposed building and the building’s finishes and details. K. Service and Utility Placement 1. With Rear Lane access. Service entrances, waste disposal areas, and other similar service areas should be located adjacent to the lane and take their access from it. 2. Without Rear Lane access. Service entrances, waste disposal areas, and other similar service areas should be located far away from the Primary and Secondary streets and screened. L. Parking 1. Residential a. Garage Doors. Garage doors should have a maximum width of 16 feet and maximum height of 10 feet. When possible, the visual impact of garage doors should be mitigated by building elements such as balconies and Bay windows. When grouped, garage doors should be separated by a minimum width of 1 foot of wall material, column, or combination thereof. Garage doors may be of wood, aluminum or cementitious panel. Material and color should relate to the main body of the building. Modern buildings may use aluminum glass garage doors. b. Porte cochères and Carports. Porte cochère and Carport roof forms should complement the building’s architectural style. Porte cochère and Carport roofs may be extensions of the porch roof or the building’s main roof, or may be independent roofs attached to the building’s side wall. c. Driveways i. Driveways paved with high-quality materials like brick or stone – or pavers that faithfully simulate those – are encouraged ii. To preserve the original natural drainage patterns, it is recommended that pervious paving materials – generally modular paving materials such as brick, stone or similar units installed over appropriately engineered pervious substrata – be used for driveways, paths, or other hard- surfaced areas. d. Circular Drives. Circular drives must have a landscaped island that covers the area between the edges of the circular drive and the public right-of-way. 2. Commercial a. Access. Vehicular access should be on the side of a lot, and accessed by a driveway or lane. b. Screening. Surface parking may be open or covered, but must be screened from street views by buildings, walls or other strategies. i. Trees scaled to the space are generally recommended for shade and to screen views to and from neighboring buildings. ii. Screening devices may include decorative and landscaped walls, finished concretes and other high quality materials that are complementary to the surrounding buildings. iii. Surface lots may incorporate public art such as sculptures, murals and artistic Façade treatments and installations. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 298 DRAFT Pervious paving Parking lot screened from street views by landscaped wall. Circular Drive with landscaped island c. Shade. Shade should be provided throughout surface lots. In addition to landscape elements, shade may be provided by Arbors, trellises, pergolas, mesh, overhead canopies, and, or lots without public frontage and out of public view, solar shade structures. d. Lighting. Outdoor light fixtures are limited to 15 feet in height. Lighting shall be shielded so that the light source (i.e. bulb) is not visible from off project site and glare is confined to the maximum extent feasible within site boundaries. Light fixtures shall be directed down and away from adjoining properties and public right-of-way. e. Landscape. Water conserving plant materials should be applied in compliance with the following: i. Landscaping within or around the parking area must cover a minimum of 10% of the gross parking lot area. A minimum of one shade tree should be provided for each 4 parking spaces, or trees shall be provided to achieve 50% Canopy coverage of paved area at maturity, whichever is greater. ii. Landscaping should be evenly dispersed with trees planted around the perimeter. For larger parking areas, orchard-style tree plantings (in uniformly-spaced rows) are encouraged. iii. Appropriate irrigation shall be provided for landscaped areas. f. Paving. To reduce stormwater run-off and pollution, and to allow for the replenishment of groundwater, parking areas should be designed to reduce the amount of run-off generating surface area. The following permeable surfaces are encouraged: i. Pervious asphalt and concrete; ii. Permeable pavers (such as Unipaver, Eco- stone and SF Rima); iii. Reinforced gravel paving (e.g. Invisible Structures’ Gravelpave); iv. Reinforced grass paving (e.g. Invisible Structures’ Grasspave); 299 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Massing that does not relate well to modest room sizes. An abundance of ornament and applications of the same material in different circumstances is visually confusing. AV O I D AV O I D This house combines many different building traditions to create a confusing, chaotic building. This house incorporates synthetic materials unnecessarily. AV O I D AV O I D A. Style 1. Mismatched Style and Roof Massing. In Spanish Revival architecture, the roof’s mass matches its origins in the dry climate and rarity of tall trees (for beams) produced a simple, single form, medium pitched roof with baked earth tiles, all sitting on and reinforcing the simple mass of stone walls below. Aberrations today include irrational complex roof forms, cartoon-like steeply-pitched roofs, and oversized roof tiles. 2. Mismatch of Style and Massing. Within traditional buildings, openings should be as regular as the room layouts within. Historically, the room sizes were based on the limits of masonry walls. Aberrations of today arise when complex masses are added in random shapes and patterns that would never and could never have been built of stone, undermining the authenticity of the traditional styles. 3. Misuse of Detail and Materials. This includes non-functional, decorative, or surplus details which yield an ornamental pastiche. Original (precedent) buildings used restraint on details, the majority of which were present for building protection (functional), and the minority there for embellishment at key parts of a Façade. In contrast, today’s aberrations treat details as a fancy wallpaper stretched around a bloated mass. Materials misuse aberrations occur when synthetic materials are dominant on a Façade, or where they are applied in a non-traditional manner (such as a brick wall on a second floor over a stucco first floor). 4. Multi-Styled Buildings. When designing ones' dream home, the impulse to include “all your favorite things” is understandable, but can lead a client, designer or builder to combine a potpourri of architectural styles and ideas on the exterior of the home. This is inconsistent with the understated elegance of Rancho Cucamonga, which requires editing and an eye for style. A good rule for Rancho Cucamonga homes is “one style per house”. 5.10.9 Architectural Aberrations CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 300 DRAFT B. Massing 1. Absence of Primary Mass. The first common aberration is the absence of a clear Primary Mass, which makes up the main body of a house. This body should be dominant and legible, and is defined by a basic rectangular shape which is articulated by an associated singular roof form of concomitant simplicity. In the aberrational examples, this main body is not legible; either because the house wings dominate the massing or because the applied roof forms obscure and confuse the main house. 2. Blocky Massing. The second aberration is blocky massing, usually in the form of a large square plan. A house of this size is achieved, from the onset of design, by enlarging the scale of public rooms (living, dining, central stair) and attaching rooms thereto, all for the sake of ‘flow of space’. The center portion of the house is 3 or 4 rooms deep from the exterior, with no view, natural light, or air. In classic communities, houses are typically composed of rectangular volumes joined in asymmetrical or symmetrical assemblies. The public parts of the house are contained within the largest rectangular mass, and private parts (bedrooms, studies) are located on the upper floors of the Primary Mass, or are appended in separate rectangular volumes. The rectangular proportion is essential, for it speaks to residential-scale structural capabilities, human- scaled rooms, and access to views and air. 3. Complex Massing. The third increasingly common aberration is complex massing, in which individual room volumes within a house are expressed in plan, massing, and roof form, undisciplined by the rigor of the recommended Primary Mass and wing organization. The end result of such complicated massing is not a cohesive elegant design, but rather an apparent collection of disparate parts. Like the other aberrations, this technique is used frequently in an attempt to disguise a house mass that is too large for its lot or its neighborhood. The phrase “breaking up the mass” frequently accompanies this technique, which is not appropriate to Rancho Cucamonga. Massing in Rancho Cucamonga is intentional, not mitigation of bad decisions made in plan. AVOID: This house in plan is much too square and should have connected a series of rectangular Plan areas instead. AVOID: This complex arrangement of gables leave the house with no discernible Primary Mass AV O I D AV O I D AV O I D AVOID: This house has no apparent Primary Mass. AV O I D Avoid: In addition to the absence of a clear Primary Mass, each room and projection, no matter how minor, is articulated with its own roof form, creating a cacophonous composition. 301 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Landscape plays a number of very important roles in Etiwanda Heights. Its primary role is to help generate a network of beautiful, varied, comfortable, habitable and sustainable public and private open spaces that support a full range of activities including active play, active transportation, quite enjoyment of the public realm, and shopping and dining the neighborhood centers. Specific priorities for the landscapes of the Plan area include: • Spatially define the streets and open spaces, providing them with a strong human scale and pedestrian orientation; • Provide for critical solar and wind protection functions: shading and cooling in the summer, while allowing filtered sunlight and warmth to pass through in the winter, and buffering inhabitants from strong shifting prevailing winds; • A landscape rich in native and adaptive desert plant materials, using limited water resources effectively and projecting Rancho Cucamonga's unique identity; • Provide Biofiltration and retention areas for stormwater management, and the potential for stormwater harvesting and reuse in the landscape irrigation system; • Screen and buffer views of parking, loading and service areas. A. Strategies & Goals 1. Landscape Strategies The following specific landscape design strategies will inform the final design of the Plan area: a. Utilize a mix of vertical trees (primarily palms of various varieties) to define the primary framework streets and entry points of the neighborhoods, and deciduous Canopy trees to provide shade along the sidewalks and within the parks, greens and squares of the neighborhoods and centers. b. Utilize appropriate street and park trees that tolerate stress, provide summer shade and winter sun, and provide a variety of texture and color characteristics; c. Provide landscapes compatible with an arid environment and use a palette of native and drought tolerant plant species conducive to eco-friendly pesticides and compatible with the natural vegetation of the area; d. Generally reserve maintained turf for active recreation and play areas, employing more drought tolerant plant materials and hardscapes and rockscapes elsewhere. 5.10.10 Landscape Guidelines CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 302 DRAFT e. Design the street and open space network as a system for sustainably managing the flows and environmental quality of precious stormwater, including opportunities to store and reuse stormwater for irrigation. f. Utilize landscaping to screen unattractive areas abutting the Plan area. 2. Landscape Sustainability Site planning and landscape design should promote conservation, preservation and the enhancement of the natural environment in balance with sensitivity to long- term environmental and fiscal sustainability. The Plan area has also been planned and designed to integrate practices of sustainable stormwater management known as “Low Impact Development (LID)”, an approach to land development that works with nature to manage stormwater as close to its source as possible. Unlike a conventional system that would simply pipe uncleansed stormwater into drainage channels - the stormwater systems of the Plan area will instead employ a multi-layered LID system of distributed BMP measures to collect, infiltrate and cleanse rainwater as close to the source as feasible. This system includes: a. Measures on individual lots, which may include flow-through planters, rain gardens, cistern, and Biofiltration basins and vegetated swales; b. Measures along the streets, Rear Lanes and parking lots such as Biofiltration basins and vegetated swales, permeable Rear Lanes, parking lanes, sidewalks and parking lots; and filtration and infiltration areas in the parks and greenways. c. In the SR regulating zone, storm drain filters (Filterra, Vortechs, or equivalent units) should be proposed due to design characteristics that are ideal for urban settings: they are extremely space efficient, have a minimal impact on site utilization. Succulents and desert-friendly grasses can be distributed in creative ways in public spaces. Front yards can employ a wide range of plant sizes, colors, and forms within a drought-tolerant landscape. In a climate with strong direct sunlight, shade and Canopy trees can help encourage pedestrian activity. 303 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Desert parks and gardens help preserve the natural environment, and encourage walking, even in a hot climate. Trees can be used to both provide shade for sidewalks and screen unattractive expanses of walls or service areas. 3. Water Conservation The Plan area should utilize progressive techniques in water conservation technology and practices through careful planning and thoughtful design and engineering. The Plan area, following LID practices, should minimize stormwater flows by promoting on-site infiltration and reducing contaminants through biological filtration. The objective is to decrease runoff peak flow and volume by providing many opportunities for water retention and on-site infiltration. As a result the rate and volume of on- site stormwater infiltration will be increased, achieving on-site water cleansing and filtration, and a significant reduction in stormwater flows. Innovative stormwater management features and filtering systems for reducing pollutant loads should be integrated into the project, such as biologically based systems and associated bio-retention areas, Bioswales and vegetated filter strips. In the SR zone storm drain filters (Filterra, Vortechs or equivalent units) should be installed to remove debris and hydrocarbons prior to discharge. 4. Biofiltration & Stormwater Management The streets are part of a visible system of the green infrastructure that encompasses pedestrian, bicycle and auto circulation, and community open spaces that provide for various recreational needs, yet act as a functional system for stormwater treatment and management. Street design also incorporates the stormwater system into the aesthetics of the community and encourages community education. a. Parkways and Planters • Planters and Tree Grates: Planters are typically provided on urban and/or commercial streets, where wide sidewalk space is desirable. Planters should have a minimum dimension of 4'x4', and may be grated to provide additional continuous sidewalk space. • Continuous Parkway/Planter: Typically applied to neighborhood streets, parkways are landscaped areas that buffer the sidewalk from the street, and may accommodate in addition to street trees, a variety of landscape elements. Drought-tolerant alternatives to traditional turf landscaping are encouraged in drought-sensitive climates. • Rain Garden with Curb-cuts: Where possible, drainage channels may be cut into street curb face to allow street run-off wastewater to flow Stormwater detention areas help manage runoff from rain events. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 304 DRAFT Parking with permeable pavers and rainwater collecting planters Storm drain filter systems help to naturally filter runoff. Cisterns can be used to store rainwater. They may either be above ground tanks or integrated into the landscape. into streetside gardens, providing Biofiltration, and slowing runoff into the sewer systems. • Flex Planter: Parkways fronting work/live, retail or commercial uses may be hardscaped to provide additional sidewalk width for a variety of approved uses. b. Medians & Swales • Medians: On streets with large rights-of-way, center medians may be provided to additionally enhance the landscape character of the street, accommodate left-turn pockets, and provide pedestrian refuges in crosswalks at intersection and mid-block crossings. Medians may be designed and landscaped in a variety of ways, including rain gardens, Bioswales, hardscape, turf, and/or street trees. Where possible, medians should be wide enough to accommodate left-turn pockets, and should provide pedestrian refuges at intersections and mid-block crossings. • Rain Gardens and Bioswales: On streets with rolled-curbs, no curbs, or drainage channels cut into the street curbface, Bioswales, rain gardens, and ditches may take the place of a traditional raised parkway, providing Biofiltration of street water runoff. c. Parking Lanes • Parking lane planters accommodate street trees on streets with existing sidewalks that are either directly adjacent the street curb, or are too narrow to accommodate planters or parkways. They additionally can visually narrow wide streets and calm traffic. Planters are spaced away from the street, so that drainage gutters are unimpeded, and may additionally, be "open-backed" - allowing street water runoff to seep into planters. In more urban settings, Bulb-out planters may be grated to reduce maintenance of planter landscaping. • Where possible, parking lanes should employ permeable pavements that both contrast the main street material to denote parking and allow for infiltration. Using permeable pavements in conjunction with appropriate planters allows for a wide range of infiltration opportunities. Materials for permeable areas include spaced concrete pavers and decomposed granite. The permeable pavement areas should be located adjacent planter Bioswales and infiltration areas. 305 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT d. Parking Lots • To reduce stormwater run-off and pollution, and to allow for the replenishment of groundwater, parking areas should be designed to reduce the amount of run-off generating surface area. • Permeable pavements are load-bearing surfaces that have the capability of infiltrating runoff into the underlying reservoir base coarse (with at least 40% void space) and soil. Different types of permeable pavement include: i. Porous asphalt comprised almost entirely of stone aggregate and asphalt binder with very little fine aggregate; ii. Pervious concrete that has a permeability rate of 12 inches per hour and has the appearance of exposed aggregate concrete; iii. Unit pavers, bricks or stones that provide a durable and attractive surface, spaced to expose a permeable joint and base; iv. Crushed aggregate that provides a wide variety of aggregate types, and which must be bounded by a rigid edge; v. Turf blocks; vi. Cobbles which are suited for low traffic areas and require a rigid edge. • Surface overflow should drain to Biofiltration strips through curb cuts. Properties that have podium or subterranean parking should provide a cistern to collect run-off during rain events. They may be placed anywhere on the property or integrated as part of the structure. Overflow should drain to the water quality features prior to discharge into nearby drainage channels. Parkways may be landscaped in a variety of ways, and turf-alternatives, such as decomposed granite, mulch, and hardscape, are recommended for drought- sensitive areas. Streets lined with a mixture of office, retail, and residential parkways may be filled in with permeable pavers to increase the usable sidewalk space. A green street with curbless planters CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 306 DRAFT Drainage channels may be cut into street curbface to allow street run-off water to drain into medians, providing Biofiltration and wastewater management. A median with a small river stone drainage bed and drought-tolerant plants A Bulb-out containing a swale with access to street runoff A swale in a desert landscape using small stones and decomposed granite In-street planter Bulb-outs Corner Bulb-out planter with street drainage maintained 307 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A paseo with flagstone and embedded planters that receive runoff A desert plaza containing flagstone laid amongst permeable gravel material Shade trees are integral to plazas and public spaces. B. Public Open Space Landscape Guidelines 1. General Guidelines A network of plazas, squares and greens has been designed to provide residents with a variety of outdoor experiences. Plazas are highly ordered spaces, usually with a cluster of buildings that tightly define exterior space. Squares are green areas often placed in front of or closely aligned with civic buildings that help define their stature within the community. Greens provide play space to recreate and commune with nature. Although the character of public space differs, and hence the human experience, they all form the community’s backyard and offer opportunities to spend time in the company of others or to find solitude. 2. Recommended Plant Materials The design of these "community living rooms" should emphasize comfort and flexible use - accordingly shade trees, shaded seating areas and a variety of ground surfaces for walking and play are recommended. A list of Plant Types are located in Chapter 5.8 Public Open Space. Outdoor event areas should integrate desert landscape and hardscape elements. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 308 DRAFT Building shade paired with greenery helps to dramatically cool an area. Front yards may either take on a more natural, rugged appearance or a more minimal, formal appearance. Plants can be potted or planted in yard areas. C. Private Open Space Landscape Guidelines 1. General Guidelines a. Landscape should be used to soften walls and fences and provide a green screen between commercial buildings and adjacent residential properties, except where fire protection standards require non-combustible fencing. b. Trees, shrubs, hedges, and deciduous vines should be used to minimize solar heat gain during the summer and maximize heat gain during the winter. c. Site lighting should be shielded so that light sources are not visible from a public way and do not produce glare. d. The bottom of a lamp along a path should not be more than 20 feet above the ground. e. Wall-pack types of lighting are not allowed. 2. Front Yard Landscapes Plantings in yard areas fronting on streets should be appropriate to the scale, orientation and purpose of the yard. Appropriate plant materials and designs for specific frontage yard types are as follows: a. Single-family front yards. At Façades, foundation shrubs and ground cover should be planted against the Façade. At Garden walls, low shrubs and wall vines or tall shrubs should be planted against the wall. b. Shared front yards. Lawn, ground cover and low shrubs should compose the front yard landscape. Shrubs should be massed or configured as maintained hedges. Hardscape may be used adjacent to entrances and in seating areas. Tree shapes, sizes and types should be planted at the edge of the private space, but at all times should be in proportion to the height and mass of the building Façade. 3. Other Yard Landscapes Side and rear yard plantings should be planted to insure privacy and create buffers. Rear yards and do not need to be landscaped, except to the extent that they affect the quality of public space. 4. Irrigation Permanent and automatic irrigation systems shall be provided for all landscaped areas per the City’s design criteria and specifications. Water efficient landscaping A back yard with a large paved area surrounded by border planting. 309 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Backyards with pools should minimize lawn areas, while also incorporating drought tolerant landscape areas. A yard with flagstone pavers and fountain Sideyards can incorporate planters, pots, and landscaped areas. should be introduced, beginning with a soil and climate analysis to determine the most appropriate landscape design, including the selection of indigenous and native- in-character, drought tolerant plants to reduce irrigation requirements. Lawn should be restricted to particular areas of passive and active recreation. Wherever lawn is used the selected species should be a deep-rooted variety with low watering requirements. Where irrigation is required, high efficiency irrigation technology with low pressure applications such as drip, soaker hose, systems with rain shut-off devices and low volume spray systems should be used. The efficiency and uniformity of a low water flow rate reduces evaporation and runoff and encourages deep percolation. After the initial growth period of 3 to 7 years, irrigation should be limited. 5. Stormwater Management Runoff from buildings should be reduced through the reduction in the overall building footprint. Roof runoff can be collected and diverted to underground drywells where water can slowly infiltrate. Drywells are sloped and located at a distance from the building foundations. Alternatively, buildings can be designed with rain-chains, stone streambeds and stone filters, porous pavers and rainwater gardens adjacent to the side of the building. Roof runoff is collected into gutters, which direct water down the rain-chains, and into rock filters. Rock filters and ephemeral graded stone streambeds further direct stormwater into the rainwater gardens. The rainwater gardens are landscaped depressions, where roof runoff and ground surface runoff is directed, through grading, into the depression. These gardens filter, absorb and treat stormwater on site, provide visual identification, and promote education of residents through “celebration” of stormwater management. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 310 DRAFT Colorful desert landscapes with native, drought-tolerant plants and permeable ground cover materials. Green roofs are used to capture and store water on-site.Installation of a desert detention area Rain chains help to divert and store rainwater from gutters An appropriately landscaped rainwater garden in a desert climate 311 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT A. Street and Open Space Lighting Streets and other public spaces throughout the Plan area must be carefully scaled and detailed for the safety and comfort of pedestrians. For Etiwanda Heights, very simple, light-scale, modern fixtures with high efficiency LED sources and down-directed “dark sky” cutoff distribution patterns are appropriate. 1. On major streets, existing cobra-head lights will remain, with new lights illustrated here located between them at approximately 60 feet on center. This is about twice the tree spacing, located at the midpoints between trees. 2. On neighborhood streets, lights should be located mid-point between every fourth tree (120 feet), staggered in such a way that there is one light every 60 linear feet of street, alternatively on one side or the other, not both. 3. Along streets fronting a park or greenway, single- head lights must be located along the built edge of the street at about 90’ on center (at about every third tree), unless specified otherwise. 4. Any lights in park areas should be integral to the park design. This simple pendant luminaire is recommended for most streets, with high efficiency LED lamps and excellent “dark sky” downward directed light distribution. Craftsman post-top luminaires are well suited to lighting neighborhood blocks, center plazas and paseos. This indirect LED pendant luminaires may be suitable for parks and public spaces throughout the Plan area. 5.10.11 Street & Open Space Lighting & Furnishing CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 312 DRAFT B. Street and Open Space Furnishings Street furnishings will contribute to the comfort and human scale of the public spaces throughout the Plan area, particularly in the neighborhood centers, plaza, parks and greens. Wherever possible, furniture that can be relocated within a seating area is recommended, to provide flexibility and a sense of ownership of the space by residents and others. Parallel to the recommendations for simple, modern light fixtures, furnishings may be of a simple, clean, modern design. Street and Open Space furnishings may also be of a more rustic character. To ensure that these styles remain compatible, the designs for both should be simple, and both should remain in a limited palette of materials, including matte metals and wood. Authentic wood and Synthetic wood slats remain comfortable even in the summer sun and appear natural on hardscape or softscape terrain. Park Benches made of wood, designed to fit into a rural landscape, are encouraged. Light, modern furniture that is secured or movable within a seating area or park can project a simple aesthetic. Bike racks should be simple, clean and functional. Hardscaped Open Spaces with programmed areas or restaurants benefit from movable cafe-style seating. 313 | ETIWANDA HEIGHTS NEIGHBORHOOD & CONSERVATION PLAN DRAFT Plazas, like the Wilson Town Square, may have permanent structures such as gazebos, which should remain open and easily accessible. Seating may be designed to demonstrate various levels of response to the natural environment. Combining rustic materials with clean modern lines is a method of crafting a coherent Rancho Cucamonga style. Street furnishings should make providing shade, especially for seating and rest areas, a priority. Suspended luminaires are aesthetically pleasing and interesting in parks and plazas. Craftsman furniture in wide streets does not have to be oriented in strictly orthogonal orientations, but can begin to form public rooms with oblique angles. CITY OF RANCHO CUCAMONGA | DRAFT 2025 | 314 DRAFT Bollards in parks should be simple, and not detract from the detail of natural landscaping. Fountains should not shy away from being creative with rural aesthetics. The design of small bridges spanning Bioswales should be consistent with other street and open space furnishings. Street furnishings may vary along a public R.O.W., but should remain continuous, to encourage continual pedestrian activity. A modern design that incorporates wood can fit well with rustic landscaping and design. Trash receptacles are not exempt from the consistent design aesthetic. Simple, wooden receptacles like this are great additions to streets and open spaces. 4914-7670-8469.1 COVER SLIDE Etiwanda Heights Neighborhood & Conservation Plan CITY OF RANCHO CUCAMONGA | ADOPTED OCTOBER 2019 | AMENDED [Month] [Year] Exhibit C 4914-7670-8469.1 -2- Relationship to General Plan and Other Documents The Etiwanda Neighborhood & Conservation Plan is established through the authority granted to the City of Rancho Cucamonga by California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (Plans). As expressed in California law, Plansspecific plans may be adopted either by ordinance or by resolution and Rancho Cucamonga Municipal Code Section 17.22.030 provides that specific plans are adopted by ordinance. This Plan is a regulatory plan that provides the vision and zoning for the parcels in the Plan Area. Subsequent tract or parcel maps, development agreements, local public work projects, zoning text or map amendments, and any action requiring ministerial or discretionary approval related to Etiwanda Heights must be consistent with the Etiwanda Heights Neighborhood & Conservation Plan. California Code Section 65302.4 authorizes the General Plan, and the zoning ordinances that implement the General Plan, to express community intentions regarding urban form and design. This means that the Etiwanda Heights Neighborhood & Conservation Plan may be used to express those intentions and that it may also provide the zoning and standards for implementation. General Plan. The current City of Rancho Cucamonga General Plan (General Plan) was last updated in 20102021. Municipal Code. The provisions contained in this Plan constitute the primary land use and development standards for the Plan Area. These regulations are applied in addition to the provisions as set forth in the City of Rancho Cucamonga Municipal Code. As part of the implementation of this Plan, the Etiwanda North Specific Plan (ENSP) shall bewas amended to excise this Plan Area from the ENSP. The General Plan shallwas also be amended for consistency with this Plan. CEQA. The Etiwanda Heights Plan has been prepared in compliance with the requirements of the California Environmental Quality Act (CEQA). Pursuant to State and Local CEQA Guidelines, the City of Rancho Cucamonga has prepared an environmental impact report (EIR). The EIR is available for review in the Rancho Cucamonga Planning Department. An Addendum to the EIR was prepared for this Amended Plan. 4914-7670-8469.1 -3- Table of Contents: City of Rancho Cucamonga Etiwanda Heights Plan: Chapter 1: The Making of the Plan 1.1 The Opportunity ................................................................................................................................ 1 1.2 The Planning Process ....................................................................................................................... 3 1.3 Community Engagement .................................................................................................................. 7 1.4 The Vision for Etiwanda Heights ..................................................................................................... 13 1.5 Guiding Principles........................................................................................................................... 17 Acknowledgments....................................................................................................................................... 25 Chapter 2: Setting & Context: 2.1 Regional Context ............................................................................................................................ 27 2.2 Plan Area & Context ....................................................................................................................... 29 2.3 Physical Setting .............................................................................................................................. 31 2.4 Environmental Setting .................................................................................................................... 33 2.5 Mobility Setting ............................................................................................................................... 39 2.6 Market Setting ................................................................................................................................ 41 2.7 Regulatory Setting .......................................................................................................................... 43 Chapter 3: Conservation Plan 3.1 Vision for Etiwanda Heights ............................................................................................................ 47 3.2 Biological Setting ............................................................................................................................ 49 3.3 Conservation Setting ...................................................................................................................... 51 3.4 Conservation Goals & Priorities ..................................................................................................... 53 3.5 Conservation Objectives ................................................................................................................ 55 3.6 Conservation Implementation ........................................................................................................ 59 4914-7670-8469.1 -4- Chapter 4: Neighborhood Plan 4.1 The Vision for Etiwanda Heights ..................................................................................................... 61 4.2 Open Space Framework ................................................................................................................. 67 4.3 The Neighborhoods ........................................................................................................................ 83 4.4 The Gateways ............................................................................................................................... 109 Chapter 5: Development Standards & Design Guidelines 5.1 Introduction .................................................................................................................................. 111 5.2 Neighborhood Area Regulating Zones .......................................................................................... 115 5.3 Block Standards ........................................................................................................................... 117 5.4 Building Standards ....................................................................................................................... 127 5.5 Private Frontages .......................................................................................................................... 159 5.6 Signage ......................................................................................................................................... 167 5.7 Thoroughfares .............................................................................................................................. 185 5.8 Public Open Space ....................................................................................................................... 213 5.9 Rural Development Standards ..................................................................................................... 239 5.10 Architectural & Landscape Guidelines ......................................................................................... 251 Chapter 6: Infrastructure & Public Services 6.1 Transportation .............................................................................................................................. 297 6.2 Grading ......................................................................................................................................... 319 6.3 Stormwater .................................................................................................................................. 323 6.4 Water ............................................................................................................................................ 329 6.5 Wastewater .................................................................................................................................. 331 6.6 Dry Utilities ................................................................................................................................... 333 6.7 Schools ........................................................................................................................................ 335 6.8 Emergency Services ..................................................................................................................... 337 4914-7670-8469.1 -5- Chapter 7: Implementation 7.1 Purpose and Applicability ............................................................................................................. 339 7.2 Regulatory Approach .................................................................................................................... 340 7.3 Phasing ......................................................................................................................................... 341 7.4 Conservation and Transfer of Development Rights ...................................................................... 343 7.5 Infrastructure and Public Facilities ............................................................................................... 349 7.6 Financing Plan .............................................................................................................................. 351 7.7 Authority, Amendments, and Approvals ....................................................................................... 354 7.8 Implementation Actions ............................................................................................................... 356 Appendices Appendix 1 - Allowed Uses ........................................................................................................................ 1-1 Appendix 2 - Master Developer/Builder Design Review ............................................................................. 2-1 Appendix 3 - Glossary ................................................................................................................................ 3-1 Appendix 4 - Conserved Parcels ................................................................................................................ 4-1 4914-7670-8469.1 1. The Making of the Plan Purpose and Intent of the Plan This Plan has been prepared to guide land use and shape new development within the Etiwanda Heights Neighborhood & Conservation Plan Area. The Plan and its regulations, standards and guidelines have been prepared to predictably implement a community- based vision for the future of the uniquely valuable foothill area of the City of Rancho Cucamonga. This Chapter presents the circumstances leading to the preparation of this plan, the process by which analysis, public engagement, planning, and conceptual design work led to the community-based vision for this area, and the planning principles that were derived from that process to inform this plan for balanced conservation and neighborhood development. This Chapter Covers: 1.1 The Opportunity 1 1.2 The Planning Process 3 1.3 Community Engagement 7 1.4 Vision for Etiwanda Heights 13 1.5 Guiding Principles 17 4914-7670-8469.1 -2- 1.1 The Opportunity The City of Rancho Cucamonga’s identity is defined by many factors, key among them its family-centered quality of life, wide range of good housing and employment options, recreational open space amenities, agricultural and rural heritage, and location at the foot of the San Gabriel Mountains with dramatic views of Mt. Baldy and other peaks. The Etiwanda Heights Plan Area represents a unique opportunity to permanently preserve unspoiled views of the San Gabriel foothills and mountains, permanently conserve rural open space and habitat resources, secure recreational access to the foothills, while providing unique new neighborhoods that reflect Rancho Cucamonga’s heritage. This area has long been under San Bernardino County’s jurisdiction, and the County must manage millions of acres of rural land. The City has the interest and the focus to prepare and implement a very special plan for the future of this portion of rural land, taking control of it for future generations 2007: County Declares its Property as Surplus of 1,148 Acres Starting in the early 20th century, San Bernardino County completed a series of flood control improvements to direct storm water from the San Gabriel Mountains into man-made flood control channels, enabling the development of present-day Rancho Cucamonga. With the completion of the Deer Creek and Day Creek debris basins in 1983, and the flood control channels, and the completion of the Day Creek Diversion Levee, the area to the south of that levee is protected from storm flows and no longer needed for flood control purposes. In 2007, San Bernardino County declared that property surplus and initiated efforts to sell its property. 2008: County Receives Proposals for Surplus Property In 2008, the County issued an Request for Proposals (RFP) to solicit proposals from land developers interested in purchasing and developing the surplus property. A number of proposals were received, offering a range of prices for the land and proposing a number of combinations of residential and commercial development, along with open space amenities of various types including golf courses, equestrian centers and various types of parks. However, the Great Recession of 2008-2011 intervened and the County placed the land sale process on hold. 2008: City and County Agree – City to Lead Planning In the early 1990s, the City of Rancho Cucamonga prepared the Etiwanda North Specific Plan to guide development of the foothill neighborhoods and conservation of foothill open spaces. The City’s 2010 General Plan also called for conservation and very low intensity rural development within most of the Plan Area, whereas County zoning is much more permissive. In 2008, the City approached the County, proposing to lead the planning effort, as this area is in any case perceived as a part of Rancho Cucamonga. The County agreed, creating a partnership in which the City’s interest in conserving the foothills aligned with the County’s interest in selling their property in the lower Plan A rea. City Goal: Connect and Protect Neighborhoods 4914-7670-8469.1 -3- Additional City priorities – long part of the City’s General Plan – include the completion of Wilson Avenue as a critical east/west corridor through the gap between Day Creek Boulevard and Milliken Avenue, and the extension of a trail network from the foothill neighborhoods into the open space resources of the foothills and San Bernardino National Forest above. Also, the lower portion of the Plan Area represents a major gap in the existing roadway and trail network, and a large intrusion of very high fire hazard area deep within the existing foothill neighborhoods. City Goal: Conserve Foothills The City has long wanted to protect the foothills from patchwork development, and conserve the foothills’ unique habitat resources. The cooperative planning process led by the City offered a path to realizing those goals. Conservation has been underway within this area, including the National Forest to the north, the North Etiwanda Preserve, and other lands conserved as natural open space to mitigate individual development projects in the area. However, the conserved lands are fragmented and the quality of those conservation efforts has been hampered by a lack of financial resources. A plan for the entire area offers the potential for more comprehensive, efficacious and better funded resource management. Strategy: New Neighborhoods to Fund Conservation Through the planning and public outreach process outlined in the following pages, it became clear that residents were not interested in being taxed to compensate the County for their surplus property, and fund open space conservation. Neighborhood development within a limited portion of the lower Plan Area was determined to be the most practical way for the City to take control of the Area and generate funds to help conserve large portions of the upper Plan Area. 4914-7670-8469.1 -4- 1.2 The Planning Process 1. Plan Area Analysis (2015-2016) In 2015, the City conducted a competitive Request for Proposal (RFP) process and selected a team of consultants to assist City staff in studying the Plan Area and preparing a community-based plan for its future. The team included planners, designers, environmental scientists, transportation planners, engineers and economists. Starting in May of 2015 and continuing into 2017, City staff and consultant team (collectively, the Team) undertook a comprehensive analysis of existing conditions that must be considered in making a new plan for Etiwanda Heights. This included extensive mapping, field reconnaissance, land and biological surveys and reviews of the General Plan, Etiwanda North Plan and existing City and County zoning regulations. Those reports are on file with the City Planning Department and available for public review. An overview of the opportunities and constraints identified through that analysis is provided in Chapter 2. 2. Interviews & Consultation (2015-2020) During the same time period, the Team also met with a range of local stakeholders and public agencies to gain a clear understanding of the issues that a plan must resolve. Consultations included representatives of all City departments, County Flood Control and Real Estate, Etiwanda and Alta Loma Elementary School Districts, Chaffey Joint High School District, Cal Fire, California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, Army Corps of Engineers, CalFire, Cucamonga Valley Water District, Inland Empire Utility Agency, Local Agency Formation Commission (LAFCO), the Alta Loma Riding Club, the Ling Yen Mountain Temple and others. Based on those consultations, expanded environmental surveys were completed, including vegetation mapping of the entire 4,393-acre Plan Area, vegetation surveys, and focused small mammal trapping within the lower Plan Area to determine the presence or absence of the threatened San Bernardino Kangaroo Rat (SBKR), topographic surveys and stormwater flow modeling. 3. Initial Planning Concepts Based on initial information received, to enable a more focused discussion of issues and alternatives, the Team prepared a series of diagrams and conceptual studies for review and evaluation by City staff, the City’s Planning Commission and City Council, the County, and State and Federal regulatory agencies. The purpose of these studies was to better understand the opportunities and constraints for open space conservation, completion of the street and trail network through the lower Plan Area, and for limited neighborhood development within that area. 4. Community Workshops (2017) In the fall of 2017, the Team hosted four public workshops within the foothill neighborhoods, intended to share with the community the results of the Plan Area analysis and some initial planning concepts. It became clear during those workshops that the community wanted to take a more active role in defining the planning concepts and alternatives for the Area, so beginning in January 2018 City staff began reaching out 4914-7670-8469.1 -5- to the community to start a fresh conversation about the alternatives for the Area’s future. These events are expanded upon in Chapter 1.3. 5. Community Re-engagement (2018) From January - April of 2018, City staff conducted an intensive program of meetings and online surveys to gain a clearer understanding of community concerns and preferences. The two clearest outcomes of that process were that a) the community favored taking local control of the Plan Area, and b) there was very little support for new taxes to pay for open space conservation. The conclusion was that some neighborhood development in the lower Plan Area would be needed to gain local control, and in May 2018 the City Council directed the Team to work with the community over the summer of 2018 to define a new community-based plan. Over the course of the summer the Team conducted additional meetings and surveys, prepared new plan alternatives, and surveyed the community regarding its responses to the alternatives. Based on that input, a preferred alternative plan was outlined and presented in a Community Open House in September 2018. These events are expanded upon in Chapter 1.3. 6. Draft Plan and EIR Based on community responses in the Open House, the Team made further refinements to the preferred alternative – along with developing a set of Guiding Principles – as the foundation for a new Etiwanda Heights Neighborhood and Conservation Plan (the Plan) and Environmental Impact Report (EIR). This new Plan will replace the existing North Etiwanda Specific Plan within the Plan boundaries. From October 2018 through March 2019 the Team prepared a Public Review Draft of those documents. That process included additional review of the General Plan and Etiwanda North Plan, extensive City staff/consultant Team collaboration, traffic analysis, infrastructure planning, environmental analysis, policy consistency analysis, and economic feasibility and fiscal impact analysis. A Notice of Preparation (NOP) of an environmental impact report (EIR) was published on December 4, 2018 and public comments and government agency comments were received between December 4, 2018 and January 21, 2019. A scoping meeting for the EIR was held on December 12, 2018. 7. Public Review & Hearings The Draft Etiwanda Heights Neighborhood & Conservation Plan and EIR were made available for public review from April 29 to June 14, 2019. Responses to comments were provided in late June and early July, and Planning Commission hearings will be held during the late summer. The City Council plans to conductconducted hearings in early fall of 2019. If approved,The City Council adopted the Plan will beand certified the EIR in 2019. The Plan was then forwarded to the Local Agency Formation Commission (LAFCO) to initiate the annexation process in fall or winter of 2019. 8. LAFCO Annexation Process It is anticipated that LAFCO’s review and approval process will bewas completed by the end of 2019 or within the first quarter ofin 2020. 4914-7670-8469.1 -6- 9. Amendment to Align with 2021 General Plan The City Council adopted this Amended and Restated Plan on _______. The purpose of this Amended and Restated Plan is to conform the Plan to the current General Plan in accordance with applicable State laws. 4914-7670-8469.1 -7- 2008 2015 2017 2008 County initiates efforts to find a development partner for the development of 1,212 acres of surplus land (former flood control land) 2008 Initial discussions with San Bernardino County regarding possible annexation 2009 Proposal delayed due to Great Recession resulting in economic impact on region Spring City and County agree that City will take the lead in planning for this area. City begins a two- year process to study existing conditions and options for annexing the unincorporated land in this northeastern area Oct - Nov City hosts four community meetings to receive input on initial design considerations for the Specific Plan Winter City Council provides direction to staff to revisit initial planning and design concept for the area in response to community input 2018 2019 Mar - Apr Two community workshops and online surveys to receive community input on community priorities for the area May 16 City Council provides direction to move forward with a community- based plan for annexation July Plan is named Etiwanda Heights Neighborhood & Conservation Plan July - September Pop-up events, stakeholder meetings, and online survey to better understand community preferences for neighborhood and conservation areas September 21 Open House to share conceptual Plan elements selected by the community October 2018 - July 2019 Develop Draft Plan & EIR; conduct public review of documents August - October Public hearings on Final Specific Plan & EIR October - December If Council approves Plan, start annexation proceedings 4914-7670-8469.1 -8- 1.3 Community Engagement Initial Engagement May 2015 - December 2016 From May of 2015 through December 2016, the Team met with representatives of all City departments, San Bernardino County planning, flood control and real estate departments, Etiwanda and Alta Loma School Districts, Cucamonga Valley Water District, LAFCO, the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, the U.S. Army Corps of Engineers, the Rancho Cucamonga Planning Commission and City Council, and various property owners and community stakeholders. October - November 2017 The City hosted four community informational sessions in the foothill neighborhoods to present background information and the initial conceptual plan. After the four meetings, it was apparent to City staff that we needed additional time to gather more information from the community on what was and was not acceptable for the annexation area. As part of the engagement process to determine community priorities, over 600 residents responded via an online survey indicating that 84.7% preferred local control of the land and that 64.4% support conserving the upper portion of the Plan Area. [IMAGE P. 7] After initial informal presentations, City staff determined that it needed more time for further community input. Community Re-engagement January - February 2018 After the four workshops in the fall of 2017, City staff met with several small groups and individuals on the initial conceptual plan to clarify concerns. This information was used to plan a more informed and meaningful engagement process. March - April 2018 In March 2018, 626 residents participated in an online survey indicating that 70.9% support local control and 58.9% support some level of neighborhood developments under City standards to mitigate the costs to conserve as much open space as possible. On March 22, 2018, Community Workshop #1 was held at Central Park involving approximately 100 community members. Participants were organized/seated around 16 numbered tables (of approximately 6-8 participants per table). Following an opening summary of work completed to date and workshop objectives, facilitators led the group through two “Table Activities” to identify community priorities for the Plan Area. 4914-7670-8469.1 -9- Community Members ranked their top priorities. A preliminary list of 20 “Possible Community Priorities” was provided to each table, with the invitation to identify new/ alternative priorities if they so wished. Each table was given five colored dots to be used to identify their top five priorities on a large poster to consolidate and summarize the top priority trends of the larger group. Community members expanded the list with, “No Commercial, ½ to 1-Acre Homes, 1-Acre Lots Minimum, No Apartments, and No Condos.” April 2018 Pop Ups Between April 5 and April 12, 2018, the City conducted 11 pop-up events throughout the city to gather community input as a follow up to the March 22, 2018 Community Workshop. This was an opportunity for Question & Answer sessions, and to inform the community about the Virtual Workshop and Community Workshop #2. April Virtual Workshop: The Virtual Workshop was available on the City’s website, emailed to topic subscribers, and posted on social media. A total of 264 surveys were submitted. The rankings and expanded list were evaluated through the Virtual Workshop. [IMAGE FLYER P. 8] Join Us for COMMUNITY INPUT AND DISCUSSION Be a part of the conversation and help us craft a vision and plan for the future of the City’s North Eastern Sphere of Influence. Two community meetings are scheduled where workshops will be conducted as a series. Attendance at both is encouraged. Community Meetings March 22, 2018 & April 19, 2018 6:30 - 8:30 pm Central Park - Rancho Cucamonga Hall 11200 Base Line Rd•Rancho Cucamonga Dinner & childcare provided. RSVP www.CityofRC.us/NESAP (909) 774-4312 What is NESAP? The North Eastern Sphere Annexation Proposal, or NESAP area, extends from Haven Avenue, easterly to the City’s boundary with Fontana, and from the northerly City limits to the National Forest boundary. The NESAP area contains a total of approximately 4,300 acres. This area will include the development of a Specific Plan, General Plan Amendment, Zoning Map Amendment, Etiwanda North Specific Plan Amendment, and all related environmental documentation. Initial design considerations maintain the northerly approximately 3,100 acres as a “conservation priority area”, and approximately 1,200 acres of “development priority area” in the southerly portion generally located between Milliken Avenue and Day Creek Boulevard, north of Banyan Street. The NESAP Annexation Process • This portion of the process does not include any land development proposal. • Future development proposals within the NESAP area will be subject to the City’s development review process and any and all applicable development standards. Visit www.CityofRC.us/NESAP For questions and comments, please contact: for information maps 4914-7670-8469.1 -10- • Development of the NESAP area is a long term 10-20 year process. • Without annexation, current County zoning could allow for development that would not be consistent with the City’s zoning standards. Tom Grahn Associate Planner City of Rancho Cucamonga 10500 Civic Center Drive 909) 774-4312 Tom.Grahn@CityofRC.us FAQs facts and to RSVP Have you seen the Facebook LIVE discussion staff hosted sharing background and “things we’ve heard” – go to our City Facebook Page to watch the video. [IMAGES P. 8] Sample poster advertising Community Input Meetings March 2018 Workshop March 2018 Online Survey 4914-7670-8469.1 -11- NORTH EASTERN SPHERE ANNEXATION PROPOSAL (NESAP) POP- UP WORKSHOP SCHEDULE [TABLE P. 9] DATE TIME ACTIVITY/EVENT LOCATION Thursday, April 5 8 a.m. - 2 p.m. Playschool, V.I.P. Club/V.I.P. Bingo, Senior Nutrition Program Central Park (Lobby) 11200 Base Line Rd., Rancho Cucamonga Noon - 1 p.m. Rancho Cucamonga Chamber of Commerce Business Connection Network Luncheon Central Park (Goldy S. Lewis Comm. Ctr) 11200 Base Line Rd., Rancho Cucamonga Friday April 6 8:30 a.m. - 9:30 a.m. West End Real Estate Professionals (WEREP) Central Park (Goldy S. Lewis Comm. Ctr) 11200 Base Line Rd., Rancho Cucamonga 10 a.m. - 2 p.m Victoria Gardens Farmers’ Market Victoria Gardens South Mainstreet, Rancho Cucamonga Saturday April 7 9 a.m. - 2 p.m. Terra Vista Farmers’ Market Terra Vista Town Center 10808 Foothill Blvd., Rancho Cucamonga 1 p.m. - 3 p.m. Ready Open Play Biane Library (Rotunda) 12505 Cultural Center Dr., Rancho Cucamonga 3 p.m. - 5 p.m. Hamilton Brewery - Cat Adoption Event Hamilton Family Brewery 9757 7th St., Suite 802, Rancho Cucamonga Monday April 9 10 a.m. - 2 p.m. Chaffey College Chaffey College (in the Quad) 5885 Haven Ave., Rancho Cucamonga Tuesday April 10 10 a.m. - Noon Paul A. Biane Library Biane Library (Rotunda) 12505 Cultural Ctr. Dr., Rancho Cucamonga Wednesday April 11 10 a.m. - Noon Archibald Library Archibald Library 7368 Archibald Ave., Rancho Cucamonga Thursday April 12 6 p.m. - 8 p.m. RC Quakes Baseball, Opening Night LoanMart Field at the Epicenter Sports Complex 8404 Rochester Ave., Rancho Cucamonga Thursday April 19 6:30 p.m. - 8:30 p.m. Community Workshop #2 Central Park (Goldy S. Lewis Comm. Ctr.) Rancho Cucamonga Hall 11200 Base Line Rd., Rancho Cucamonga Throughout April 2018, public workshops were conducted frequently in many locations. Community Workshop #2: This workshop was held at Central Park on April 19, 2018 with a turnout of approximately 230 Community Members, with participants organized/ seated around tables (of approximately 8 participants per table). Following an opening summary of the annexation proposal, a recap of outreach efforts completed to date (with a general summary of results) and the goals for the workshop. Facilitators led the group through three “Table Discussions”, 20-minute sessions to answer three questions (focused on Open Space Types, Neighborhood Types, and Neighborhood Amenities) designed to solicit refinements to the community priorities and preferences for the Plan Area expressed in previous outreach/engagement efforts. 4914-7670-8469.1 -12- [IMAGES P. 10] Each Table Group provided its answers to the three questions on a large post-it note that was stuck to three large-format posters for the entire group to view each response at the end of the workshop. Following a presentation, Table Groups led by facilitators answered questions about Open Space Types, Housing Types, and Neighborhood Amenities. 4914-7670-8469.1 -13- [IMAGES P. 11] Throughout 2018, pop-up outreach events were conducted in a variety of public spaces and at various times to maximize flexibility. May - September 2018 On May 16, 2018, the City Council directed Staff to continue working with the community on a plan for neighborhoods and conservation in the northeastern area of the City. Pop Up Events: During July, August, and September, the City hosted nine pop-up outreach events engaging with over 800 community members. At each of these events, participants were given informational materials, were able to discuss discussed the annexation proposal with City staff, and take a dot survey. For the dot survey, participants were given stickers and were invited to respond to questions on four different boards. Participants were asked to place a dot next to their top responses. In addition, they were offered an area on each board to suggest additional answers. The dot surveys illuminated what community members value helped inform preparation of the online survey. Small Group Meetings: Also during this period, the City met with four different small groups to learn about their preferences for various types of housing, parks, and neighborhood amenities. The groups represent unique perspectives on the future of the Etiwanda Heights Neighborhood & Conservation Plan Area. • Campeones para la Comunidad (Community Champions), August 21, 2018: The Community Champions is a group of Latino residents who provide leadership training and encourage participation in local government. • Healthy Rancho Cucamonga Steering Committee, August 28, 2018: The Healthy Rancho Cucamonga Steering Committee is made up of residents, businesses, non-profit agencies, City and County staff, hospitals and community groups. The committee focuses their work on the City’s health priorities as identified by residents. • Healthy RC Youth Leaders, August 29, 2018: The Healthy RC Youth Leaders give teens a meaningful voice and focus on health issues that matter to youth. • Home Owner Association Leadership, August 29, 2018: The Home Owner Association small group is made up of residents who live near the Etiwanda Heights Neighborhood & Conservation Plan Area to the west. The Healthy RC Community Champions Meeting: During a regularly scheduled Healthy RC Community Champions meeting, the Etiwanda Heights Neighborhood & Conservation Plan was included in the agenda. Following a background presentation, attendees were shown a series of images and asked to rank them using green, yellow or red cards – green indicating a positive response, yellow a neutral, and red a negative response. They were asked to respond based on how well the image fit the character of Rancho Cucamonga and if it would be appropriate in the Etiwanda Heights neighborhoods. The general responses are described below: • All uses gained mostly green response. • Housing with front porches and trees, and the idea of a town square/central gathering space both received noticeably stronger responses. 4914-7670-8469.1 -14- • Townhomes received green responses, but a few yellow and red responses were given, with some participants noting the noise and other nuisances generated by living in close proximity to neighbors. • Participants noted that estate and larger homes elevate the community overall, but that they are inaccessible to most. Open House, September 21, 2018: The City hosted an open house to share concepts and gather input for the Etiwanda Heights Neighborhood & Conservation Plan. The open house attracted about 200 people. Of those, 92 people shared their name and contact information, 38 people submitted comment cards, and three people signed up for a talking session with staff. The open house was organized around five stations. Station 1: Background & Overview Station 2: Neighborhood Framework Station 3: Conservation & Open Space Station 4: Housing & Streets Station 5: Community-Serving Amenities & Activities Participants were given a guide and comment card and asked to record their input on the materials at Stations 2-4. Their responses for each are included on subsequent pages. Social Media/Digital Engagement Between October 2017 and February 2019, social media and other digital communication were used to achieve a priority to inform and engage with as many community members as possible. Being sensitive to the busy lives of our residents, virtual workshops and other digital engagement events were held to ensure those that were not able to attend in- person workshops were still able to receive information, ask questions, and provide feedback. Using various digital survey tools, Facebook, Facebook LIVE, Twitter, Instagram, Nextdoor, videos and eNews, over 200,000 digital impressions were tallied with a reach of nearly 89,000.1 Between May and July of 2019, the City utilized these tools to reach the community regarding the naming of the what had previously been referred to as the Central Greenway. Via Instagram story, votes were collected over a 24- hour period, resulting in over 1,000 impressions, nearly 800 views, and 107 votes. Based on this input, the greenway was renamed Camino de las Alturas. [IMAGE P. 12] The City engaging with the public during September 2018 Open House [IMAGE P. 12] Notes 1 Impressions are the number of times content was displayed, whether clicked or not. Reach is the total number of people who saw the content. 4914-7670-8469.1 -15- 1.4 Vision for Etiwanda Heights Community Vision The Community Vision emerging from the planning process – as a synthesis of analysis, General Plan policy review, City Council direction, and community input – is for large quantities of conserved rural and natural open space in the northern portion of the Plan Area, underwritten by and in balance with high quality neighborhood development in the southerly areas already surrounded by existing neighborhoods. These two Areas will comprise the Plan: The Rural/ Conservation Area (RCA) north of the Day Creek Diversion Levee, and the Neighborhood Area (NA) south of the Day Creek Diversion Levee. Each Area is described in detail on the following Chapters. [FIGURE P. 14] Figure 1.4 Conservation vs. Neighborhood Area [IMAGES NUMBERED 1 AND 2, P. 14] Rural/Conservation Area: over 82% of the Plan Area is in the Rural Conservation area, which contains several existing and planned preserves, numerous hiking trails, and breathtaking natural features. Neighborhood Area: Central to the open space strategies for Etiwanda Heights is extending the characteristics of the foothills into the neighborhoods through an interwoven open space network. 4914-7670-8469.1 -16- Rural Conservation Area [IMAGE P. 15] Rural Open Space and Habitat Conservation: The top community priority expressed throughout the planning process was open space retention, habitat conservation, and recreational access. The Plan addresses this priority in the following ways: A. Conserving as much open space land as feasible, protecting it from patchwork residential development, conserving and enhancing natural habitats, and providing controlled recreational and educational access to it. B. Generating conservation funding by targeting habitat mitigation fees from neighborhood development for its acquisition, conservation, restoration, maintenance, and management. C. Prioritizing the conservation of lands adjacent to the existing North Etiwanda Preserve to secure larger continuous areas of better-connected habitat, with improved levels of conservation management. D. Ensuring that only limited quantities of rural housing can be built within the Rural/Conservation Area and that they are designed in a manner which enhances the rural character, reduces impacts on natural habitats, and respects property rights. E. Extending open space corridors and trails from foothill open spaces down into the neighborhoods below, in the form of enhanced flood control and utility corridor trails and a large central greenway weaving park space and stormwater management through the neighborhoods and within a comfortable walk of every residence. F. Providing a variety of parks, greens, playgrounds and playfields within and adjacent to every neighborhood, with at least one park or green within a safe and pleasant walk of every home. Neighborhood Area [IMAGE P. 16] Unique, Amenity Rich Neighborhoods: Both the General Plan and community input emphasize the importance of providing a variety of living environments for a range of family sizes, ages, and preferred lifestyle. Accordingly, the vision for Etiwanda Heights includes: A. Neighborhoods with beautiful walkable streets that provide safe, comfortable and beautiful pedestrian, bicycle and in many cases equestrian routes to trails, parks, and community amenities and gathering spaces. B. Very large lot equestrian homes, with strong semi- rural design character, consistent with their adjacency to the rural open spaces of the foothills above, existing neighborhoods to the west, and the heritage of Etiwanda and Alta Loma. C. Homes in walkable neighborhoods that emphasize views of the mountains above and valley below. D. Neighborhoods geared toward older individuals seeking a healthy active lifestyle within reach of recreational and local retail amenities. 4914-7670-8469.1 -17- E. Neighborhoods particularly well suited to and attainable by families with children, offering parks, trails and a school within a safe, comfortable walk or bike ride. F. Neighborhood-serving shops and restaurants in a location with convenient access by residents of existing and new neighborhoods, on foot, by bicycle, on horseback, and by car. G. Neighborhoods that also include smaller detached and attached single-family homes, particularly surrounding the neighborhood shops, and around selected parks and open spaces. H. Homes and landscapes that reflect the heritage of Etiwanda and Alta Loma, and that front the streets with well-landscaped front yards and welcoming entries as envisioned by the 1991 Etiwanda North Plan, 4914-7670-8469.1 -18- 1.5 Guiding Principles The following Guiding Principles were prepared based on the community input and Vision emerging from the September 2018 Community Open House, summarized above in Chapter 1.3. Based on that Vision and these Guiding Principles, the Team prepared a series of conceptual development studies to explore site organization, development intensity, and use mix alternatives to achieve the expected outcome. Those studies in turn informed a Regulating Plan (See Chapter 5) that forms the physical armature and organization for the land use regulations, multi-modal mobility standards, and urban and architectural design guidelines within the Plan Area. [IMAGES P. 17 FOR 1-6] 1.Local Control 2.Open Space Conservation 3.Active Healthy Living 4.Fiscal Responsibility 5.Public Safety 6.Unique Sense of Place 4914-7670-8469.1 -19- 1. Local Control Based on the City’s initial discussions with the County in 2008 and thorough public engagement processes during 2017 and 2018, the City desires to take land use control of the Plan Area to ensure that future conservation and limited development meet with the City’s high standards. Strategies • To gain land use control, the City must annex the Plan Area through the Local Agency Formation Commission (LAFCO) process. • To gain County support for the process, the County’s surplus property must have a reasonable market value, which means an appropriate level of development. • The vehicle for such an agreement and annexation process must be a Plan that reflects the community’s vision for the future of the Area. • LAFCO must find that the Plan is feasible, which in this case must be a balance of conservation of foothill open space with limited new neighborhood development to help fund the conservation and to ensure that it is fiscally sustainable to Rancho Cucamonga. 2. Open Space Conservation Community sentiment clearly favors conserving as much of the Plan Area as rural open space and habitat conservation as feasible. Strategies • Permanently conserve the maximum feasible amount of contiguous natural habitat and rural open space. • Balance conservation objectives with recreational and educational access, financial feasibility, and respect for property rights. • Adopt clear rural development standards and design guidelines to ensure that limited low intensity residential development is compatible with the surrounding rural and natural environment. • Designate and fund a well-qualified conservation management entity (Land Manager) to acquire, conserve, restore and manage habitat and open space resources. 4914-7670-8469.1 -20- 3.Active Healthy Living Provide a clear vision and user-friendly standards and guidelines for the location, type, amount, scale, and design character of new development in the Etiwanda Heights Plan Area, with a focus on landscape conservation, preserving open space within neighborhoods and connecting residents to the foothills through a network of new and existing trails. Strategies •Extend the City’s pedestrian, bicycle and equestrian trail networks to connect existing and new neighborhoods to one another and to the foothill open spaces above. •Provide a range of housing opportunities for families of many ages, sizes and lifestyles. •Locate a variety of sizes and types of neighborhood parks, greens, playgrounds and playfields throughout the neighborhoods, and within a safe, pleasant walk of every home. •Organize neighborhoods around a network of complete streets that provide safe, comfortable walking and biking routes and beautiful community gathering spaces. •Locate small neighborhood-serving shops and restaurants for convenient access on foot, on horseback, by bike, or by car. •Capture storm water to contribute towards groundwater recharge and manage the quantity and quality of flows using sustainable best practices. 4.Fiscal Responsibility Define a strategy for development that supports conservation objectives for the rural Etiwanda Heights foothills area. New development must make preservation of natural landscape feasible and fiscally self- sustaining at the local level beyond the foreseeable future. Strategies •Ensure that conservation and neighborhood development pay their own way and do not place new tax burdens on existing residents. •Enable enough neighborhood development in the lower portions of the Plan Area to generate sufficient funds for the acquisition, conservation, restoration, and management of the conservation lands above. •Provide enough sales tax generating shops and restaurants to offset the cost of services for the housing and to ensure the overall Plan is fiscally self-sustaining. 4914-7670-8469.1 -21- 5. Public Safety Provide connections from existing neighborhoods and streets into the Plan, ensuring access and prioritizing multi-modal safety – designated bike lanes, pedestrian-friendly sidewalks, and limited equestrian paths – while designing safe neighborhoods, complete stormwater management plans and natural fire-safety buffers to mitigate risks of wildfire spread. Strategies • Ensure that new and existing neighborhoods are protected from flood, wildfire, and geological hazards. • Connect Wilson and Rochester Avenues through the Plan Area to complete the Foothill Neighborhoods circulation framework and improve access for emergency vehicles. • Create a street network that both enhances access for police and fire and reduces traffic safety risks for pedestrians, bicyclists, equestrians, and drivers. 6. Unique Sense of Place Emphasize the natural amenities of the Etiwanda Heights area – mountain views, foothill trails, etc. – with streets oriented toward peaks, networks of green spaces, and plentiful parks, while respecting the character of existing neighborhoods. Strategies • Plan and design new neighborhoods to emphasize views of the mountains above and the valley below. • Ensure that new neighborhood edges are compatible with existing adjacent neighborhoods and respect existing viewsheds. • Provide high quality design standards to ensure that the buildings and landscapes of Etiwanda Heights reflect the unique heritage of Etiwanda and Alta Loma. • Create extensive networks of parks, open space and trails • Provide high quality neighborhoods serving a variety of housing needs, ensuring that the Plan provides unique residential opportunities that are presently lacking in the area 4914-7670-8469.1 -22- Acknowledgments We would like the acknowledge and thank the many members of the community of Rancho Cucamonga who gave their time to provide us with invaluable information, insights and input throughout the planning process. Their specific, local perspectives have been critical to the development of the Plan, and we look forward to their continued input as the Plan is finalized. City of Rancho Cucamonga: City Council L. Dennis Michael, Mayor Lynne B. Kennedy, Mayor Pro Tem Ryan A. Hutchison, Council Member Kristine D. Scott, Council Member Sam Spagnolo, Council Member Planning & Historic Preservation Commission Tony Guglielmo, Chairman Ray Wimberly, Vice-Chairman Francisco Oaxaca, Commissioner Lou Muñoz, Commissioner Bryan Dopp, Commissioner City Manager John Gillison Community & Economic Development Matthew Burris, Deputy City Manager Candyce Burnett, City Planner Mike Smith, Senior Planner Tom Grahn, Associate Planner Vince Acuna, Associate Planner Tabe van der Zwaag, Associate Planner Jean Ward, Civic Solutions, Contract Project Manager Jennifer Nakamura, Management Analyst II Flavio Nunez, Management Analyst II Jason Welday, Engineering Services Director Albert Espinoza, Assistant City Engineer Fred Lyn, RCMU Manager Brian Sandona, Senior Engineer Matthew Addington, Associate Engineer William Wittkopf, Public Works Director Dean Rodia, Public Works Superintendent Ernie Ruiz, Public Works Superintendent Michael Frasure, Building and Safety Manager Valerie Victorino, Executive Assistant Civic & Cultural Services Elisa Cox, Deputy City Manager Jennifer Camacho-Curtis, Community Affairs Officer Gabrielle Costello, Community Affairs Coordinator Justine Garcia, Management Analyst II Joana Marrufo, Management Aide Julie Sowles, Library Services Director Linda Troyan, City Clerk Services Director Jennifer Hunt Gracia, Community Services Director Ashley Wysocki, Community Services Superintendent Dianna Lee, Community Partnerships Coordinator Katy Cox, Community Services Coordinator Johnette Maddox, Community Services Specialist Angela Arellano, Recreation Assistant Gisselle Barrientos, Recreation Assistant Synnova Macleod, Recreation Assistant Anthony Median, Recreation Assistant Daniel Silva, Recreation Assistant Jacqueline Robbins, Recreation Assistant Brianna Orellana, Recreation Assistant Hunter Reddington, Recreation Assistant Victoria Magana, Recreation Assistant 4914-7670-8469.1 -23- Administrative Services Lori Sassoon, Deputy City Manager Darryl Polk, Innovation and Technology Director Michelle Munson, Innovation & Tech. Deputy Director Noah Daniels, Finance Manager Steve Lawdis, GIS Supervisor Isaiah Aguilera, Senior GIS Analyst Ryan Wilson, GIS Analyst Art Yero, GIS Analyst Elena Qualls, Administrative Assistant Public Safety Donny Mahoney, Police Chief Ivan Rojer, Fire Chief Mike McCliman, Deputy Fire Chief Eric Noreen, Deputy Fire Chief Rob Ball, Fire Marshall Pamela Nibert, Management Analyst III Consultant Team: Sargent Town Planning, Planning & Design David Sargent, AIA, Principal Peter VanderWal, Senior Urban Designer John M. Baucke, Consulting Development Advisor Tony Perez, Senior Code Specialist Bill Dennis, Consulting Senior Designer** John “JJ” Zanetta, Consulting Illustrator Yuan Liu, Urban Designer* Russell Toler, Urban Planner Eryan Gwin, Urban Designer Bas Dijkhoff, Urban Designer* Tim Bontan, Urban Designer* Lisa Wise Consulting, Economics/Implementation Lisa Wise, Principal Jennifer Daugherty, Senior Associate Kathryn Slama, Senior Associate Jacob Howard, Associate Menka Sethi, Senior Associate* Developers Research, Feasibility Analysis Scot Oldham, Principal Ian Wales, Vice President Blake Kunisch, Project Director Meyers Research, Market Assessment Tim Sullivan, Managing Principal Michelle Weedon, Senior Vice President Susan Jackson Harden, Inc., Public Engagement Susan Harden, Principal Zimmerman Volk Associates Todd Zimmerman, Principal Fehr & Peers, Transportation Paul Herrmann, P.E., Project Manager Jason D. Pack, P.E., Principal-In-Charge Jessica Johnson, Transportation Engineer Mae Tamayo, Transportation Engineer Crabtree Group, Civic Engineering/Infrastructure 4914-7670-8469.1 -24- Paul Crabtree, PE, Principal Joe DeLuca, Project Manager Meridian Consultants, CEQA Tony Locacciato, Principal Kelene Strain, Project Manager Dudek, Biology and Hydgrology Brock Ortega, Senior Wildlife Biologist Danielle Mulllen, Wildlife Biologist Tom Ryan, Senior Hydrologist* Stephanie Standerfer, Senior Environmental Planner* Ruta Thomas, Senior Environmental Planner Andrew Greis, GIS Michael Baker International Siri Champion, Public Outreach James Sinnema, Civil Engineering* Patrick Angell, AICP, SMARRA* Aaron Pfannenstiel, Hazards* Stanley R. Hoffman Associates, Inc., Fiscal Stan Hoffman, Principal*** Marcine Osborn, Senior Associate * Indicates person no longer with the listed organization. ** Our dear friend and colleague Bill Dennis sadly passed away in August 2018. Throughout his lifetime of work, Bill’s exceptional urban design abilities have added priceless value to the built environment, and it is with sincere gratitude that his contributions to the urban design vision of the Etiwanda Heights Neighborhood & Conservation Plan are acknowledged here. *** Our longtime friend and colleague Stan Hoffman passed away suddenly in July 2019, just as the EHNCP and supporting analyses were nearly complete. For many years, the City of Rancho Cucamonga and many members of the consultant team have relied on Stan’s careful and thorough analysis of financial and fiscal dimensions of complex urban development projects and proposals, and we all miss him. We gratefully acknowledge the invaluable role that he and his very capable staff – who continue complete his firm’s work on the EHNCP – have made to help the team ensure that the community’s imperative that the EHNCP should “pay its own way” will be met. 4914-7670-8469.1 -25- 2. Setting & Context The Chapter Covers: 2.1 Regional Context 27 2.2 Plan Area & Context 29 2.3 Physical Setting 31 2.4 Environmental Setting 33 2.5 Mobility Setting 39 2.6 Market Setting 41 2.7 Regulatory Setting 43 4914-7670-8469.1 -26- 2.1 Regional Context [IMAGES P. 27] San Gabriel Mountains Victoria Gardens Comfortable Neighborhoods Rural and Agrarian landscape Overview The City of Rancho Cucamonga is located in the southwest corner of San Bernardino County, along the southerly foot of the San Gabriel Mountains and the San Bernardino National Forest. A growing City of almost 180,000, Rancho Cucamonga is well known and widely respected for its quality of life, family- friendly neighborhoods, strong employment base, regionally significant retail centers, and active outdoor lifestyles. Regional access is provided by the I-210 Foothill Freeway, the I-15 Ontario Freeway, the 1-10 San Bernardino Freeway, and Metrolink’s San Bernardino Line running in the Santa Fe Railroad right of way. The Plan Area is located in the northeasterly corner of the City’s sphere of influence, including a large gap in the fabric north of Banyan Street of the City’s upscale foothill neighborhoods. Major north-south thoroughfares providing access to the area include Milliken Avenue, Day Creek Boulevard, Rochester Avenue, Etiwanda Avenue and Haven Avenue. East-west access is provided by Banyan Street and Wilson Avenue. [IMAGE P. 28] [Plan Area - CITY OF RANCHO CUCAMONGA, SAN BERNARDINO COUNTY] 4914-7670-8469.1 -27- 2.2 Plan Area & Context Etiwanda Heights Plan Area The 4,393-acre Etiwanda Heights Neighborhood & Conservation Plan Area is located in the northeast corner of Rancho Cucamonga’s planning area, almost entirely within unincorporated San Bernardino County. The Plan Area is bounded on the west by rural development in unincorporated County land, on the north by the San Bernardino National Forest, on the east by the City of Fontana, and to the south by Rancho Cucamonga’s existing foothill neighborhoods. Just to the west side of the Area and south of Wilson Ave is Chaffey College. Los Osos High School is surrounded on three sides by the Plan Area, and on the south by Banyan Street. Key physical characteristics of the Plan Area and existing development within it are highlighted on the map to the right by 1-7 and described in the following pages. 3,494 acres of the Plan Area lie within the 1992 Etiwanda North Specific Plan Area, as shown in Figure 2.2. 1. San Bernardino National Forest: Over 800,000 acres of permanent conservation. 2. North Etiwanda Preserve: 652 acres of habitat conservation within the Plan Area. 3. Flood Control Facilities: Deer and Day Creek debris basins, channels and levee. 4. Closed Gravel Mine: Former Lehigh Hanson Gravel Mine 5. Los Osos High School: Serving Etiwanda Heights and Foothill neighborhoods. 6. Chaffey College: One of the Inland Empire’s oldest and most distinguished junior colleges, within an easy walk or bike ride of the parks and shops of Etiwanda heights 7. Residential Neighborhoods: Foothill neighborhoods. [LEGEND] EHNCP Boundaries City Boundaries Etiwanda North Specific Plan (ENSP) Boundaries EHNCP land currently within City Limits] [FIGURE P. 30] Figure 2.2: Plan Area & Context [IMAGES RELATING TO 1-7, P. 30] 4914-7670-8469.1 -28- 2.3 Physical Setting [IMAGES P. 32] Deer Creek Canyon Floor Control Channel Edge Neighborhoods A.Natural Context Like the rest of the foothill neighborhoods in Etiwanda, Alta Loma, Fontana to the east and Upland to the west, the Plan Area is characterized by alluvial fans from the San Gabriel Mountains. Within the Rural/ Conservation Area the terrain slopes of 30% and more are typical, with alluvial fans sloping from 20% to 10% to the south. In the Neighborhood Area, slopes range from 7% at the Diversion Levee down to about 5% at Banyan Street. A number of canyons discharge stormwater and debris into the alluvial fans, including Deer Creek Canyon to the west and Day Creek Canyon in the center of the Plan Area. Stormwater flows from these two canyons historically drained through the lower portion of the Plan Area and onward down into the area now occupied by the neighborhoods south of Banyan Street and what is now the center of Rancho Cucamonga. Starting in the early 20th century a series of flood control improvements were made to direct those stormwaters into man-made channels. With the completion of the Deer Creek and Day Creek debris basins and flood control channels and the completion of the Day Creek Diversion Levee, the area to the south of that levee is protected from storm flows and no longer needed for flood control purposes. San Bernardino County has declared the property surplus and desires to sell it in order to fund future flood control facilities. Opportunities and Challenges The greatest opportunity for this Plan is to protect the rural open space character and natural habitat of the large majority of the Plan Area. This has been envisioned and emphasized by the General Plan for many years, was the primary impetus for the City to take charge of planning the area, and the most consistent message coming from community in the public meetings and workshops in this planning process. This opportunity was catalyzed by the County’s success in protecting the lower Plan Area from flood hazard, rendering it available for limited neighborhood development, which can, in turn, underwrite much of the cost of conservation. B.Urban Context The lower portion of the Plan Area is bounded on three sides by existing neighborhoods and on the north by the Diversion Levee. Two major streets that are planned to extend through the Plan Area – the east-west Wilson Avenue and north-south Rochester Avenue – currently terminate into the Plan Area. The neighborhood street networks in adjoining neighborhoods provide limited opportunities for street or trail connections. 4914-7670-8469.1 -29- The surrounding neighborhoods are typical suburban housing tracts, with lots and homes varying in size from 8 dwellings per acre to the south, to 4 and 6 acres per dwelling to the east and west, down to 1 and 2 dwellings per acre in some areas north of Chaffey College. Opportunities and Challenges Opportunities for greater access from existing neighborhoods to new neighborhoods parks and trails will be available under the Plan (see Chapter 4.2). These include: A.a trail connection to the eastern end of Ranch Road in the northwest corner of the Neighborhood Area; B.street and trail connections to Mirador Drive, Lemon Avenue and Marbella Drive in the southwest corner of the Neighborhood Area; C.a new street to the north of Banyan Street aligning with Mt. Baldy Place to the south; D.new street connections to Vintage Drive and Thunder Mountain Avenue in the southeast corner of the Neighborhood Area; and E.a new street connecting from the northeast portion of the Plan Area through the Southern California Edison transmission line easement to Day Creek Boulevard north of Day Creek Intermediate School. To ensure compatibility of new and existing homes along the edges of new neighborhoods, new homes should be compatible in general size, scale and character, and should not face toward existing homes. Particularly along the west neighborhood edge, new homes can be set back from the Day Creek Channel, with enhanced landscaping along the east edge of the Day Creek Trail to improve the comfort and appearance of the trail and buffer views of new homes from existing homes and yards. [IMAGES P. 32] East Neighborhood Edge West Neighborhood Edge Trail Connections 4914-7670-8469.1 -30- 2.4 Environmental Setting [IMAGES P. 33] RAFSS Natural flora Grasslands A. Biology and Hydrology The biology and topography of the Plan Area have been shaped over many thousands of years by the stormwater and debris flows from the San Gabriel Mountains. The annual rains, bringing with them water, sediments, and nutrients, established the vegetation and animal communities that inhabited the alluvial fan; the episodic large flows from major storm events shaped the terrain. Major vegetation communities within the Plan Area include Riversidean Alluvial Fan Sage Scrub (RAFSS) of various subtypes, Chapparal, Oak Woodland, and Grasslands. Fauna include a wide range of birds, herbivores and carnivores commonly found in Southern California foothills and mountains. Of particular interest are two special status animal species – the San Bernardino kangaroo rat (SBKR) and the coastal California gnatcatcher (CCG) – and several special status plant species. Also of concern are the western burrowing owl (WBO), Crotch’s Bumble Bee (CBB), specific vegetation types associated with SBKR and CCG, RAFSS in particular. As summarized in a Biological Existing Conditions Report and Etiwanda Heights Neighborhood & Conservation Plan Environmental Impact Report (EIR) extensive vegetation mapping and focused small mammal trapping were conducted of the Neighborhood Area and adjacent 375-acre area to the north. Both Additional surveys were done in 2025 for the WBO and CBB within the Neighborhood Area proposed for development. All documents are on file with the Rancho Cucamonga Planning Department. Small mammal trapping over hundreds of trap nights in the most likely areas for habitation were all negative for SBKR, leading to the conclusion, supported by a long history of other efforts, including the elimination of episodic storm flows, that the area is no longer inhabited. Vegetation surveys found the quality of RAFSS below the Diversion Levee –the preferred habitat for SBKR – to be generally compromised and declining since the seasonal storm flows that fed it with sediments and nutrients have long been cut off. The quality of the remaining natural habitats varies significantly, from virtually undisturbed in northerly portions of the Plan Area, to somewhat compromised by construction of flood control channels, power lines and roads, to significantly compromised by stormwater diversion, gravel mining, and human access in the lower area south of the Diversion Levee. The areas north of the foothill neighborhoods – with the exceptions of the debris basin areas at the canyon mouths, the concrete flood control channels, and the transmission line corridors – are relatively undisturbed alluvial fan terrain, with generally intact vegetation communities. A few properties have already been developed with rural housing; recreational access is minimally managed, resulting in additional habitat disturbance. 4914-7670-8469.1 -31- Within the existing foothill neighborhoods those natural habitats have been substantially removed. Human interventions outside those neighborhoods have included flood control improvements and associated roadways, regional electrical transmission lines and associated roadways, rural residences and associated roadways. Opportunities and Challenges Protecting the Rural/Conservation Area from further degradation due to patchwork residential development and unmanaged recreational access is a long-standing objective of the City. The central portion of that area is already protected to a degree by its designation as the North Etiwanda Preserve, and this Plan offers the opportunity to expand the Preserve with enhanced conservation and restoration practices. Neighborhood development within the lower portion of the Plan Area offers the potential for significant financial resources to underwrite conservation. New policies and development standards offer the opportunity to ensure that future development minimizes negative impacts on the area’s rural character and habitat quality. [IMAGES P. 34] Edge neighborhoods Intact vegetation communities Rural trails 4914-7670-8469.1 -32- [IMAGES P. 35] Valley/canyon conditions Water and sediment deposit Sediment-rich dry creeks B. Cultural Resources A study was completed for the Plan Area to document the potential for negative impacts to cultural resources. Research included review of information available in the California Historical Resources Information System (CHRIS) a records search at the South Central Coastal Information Center (SCCIC), correspondence with the Native American Heritage Commission (NAHC), correspondence with Native American individuals and/or tribal organizations provided by the NAHC, an intensive pedestrian survey, and evaluation of significance of identified resources. Records searches revealed some sites with potentially significant resources within the Rural/Conservation Area, and none within the Neighborhood Area. Furthermore, the Area was found to be highly disturbed from high velocity colluvial events (flash floods, erosion) and thus has a low sensitivity for the discovery of significant archaeological resources. No further work regarding archaeological resources is recommended for the Neighborhood Area. Opportunities and Challenges The potentially significant sites within the Rural/Conservation Area have been mapped and documented in a confidential report on file with the City Planning Department for the protection of the resources. Any future development within the Rural/Conservation Area will be reviewed against those records and appropriate mitigation measures applied. This represents a further potential constraint to new development in the Rural/Conservation Area and additional incentive for conservation. The lack of such resources within the Neighborhood Area removes a potential constraint to neighborhood development within that area that is prioritized for new development. C. Mineral Resources Based on the alluvial processes at work over many millennia, the foothill alluvial fans and riverbeds of the Inland Empire are a rich source of sand and gravel for the construction industry. The Deer and Day Creek Alluvial Fans were no exception, and Hanson Aggregates extracted sand and gravel from a large mine within the Neighborhood Area from 1992 to 2012, when they found it no longer to be economically viable, completing the closure process in 2014. Opportunities and Challenges The Hanson Aggregate Mine has been closed and has left a large disturbed area devoid of habitat. This disturbed area provides for an opportunity for development without adverse biological impacts. This former gravel mine however was left in such an altered condition such that significant terrain modifications will need to be needed to create a buildable area. D. Fire Hazard Wildfires pose a risk to all of California’s cities, particularly those adjacent to wild open spaces. Most of the land in the Plan has been identified by Cal Fire as a very high fire hazard severity zone. The entire Plan Area is within the Rancho Cucamonga Fire District’s designated Wildland-Urban Interface Fire Area. That designation extends approximately 1,000 feet into the northerly portions of most of the existing 4914-7670-8469.1 -33- neighborhoods to the east and west of the Neighborhood Area, based on the potential for wind-driven fire to ignite buildings and landscape within those neighborhoods. The region’s relatively high temperatures, low humidity, low precipitation, and Santa Ana winds create conditions conducive to wildfires. Opportunities and Challenges As was the case during and following the construction of existing neighborhoods to the east and west of the Neighborhood Area, the Very High Fire Hazard designation will remain on the entire Plan Area – including the Neighborhood Area – for the foreseeable future. All structures/ landscape within the Plan shall conform to all applicable codes and regulations. In addition, the Master Developer is required to prepare a Fire Master Plan acceptable to the City’s Fire Marshal, including but not limited to definition of Fuel Modification buffers around the Neighborhood Area and any future homes within the Rural/Conservation Area, and a Fire Protection Plan. When development within the Plan is complete, the Fire Marshal may or may not amend the Fire Hazard mapping based on conditions at the time. Fuel modification buffers and emergency access roads are required along the north edge of the Neighborhood to assist fire personnel in preventing wildfires from entering the Neighborhoods, and containing structure fires within the Neighborhoods to stop their spreading to the Rural Area. E. Flood Hazard As summarized Chapter 2.3.A, flood control improvements constructed over the past century have removed the portion of the Plan Area below the Day Creek Diversion Levee from the 100-year Flood Plain, rendering it available for urban development. Opportunities and Challenges The flood protection of the area below the Diversion Levee creates the opportunity for new neighborhoods which in turn creates an opportunity to fund greater conservation within the area above the Levee. Challenges include balancing on-going flood control maintenance operations with conservation goals in the Rural/Conservation Area. [IMAGES P. 36] Dry vegetative cover Floor control measures Existing roadside swales 4914-7670-8469.1 -34- [IMAGES P. 37] Aerial of the site Granite boulders Rural/Conservation Area F. Seismic Hazard Seismic activity along the Cucamonga Fault defined the break between the San Gabriel Mountains to the north and the valley floor to the south. That fault and associated Alquist-Priolo Earthquake Zones traverse portions of the Plan Area to the north of the existing neighborhoods. A second fault zone, trending southwest to northeast, runs through the southeast corner of the Plan Area, near the intersection of Banyan Street and Rochester Avenue. Opportunities and Challenges Neither of these earthquake zones runs through the Neighborhood Area but these Earthquake Zones are a major constraint to development within the Rural/Conservation Area. G. Geologic Hazard The northern portions of the Rural/ Conservation Area have the potential for seismically-induced landslides and rockfalls based on slope steepness and the presence of granitic boulders. That hazard is not present in the lower portions of the Rural/Conservation Area, nor in the Neighborhood Area. Opportunities and Challenges None of the potential landslide or rockfall areas are within or near the Neighborhood Area, so they present no constraints to neighborhood development. However these zones are present within much of the Rural/Conservation Area and present a significant constraint to development there. [IMAGES P. 38] Mountain side conditions Steep Foothill terrain Rocky creek conditions 4914-7670-8469.1 -35- 2.5 Mobility Setting [IMAGES P. 39] Banyan Street Milliken Avenue Wilson Avenue East A. Roadway Network As an undeveloped and rural area adjacent to the City of Rancho Cucamonga, the Plan Area currently has very little roadway network. Major roadways available to provide access to the Plan Area are Milliken Avenue, Wilson Avenue, Rochester Avenue, Banyan Street, Day Creek Avenue, and Etiwanda Avenue. Existing roadways within the Plan Area also include Wardman Bullock Road and Dawnridge Drive that provide access to rural properties within the eastern portion of the Area, Hanson Road that provided access to the now closed gravel mine, paved and unpaved service access roads related to flood control facilities and electrical transmission lines, and a few other unpaved private roads. The plan for the foothill neighborhoods as presented in the General Plan and the Etiwanda North Specific Plan directs that Wilson Avenue and Rochester Avenue be connected through the Plan Area. In the absence of those connections, Banyan Street currently carries a significantly heavier traffic load than it was designed to accommodate. Opportunities and Challenges Connecting Wilson Avenue through the current gap and connecting Rochester Avenue northward to Wilson represents a long-standing top-level City priority and a major opportunity for this Plan. Due to the street patterns of existing neighborhoods abutting the Plan Area there are limited opportunities to add new neighborhood to neighborhood connections to relieve congestion on the arterial street network. Strategies available to reduce traffic- related congestion and air quality degradation include completing all possible roadway connections, maximizing opportunities for active transportation, and including some neighborhood shops and restaurants to enable existing and future residents to conduct some of their daily errands on foot or horseback, or by bike or a short drive within the neighborhood. B. Active Transportation Existing active transportation facilities within and adjacent to the Plan Area include the existing flood control and power line service roads which are currently designated and used as multi- purpose trails, multi-purpose trails along Wilson Avenue and Banyan Street, and a number of designated and undesignated trails within the Rural/Conservation area and the North Etiwanda Preserve. Opportunities and Challenges Completing, expanding and improving the trail network within the Plan Area is one of the most significant opportunities for this Plan. Recreational access throughout the Plan Area and adjoining neighborhoods has consistently been identified as a top community priority. In accordance with current City policy, a complete network of complete streets – in addition to an expanded and improved network of off- street trails – has the potential to make the Plan Area an ideal environment for walking, hiking, biking and horse-back riding. Designing and managing the trail system to support the 4914-7670-8469.1 -36- conservation of natural habitats and respect the rights of private property owners is both an opportunity and a challenge facing this Plan. [IMAGES P. 40] Existing Service Road Multi-purpose trails Undesignated trails 4914-7670-8469.1 -37- 2.6 Market Setting [IMAGES P. 41] Single-family detached Attached housing Upscale multi-family housing A. Residential Market Continuing the market trends that supported the development of the existing foothill neighborhoods and that are currently supporting housing development throughout the City, market studies conducted in 2015 and 2019 confirm strong market support for a wide range of housing types within the Plan Area. These studies identify very strong market support for entry level and moderately priced single-family detached and attached housing, and strong support for more upscale homes and high-quality market rate multi- family housing. Support for very high-end, large lot housing is present but limited, as also evidenced by a significant existing supply of large lots in the neighborhoods to the east and west of the Etiwanda Heights Neighborhood Area that have been entitled for some time but not yet built or sold. A Market Conditions Report summarizing the real estate market context for the Plan Area as of November 2018 was prepared, and along with other existing conditions reports is available for review in the City Planning Department. Opportunities and Challenges Rancho Cucamonga’s perennially strong housing market offers the key opportunity for housing development on a limited portion of the Plan Area to help underwrite the permanent conservation of much larger areas. The Plan also offered the opportunity to provide a range of housing opportunities within walkable, amenity-rich neighborhoods that provide residents with easy multi- modal access to trails, parks, schools, community gathering spaces, and small shops and restaurants. B. Commercial Market A market study conducted in 2015 and updated in 2019 indicates near-term market support for 55,000 to 130,000 square feet of neighborhood-serving shops and restaurants in the Plan Area. This number may be higher under current market conditions. The supportable amount of such uses will be dependent on a number of variables, including their location, timing, mix of tenants, and their quality and design character. Opportunities and Challenges The existing foothill neighborhoods represent a significant amount of purchasing power that is currently met only by shopping centers along the 210 freeway and often is scavenged by communities adjoining the City. That purchasing power would be significantly increased by the introduction of new residents within the Plan Area. The potential to locate a small collection of neighborhood-serving shops and restaurants at the intersection of the newly completed Wilson Avenue and Rochester Avenue extensions represents an opportunity to capture a share of those purchases while generating much less traffic per errand than current conditions. This will also expand the City’s sales tax base to help offset the increased cost of services for the future Etiwanda Heights Neighborhood & Conservation Plan neighborhoods. [IMAGES P. 42] Cafe integrated into a park 4914-7670-8469.1 -38- Restaurant porch dining Town Square amenities 4914-7670-8469.1 -39- 2.7 Regulatory Setting [IMAGES P. 43] North Etiwanda Preserve Preserved Rural Open Space Trail Designation A. General Plan Current General Plan designations within the Plan Area include conservation, general open space, hillside residentialrural open space, natural open space, , traditional neighborhood, and flood control/utility corridor. Except for Sub - area 1 – a 33-acre area south of Banyan Street and west of the Deer Creek flood control channel – theThe Neighborhood Area (NA) below the Day Creek Diversion Levee is currently designated flood control/ utility corridorTraditional Neighborhood with a maximum density of 8 units per acre . Corridors along the east and west edges of this area must remain so designated to accommodate the Deer Creek flood control channel along the west edge, and the Day Creek flood control channel and Southern California Edison transmission lines along the east edge. The remainder of this area was historically subject to flooding and was needed for flood control operations, but upstream improvements have protected it from flooding, rendering it surplus property that the County desires to sell in order to fund future flood control facilities. The Community Design Framework identifies multiple view corridors facing north or northwest into and through the Plan Area toward the foothills, San Gabriel Mountains, and San Bernardino National Forest. The Public Facilities chapter identifies a community park on the west boundary of the site at Wilson Drive, major trail connecting northward from Banyan Drive at Rochester Avenue to the foothills. Opportunities and Challenges The General Plan designation of the 790-acre Neighborhood Area south of the Diversion Levee will be changed from flood control/utility corridor to neighborhood land use designations, to recognize the change in status of this area, and to ensure consistency with this Plan. The Neighborhood Area will be designated with 4 new walkable neighborhood regulating zones to implement the Vision presented in Chapter 4. The remaining 3,603 acres of the Plan Area will be designated as the Rural/ Conservation Area, and rezoned with Open Space zones consistent with existing General Plan Open Space designations. These designations – along with the standards, policies and programs of this Plan – are intended to ensure the maximum feasible habitat conservation and rural open space preservation. The General Plan calls for a community park just south of Wilson Avenue at the edge of the existing neighborhood to the Neighborhood Area. Residents of that area expressed concern about a large park at that location, so a large community park (Camino de las Alturas) is located in the center of the Neighborhood Area, drawing the open space character of the Rural/Conservation Area into the neighborhoods below and providing trails to and views of the Rural/Conservation Area from the Neighborhood Area. 4914-7670-8469.1 -40- The General Plan also calls for a regional park in the center of the Neighborhood Area. However, based on very clear community sentiment, concerned with traffic noise and fiscal impacts, a regional park is not included in this Plan. In place of such a park, the Plan provides for the 40-acre greenway (Camino de las Alturas), a large number of neighborhood parks, greens and squares of various sizes and types, a 30-acre neighborhood park with community playfields south of Banyan Street, new and enhanced trails, and a new 375-acre Etiwanda Heights Preserve adjacent to the north edge of the Neighborhood Area. The General Plan and Etiwanda North Specific Plan (see following page) calls for up to 28 acres of neighborhood- serving commercial uses within the foothill neighborhoods, none of which has yet been built. Based on community concern that large commercial facilities might be out of character with the foothill neighborhoods, less than half of the 28 acres required by the Etiwanda North Specific Plan are included in the Etiwanda Heights Neighborhood & Conservation Plan, with standards to ensure that buildings are compatible with the scale of neighborhoods. The Etiwanda Heights Neighborhood & Conservation Plan also offers the opportunity to achieve many of the General Plan’s goals for future Rancho Cucamonga neighborhoods. These include making neighborhoods that provide: • a variety of housing options; • a mix and distribution of intensities and uses; • comfortable spaces for community gathering and interaction; • opportunities for active lifestyles; • high quality recreational amenities; • multi-modal transportation networks with a strong emphasis on walkability • complete and connected trail networks; • sustainable design; • a distinct sense of place; • enhanced scenic views and vistas; • protected character of existing neighborhoods; • protection from natural hazards. [IMAGES P. 44] Existing Central Park Pacific Electric Trail Multi-modal trails and networks 4914-7670-8469.1 -41- [IMAGES P. 45] Historic Thomas Winery Rural Neighborhood Character Pedestrian Comfort B.Etiwanda North Specific Plan In April 1992 the Etiwanda North Specific Plan was adopted to guide development of foothills, including much of the Plan Area and covering 3,494 acres of the Etiwanda Heights Neighborhood & Conservation Plan Area. The Etiwanda Heights Neighborhood & Conservation Plan provides a comprehensive update of planning for the Plan Area, based on today’s conditions and changes which have occurred since 1992. This specific Plan Area includes the Neighborhood Area except for Sub-area 1 – south of Banyan and west of the Day Creek flood control channel – the Rural/ Conservation Area to the east of the Milliken Drive alignment, and much of the existing neighborhoods to the east of the Etiwanda Heights Neighborhood Area. Its land use designations are very similar to those of the General Plan, except that it includes low density (2 to 4 dwelling units per acre) residential zoning for up to 556 homes within the Neighborhood Area in a strip of land east of the Milliken Avenue alignment and in the southeast area south of Banyan Drive. The Etiwanda North Specific Plan also calls for up to 28 acres of neighborhood- serving commercial uses, none of which have been implemented to date, and a large regional park below the Day Creek Diversion Levee, which also does not exist. Opportunities and Challenges The Plan Area will replace the ENSP within their area of overlap, and included in this Etiwanda Heights Neighborhood & Conservation Plan Area. As noted above, this Plan addresses ENSP objectives for large amounts of park space and neighborhood- serving commercial amenities, but in ways that respond to present-day community input, priorities and preferences. The Etiwanda Heights Neighborhood & Conservation Plan also provides the opportunity to more fully implement key goals, policies and standards in the existing ENSP. Such goals include ensuring compatibility of new neighborhoods with the natural landscapes, semi-rural design character, and architectural heritage of Etiwanda and Alta Loma, emphasizing equestrian accommodation and pedestrian comfort, de-emphasizing the automobile through location of garages beside and behind homes, and providing for high quality traditional California neighborhood design. [FIGURE P. 46] Figure 2.7: North Specific Plan Area & Context [LEGEND] EHNCP Boundaries Etiwanda North Specific Plan (ENSP) Boundaries 4914-7670-8469.1 -42- 3. Conservation Plan Introduction This Chapter provides an overview and vision of the conservation plan for the Rural/Conservation Area (RCA), based on the community input summarized in Chapters 1.2 and 1.3, the Vision presented in Chapter 1.4, the Guiding Principles as outlined in Chapter 1.5, and the opportunities and constraints summarized in Chapter 2. More detail regarding the technical topics that inform the opportunities and challenges for conservation can be found in the Existing Conditions Reports and the Etiwanda Heights Neighborhood & Conservation Plan Environmental Impact Report on file with the Planning Department and available for public review. Implementation processes, procedures, strategies and programs that will enable implementation of this Conservation Plan are provided in Chapter 7. More detailed standards and guidelines, along with management and financing processes and procedures, will be defined in a Conservation Management Plan to be prepared by the Land Manager in collaboration with the City of Rancho Cucamonga and Master Developer of the Neighborhood Area. This Chapter Covers: 3.1 Vision for Etiwanda Heights 47 3.2 Biological Setting 49 3.3 Conservation Setting 51 3.4 Conservation Goals & Priorities 53 3.5 Conservation Objectives 55 3.6 Conservation Implementation 59 4914-7670-8469.1 -43- 3.1 Vision for Etiwanda Heights Vision and Intent This Chapter provides an overview of the existing biological setting, a vision for the future of this vital area, a framework of land use regulation and conservation incentive and funding programs to encourage and enable public agencies and private property owners to work together to systematically conserve as much of the Rural/Conservation Area as feasible. As discussed in Chapter 1, the City’s long-standing vision for the foothills above the foothill neighborhoods is that their natural and rural character and environments be preserved, that the natural habitats be conserved and managed, and that any limited development be very low in density and authentically rural in character. Fortunately, the North Etiwanda Preserve represents a large existing preserve in the proposed conservation area, and existing development within the balance of the area as of 2019 is limited to a few rural residences, the Ling Yen Mountain Temple, and utility corridors and flood control improvements. Accordingly, it should be possible to achieve the vision for open space preservation and habitat conservation through expansion and good management of the North Etiwanda Preserve, and appropriate standards for very limited further rural development. A.Conservation Goals and Strategies The top goal of the Etiwanda Heights Neighborhood & Conservation Plan (the Plan) is the permanent conservation and unified management of the largest feasible portion of the of the 3,603 acre Rural/Conservation Area as biologically viable and linked habitat that would otherwise be subject to future development, haphazard management and continued habitat degradation. Key strategies for expanding and enhancing habitat conservation while ensuring and enhancing rural character include: 1.Conservation and Restoration. Conserve and restore habitat and ecosystem functions and values wherever feasible, prioritizing new conservation that is connected to and extends the already protected habitat of the existing North Etiwanda Preserve. 2.Developer Incentives. Provide incentives for developers in the Neighborhood Area to underwrite conservation in the Rural/Conservation Area as mitigation for habitat impacts within the Neighborhood Area or to create mitigation banks. 3.Property Owner Incentives. Provide incentives for property owners within the Rural/Conservation Area to transfer their development rights to the Neighborhood Area below, and/or add their land to the growing conservation area of the North Etiwanda Preserve. Incentivize the creation of mitigation banks within the Rural/Conservation Area to sell credits to offset impacts outside the Plan Area. 4.Active Management. Ensure permanent, adequately funded, active management of conservation lands by a qualified entity (Land Manager). 4914-7670-8469.1 -44- 5. Managed (Limited) Recreation & Education access in the Rural Conservation Area. Provide and manage limited recreational and educational access to the Rural/Conservation Area in a manner that balances the protection of habitat resources, and wildlife corridors with recreational use. 6. Strict Rural Development Standards. Provide strict rural standards for any new development in this area, requiring that buildings be clustered, extremely low in density, rural in character, and located in harmony with surrounding rural open space and conservation lands. [IMAGES P. 48] The vision for the Rural/Conservation Area balances prioritizing managed conservation and restoration of land in the RCA with accommodating recreational use by the public. 4914-7670-8469.1 -45- 3.2 Biological Setting A.Biological Resources The Rural/Conservation Area (RCA) is largely undeveloped and adjacent to the San Bernardino National Forest within the Day Canyon and Deer Canyon drainages. Undeveloped land – most within the San Bernardino National Forests - lies to the north, northwest, and northeast of the Plan Area, which makes up the broader Etiwanda Fan area and includes Day Canyon and Deer Canyon. The Plan open space areas provide a representative diversity of vegetation communities. These communities include sage scrub, chaparral, nonnative grassland, some oak woodlands and riparian areas, and disturbed areas (See Table 3.2 for summary). However, the current ecological status of the habitat in the Plan Area has been heavily influenced by long-term flood control efforts (discussion below) and fire. Recent fires have substantially altered the characteristics of the current vegetation communities and have resulted in vegetation communities that reflect various states of ecological succession and post- fire recovery, with a dominance of sparser and shorter vegetation. Due to previous flood control improvements within the Plan Area, a large portion of the habitat in the Neighborhood Area (NA)south of the Diversion Levee has been compromised and contains non-native grasses (weeds). Native plant types and animal special status species known or potentially occurring in the Plan Area include the following: •Riversidean Alluvial Fan Sage Scrub (RAFSS): RAFSS is a key vegetation community that supports biodiversity and the federally endangered San Bernardino kangaroo rat. •San Bernardino kangaroo rat (Dipodomys merriami parvus) (SBKR): The SBKR is a federally endangered species and the Rural/Conservation Area/Neighborhood Area has been designated as federal critical habitat for the SBKR. SBKR habitat occurs in active alluvial fan areas that exhibit occasional flooding and includes open and moderately open sandy terraces and washes. Although the SBKR was historically known to occur in the Plan Area as indicated in field surveys in 1999 and 2006, substantial recent live trapping studies are negative for presence of this species. •California gnatcatcher (Polioptila californica californica) (CAGN): federally threatened; occurs in sage scrub associations; historically known to occur in the Plan Area (1994, 1997,1999); focused surveys in 2017 were negative. •Los Angeles pocket mouse (Perognathus longimembris brevinasus): California species of special concern; occurs in lower elevation open scrub and alluvial fans; historically known from vicinity (2001). •Parry’s spineflower (Chorizanthe parryi parryi): California Native Plant Society (CNPS) 1.B.1; occurs in sandy/rocky situations in chaparral, sage scrub, and grasslands; historically known and found during focused surveys in 2017. •Wester Burrowing Owl (Athene cunicularia hypugaea): Is a candidate for listing under the California Endangered Species Act; focused surveys in 2025 were negative. •Crotch’s Bumble Bee (Bombus crotchii): Is a candidate for listing under the California Endangered Species Act; focused surveys in 2025 were negative. 4914-7670-8469.1 -46- B. Hydrology/Fluvial Processes The Neighborhood Area and a large portion of the Rural/ Conservation Area were once part of a much larger alluvial fan that extended for miles to the south. The fan included diverse assemblages of scrub and chaparral communities with natural water flows and a sediment transport process that created a network of braided channels, alluvial terraces, and benches. These processes resulted in diverse, multi-age vegetation communities that supported the focal species, as well as other species (e.g. fishes, arroyo toads, foothill yellow-legged frogs, American badgers and many other now rare or locally extinct species). As development occurred within the lower plain and valley, the need to control floods and eliminate debris for downstream developments led to the creation of a system of berms and storm detention basins that ultimately interrupted the sediment transport system that provided a fresh source of sand to habitat areas. The Neighborhood Area south of the Diversion Levee has been completely cut off from such hydrology. [TABLE P. 50] TABLE 3.2 VEGETATION ACREAGES IN NA & RCA Vegetation Community NA RCA Total Chaparral 127 1,355 1,481 Coastal Scrub 497 1,664 2,161 Group 2 145 1,101 1,246 Disturbed and Developed 167 188 355 Eucalyptus Naturalized Forest --- 3 3 Non-native Grassland --- 187 187 Riperian Forest and Woodland --- 198 198 Ruderal --- 8 8 Grand Totals 790 3,603 4,393 [IMAGES P. 50] Riversidean Alluvial Fan Sage Scrub in Rural/Conservation Area San Bernardino Kangaroo Rat (SBKR) California Gnatcatcher Los Angeles Pocket Mouse Parry’s Spineflower 4914-7670-8469.1 -47- 3.3 Conservation Setting A. Existing Conservation The Plan Area area generally encompasses the Etiwanda Alluvial Fan, spanning from mouth of Deer Canyon on the west to San Sevaine Canyon on the east, encompassing the mouths of Day Canyon, Etiwanda Canyon, Henderson Canyon and Morse Canyon. This area is largely undeveloped, as is the land to the north, northwest, and northeast of the Plan Area, most notably the San Gabriel Mountains with the San Bernardino National Forest. As illustrated in Figures 3.3A and B, and itemized in Appendix 4, certain areas within the Plan have already been protected from development by the recordation of conservation deed restrictions, some further protected by the preparation and adoption of conservation management plans. These include: • the North Etiwanda Preserve (Unit 1 and Unit 2), • the 137-acre San Sevaine Spreading Grounds, • the 880-acre U.S. Forest Service Conservation Area, • a 35-acre conservation area purchased as mitigation and set aside through a conservation easement to the San Bernardino County CSA 70 (10/2003), However, these areas are non-contiguous, with no conservation management in some cases and with under- funded and inadequate conservation management in others. B. Potential Conservation Due to existing County zoning and lack of funding for active land management - most land within the Rural/ Conservation Area is in danger of unchecked development, a lack of unified management and trespass that would further fragment habitat in these areas and potentially lead to the further isolation from the San Bernardino National Forest to the north. The intent of this Plan - and focus of this Chapter - is to create a regulatory and management framework for securing, expanding, linking, and managing these areas, and systematically transforming the Rural/Conservation Area from an area of threatened habitat and rural open space with a few islands of partial conservation, to an area of permanently conserved, well-managed habitat with a few small islands of rural living in harmony with nature. The Neighborhood Area below has been configured as compactly as possible, within an area already surrounded by neighborhood development and cut off from natural alluvial and fluvial processes by flood control structures. A managed open space buffer and fuel modification area separates the Neighborhood Area (NA) from the Rural/ Conservation Area, and trails extending into the Rural/ Conservation Area are planned and will be designed on the perimeter of the conserved area to limit human impacts on natural habitat. This Plan also puts in place strict rural development standards that require any future rural development to be clustered in compact areas surrounded by conserved open space. These standards are intended to 4914-7670-8469.1 -48- balance the community’s interest in protecting rural open space and natural habitat with the preexisting rights of private property owners. [LEGENDS FOR FIGURES] Rural/Conservation Area (RCA) Neighborhood Area (NA) Conserved and Managed Conserved not Managed Conserved and Managed Conserved not Managed Public Land Public Land / Likely Conservation Private Land / Undeveloped Private Land / Developed Neighborhood Area [FIGURE P. 52] Figure 3.3A: Existing RCA Conservation Lands [FIGURE P. 52] Figure 3.3B: RCA Land Ownership Pattern 4914-7670-8469.1 -49- 3.4 Conservation Goals & Priorities A.Goal & Principles Goal: A viable preserve system that maintains both the regional diversity and the key ecosystem processes necessary for functioning habitat. The Conservation Plan is founded on the following six core principles of connectivity, integrity, diversity, size, shape and function. 1.Connectivity. Maintain connections to adjacent habitat by keeping habitat contiguous, by preserving whole areas. Habitat that occurs in less fragmented and lateral connections between adjacent washes and habitats can be maintained. 2.Integrity. Maintain integrity by limiting or eliminating fragmentation. 3.Diversity. Maintain and enhance the existing diversity of native species. 4.Size. Create large preserves which link large blocks of habitat. Large preserve areas naturally contain greater diversity of terrain, soil types, hydrology, and native vegetation communities. 5.Shape. The shape of sites can be critical for maintaining ecosystem functioning, to the extent feasible minimize peninsulas of development or other adjacent negative influences. 6.Function. Maintain the overall condition of conserved open spaces at or above that in existence at the time of conservation. B. Priorities Applying the Principles: Through the use of the above principles, priorities for acquisition or conservation protection can be identified as the foundation for a Conservation Management Plan (CMP). The top conservation priorities within the Rural/Conservation Area are as follows: 1.Active Washes. High hazard areas for development that can experience the flood disturbance needed to maintain alluvial fan (AFSS) habitat itself. Sub -areas 11 and 13 meet this criterion. Washes provide important connection corridors between patches of isolated AFSS. These properties are located between the steeper chaparral slopes located at the National Forest boundary and the levee in the Neighborhood Area (NA) in Sub-area 11.Portions of active wash area in Sub -area 13 have been conserved as part of the San Sevaine Preserve and the North Etiwanda Preserve, the remaining area of this wash is a high priority for conservation. 2.Alluvial Fan Boundary. Parcels that would preserve the boundary between AFSS (alluvial fans) and the steeper chaparral slopes. 4914-7670-8469.1 -50- Sub -areas 11 and 13 meet this criterion. Conservation of the remaining parcels along the Northern boundary of the Rural/Conservation Area would not only maintain connections to existing preserved habitat, but help create a cleaner more consistent boundary for the National Forest, eliminating islands and adjacent edges of with development. 3. Connectivity. Smaller, protected areas should be connected to one another or to other larger, more stable protected areas. Sub-areas 11 and 13 strongly meet this criterion. The parcels located to the South of the North Etiwanda Preserve in Sub-area 11 and 13 are needed to provide a buffer for the North Etiwanda Preserve from the residential development below. The steeper slopes and alluvial fan in Sub-area 13 contains key properties to linking the National Forest to the alluvial fan below. The washes in Sub-area 13 establish a north-south connection, but the San Sevaine area includes critical west to east connections to Lytle Creek and Cajon Wash, any open areas adjacent to the San Sevaine are important lands to conserve. 4. Integrity. Mitigation when required shall be prioritized in this order: 1. Within the Plan Area; 2. Within the City’s Sphere of Influence 3. Within the San Gabriel - San Bernardino Connection; 4. Outside the San Gabriel - San Bernardino Connection. [FIGURE P. 54] Figure 3.4A: RCA Recommended New Preserves [LEGEND] Rural/Conservation Area (RCA) Neighborhood Area (NA) Conserved and Managed Conserved not Managed Recommended Preserves (Conserved & Managed) A Etiwanda Heights Preserve B Deer Canyon Preserve C Clark Preserve Conservation Management The City shall select a qualified conservation entity or entities, such as the Inland Empire Resource Conservation District (IERCD) or a federal, state or local agency, as the Land Manager to be responsible for long-term conservation management of any permanently preserved land within the Rural Conservation Area. 4914-7670-8469.1 -51- [FIGURE P. 54] Figure 3.4B: Tiered Mitigation Strategy [LEGEND] EHNCP Boundary Rural/Conservation Area (RCA) City’s Sphere of Influence San Gabriel-San Bernardino Connection 4914-7670-8469.1 -52- 3.5 Conservation Objectives Conservation Management Program Objectives and Strategies Key objectives of the Conservation and Restoration Program of the Plan and strategies for achieving those objectives are provided below: Objective 1: Conserve and restore habitat and ecosystem functions and values within the 3,603-acre Rural/ Conservation Area in perpetuity. Strategy 1.1: Annex lands in the City’s Northeast Sphere of Influence located in the Rural/Conservation Area into the City to allow for more controlled and comprehensive management of the conservation areas. Strategy 1.2: Establish the 3,603-acre Rural/Conservation Area for very limited rural development and habitat conservation, zoning the Rural/ Conservation Area lands with the Open Space Land Use Designations consistent with the City’s General Plan. Strategy 1.3: Provide habitat enhancement activities in areas where annual non-native grasslands dominate and suppress native communities. Objective 2: Conserve habitat and ecosystem functions and values within a new 375-acre Etiwanda Heights Preserve, 196-acre Deer Canyon Preserve, and the 212-acre Clark Preserve in perpetuity. Strategy 2.1: Re-designate the 375 acres of mixed habitat area immediately north of the Neighborhood Area for conservation, naming it the Etiwanda Heights Preserve and re-designating these acres as an Open Space – Open Space Zone. Prior to the development of the first phase of the Plan place the 375-acre Etiwanda Heights Preserve under a Conservation Easement and designate this property Open Space – Conservation (OS-C) TDR Transfers and mitigation banks will be explored to fund such conservation. Strategy 2.2: Re-designate the 196 acres of mixed habitat area (northwest of the Etiwanda Heights Preserve) for conservation, naming it the Deer Canyon Preserve and re-designating these acres as an Open Space – Open Space. Prior to the development of the first phase of the Plan place the 196-acre Deer Canyon Preserve under a Conservation Easement and designate this property Open Space – Conservation (OS-C) TDR Transfers or mitigation banks will be explored to fund such conservation. [IMAGES P. 55] Oak riparian woodland habitat along Deer Creek north of Sub -area 11. Degraded RAFSS within Neighborhood Area, including mustard and other invasive species to be removed within conservation Parry’s Spineflower Objective 3: Conserve existing and create new opportunities for movement and genetic exchange of native organisms by linking existing and new habitat conservation areas. 4914-7670-8469.1 -53- Strategy 3.1: The approximately 55-acre utility corridor along the eastern boundary of the Neighborhood Area (NA) shall connect to the northernmost NA conservation area and to the Rural/Conservation Area to provide a wildlife movement corridor. Strategy 3.2: Prioritize parcels between the North Etiwanda Preserve, Etiwanda Heights Preserve and Deer Canyon Preserve for new conservation in order to link these preserves and expand the areas of contiguous protected open space under unified environmental management. Strategy 3.3: Redirect recreational access currently occurring along the Day Creek Channel to the west along new trails to the Deer Creek Channel, limiting and controlling access to the North Etiwanda Preserve and enabling habitat enhancement and protection within the area between the North Etiwanda Preserve and the Etiwanda Heights Preserve. Objective 4: Contribute to and maximize the recovery and protection of endangered, threatened, and sensitive species and their habitats, with an emphasis on Riversidean Alluvial Fan Sage Scrub (RAFSS) and specified target species (San Bernardino kangaroo rat, California gnatcatcher, Los Angeles pocket mouse and Parry’s spineflower). Strategy 4.1: Restore RAFSS habitat. Within the new preserves and all other newly conserved areas, re-establish areas of chaparral and RAFSS where connecting flow channels to enhance biodiversity and habitat for focal species. Objective 5: Establish a framework for a Conservation Management Plan that will: 1) provide a comprehensive conservation and restoration program for the conservation areas in the Plan to allow for unified management of all conservation areas within the Plan Area; and 2) provide guidance for the Land Manager – as defined in Chapter 7 – to implement the Conservation Management Plan. Discussion: To ensure the continued viability of the habitat and open space areas in the Neighborhood Area and Rural/Conservation Area, long-term monitoring and management of these areas is key to achieving the goals and objectives of the Plan. Because the most effective management program must adapt over time to address the dynamic nature of the landscape, a Conservation Management Plan (CMP) will be prepared by the Land Manager in collaboration with the City and neighborhood in consultation with the regulatory agencies subsequent to the adoption of the Plan. On-going management must be informed through a rigorous monitoring program that illuminates changes in the landscape through regular quantitative data collection and qualitative observation to identify deficiencies and place management in the ecological context, thus allowing for appropriate decision making and efficient use of available financial resources. Strategy 5.1: Goals of the CMP shall include long- range sustainability of vegetation communities, to the greatest extent possible. Restoration of existing habitat may include removal of non-native vegetation, and/ or introduction of appropriate native plant species to increase species diversity, cover, and structure that are consistent with the climax communities that would naturally occupy the area. Strategy 5.2: The CMP shall, at a minimum address the following issues, which are further discussed below. • Non-Native Plant Management 4914-7670-8469.1 -54- • Post-Flood Management • Public Access and Trail Management • Seed Collection and Dispersal Program • SBKR Habitat Management Program • Fire Management/Fuel Modification Buffer Zones Strategy 5.3: In coordination with the Fire District, cooperate on management within the fuel modification zone at the neighborhood/conservation interface. 4914-7670-8469.1 -55- Objective 6: Provide compatible recreational and educational opportunities within the Plan Area to enhance the quality of life of the public. Discussion: The Rural/Conservation Area currently includes a number of trail networks, including dirt utility access roads and hiking trails. Management of the open space areas will keep the many current trespassers from dumping trash, camping, off-road vehicle use, boulder graffiti/tagging, and other illegal activities. Pet use will be tightly controlled with off-leash animals not permitted and required to stay within the trail network. Similar management and controls will be applied to the Rural/Conservation Area trail network. Strategy 6.1: A network of public trails will be provided along designated routes and managed in accordance with the Conservation Management Plan (CMP) to provide controlled educational and passive recreational uses. Strategy 6.2: As part of the CMP, a public access and trail management plan would be developed and would include the following: • Trail design • Trail maintenance • Trail signage/education outreach • Trail lighting • Viewing areas with Interpretive Sites for education purposes Existing trails and unpaved roads shall establish the backbone framework for the recommended trail system to the extent they do not compromise restoration efforts. New trails shall be constructed in phases and incorporated into the trail network following further refinement of trail alignment and completion of required surveys. These routes shall be identified based on a consideration of suitable habitat and known occurrences of the focal species, user preferences, and coordination with the City. Hiking routes shall include a designation of allowable uses in addition to hiking (e.g., mountain bikes and equestrian) if appropriate. [IMAGE P. 57] A network of public trails will be provided and managed along designated routes within the Rural/Conservation Area. Strategy 6.3: Provide ethnobotanical interpretation signage, cultural educational signage, and other informational/educational materials along trails on the habitats and environmental resources of the Conservation Areas. Special programs and conservation activities should be made available to the public by the City. Objective 7: Ensure compatibility and minimize potential impacts of adjacent uses (existing and proposed in the Plan) on conservation areas in the Rural/Conservation Area. 4914-7670-8469.1 -56- Strategy 7.1: Design the interface between the Conservation Area and the edge of the neighborhoods in a manner which minimize impacts associated with human disturbance or the introduction of exotic, non-native plants and animals in order to prevent the displacement, loss, or extinction of naturally occurring species. Strategy 7.2: To maintain and enhance native biodiversity, human encroachment into the Rural/ Conservation Area will be managed by placement of walls and fences to protect the conservation habitat from unintended use and by limiting public access to designated trails and staging areas. Strategy 7.3: Exterior lighting within the Plan Area shall be designed to provide safe, comfortable levels of illumination, appropriate to the rural or neighborhood environment of each Sub-area, focusing light downward on people and activities and avoiding light spill and glare into night skies. Site lighting intent for neighborhood edge zones and for the conservation areas is set forth in Chapter 4 and design guidelines are set forth in Chapter 5.10 of the Plan. Detailed exterior lighting plans shall be included in applications for Precise Neighborhood Plans and for any Rural Residential development, for City review and approval. Light fixture styling is required to reflect the semi-rural nature of the area and adhere to the standards and design guidelines, which consider protection of the adjacent natural open space within the Neighborhood Area and Rural/Conservation Area. Lighting for the neighborhood edge zones will provide sufficient lighting for safety while being required to be shielded to minimize overflow and light trespass onto the adjacent conservation areas. While neighborhood parks will allow minimum security lighting, no lighting will be provided within the conservation areas or on trails. 4914-7670-8469.1 -57- 3.6 Conservation Implementation A. Background & Strategies Over the years, various conservation entities and organizations (public and private) have endeavored to permanently conserve, and in some cases manage, Rural/ Conservation Area lands for conservation. These efforts have been through different conservation methods, including: • Direct fee title acquisition; • Conservation deed restrictions; and • Conservation easements. Direct fee title acquisition allows conservation entities and organizations to own the land they conserve. These entities and organizations may also work with private landowners to conserve their land through conservation easements and similar encumbrances that restrict property uses and access to improve ecological potential and value. Management of conserved properties is necessary and required to assure that ecological values are maintained. This is often accomplished through restoration, stewardship, monitoring, and community education based on the importance of individual habitat preservation and the role of residents in its ongoing protection. Historically, management of conserved properties in the Rural/ Conservation Area has either not been provided or has been inadequate due to funding limitations. Acquisition, restoration, management, and monitoring activities must be appropriately funded. A conservation entity or organization’s scope of work for individual properties correlates directly to the quality of habitat at the time of turnover to the conserving entity. Funding of such scope of work activities may occur either directly or through the creation of a funding mechanism designed to provide adequate funds to initially restore, then maintain and monitor the property in perpetuity. This typically includes the establishment of a non-wasting fund allowing for long- term maintenance and monitoring. Individual regulatory agencies, such as the California Department of Fish and Wildlife and the United States Army Corps of Engineers, may require additional certification of and/or agreement between entities stewarding properties and/or monies on behalf of the Department and the Corps. If project proponents can’t eliminate habitat impacts or are unable to develop and sufficiently fund regulatory agency- approved plans for short-term improvements and long-term stewardship consistent with permitting entity requirements, they must make up for the impacts off-site. In these cases, project proponents can work with appropriate entities and organizations to permanently preserve, restore, and protect appropriate, “like” habitat to fulfill California Environmental Quality Act (CEQA) requirements as directed by jurisdictional agencies. Off-site habitat mitigation is anticipated to provide opportunities and funding for Rural/Conservation Area habitat acquisition, restoration, stewardship, and monitoring. 4914-7670-8469.1 -58- B. Transfer of Development Rights (TDR) Program To encourage the conservation of privately-owned land in the Rural/Conservation Area, this Plan establishes a Conservation Incentive Transfer of Development Rights Program (Conservation Incentive TDR) Program ). This TDR Programprogram allows property owners in the Rural/Conservation Area to sell their residential development potential in exchange for permanent conservation of the Rural/Conservation Area property. Residential development potential sold from Rural/ Conservation Area properties are allowed to be used inelsewhere within the Neighborhood Area developments. To incentivize the permanent preservation of the maximum amount of open space and habitat and to provide flexibility to equalize the values differences between the value to the receiving Neighborhood Area developments and the sending Rural/ Conservation Area properties a global transfer ratio of 3:1 is set forth in the Plan. All transfers of development rights are subject to approval by the City (TDR Authority) and must be consistent with this Plan. See Chapter 7.4 Conservation and Transfer of Development Rights for more information. The Conservation Incentive TDR Program is separate and distinct from the Neighborhood TDR program set forth in Section 7.4.2 for transferring density between development parcels. For purposes of this Specific Plan, density transfers from properties located within the Rural/Conservation Area to other parcels located within the greater Specific Plan Area shall be governed by the Conservation Incentive TDR Program described in Section 7.4.1. Density transfers to and from properties located within the Neighborhood Area of this Specific Plan shall be governed by the Neighborhood Area TDR Program described in Section 7.4.2. 4914-7670-8469.1 -59- 4. Neighborhood Plan Introduction This chapter provides an overview of the physical plan for the Etiwanda Heights, based on the community input summarized in Chapter 1.2-3, the Vision as outlined in Chapter 1.4, the Guiding Principles presented in Chapter 1.5, and the opportunities and challenges summarized in Chapter 2. Much more detail regarding the technical topics that inform the opportunities and challenges can be found in the Existing Conditions Reports and the Plan's Environmental Impact Report on file with the Planning Department and available for public review. Chapter 5 includes development standards and design guidelines for streets and their public frontages, trails, parks and other public open spaces, focusing on the physical environment that they create within the Neighborhood Area and Rural/Conservation Area. Chapter 6 presents the street network, trail network, and public open space network as infrastructure systems that connect to, complete, and extend existing infrastructure systems as the organizing framework and infrastructure backbone of the Plan. Chapter 7 provides general direction for the implementation and financing – including the capital costs and ongoing maintenance and operational responsibilities – for these systems as well as establishing programs for the transfer of density from the Rural/Conservation Area to other parcels within the greater Specific Plan Area (Conservation Incentive TDR Program) and to and from properties located within the Neighborhood Area of this Specific Plan (Neighborhood Area TDR Program). This Chapter Covers: 4.1 The Vision for Etiwanda Heights 61 4.2 Open Space Framework 67 4.3 The Neighborhoods 83 4.4 The Gateways 109 4914-7670-8469.1 -60- 4.1 Vision for Etiwanda Heights Vision This chapter presents an illustrated, conceptual physical manifestation of the goals, guiding principles, and community priorities (including General Plan directives) described in Chapter 1. While the illustrative diagrams here are not intended to represent final designs in all respects (which will result from an iterative process involving master developer(s), investors and entrepreneurs working with the City’s professional staff and appointed commissions), they are reflective of the intended physical outcomes for Etiwanda Heights, and are to be used to guide and evaluate all future development in Etiwanda Heights. The “final” plan(s) for Etiwanda Heights will be designed, reviewed and approved through the Precise Neighborhood Plan process, as defined in Chapters 7.7 based on the specific Design Standards provided in Chapter 5, The Development Standards. [CALLOUT BOX, P. 61] GUIDING PRINCIPLES FOR ETIWANDA HEIGHTS (Chapter 1) 1. Local Control 2. Open Space Conservation 3. Active Healthy Living Environment 4. Fiscal Responsibility 5. Public Safety 6. Unique Sense of Place Conservation and Open Space Network Access to and views of conserved foothill open spaces rose rapidly to the top of the list of priorities gathered from the extensive public input for this Plan, and are also the primary focus of the Community Design Framework of the General Plan. Accordingly, the plan framework for the Neighborhood Area in the southerly portion of the County’s surplus property is a network of open spaces that provide such access and views. Broad open space buffers flank the east and west edges between the Neighborhood Area and existing neighborhoods. Within these are the existing community trails along the edges of the Deer and Day Creek flood control channels, improved with new parks of various types along both edges. Existing views of the mountains above and valley below remain unobstructed as they are today, enhanced by the addition of park space and rest area improvements. Curving up through the center of the Neighborhood Area – connecting from Banyan Street and Rochester Avenue northward into the proposed Etiwanda Heights Preserve and foothills above – is a broad greenway including a rocky creek drainage course, a multi-purpose trail for pedestrians and equestrians, a Class 1 4914-7670-8469.1 -61- bikeway, and numerous neighborhood parks and play areas along the edges of the flanking neighborhoods. The greenway, named “Camino de las Alturas” by the community, provides expansive vistas of the mountains and valley to walkers, joggers, cyclists, equestrians and neighborhood residents. The neighborhood structure and street network has been designed so that every residence is within a comfortable 5 to 7-minute walk of the Milliken greenway, the Day Creek Trail, and/or the Camino de las Alturas, which lead directly to the foothills to the north. Additionally, within the same distance of every residence is a neighborhood park for family activities and quiet enjoyment of the outdoors. The street and park geometries have been designed to emphasize clear views of and a strong sense of connection to the San Gabriel Mountains that define so much of Rancho Cucamonga’s identity as the foothills. 4914-7670-8469.1 -62- Walkable Neighborhoods The neighborhood streets and parks of Etiwanda Heights are planned and designed as the living rooms of the neighborhood. Based on the top ratings that “tree-lined streets” and “semi-rural character” received in community surveys, all streets are defined by street trees planted in native, drought tolerant parkway strips that also function as stormwater bioswales. Buffered from traffic by the parkways are generous sidewalks and well-landscaped front yards where children can play and families can visit with neighbors. As originally envisioned by the 1991 Etiwanda North Specific Plan – and confirmed by neighborhood design best practices developed in the intervening decades – homes face the street with welcoming entrances, while garages tucked back behind the home, either accessed by rear lanes or driveways at the side of the lot. The neighborhoods of Etiwanda Heights will provide a variety of housing choices for families of many sizes and ages, each offering unique amenities to their residents. Neighborhood edges nearest existing neighborhoods will include homes and lots of comparable size for compatibility, while the Central Neighborhoods surrounding the town square shops and restaurants will include smaller homes with smaller yards that gain value by their proximity to the Square and to the Day Creek Trail and parks. Most neighborhoods include a range of homes, from large to small. Facing the Camino de las Alturas along neighborhood edges are very large two -story homes, with large, medium and smaller homes toward the centers of the neighborhoods. Smaller homes are located next to or very near central neighborhood parks and greens that provide play areas and gathering spaces for picnics, family get-togethers and community activities. Neighborhood paseos provide pedestrian shortcuts through longer blocks, also offering additional green space where kids can play and providing additional corner lots for new homes. In the northwest of the Neighborhood Area is Milliken Heights, a neighborhood comprised of a limited number of ½-acre lots alongside reasonably smaller lots. These were identified as another priority in community surveys, and the design of this neighborhood has been crafted to provide not only large lots, but a unique semi-rural character with trails for pedestrians and equestrians on every street, connecting directly to the Deer Creek Trail and the Camino de las Alturas. Similar to but different from the Haven View Estates to the west, Milliken Heights provides alleys for cars rather than horses, allowing the equestrian trails in the streetscapes to further emphasize the neighborhood’s semi-rural, edge-of-town identity. Special Community Gathering Spaces In addition to the neighborhood parks and greenways – and also a top priority based on community input – a number of very special community gathering spaces are provided for day to day community activities and for larger weekly, monthly or seasonal activities and events. These spaces, elaborated on in Chapter 4.2 and 4.3, are briefly summarized below. The town square is a two-acre public gathering space at the intersection of Wilson Avenue and Rochester Avenue. Located at a kink in Wilson Avenue and at the northerly terminus of Rochester Avenue, the square provides a central gathering space for residents of Etiwanda Heights and the other Foothill Neighborhoods. The long planned but not-yet-built shops and restaurants envisioned by the 1991 Etiwanda North Specific Plan to serve the foothill neighborhoods surround the square, and line one block of Wilson Avenue to the east and to the west of the square. The square includes a public plaza area in the north portion of the square – hardscaped to allow farmers’ markets and similar uses – a multi-purpose community civic building, a small amphitheater and playgrounds. 4914-7670-8469.1 -63- Along the east side of the neighborhood area in the utility easement are a series of trailhead parks for community access, play and special events. One is located in the northeast corner of the neighborhood area at the juncture of several new trails. A pair of Wilson Avenue parks flanks Wilson Ave at the easterly gateway to Etiwanda Heights and the town square shops. These parks provide opportunities for parking and trail access, informal sports activities, community gardens and equestrian activities. Flanking Banyan Street, east of Rochester Avenue, is a third trailhead park on the north and the Banyan Community Playfields to the south. The playfields may include soccer fields and/or softball diamonds along with parking accessed from Rochester Avenue. The Day Creek trail provides access to this park, offering an additional location for hiking, cycling or equestrian groups to gather for trips up into the foothills. 4914-7670-8469.1 -64- Healthy Development Checklist As described in Chapter 1, healthy living is a crucial guiding principle of the Plan, and any proposed development in the Etiwanda Heights Neighborhood should be set up to succeed by the framework proposed herein. The vision for the Plan established in the following pages carefully considers the elements of the Healthy Development Checklist created by the Riverside University Health System - Public Health. The Vision for Etiwanda Heights addresses each of these principles with strengths and amenities uniquely derived from its location. [LEGEND HEADINGS P. 65] Active Design Connectivity Public Safety Environmental Health Community Cohesion Access to Food, Services, and Jobs Active Design The framework proposed in this Plan addresses the principle of Active Design in a comprehensive system of public realm-enhancing strategies that cooperate effortlessly in the making of an attractive, activity- oriented, comfortable place. The network of sidewalks creates an environment of comfortable walkability, due to the combination of small block sizes, well-shaded streets, human-scale frontage design, paths for multi-modal transit, and frequent public open spaces. The Plan ensures that every resident will live within walking distance of community park space, and the framework provides opportunities for flexible ground floor uses in a traditional town-form pattern, meaning that with the right market conditions and community interest, neighborhood amenities would flourish. Neighborhood Amenities Parks & Open Space Pedestrian Environment Sidewalks Frontage Design Physical Activity Connectivity The Plan proposes a number of neighborhoods that are all connected conveniently by a network of public open space, sidewalks, pedestrian amenities, bicycle facilities, and multi-use trails, which promotes walkability in a variety of perspectives. The Plan also affords bicyclists easy transportation around the neighborhoods through safe, well-marked and complete bicycle travel lanes. Network Walkability Bicycle Connectivity 4914-7670-8469.1 -65- Public Safety The standards and guidelines for streetscapes provided in the Plan foster injury prevention through the use of traffic calming features, such as bulb outs, safe pedestrian crossings, and roadway speeds moderated by tactical design elements, such as medians, on-street parking, and other physical and visual cues. The Plan locates a school in the center of the new development, within a reasonable walking distance to a majority of neighborhoods. Adequate lighting is mandated in the public realm. Injury Prevention Safe Access to Schools Lighting Community Cohesion The Open Space network established in the Plan incorporates plentiful engaging spaces that facilitate social interaction, at the scale of the neighborhood and at the scale of the larger community in the form of a town square. Both parkspaces and the town square offer a variety of recreational opportunities for users of all ages, from playgrounds, to farmers’ markets and retail. In addition to well-design plazas and parks, within the town square, a proposed community center facilitates access to a multi- purpose community space accessible to the public. Passive Spaces Recreational Spaces Community Spaces Environmental Health The framework Plan is carefully calibrated so that high volume roads do not have a presence within the Neighborhood Area. While a hierarchy of street exists to allow easy movement, the provision of plentiful low- volume, neighborhood streets ensures that traffic is not concentrated in dangerous arterials, eliminating the effects of near-road pollution and noise pollution. The project as a whole prioritizes environmental impact reduction and mitigation, establishing a crucial conservation-oriented program of development and restrictions on development and an emphasis on keeping naturalistic open spaces in neighborhoods as an attractive amenity and benefit to stormwater management and air quality. Near-road Pollution Noise Pollution Environmental Justice Access to Food, Services, Jobs The proposed town square, due to its combined design of town-scale mixed-use structures around a large plaza, hosts a number of important community amenities, including a potential full-service grocery store site, farmer’s market, center of employment (in town-scale retail and offices above shops), available space for health service retail or office locations, and childcare centers. The neighborhoods are designed with a variety of housing options that allow all potential household sizes, incomes, and types to become neighbors and share amenities, such as community parks and gardens within every neighborhood. Grocery Community Garden 4914-7670-8469.1 -66- Farmer’s Market Jobs Health Services Childcare Mixed-Use Mixed Housing 4914-7670-8469.1 -67- 4.2 Open Space Framework The Organizing Framework As described in Chapter 1, the overarching goal of the Plan is to generate a limited amount of unique, high- quality neighborhoods that are in balance with and supportive of large amounts of permanent open space preservation and habitat conservation. The connective tissue and organizing framework for the Etiwanda Heights Neighborhood & Conservation Plan is a beautiful, sustainable, interconnected network of public open spaces linking new neighborhoods to one another and to the foothill open spaces above. Key objectives of this framework include: 1. Protecting the rural open spaces of the foothills from inappropriate development and systematically expanding habitat preserves. 2. Connecting neighborhoods to these rural open spaces with a trail network to provide controlled recreational and educational access. 3. Providing the neighborhoods with a range of parks, greens and squares for active and passive recreation and community gatherings. 4. Providing safe, comfortable pedestrian, bike and equestrian routes to neighborhood amenities. 5. Maintaining a “dark sky” environment throughout the Rural and Neighborhood Areas. 6. Ensuring safe, high quality emergency access and evacuation routes. Major elements of the open space framework are shown in Figure 4.2A and illustrated on the following pages. Standards for these streets, trails, parks and other open spaces are defined in Chapter 5. [FIGURE P. 68] Figure 4.2A: Open Space Framework (Entire Plan Area) Rural Open Space and Preserves Over 82% of the 4,393-acre Plan Area, the Rural/Conservation area is the open space anchor for Etiwanda Heights, and in fact for the community of Rancho Cucamonga. The North Etiwanda Preserve is located in the southeastern portion of this area, and a new Etiwanda Heights Preserve borders the north edge of the Neighborhood Area. The Neighborhood Area will generate new value and financial resources to fund the maintenance and expansion of these preserves over time. 1. Rural / Conservation Area: over 82% of the Plan Area is in the Rural/Conservation area, which contains several existing and planned preserves, numerous hiking trails, and breathtaking natural features. 2. Neighborhood Area: Central to the open space strategies to Etiwanda Heights is extending the character of the foothills into the neighborhoods through an interwoven open space network. 4914-7670-8469.1 -68- Connective Trail Network The City’s master plan of trails includes existing and planned regional trails, and community trails within the Rural/ Conservation Area, to which the Plan adds a number of new connections, as shown in Figure 4.2B on the facing page. Existing trails within the Rural/Conservation Area include utility corridor and flood control service roads, a few rural roads connecting northward into the hills, and trails within the North Etiwanda Preserve. The design and management of existing and future trails within the Rural/Conservation Area will be as determined by a conservation management entity defined in Chapter 7. To better protect the habitat resources of the North Etiwanda Preserve, the Day Creek Trail will be rerouted westward at the diversion levee to direct hikers, equestrians, and bikers to the west and away from the North Etiwanda Preserve. Existing trails within the Neighborhood Area are the existing service access roads along the existing Deer and Day Creek flood control channels. The Deer Creek Trail will be enhanced with edge landscaping and pocket parks to improve the user experience and trail appearance, and to buffer views of the new neighborhoods from existing homes. New trails will be of two types: a soft-surface multi-purpose trail for walkers, hikers, mountain bikers and equestrians, and a paved-surface Class I bikeway. Two new soft- surface east-west trails within the new Etiwanda Heights Preserve to the north of the Neighborhood Area connect the Deer Creek Trail to the Day Creek Trail – one along the top of the existing gravel mine bank, and one along the top of the Day Creek Diversion Levee. Providing a dramatic open space connection from this preserve down into the neighborhoods of Etiwanda Heights is the Camino de las Alturas, a wide community open space through which are woven a dry creek stormwater channel, multipurpose trails, naturalistic wild open space areas, and neighborhood park and playground areas. A soft-surface multipurpose trail and a Class I bikeway will run within the Camino de las Alturas providing direct access – and dramatic views – from the neighborhoods up to the Etiwanda Heights Preserve and beyond. [IMAGES P. 69] Hiking trail in the North Etiwanda Preserve Existing paved trail along the Day Creek Channel [LEGEND] Existing Trails Proposed Trails North Etiwanda Preserve Trail Rural/Potential Conservation Existing Conservation Parks [FIGURE P. 70] Figure 4.2B: Connective Trail Network 4914-7670-8469.1 -69- Neighborhood Open Space Framework The open space framework for the public realm of Etiwanda Heights’ neighborhoods is a beautifully landscaped network of greenways, parks, greens, squares and streets. The following goals and principles guide the planning and design for these “living rooms” and “play rooms” of the neighborhoods. Key strategies goals and guiding principles include: 1. Each park, green, and square is faced by homes and other buildings, activating them and making them feel – and be – safe places for children and families, throughout the day and into the evening. 2. Each park, green, and square provides multiple choices of activities, such as children’s play, fitness, reading a book, having a family picnic, meeting friends for lunch, riding a bike or horse, or just sitting in the shade or sun. 3. The parks of Etiwanda Heights are designed for Rancho Cucamonga’s warm, dry climate, emphasizing native and adaptive plants that do not require large amounts of increasingly scarce water resources. 4. The parks of Etiwanda Heights are fire-safe, with ground plantings, furnishings and trees chosen and configured with fire safety in mind. 5. The trees of Etiwanda Heights are varied size, form, species and seasonal color, but emphasize large shade trees such as sycamores and oaks to offer residents shade and shelter from the sun and wind. 6. Neighborhood streets and trails provide safe and convenient access to the parks of Etiwanda Heights by pedestrians or equestrians, with trails running through many of them. 7. Nighttime lighting generally takes the form of “soft pools of light”, only where and when needed, not brighter than necessary, downward directed and producing no glare, maintaining a “dark sky” environment that reinforces the neighborhoods’ semi-rural character. 8. Trailhead facilities, interpretive displays along trails, and a nature interpretive center will educate residents and visitors about the unique foothill habitats. [LEGEND] 1. Etiwanda Heights Preserve: A new conservation open space, permanently conserving natural habitats. 2. Trailheads: Simple parks in utility corridor, with limited parking for hikers, equestrians, and bikers heading up into the foothills. 3. Camino de las Alturas: The open space spine of Etiwanda Heights, connecting the neighborhoods with the preserves above. 4. Milliken Heights Greenway: A neighborhood greenway following the existing natural drainage to Deer Creek Channel. 5. Milliken/Wilson Roundabout Park: A park space surrounding this primary entry gateway to Etiwanda Heights. 4914-7670-8469.1 -70- 6. Neighborhood Parks and Greens: Medium- to small-sized parks providing opportunities for neighborhood social life and recreation. 7. Banyan Greenways: Linear parks that buffer neighborhoods from Banyan Street and convey stormwater to Day Creek. 8. Banyan Community Playfields: Soccer/Football and softball/baseball fields for community use. 9. Town Square: A town square at the center of two-block main street with neighborhood shops and restaurants. 10. Equestrian Park: A community park with riding arenas for equestrian sports training or activities, with connections to equestrian trails in the Neighborhood and Rural/Conservation Area. 11. Wilson Deer Creek Greenway: A linear park will be added to the channel’s east side, providing comfortable rest areas for hikers, bike riders, and equestrians. 12. Banyan Greenway: A greenway and multipurpose trail framed by large homes set far back from the street. 13. Paseos: A pedestrian lane located and designed to reduce the required walking distance within a neighborhood. [FIGURE P. 72] Figure 4.2C: Open Space Framework (Neighborhood Area) 4914-7670-8469.1 -71- Camino de las Alturas One of the most signature central organizing spaces of Etiwanda Heights is the Camino de las Alturas – an expansive, mile-long, undulating park space that provides major open space connecting the neighborhoods of Etiwanda Heights directly to the Rural/Conservation open space to the north. This broad 40 plus acre greenway extends for over a mile through the center of the Neighborhood Area, connecting from Banyan Street at Rochester Avenue northward to the preserve and foothills above. Ranging from 200 to 400 feet in width – on average as wide as the length of a football field and longer than 20 fields – this naturalistic, winding park space serves many purposes. A “dry creek” channel lined with cobbles and boulders winds through its length to convey seasonal stormwater from the neighborhoods to the Day Creek Channel; a pair of trails is woven alongside the creek for hikers, runners, bicyclists and equestrians from Banyan Street through the neighborhoods and up to the equestrian park and the Preserve, defining a variety of active and passive park spaces along the neighborhood edges for family activities and children’s play. [LEGEND] 1. Naturalistic Open Space Corridor: The Camino de las Alturas will be a combination of natural alluvial “dry creek bed” landscaping native to the Plan Area. 2. Neighborhood Greens: Interwoven into the natural greenway are a series of neighborhood greens, that may include park space, play equipment, etc. 3. Multi-Use Trails: A Class I (multi-use) bike/jogging trail, as well as natural paths for horses, mountain biking, hiking and jogging weave throughout the Camino de las Alturas. 4. Pedestrian and vehicular bridges: Bridged crossings at various locations provide access from the south neighborhoods to the village shops and restaurants in the town square. 5. Edge Drives: Drives on either side of the Camino de las Alturas provide prominent street addresses to the adjacent homes and access to neighborhoods. 6. Paseos: A pedestrian lane located and designed to reduce the required walking distance within a neighborhood. [IMAGES P. 73] The Camino de las Alturas provides trails for fitness, a walk to school, hikes to the foothills, neighborhood play areas, and views of the San Gabriel Mountains. 4914-7670-8469.1 -72- Neighborhood Parks, Plazas, Greens, and Paseos [IMAGE P. 75] This neighborhood green on the north side of Wilson Avenue just west of Rochester Avenue is oriented to provide dramatic views of the mountains to the northwest. In addition to the neighborhood park areas within the Camino de las Alturas, the Plan proposes a Town Square along the main entrance route of Wilson Avenue. About the size of a neighborhood park, the town square provides a gathering place for many nearby neighborhoods. More intimate, neighborhood specific parks, greens and playgrounds are located within each neighborhood area. Ranging in size from ¼-acre pocket parks and ½-acre greens to 2-acre neighborhood parks, each park will be designed for a variety of activities, including informal play, fitness activities and quiet enjoyment of the outdoors. Along the east edge of Etiwanda Heights, three 2- to 3-acre parks are planned, utilizing county-owned land beneath the westerly Southern California Edison transmission line. Two such parks flank Wilson Avenue as one enters the Plan Area from the east, providing recreational opportunities for residents of existing and new neighborhoods. These parks are adjacent to the multi-purpose/equestrian trails that run along Wilson Avenue and along the Day Creek Channel, and to the shops and restaurants east of the town square. Trailhead parking and amenities would be provided in these parks – potentially adjacent to a bike shop and cafe for hungry hikers, bikers and equestrians, and a nature interpretive center for visitors and schoolchildren – to support recreational access to the foothills and Preserves, in a location that is not near existing homes. Neighborhood Parks Neighborhood greens provide comfortable gathering and play spaces within a short walk of most residences. Smaller homes with smaller yards are located near such greens. These greens are typically around ½-acre in size, and provide shady and sunny areas, small playgrounds for children with sitting areas for parents. These may also include fitness stations for runners and walkers to stop at on their rounds. Town Square At the intersection of Wilson and Rochester Avenues is the town square, a central community gathering space for residents of all the foothill neighborhoods. The square includes a playground, picnic area, small outdoor theater, and flexible use areas for community gatherings, farmers’ market, and other events. A proposed Wilson Community Center opens onto the square, providing a venue for community meetings, educational gatherings, weddings or other family celebrations, and seasonal markets. The town square is described in greater detail in Chapter 4.3. 4914-7670-8469.1 -73- West Neighborhood Linear (Edge) Green The Deer Creek flood control channel runs along the west edge of the Etiwanda Heights neighborhoods – its access roads providing existing trail connections from south of Banyan Street up into the foothills to the north. A linear park will be added to its east side, providing comfortable rest areas for hikers, bike riders, and equestrians, and softening views of the channel from new neighborhoods and views of new neighborhoods from existing homes to the west. Wilson Greenway Along the north side of Wilson Avenue to the west of the Camino de las Alturas is a frontage green between Wilson and the homes of Milliken Heights. It takes its inspiration from the greenway along the north side of Santa Monica Boulevard in Beverly Hills, which sets those large homes well back from the street. In this greenway, a multipurpose trail will connect to the existing multipurpose trail on the north side of Wilson Avenue to the west of Etiwanda Heights through to the Camino de las Alturas and its trails to the hills for hikers and equestrians. The existing drainage course carrying stormwater from the Milliken Heights area southward into the Deer Creek channel will be improved as a dry creek greenway down the center of the primary avenue leading up into Milliken Heights. At the point where Wilson Avenue turns to the south to the Milliken/Wilson Roundabout, this greenway becomes the Wilson frontage green, connecting the multipurpose trail to the roundabout and the existing westward trail to facilitate pedestrians and equestrians. Attached Greens & Pocket Parks The smallest of Etiwanda Heights open spaces are attached greens and pocket parks. These open spaces are not much larger than a residential lot, and provide essentially expanded front yards where kids can play and walkers and runners can pause to rest. These also provide beautiful punctuation of the street network, making memorable places that are helpful in navigating neighborhoods and defining unique addresses. Neighborhood Paseos & Rosewalks Paseos are mainly pedestrian short-cuts through blocks that are just bit too long to comfortably walk around to get where you are going. They can shorten the walk from an internal neighborhood street to a large park, shorten a child’s walk to school, or provide a direct connection from a neighborhood to the neighborhood shops and restaurants. Depending on their width and design, paseos can also serve as additional pocket parks and play spaces – or function as “Rosewalks” – a pedestrian only street/open space where the primary entrances of the homes front onto the open space. 4914-7670-8469.1 -74- Trailheads The trailheads and trailhead parks are intended as both recreational open space and key locations providing views over the new neighborhoods and across the valley below. Trailhead parks on the Day Creek Channel trail at Wilson Avenue and Banyan Avenue will be provided with ample parking for users from all over Rancho Cucamonga, whereas the Hanson Amphitheater and Trailhead Park in the northeast corner of the Plan is intended primarily for use by nearby residents, with limited parking provided to reduce impacts on surrounding residents. Equestrian Park The equestrian park will provide the entire neighborhood area with facilities for equestrian activities, ranging from riding arenas for various sports to trails that may continue into the Rural/Conservation Area trail network. It may be outfitted with Western Arenas, Dressage Arenas, or round pens. Any structures on the site should maintain a rural character, and fit in an unimposing manner into the hillside. With central access to the Neighborhood and Rural/Conservation Areas network of equestrian trails, and unparalleled views of the mountains, this location has the opportunity to become an important and valued amenity to the Etiwanda Heights neighborhood and destination for residents of Rancho Cucamonga. 4914-7670-8469.1 -75- Neighborhood Streets and Avenues Completing the framework is an attractive, interconnected, walkable and bikeable network of Neighborhood Streets and Avenues, generating a series of distinctive, semi-rural environments and providing comfortable access to and through each neighborhood in Etiwanda Heights. Standards for all thoroughfare sub-types and variations are provided in Chapter 5.7, and specific stormwater strategies and standards related to the neighborhood street network are explained in Chapter 6. Neighborhood Avenues Primary vehicular access to and through the Neighborhood Area is provided by five existing arterial streets: Milliken Avenue, Rochester Avenue, Wilson Avenue, Banyan Street, and Day Creek Boulevard. Within the Plan Area, Wilson Avenue, Rochester Avenue and a new east-west connector avenue are classified as Neighborhood Avenues. These avenues provide for smooth, low-speed vehicular flows, with one vehicular lane in each direction (south Milliken Avenue being an exception with two lanes), curbside guest parking, wide landscaped parkway strips that provide stormwater management and infiltration, comfortable sidewalks and trails buffered from traffic by the parkways, street trees and parked cars, and typically buffered bike lanes as a primary element of the overall circulation network in Etiwanda Heights. [IMAGE P. 81] Neighborhood Avenues: Intended design character of Wilson Ave (upper image) as it enters Etiwanda Heights from the west, and Milliken Ave as it enters Etiwanda Heights from the south, described in further detail in Chapter 5.7. Neighborhood Streets Neighborhood Streets are the “outdoor living rooms” of the neighborhoods they serve – providing quiet, shaded, comfortable environments. As such, a variety of neighborhood street types are provided, to help generate varied neighborhood character and unique locations. All neighborhood streets have one travel lane in each direction, landscaped parkway strips detailed as stormwater bioswales, comfortably-shaded sidewalks and street-parking for guests. Most neighborhood streets provide parking and sidewalks on both sides of the street, but those in Milliken Heights may limit parking and sidewalks to one side to accommodate the steeper grades, provide for equestrian activity, and better reflect the rural character of that area. In some cases, variations in stormwater management from neighborhood to neighborhood is anticipated, including pervious parking lanes (pervious pavers or other approved granular materials) and wider bioswales on one side of the street or the other. Street lighting takes the form of “soft pools of light” at intersections and at intervals throughout the neighborhood, downward directed with minimal glare and no brighter than necessary to maintain a “dark sky” environment. 4914-7670-8469.1 -76- [IMAGES P. 82] Neighborhood Streets: Intended design character of typical neighborhood streets (upper image) and estate neighborhood streets (lower image); described in further detail in Chapter 5.7. All streets in Etiwanda Heights are attractive, safe, and social “outdoor rooms” activated by the lively frontages of the homes that front them. Because most homes are served by residential lanes, interruptions in the sidewalk and parkways are minimized, allowing continuous, beautifully landscaped parkways, and ample street parking. 4914-7670-8469.1 -77- 4.3 The Neighborhoods Mixed-Type Walkable Neighborhoods In accordance with public input received and General Plan direction, the new neighborhoods will provide a wide range of housing options within a walkable, amenity-rich neighborhood setting. Further, as summarized in Chapters 1.3 and 1.4, the community’s vision for new neighborhoods in Etiwanda Heights is that they be uniquely Rancho Cucamonga, high in quality, as low in density as feasible, and support active, healthy lifestyles and connections to the Rural/Conservation Area above. The Open Space Framework (described in Chapter 4.2 above) is the starting point for achieving these goals, and the organization, planning and design of the neighborhoods as described in the pages to follow will deliver a range of unique, valuable neighborhood living environments. Etiwanda Heights neighborhoods will provide: 1. A mix of housing sizes, types and styles to meet the needs of a range of household sizes, types, incomes, and lifestyle preferences. 2. Walkable, complete streets that provide safe, comfortable pedestrian and bicycle routes, and low- speed driving environments to promote safety and a calm, quiet ambiance. 3. One or more parks within a 2- to 3-minute walk of every residence. 4. A trail leading to the foothill open spaces within a 5-minute walk (or less than 5-minute bike or horse ride) of every residence. 5. Well-landscaped frontages (front yards and sidewalks) that shade pedestrians and buffer them from traffic, welcome visitors, and sustainably manage stormwater. 6. Low nighttime light levels, with downward directed, non-glare fixtures general “soft pools of light” only where and when needed to maintain a “dark sky” environment. In addition to these qualities shared by all Etiwanda Heights neighborhoods, every area within Etiwanda Heights has unique qualities and amenities to offer residents, based on its location, adjacencies, and design. For reference – and for the purposes of regulation in Chapter 5 and implementation in Chapter 7 – the Neighborhood Area is organized into 10 Sub-areas. However, the neighborhoods that evolve, due to their location and the relative location of open space and town center amenities, are not the same divisions as the Sub -areas in the following regulatory chapter, and are illustrated in Figure 4.3. The following pages provide an overview of these characteristics. [LEGEND] 1. Milliken Heights Neighborhoods: Very large homes on large semi-rural lots with expansive views of the mountains and valleys and easy access to the City’s extensive trail network and equestrian park. 4914-7670-8469.1 -78- 2. Central Neighborhoods: Large, medium and smaller homes within a 5-minute walk of the Camino de las Alturas parks and trails and a 5-minute walk of the town square. 3. North Neighborhood: Large, medium and smaller homes within a 5-10 minute walk of the town square and the Camino de las Alturas. 4. South Neighborhoods: Large, medium and smaller homes within a 3-minute walk of the Camino de las Alturas parks and trails, and a short walk or bike from the town square. 5. West Neighborhoods: Large and medium homes along the west edge of Etiwanda Heights, connected by a linear park. 6. Banyan Community Playfields & Neighborhood: Community park, sports fields, and adjacent housing fronting Rochester & Banyan Avenues. [FIGURE P. 84] Figure 4.3: The Neighborhoods 4914-7670-8469.1 -79- Milliken Heights Neighborhoods Based on community input and on the vision of the 1991 Etiwanda North Specific Plan, very large equestrian properties are an important part of the Etiwanda Heights Neighborhood & Conservation Plan. The northwest Plan Area will be designed for this purpose as the Milliken Heights Neighborhoods. The area will offer some ½-acre and smaller lots, large homes with deep setbacks and views, rurally detailed streets with multi-purpose paths to accommodate equestrian traffic, and immediate adjacency to the Rural/Conservation Area and Equestrian Park to the north, Deer Creek greenway to the west, Camino de las Alturas to the east, and Milliken greenway in the center. [LEGEND] 1. Estate Neighborhoods: Large estate homes on large lots with broad setbacks, and welcoming frontages. 2. Linear Greenways: Provide direct access to the foothills and nature above, as well as managing stormwater infiltration. 3. Special Neighborhood Gateways: prominently marking the entries into Milliken Heights; includes Wilson Ave entrances and Milliken/Wilson Roundabout. 4. Rural/Conservation Area Buffer: Unobstructed views of the foothills and mountains to the north. 5. Equestrian Park: Facilities including riding arenas for equestrian activities. See more information in Chapter 4.2. Rural/Conservation Area Buffer Immediately south of the Conservation Area is a buffer zone that will serve both fire protection and habitat protection transition area – also known as the Fuel Modification Zone. This buffer zone includes the large slope bank that bounds the north edge of the former gravel mine, which will be maintained free of easily flammable vegetation, and a broad swath of land to the west of the former mine that will be left in a largely natural state but periodically maintained to remove dry plant material. Fencing, signage and patrols by conservation management personnel will inform residents of the status of this buffer area, which is not intended for use as park space. Immediately to the south of this buffer zone along the north edge of the Milliken Estates neighborhood is a second broad swath of open space in the form of a large park. This is shown on the left as the greener highlighted color. [IMAGES P. 86] The Fuel Modification Zone has a natural aesthetic that is only modified to allow the removal of flammable plant matter. Trails continue through the Rural/Conservation Area buffer. 4914-7670-8469.1 -80- Deer Creek Greenway The existing service access road alongside the Deer Creek flood control channel already serves as a popular walking trail for many residents. As the westerly neighborhoods of Etiwanda Heights are developed, the easterly edge of the eastside service road will be improved as a linear park space, with periodic rest areas and mini-parks for use by walkers, joggers, hikers, bicyclists and equestrians. This linear park will significantly improve views from existing homes along the west side of the flood control channel, including new trees that will provide shade for the trail and obscure views of new homes seen from the west. [IMAGES P. 87] Left - Existing. Right - Phototransformation of linear park along Deer Creek Channel as seen from neighboring properties to the west. Linear park space can provide a variety of amenities and modes of mobility, such as walking and running paths, bike trails, green space, as well as seating. All of these things simultaneously provide amenities and create a buffer for the neighborhoods. Milliken Greenway An existing drainage course is extended to begin at the parks bordering the north of the Milliken Heights Neighborhoods and run south through the parks on the west side of the Milliken/Wilson roundabout, allowing stormwater to flow in a naturalistic rocky creek feature within those parks. Stormwater retention and water quality basins will be provided within those parks, and water flowing from the parks to the south will run in a greenway along the west edge of Milliken for a couple of blocks. The Milliken greenway is a boulevard-style greenway, circumnavigated by neighborhood streets that allow access to all blocks. This green buffer provides a visual transition from the large estate blocks on the west and slightly smaller, large homes to the east. [IMAGES P. 88] Larger bioswales may grow an abundance of foliage within and surrounding the channel. Streetscape is improved by the addition of green space. 4914-7670-8469.1 -81- Wilson Greenway Heading north from the Milliken/Wilson Roundabout, a similar greenway runs along the west side of Wilson Avenue extending a gracious Milliken Estates neighborhood edge park northward, similar to the neighborhood edge park along the north edge of Santa Monica Boulevard in Beverly Hills. The natural drainage course extends through this park, carrying stormwater from the Milliken Estates southward, along with an off-street multi-purpose trail connecting the existing trail on the north side of Wilson Avenue eastward to the Camino de las Alturas and neighborhood school. [IMAGES P. 89] Wide parkways provide abundant space for a variety of neighborhood activities All streets in Etiwanda Heights are attractive, safe, and social Deer Creek Access At the west end of the Hanson Trail – which will bridge across the Deer Creek Channel – is a pedestrian, bike and equestrian trail connection to the east end of Ranch Drive and equestrian trail system of Haven View Estates. This connection will provide Haven View residents with direct trail access to the Deer Creek Trail and the foothills above, and across to the Deer Creek Trail via either the new Hanson or Levee Top trails, as well as to the new Camino de las Alturas greenway and its trails southward through the center of Etiwanda Heights. [IMAGES P. 90] Estate properties: Milliken Heights will be characterized by large, stately homes on large lots with well simply landscaped, welcoming front yards. Homes in Milliken Heights should exhibit high architectural quality and authenticity (See Chapter 5.10) in styles appropriate to Rancho Cucamonga. Neighborhood-defining streetscapes and gateways: Neighborhood entry gateways, retaining walls, and other special features will define the Milliken Heights neighborhoods and should be of naturalistic materials and forms fitting with the rural “heights” character of the area. Direct access to nature: Milliken Heights offers residents direct access to nature via the several linear greenways running through and around the neighborhood, as well as special multi-use and equestrian trails along select streets in Milliken Heights. 4914-7670-8469.1 -82- Central Neighborhoods [IMAGE P. 91] The town square: Conceptual illustration the central community gathering space of Etiwanda Heights, flanked by village shops, restaurants and a prominent civic/community building that could host a variety of special events. [LEGEND P. 91] 1. Camino de las Alturas: The open space “spine” of Etiwanda Heights that connects each neighborhood to the 2. Town Square and “Main Street”: A collection of village-scale shops and restaurants centered around the town square - a central community gathering space terminating the intersection of Rochester and Wilson Avenues. 3. Elementary School: A new elementary school serving the neighborhoods of Etiwanda Heights and adjacent. 4. Central Neighborhood Park: A small neighborhood park along the Central Avenue potentially including a clubhouse or other civic amenity for the adjacent neighborhoods. Surrounding the town square, and extending for one block to the east and west, are a variety of neighborhood-serving shops and restaurants, providing opportunities for meals with friends and family and to run daily or weekly errands on foot, by bike, or by car without leaving the neighborhood. Buildings are one- and two-stories, with small office spaces on upper floors of some buildings. The design of Wilson Avenue in this short stretch includes wide sidewalks, curbside parking – with much more parking behind the shops – and courtyards and paseos connecting from Wilson through to the parking lots behind. Within a comfortable walk of the town square to the north and south – and also within an easy 10-minute walk of the elementary school – lies the extent of the Central Neighborhoods. Housing options within this neighborhood include single-family detached homes on extra large, large, medium and smaller lots, as well as attached single-family options nearest to the town square. This neighborhood is bounded on the north by street that flows from the top edge of the school site, on the east by the electrical utility corridor and Day Creek Trail, on the south by the Camino de las Alturas and its trails, and on the west by the school. [IMAGES P. 92] Open Space: Ample open space will be within comfortable walking distance of every home. Neighborhood-scale parks and greens will break up the street grids and provide residents with areas to play and rest. Traditional walkable residential areas: All of the streets and open spaces within the central neighborhoods will be framed by single-family homes. Homes will face and open up to the public realm, creating natural surveillance for the street, and a comfortable and humane environment to live and play. Lively Public Realm: Wilson Avenue, and the Streets surrounding the square will have a distinct “main street” character, with wide sidewalks, active open shopfronts, sidewalk dining, comfortable seating, and bicycle parking. 4914-7670-8469.1 -83- Town Square At the crossroads of Wilson and Rochester Avenues, in the middle of Etiwanda Height’s two-block “main street”, is the town square, a 2-acre park designed as a day-to-day family play and rest area and a flexible venue for community events. The square is surrounded on all sides by small shops, restaurants and service businesses, across small streets to the north and west, and across Wilson Main Street to the south. Activity areas in the park include a playground for young children, a small outdoor theater for informal or scheduled performances and play, quiet shady sitting areas, and a paved plaza space in the north corner. Across the street at that north corner of the square is the town hall, a multipurpose civic building owned by the City and programmed with functions ranging from community meetings to nature classes for school groups visiting the preserve, weddings, service club meetings and other regular community get-togethers, with doors that can open wide to the plaza within the park so that, by temporarily closing the small intervening street to traffic, special events like farmers’ markets or Fourth of July celebrations can flow from indoors to outdoors and into the evening. [LEGEND] 1. Potential Community Center Site: Large event space with operable openings that face the square. 2. Tabled Intersection: Connecting Community Center to Town Square; this would be temporary closed to traffic for special events. 3. Temporary Farmers' Market: Hardscape that may be used for tent and table set-ups. 4. Outdoor Theater: Terraced seating carved into the natural inclined topography of the square. 5. Playground: Equipment should be rural in character – boulders, wooden climbing assemblies, etc. 6. Sidewalk Dining: Width provides for cafes/restaurant overflow. 7. Gravel/ Rough stone Parking Apron: Suitable for temporary parking. [IMAGE P. 94] Wilson Main Street: Will be an active, pedestrian-oriented space, with wide sidewalks and welcoming shopfronts, with convenient on-street parking for customers and visitors. 4914-7670-8469.1 -84- Elementary School A new K-8 school is planned in the southwest corner of the former Hanson gravel mine area, where the terrain is quite flat and access from surrounding Etiwanda Heights neighborhoods and other foothill neighborhoods is direct. Auto access and student pickup and drop -off is planned along the west side of the school, adjacent to the Camino de las Alturas, through which pedestrian and bike access is provided to the school. To the east and north of the school, neighborhood streets provide safe routes to school, and a new connector road from the northeast corner of that neighborhood to Day Creek Boulevard provides an additional route school access. Multi-purpose community room is recommended on the southeast corner of the school site, which is prominent from westbound Wilson Avenue and from the neighborhood to the south, centrally located in Etiwanda Heights for school functions and community activities. A joint use agreement for the school playfields and playgrounds is recommended, and would provide a centrally located center for after school and weekend play and other activities. Active Adult Community Opportunity Through the public engagement process for this Plan, interest was repeatedly expressed that some portion or portions of Etiwanda Heights Neighborhoods might be specifically targeted toward older adults who are seeking a home that supports a healthy, active lifestyle in which reliance on driving for daily needs and activities is reduced. While all Etiwanda Heights neighborhoods are intended to provide all residents with active transportation opportunities and access to amenities and daily needs, the option to not drive is an especially valuable amenity for older people as they become less comfortable operating a vehicle. Historically, walkable neighborhoods have been home to Naturally Occurring Retirement Communities (or NORCs). Many locations within this Plan will be naturally good candidates for such a development, given the neighborhood patterns prescribed in the Code (Chapter 5). In particular, the Central Neighborhoods may offer the best opportunities, providing a range of housing types, relatively level terrain, and easy walking access to the Wilson Avenue shops, restaurants, town square, and potential transit stops. 4914-7670-8469.1 -85- North Neighborhoods To the north of the Central Neighborhoods are the North Neighborhoods. These neighborhoods are anchored by a larger neighborhood park in the center on the south edge, the elementary school on the southwest edge, the Camino de las Alturas on the west, and the Rural Conservation Area to the north. Houses range from large homes on large lots to smaller single-family detached and attached options around the parks. A principle applied throughout this Plan is that smaller homes with smaller private yards benefit greatly from a location within a one- or two -minute walk of a green for active outdoor play. Because of the unique existing topography of the former gravel mine (relatively flat in comparison to the rest of Etiwanda Heights) – there is greater flexibility with regard to orientation of streets and blocks, many of which are (and should be) oriented toward the mountain peaks above. An amphitheater park in the northeast corner of the neighborhood takes advantage of the natural embankments of the former gravel pit, and provides access to the trails above. [LEGEND] 1. Adjacent Park: The blocks adjacent the Camino de las Alturas may have parks that extend into or project from the greenway. 2. Neighborhood Park: All houses in the North Neighborhoods are within a 1- to 2-minute walk of this or another green space. 3. Neighborhood & Community Trailhead Park & Community Gathering Place: The trailhead park at the northeast corner has an amphitheater formed naturally by the topography of the former gravel mine, as well as entrances to the network of trails through the rural conservation area north. 4. Elementary School: A new elementary school serving the neighborhoods of Etiwanda Heights and adjacent. Neighborhood & Community Trailhead Park & Community Gathering Place At the northeast corner of the former gravel mine – at the juncture of the two new east-west trails, the existing Day Creek Channel Trail, and a new neighborhood avenue connecting south to the center of Etiwanda Heights – is a very special trailhead park. This is one of several trailhead parks within Etiwanda Heights, intended as both a neighborhood park providing views over the new neighborhoods and across the valley below. Whereas trailhead parks on the Day Creek Channel trail at Wilson Avenue and Banyan Avenue will be provided with ample parking for users from all over Rancho Cucamonga, this park is intended primarily for use by nearby residents, with limited parking provided to reduce impacts on surrounding residents. [IMAGE P. 98] Small(er) Lot Houses and Active Public Realm: Due to their adjacency to the Camino de las Alturas and a collection of neighborhood parks, these neighborhoods are envisioned to be made up of smaller homes and lots, providing the opportunity for more people to be living within a short walk or bike ride to nature and to the village shops and restaurants in the town square. As such, these neighborhoods emphasize a comfortable, well-connected public realm, activated by neighborly homes and frontages. 4914-7670-8469.1 -86- South Neighborhoods [LEGEND P. 100] 1. Banyan/Rochester Roundabout: Gateway marks the start of the Plan from the southern entry. 2. Banyan Greenway: Buffers neighborhoods from Banyan Street and conveys stormwater to Day Creek. 3. Caryn Access: New connection provides existing neighborhoods access to the Plan. 4. Linear Green: Buffers High School. 5. Milliken/Wilson Roundabout: Gateway connects to Wilson Ave. The neighborhoods in the southeast region are accessed via the Rochester (entry) avenue and a new connection from Banyan at Mount Baldy Place, providing easy access to the many neighborhood and open space amenities in Etiwanda Heights from the existing neighborhood to the south (Caryn Access). A linear greenway is provided along Banyan Avenue to create an attractive element for homes to front, while aiding in the stormwater infiltration strategies of Etiwanda Heights. The neighborhoods in the northwest region include smaller-lot and attached homes fronting and surrounding a centralized neighborhood park, and the central neighborhood avenue – which is a primary bike route through Etiwanda Heights. The homes in this neighborhood benefit from direct connectivity to the foothills via the Camino de las Alturas, as well as being within a short walk, bike ride, or horse ride from the town square. Linear parks and greens are also provided along the perimeter of the adjacent Los Osos High School. Banyan/Rochester Roundabout As an important primary entrance to Etiwanda Heights, the Banyan/Rochester Roundabout provides an opportunity for a gateway piece, connecting pedestrian and vehicular traffic from Banyan or Rochester to the east-west linear park, Banyan greenway, and northbound along an Edge Drive on the Camino de las Alturas. Paths that continue from the Camino de las Alturas to surround Banyan are traversed in the Plan via bridged connections. The Roundabout also provides access south to the Banyan Community Playfields, described further at the end of this section of the chapter. Banyan Greenway This east-west running linear green provides a soft edge to Etiwanda Heights, simultaneous creating beautiful frontage drives for the southernmost blocks of the Plan and mitigating stormwater runoff. West of the Banyan/ Rochester roundabout, the southern neighborhood blocks are protected by the ample green space, and there is another small entry to the plan that can be emphasized with a more modest gateway indicator. The Banyan greenway also captures stormwater coming from any blocks north of the greenway and channels it east to Day Creek. 4914-7670-8469.1 -87- Milliken/Wilson Roundabout A primary goal of the Etiwanda Heights Neighborhood & Conservation Plan is to finally connect Wilson Avenue through this long-standing gap in the City’s primary street network, and unload Banyan Street of some of the traffic it was never intended to carry. The current elbow intersection of Wilson Avenue and Milliken Boulevard will be replaced with a three-legged roundabout that allows traffic coming up Milliken to head west to the existing neighborhoods and Chaffey College or straight onward into the new segment of Wilson Avenue that provides access to most of the Etiwanda Heights neighborhoods and other existing foothill neighborhoods to the east. The new roundabout is located a few hundred feet to the south and east of the existing elbow intersection to enable an existing drainage course to run in a greenway along its west side. The new roundabout will be surrounding on all sides by parks that provide a gracious gateway to Etiwanda Heights and other foothill neighborhoods, while buffering adjacent new housing from traffic. In order encourage through traffic to stay on Wilson Avenue and to reduce neighborhood cut-through vehicular traffic, the roundabout does not connect directly to the neighborhood avenue to the east, while bicycle and pedestrian traffic may flow through that east side park to the crossings at the roundabout. Caryn Neighborhood Access The Plan emphasizes connectivity and ease of access by making continuations of existing neighborhood streets into the plan where appropriate. The neighborhood to the south open onto Banyan Street in a few locations. At this point, one neighborhood street crosses Banyan Street and Banyan greenway into the Plan and is met by a small neighborhood attached green immediately, where a modest gateway marker would be appropriate. This street terminates on a grand neighborhood park and an east-west street that traverses the neighborhood and provides access to the Camino de las Alturas edge drive. [IMAGES P. 102] Attached and Small Lot Houses: Proximity to community open spaces supports smaller homes in the Central Neighborhood enabling more households to live within a short walk or bike from the Camino de las Alturas and the shops and restaurants in the town square. Orientation of Houses: Many streets are angled toward the northwest of the plan. This is intentional to allow ideal vistas of Mt. Baldy and Ontario Peaks from various parts of the block network. With careful planning, every neighborhood in the Plan will have views of the mountains. Traditional Neighborhood Patterns: Emphasizing the walkable neighborhood streets with comfortably shaded sidewalks, on-street visitor parking, and welcoming, neighborly private frontages. Safe, Active Neighborhood Streets & Open Spaces: The neighborhood streets and open spaces are the outdoor rooms of each neighborhood – social spaces activated (and made safe places) by the homes that front them. 4914-7670-8469.1 -88- West Neighborhoods Phototransformation of linear park along Deer Creek Channel as viewed from properties to the west (tree and plating improvements). The neighborhood areas along the west edge of Etiwanda Heights – close to existing neighborhoods – are planned and designed for compatibility with those existing neighborhoods. Lot sizes and home sizes are very similar, and new homes do not face toward the existing neighborhoods. In the neighborhoods south of Banyan Street, new lots back up to the backs of existing homes, and north of Banyan, enhanced landscaping forms a linear park buffer along the east edge of the existing Deer Creek Channel and Trail to buffer views of new homes from existing homes and yards. [LEGEND] 1 West Edge Greenway: A linear park is provided along the Deer Creek channel as a visual buffer for the adjacent neighborhoods, and to provide access to the foothills above via a multi-use trail. 2 Neighborhood Paseos and Infiltration Park: A series of mid-block paseos carry stormwater flows into an existing drainage outlet. 3 Los Osos High School 4 Rancho Cucamonga Fire Station 175 5 Entry Park: At the south entrance(s) to the new infill neighborhood, as neighborhood park is provided as an amenity to both the new and existing neighborhoods. 6. Multi-Use Trail: A multi-use trail is provided along the Deer Creek channel to provide access to the West Edge greenway, and foothills above. Neighborhood Paseos & Infiltration Park The entire stormwater-carrying system begins at the open park space at the north of the Plan, just south of the Rural/ Conservation foothills. It is carried down in greenways, bioswales and attached greens until it reaches the Milliken/ Wilson Roundabout, after which it continues through the West Neighborhoods in a series of mid-block paseos. These neighborhood greens carry stormwater flows into an existing drainage outlet adjacent the fire station, around which a new neighborhood park is provided. Incorporating stormwater management in these ways achieves a Plan objective to conserve natural open space. While mitigating environmental impacts of development (stormwater runoff), these greens break up blocks into pedestrian-friendly sizes and provide open space amenities to residents of Etiwanda Heights. West Edge Greenway The Deer Creek flood control channel runs along the west edge of the Etiwanda Heights neighborhoods – its access roads providing existing trail connections from south of Banyan Street up into the foothills to the north. A linear park will be added to its east side, providing comfortable rest areas for hikers, bike riders, and equestrians, and softening views of the channel from new neighborhoods and views of new neighborhoods from existing homes to the west. 4914-7670-8469.1 -89- [IMAGE P. 104] Existing View of Deer Creek Channel at Wilson Ave, looking north 4914-7670-8469.1 -90- Lemon Avenue Park / New Entry The southeast corner of the Plan is bordered on the left by existing neighborhoods and on the right by the continuation of the Deer Creek Storm Channel. This new connection point between existing neighborhood at the West Neighborhoods of this Plan is crucial to ensure that proposed development fits neatly into Rancho Cucamonga as a continuation of the existing neighborhoods and not imposing on or separate from them. As Lemon Avenue bends around and meets Marbella (see diagrams below), the Plan proposes a large neighborhood park space – an amenity to both existing and new neighborhoods – and a continuation of both Lemon and Marbella into the proposed Development. Another important element of this vehicular and pedestrian connection is that it would allow West Neighborhood Residents to easily reach the existing Trader Joe’s on Haven Ave, about half a mile down Lemon Avenue from the proposed park site. [IMAGE P. 105] Existing View from Marbella Ave as it meets Lemon Ave - the future point of connection to the Plan’s West Neighborhoods that would lead directly to the proposed Lemon Avenue park. [IMAGES P. 106] Neighborhoods saturated with green space: There are many strategies to introducing green spaces to blocks, and in these tighter configurations in the West Neighborhoods, the Plan introduces frequent paseos, attached and linear greens. Neighborhood Connections: The key connection points between the Western Neighborhoods and Milliken Heights to the North and South Neighborhoods to the East are marked by special greens, such as the parks at the Wilson west entry point and the Milliken/Wilson roundabout. Other connections come in the form of continuous pedestrian paths, such as the Deer Creek multi-use trail and network of paseos that span the entire north-south length of the Plan. Context-sensitive neighborhood pattern : Homes on the edge of the Western Neighborhoods will reflect the existing homes that they abut, in both density and architectural character. Stormwater management greens: Many of the Plan’s key green spaces also serve as stormwater management, making environmental conservation a visible priority to the community of Rancho Cucamonga. 4914-7670-8469.1 -91- Banyan Community Playfields [IMAGE P. 107] Community Park: Conceptual illustration of a type of community gathering space adjacent to new and existing neighborhoods. [LEGEND] 1 Banyan Community Playfields: Park contains playfields such as soccer and softball fields for community use. 2 Natural Landscape / Stormwater Management: Channels from the Camino de las Alturas continue onto this natural creek on the southeast of the Plan. 3 Trailhead Park: Provides parking and gathering space and connections to new and existing trails. 4 Banyan/Rochester Roundabout: The southeast gateway to the Plan, at the intersection of these two major streets, also leads north to the Camino de las Alturas. At the southeast corner of the Plan, where Banyan enters the site on the east, is an area that is primarily designated as the Banyan Community Playfields, with a few small blocks of neighborhood that meet Rochester Avenue’s existing neighborhoods. Banyan Community Playfields Heading north from the Milliken/Wilson Roundabout, a similar greenway runs along the west side of Wilson Avenue extending a gracious Milliken Estates neighborhood edge park northward, similar to the neighborhood edge park along the north edge of Santa Monica Boulevard in Beverly Hills. The natural drainage course extends through this park, carrying stormwater from the Milliken Estates southward, along with an off-street multi-purpose trail connecting the existing trail on the north side of Wilson Avenue eastward to the Camino de las Alturas and neighborhood school. 4914-7670-8469.1 -92- 4.4 The Gateways Gateway Locations In accordance with public input received and General Plan direction, the new neighborhoods may provide a framework of gateways to define the Plan Area. Further, as summarized in Chapters 1.3 and 1.4, the community’s vision for new neighborhoods in Etiwanda Heights is that they be uniquely Rancho Cucamonga, high in quality, and support connections to the Rural/Conservation Area above. The Gateway Framework is an additional strategy for achieving these goals. All suggested gateways are optional; however, the organization, planning and design of the various gateways as described below will craft a clear perception of unique, valuable neighborhoods within one cohesive plan. Key components of this framework include: 1. “Etiwanda Heights” Gateway monuments that clearly and cohesively mark the main points of access to the Plan and create a sense of entry as major neighborhoods transition from existing areas to the new Etiwanda Heights Neighborhood. 2. Neighborhood gateways that are smaller in scale compared to the Etiwanda Heights Gateways that distinguish various neighborhood projects, tracts, or subareas from each other, allowing each to maintain a unique identity and smaller community network within the whole Plan Area. 3. Neighborhood monuments within each of the projects, tracts, or subareas that correspond with the gateway and public realm design of the given neighborhood. 4. A clear hierarchy of place as one moves through the street network, from large avenues to neighborhood streets, achieved by gateway punctuations at transition points. 5. A continuous public realm design that allows diversity but maintains complementary elements. In addition to defining a singular, unified Etiwanda Heights Plan Area, every neighborhood within Etiwanda Heights has unique qualities and amenities to offer residents, based on its location, adjacencies, and design. The locations of Etiwanda Heights Gateways are shown in Figure 4.4. These gateway monuments are not required, but if provided, they must be located at the intersections shown. The suggested locations for Neighborhood Gateways are not fixed, but must remain along main Plan Area avenues. [LEGEND] 1 Wilson Ave West Gateway: Marks the entrance to the Plan Area from Wilson Ave and Deer Creek Channel on the west as it connects existing residential neighborhoods to new residential neighborhoods. 2 Wilson Ave East Gateway: Marks the entrance to the Plan Area from Wilson Ave and the Day Creek Channel on the east, leading to Main Street and the town square. 3 Milliken Ave Gateway: Marks the entrance to the Plan Area from Milliken Ave at the southern border beyond the north edge of Los Osos High School. 4914-7670-8469.1 -93- 4 Rochester Ave Gateway: Marks the entrance to the Plan Area from Rochester Ave at the south at the proposed Banyan/Rochester Roundabout. Neighborhood Gateways: May be located along the avenues shown. [FIGURE P. 110] Figure 4.4: The Gateways 4914-7670-8469.1 -94- 5. Development Standards & Design Guidelines Introduction The development regulations and neighborhood design standards in this chapter have been crafted to ensure that the envisioned neighborhood character is systematically implemented through the development of multiple phases by multiple builders and developers over time. These standards balance the need for predictable neighborhood patterns and place-making outcomes with the need for flexibility of the types, scales and intensities of housing and neighborhood commercial development to meet changing market conditions and buyer preferences. These standards have been integrated with public realm design standards to ensure varied and harmonious streetscapes and frontages that define public spaces through the systematic placement and scale of buildings, and to encourage and locate neighborhood- serving, non-residential uses within comfortable walking distance of as many residents as can be supported by market conditions over time. This Chapter Covers 5.1 Introduction 111 5.2 Neighborhood Area Regulating Zones 115 5.3 Block Standards 117 5.4 Building Standards 127 5.5 Private Frontages 159 5.6 Signage 167 5.7 Thoroughfares 185 5.8 Public Open Space 213 5.9 Rural Development Standards 239 5.10 Architectural & Landscape Guidelines 251 Chapter 5 includes development standards and design guidelines for streets and their public frontages, trails, parks and other public open spaces, focusing on the physical environment that they create within the Neighborhood Area and Rural/Conservation Area. Chapter 6 presents the street network, trail network, and public open space network as infrastructure systems that connect to, complete, and extend existing infrastructure systems as the organizing framework and infrastructure backbone of the Plan. 4914-7670-8469.1 -95- Chapter 7 - Chapter 7.5 in particular - provides general direction for the implementation and financing for these systems, including the capital costs and ongoing maintenance and operational responsibilities and costs. The final design for all systems and more detailed assignment of financial and maintenance responsibilities will be defined at the time of approval of final subdivision map(s) and public improvement plans. 4914-7670-8469.1 -96- 5.1 Introduction 5.1.1 Purpose This chapter controls all of the development of the Etiwanda Heights Neighborhood & Conservation Plan to ensure that development is aligned with the physical vision described in Chapter 4 ‘Vision.’ Specifically, the standards herein are calibrated to enable and encourage the following outcomes: • Appropriately-scaled development; • Diverse and high quality housing choices; • Protected character of adjoining neighborhoods; • Walkable neighborhood patterns through a network of well-designed streets that are safe for pedestrians, bicyclists, and motorists; • Village main streets as vibrant social and commercial focal points within a comfortable walking distance of many homes. 5.1.2 Applicability A. This chapter applies to all subdivisions, parcels, streets, Public Open Spaces, buildings and uses within the Plan boundaries, except for schools, which are reviewed and permitted by the State of California through a special permitting process. B. In the event of conflicts between the development standards of this Plan and those of the Rancho Cucamonga Development Code, those of this Plan shall take precedence. The existing Rancho Cucamonga Development Code shall continue to be applicable to development-related issues not covered by this development standards and guidelines contained herein. C. In the event of conflicts between the development standards and guidelines of this Plan and those of the City’s Building or Fire Code, those of the City’s Building and Fire Codes shall prevail. D. Where in conflict, numerical metrics in this chapter shall take precedence over graphical metrics. 5.1.3 Terminology A. Throughout this Chapter, the words “shall” and “must” denote a requirement that has the force of zoning, while the terms “should” and “recommend” denote a guideline. B. “Standards” are mandatory elements. “Guidelines” supplement and refine the standards, and are to be consulted in the review of all discretionary approvals for development within the Plan area. C. “Director” means Planning Director or designee. 4914-7670-8469.1 -97- D. Throughout this Code, many terms are used that are intended to be understood very specifically. Such terms are Capitalized. Terms that are Capitalized and Italicized contain definitions in the Glossary (Appendix 3). E. “Streets” in this Code shall be understood only as the thoroughfares required and prescribed in Chapter 5.7. 5.1.4 Structure of the Code 5.1 Introduction. A. Part I: The Neighborhood Area 5.2 Regulating Zones. This chapter describes the intended character of each regulating zone, and contains the development restrictions for the Neighborhood Areas. 5.3 Blocks. The tables in this section must be consulted in the preparation of each Precise Neighborhood Plan. They contain the allowed application of the regulating zones (Chapter 5.2), Building Types (Chapter 5.4), Street Types (Chapter 5.7), and Public Open Space types (Chapter 5.8), and number of dwelling units and other buildings allowed per sub-area. The process and requirements for the design of a Precise Neighborhood Plan are detailed in Chapter 7.7, Authority, Amendments, and Approvals. B. Part II: Building Standards 5.4 Building Types. Market analyses have identified a variety of Building Types. Each Building Type will contain specific development standards, and allow a specified range of Private Frontage types (Chapter 5.5). 5.5 Private Frontage. Private frontage is the way that a building relates to the public realm. A number of types have been identified as appropriate to the context of Etiwanda Heights. This section contains the standards and guidelines for each. 5.6 Signage. Signs are allowed for non-residential uses. This section contains the standards and guidelines for each allowed sign type. C. Part III: Public Realm Standards 5.7 Thoroughfares. The location and type of some thoroughfares within the Plan are Existing Areas, while others are subject to the design of each Precise Neighborhood Plan (Chapter 5.2). Regardless, all thoroughfares within a Precise Neighborhood Plan must be labelled as and designed in accordance with the identified Types of this Chapter. 5.8 Public Open Space. The location and type of some Public Open Spaces (parks, plazas, etc.) within the Plan are Existing Areas, while others are subject to the design of each Precise Neighborhood Plan (Chapter 5.2). Regardless, all Public Open Space within a Precise Neighborhood Plan must be labelled as and designed in accordance with the identified types of this Section. 4914-7670-8469.1 -98- D. Part IV: Rural/Conservation Area Standards 5.9 Rural Development Standards. The Rural/ Conservation Area allows the development of very few rural houses. This chapter contains private and public standards for development within this area. E. Part V: Design Guidelines 5.10 Architectural & Landscape Guidelines. The Architectural Guidelines are provided to supplement and refine the development standards on aspects that are more appropriately described and addressed through advisory information rather than standards. The guidelines are based on a series of prototypical building forms and associated topics that implement the intended form and character of the Plan and serve as a guide for review of development applications. The Landscape Guidelines are provided to supplement and refine the landscaping standards for Streets, Public Open Spaces, and private property. 5.1.5 Regulating Plan A. Maps. The Regulating Plan is reflected through a series of maps throughout this code. These maps identify the boundaries for each sub-area as well as the intended outcome for the network of streets, blocks and Public Open Spaces in the Plan area. B. Regulating Plan Maintenance. It is the ongoing responsibility of the City to update all affected maps of the Regulating Plan to reflect any adjustments to blocks, required street alignments and required Public Open Space locations, and all changes to the regulating zones. 4914-7670-8469.1 -99- Part I: Neighborhood Area 4914-7670-8469.1 -100- 5.2 Neighborhood Area Regulating Zones 5.2.1 Purpose Development regulations in the Neighborhood Area is applied to each block through the Precise Neighborhood Plan process (Chapter 7.7). The standards of each regulating zone are calibrated to generate the physical form and character in accordance with the Vision described in Chapter 4, and regulate 1) allowed Building Types (Table 5.4A); 2) Primary and Secondary setback requirements (Table 5.4B); and 3) allowed uses (Appendix 1). The regulating zones follow a spectrum that ranges from rural to urban that is sensitive to the existing context of Rancho Cucamonga. The intent of the following descriptions to provide an understanding of the character of each zone. Notwithstanding any other provision in this Specific Plan, all parcels within the Neighborhood Area south of Day Creek Diversion Levee permit a residential density of up to 8 du/ac in accordance with the General Plan. 5.2.2 Regulating Zones A. Neighborhood Estate (NE) Regulating Zone The Neighborhood Estate regulating zone is for large homes on large lots, with large setbacks and yards, and expansive views of the mountains to the north and/or valley to the south. A semi-rural, equestrian design character is envisioned, with curbless streets that lead directly to multi- purpose trails to the foothills. B. Neighborhood General 1 (NG-1) Regulating Zone This walkable neighborhood regulating zone includes single-family detached homes on a range of lot sizes, knitted together by a connective network of landscaped pedestrian- oriented streets, parks, and trails. Well-landscaped front yards and private rear and side yard areas for family activities surround each home. C. Neighborhood General 2 (NG-2) Regulating Zone This walkable neighborhood regulating zone includes single- family detached and attached homes, knitted together by a network of pedestrian-oriented streets and Paseos , and in proximity to neighborhood parks or squares for family recreation and community gatherings. Homes greet the visitor with well-landscaped front yards and welcoming entries, and garages are accessed by rear lanes. D. Shops & Restaurants (SR) Regulating Zone This two-block area centered on the intersection of Wilson and Rochester Avenues has a classic Southern California small-town “Main Street” character with a distinctly rural twist. Neighborhood-serving shops and restaurants have large shopfronts and wide sidewalks for strolling, dining, and visiting. Parking is provided on the street and in rear parking lots that are accessed by courts and Paseos . 4914-7670-8469.1 -101- 5.2.3 Camino Overlay A. Camino Overlay (C-O) This regulating overlay is one lot deep and applies to the majority of houses adjacent to the Camino de las Alturas. Specific standards apply to the properties within this overlay that either differ from, or are in addition to the standards of the base zone (NG -1). [FIGURE P. 115] Figure 5.2.2B: Regulating Plan [LEGEND P. 115] Neighborhood Estates (NE) Neighborhood General 1 (NG-1) Neighborhood General 2 (NG-2) Shops & Restaurants (SR) Camino Overlay (C-O) Shopfront Required School Site [FIGURE P. 116] FIG. 5.2.2B REGULATING PLAN - NEIGHBORHOOD AREA REGULATING ZONES AND OVERLAY 4914-7670-8469.1 -102- 5.3 Block Standards 5.3.1 Purpose This section contains large-scale standards for the layout of new blocks and lots. The standards contained herein have been calibrated to ensure that buildout is human-scaled, aesthetically pleasing, and aligned with the vision for the Plan area as specified in Chapter 4. For building-scale standards, see Chapter 5.4, for street standards, see Chapter 5.7, for Public Open Space standards, see Chapter 5.8. 5.3.2 Precise Neighborhood Plans A. Intent. The Neighborhood Area is divided into 9 sub -areas that will be designed via tentative maps and precise plans. The purposes of this division are to 1) phase development, and 2) ensure the intended distribution of Building Types. In order to provide long-term flexibility in the layout and design of each development proposal, the Regulating Plan is conceptual and subject to refinement through the Precise Neighborhood Plan process. The first developer in each sub-area is responsible for securing approval of a Precise Neighborhood Plan through the process outlined in Chapter 7.7. Upon the City’s finding that the proposal is consistent with this Plan, the Precise Neighborhood Plan will be approved and recorded as a refinement to the Regulating Plan. All subsequent development within each sub- area will be reviewed for consistency with the approved Precise Neighborhood Plan. B. Development Intensity. The maximum allowed density within the Plan area is identified in Table 5.3 Neighborhood Area Sub-area Requirements, which identifies the 9will be consistent with the General Plan, blended across all sub - areas that are intended for walkable neighborhood development and target development densities for each. The Director may approve transfers of density between sub- areas in response to applications by all affected property owners through the Precise Neighborhood Plan process, upon finding that such transfers meet the intent of the Vision in Chapter 4. See Chapter 7 regarding transfers of development rights.and including all areas within the Neighborhood Area other than commercial uses. [LEGEND] Figure 5.3: Sub-Area Plan Neighborhood Estates (NE) Neighborhood General 1 (NG-1) Neighborhood General 2 (NG-2) Shops & Restaurants (SR) Camino Overlay (C-O) Shopfront Required School Site [FIGURE P. 118] FIG. 5.3 SUB-AREA REGULATING PLAN 4914-7670-8469.1 -103- 5.3.3 Block configurations A. Blocks within the Plan area are intended to provide flexibility and enable variety of lot sizes and building types. The following diagrams illustrate the various ways in which a block may be configured. Combinations are allowed. B. Every effort shall be made for Precise Neighborhood Plans to match the block pattern shown in the Regulating Plan. C. Gated communities are inconsistent with the Vision of the Plan, and shall not be permitted anywhere within the Plan area. D. A Rear Lane is required for: all blocks within the SR and NG-2 zones; any block containing at least one lot less than 60 feet wide or not fronting on a street; and all lots within the Camino Overlay, E. Dead-end Rear Lanes are not permitted. F. Except for the Neighborhood Estates regulating zone in Sub-area 3, zone transitions shall occur only within blocks. G. All primary dwellings within the Plan area, and all buildings within the SR regulating zone shall front onto one of the following: 1. A street (see Chapter 5.7 for thoroughfare types and standards). 2. A Public Open Space (see Chapter 5.8 for Public Open Space types and standards). 3. A Court (see Appendix 3: Glossary for definition). Rear lot lines shall not abut any of these. H. Flag-lots are not permitted. I. Unless otherwise specified, a block shall be surrounded by streets on all sides. J. Block dimensions shall be measured from property lines unless specified otherwise (see provisions for Attached Greens and Blocks split by Paseos or Rosewalks below). K. To reduce mass grading, blocks will typically be graded so that stormwater runoff from downhill lots drains to the rear of the lot. Most blocks will be provided with rear lanes that collect and convey the stormwater to the streets and their parkway Bioswales. Those lanes also provide vehicular access to garages and other parking. [FIGURE P. 119] FIG. 5.3.3G NO REAR LANE G. No Rear Lane 4914-7670-8469.1 -104- 1. Allowed in NE and NG-1 (outside of C-O) only. Where stormwater conveyance is needed, a rear Lane may be replaced by a drainage easement, which may be as narrow as 10 feet, containing a pedestrian and/or equestrian trail in lieu of vehicular access. 2. No lot shall be less than 60’ in width. 3. Driveways shall not exceed 10’ in width within the front setback area. Curb cut width shall not exceed driveway width. Driveway apron shall not affect sidewalk slope or direction. 4. Parking shall be located at rear of lot per standards of Chapter 5.4. [LEGEND ] Figures 5.3.3G-M Property Line Alley Front (Primary Setback applies) Public Open Space [FIGURE P. 120] FIG. 5.3.3H SIMPLE REAR LANE [FIGURE P. 120] FIG. 5.3.3I COMPLEX REAR LANE H. Simple Rear Lane 1. All on-site vehicular access shall be from Rear Lane. See Chapter 5.7.15-16 for rear lane standards. I. Complex Rear Lane 1. All on-site vehicular access shall be from rear lane See Chapter 5.7.15-16 for rear lane standards. 2. A block may have multiple rear-lanes and rear lane intersections, in any configuration. [TABLE P. 120] TABLE 5.3.3 BLOCK LENGTH & PERIMETER STANDARDS Neighborhood Estates Neighborhood General-1 Neighborhood General-21 Shops & Restaurants2 Blocks Maximum Maximum Face Length 700 600 500 350 Perimeter 2,400 1,800 1,600 2,000 Notes 1 All blocks within Sub-area 9, and all blocks containing any lots zoned NG-2 are also subject to the standards of this column. 2 Blocks containing any lots zoned SR are subject to the standards of this column. 4914-7670-8469.1 -105- [FIGURE P. 121] FIG. 5.3.3J PASEO-SPLIT [FIGURE P. 121] FIG. 5.3.3K ROSEWALK SPLIT J. Paseo -Split 1. Where a planned block length or block perimeter exceeds that which is allowed, a Paseo may be counted as a block side. a. Paseo must cut through entire block. b. Only one Paseo or Rosewalk may be counted as a block side per block. c. No more than 30% of blocks per sub-area may take advantage of this or similar exception. d. Lots shall side onto Paseos . See Chapter 5.8.10 for standards. 2. It is strongly encouraged that Paseos be offset from one another. K. Rosewalk-Split 1. Where a planned block length or perimeter exceeds the allowance, a Rosewalk may be counted as a block side. a. Rosewalk must cut through entire block. b. Only one Paseo or Rosewalk may be counted as a block side per block. c. No more than 30% of blocks may take advantage of this or similar exception per sub- area. 2. Lots shall front onto Rosewalks, and will therefore require rear lanes for vehicular access. See Chapter 5.8.9 for standards. [LEGEND] Figures 5.3.3G-M Property Line Alley Front (Primary Setback applies) Public Open Space [FIGURE P. 122] FIG. 5.3.3L ATTACHED [FIGURE P. 122] FIG. 5.3.3M COURTS 4914-7670-8469.1 -106- L. Attached 1. Public open space may constitute a block side in lieu of a street only when so shown in the Thoroughfare Regulating Plan (see Figure 5.7.4). In such cases, property lines shall count as the block side. a. Blocks in Sub-areas 1 and 8 may attach to existing blocks when so shown in the Regulating Plan (see Figure 5.3), and are therefore exempt from block length and perimeter standards. These are the only sub-areas where dead-end streets are allowed. Dead-end streets may not exceed the dimensions required by the Fire Marshal and shall provide a Close, which shall be landscaped without curbs and include shade trees. M. Courts 1. Courts are opens spaces onto which several houses or shops & restaurant buildings front. 2. Courts must be 30’ clear in width. [LEGEND] Figures 5.3.3G-M Property Line Alley Front (Primary Setback applies) Public Open Space 4914-7670-8469.1 -107- 5.3.4 Sub -areas The Neighborhood Area is divided into 9 sub -areas. Each sub -area has been assigned a required allotment of Public Open Space, Building Types, and regulating zones as shown in Table 5.3 . A. Public Open Space. The required acreage of qualifying Public Open Space for the Plan area exceeds the minimum required by the State and by the City elsewhere (per sub-area and in total). See Table 5.8 for details concerning required acreages, and Chapter 5.8 for standards by type. B. Building Types. A minimum and maximum quantity of each Building Type is allowed per sub-area, and each sub -area is limited in number of allowed dwellings. The number of allowed dwellings may only increase through the transfer of development rights (TDR) process as outlined in Chapter 7.variety of building types will be used throughout the Project to achieve a blended 8 dwelling units per acre with higher densities clustered around parks, schools, and commercial areas and lower densities near existing communities. C. Regulating Zones. Regulating zones are intended to be applied to each block as shown in the Regulating Plan (Figure 5.2.2B). However, the Regulating Zones may adjust within the parameters of Table 5.3 . [TABLE P. 123] TABLE 5.3 1 Sub-area 1 2 Areas Gross Area Unit Acres 33 50 Net Block Area Shown Acres 20.1 21.1 Public Open Space2 Acres 2.25 3.50 Building Types Unit Min Max5 Min Max5 Estate (5.4.3) DUs XL (5.4.4) DUs 0 30 30 80 L (5.4.5) DUs 50 80 30 80 M (5.4.6) DUs 0 80 0 30 S (5.4.7-8) DUs Attached A (5.4.9) DUs Attached B (5.4.10) DUs Attached C (5.4.11) DUs Attached Flex (5.4.12) DUs Baseline Dwellings - Maximum5 DUs 110 120 TDR Dwellings6 DUs 46 45 Total Dwellings6 DUs 156 165 SR (5.4.13) SF Regulating Zones Unit Min Max Min Max NE Acres 4914-7670-8469.1 -108- NG-13 Acres Total NBA Total NBA NG-2 Acres SR4 Acres Key K Thousand DU Dwelling Unit NBA Net Block Area [TABLE P. 124] NEIGHBORHOOD AREA SUB-AREA REQUIREMENTS Sub-area 3 4 5 6 7 8 9 Total 117 117 90 87 46 49 201 790 68.7 47.4 44.4 44.2 30.5 2.4 107.9 386.7 15.10 9.30 7.50 8.5 4.50 30.00 11.00 91.65 Min Max5 Min Max5 Min Max5 Min Max5 Min Max5 Min Max5 Min Max5 40 100 0 100 0 60 0 40 0 40 0 40 0 14 60 120 0 80 60 100 50 100 30 60 20 60 0 14 100 180 80 180 60 100 80 120 40 90 0 14 120 200 100 200 80 120 100 180 50 100 80 150 0 80 0 60 0 90 0 90 0 80 0 80 0 60 0 90 0 90 0 80 0 80 0 60 0 60 0 40 0 10 0 60 0 60 10 60 0 60 0 80 150 516 444 430 263 14 653 2,700 15 84 30 25 18 0 37 300 165 600 474 455 281 14 690 3,000 120K-180K Min Max Min Max Min Max Min Max Min Max Min Max Min Max 9.5 36 40.7 27.2 13.5 17.2 Total NBA 69.5 6.7 17.2 19.7 12 37.4 10 11 0 1.5 0 1 Notes 1 All acreage in this table is net unless specified otherwise. 2 See Table 5.8. Not all Public Open Space Types count towards these minimums. For purposes of drainage, buildout of Sub-areas 3, 4, and 5 shall be responsible for the formation of the Camino de las Alturas. However, adjacent portions of the Camino de las Alturas shall be used to satisfy City park space requirements for Sub-areas 6, 7, & 9. See Chapter 5.8 for required Public Open Space types. 3 14.5 acres zoned NG-1 in Sub-area 9 are reserved for a school. See Fig. 5.2.2B - Regulating Plan . 4914-7670-8469.1 -109- 4 The Shops and Restaurants zone must be contiguous. Between 120,000 and 180,000 square feet of commercial area shall be built within the SR zone. This shall result Minimum of 2,000 linear feet of shopfront frontage around the town square and surrounding thoroughfares. 5 Max units reflect Baseline Dwelling Totals; these numbers may increase per TDR (See also Chapter 7.3 and 7.4). 6 Unused TDR units from prior phase(s) may be rolled over to future phase(s) if those additional units fit within the receiving subarea, and the revised subarea(s) maintain the standards of the Regulating Plan (Fig. 5.2.2B). 4914-7670-8469.1 -110 - Part II: Building Standards 4914-7670-8469.1 -111 - 5.4 Building Standards 5.4.1 Introduction The majority of these private development standards are contained within each Building Type. These Building Types are derived from market analyses prepared to inform the Plan, which defined the range and mix of lot sizes. The design intent for the Plan is variation with cohesion, or “organized variety”. With the exception of the Neighborhood Shops & Restaurants, and to a limited degree the Attached Flex type, all Building Types are variations on the single- family house. This prescribed form is scaled-up or down, and arranged in a variety of configurations to achieve various intensities within the context of a traditional American neighborhood pattern. In addition to detached single- family Building types, this Chapter describes a number of single- family attached types that may be freely intermixed with houses in certain neighborhoods by virtue of their adherence to the neighborhood patterns. The standards of this Chapter ensure that all homes in Etiwanda Heights are sized, scaled and designed to fit in well with the surrounding neighborhood and contribute positively to shaping the public realm and neighborhood character. For architectural guidelines addressing styles, form and architectural details, see Chapter 5.10. Finally, the Shops & Restaurants Building Type is allowed only within the zone of the same name, limited to a two- block stretch of Wilson Avenue at Rochester Avenue, and is intended to generate a walkable, amenity-rich gathering place in which residents of the foothill neighborhoods can meet some of their daily needs without leaving the area. 5.4.2 Applicable to All A. Accessory Dwelling Units. ADUs shall be allowed per current City Ordinance. Carriage Houses are allowed on all single-family detached housing types. B. Sloping Lots. Areas with significant slopes are subject to limitations and review. See RCMC 17.52.020 and 17.16.140. C. Building Height. (see Height, Building in Appendix 3: Glossary) 1. The finished floor of the front-most rooms of the house shall not exceed a height of 3 feet above the grade of the primary setback line. 2. Fences, walls, and hedges are limited to 3 feet in height in Primary and Secondary setback areas. Those enclosing interior side yards may reach 6’ in height as follows: a. Estate and Extra Large Building Types: beginning 10’ from the façade of the Primary Mass. b. Large, Medium, Small, and Attached Building Types beginning 5’ behind the façade of the Primary Mass. D. Lots and Lot Lines. Houses or nonresidential buildings that front on a Public Open Space or Court shall be configured as if they were each on their own lots. For the purpose of ensuring the intended pattern described in this Plan, all site plans shall show lot lines around each Building Type regardless of 4914-7670-8469.1 -112 - whether or how the parcel is intended to be subdivided. Shown lots and the building(s) that sit on them shall conform to all standards of the relevant Building Type. Lots and Lot Lines shall be considered synonymous with Properties and Property Lines in this Code. E. Lot Orientation 1. The front of the lot shall be considered the narrow side that abuts a street or open space. a. The “primary setback” is the setback required from the front property line the façade. b. The “secondary setback” is the setback required from the side of a lot when abutting a street (applicable only to corner lots). F. Massing Required for all residential building types, but essential to the larger homes defined for Etiwanda Heights is the system of articulating the home with primary and secondary masses. As shown in the diagram below, the prominent placement of a “Primary Mass” at the center, with Secondary Masses, or Wings, scaled down to the sides and rear, is an effortless way for the house to project a strong defining presence to the street while graciously scaling down as it approaches neighboring lots. 1. Primary Mass The Primary Mass must be parallel to and face the street or open space, behind the Primary Setback required by its zone and near the center of the lot. The specific size, scale, and placement of this mass are controlled by the Zone and the Building Type. 2. Wings Wings, which may be Front, Side, or Rear Wings, 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. Standards for the placement and size of Wings are provided in the Building Types. Wings that are problematic tend to be simply large, “stepped-back” portions of a single mass, rather than discernibly shorter, narrower masses with their own clear roof forms. Massing aberrations are identified in Chapter 5.10.9. Front Wings: Front wings may project forward of the Primary Mass to articulate an otherwise uniform one- story mass, emphasize the main entry, or form a front entry court or garden. Front wings are always scaled- down in height and depth relative to the Primary Mass. Side Wings: Side wings are to be set at least 3 feet behind the Primary Mass, which in combination with their shorter height, increases the prominence and verticality of the Primary Mass. Rear Wings: Rear wings can typically be a little longer/deeper than front or side wings because they are not visually prominent from the street. When carefully organized in the rear yard, they can form one or more separate garden or court spaces on larger lots. [FIGURE P. 128] FIG. 5.4A: MASSING ELEMENTS 4914-7670-8469.1 -113 - [TABLE P. 129] TABLE 5.4A ALLOWED BUILDING TYPES Regulating Zones Building Type Chapter Camino Overlay Neighborhood Estates Neighborhood General-1 Neighborhood General-2 Shops & Restaurants Estate House 5.4.3 Extra Large House 5.4.4 Large House 5.4.5 Medium House 5.4.6 Small House 5.4.7-8 Attached A 5.4.9 Attached B 5.4.10 Attached C 5.4.11 Attached Flex 5.4.12 Shops/Restaurants 5.4.13 Allowed [TABLE P. 129] TABLE 5.4B REQUIRED SETBACKS Regulating Zones Camino Overlay Neighborhood Estates Neighborhood General-1 Neighborhood General-2 Shops & Restaur ants WHEN FRONTING ON STREET Primary Building (Minimum distance from Front Property Line)1 Primary 40’ 45’ 25’ 15’ 0’1 Secondary 40’ 30’ 20’ 10’ 0’ WHEN FRONTING ON ROSEWALK, ATTACHED GREEN, OR COURT Primary Building (Minimum distance from front property line) Primary - 30’ 15’ 10’ 0’2 Notes 1 Where a house fronts on an open space, but is adjacent to a street, the setbacks applicable to streets must still be respected. 4914-7670-8469.1 -114 - 2 Attached Flex type requires 10’ primary setback regardless of zone. 3 See Chapter 5.4.2.E(1) for definition. Notes 1 Corner lots vary, See Building Type Tables 5.4.3- 13. 2 Applicable for Corner lots. See Chapter 5.2. 3 Type requires Rear Lane. Key P - Permitted Not Applicable/Permitted [TABLE P. 130] TABLE 5.4C LOT SIZE AND BUILDING PLACEMENT STANDARDS BY BUILDING TYPE Standard Building Type Estate XL L M S A-A A-B A-C A-Flex S-R LOT SIZE Width2 ≥100’ 80-100’ 60-80’ 40-60’ 35-40’ 60-116’ 60-116’ 60-100’ 25-100’ 25-180’ Depth (Min.) 120’ 120’ 110’ 100’ 90’ 90’ 90’ 90’ 75’ 65’ BUILDING SETBACKS (MEASURED FROM EACH PROPERTY LINE) Primary Building (Min. Dimensions) Primary By Zone, see Table 5.4B Secondary3 Side Yard (% of Lot Width) 15% 15% 15%, 10’ 10%, 5’ 5’ 8’ 8’ 10% 8’ - Rear 30’ 30’ 30’ 25’ 25’ - 5’4 - 5’4 5’4 Secondary Buildings (Min. Dimensions) Primary Behind Primary Building - hind Primary Building - Secondary - - Side Yard 10’ 10’ 5’ 5’ 5’ 0’, 5’ - 5’ 8’ - Rear, with rear access 5’ 5’ 5’ 5’4 5’4 5’4 - 5’4 5’ - Rear, without rear access 10’ 10’ 10’ - - - - - - - BUILDING HEIGHT To Eave (Max.) 24’ 24’ 24’ 22’ 22’ 22’ 22’ 22’ 22’ 30’ To top of parapet (Max.) 24’ 24’ 24’ 22’ 22’ 22’ 22’ 22’ 22’ 35’ Total Building Height (Max.) 36’ 36’ 36’ 34’ 34’ 34’ 34’ 34’ 34’ 42’ Ground Floor Story (Min.) 10’ 10’ 10’ 10’ 9’ 10’ 10’ 10’ 10’ 10’ BUILDING ORGANIZATION Space b/w buildings (Min.) 20’ 20’ 15’ 10’ 10’ 10’ - 10’ 10’ - BUILDING MASSING Lot Coverage (Max.) 25% 30% 35% 40% 50% 50% 65% 50% - - Overall Building (Row of attached units) (Max. Dimensions) Width - - - - - 100’ 100’ 70’ 100’ 180’ 4914-7670-8469.1 -115 - Depth - - - - - 75’ 70’ 40’ 60’ 100’ Primary Mass or Unit (Max. Dimensions) Width 40’ 40’ 40’ 30’ 30’ 30’ 30’ 35’ 50’ - Depth 30’ 30’ 30’ 25’ 25’ 40’ 70’ 45’ 60’ 100’ Wing (Max. Dimensions) Width 20’ 20’ 20’ 20’ 20’ - 20’ - = Unit W - Depth (Front Wing) 20’ 20’ 15’ 15’ 15’ - 15’ - - - Secondary Buildings (Max. Dimensions) Width 30’ 30’ 30’ 25’ 25’ 25’ - 25’ = Unit W - Depth 30’ 30’ 30’ 25’ 25’ 25’ - 40’ - - Height 36’ 36’ 36’ 34’ 34’ 1-story - 1-story = Unit H - PERMITTED FRONTAGE Large Front Yard (5.5.3) P P P P - - - P - - Small Front Yard (5.5.4) - - - - P P P P P - Shopfront (5.5.5) - - - - - - - - P P PRIVATE OPEN SPACE Area (Min.) (% of Lot Area) 25% 25% 25% 25% 300 SF 400 SF - 25% - - Any Dimension (Min.) 30’ 30’ 25’ 20’ 15’ 15’ - 15’ - - 4914-7670-8469.1 -116 - G. Parking & Vehicular Access. Throughout the neighborhoods of Etiwanda Heights, parking will be provided on a conventional lot by lot, residence by residence basis. Resident parking will be provided on-site (off-street) and visitor parking will in most cases be accommodated on-street, at the curb in front of the residence. However, as the town square shops and restaurants are developed, parking resources can and must be more efficiently planned, managed and utilized to meet the potential demand while generating a relatively compact, pedestrian-oriented gathering place. The central concept that will organize an appropriate parking supply to support the shops, restaurants and civic spaces will be a “park-once” strategy. The design intent is that residents, visitors and shoppers can easily move from shop to shop, from work to lunch, from home to dinner on foot or by bicycle, as well as by car. Because the town square environment is scaled and oriented to pedestrians, visitors can conveniently park only once, reducing both vehicular congestion amount of necessary parking spaces. Accordingly shared parking arrangements are required for the shops, and parking ratios are reduced from the conventional suburban standards. Key elements of the Park Once strategy include: Focus on the Pedestrian. As described in Chapters 5.7 and 5.8, the streetscapes and other Public Open Spaces of are designed primarily for pedestrian comfort, with wide shady sidewalks surrounded by interesting and useful businesses and residences. The high-quality pedestrian environment will increase the average length of stay and reduce the importance for most users of finding parking adjacent to their first target destination. [TABLE P. 131] TABLE 5.4D PARKING AND VEHICULAR ACCESS STANDARDS Standard Building Types A. PARKING PLACEMENT ESTATE XL L M S A-A A-B A-FLEX SR Setbacks (Minimum) Primary 25’ from Primary Mass façade facing Primary lot line Secondary 25’ from Primary Mass façade facing Secondary lot line Side Yard See setback standards per Building Type (5.4.3-13) - Rear w/ rear access - Rear w/o rear access - B. ON-SITE ACCESS ESTATE XL L M S A-A A-B A-FLEX SR Driveway Width (Max.)1 10’ 10’ 10’ N N N N N N Circular Drive P2 N Rear Lane Vehicular access shall be provided via a rear lane for all lots less than 60’ wide C. SPACES REQ’D (MIN.) ESTATE XL L M S A-A A-B A-FLEX SR Residential Uses 2 per dwelling unit, may be tandem, may be uncovered 2.5 spaces per 1,000 square feet of interior area Non-Residential Uses D. GARAGE ESTATE XL L M S A-A A-B A-FLEX SR Max exterior width3 50% of lot width 60% of lot width 4914-7670-8469.1 -117 - Key P Permitted N Not Permitted - Not Applicable Notes 1 Beyond Primary Setback, width may increase as necessary. 2 See Chapter 5.4.2.E(1)(a) 3 As measured from side lot line to side lot line. Parking Types for User Types. Within the town square, several distinct types of “parking users” must be recognized and accommodated. These include the shopper in a hurry, the couple going to dinner, the office worker, and the resident returning home at night. Since the hurried shopper may desire a space near the store, prime spaces may be time-limited or paid parking. Other user types are willing to walk a bit more. The parking supply planned for this area includes well-organized on-street parking, and shared parking lots behind the shops and restaurants and connected to the shopping streets with paseos, plazas and dining courts. Wayfinding. In any mixed-use environment it is important that parking be intuitive. Parking lot entry points and pedestrian routes to shops will be clearly marked. Shared Parking Strategy. Parking lots that are shared by various businesses can be more efficiently utilized than parking facilities dedicated to a single business or use. Spaces occupied by office workers during the day, for instance, can be utilized at night by patrons of nearby restaurants, reducing the number of spaces required. Managed Supply. No matter how wonderfully walkable the town square becomes over time, there will always be prime parking areas and less convenient parking areas. That is where management comes in through the utilization of time-limited spaces, possibly charging a fee for some prime spaces, and ticketing those who do not comply with regulations. A merchants association or similar entity will take charge of such management, in cooperation with the City. Expandable Parking Supply. As the town square becomes a more popular destination over time - and for special community events - more parking may be necessary. Parking areas adjacent to the two entry parks to the north and south of Wilson just to the east of the shops can be expanded as necessary within the electrical utility easement. Parking to Accommodate EV and Active Transit. New parking facilities will, as appropriate, provide spaces with charging stations for Electric Vehicles (EV) as permitted and encouraged by the City. Facilities should accommodate convenient access and parking for bicycles. Where this Chapter is silent, refer to RCMC 17.64 for standards. When in conflict, the standards of this Code shall prevail. In no case may parking be provided between the façade of a primary mass and a front property line. 1. Residential Building Types. Unless specified by Building Type, garages may be attached or detached. See Table 5.4D for parking placement standards, and Chapter 5.10 for landscape guidelines for parking areas. a. 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 4914-7670-8469.1 -118 - the rest of the front yard, which shall be no less than 60’ wide and with a depth at least 1/2 the width. 2. Shops & Restaurants Building Type. While it is the responsibility of the City to ensure that Shops and Restaurant Buildings provide the amount of parking required by this Code; it shall be the responsibility of the downtown business association, or similar entity, to manage parking internally. All street parking adjacent to SR zone block faces shall count towards the minimum required for SR Buildings. a. Vehicular access shall be located in the rear, accessed by a rear lane (Chapter 5.7.15-16). Driveways and lanes may be one- or two-way but must provide a dedicated entrance/exit. b. Surface parking spaces must be screened and shaded per the standards of RCMC 17.56.060(N). c. Outdoor light fixtures are limited to 15 feet in height. Lighting should have illumination levels no greater than one foot-candle and shall be shielded to prevent glare on contiguous properties. d. Permeable surfaces are encouraged. In commercial sites, maintenance is the responsibility of the owner. See Landscape Guidelines (Chapter 5.10.10) for recommended types. 4914-7670-8469.1 -119 - H. Private Open Space. Each lot is required to provide on-site private open space as indicated in Building Type Standard Tables (Chapter 5.4.3-13). 1. Standards in each Building Type require private open space in two ways: a. The minimum open space area is a percentage of the lot area, but may only occur behind primary and side street setback lines. b. “Any Dimension” refers to the minimum length of required area in either direction. For example, 12’ requires that there is at least a 12’ by 12’ unobstructed square space on the lot. 2. Open space must be at grade and directly accessible from the adjacent ground floor. 3. Landscaping shall comply with the Master and Neighborhood Area Fire Protection Plans. See RCMC 17.56 for Landscaping Standards and Chapter 5.10.10C for Landscape Guidelines. a. Turf shall not exceed 30% of the landscape areas in residential developments. b. Decorative water features shall use re- circulating and recycled water. [FIGURE P. 133] FIG. 5.4B: PRIVATE OPEN SPACE Key Property Line Setbacks Private Open Space Area Contiguous Private Open Space I. Lighting. Lighting Standards are as follows: 1. Residential Building Types. All exterior lighting shall be designed so that all site and building- mounted luminaires produce a maximum initial illuminance value no greater than 0.04 horizontal and vertical footcandles (0.1 horizontal and vertical lux) at the LEED project boundary and beyond. Document that 0% of the total initial designed fixture lumens (sum total of all fixtures on site) are emitted at an angle of 90 degrees or higher from nadir (straight down). Street light fixtures shall be as widely spaces as practical for public safety and shall be International Dark-Sky Association (IDA) approved Dark Sky Friendly Fixtures. 2. Shops & Restaurants Building Type. All exterior lighting shall be designed so that all site and building- mounted luminaires produce a maximum initial illuminance value no greater than 0.10 horizontal and vertical footcandles (1.0 horizontal and vertical lux) at the boundary with adjoining residential lots, and no greater than 0.01 horizontal footcandles (0.1 horizontal lux) 10 feet (3 meters) beyond that boundary. Document that no more than 1% of the total initial designed fixture lumens (sum total of all fixtures on site) are emitted at an angle of 90 degrees or higher from nadir (straight down). J. Equestrian Standards. The standards for housing equestrians on properties area subject to the following standards and to the standards of RCMC § 17.88.020. Where in conflict, the standards of this Plan shall prevail. 4914-7670-8469.1 -120- 1. A property must be a minimum of 10,000 square feet in area to maintain equines. One additional equine is permitted for each additional 10,000 square feet of lot area, up to the limit specified in RCMC § 17.88.020-1. 2. Equines shall be kept a minimum distance of 50 feet from any adjacent primary dwelling, school, hospital or church located on any adjoining site. 3. All fences and gates used for the enclosure of horses or other large domestic animals shall be of such design, materials and construction as to prevent the escape of the animals. Fences enclosing horses or cows shall be not less than four feet in height and shall be of the strength equivalent to that of a wood fence with four-by-four-inch posts, no more than ten feet apart, with three two-by- six-inch rails. Electrically charged wires shall be used only to supplement other fences, and shall meet underwriter’s standards for electric fences, and shall cause no electric interference with radio and television reception on neighboring parcels. Warning signs shall be posted in a visible location, every one hundred feet on the fence, warning that an electric fence is in use. Other electric fences and barbed wire fences are prohibited. 4. Each property owner or lessee is responsible for the continuous maintenance of sanitary conditions, including, but not limited to, the cleaning of corrals, stables, barns and other areas to which animals have access; and the proper disposal of manure, offal, soiled straw and other refuse. Animal waste shall not be allowed to accumulate, runoff or leach so as to create a nuisance or be offensive to other persons in the vicinity. Manure may be disposed of by removal from the lot or parcel by a city-licensed waste disposal company, or by composting. If waste or manure is to be composted, the composting material shall be kept in a composting bin, and the composting shall be performed in accordance with city approved composting procedures. Proper procedures must be used to control insects and to minimize offensive odors. 5. Animal waste, manure, offal, soiled straw and other refuse shall not be allowed to accumulate in any regular, intermittent or seasonal watercourse. 6. Each lot and structure shall be maintained so that there is no standing surface water or ponding within areas in which large domestic animals are kept. 7. No structure or enclosure for the keeping of large domestic animals shall be constructed or maintained in any regular, intermittent or seasonal watercourse. 8. A weatherproof notice setting forth the name of the person(s) responsible for such animals and a phone number(s) to be called in the event of an emergency shall be displayed on, or in the vicinity of, any barn, stable enclosure or other area in which large domestic animals are kept. 4914-7670-8469.1 -121- 5.4.3 Estate [IMAGE PAGE 135] R NE NG-1 NG-2 SR - ALLOWED - - - Key Primary Mass Property Line Open Space [TABLE P. 135] TABLE 5.4.3 ESTATE STANDARDS LOT SIZE MIN MAX A Width (corner lots add 15’ to min.) 100’ - B Depth 120’ - - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard (% of Lot Width) 15% - Rear 30’ - Secondary Building(s) Primary Behind Primary Building Secondary F Side Yard 10’ - G Rear, with Rear Lane 5’ - Rear, without Rear Lane 10’ - BUILDING HEIGHT MIN MAX To eave of pitched roof - 24’ To top of parapet of flat roof - 24’ Total Building Height - 36’ Ground floor above grade at setback - 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 20’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 25% Primary Mass Width 40’ Depth 30’ Wing(s) Width 20’ Depth (Front Wing) 20’ Secondary Building(s) Width 30’ Depth 30’ Height 36 PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) Permitted- Small Front Yard (Chapter 5.5.4) - Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 25% Any Dimension 30’ 4914-7670-8469.1 -122- A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. 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. Rear lane required only for properties within the Camino Overlay. 3. Port cochères are permitted. 4. Circular Drives are permitted. 5. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C -O) 1. At least 70% of the footprint of the primary structure shall be 2 stories. 2. Must front onto the Camino de las Alturas. 3. Rear lane required. Key - Not Applicable [IMAGES P. 136] 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 façade. 4914-7670-8469.1 -123- 5.4.4 Extra Large House [IMAGE PAGE 137] R NE NG-1 NG-2 SR - - ALLOWED - - Key Primary Mass Property Line Open Space [TABLE P. 137] TABLE 5.4.4 EXTRA LARGE HOUSE STANDARDS LOT SIZE MIN MAX A Width (corner lots add 8’ to min.) 80 100’ B Depth 120’ - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard (% of Lot Width) 15% - E Rear 30’ - Secondary Building(s) Primary Behind Primary Building Secondary F Side Yard 10’ - G Rear, with Rear Lane 5’ - Rear, without Rear Lane 10’ - BUILDING HEIGHT MIN MAX To eave of pitched roof - 24’ To top of parapet of flat roof - 24’ Total Building Height - 36’ Ground floor above grade at setback 18” 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 20’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 30% Primary Mass Width 40’ Depth 30’ Wing(s) Width 20’ Depth (Front Wing) 20’ Secondary Building(s) Width 30’ Depth 30’ Height 36 PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) Permitted Small Front Yard (Chapter 5.5.4) - Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 25% - Any Dimension 30’ - 4914-7670-8469.1 -124- A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. 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. Rear lane required only for properties within the Camino Overlay. 3. Port cochères are permitted. 4. Circular Drives are permitted. 5. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C -O) 1. At least 70% of the footprint of the primary structure shall be 2 stories. 2. Must front onto the Camino de las Alturas. 3. Rear lane required. Key - Not Applicable [IMAGES P. 138] 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 façade 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. 4914-7670-8469.1 -125- 5.4.5 Large House [IMAGE PAGE 139] R NE NG-1 NG-2 SR - - ALLOWED - - Key Primary Mass Property Line Open Space [TABLE P. 139] TABLE 5.4.5 LARGE HOUSE STANDARDS LOT SIZE MIN MAX A Width (corner lots add 10’ to min.) 60’ 80’ B Depth 110’ - BUILDING SETBACKS Primary Building C Primary By Zone, see Table 5.4B Secondary D Side Yard1 (% of Lot Width) 15% or 10’ - E Rear 30’ - Secondary Building(s) Primary Behind Primary Building Secondary F Side Yard 5’ - G Rear, with Rear Lane 5’ - Rear, without Rear Lane 10’ - BUILDING HEIGHT MIN MAX To eave of pitched roof - 24’ To top of parapet of flat roof - 24’ Total Building Height - 36’ Ground floor above grade at setback 18” 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 15’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 35% Primary Mass Width 40’ Depth 30’ Wing(s) Width 20’ Depth 15’ Secondary Building(s) Width 30’ Depth 30’ Height 36’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) Permitted Small Front Yard (Chapter 5.5.4) - Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 25% - Any Dimension 25’ - 4914-7670-8469.1 -126- A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. 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. Rear lane required only for properties within the Camino Overlay. 3. Port cochères are permitted. 4. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C -O) 1. Minimum lot width - 70’. 2. Minimum Primary Setback - 40’. 3. At least 70% of the footprint of the primary structure shall be 2 stories. 4. Must front onto the Camino de las Alturas. 5. Rear lane required. [IMAGES P. 140] Side-facing garage with front drive shown. Garage setback is at least 25’ from primary mass façade. Drive is 10’ wide within front setback. See Table 5.4D. Front-facing garage with front drive shown. Garage setback is at least 25’ from primary mass façade. Drive is 10’ wide within front setback. See Table 5.4D. If width permits, Large Lots may provide port cocheres. Key - Not Applicable Notes 1 15% but in never less than 10’. 4914-7670-8469.1 -127- 5.4.6 Medium House [IMAGE PAGE 141] R NE NG-1 NG-2 SR - - ALLOWED ALLOWED - Key Primary Mass Property Line Open Space [TABLE P. 141] TABLE 5.4.6 MEDIUM HOUSE STANDARDS LOT SIZE MIN MAX A Width (corner lots add 5’ to min.) 40’ 60’ B Depth 100’ - BUILDING SETBACKS Primary Building C Primary By Zone, see Table 5.4B Secondary D Side Yard1 (% of Lot Width) 10% or 5’ - E Rear 25’ - Secondary Building(s) Primary Behind Primary Building Secondary F Side Yard 5’ - G Rear, with Rear Lane 5’ - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 22’ To top of parapet of flat roof - 22’ Total Building Height - 34’ Ground floor above grade at setback 18” 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 10’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 40% Primary Mass Width 30’ Depth 25’ Wing(s) Width 20’ Depth 15’ Secondary Building(s) Width 25’ Depth 25’ Height 34’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) Permitted Small Front Yard (Chapter 5.5.4) - Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 25% - Any Dimension 20’ - 4914-7670-8469.1 -128- A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 25% of lot area minimum. C. Access 1. The primary entrance shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. Port cochères are permitted. 4. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. [IMAGES P. 141] In smaller lots, physical barriers such as low walls and raised yards are crucial for maintaining privacy. A generous setback combines a raised porch and open front yard that provides a defined and well- landscaped entrance. Medium House lots must have rear garages accessed by an Rear Lane, so that no drives appear in the front. Key - Not Applicable Notes 1 10% but in no event less than 5’ 4914-7670-8469.1 -129- 5.4.7 Small House [IMAGE PAGE 143] R NE NG-1 NG-2 SR - - - ALLOWED - Key Primary Mass Property Line Open Space [TABLE P. 143] TABLE 5.4.7 SMALL HOUSE STANDARDS LOT SIZE MIN MAX A Width (corner lots add 5’ to min.) 35’ 40’ B Depth 90’1 - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard 5’ - E Rear 25’ - Secondary Building(s) Primary Behind Primary Building Secondary Side Yard 5’ - Rear, with Rear Lane 5’ - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 22’ To top of parapet of flat roof - 22’ Total Building Height - 34’ Ground floor above grade at setback 18” 3’ Ground Floor Story 9’ - BUILDING ORGANIZATION MIN Distance between buildings 10’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 50% Overall Building (including all Attached & Stacked Units) Width 30’ Depth 25’ Wing(s) Width 20’ Depth (Front Wing) 15’ Secondary Building(s) (Garage) Width 25’ Depth 25’ Height 34’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) - Small Front Yard (Chapter 5.5.4) Permitted Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 300 SF - Any Dimension 15’ - 4914-7670-8469.1 -130- A. Site Organization / Massing 1. Garages are Secondary Buildings, and may face any direction. See Chapter 5.4.2.G and Table 5.4D. 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. 300 square feet minimum. C. Access 1. The primary entrance shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. [IMAGES P. 144] The front entrance is protected from the sidewalk by several elements: a minimum setback, a fence, a porch, and a projecting front wing. Small Houses on a block will have at least a 10’ separation between buildings on different lots due to the side yard setback. Key - Not Applicable Notes 1 May be 80’ when fronting on Rosewalk or Court. This Small House has arcaded porch built into a front wing, creating an irregular but pleasing composition. 4914-7670-8469.1 -131- 5.4.8 Small House Variation - Side Yard House [IMAGE PAGE 145] R NE NG-1 NG-2 SR - - - ALLOWED - Key Primary Mass Property Line Open Space [TABLE P. 145] TABLE 5.4.7 SMALL HOUSE STANDARDS (REPEAT) LOT SIZE MIN MAX A Width (corner lots add 5’ to min.) 35’ 40’ B Depth 90’1 - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard 5’ - Rear 25’ - Secondary Building(s) Primary Behind Primary Building Secondary Side Yard 5’ - Rear, with Rear Lane 5’ - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 22’ To top of parapet of flat roof - 22’ Total Building Height - 34’ Ground floor above grade at setback 18” 3’ Ground Floor Story 9’ - BUILDING ORGANIZATION MIN Distance between buildings 10’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 50% Overall Building (including all Attached & Stacked Units) Width 30’ Depth 25’ Wing(s) Width 20’ Depth (Front Wing) 15’ Secondary Building(s) (Garage) Width 25’ Depth 25’ Height 34’ PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) - Small Front Yard (Chapter 5.5.4) Permitted Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 300 SF - Any Dimension 15’ - 4914-7670-8469.1 -132- A. Site Organization / Massing 1. Side Yard House is subject to all Small House (5.4.7) Standards, and the those of this section. 2. For Side Yard House, front and rear wings form a central “active side yard” between them. 3. Fenestration on the “inactive side” shall be limited in size and/or transparency, so that the adjacent property’s side yard cannot be observed. 4. The property adjacent to the active side shall provide an easement. See Figure 5.4.8A. a. Property 1 has an easement that extends to the wall of the building of Property 2 for the entire depth of the lot. See Figure 5.4.8B. b. Property 3 has an easement on the inactive side yard area of Property 1. 5. Side yard houses shall only be allowed when applied to an entire block face. 6. The primary entrance to the Side Yard House may be within the elevation facing the “active side yard”. 7. The garage shall be attached and hosted in Rear wing. B. Open Space 1. The open space area extends beyond the Property Line to the adjacent house. See Figure 5.4.8B. C. Access 1. The primary entrance shall be located in the front, or on active side. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. [FIGURE P. 146] FIG. 5.4.8A: SIDE YARD EASEMENTS Property line shown in red. The easements create a situation in which Property 1’s usable area is shifted, releasing control over it’s side yard setback area on the left to Property 3, and gaining access to Property 2’s side yard setback area on the right. [FIGURE P. 146] FIG. 5.4.8B: SIDE YARD OPEN SPACE The contiguous private open space for each Side Yard House is the side yard that extends from its property to the wall face on the adjacent property. 4914-7670-8469.1 -133- Key - Not Applicable Notes 1 May be 80’ when fronting on Rosewalk or Court. 4914-7670-8469.1 -134- 5.4.9 Attached A (with Detached Garage) [IMAGE PAGE 147] R NE NG-1 NG-2 SR -- -ALLOWED - Key Unit Property Line Open Space [TABLE P. 147] TABLE 5.4.9 MEDIUM HOUSE STANDARDS LOT SIZE MIN MAX A Width (corner lots add 7’ to min.) 60’ 116’ B Depth 90’ - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard1 8’ - Rear - - Secondary Building(s) (Garage) Primary Behind Primary Building Secondary Side Yard 0 or 5’ - G Rear, with Rear Lane 5’ - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 22’ To top of parapet of flat roof - 22’ Total Building Height - 34’ Ground floor above grade at setback 18” 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 10’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 50% Overall Building (Row of Attached Units) H Width 100’ Depth 75’ Unit (Primary Mass + Wings) J Width 30’ I Depth (Front Wing) 40’ Secondary Building(s) (Garage) Width 25’ Depth 25’ Height 1-story PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) - Small Front Yard (Chapter 5.5.4) Permitted Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 400 SF - Any Dimension 15’ - 4914-7670-8469.1 -135- A. Site Organization / Massing 1. Comprised of a Primary Mass and detached garage. 2. Up to 4 units may be attached, with 16’ space between exterior wall face of adjacent groups of rowhouses. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. Each ground floor unit shall have a rear yard for outdoor living, dining and play with a minimum area of 400 SF. 2. Paseos may encroach a maximum of 4’ into side yard setback. C. Access 1. All primary entrances shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C-O) 1. Minimum lot width - 70’. 2. Minimum Primary Setback - 40’. 3. At least 70% of the footprint of the primary structure shall be 2 stories. 4. Must front onto the Camino de las Alturas. 5. Rear Lane required. Vehicular access from front not permitted. 6. Side Yard Setback is at least 15% of Lot Width. 7. Each property shall be limited to 2 units, which must be massed as a single house. [IMAGES P. 148] Small rowhouses, if well-articulated, maintain a house form that fits a traditional neighborhood street. Strategies in Small Front Yard Frontage Type affords opportunities to make the public walk in front of a row of attached houses varied and visually pleasing. 4914-7670-8469.1 -136- Key - Not Applicable Notes 1 One side must provide 5’ setback from adjacent unit to garage for access. Attached-A Type within the Camino Overlay: two units and massed as a grand house. 4914-7670-8469.1 -137- 5.4.10 Attached B (with Attached Garage) [IMAGE PAGE 149] R NE NG-1 NG-2 SR - - - ALLOWED - Key Unit Property Line Open Space [TABLE P. 149] TABLE 5.4.10 ATTACHED B STANDARDS LOT SIZE MIN MAX A Width (corner lots add 7’ to min.) 60’ 116’ B Depth 80’ - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard 8’ - E Rear 5’ - Secondary Building(s) (Not Applicable) Primary - - Secondary - - F Side Yard - - G Rear, with Rear Lane - - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 22’ To top of parapet of flat roof - 22’ Total Building Height - 34’ Ground floor above grade at setback 18” 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings - BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 65% Overall Building (Row of Attached Units) H Width 100’ I Depth 70’ Unit (Primary Mass + Wings) K Width 30’ I Depth 70’ Wings(s) Width 20’ Depth 15’ Secondary Building(s) (Not Applicable) PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) - Small Front Yard (Chapter 5.5.4) Permitted Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area - - Any Dimension - - 4914-7670-8469.1 -138- A. Site Organization / Massing 1. Comprised of a Primary Mass, optional adjoining wings, and attached garage. 2. Up to 4 units may be attached, with a minimum of 16’ space between side façades of adjacent groups of rowhouses. 3. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. Only allowed within 200’ of the Camino de las Alturas or a Neighborhood Park. 2. Paseos may encroach a maximum of 4’ into Side Yard Setbacks. C. Access 1. All primary entrances shall be located in front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. Key - Not Applicable [IMAGES P. 150] Articulating separate roofs helps differentiate attached units. An Attached B (with Attached Garage) Type fronting an Attached Green. Front yard space, provided by Primary setback is the only private open space provided by this Type. 4914-7670-8469.1 -139- 5.4.11 Attached C (Mansion Type) [IMAGE PAGE 151] R NE NG-1 NG-2 SR - - - ALLOWED - Key Unit Property Line Open Space [TABLE P. 151] TABLE 5.4.11 ATTACHED C STANDARDS LOT SIZE MIN MAX A Width (corner lots add 10’ to min.) 60’ 100’ B Depth 90’ - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard 10% - Rear - - Secondary Building(s) (Garage) Primary Behind Primary Building Secondary Side Yard 5’ - G Rear, with Rear Lane 5’ - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 22’ To top of parapet of flat roof - 22’ Total Building Height - 34’ Ground floor above grade at setback 18” 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 10’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) 50% Overall Building (including all Attached & Stacked Units) H Width 70’ I Depth 45’ Unit Width 35’ Depth 45’ Secondary Building(s) (Garage) Width 25’ Depth 40’1 Height 1-story PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) Permitted Small Front Yard (Chapter 5.5.4) Permitted Shopfront (Chapter 5.5.5) - PRIVATE OPEN SPACE MIN MAX Area 25% - Any Dimension 15’ - 4914-7670-8469.1 -140- A. Site Organization / Massing 1. Exactly 4 units may be hosted in one 2-story building, both attached and stacked, in the configuration indicated in the diagram. 2. The building shall be the depth of a unit and the width of two units. 3. Garages shall be detached. 4. The only allowed wing are in the front, and must host an entrance atrium. 5. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. Only allowed within 200’ of the Camino de las Alturas or a Neighborhood Park. C. Access 1. All primary entrances shall be located in the front. 2. All Units must be accessed through the front façade. A maximum of 2 front doors on the front façade are allowed, but must employ a frontage type that unifies the two, such as a shared porch or stoop. 3. Rear Lane required. Vehicular access from front not permitted. 4. Detached garages or surface parking spaces in the rear of lot may only be accessed via a Rear Lane. 5. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. D. Within Camino Overlay (C-O) 1. Minimum lot width - 70’. 2. Minimum Primary Setback - 40’. 3. At least 70% of the footprint of the primary structure shall be 2 stories. 4. Must front onto the Camino de las Alturas. 5. Side Yard Setback minimum - 15% of Lot Width. 6. Must be massed as a large house. 4914-7670-8469.1 -141- [IMAGES P. 152] Mansion Type, if well-articulated, maintains a house form that fits a traditional neighborhood street. A projecting gabled overhang on top of a stoop create the appearance of a house-form building with a single entrance portico. Key - Not Applicable Notes 1 40’ depth intended for tandem parking on deeper lots. If not tandem, depth is limited to 25’. The larger size of the Mansion Type building allows it to fit in with homes in both NG-1 and NG-2 zones. 4914-7670-8469.1 -142- 5.4.12 Attached Flex [IMAGE PAGE 153] R NE NG-1 NG-2 SR - - - ALLOWED ALLOWED Key Unit Property Line Open Space [TABLE P. 153] TABLE 5.4.12 ATTACHED FLEX STANDARDS LOT SIZE MIN MAX A Width (corner lots add 7’ to min.) 25’ 100’ B Depth 75’ - BUILDING SETBACKS Primary Building (Row of Attached Units) C Primary By Zone, see Table 5.4B Secondary D Side Yard 8’ - Rear1 5’ - Secondary Building(s) (Garage) Primary Behind Primary Building Secondary Side Yard 8’ - G Rear, with Rear Lane 5’ - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 22’ To top of parapet of flat roof - 22’ Total Building Height - 34’ Ground floor above grade at setback - 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 10’ BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) - Overall Building (Row of Attached Units) H Width 100’ I Depth 60’ Unit (Primary Mass + Wings) Width 50’ Depth 60’ Secondary Building(s) (Garage) Width Width of Unit Depth Up to Rear Setback Height Height of Unit PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) - Small Front Yard (Chapter 5.5.4) Permitted Shopfront (Chapter 5.5.5) Permitted PRIVATE OPEN SPACE MIN MAX Area - - Any Dimension - - 4914-7670-8469.1 -143- A. Site Organization / Massing 1. Multiple Frontage types are permitted and dictated by use (See Frontage Types in Chapter 5.5). 2. Live-Work use is permitted in Attached Flex Building Type (See Appendix 5). 3. Buildings may not exceed 2 stories, however 2.5 stories may be conditionally approved by the Precise Neighborhood Plan process. 4. Garages may be attached or detached. 5. Attached Flex Type is not permitted within 300’ of Rochester Ave. 6. The minimum Primary setback for Attached Flex is 10’ in SR zone. 7. Utility connections should be located in a rear lane or drainage easement and placed underground. B. Open Space 1. Each ground floor unit should have a yard area for outdoor living, dining and play. 2. Paseos may encroach a maximum of 4’ into Side Yard Setbacks. 3. Attached Flex type is only allowed within 200’ of a Neighborhood Park. C. Access 1. All primary entrances shall be located in the front. 2. Rear Lane required. Vehicular access from front not permitted. 3. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. [IMAGES P. 154] Attached Flex may have a variety frontage types based on use. Primary setbacks are required for all. Live-Work units with commercial ground-floor use benefit from flexible private frontage space and design. Key - Not Applicable Notes 1 Requires Rear Lane. House-form Live/Work Unit. 4914-7670-8469.1 -144- 5.4.13 Shops & Restaurants [IMAGE PAGE 155] R NE NG-1 NG-2 SR - - - - ALLOWED Key Primary Mass Property Line Open Space [TABLE P. 155] TABLE 5.4.13 SHOPS & RESTAURANTS STANDARDS LOT SIZE MIN MAX A Width (corner lots add 10’ to min.) 25’ 180’ B Depth 65’ - BUILDING SETBACKS Primary Building Primary By Zone, see Table 5.4B Secondary Side Yard - - Rear 5’ - Secondary Building(s) (Garage) Primary Behind Primary Building Secondary Side Yard - - Rear, with Rear Lane - - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 30’ To top of parapet of flat roof - 35’ Total Building Height - 42’ Ground floor above grade at setback - 3’ Ground Floor Story 10’ 14’ BUILDING ORGANIZATION MIN Distance between buildings - BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) - Overall (Row of Shopfronts) H Width 180’ I Depth 100’ Unit (Primary Mass + Wings) Width - Depth 100’ Secondary Building(s) (Garage) Width - Depth - Height - PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) - Small Front Yard (Chapter 5.5.4) - Shopfront (Chapter 5.5.5) Permitted PRIVATE OPEN SPACE MIN MAX Area 25% - Any Dimension 15’ - 4914-7670-8469.1 -145- A. Site Organization / Massing 1. Comprised of a Primary Mass defined mostly by Shopfront frontage requirements (See Chapter 5.5.5). 2. A continuous row of shopfronts may not exceed 180’. At intervals of at least 180’, the street wall should be interrupted by a Paseo or Rosewalk (See Public Open Space Types in Chapter 5.8). 3. Buildings that wrap corners are shall apply frontage types to each side. 4. Buildings may be no more than 2 stories, however 2.5 stories may be conditionally approved by the Precise Neighborhood Plan process. B. Open Space 1. No open space required. C. Access 1. For a variety of Shopfront Frontage Types, see Chapter 5.5.5. 2. Fire Lane required. 3. All on-site parking and loading space shall be located at the rear of the lot. 4. See Chapter 5.4.2.G and Table 5.4D for Parking and Vehicular Access Standards. [IMAGES P. 156] Corner shopfronts may have orientation to intersection and two façades. Cafe Seating on street is an amenity to restaurants. Key - Not Applicable Notes 1 Requires Rear Lane. Shopfronts should encourage visibility and interaction between the public street and the private building. 4914-7670-8469.1 -146- 5.4.14 Carriage House [TABLE P. 155] TABLE 5.4.13 SHOPS & RESTAURANTS STANDARDS LOT SIZE MIN MAX A Width (corner lots add 10’ to min.) 25’ 180’ B Depth 65’ - BUILDING SETBACKS Primary Building Primary By Zone, see Table 5.4B Secondary Side Yard - - Rear 5’ - Secondary Building(s) (Garage) Primary Behind Primary Building Secondary Side Yard - - Rear, with Rear Lane - - Rear, without Rear Lane - - BUILDING HEIGHT MIN MAX To eave of pitched roof - 30’ To top of parapet of flat roof - 35’ Total Building Height - 42’ Ground floor above grade at setback - 3’ Ground Floor Story 10’ 14’ BUILDING ORGANIZATION MIN Distance between buildings - BUILDING MASSING MIN MAX Lot Coverage (% of total Lot Area) - Overall (Row of Shopfronts) H Width 180’ I Depth 100’ Unit (Primary Mass + Wings) Width - Depth 100’ Secondary Building(s) (Garage) Width - Depth - Height - PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) - Small Front Yard (Chapter 5.5.4) - Shopfront (Chapter 5.5.5) Permitted PRIVATE OPEN SPACE MIN MAX Area 25% - Any Dimension 15’ - A. Site Organization / Massing 1. The Carriage House is an accessory dwelling unit (ADU) that accompanies any single-family detached building type: Estate, Extra Large, Large, Medium, and Small Building Types. 2. The Carriage House refers to the upper story unit above an enclosed garage. 4914-7670-8469.1 -147- 3. The Carriage House shall not extend beyond the footprint of the garage on which it sits. 4. Exterior or enclosed access stairs permitted. 5. Setbacks, Height, Massing, Open Space, and Lot Dimensions are determined by the Building Type of the primary building that accompanies the Carriage House. 6. See RCMC 17.100.050 for City’s ADU Design Standards. B. Open Space 1. Open Space requirements are dictated by the Building Type that the Carriage House accompanies. C. Access 1. Pedestrian entrances to Carriage House units should be located within or adjacent to the rear yard. 2. Vehicular access to the garage must be through a rear lane if a rear lane is provided. Key - Not Applicable [IMAGES P. 158] Architectural projections, such as balconies, allow a small dwelling to be more comfortable and valuable Minimum setback from the Rear Lane serving the carriage house is 5’. A unit with exterior stairs should face stairs toward the rear yard of the house. 4914-7670-8469.1 -148- 5.5 Private Frontages 5.5.1 Introduction Frontages – the ground floor face of the building and the space between the building and the sidewalk – define not only the character of each building, but collectively define the character of the neighborhood and of the city. Frontages that welcome visitors and other pedestrians are the most important single design element of walkable neighborhoods, making the streets and open spaces comfortable, safe, pedestrian- scale “outdoor rooms” for family and community life. On a functional level, the frontage is the transition between the public spaces of streets and parks and the private realm of each home, providing a critically important “privacy filter” between the fully public street and the private interior spaces of dwellings. Front yards and dooryards, stoops and terraces provide moderate degree of privacy for homes, while shopfronts in various forms push display windows right up to the sidewalk and open shop and café interiors to public view – the opposite of privacy. Carefully designed frontages, calibrated to the neighborhood, street and use are the key to making streets, parks and open spaces of Etiwanda Heights the “living rooms of the neighborhood” – a pleasure to walk in, play in, and meet neighbors in. This plan provides three types of frontages that address the necessary level of privacy for different zones. 5.5.2 Standards & Guidelines Applicable to All A. All Frontage Type aresare required to include windows in compliance with the applicable architecture guidelines. B. Design, materials, and finishes shall be consistent with the architectural style of the building and compatible with the surrounding environment. Landscaping shall be compatible with public landscaping. C. All Primary façades are required to provide pedestrian access using only the allowed Frontage Type. D. Elements of each Frontage Types may encroach into setbacks or the public right-of-way as identified in each Type’s respective table. E. All ground-floor dwellings units must be accessible from the front, through the front yard. F. In cases where the open space along any side street exceeds a slope of 2:1, a decorative retaining wall not exceeding 4 feet in height in combination with a planter of at least 3’ in depth must be provided. G. In residential regulating zones: fences, walls, and hedges within Primary and Secondary Setback areas shall not exceed 3 feet in height. Those enclosing side yards may be up to 6’ in height beginning 5’ behind the Primary and Secondary façades of the Primary Mass. H. All encroachments into the right-of-way (R.O.W.) require an encroachment permit, obtained from the city engineer (RCMC 12.08.090). R.O.W. encroachments are only relevant in the SR regulating zone. The encroachment permit shall formalize ownership, liability, and maintenance responsibility. 4914-7670-8469.1 -149- [TABLE P. 159] TABLE 5.5A ALLOWED PRIVATE FRONTAGE TYPES Building Types Section Neighborhood Estates Neighborhood General -1 Neighborhood General -2 Shops & Restaurants Large Front Yard 5.5.3 • • Small Front Yard 5.5.4 • • Shopfronts 5.5.5 • • • Allowed [TABLE P. 160] TABLE 5.5B ALLOWED ENCROACHMENTS FOR ARCHITECTURAL ELEMENTS The following architectural elements are permitted to encroach past setback lines. Porch and Stoop have additional standards enumerated in the Frontage Types (Chapter 5.5.3-4). Refer to Chapter 5.10 for design guidelines. NE, NG-1 NG-2 SR Porch1 Max 15’; no less than 10’ from PL Max 10’; no less than 5’ from PL - Stoop1 no less than 10’ from PL no less than 2’ from PL no less than 2’ from PL Awning / Canopy - - Into R.O.W. within 2’ of curb Balcony Max 5’; no less than 3’ from PL Max 5’; no less than 3’ from PL - Bay Window Max 3’; no less than 3’ from PL Max 5’; no less than 3’ from PL - (ground floor)2 Eaves 2’ into setbacks 2’ into setbacks 2’ into R.O.W. and setbacks Chimney 2’ into setbacks 2’ into setbacks 2’ into setbacks only Key - Not permitted PL Property Line Max encroachment into setback no less than x’ from PL Notes 1 Not including stairs. Stairs may encroach further as necessary 2 3’ encroachment into R.O.W. and setbacks on upper floors. [FIGURE P. 160] FIG. 5.5 PORCH/STOOP MEASUREMENTS 4914-7670-8469.1 -150- [IMAGES P. 160] Encroachment Standards for porches and stoops refer to the element without the stair. Stairs can encroach further. Attached Flex building type that employs a low planter wall to craft a small private frontage. A low wall, setback from the public sidewalk by 2’ distance and landscaping, is an attractive Small Front Yard frontage. Shopfront frontages engaging directly with the public sidewalk. 4914-7670-8469.1 -151- 5.5.3 Large Front Yard [IMAGE P. 161] R NE NG-1 NG-2 SR ALLOWED ALLOWED ALLOWED - - A. Description In Regulating Zones NG-1, NE, and R, the Primary setback is at least 25’, so lots in these zones must follow standards for Large Front Yard. The predominant characteristics of this type are well-landscaped open front yards with a pedestrian path from the sidewalk to the front door. Native and drought tolerant designs - which may include hardscape areas and elements - are recommended, but maintained lawn areas are also allowed to provide play areas. Homes in these zones may use a combination and variety of architectural elements that encroach on the front yard. B. Standards and Guidelines 1. Front access. A minimum 6’ wide pedestrian path from the sidewalk to the front door is required. 2. Landscaping. Refer to RCMC 17.56.070-C and Landscape Guidelines, Chapter 5.10.10. 3. Grading. Front yards must have a minimum slope of 0.5% toward the street for drainage. Max slope is 5%. 4. Walls. Walls, whether they are enclosures of a flat yard, retaining walls for an elevated yard, or a combination thereof, may not exceed 3’. 5. Height. Height is regulated by the combination of maximum measure for: Elevated Yard Height, Grading on Front Yard, and Ground Floor above Grade at setback. [TABLE P. 161] TABLE 5.5.3 LARGE YARD STANDARDS Frontage element Min. Max. Landscape (% of front yard area) 50% - Hardscape (% of front yard area) - 50% Wall height at frontage (total) - 3’ A Elevated Yard Height - 3’ B Grading on Front Yard 0.5% 5% C Ground Floor above Grade at setback 18” 3’ D Path to Front Door Width 6’ - 4914-7670-8469.1 -152- Large Front Yard - Variations C. Open Characterized by its openness to the street. Adjoining front yards blend seamlessly with that of neighboring yards with no sudden changes of grade. 1. The landscape of this Front Yard type may be mowed lawn and/or native and drought-tolerant plantings, with some Decorative Hardscape (Refer to RCMC 17.56.070-C5). 2. On steeper slopes within large lots, natural unmowed grasses are appropriate, with or without naturalistic rocky drainage swales with other plants characteristic of creeks. D. Elevated Characterized by its elevation above the street to accommodate pre-existing site grades or add a layer of privacy by physically separating the public sidewalk and the private front yard more distinctly. 1. Retaining walls must not exceed 3 feet in height, and should either be integrated with the design of the naturalistic landscape of the lot when not connected with the building, or coordinated with the architectural design of the building. E. Defined Characterized by a wall that encloses the front yard when the yard is not elevated. 1. Walls shall have a small setback of 2’ from the back of sidewalk to allow landscaping on the public side of the wall. 2. Garden walls should be made of wood or clad in brick, stone, or stucco compatible with the design of the primary mass when located adjacent to and attached to the building. See Chapter 5.10.8.C. 3. Walls and fences that do not connect to a building should be designed as an integral element of the landscape of which they are a part. 4914-7670-8469.1 -153- 5.5.4 Small Front Yard [IMAGE P. 163] R NE NG-1 NG-2 SR - - - ALLOWED - A. Description In Regulating Zone NG-2, the Primary setback minimum is 10’. Without a deep front yard space, lots in NG- 2 must follow standards for Small Front Yard to achieve the necessary level of privacy for residences. The most basic form is a small, elevated or at-grade garden located in the front yard setback, often enclosed by a low wall located near the property line(s). Without an enclosed front yard, elevating the yard or the front entrance becomes necessary. B. Standards & Guidelines 1. Elevated. Elevated front yards may be enclosed with a retaining wall of at most 3’ in height above sidewalk. 2. At-grade. Small front yards at-grade either must have an enclosing wall between the sidewalk and front yard or the building must provide a stoop or porch, with the ground floor of the building elevated at least 18” above sidewalk grade. 3. Transition. A landscaped strip between the sidewalk and the front yard wall is recommended to provide a visual transition/buffer between public and private and to soften the transition from sidewalk to wall. [TABLE P. 163] TABLE 5.5.4 SMALL YARD STANDARDS Frontage element MIN MAX Ge n e r a l A Wall height at frontage (total) - 3’ B Elevated Yard Height - 3’ Grading on Front Yard 0.5% 5% C Ground Floor above Grade at setback 18” 3’ Po r c h e s D Porch depth (not including stairs)1 8’ - E Porch width 10’ - F Porch floor height2 8’ 12’ G Floor height3 18” 3’ H Between porch and front PL 5’ - St o o p s I Stoop width 4’ 8’ J Stoop depth (not including stairs) 4’ 8’ K Stoop floor height3 18” 3’ Planter/fence height - 3’ L Entry Recession depth 6” 6’ 4914-7670-8469.1 -154- Notes 1 Between wall and end of porch deck. 2 From porch floor to top of porch columns. 3 Measured from adjacent finished grade. Small Front Yard - Variations C. Elevated - Porch 1. Porches may encroach into required front setbacks up to the limit allowed by the zone (Table 5.5B ). 2. Porches may also wrap around a corner of the building. This may be particularly appropriate on corner lots. 3. Porches may be enclosed by open railings up to 4 feet in height. D. Elevated - Stoop 1. A stoop may provide access to one or two ground- floor dwellings. 2. Stoops may encroach into setbacks up to the limit allowed by the zone (Table 5.5B ). 3. Landscaping should be provided in the remaining private setback area, either at grade or in raised planters, and should be compatible with street/ parkway landscaping. 4. Gates are not common for stoop frontages and are prohibited if not combined with an enclosing wall type, as shown in the diagram on the left and below. E. Elevated 1. Walls enclosing elevated front yards may not to exceed 3’ feet above the sidewalk. Heights of fences or railings shall be as required by the California Building Code (CBC). 2. Entry openings in walls may be provided with gates. 3. Gates shall be designed to not swing into the sidewalk area. 4. The average grade of elevated yards shall not be more than 3’ above the adjacent sidewalk or Public Open Space. 4914-7670-8469.1 -155- 5.5.5 Shopfront [IMAGE P. 165] R NE NG-1 NG-2 SR NE NG-1 NG-2 - - - ALLOW ED ALLOW ED A. Description Nonresidential uses in the SR regulating zone must allow and encourage easy access and transition from the public sidewalk to the private frontage. Thus setbacks are 0 feet (immediately engaged with the sidewalk). The Shopfront in basic form is a large opening in the façade at or near the sidewalk, enclosed with doors and transparent glass in a storefront assembly. The primary entrance provides direct access to the ground floor use(s). The basic required architectural elements comprising the storefront are large windows, doors with glass, transom windows, and a solid shopfront base. Optional elements include awnings, cantilevered shed roof or canopy, signage, lighting, and cornices. Variations (on the right) show various strategies for providing dedicated seating. B. Standards & Guidelines 1. Street Wall. Shopfronts should maintain a consistent streetwall by maintaining 0’ setback. Streets along SR zones shall have wider sidewalks to provide space for cafe seating. See Chapter 5.10.8.H for Architectural Guidelines regarding Shopfronts. 2. Glass. All glazing shall not have greater than 10% tinting. 3. Shopfront Bays. Shopfront bays are the units into which the building façade is divided. Each bay shall contain its own coherent storefront assembly. Storefront assemblies occur between Piers. Bays are measured between the centerline of each Pier. [TABLE P. 165] TABLE 5.5.5 SHOPFRONT STANDARDS Frontage element MIN MAX A Height to top of transom1 12’ 16’ B Height to bottom of awning1 8’ 10’ C Width of shopfront bay(s) 10’ 25’ D Height of shopfront base 1’ 3’ Glass % of ground floor wall area 70 90 E Awning Depth 4’ - 4914-7670-8469.1 -156- Notes 1 Clear. 2 Corner building. Shopfront Variations C. Galleries and Arcades 1. May encroach into the R.O.W., subject to the issuance of an encroachment permit (RCMC 12.08.090). 2. Column height should be 4-5 times column width. 3. Max setback from back of curb: 6’ 4. Walls without openings should not exceed 10 horizontal feet. 5. Column spacing should align with storefront openings. 6. Planter boxes may be placed between columns to provide enclosure for such uses as cafe seating. 7. Depth (façade to interior column face): 12-16’ 8. Height (sidewalk to ceiling):12-16’ D. Terraces 1. The average grade of the terrace should not be more than 3 feet higher or lower than the adjacent sidewalk or Public Open Space. Walls may extend an additional 2’ in height and fences/railings to the height required by California Building Code (CBC). 2. Terraces should feature planters or hardscape features that help to provide shade and seating. 3. Max length of terrace: 150’ 4. Minimum depth to shopfront façade: 8’ E. Recessed 1. Depth not to exceed 16’. 2. Width per bay is a minimum of 16’ and a maximum of 24’. 3. A low wall, fence, or planter may enclose recessed shopfront area. 4914-7670-8469.1 -157- 5.6 Signage 5.6.1 Introduction This Chapter establishes the standards for signage on all private property within the Plan area, replacing the provisions of Rancho Cucamonga Municipal Code 17.74.070 and 0.17.74.080. The remaining Sections of RCMC 17.74 shall apply. Except for those signs which are exempted in RCMC 17.74.040, each new sign or modification to an existing sign on private property within the Plan is required to be designed in compliance with the standards and guidelines of this Chapter and permitted via the procedures outlined in RCMC 17.74.030. Signage is allowed as identified in Table 5.6 . 5.6.2 Standards & Guidelines Substantial conformance with each of the following is required before a sign or building permit can be approved. A. Combinations. The types allowed in a zone may be combined unless stated otherwise. Sign types may be combined along each lot frontage to transition physical character. B. General 1. A building is allowed multiple types of signs. 2. Signs shall not obscure building entrances, cornices, columns, or other prominent architectural elements. C. Prohibited Signs. The following types of signs are not allowed: internally illuminated individual letters or cabinets, permanent banners, pole-mounted or lollipop signs, feather flags or inflatables, billboards, signs that produce smoke or sound, signs with animated or moving characters, changeable copy signs (except for theater venues), and digital and electronic signs. D. Color. Colors on signs and structural members should be harmonious with one another and relate to the dominant colors of the buildings on the project site. Contrasting colors may be utilized if the overall effect of the sign is still compatible with building colors. E. Design and Construction. Except for approved temporary banners, flags, and signs, conforming with the requirements of this Chapter, each sign shall be constructed of permanent materials and be permanently attached to the ground, a building, or another structure by direct attachment to a rigid wall, frame, or structure. F. Materials and Structure. 1. Sign materials (including framing and supports) should be representative of the type and scale of materials used on the project site where the sign is located. 2. Signs should not include reflective material. 4914-7670-8469.1 -158- 3. Materials for permanent signs should be durable and capable of withstanding weathering over the life of the sign with reasonable maintenance. 4. The size of the structural members (e.g. columns, crossbeams, and braces) should be in proportion with the sign panel they are supporting. 5. The use of individual letters incorporated into the building façade design is recommended, rather than a sign with background and framing other than the structure wall. G. Sign Copy (Messaging) Guidelines. The following are to ensure readability and visual strength of sign. 1. Sign copy should relate only to the name and/or nature of the business or commercial center. 2. Permanent signs that advertise continuous sales, special prices, or include phone numbers are discouraged. 3. Information should be conveyed briefly or by logo, symbol, or other graphic manner. The intent is to increase the readability of the sign and thereby enhance the identity of the business. H. Sign Lighting. Sign lighting shall be designed to minimize light and glare on surrounding rights-of way and properties. 1. External light sources shall be directed and shielded so that they do not produce glare off the project site, on any object other than the sign. 2. Colored lights shall not be used at a location or in a manner so as to be confused or construed as traffic control devices. 3. Direct and reflected light from primary light sources shall not create hazards for pedestrians or operators of motor vehicles. 4. For energy conservation, light sources should be hard-wired fluorescent or compact fluorescent lamps, LED, or other lighting technology that is of equal or greater energy efficiency. Incandescent lamps are prohibited. I. Directory Signs. Directory signs are small wall signs located at pedestrian eye level and intended to identify multiple tenants within a building or complex. The following guidelines apply to these signs: 1. When tenants are accessed via a building lobby or outdoor court, and a directory sign is provided, it should be located within the lobby or court. 2. Directory signs should not exceed 6 square feet. 3. Directory signs should be externally illuminated. Internal illumination and neon lighting is discouraged. J. Sign Maintenance. Each sign and supporting hardware, including temporary signs and awning signs, should be maintained in good repair and functioning properly at all times. Any damage to a sign or its illumination, including the failure of illumination should be repaired in a timely manner. 4914-7670-8469.1 -159- 1. A repair to a sign should be of materials and design of equal or better quality as the original sign. 2. When a sign is removed or replaced, all brackets, poles, and other supports that are no longer required should be removed. [TABLE P. 168] TABLE 5.6 ALLOWED SIGNAGE TYPES Type Neighborhood Area Regulating Zones Chapter R NE NG-1 NG-2 SR Façade - - - - P 5.6.3 Window - - - - P 5.6.4 Front Yard - - - P P 5.6.5 Projecting - - - P P 5.6.6 Sidewalk - - - - P 5.6.7 Mural - - - - P 5.6.8 Gateway - P P P P 5.6.9 Key P Permitted - Not Applicable Notes 1 Signage Type Permitted only in Attached Flex Type where a business is operated on the ground floor. 4914-7670-8469.1 -160- 5.6.3 Façade Sign [IMAGE P. 169] A sign painted or reverse channel letters applied directly to the façade, typically above the storefront or more creatively as approved by the City. This type consists of a single externally illuminated panel or individual letters and/or logo. This type of sign is intended for viewing from across the street and along the sidewalk. A. Standards 1. Up to one façade sign per business along a building frontage. In multi-tenant buildings, only the businesses with frontage on the sidewalk shall have a façade sign. 2. Façade signs shall be located above the storefront and at least 12 inches from any eave, edge of building or top of parapet. On multi-story buildings, façade signs should be located either above the storefront or above the openings on the uppermost story. 3. Sign thickness (as measured from the façade) shall not exceed four inches. 4. A minimum clearance of 24 inches is required between a sign and any opening. 5. If illuminated, external illumination is required, and should be mounted to maintain visual integrity of the sign. 6. If a background panel is not included, letter height shall be up to 24 inches tall. [TABLE P. 169] TABLE 5.6.3 FAÇADE SIGN STANDARDS MIN MAX A Height 10’ 24’ B Width as % of façade width - 60% C Clearance from openings 24’ - Key - Not Applicable Façade Sign Examples [IMAGES P. 170] Individual metal letters mounted on a string course. Wall signs may be located within the transom area of the shopfront. Using bright colors to provide contrast to adjacent walls. Script neon and metal letters mounted on reclaimed wood. Individual, internally illuminated letters mounted directly on wall. 4914-7670-8469.1 -161- Simple, metal sign with laser-cut letters. Direct sun helps to create a legible contrast against the surface the sign is mounted on. 4914-7670-8469.1 -162- 5.6.4 Window Sign [IMAGES P. 171] A sign painted or applied directly to the storefront window(s) and/or door(s). This type consists of individual letters and a logo with allowances for contrasting background. Window signs also include posters for advertisements and sales, product merchandise posters, open and closed signs, and painted or etched business names and logos. A. Standards 1. Up to one window sign per storefront. A storefront is the glass area between the two closest edges defined by wall material at least 9 inches wide. 2. Permanent window signs shall be individually painted, etched or otherwise applied letters or logo graphics surrounded by clear glass. 3. Neon signs are subject to review (RCMC 17.74.030). 4. Window signs shall not occupy more than 25% area of a window. 5. Area of the window sign is calculated as a rectangular area enclosed by the width and the height. [TABLE P. 171] TABLE 5.6.4 WINDOW SIGN STANDARDS MIN MAX A Height as % of window/door height - 50% B Width as % of window/door width - 50% Area as % of total window/door area - 25% Key - Not Applicable Window Sign Examples [IMAGES P. 172] Depending on font type and letter spacing, window signs can have a wide range of transparency. Vinyl logo graphic. Individual vinyl letters with feature area at top center and contrasting background along bottom. A wall sign incorporating neon. Subtle tones and colors can still create legible contrast. 4914-7670-8469.1 -163- Bright colors can help make the window sign be more visible and lively. 4914-7670-8469.1 -164- 5.6.5 Front Yard Sign [IMAGES P. 173] A front yard sign is intended for businesses in buildings that are set back from the public right-of-way, and in areas that are more residential in character. The target viewer is the passing pedestrian or bicyclist. They may be freestanding or integrated into the design of a fence or dooryard wall. A. Standards 1. Signs may not encroach into the public right of way. 2. Signs must be oriented toward side property lines. 3. Signs shall be of painted wood or other high quality and durable material. 4. Exterior illumination is permitted, provided that it is from a single bulb, shielded, and warm in tone. [TABLE P. 173] TABLE 5.6.5 FRONT YARD SIGN STANDARDS MIN MAX MIN MAX A Sign Height - 30” B Overall Height - 48” C Vertical clearance from sidewalk - 30” D Sign Width - 24” Key - Not Applicable Front Yard Sign Examples [IMAGES P. 174] Creative and tasteful variations of the front yard sign are encouraged. Individual vinyl letters with feature area at top center and contrasting background along bottom. Logos are permitted on Front Yard Signs. Bright colors can help make the window sign be more visible and lively. 4914-7670-8469.1 -165- 5.6.6 Projecting Sign [IMAGE P. 175] A double-sided sign that projects perpendicular to the building façade from a mounted wall brace or from the ceiling of a balcony or arcade. Projecting signs typically project over a public right-of- way such as a sidewalk or Public Open Space and are intended for viewing by pedestrians approaching the shop. A. Standards 1. A maximum of one projecting sign is allowed for every storefront entrance on the façade. 2. An encroachment permit or license agreement is required prior to installation of any sign extending into the public R.O.W. 3. The top of a projecting sign shall be located below the building’s second floor windows. 4. Signs shall be externally illuminated by a light mounted on the façade or by neon tubing used to illuminate letters, symbols, and accent frames. B. Guidelines 1. Projecting signs should be mounted near storefront entrances. 2. Projecting signs should not be placed under an awning or horizontally within five feet of an awning or another projecting sign. 3. Decorative and supporting hardware such as brackets should be architecturally compatible with the building façade. [TABLE P. 175] TABLE 5.6.6 PROJECTING SIGN STANDARDS MIN MAX A Sign Height - 18” B Sign Width - 48” C Sign Thickness - 3” D Vertical Clearance from Sidewalk 8’ 2’ E Horizontal Clearance from Adjacent Curb 4’ - Area - 10 sf Key - Not Applicable 4914-7670-8469.1 -166- Projecting Sign Examples [IMAGES P. 176] Projecting signs are scaled to be legible from the sidewalk, and often use contrast to be read easier from afar. Projecting signs may be simple and allow other sign elements to provide more information. Projecting sign with depiction of product sold within the store. A simple projecting sign with address, name, and type of store. Projecting signs with depictions of product sold within the store. Simple round projecting signs. 4914-7670-8469.1 -167- 5.6.7 Sidewalk Sign [IMAGE P. 177] A two-sided, non-illuminated, portable and temporary sign placed outside a storefront on the sidewalk for viewing at close range. The sidewalk sign is intended for use by retailers, office tenants, theaters, restaurants, cafes, and other food-oriented businesses. A. Standards 1. Signs shall be constructed of durable materials, sufficient to withstand inclement weather and color fading due to sunlight. Materials may include wood, wrought iron, fiberglass (not foam board) and metal. Signs shall also be adequately weighted to withstand being overturned by wind or contact. Weights, if required, shall be concealed or incorporated into the design of the sign. 2. The design, graphics, colors and materials shall complement the design of the shopfront and business and present a finished appearance. Graphic symbols are recommended, utilizing images that convey the goods or services offered. 3. Signs shall not contain posters, flyers, balloons, pennants or flags attached to the sign. 4. There should be no projections other than raised carved letters, which should extend no more than ½ inch from the sign face. 5. Signs shall contain no sharp edges or corners. [TABLE P. 177] TABLE 5.6.7 SIDEWALK SIGN STANDARDS MIN MAX A Height (Overall) 18” 36” B Width 18” 30” Horizontal Clearance from Adjacent Curb 18” - Pedestrian Clear Pathway 6’ - Key - Not Applicable 6. Maximum of one (1) sidewalk sign per business. 7. Signs shall only be displayed during hours of operation. 8. Signs should be located within 6 inches of the storefront it serves. 9. Signs shall not be located within 15’ of any crosswalk or intersection. 4914-7670-8469.1 -168- Sidewalk Sign Examples [IMAGES P. 178] Made of durable materials and utilize graphic symbols that convey the goods offered in the store. Foldable, unobtrusive sidewalk signs with concise message 10. Signs shall not obstruct adequate and safe visual clearance for vehicular or pedestrian traffic. 11. Signs shall not impede pedestrian access or violate ADA clearance. 12. Signs shall not be affixed to any wall or mounted on wheels. 13. Signs shall be well-maintained in good structural and aesthetic condition. 14. “Reader board” signs with removable slide-in letters are prohibited. A chalkboard allows easy display of daily specials. 4914-7670-8469.1 -169- 5.6.8 Mural [IMAGE P. 179] A sign flat against a secondary façade. Murals are painted directly on the building, and are pedestrian-scaled if on the ground floor and larger if on upper stories. They are intended to be visible from a greater distance and are secondary to signage on the primary façade. Mural Signs are subject to design review and approval. A. Standards 1. Maximum Area a. 1-story façade: 1,000 sq ft max. b. 2-story façade: 3,000 sq ft max. B. Guidelines 1. A billboard is not considered a mural and is prohibited. 2. Murals are recommended to include or feature local history. 3. Murals are intended for secondary façades but may be allowed on the front façade subject to review (RCMC 17.74.030). 4. Murals may include advertising subject to review (RCMC 17.74.030). This page is intentionally left blank 4914-7670-8469.1 -170- 5.6.9 Gateway Sign [IMAGE P. 181] A monument that may or may not include words, that marks the entrance to a distinct place and defines an area, often giving it a name. There are a few scales of gateway signs: those that denote entry to the entire Etiwanda Heights Plan Area, those that mark entry to individual neighborhoods, and those that adorn the public realm within neighborhoods. A. Standards 1. Gated communities are inconsistent with the Vision of the Plan, and shall not be permitted anywhere within the Plan area. 2. Gateway signs shall be constructed of durable materials, sufficient to withstand inclement weather and fading due to sunlight. Materials may include masonry, wood, wrought iron, and metal. Signs shall also be adequately secured to the ground plane with foundations. 3. The design, graphics, colors and materials shall complement the design of the public realm, including street and open space lighting and furnishing (see Chapter 5.10.11) 4. Gateway signs shall function as one of the following: a. Etiwanda Heights Gateways. These significant gateways mark the entrances to the entire Etiwanda Heights Plan Area from the surrounding neighborhoods. See Figure 4.4 for a plan of the Etiwanda Heights Gateway locations. b. Neighborhood Gateways. These gateways mark the entrances to individual subareas, neighborhood projects, or tracts. They are smaller in scale than Etiwanda Heights Gateways. These signs shall only be located within the Plan Area boundaries on Neighborhood Avenues, Wilson Main St, a part of Banyan St, some Entry Avenues, Miliken Ave, and the Edge Drives that extend off of Miliken Ave through the Plan Area (for allowed street locations, see Figure 4.4). c. Neighborhood Monuments. These monuments area located in the public realm within subareas and neighborhood projects, and are smaller in scale than Neighborhood Gateways. If provided, these monuments shall be designed to be consistent in appearance with their corresponding Neighborhood Gateways. Gateway Sign Examples [IMAGES P. 182] Etiwanda Heights Gateway: Signs should maintain a reasonable scale but communicate importance and identity. Neighborhood Gateway: Signs may emphasize the pedestrian route into neighborhoods. Neighborhood Monuments: Each monument is primarily decorative, and may act as symbols relevant to the neighborhood. 4914-7670-8469.1 -171- Etiwanda Heights Gateway: If signs include text denoting the name of the area, the sign should be large enough that the text is legible from across an intersection. Neighborhood Gateway: Signs on either side of a street should be clearly visible and symmetrical. Neighborhood Monuments should lend character to the area. 4914-7670-8469.1 -172- Part III: Public Realm Standards 4914-7670-8469.1 -173- 5.7 Thoroughfares 5.7.1 Introduction This section establishes the standards for thoroughfares that are consistent with the vision described in Chapter 4 for walkable neighborhoods. The most current edition of the National Association of City Transportation Officials’ (NACTO) Urban Street Design Guide shall be consulted for all fine-turning and review. 5.7.2 Intersections. A. Turning Radii. As Illustrated in Figure 5.7.2A, the effective turning radius takes parked cars and bike lanes into account. Where actual and effective radii are equal, the most restrictive of the two standards shall prevail. B. Pedestrian Crossings. Where present, crosswalks should continue sidewalks as directly as feasible, and should be double the width of the sidewalks they connect. Additionally, at least 4 crosswalks shall connect the town square to surrounding blocks. C. Roundabouts. Figure 5.7.4 identifies roundabouts at three key intersections. Prior to the approval of a proposed roundabout, it shall be demonstrated that it has been designed to prioritize non-motorist comfort and safety, incorporating pedestrian crosswalks and slowing vehicular traffic for the duration of its path through the roundabout. 5.7.3 Public Frontage A. Bicycle lanes. All bicycle lanes shall identify required buffers via paint at a minimum. Where appropriate, physical buffers should be provided. In addition to the standards provided herein, all proposed bike lane designs shall be reviewed against the recommendations of the most current edition of NACTO’s Urban Bikeway Design Guide. B. Parkway/Bioswales. An important and pervasive design feature of Etiwanda Heights will be landscaped parkway strips between the curb and sidewalk on almost every street. These parkways will be both beautiful and functional, configured to collect and convey stormwater from the streets and adjacent private lots so as to help clean the runoff of pollutants while watering the street landscaping to reduce irrigation-water demand. Landscaping will include native and drought-tolerant ground plantings and street trees. Entry walks at each home will form a small checkdam within these bioswales, helping to slow the flows and increase infiltration and reduce runoff to the regional stormwater channels. C. Landscaping. Specific standards regarding allowed tree types and locations, and all other landscaping in the public realm are found in Chapter 5.8.14. D. On-street Parking. On-street parking is assumed on all streets except Edge Drives and Neighborhood Streets in Milliken Heights. Near corners, spaces shall be placed so as not to infringe upon pedestrian visibility. 4914-7670-8469.1 -174- E. Parking Lane Planters. As shown in the Thoroughfare Types below, planters are required in all parking lanes. These shall extend 7 feet from the curb face and occur at a rate of one per 100 feet of block face. Each planter shall provide an allowed street tree (see Table 5.8.14). Where possible, parking lanes should employ permeable pavements that both contrast the main street material to denote parking and allow for infiltration. Using permeable pavements in conjunction with appropriate planters allows for a wide range of infiltration opportunities. Materials for permeable areas include spaced concrete pavers and decomposed granite. The permeable pavement areas should be located adjacent planter bioswales and infiltration areas when possible. [TABLE P. 185] TABLE 5.7.2A TURNING RADII Zone Actual Turning Radius A Effective Turning Radius B Neighborhood Estates 10 15-20 Neighborhood General-1 10 15-20 Neighborhood General-2 5 15 Shops & Restaurants 5 15 F. Furniture. Sidewalk benches, where provided, should either be located on the building side of the sidewalk facing out, or on the street side of the sidewalk in pairs, facing each other and perpendicular to the street. G. Lighting. In the SR zone lights shall be located at the midpoints between street trees. On streets in all other zones, lights shall be located between every fourth tree, staggered so that there is one light every 60 linear feet of street, alternatively on one side or the other (but not both). Outdoor light fixtures are limited to 15 feet in height. H. Clearly visible pole mounted street signs shall be provided at all intersections. Signs shall be of a unified design throughout Etiwanda Heights, as approved through the Precise Neighborhood Plan process, see Chapter 7.7. I. Curb Paint. Where deemed necessary by the City Engineer or Fire Marshal to restrict curbside parking, including within approximately 40 feet of intersections. Every effort shall be made to identify such section by means other than paint. Curbs shall not be painted yellow anywhere. J. Ramp alignment. Sidewalk ramps shall be aligned with the direction of sidewalks. [IMAGE P. 186] A well-designed neighborhood roundabout. 4914-7670-8469.1 -175- 5.7.4 Thoroughfare Standards Through its configuration and design, the Neighborhood Area network of public and private streets is intended to generate the pedestrian-oriented public realm framework of the neighborhoods, supporting and enhancing their small-town character, as intended by the Vision in Chapter 4 and as described below. Any public or private street subject to the Plan shall be designed and developed in compliance with the standards provided in this section. The design of each new street and the individual design components thereof shall be based on applicable street types, open space standards (Chapter 5.8), and other applicable sections. Neighborhood streets, lanes, and edge drives will typically be maintained by HOAs; thoroughfares with granular surfaces (not AC or concrete) will always be maintained by HOAs. Final determinations regarding maintenance responsibilities for all thoroughfares are to be defined in each Precise Neighborhood Plan and Tract Map process. The street network and street designs of each Neighborhood Sub-area will be reviewed and approved through the Precise Neighborhood Plan process, as defined in Chapter 7.7. While the block structure and street alignments may deviate from this figure, the required street types and their respective standards may not. Gated communities are inconsistent with the Vision of the Plan, and shall not be permitted anywhere within the Plan area. Precise Neighborhood Plans or tentative tract map applications that do not comply with the requirements of this Code shall be considered inconsistent with the intent and purpose of the Plan. Figure 5.7.4 shows the street network of the Plan by type. Each line of the legend corresponds with its own sub-section below, containing specific illustrations and standards. In the illustrations in this section lane lines and centerlines are shown for clarity of functional areas and dimensioning, but are not intended to illustrate the final striping plans for each type. For example, residential streets will typically not have any striping, and parking lanes will in most cases not be striped. [LEGEND] Banyan Street Retrofit Neighborhood Avenue 1 Neighborhood Avenue 2 Entry Avenue Milliken Avenue Wilson Main Street Neighborhood Street Neighborhood Street – Equestrian (See Detail 5.7.11F) Rear Line Edge Drive Paseo Edge Lane [FIGURE P. 188] FIG. 5.7.4: THOROUGHFARE REGULATING PLAN 4914-7670-8469.1 -176- 5.7.5 Banyan Retrofit [FIGURE P. 189] FIG. 5.7.5: BANYAN RETROFIT Intent Banyan Street from the easterly boundary of the Plan area to the easterly boundary of the Los Osos High School site will be reconfigured to widen the existing bike lanes to 6 feet to provide improved access to Los Osos High School and Etiwanda Heights. The existing multi-purpose trail will remain on the south side (right side, above), and add a planted parkway strip and sidewalk will be added along the north side between the street and the Banyan Greenway. A center left turn lane with small periodic landscaped medians is provided - on-street parking is not. [TABLE P. 189] Design Standards 1. Public Right-of-Way A R.O.W. 82’ (may vary by design) 2. Roadway B Median / turn Lane 0’ C Travel lanes 11’ (2 lanes; 1 in each direction) D Buffered cycling lanes 6’ 3. Public Frontage E Parkway / bioswale 8’ F Sidewalk 6’ G Multi-purpose trail and landscape buffers 24’ (per existing condition) 4. Public Open Space24’ (per existing condition) [IMAGE P. 189] Existing condition on Banyan Street This page is intentionally left blank 4914-7670-8469.1 -177- 5.7.6 Milliken Avenue [FIGURE P. 191] FIG. 5.7.6A: MILLIKEN AVENUE ENTRY Intent The primary vehicular gateway to Etiwanda Heights, Milliken Avenue north of Banyan Street substantially retains its existing geometry along the Los Osos High School frontage - with significant landscape enhancements - and then bends slightly to the east, approaching a new roundabout at its intersection with Wilson Avenue. The right-of-way for this new segment is widened and improved, from the current two-lane roadway without sidewalks to a four-lane facility with landscaped median, buffered bike lanes, curbside parking, and sidewalks set behind wide landscaped parkway strips. The west side of Milliken opposite the high school will also be improved in a similar fashion. [TABLE P. 191] Design Standards 1. Public Right-of-Way A R.O.W. 116’ 2. Roadway B Median 16’ landscaped median (continuous) C Travel lanes 11’ (2 lanes; 1 in each direction) D Bicycle facilities 6 ‘ Class II Lanes with Buffers Bicycle buffers 2’ (travel lane side); 2’ (parking side) 3. Public Frontage E Parking 8’ with Parking Lane Planters F Sidewalk 6’ G Parkway / bioswale 10’ 4. Private Frontage [IMAGE P. 191] Existing condition on Milliken Avenue Design Intent As a potential alternative to the current opportunistic reverse angle parking along the east edge of Milliken Avenue adjacent to Los Osos High School, this configuration would provide an edge-of-street loading/unloading zone and sidewalk, which could reduce congestion along Banyan Street and provide more direct access to the primary campus entry. [FIGURE P. 192] FIG. 5.7.6B: ALTERNATIVE EASTSIDE MILLIKEN AVE. Design Standards (Detail 8.1) D Bicycle Facilities 6’ Class II Lane with 2’ Buffer on travel lane side E Parking / Passenger Drop-off Zone 10’ F Sidewalk 6’ 4914-7670-8469.1 -178- 5.7.7 Entry Avenue (Rochester & Wilson) [FIGURE P. 193] FIG. 5.7.7A: ENTRY AVENUE (ROCHESTER AVE) Intent Rochester Avenue heading north from the roundabout at Banyan Street presents a gracious Entry Avenue gateway to Etiwanda Heights, with a multipurpose trail in the broad greenway along the east side. Buffered bike lanes and curbside parking are provided along both sides of this street, along with a central left turn lane with periodic landscaped median islands. A generous sidewalk is provided on the west side where homes front the street, while a multipurpose trail within the east side greenway avoids the need for a sidewalk on that edge. Also within the greenway is a Class 1 bikeway, which is in addition to the on-street Class 2 bike lanes. [TABLE P. 193] Design Standards 1. Public Right-of-Way A R.O.W. 77’ 2. Roadway C Median 10’ landscaped median (continuous) D Travel lanes (2 (1 each way); 11’ land width) E Bicycles Class II Lanes; 5’ lanes Bicycle buffers 2’ (travel lane side); 1’ (parking side) 3. Public Frontage F Parking 7’ G Sidewalk 6’ H Parkway / bioswale 9’-10’ 4. Private Frontage 5. Public Open Space [IMAGE P. 193] Intended character [FIGURE P. 194] FIG. 5.7.7B: ENTRY AVENUE (WILSON AVE) - (EAST ENTRY ILLUSTRATED) Intent This second Entry Avenue type greets visitors arriving on Wilson Avenue from the east and from the west. On the east side it transitions from the much wider Wilson Avenue section into the active pedestrian Main Street environment of the neighborhood shops and restaurants. This segment passes between new parks to the north and south, carrying the multi-purpose trail through and providing trailhead and equestrian amenities for users heading north along the Day Creek Trail leading to the foothills above, or south to the Camino de las Alturas and its trails and open spaces. Buffered on- street bike lanes transition bicyclists from the higher speed environment of Wilson to the east into the low- 4914-7670-8469.1 -179- speed Main Street environment. Generous sidewalks, rural fences along park edges, and large oaks and sycamores reflect the area’s rural heritage. The same street section provides the entry gateway on Wilson from the west, transitioning from the existing three-lane configuration into the new Wilson/Milliiken roundabout. At this location the existing multi-purpose trail runs along the north side of Wilson, and the street is flanked by park space on both sides, although the small community structures shown above may not be present. [TABLE P. 194] Design Standards 1. Public Right-of-Way B R.O.W. 94’ 2. Roadway C Median 10’ landscaped median (continuous) D Travel lanes (2 (1 each way); 11’ land width) E Bicycles Class II Lanes; 5’ lanes Bicycle buffers 2’ (travel lane side); 1’ (parking side) 3. Public Frontage F Parking 7’ G Sidewalk 6’ H Parkway / bioswale 9’-10’ I Multi-purpose trail 10’ min. 4. Private Frontage 5. Public Open Space 4914-7670-8469.1 -180- 5.7.8 Neighborhood Avenue 1 [FIGURE P. 195] FIG. 5.7.8A: NEIGHBORHOOD AVENUE 1 Intent Wilson Avenue from the Milliken roundabout to the Main Street segment at Rochester Avenue is a broad avenue with one travel lane each direction a central left turn lane with landscaped median islands, buffered parking lanes with tree planters, a broad parkway/bioswale, and wide sidewalks. Bike lanes are not provided in this stretch of Wilson, where a greenway with off-street Class 1 bikeway extends along the north side between Milliken and the Camino de las Alturas, and because a less traveled, lower speed avenue with shallower slopes runs to the south of Wilson providing a better bike route for most cyclists. [TABLE P. 195] Design Standards 1. Public Right-of-Way A R.O.W. 84’ 2. Roadway B Median 10’ landscaped median (continuous) C Travel lanes (2 (1 each way); 11’ land width) 3. Public Frontage D Parking lanes 10’ (striped at 7’) - Includes 2’ striped buffer - Includes parking lane planters E Sidewalk 6’ F Parkway / bioswale 10’ 4. Private Frontage [FIGURE P. 195] DETAIL 5.7.8B: NEIGHBORHOOD AVENUE 1 5.7.9 Neighborhood Avenue 2 [FIGURE P. 196] FIG. 5.7.9A: NEIGHBORHOOD AVENUE 2 Intent Wide buffered bike lanes flank the street, with buffered curbside parking and wide bioswale parkways and wide sidewalks. Somewhat narrower than Wilson, carrying less traffic, avoiding the slightly steeper grades that Wilson follows to the north, this avenue is designed as a safe, comfortable cross-neighborhood bike avenue. 4914-7670-8469.1 -181- Connecting from the trailhead in the northeast corner of the neighborhoods down to and across Wilson to the Camino de las Alturas, it continues west to the Wilson/ Milliken roundabout. There vehicular traffic is diverted to the north and south while bike traffic may flow through the park to cross Wilson at the roundabout. [TABLE P. 196] Design Standards 1. Public Right-of-Way A R.O.W. 84’ 2. Roadway B Travel lanes (2 (1 each way); 11’ land width) C Bicycles Class II Lanes; 5’ lanes Bicycle buffers 2’ (travel lane side); 1’ (parking side) 3. Public Frontage D Parking 7’ E Sidewalk 6’ F Parkway / bioswale 10’ 4. Private Frontage [FIGURE P. 196] DETAIL 5.7.9B NEIGHBORHOOD AVENUE 2 4914-7670-8469.1 -182- 5.7.10 Main Street [FIGURE P. 197] FIG. 5.7.10A: MAIN STREET - TYPICAL (WILSON AVENUE) Intent In the blocks immediately east and west of Rochester Avenue, Wilson is an active, pedestrian-oriented main street, with wide sidewalks, welcoming shopfronts, and convenient on- street parking for customers and visitors. Mid-block paseos and crosswalks provide easy access to parking lots behind the shops, and encourage visitors to shop both sides of the street. The generous sidewalks provide ample room for street furnishings and café dining areas. Pervious curbside parking lanes with in-street planters further soften the streetscape and provide additional shade and enclosure. In these blocks the travel speeds are low enough that bikes can safely share lanes with cars. [IMAGE P. 197] Existing condition on Wilson Avenue [TABLE P. 197] Design Standards 1. Public Right-of-Way A R.O.W. 80’ 2. Roadway B Travel lanes (2 (1 each way); 11’ land width) Bicycles Sharrowed Travel Lanes 3. Public Frontage C Parking 8’ D Sidewalk (pedestrian zone) 8’ E Landscape & furnishing zone 6’ 4. Private Frontage [FIGURE P. 198] FIG. 5.7.10B: MAIN STREET - VARIATION (SURROUNDING THE TOWN SQUARE) Intent Wilson Avenue effectively loops around the town square, and the lower speed, lower volume segments to the north and west of the square retain the same curb-to-curb street section geometry as the through segments. A narrower sidewalk and parallel pervious path front the park, with a wider sidewalk on the opposite side, where dining terraces transition from the sloping street to the shopfronts. [TABLE P. 198] Design Standards 1. Public Right-of-Way A R.O.W. 56’ 2. Roadway B Travel lanes (2 (1 each way); 11’ land width) Bicycles Sharrowed Travel Lanes 4914-7670-8469.1 -183- 3. Public Frontage C Parking 8’ D Sidewalk (pedestrian zone) 8’ E Landscape & furnishing zone 6’ 4. Private Frontage 5. Public Open Space F Town Square See Chapter 5.8.10 4914-7670-8469.1 -184- 5.7.11 Neighborhood Street [FIGURE P. 199] FIG. 5.7.11A: NEIGHBORHOOD STREET Intent Neighborhood Streets are designed for very low vehicular volumes, speeds and noise levels and a very safe, comfortable and pleasant pedestrian environment. Children and other pedestrians are buffered from traffic by broad landscaped parkways, which also serve as landscaped bioswales for sustainable stormwater management. Street trees provide welcome shade and wind buffering, as well as spatial enclosure for the classic “tree-lined street” character that residents value. Front yard depths vary by neighborhood and zone, but all frontages welcome visitors and invite socializing with neighbors. The typical condition has bioswales on each side to accommodate larger stormwater flows in natural drainages. Entry walks punctuate and bridge the swale, forming small check-dams to slow flows and increase infiltration. Streets Designated “Neighborhood Street - Equestrian” on the Thoroughfare Regulating Plan (Figure 5.7.4) must incorporate the Multi-purpose trails shown in Figure 5.7.11F. One provided alternative within Neighborhood Streets includes multi-purpose trails on one side, to accommodate equestrian traffic in certain sub -areas and create a semi- rural hillside character. [TABLE P. 199] Design Standards 1. Public Right-of-Way A R.O.W. 62’ typical (may vary by design) 2. Roadway Curb-to-Curb 24’ B Travel lanes (2 (1 each way); 10’ land width) 3. Public Frontages C Parking 7’ D Sidewalk 6’ min E Parkway/bioswale 7’ min. (typical) Includes 1’ step-out curb 4. Private Frontage [TABLE P. 200] Design Standards (5.7.11B) C Parking 7’ D Sidewalk 6’ E Parkway 8’ F Private frontage / required setback 3’ min. [FIGURE P. 200] FIG. 5.7.11B: RAIN GARDENS 4914-7670-8469.1 -185- The parkways in this variation act as “rain gardens”, set below the sidewalk and curb, with periodic breaks in the curb to allow stormwater from the gutter to infiltrate into the planting area. Entry walks form small check dams to slow flows and increase infiltration. [TABLE P. 200] Design Standards (5.7.11C) C Parking 7’ D Sidewalk 6’ E Bioswale 18’ F Private frontage / required setback 3’ min. [FIGURE P. 200] FIG. 5.7.11C: BIOSWALE LARGE This variation is much the same as the smaller bioswale parkway version but provides for larger stormwater flows on selected streets, providing an more rural look and feel. Bioswale widths are to be calibrated as the stormwater plan for each neighborhood is prepared. 4914-7670-8469.1 -186- [TABLE P. 201] Design Standards (5.7.11D) C Parking shoulder 7’ D Sidewalk 6’ E Bioswale 18’ F Private frontage / required setback 3’ min. [FIGURE P. 201] FIG. 5.7.11D: BIOSWALES AND PARKING SHOULDER This alternative provides additional stormwater infiltration potential as well as providing a more rural design character by making the parking lane of granular pervious material. The California Gold crushed rock used for multipurpose trails or interlocking pavers are recommended. [TABLE P. 201] Design Standards (5.7.11E) C Parking shoulder 7’ min. D Sidewalk 6’ min. E Bioswale 21’ min. F Private frontage / Required setback Where occurs [FIGURE P. 201] FIG. 5.7.11E XL BIOSWALE This variation is much the same as the bioswale and parking shoulder version but provides for larger stormwater flows on selected streets, and is only appropriate in neighborhoods with the most rural character. Bioswale widths are to be calibrated as the stormwater plan for each neighborhood is prepared. [TABLE P. 202] Design Standards (5.7.11F) C Parking shoulder 7’ min. D Sidewalk 6’ min. E Bioswale 21’ min. F Private frontage / Required setback Where occurs [FIGURE P. 202] FIG. 5.7.11F EQUESTRIAN / MULTI-PURPOSE TRAIL Streets designated “Neighborhood Street - Equestrian” in the Thoroughfare Regulating Plan (Figure 5.7.4) must employ this street section. Sidewalks are provided on one side only to minimize paving, with multi- purpose trails accommodating pedestrian and equestrian traffic on the opposite side to bring the trail network to every home. 4914-7670-8469.1 -187- With its soft parking shoulders and broad drainage swales, this variation provides a very rural appearance and function for this neighborhood abutting the rural open space and conservation lands to the north. The California Gold crushed rock material used for multipurpose trails is recommended for parking shoulders. Low retaining walls and front yard fences flanking these streets, extending the semi- rural, hillside neighborhood character to the deep front yards of the homes. Entry walks cross the drainage swales, providing distinctive entries into each lot. 5.7.13 Neighborhood Edge Lane [FIGURE P. 203] FIG 5.7.13A EDGE LANE VARIATION A: ALONG UTILITY CORRIDORS & OTHER OPEN SPACES Intent Edge Drives run along neighborhood edges adjacent to parks and greenways, providing views of and access to the adjoining open spaces. They provide a “loop lane” connecting the ends of two neighborhood streets that would otherwise require large cul-de-sacs. These loops are in turn connected to one another by multi-purpose trails to encourage walking and biking along the open space edge. Additional, parallel trails within the open spaces may also be provided. [TABLE P. 203] Design Standards 1. Public Right-of-Way A R.O.W. 40’ typical 2. Roadway B Paved width 20’ 3. Public Frontage C Parking shoulders 7’ (includes planters) D Sidewalk 6’ 6” E Parkway/bioswale 6’ 6” parkway 4. Private Frontages 5. Public Open Space F Multi-use trail 12’ min. includes 2’ landscaped buffer [IMAGE P. 203] Intended character [FIGURE P. 204] FIG 5.7.13B EDGE LANE VARIATION B: ALONG UPHILL EDGE WITH MULTI-PURPOSE TRAIL Intent The Hillside Edge Drive is a special Edge Drive variation for the north edge of neighborhood in Sub-area 9. A multi-purpose trail runs along the toes of the slope left by the former Hanson gravel mine operation, with a edge drive running parallel to connect the ends of neighborhood streets. The tree plantings and landscape of this street help to soften views of the large slopes and define a comfortable neighborhood space for the homes, pedestrians, cyclists, and equestrians. 4914-7670-8469.1 -188- 4914-7670-8469.1 -189- 5.7.14 Neighborhood Edge Drive [FIGURE P. 205] FIG 5.7.14A TYPICAL EDGE DRIVE Intent The Neighborhood Edge Drive is a character-defining element of Etiwanda Heights, providing a striking neighborhood-to-rural edge, faced by large homes with deep front yards. Sidewalks and curbs are provided in the house side, with a soft, curbless, rural road edge and large open spaces on the other side. A pair of Edge Drives flank both sides of the Camino de las Alturas, the signature green spine of Etiwanda Heights, connecting from Rochester Avenue near Banyan Street north and west to Wilson Avenue and the new school, and northward to the Etiwanda Heights Preserve and foothills beyond. Multipurpose trails within the greenway accommodate joggers, mountain bikers and horseback riders, with a Class 1 bikeway for cyclists. [TABLE P. 205] Design Standards 1. Public Right-of-Way A R.O.W. 52’ typical 2. Roadway Paved width 30’ B Travel lanes 2 10’ lanes 3. Public Frontage C Parking lane (paved) 8’ D Parking shoulders 8’ E Sidewalk 5’ min. F Parkway/bioswale 9’ min. 4. Private Frontages 5. Public Open Space [IMAGE P. 205] Intended character [FIGURE P. 206] FIG 5.7.14B WILSON EDGE DRIVE Intent This special edge drive runs between the town square shops and restaurants (seen from the rear on the left, above) and the Edge Parks flanking Wilson Avenue to the east. It provides access from Wilson to the parking lots behind the shops, and also to the parks. When and as necessary, overflow parking lots may be developed along this drive on the park side, providing extra parking for special community events in the town square, along the Wilson main street, and/or in the parks themselves. This edge drive provides flexible access to such functions without generating traffic congestion within existing or new residential neighborhoods. 4914-7670-8469.1 -190- 5.7.15 Rear Lane (Nonresidential) [FIGURE P. 207] FIG 5.7.15 REAR LANE (NONRESIDENTIAL) Intent Providing convenient customer access to the parking lots for the neighborhood shops and restaurants from the Wilson Edge Drive and from Rochester Avenue - and emergency access for firefighters and other emergency responders - service/fire lanes run along the backs of neighborhood shops and through the shared parking areas. A main water line runs along this lane bringing water to support fire suppression. This lane also serves as the primary route for delivery trucks, trash collection, and other service functions. Rear lanes shall be provided as easements on adjoining properties and privately maintained. [TABLE P. 207] Design Standards 1. Public Right-of-Way A R.O.W. 44‘-54’ 2. Roadway B Paved width 34’-44’ 3. Public Frontage C Parking 8’ Parallel 18’ Head-In Planters In parking lane, every 5 spaces D Sidewalk 8’ min. 4. Private Property [IMAGE P. 207] Intended character 5.7.16 Rear Lane (Residential) [FIGURE P. 208] FIG 5.7.16 REAR LANE (RESIDENTIAL) Intent Rear access lanes within neighborhoods serve a number of functions. First, they provide access to garages set at or near the rear of the lot, freeing up front yard areas for landscaping, play space, porches, and family and neighborly activities. Because they are at the rear, garages for 3 or 4 cars are not a problem on wider lots. Second, they allow the stormwater from “downhill lots” to drain down hilldownhill to the lane, rather than requiring extensive mass grading of the natural foothill terrain to force stormwater back uphill to the street. Third, lanes provide a good route for solid waste pickup and dry utilities, so that containers stored by the garage and set out for pickup do not clutter neighborhood streets, and utility service boxes do not clutter the front yard. Rear lanes shall be provided as easements on adjoining properties and privately maintained. In the case of condo subdivisions, they may be provided as lettered lots. 4914-7670-8469.1 -191- [TABLE P. 208] Design Standards 1. Public Right-of-Way A R.O.W. 30’ 2. Roadway B Paved width 20’ C Drainage French Drain 3. Private Property D Required landscape setback 5’ [IMAGE P. 208] Intended character 4914-7670-8469.1 -192- 5.7.17 Shops Paseo [FIGURE P. 209] FIG 5.7.17 SHOPS PASEO Intent A paseo is a pedestrian passage between shops or restaurants that provides a convenient route from the large rear parking lots to the shopping street. Paseos also provide additional merchandising opportunities, as shops and restaurants may open directly to them with display windows or in some cases may places tables and chairs within them for outdoor dining in a comfortable shady and wind-protected space. [TABLE P. 209] Design Standards A Right-of-Way 20’ Min. B Clear Walkway 10’ Min. Private Frontages [IMAGE P. 209] Intended character 5.7.18 Paseo/Rosewalk [FIGURE P. 210] FIG 5.7.18A PASEO / ROSEWALK Intent Neighborhood paseos provide pedestrian shortcuts through longer blocks, while also providing small neighborhood gathering or play spaces. Adjacent homes face and overlook the street and the paseo, similar to homes on street corner lots, providing the paseos with a safe, comfortable character with resident’s “eyes on the street”. Landscaping may flank a single central walk, or a small open space may be locate between a pair of walks. The variation with a pair of walks flanking a small green is a “rosewalk”, which residences may face in lieu of a street. Rosewalks never include vehicular access, so homes fronting rosewalks are always provided with rear lanes for vehicular access and parking. See Chapter 5.3.3 on block configurations. [TABLE P. 210] Design Standards A Right-of-Way 30’ Min. B Walkway width 6’ Min. c Green width (for Rosewalk) 14’ Min. Private Frontages [FIGURE P. 210] DETAIL 5.8.18B FRONT YARDS ON PASEO 4914-7670-8469.1 -193- 5.7.19 Bike Trail Intent A. This Class 1 bikeway is intended to run through parks and other open spaces, extending and connecting the Class 2 and 3 routes within the street network of Etiwanda Heights, providing comfortable connections for cyclists of all skill levels. See 6.1.4 [TABLE P. 211] Design Standards 1. Pathway B Paved width 12’ Min. 2. Public Open Space 5.7.20 Multi-Purpose Trail Intent These multi-purpose trails provide routes for runners, hikers, mountain bike riders and equestrians through the larger parks and open spaces of Etiwanda Heights. With porous granular surfaces, these “soft” trails bring the rural character from foothill open spaces down through the Camino de las Alturas into the neighborhoods. See 6.1.4 [TABLE P. 212] Design Standards 1. Pathway B Trail width 12’ Min. 2. Public Open Space 4914-7670-8469.1 -194- 5.8 Public Open Space 5.8.1 Introduction As of July 2010, the City of Rancho Cucamonga offers over 350 acres of developed parkland and special use facilities (not including trails). There are a total of 25 neighborhood parks, 3 community parks and 8 special use facilities located throughout the City. The City also owns or leases several sites intended for parks or special use facilities, as well as a number of private parks, which have not yet been developed. Those sites total approximately 150 acres. Parks located near to the Plan area include Day Creek Park, located adjacent to John L. Golden Elementary School one block to the east of the Development Priority Area; Etiwanda Creek Park, located at East Avenue and 23rd Street; and Olive Grove Park at Banyan Street and Wardman Bullock Road; Rancho Summit Park off Wardman Bullock; and several other smaller neighborhood parks. Based on extensive community input, high quality parks and open space are a top priority of this Plan. As shown in Figure 5.8 to the right, the framework for the new neighborhoods of Etiwanda Heights is an open space network including parks, greens, squares, greenways and fuel-modification buffers for fire safety. Of 790-acre Neighborhood Area, approximately 204 are open space, of which approximately 92 acres are improved, maintained parks, and the remaining 112 acres are natural but maintained fuel modification buffer areas or naturalistic community greenways. The 92 acres of park space exceeds the minimum City requirement by 51 acres. This section establishes the variety of Public Open Space types and their standards needed to implement the intended community form and neighborhood character described in Chapter 4 ‘Neighborhood Plan.’ Chapters 6.1.3-4 further describe the bikeway and trail systems, respectively, that run to and through these open spaces. 5.8.2 Applicable to All A. Each Sub-area must provide at least one Neighborhood Park as shown on the Open Space Regulating Plan (Figure 5.8). B. Playgrounds, where allowed, shall be of naturalistic material, color, and character. This includes all equipment, signage, and groundcover. Gross Acres Dwelling Units N Parks Internal N Parks Edge N Greens Comm. Edge Parks [TABLE P. 213] Sub-area Public Open Space Types Totals # Gros s Acre s Dwellin g Units N Parks Intern al N Park s Edge N Green s Comm . Edge Parks Comm. Playfield s/ Eq. Park Total Plan Req’ d Total QUIMB Y Req’d1 Total City Req’d 1 EHNC P Over Req’d See Chapter: 5.8.3 5.8.4 5.8.7 5.8.11 5.8.12 1 33 110 2.00 0.00 0.25 0.00 0.00 2.25 1.00 1.67 0.48 4914-7670-8469.1 -195- 2 50 120 1.50 1.50 0.00 0.50 0.00 3.50 1.09 1.82 1.58 3 117 150 0.00 3.00 4.60 3.50 4.00 15.1 0 1.36 2.27 12.77 4 117 515 1.50 3.00 1.30 3.50 0.00 9.30 4.68 7.80 0.71 5 90 445 2.00 5.00 0.50 0.00 0.00 7.50 4.05 6.74 0.26 6 87 430 1.00 1.50 0.50 5.50 0.00 8.50 3.91 6.51 1.55 7 46 265 1.00 3.00 0.50 0.00 0.00 4.50 2.41 4.01 0.24 8 49 14 0.00 0.00 0.00 0.00 30.00 30.0 0 0.13 0.21 29.77 9 201 650 3.00 4.00 2.00 2.00 0.00 11.0 0 5.91 9.85 0.36 Tota l 790 2,700 12.00 21.0 0 9.65 15.00 34.00 91.6 5 24.54 40.88 50.77 Notes 1 Assuming an average of 3.03 people per household. N Neighborhood [FIGURE P. 214] IG. 5.8 PUBLIC OPEN SPACE NETWORK REGULATING PLAN [LEGEND] Town Square 5.8.3 Camino de las Alturas* 5.8.4 Neighborhood Greenway* 5.8.5 Neighborhood Park - Internal 5.8.6 Neighborhood Greens 5.8.7 Community Edge Park 5.8.11 Community Playfields / Equestrian Park 5.8.12 Fuel Modification 5.8.14 Notes * Contains areas of Neighborhood Park - Edge 4914-7670-8469.1 -196- 5.8.3 Town Square A. Relation to Regulating Plan The town square is defined as Neighborhood Park - Internal in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8 . B. Intent A formal area with focused landscaping and hardscape for civic purposes and commercial activities, spatially defined by building frontages, and located at the intersection of important streets or pedestrian paths. C. Physical Character and Requirements 1. Size 1.5 to 2 acres. 2. Context and Connectivity The town square is defined on all sides by streets. Opposite the Square, on the other side of those streets, are community-serving retail and restaurants that make use of wide streets to provide space-activating amenities such as outdoor seating. Crosswalks are required at all intersections at the nodes of the square. Tabled intersections, in which the street raises to be flush with the sidewalk grade, are encouraged. 3. Function and Design Opportunities The town square shall be designed to serve two major functions: a. Serve as a flexible gathering space. b. Support civic and commercial activities such as farmers’ markets, concerts and art fairs. c. Serve all ages and abilities, providing safe and convenient pedestrian connections through the site as well as 360-degree vistas of the surrounding building frontages. Traffic-calming features such as crosswalks, pedestrian-oriented intersections and landscaped buffers may be implemented to enhance the pedestrian experience. 4. Landscape The Square’s features shall be as follows: a. A balance of drought-tolerant trees, plants and groundcover that provide significant shade and interconnected spaces for convenient movement through the space. See Chapter 5.10.10, Landscape Guidelines. 4914-7670-8469.1 -197- [IMAGE P. 215] Conceptual town square b. Variety of levels, structures and hedges to create smaller “rooms” within the plaza. c. Variation of terrain to provide a sense of movement across the plaza and support water drainage and reclamation patterns. d. Furnishings such as benches, chairs, tables and drinking fountains are required. 5. Design Details and Elements a. Visibility. The Square shall be visible from all sides. Pedestrians and motorists alike must be able see through the space to the opposite side. b. Frontages and Adjacencies. The Square shall have street frontage on at least 2 sides. Proper scaling and orientation of the Square and its relation to the surrounding streets and buildings is required. c. Shading. Adequate shading from shade trees, landscape elements and structures is required. d. Lighting, Structures and Improvements. The Square shall provide iconic locations for pavilions, kiosks, bandstands, public art, water features and monuments. All installations must enhance the space and not obstruct views and pedestrian connections. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. [IMAGES P. 216] Conceptual town square design for the Plan (±1.5 ac. as shown) Theater seating created in the topography of a park Flexible seating activates a space with users. 4914-7670-8469.1 -198- 5.8.4 Camino de las Alturas A. Relation to Regulating Plan These standards refer to the Camino de las Alturas, a major community amenity and design element of the Plan. The Camino de las Alturas is shown as a greenway on the Regulating Plan, Figure 5.8. Within the Camino de las Alturas, there are Neighborhood Parks - Edge, which contribute to Public Open Space requirements, Table 5.8 , however, the Greenway area outside of Neighborhood Parks - Edge does not contribute to acreage requirements. B. Intent This linear open space shall consist of paths and trails, parks, dry creeks, tree clusters and open shelters, all naturalistically disposed. C. Physical Character and Requirements 1. Size This Greenway is intended to span approximately 40 acres in area and a mile in length. It shall vary from 180 to 400 feet in width. 2. Context and Connectivity This Greenway is the primary open space spine of Etiwanda Heights, bringing the rural open space character of the foothills above down into the neighborhoods, and providing access to and view of the foothills and mountains beyond. Curbless edge drives flank this Greenway, providing it with a strong rural character. Only large lots with 2-story homes front this Greenway, reflecting the traditional image of Etiwanda. 3. Function and Design Opportunities The Camino de las Alturas shall be designed to serve several functions, including: a. Provide a central route for trails connecting to the preserves and foothills above. [IMAGE P. 217] Conceptual greenway with adjacent street (Edge Drive) fronted by houses b. Serve a number of recreational uses including paths for jogging, walking, biking and horseback riding, meandering through the greenway. 4. Landscape The greenway landscape shall consist of unobstructed lawns, planting beds, trees and/or areas of drought tolerant landscape according to the following: a. Treesarearrangednaturalisticallyand provide shade for trails that pass through the Greenway. 4914-7670-8469.1 -199- b. Hardscape is minimal and only in support of providing access with sidewalks and peripheral connections. c. Unnecessarily complicated and distracting paving patterns are discouraged. 5. Design Details and Elements a. Visibility. Intermittent entrances shall be clearly marked and provided on both sides. b. Shading. Groups of trees shall provide shade to provide comfortable pedestrian and bike circulation. c. Lighting, Structures and Improvements. Small rest areas, pedestrian amenities (benches, picnic tables, drinking fountains, etc.), bike racks and playground equipment may be located at appropriate intervals. The Camino de las Alturas may incorporate shade structures and playgrounds, but is primarily intended for informal recreation. [IMAGE P. 218] Conceptual greenway with adjacent street (Edge Drive) fronted by houses The width of the Camino de las Alturas varies between 180 and 400 feet. 4914-7670-8469.1 -200- 5.8.5 Neighborhood Greenway A. Relation to Regulating Plan These standards refer to the Neighborhood Greenways, greenways that extend through one or more neighborhoods. This type is shown as Greenway on the Regulating Plan, Figure 5.8. Within each Greenway are Neighborhood Parks - Edge, which contribute to Public Open Space requirements, Table 5.8 , however the Greenway area outside of Neighborhood Parks - Edge does not contribute to acreage requirements. B. Intent A linear open space along the edge of or passing through a neighborhood consisting of paths and trails, dry creeks, tree clusters and open shelters, all naturalistically disposed. C. Physical Character and Requirements 1. Size Neighborhood greenways span several consecutive blocks and may vary in width from 40 to 100 feet. 2. Context and Connectivity Greenways provide passive recreation and connectivity on the edge of the Plan. Connections to a neighborhood greenway are extended to allow access to pedestrians and users beyond the Plan area. 3. Function and Design Opportunities Neighborhood greenways shall be designed to serve four major functions: a. Provide a degree of conservation and habitat restoration by introducing drought-tolerant trees, plants and groundcover. b. Serve a number of recreational uses including paths for jogging, walking and biking that meander through the greenway. c. Create bioswale networks for stormwater management (see Chapter 5.8.13). 4. Landscape Greenway landscaping shall consist of unobstructed lawns, planting beds, trees and/or drought tolerant landscape as follows: a. Trees shall be arranged naturalistically and provide shade for trails that pass through. b. Hardscape shall be minimal and only in support of providing access with sidewalks and peripheral connections. 4914-7670-8469.1 -201- [IMAGE P. 219] Conceptual greenway with adjacent street fronted by houses 5. Design Details and Elements a. Visibility. Intermittent entrances shall be clearly marked and provided on both sides. b. Adjacencies. Neighborhood greenways shall cross over multiple public streets and frontages and have adequate crosswalks, signage and other traffic-calming features at those locations. Private homes and buildings may also open directly onto Greenways. c. Shading. Trees and planters shall provide sufficient shading during all times of day to allow for comfortable pedestrian and bike circulation. d. Lighting, Structures and Improvements. Small rest areas, pedestrian amenities, bike racks and playground equipment may be located at appropriate intervals. Greenways may incorporate shade structures or playgrounds, but are primarily intended for informal recreation. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. 4914-7670-8469.1 -202- 5.8.6 Neighborhood Park A. Relation to Regulating Plan These standards refer to Neighborhood Parks - Internal in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8 . B. Intent A largely green and landscaped area available for unstructured recreation. The “Power of 10+” developed by the Project for Public Spaces is a recommended guideline for park design, providing at least 10 types of activities, from active to passive, for children and adults of all ages and abilities. C. Physical Character and Requirements 1. Size 1/2 to 1 acre. 2. Context and Connectivity Neighborhood Parks shall be defined by public or private streets on all sides. 3. Function and Design Opportunities Neighborhood parks may include passive open areas, playgrounds, recreational fields, pools, amphitheaters, other programming or event spaces. 4. Landscaping Landscaping consist of drought tolerant softscape, lawn and trees, naturalistically composed. 5. Design Details and Elements a. Visibility. Intermittent entrances shall be clearly marked and provided on all sides. b. Adjacencies. Neighborhood parks shall be surrounded on all sides by public streets and have adequate crosswalks, signage and other traffic-calming features at those locations. c. Shading. Trees and planters shall provide sufficient shading during all times of day to allow for comfortable pedestrian and bike circulation. d. Lighting, Structures and Improvements. Neighborhood parks shall have small pedes- trian-oriented improvements, such as rest areas, pedestrian amenities (benches, picnic tables, drinking fountains, etc.), bike racks or playground equipment at appropriate inter- vals. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. [IMAGES P. 220] Conceptual Neighborhood Park with surrounding context Hardscape and landscape may recreate terrain and spaces within a park that complement natural forms. 4914-7670-8469.1 -203- 5.8.7 Neighborhood Greens, Attached & Unattached A. Relation to Regulating Plan These standards refer to Neighborhood Greens in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8 . B. Intent A small open space within a neighborhood, spatially defined by building frontages and streets and accommodating passive recreation and children’s play. While greens may include playgrounds, they are primarily intended as informal spaces with no dedicated recreational use. C. Physical Character and Requirements 1. Size 1/4 acre to 1/2 acre 2. Context and Connectivity a. Adjacent homes shall front onto attached greens. b. Greens have as boundaries at least 2 streets. c. Allowed locations: within or at the end residential blocks. Connectivity may be designed in two different forms: i. Attached Greens - There is no vehicular right-of-way between the green and adjacent residential lots; and, ii. Unattached Greens - A vehicular right-of- way separates the green from residential lots. 3. Landscape Landscape consists generally of unobstructed lawn, planting beds, trees and/or areas of drought tolerant landscape according to the following guidelines: a. Trees are arranged naturalistically and provide shade. b. Hardscape is only in support of providing access to sidewalks and peripheral connections. [IMAGE P. 223] Conceptual attached green 4. Design Details and Elements a. Visibility. Hedges and walls within the green are limited to 36 inches in height. 4914-7670-8469.1 -204- b. Shading. Given the climate and context of Rancho Cucamonga, drought-tolerant trees provide the majority of the shading. Shade structures are permitted but are kept to a minimum to allow for greater natural open space. c. Lighting, Structures and Improvements. The following buildings and improvements are appropriate within Greens: i. Pergolas, picnic shelters, flexible gathering and event spaces and small public restrooms. ii. Benches, chairs, tables (movable recommended) bike racks, playground equipment, and athletic courts and fields. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. [IMAGES P. 224] Typical green with direct housing frontage Typical detached green within a single-family neighborhood Greens may accommodate a range of uses from active playgrounds and recreational fields to passive spaces. 4914-7670-8469.1 -205- 5.8.8 Pocket Park A. Relation to Regulating Plan Pocket Parks are defined as Neighborhood Greens in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8 . B. Intent A small open space tucked into a block for the recreation of children, generally fenced and may include an open shelter. Pocket parks may also be designed primarily for quiet, passive recreation, and in all cases they are intended to be interspersed within neighborhoods. C. Physical Character and Requirements 1. Size Up to 1/4 acre. 2. Context and Connectivity Pocket Parks may only be located on corners. They should be strategically placed and sized to contribute to the larger network of open spaces. Pocket parks are often ideal on small neighborhood blocks adjacent to blocks that have larger open spaces. 3. Function and Opportunities Pocket parks shall be designed to serve two major functions: a. Act as gateways or iconic markers for smaller neighborhoods. b. Foster a sense of safety and visibility for the immediate community. 4. Landscape Landscape features shall be as follows: a. Groundcover may range from predominately green, to hardscape, or a balance of both. However, paved paths and hardscape features should be integrated to encourage pedestrian movement through the park. b. Unobstructed lawn, planting beds, hardscape, and or drought tolerant landscape are recommended. [IMAGE P. 225] Pocket Parks may be used to connect the larger public realm and open space network. 5. Design Details and Elements 4914-7670-8469.1 -206- a. Visibility. Hedges and walls within the green are limited to 36 inches in height. b. Frontages and Adjacencies. Pocket Parks shall front at least one public street when located mid- block, or two public streets on the corner of a block. c. Shading. Shade structures may be allowed but are limited in use and appropriately scaled. d. Lighting, Structures and Improvements. Built structures may include but are not limited to pergolas, trellises, small monuments, water features, and pedestrian amenities (benches, tables, drinking fountains, etc.), bike racks, playground equipment and informal athletic courts that provide a focus to the Pocket Park. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. [IMAGES P. 226] A pocket park adjacent to single-family homes Pavers and simple hardscapes may be used to create temporary pocket parks if further development is planned for future phases. Neighborhood serving recreation facilities are ideal for Pocket Parks. 4914-7670-8469.1 -207- 5.8.9 Rosewalk A. Relation to Regulating Plan These standards refer to the Rosewalks, a neighborhood amenity that is shown on illustrations of the Plan, interwoven into blocks. These are not shown on the Open Space Regulating Plan and do not contribute to Public Open Space requirements, however they function as a method of splitting blocks into smaller block sizes to meet Block Scale Standards (see Chapter 5.3). B. Intent A pedestrian “street” that is defined by building frontages and provides the primary pedestrian access to those buildings. The Rosewalk layout may be formal with a central focal point and seating area, or may be more naturalistically designed. Simple softscape or lawn areas accommodate a variety of passive and active recreational opportunities for residents and visitors. C. Physical Character and Requirements 1. Size Rosewalks are must be 16 to 40 feet in width and are limited to 300 feet in length. 2. Context and Connectivity Rosewalks are not required, but they provide the opportunity to improve pedestrian connectivity and safety while reducing the need for vehicular rights-of-way if sufficient circulation is present. When possible, Rosewalks lead or connect to other community open spaces. 3. Function and Design Opportunities Rosewalks shall be designed to serve two major functions: a. Create new greens and open spaces within a block that may be large enough to accommodate a small playground, small structures, community gardens or other community uses. b. Break up lengths of blocks in order to improve walkability for the pedestrian in an aesthetically pleasing manner, adding value to the homes with frontages and addresses on the Rosewalk. [IMAGE P. 227] Conceptual rosewalk placement with neighborhood blocks 4. Landscape Landscape features shall be as follows: a. Rosewalks are designed as small attached Greens. Drought-tolerant trees, plants and groundcover can be composed to create more of a natural-looking open space. 4914-7670-8469.1 -208- b. Landscaping allows for users to move through the Rosewalk unobstructed, with sidewalks linking building frontages to the major right- of-ways. 5. Design Details and Elements a. Visibility. Houses along a Rosewalk are visible from the from street, but some element of screening is necessary to clearly define the pedestrian-only space. b. Frontages and Adjacencies. Homes adjacent to Rosewalks must front the Rosewalk. The integration of stoops, dooryards and similar approved frontages is permitted. c. Shading. Rosewalks are appropriately placed and scaled to allow significant daylight and shading to enter the space. d. Lighting, Structures and Improvements. Small side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.), may be located in the Rosewalk. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. [IMAGES P. 228] Rosewalk with integrated green and paved court Trellises, pergolas and other shade structures may be incorporated into rosewalks, but should not obstruct views. Sample rosewalk with open large open green on asymmetrical block 4914-7670-8469.1 -209- 5.8.10 Paseo A. Relation to Regulating Plan These standards refer to the Paseos, a neighborhood amenity that is shown on illustrations of the Plan, interwoven into blocks. These are not shown on the Open Space Regulating Plan and do not contribute to Public Open Space requirements, however they function as a method of splitting blocks into smaller block sizes to meet Block Scale Standards (see Chapter 5.3). B. Intent A narrow pedestrian way that provides mid-block connections. A Paseo is especially useful in blocks with large perimeters. C. Physical Character and Requirements 1. Size 10 to 15 feet in width; 300 feet in length. 2. Context and Connectivity Paseos may be used in any zone and can accommodate residential or non-residential frontages. While there are no required locations for Paseos, they present the opportunity to improve pedestrian connectivity. When possible, Paseos should lead to other open spaces. 3. Function and Design Opportunities Paseos shall be designed to serve two major functions: a. In residential areas, create open spaces that support passive recreational activities as well as convenient connections to the rest of the neighborhood. b. In commercial areas, provide additional locations for store frontages, patios and outside dining, informal open spaces and mini-plazas between buildings. 4. Landscape Landscape features shall be as follows: a. Trees may be arranged at varying intervals along the side or in the middle of the Paseo to accommodate pedestrian furniture and seating areas. Variability in tree species, size and spacing is recommended to create a more natural-looking space. [IMAGE P. 229] When possible, paseos should connect larger parks and open spaces within a neighborhood. 4914-7670-8469.1 -210- b. Landscaping allows for pedestrians to meander through the Paseo side-to -side, especially in paseos lined with commercial frontages, but a defined route should encourage movement through the space. 5. Design Details and Elements a. Visibility. All buildings on Paseos shall be scaled to encourage pedestrian access. Paseo entrances shall be placed directly on major right-of-ways, but landscape buffers clearly restrict vehicular access. b. Frontages and Adjacencies. Residential and non-residential buildings may, but are not required to, open directly onto the Paseo with the integration of stoops, patios and similar frontages. c. Shading. Paseos shall be appropriately placed and scaled to allow significant daylight and shading to enter the space. Especially in commercial areas, a balance of shade and light is vital to improving economic activity. d. Lighting, Structures and Improvements. Small semi-public side courts, rest areas and pedestrian amenities (benches, picnic tables, etc.) may be located in the Paseo. Adequate lighting shall be provided. See Chapter 5.10.11 for Lighting and Furnishing Guidelines. [IMAGES P. 230] Trellises and pergolas may be used to extend shade structures along the length of a Paseo. Wide Paseos with significant landscaping create a natural and private environment between multi-family buildings. APaseocancreateactivepedestrianenvironments in the commercial and dining districts of the Shops & Restaurants Zone. 4914-7670-8469.1 -211 - 5.8.11 Community Edge Park A. Relation to Regulating Plan These standards refer to Community Edge Park in the Regulating Plan, Figure 5.8. This Public Open Space type contributes to Public Open Space requirements, Table 5.8 . B. Intent These spaces present a great opportunity for community activities that are not immediately adjacent to existing or future homes. C. Physical Character and Requirements 1. Context and Connectivity Community Edge Parks are planned in four locations – two flanking Banyan Street and two flanking Wilson Avenue – with a Southern California Edison (SCE) transmission line easement; final program and design for these parks must be worked out with SCE. 2. Function and Design Opportunities Parks may include passive open areas, recreational fields, pools, amphitheaters, other programming or event spaces and are designed to complement existing physical character. 3. Landscaping Landscaping consists of drought-tolerant softscape, lawn and trees, naturalistically composed. 4. Design Details and Elements Park facilities may include open greens, recreational fields, pools, plazas, squares, amphitheaters, other programming or event spaces. [IMAGE P. 231] Community Edge Park may contain athletic fields. 5.8.12 Community Playfields & Equestrian Park A. Relation to Regulating Plan These standards refer to Community Playfields & Equestrian Park in the Regulating Plan, Figure 5.8, which are located in Sub-area 8 and Sub -area 3, respectively. B. Intent Community playfields and the Equestrian Park are large Public Open Spaces that are designed and intended for active recreation, such as regional sporting events or equestrian riding and sport training. 4914-7670-8469.1 -212- C. Physical Character and Requirements 1. Context and Connectivity Community Playfields are planned for the majority of land within Sub-area 8, which is adjacent to Rochester Avenue and Banyan Street, and is easily accessible from Interstate 210. Access control must meets SCE requirements. The Equestrian Park is planned for the northeast portion of Sub- area 3, meeting the Camino greenway east and transitioning to the Fuel Modification Zone north. 2. Function and Design Opportunities Community Playfield facilities may include passive open areas, recreational fields, pools, plazas, amphitheaters, other programming or event spaces. Equestrian Park facilities may include riding arenas, such as Western or Dressage, round pens, or walking paths and trail connections. 3. Landscaping Landscaping, outside of spaces for specific sports and programs, consists of drought-tolerant softscape, lawn and trees, formally composed. 4. Design Details and Elements The first priority of each of these spaces is that they provide functional facilities, whether human or equestrian sports and activities, that are accessible to the entire Etiwanda Heights community. Design Elements and Details, such as lighting, furnishing, and amenities should be designed with those in mind, importantly not neglecting comfort and accommodation for spectators and passerbys. 5.8.13 Neighborhood Bioswale A. Relation to Regulating Plan Neighborhood Bioswales exist in both the Neighborhood Greenways and the Camino de las Alturas. Bioswales are not included as a separate item on the Open Space Regulating Plan, Figure 5.8, but will only exist where there are Greenways. This Public Open Space type does not contributes to Public Open Space requirements. B. Intent A largely un-programmed area that provides drainage and stormwater collection within and between neighborhood blocks. C. Physical Character and Requirements 1. Context and Connectivity Neighborhood Bioswales may be attached or within blocks, or surrounded by streets. The network of Neighborhood Bioswales should be connected, leading to Stormwater Retention Facilities. 4914-7670-8469.1 -213- 2. Function and Design Opportunities Neighborhood Bioswales shall be designed with adequate grading and terrain with adequate percolation. 3. Landscaping Landscaping consists of drought-tolerant softscape, lawn and trees, naturalistically composed. 4. Design Details and Elements Neighborhood Bioswales shall not include programmed space. [IMAGE P. 232] Neighborhood Bioswale 5.8.14 Fuel Modification Zone A. Relation to Regulating Plan These standards refer to Fuel Modification Zone in the Regulating Plan, Figure 5.8. This Public Open Space type does not contributes to Public Open Space requirements, Table 5.8 , but has a minimum area requirement defined in Chapter 5.8.1. B. Intent The area on the edge of the Plan boundaries that abuts Conservation area. Landscaping must be modified to prevent the spread of fire, and shall comply with the Master and Neighborhood Fire Protection Plans C. Physical Character and Requirements 1. Context and Connectivity Fuel Modification Zones are transitions from Neighborhoods to Rural Conservation land. Pedestrian access may be provided by trails. Vehicular access is only necessary for service drives. 2. Function and Design Opportunities Fuel Modification Zones shall create a fire- protected landscape buffer between conservation areas and neighborhoods. 3. Landscaping Landscaping consists of drought-tolerant softscape, lawn and trees, naturalistically composed. 4. Design Details and Elements Fuel Modification Zone facilities may include passive open greens and trails. [IMAGE P. 232] Fuel Modification 4914-7670-8469.1 -214- 5.8.15 Public Realm Landscape Standards [MISNUMBERED AS 5.8.11] A. Trees Street trees within the Plan area shall either be native to the San Gabriel Foothills or adaptive and from regions with similar arid climates. Deciduous trees shall be planted at open spaces and buildings with south and west orientation, providing passive solar light and heat gain in winter, while providing cooling shade through summer. 1. Shade / Canopy Trees. The London Plane and similar trees shall be used most often in pedestrian- heavy residential neighborhoods and smaller connecting streets. Within a inland foothill, these trees are often smaller but maintain a wide canopy, providing much needed shade on sidewalks and streets. 2. Accent Trees. Trees with colorful seasonal blooms or year-round distinct foliage shall be used to help give certain streets and spaces a unique character in relation to other parts of the Plan area. These may range greatly in size and form. B. Street Tree Plan All Street Landscape Standards are grouped into 7 categories by street type: 1) Banyan Street Retrofit; 2) Wilson Main Street; 3) Avenues; 4) Streets; 5) Open Space (Linear); 6) Open Space (Non-linear); and 7) Parking Areas. These categories are based on the similarity of street conditions and the intended design of a the area. Table 5.8.12 identifies specific locations where tree types are advised and permitted. All street landscaping decisions shall complement the intended design and use of a given street and location within the Plan. The Master Landscape Plan shall identify all trees and landscaping intended for streets, parks and other open spaces for the subject phase of development. C. Plants Plant materials within the Plan area shall either be native to the San Gabriel Foothills, or adaptive and from regions with similar climates. Characteristically, these are drought- tolerant species once established. Most species will require an initial period of regular irrigation to either allow the plant’s root systems to get established or bursts of irrigation to catalyze seasonal blooms of flowering plants. In certain areas, the landscape shall emulate its native riparian woodland or coastal scrub condition by organizing native plants in organic/natural patterns and distributions. At other, more significant nodes and/or frontages, native plants shall be incorporated into more intense, formalized compositions for enhanced visual effect and to communicate entry/arrival into an urban destination. Drip irrigation systems are recommended for these more formalized applications. D. Specific Landscape Standards by Street and Place Type The following are landscape standards for place types in the Plan area. Refer to the Street Tree Types and Locations table (Table 5.8.12) of recommended and permitted trees. 4914-7670-8469.1 -215- 1. Avenues and Open Spaces Avenues will carry most of the vehicular traffic through the Plan area. As Avenues cross the site, they will travel through commercial, residential and open space areas – as such, selected tree species will have to transition in order to complement the block size, uses and intensity of the neighborhood zone. a. Shops & Restaurants Zone. Ornamental trees shall be used to line the main streets. Their verticality will allow visitors to clearly see across the street and shopfronts. The Town Square shall also be complemented with a consistent row of smaller street trees that provide some measure of shading and bolster a pedestrian-oriented environment. b. Residential Blocks. Larger canopy trees shall be used to foster privacy and a buffer between the street and residential buildings. c. Along Open Spaces. Smaller street trees at regular intervals shall allow views into the Public Open Space or green, and complement the larger shade/canopy, vertical and color accent trees within the green. d. Location. Smaller street trees shall always occur at regular intervals and support larger trees in then Town Center and Residential areas. 2. Neighborhood Streets and Greens These represent the most common street type in the Plan. They have significantly less vehicular traffic, slow travel speeds, and will be frequented with pedestrian and bicycle traffic on a regular basis. Street trees shall prioritize shade for pedestrians and be tall enough to allow individuals to clearly see across the street. Shade/canopy trees shall also be selected to complement street lighting. a. Location. Shade/canopy trees shall occur at regular intervals along both sides of neighborhood streets and edges of greens. Accent trees may be place sporadically to create variety and enhance the primary street trees. 3. Parking Areas Parking area trees do not have to match the street tree type on a given block, and they shall be primarily taller trees that provide some measure of shading. See Chapter 5.10.8L for shade requirements. a. Shading. Landscaping within or around the parking area should cover a minimum of 10% of the gross parking lot area. A minimum of one shade tree should be provided for each 4 parking spaces, or trees shall be provided to achieve 50% canopy coverage of paved area at maturity, whichever is greater. E. Fire Protection All landscaping design – including tree canopy coverage, landscaping furnishings, shade structures, plants, etc. – shall be consistent with the Master and Neighborhood Fire Protection Plan. If a risk assessment determines that an allowed landscape plan exceeds acceptable risk, the design must change to comply. 4914-7670-8469.1 -216- [TABLE P. 235] TABLE 5.8.14 TREE TYPES & LOCATIONS Street / Place Type Tree Species Spacing Avenues Wilson Main Street Neighborho od Street Paseos & Rosewalks Parks Greenways Parking Areas London Plane Tree (Planatus acerifolia) 50’ • • • o o o California Sycamore (Planatus racemosa) 60’ o • • o Coast Live Oak (Quercus agrifolia) 40’ o o o o o Southern Live Oak (Quercus virginiana) 40’ o o o o o Chinese Pistache (Pistacia chinensis) 50’ • o o o o o Holly Oak (Quercus ilex) 45’ o o o o o Southern Live Oak (Quercus virginiana) 50’ o o o o o Camphor (Cinnamomum Camphora) 60’ • • o o • Thornless Honey Locust (Gleditsia triacanthos f. inermis) 40’ o • o o o o Chinese Evergreen Elm1 (Ulmus parvifolia) 50’ o o • Jacaranda1 (Jacaranda mimosifolia) 50’ o o o • Western Redbud (Cercis occidentalis) 40’ o o o • Bronze Loquat tree (Eriobotrya deflexa) 40’ o o o o Chinese Fringe Tree (Chionanthus retusus) 40’ o o o • • Pink Crape Myrtle Hybrid ‘Biloxi’ (Lagerstroemia hybrid) 30’ o o • White Crape Myrtle Hybrid ‘Natchez’ (Lagerstroemia hybrid) 30’ o o • Pink-Red Crape Myrtle Hybrid ‘Tuscarora’ (Lagerstroemia hybrid) 30’ o o o NCN (Prunus blireiana) 40’ o o o o o NCN - ‘D.D. Blanchard’ (Magnolia grandiflora) 50’ o • o o o NCN - ‘Majestic Beauty’ (Magnolia grandiflora) 50’ o o o • o NCN - ‘Samuel Sommer’ (Magnolia grandiflora) 50’ o o o • o 4914-7670-8469.1 -217- • Recommended o Allowed Notes 1 Not allowed in public right-of-ways; private property only [IMAGES P. 236] Trees along framework streets and in the Town Center will provide shade and visibility when possible. Chinese Pistache trees provide color accents along neighborhood streets. Pepper trees, as they mature, develop into large, full street trees with plenty of shade. Smaller trees with wide canopies can shade sidewalks. 4914-7670-8469.1 -218- Part IV: Rural/Conservation Area Standards 4914-7670-8469.1 -219- 5.9 Rural Development Standards 5.9.1 Introduction The Rural/Conservation Area contains a distinctive combination of topographic, geological, hydrological, biological, and archaeological resources that are of great value to the character, health, safety, well-being, and viability of the City of Rancho Cucamonga and the Inland Empire region. The value of such rural lands is recognized by the General Plan and the Etiwanda Heights Neighborhood & Conservation Plan, which aim to protect and preserve the resources on these lands for future generations. Further, as described in Chapter 3, a high level goal of this Plan is that as much of the Rural Open Space as feasible be conserved and managed as natural habitat. Most of the goals, policies and regulations of this Plan and this chapter have the intention and the effect of limiting and controlling the amount of development with the Rural/Conservation Area, and ensuring that such limited development is organized, planned and designed to reduce to the practical minimum its physical, visual and environmental impacts on the natural and rural open space character of this unique foothill environment. However, the standards of this chapter are focused on conserving the areas rural character, allowing open space uses including fuel modification buffer areas, agriculture and resource extraction, which although generally consistent with a rural visual character are not consistent with conservation of natural habitat. The policies and programs of Chapters 3 and 7 do provide strong regulatory and economic incentives for habitat conservation. Any new development within the sensitive lands of the Rural/ Conservation Area creates direct impacts to the lands and direct and indirect impacts to the surrounding area. In rural lands such as the Rural/Conservation Area, these impacts can have significant ramifications for the region’s resources and, therefore, any new development within these lands must be carefully and systematically planned and designed. The Etiwanda Heights Neighborhood & Conservation Plan provides the policy framework and direction – in the form of development standards and guidelines – as to how any new development can best be located, configured, and designed within this delicate landscape, so as to fit in gracefully and complement the existing and historic rural context, rather than damaging or fundamentally altering it. These rural lands also tend to present the greatest risk of wildfires in the region, and as such, human safety and defensibility – both within the rural area and in adjoining urban neighborhoods and National Forest – is a central consideration in planning and designing any and all new development. Goals & Principles The top goal of the Etiwanda Heights Neighborhood & Conservation Plan is as follows: Goal #1: To permanently conserve and manage as rural open space the largest feasible portion of the Rural/Conservation Area (See Chapter 3 for goals, policies and programs encouraging that as much of the rural open space as feasible takes the form of habitat conservation). To accommodate pre-existing development rights while prioritizing open space conservation, the following additional goal is intended to guide any potential development in the Rural/Conservation Area. Goal #2: To ensure that all development and uses within the Rural/Conservation Area are aesthetically compatible with the rural foothill character and landscape. 4914-7670-8469.1 -220- The following principles for all development and uses shall be used in the analysis of all proposals within the Rural/ Conservation Area: 1. Natural landforms should guide site design, integrating any buildings with the natural sloping terrain. Buildings should conform themselves to the natural terrain rather than grading large flat building pads onto which “flatland buildings” may be places. Where some grading is necessary it should be contour grading (terracing) with small, incremental steps that blend subtly with the natural landforms. 2. All building siting, configuration, massing, materials, colors, and textures should be designed to harmonize with the surrounding environment, and in such a way that the impact to the natural viewshed (as perceived both by those in the foothills below, and on those on roads and trails within the Rural/Conservation Area) is minimized. 3. Groups of structures should be sited as compactly as practical within parcels, consolidating buildings and associated yard areas and active human use areas within compact footprints surrounded by large, interconnected areas of rural open space. 4. Architectural design, including structure, building methods, materials, form, and ornamentation, should relate to the historic rural traditions of Rancho Cucamonga and surrounding communities. [IMAGES P. 240] A couple of home sites clustered on a hilltop sharing an access road A larger cluster of Homesites within an expansive area of open space Rural Homesite with dedicated grazing land Rural Homesite with dedicated agriculture and animal husbandry Clusters of Homesites make up a small percentage of the landscape Homesites surrounded by conserved rural open space 4914-7670-8469.1 -221- 5.9.2 How to Use these Standards The process of using these standards to determine developable area and land to be preserved within the Rural/ Conservation Area is as follows. Refer to Figure 5.9.2. 1. Identify Project Site and Applicable Rural Sub-zones. Identify the proposed Project Site – which may be all or a portion of an existing parcel, or may include multiple existing parcels – and then identify which portions and acreages of the Project Site fall within each of the several Rural Regulating Sub- zones. Refer to the Regulating Plan (Figure 5.9.3B) to determine which Sub- zone designation (or multiple Sub -zone designations) are present within the Project Site (see Figure 5.9.2(A)). 2. Calculate Potentially Allowable Dwelling Units. The number of dwelling units that may potentially be developed within the Project Site is based on the maximum density ratio(s) for each of the applicable Sub-zone(s). Calculate the acreage of each Sub -zone within the Project Site, and divide that acreage by the maximum allowable density for that Sub-zone (measured in acres per dwelling, see Table 5.9.3A) to calculate the maximum potential number of dwellings within that Sub-zone portion of the Project Site. The sum of the maximum dwelling counts for each Sub- zone area will be the maximum number of dwellings allowable within the entire Project Site. Please note that the Hillside Development Ordinance (see Chapter 7.7 of this Plan, and 17.16.140 and 17.52 of the Rancho Cucamonga Municipal Code) is also applicable to properties within the Rural/Conservation Area. Accordingly, the calculation of the maximum potentially allowable number of dwelling units within any parcel must take the slope/density regulations of that ordinance into account. 3. Calculate Required Open Space Area. See Table 5.9.5. In parallel fashion to the calculation of the maximum potential dwelling units within the Project Site, the minimum required rural open space area within the Project Site is calculated by identifying the minimum rural open space acreage for each Sub - zone portion of the Project Site, and the sum of those is the minimum required rural open space area within the Project Site. 4. Map Environmental Constraints. To inform the project site plan and design – and to ensure that the allowable dwelling units and required open space acreage calculated in the two previous steps are optimally located and configured on the Project Site – a site survey, environmental constraints base map, and accompanying technical reports shall be prepared and submitted as part of any development permit application. The survey, constraints map and reports shall include a boundary and topographic survey prepared by a licensed civil engineer or surveyor, and maps and reports describing all on-site drainage courses, biological resources, archaeological resources, structures, geological features and fault zones, and other on-site conditions that might inform or constrain the project plan and design (see Figure 5.9.2(B)). 5. Determine Location of Homesites. Based on the site survey and constraints mapping, identify preferred locations for Homesites, clusters of Homesites, required fuel modification buffer areas, Legal Lot boundaries, and access roads (see Figures 5.9.2(C) and (F)). a. Homesites may be up to 1/2 acre in area maximum. 4914-7670-8469.1 -222- b. Fuel modification buffer areas and access roads shall be as required by the Fire Marshall and Public Works Director. c. Lots must be a minimum area of 1-acre. d. Based on topographic and environmental constraints, it may prove impossible to fit the maximum number of Homesites and lots (as calculated in step 2) on the Project Site, and thus the total number of Homesites will necessarily be less than the number allowed by Sub -zone regulation density and open space calculations. e. Lots may be expanded to include the entire fuel modification buffer area associated with the corresponding Homesite. f. Lots may be further expanded so as to collectively include the remainder of the Project Site, including all open space easement areas. 6. Record open space easement. A map and agreement shall be prepared and recorded for the designated open space easement, which specifies all intended uses, whether development, agriculture, equestrian, enhanced nature, etc. Fee title to this easement may be held by individual homeowners, a Home Owners Association, the Land Manager, or combination thereof. 7. Transfer of Development Rights. As an alternative to preparing such a development plan to realize the value of a property within the Rural/Conservation Area, the owner may sell the development rights to the Master Developer/Builder, the Neighborhood Area Developer/ Builder, or the TDR Authority (see Chapter 7.4). 8. Mitigation Banks. Mitigation banks are encouraged within the Rural/Conservation Area to help fund the preservation thereof. [FIGURES AND IMAGES P. 242] [A-F] FIG. 5.9.2 PLANNING AND MAPPING PROJECT SITES A Calculate maximum potential dwelling units and minimum required rural open space based on Sub-zones. B Determine location of clusters, including Homesites, Legal Lot boundaries, and fuel modification buffer areas. C Map environmental constraints. D Map and record all open space areas outside Homesites as “open space easement(s)”. E Designate and map areas of permitted “non-Homesite uses” within open space easement. Uses other than “habitat conservation” will reduce conservation value. F Legal lots may subdivide the required open space and include those areas as part of the Legal Lots, which must be at least 1 acre but may be much larger. 4914-7670-8469.1 -223- 5.9.3 Rural Zone and Sub-Zones A. Rural Regulating Zone The entire Rural/Conservation Area is designated with the Rural Regulating Zone (Figure 5.9.3A), which is applied to the environmentally sensitive area along the foothills of the San Gabriel Mountains and adjoining the San Bernardino National Forest, and is subdivided into four sub-zones. In response to which and in keeping with the vision for the Etiwanda Heights Neighborhood & Conservation Plan, the entire Rural Zone is subject to strict standards that require any new development to be very low in density and rural in character. All structures and uses within these Sub-zones are subject to the processes, standards, guidelines, and entitlements specified in this chapter. The four Regulating Sub -zones are based on the existing Rancho Cucamonga General Plan designations, regulating the maximum number of potential dwelling units within a parcel or Project Site, standards for clustering dwellings and minimizing infrastructure, standards for minimum acreages of rural open space conservation (Table 5.9.5) and procedures for organizing that open space for unified and permanent management, as described in Chapter 3. B. Rural Regulating Sub-zones 1. Hillside (R-H). The Hillside designation is established to limit development, grading and erosion, to protect the unique character and resources of natural and rural open space, protect against wildland fire, fault, and flooding hazards, and protect natural resources such as water, plant, and animal life. Limited development is permitted in this Sub-zone, which is applied to some of the flatter areas within the sloping foothill terrain, with a maximum residential density of 1 unit per two acres. 2. Open Space (R-OS). The Open Space designation is established to limit development in steeper terrain and areas of high fire, geologic, seismic, or flood hazards through restriction of intensive uses, and to promote the retention and preservation of rural open spaces that protect natural features. Very limited development is permitted in this sub- zone, with a maximum residential density of 1 unit for every ten acres. 3. Conservation (R-C). This designation is established to prohibit development in particularly environmentally sensitive areas such as Riversidian Alluvial Fan Sage Scrub (AFSS) habitat, which will be managed to preserve and protect natural resources. This area has high scenic values and steep terrain, allowing limited or no infrastructure facilities and limited access. Parcels within this sub-zone are owned and managed by a variety of public and private non-profit entities to maximize preservation of open space, watershed and wildlife habitat areas. This land is to be maintained as habitat in perpetuity. Development of structures within the Conservation designation is limited to publicly owned facilities designed to blend into the natural landscape and intended to support public education and interpretation of natural habitats and resources. 4. Flood Control / Utility Corridor (R-FC/UC). This sub-zone identifies lands used for flood control purposes and to support public utilities. Much of this area is owned by or within recorded easements under the management of either the San Bernardino County Flood Control District or public utilities, though some property is privately held. Some privately-held property is within floodway hazard zones, where no development is permitted, though some agricultural uses including very limited agricultural 4914-7670-8469.1 -224- support structures may be allowed. Development of habitable structures is not permitted within this sub-zone. [FIGURE P. 243] FIG. 5.9.3A REGULATING PLAN - RURAL ZONE Rural Regulating Sub-zone Hillside Flood Control / Utility Corridor [FIGURE P. 244] TABLE 5.9.3A ALLOWED DENSITY PER REGULATING SUB-ZONE [TABLE P. 244] TABLE 5.9.3A ALLOWED DENSITY PER REGULATING SUB-ZONE Rural Regulating Sub-Zone Hillside Open Space Conservation Flood Control / Utility Corridor Maximum Density1 1 DU/2 Acres2 1 DU/10 Acres2 0 0 [TABLE P. 244] TABLE 5.9.3B ALLOWED UNITS PER RURAL SUB-AREA Sub-areas 10 11 12 13 Allowed units 0 18 0 82 Notes 1 If a Project Site contains multiple regulating Sub-zone designations, the maximum number of dwelling units per area of each Sub -zone shall be calculated with the respective Sub-zone density ratio, and then those calculated maximum dwelling unit numbers shall be added to produce the total maximum number of dwelling units allowed in Project Site as a whole. 2 Applicable to Legal Lots of at least 2 acres in R-H, and to Legal Lots of at least 10 acres in R-OS. Existing Legal lots smaller than these thresholds in their respective sub-zones may be permitted to construct a maximum of one dwelling unit, subject to all other development standards, provided that the lot has been in single ownership separate from any abutting lot on the effective date of the ordinance that made it substandard. No dwelling unit may be permitted on any lot created after the adoption of this Plan that is smaller than the above thresholds. 4914-7670-8469.1 -225- 5.9.4 Standards for Structures and Uses A. Lighting All exterior lighting shall be designed so that all site and building-mounted luminaires produce a maximum initial illuminance value no greater than 0.01 horizontal and vertical footcandles (0.1 horizontal and vertical lux) at the boundary of the Homesite and beyond. Document that 0% of the total initial designed fixture lumens (sum total of all fixtures on site) are emitted at an angle of 90 degrees or higher from nadir (straight down). Street light fixtures shall be limited to intersections and shall be International Dark-Sky Association (IDA) approved Dark Sky Friendly Fixtures. B. Universal Standards 1. No structure shall be permitted on a parcel with an average slope equal to or greater than 30%. 2. No structure may be built within 50 feet of any Quaternary fault on any current map prepared by the U.S. Department of the Interior Geological Survey (USGS). 3. No structure may be built within 50 feet of any Blue Line Stream on any current map prepared by the U.S. Department of the Interior Geological Survey (USGS), or contains significant riparian or streambed environs. 4. No structure may be built within a regulatory floodway on any current map prepared by the Federal Emergency Management Agency (FEMA). 5. No structure may be built within any area which will be subject to inundation during a 100-year storm after development has occurred. 6. No structure may be built on land which is in a geologic hazard zone, as defined in the public health and safety chapter of the general plan of the City, and for which no feasible mitigation measures are proposed. 7. The water resources and all necessary services shall be adequate to serve the proposed development, including residential uses, as well as existing and proposed agricultural operations on the subject site and in the site vicinity. 8. New or expanded buildings require Design Review, and are subject to the Hillside Development Ordinance where applicable (see Chapter 7.7, and 17.16.140 and 17.52 of the Rancho Cucamonga Municipal Code). C. Environmental Review Before permits or entitlements may be issued for any development or new use, all applicable topographic, geological, hydrological, biological, and archaeological resources studies and mapping shall be submitted to and reviewed and approved by the Planning Department, together with all other items required by the relative application(s). 4914-7670-8469.1 -226- D. Required Finding Prior to approval of any Design Review, Conditional Use Permit, or building permit, the Planning Department shall make the following finding: The proposed project is consistent with the Goals, Principles and Regulations of the Rural Regulating Zone. E. Specific to Homes The number, location and configuration of new residential uses are controlled by Sub-zones (Table 5.9.3A) and Sub-area (Table 5.9.3B). The maximum number of dwelling units that may be permitted in each Sub- zone is identified in Table 5.9.3A. See Table 5.9.4 for additional standards. Nothing in this Chapter should be understood to preclude off-grid living systems, provided that all fire safety provisions are met to the satisfaction of the Fire Marshal. 1. Site Organization / Massing. Homesite may not exceed a half acre (21,780 square feet). a. When more than one home is proposed on an existing parcel (or combined from multiple parcels in a cooperative development arrangement) the homes must be clustered. b. Each home may have up to 2 Secondary Buildings. Property owners that wish to have Secondary Buildings and uses should seek out large sites outside avoided areas. 2. Access and Parking. Access must be shared to the extent feasible. Port cochères and circular drives are permitted. Circular drives require a minimum 45-foot front setback. F. Specific to Assembly Uses Properties that are developed and/or used primarily for assembly uses are subject to Design Review and require a Conditional Use Permit. They are not subject to Table 5.9.4. 1. Overall height may not exceed 50’. 2. Structures must be clustered into a campus-like environment that is as compact as possible. [FIGURE P. 246] FIG. 5.9.4 CLUSTERED DEVELOPMENT Key Homesites Shared Fuel Modification Zone Remainder of Open Space Lot Lines Figure 5.9.4 illustrates a simplified example of a cluster of four homes. By situating them together, a shared access road (see Chapter 5.9.6) and shared fuel modification zone minimize impact to the environment. The Homesite is the area where primary development occurs, while the required open space occurs in the remainder of the lot(s). The open space includes the fuel modification zone, and may include very low-intensity agricultural and equestrian uses and associated accessory structures. 4914-7670-8469.1 -227- [TABLE P. 246] TABLE 5.9.4 BUILDING STANDARDS LOT AREA1 MIN MAX Lot Size 1 acre Width 150’ - Depth 150’ - BUILDING SETBACKS (MEASURED FROM HOMESITE EDGE) Primary Building Front 40’ Side 40’ Rear 40’ - Secondary Building(s) Front Behind Primary Building Side 20’ - Rear 20’ - BUILDING HEIGHT MIN MAX To eave of pitched roof - 24’ To top of parapet of flat roof - 24’ Total Building Height - 36’ Ground floor above grade at setback - 3’ Ground Floor Story 10’ - BUILDING ORGANIZATION MIN Distance between buildings 20’ BUILDING MASSING MIN MAX Primary Mass Width 50’ Depth 35’ Wing Width 30’ Depth (Front Wing) 20’ Depth (Rear Wing) Up to Rear Setback Depth (Side Wing) < Depth of Primary Mass PRIVATE FRONTAGE Large Front Yard (Chapter 5.5.3) Permitted Small Front Yard (Chapter 5.5.4) - Shopfront (Chapter 5.5.5) - Notes 1 Applicable only to new lots created through this permit process. 4914-7670-8469.1 -228- 5.9.5 Open Space Standards These Open Space Standards are focused specifically on conserving the unique rural open space character of the Rural/Conservation Area. These goals, principles, standards and guidelines are parallel to – but not identical to – those of Chapter 3, which are focused on conserving the biological and hydrological processes and values of the natural habitats of the Rural/Conservation Area. Every reasonable effort must be made to avoid impacts to the rural open spaces of the Rural/Conservation Area. Compliance with this requirement will largely be achieved through the process of mapping required open space areas in relation to environmental constraints mapping, the procedures of Chapter 5.9.2, and in accordance with Table 5.9.5. Existing Legal Lots smaller than 2.5 acres in R-H, or smaller than 10 acres in R-OS may deviate from the open space standards of this table. This allowance does not exempt such lots from the maximum Homesite and minimum lot size standards of Chapter 5.9.4.E or any other applicable standards. All land outside the Homesite and its use(s) shall be recorded in open space easement documents. This Plan encourages property owners to go beyond the minimum open space requirements of Table 5.9.5. Property owners should achieve the maximum amount of open space possible when locating allowed Homesites. Site disturbance shall be minimized by clustering, road location along contours, and building site selection. A. Homesite Location Rural Open Space outside designated Homesites within all new Development Project Sites will be preserved by easements and will contribute to the region’s open space network. The same six core principles (see Chapter 3.4 - Conservation Goals and Priorities) which are intended to conserve the natural habitat of the Rural/Conservation Area to the greatest extent feasible are also intended to ensure the conservation of the Rural Open Space character of the Area. 1. Conserve the largest blocks possible of unfragmented and interconnected open space. The Rural Open Space easement for a Project Site should include the largest areas or concentrations of environmental resources on that site. An attempt should be made to maximize the amount of environmental resources contained within one single open space area. 2. Avoid creating slivers of open space or fingers of open space that extend in and around development; provide the lowest amount of interface between open space and development (maximize the surface-area-to -perimeter ratio). Small strips or areas of Rural Open Space should be avoided. Homesites and clusters of Homesites should be sited so as to leave the largest, best connected feasible areas of Rural Open Space between them. 3. Maximize connectivity between newly defined Rural Open Space Easements within Project Sites and existing open spaces on adjoining properties. Connective open spaces are a defining characteristic of rural environments and are conducive to wildlife movement and native habitat development. Whenever feasible, open space areas should be linked to neighboring open space areas. Avoid creating isolated open space areas. 4914-7670-8469.1 -229- 4. Maintain natural and rural patterns and variations within the landscape such as multiple habitat types, varied topography, agriculture, etc. Open space areas which are fragmented or isolated disrupt the natural development of habitat [TABLE P. 247] TABLE 5.9.5 MINIMUM REQUIRED RURAL OPEN SPACE Designation Minimum Percent of Area to be Avoided Hillside (R-H) 80 Open Space (R-OS) 95 Conservation (R-C) 1001 Flood Control/Utility Corridor (R-FC/UC) 1002 Notes 1 Trails not included. 2 Flood Control and Public Utility Infrastructure not included, and trails not included. and should be avoided. To the greatest extent possible, the rural character of the site should be maintained. 5. Preserve particularly unique and/or sensitive resources in the core of open space areas or ensure that they are sufficiently buffered to achieve the same practical effect. To the maximum extent possible, a site’s most unique or sensitive resources should be located farthest from areas intended for development. In situations where this is not feasible, buffering should be provided to ensure the resources are not impacted. Sensitive resources located along a development’s perimeter should be buffered from adjacent developments and public roads. 6. Rural Open Space shall be conserved and designated with a recorded Open Space easement equal to or greater than the percentages indicated in Table 5.9.5. The conserved Rural Open Space lands shall be protected with an easement dedicated to the Etiwanda Heights Neighborhood & Conservation Plan Conservation Area Land Manager, City of Rancho Cucamonga, or a qualified conservation entity approved by the Director. Land used for mitigation for project impacts may be used to satisfy the requirements of Table 5.9.5. The required open space shall be maintained as open space in perpetuity, except where a need to vacate is required for public health, safety or welfare. B. Open Space Structures and Uses The following uses may be allowed within designated Rural Open spaces, whether the open space is designated as such in compliance with Table 5.9.5 on a developed property or not: passive recreation, trails for non-motorized uses, native landscaping, resource preservation, project mitigation and buffers (including fuel modification buffers), historic, archaeological, or wildlife habitat preservation/mitigation, agriculture, wells, water storage or recharge, utilities, pump stations, leach field or spray disposal area, or infrastructure and access roads necessary for any of these uses. Leach fields and brush clearing may be allowed in R-H and R-OS Sub -zones, only within the Homesite and required fuel modification area. All intended uses in the open space area shall be specified in the open space or conservation easement document. Non-habitable structures in conjunction with such open space uses may also be permitted, and must meet the following standards: 4914-7670-8469.1 -230- 1. On a lot that is not developed with habitable structure(s), no more than 3% of the lot area may be occupied by non-habitable structures. On a lot developed with habitable structure(s), no more than 3% of the designated open space may be occupied by structures. 2. No structure may exceed 4,000 square feet in floor area nor 25 feet in height. 3. Structures shall be designed as rural in character. a. Architectural design, including structure, building methods, materials, form, and ornamentation, should be consistent with traditional and historic rural structures in the Rancho Cucamonga area. b. Recommended materials and design elements include synthetic “wood” siding or masonry, and shingle or galvanized-metal roofs. Synthetic materials faithfully that faithfully replicate the appearance of wood but provide high fire resistance and superior durability are recommended. c. Greenhouses, cold frames or other structures intended for enclosed crop cultivation are prohibited. C. Fuel Modification Zones. Homes and other habitable structures require areas where the vegetation can be managed to reduce fire risk (fuel modification zones). These areas typically extend 200 - 250 feet from the structure(s) – or as required by the Fire Marshall – and must be clear of flammable vegetation to the satisfaction of the Fire Marshal. Defensibility is also improved by locating home sites closer together (eliminating open space/ fuel loads between homes), and setting homes back from slopes or other areas of increased fire intensity. Applicants are responsible for the preparation of a fire protection plan, which will be reviewed for consistency with the provisions of the Fire District’s Standard 49- 1, and the Master Fire Protection plan of the Etiwanda Heights Neighborhood & Conservation Plan. 4914-7670-8469.1 -231- 5.9.6 Rural/Conservation Area Road Standards [FIGURE P. 249] FIG 5.9.6 RURAL/CONSERVATION AREA ROAD A. Intent Within the Rural/Conservation Area the priority for any construction is that it impact the natural terrain, landscape and habitat as little as possible. Accordingly, roads providing necessary vehicular access to private properties – for everyday access and for emergency response – should be as few and as narrow as practical, and should meet the standards of this section. Roads that are necessary for emergency access by fire and law enforcement officials must meet applicable criteria of those agencies. In general, while they must provide all-weather surfaces for safe vehicular access, they are not required to be paved with asphalt, unless required by Cal Fire or the Fire District. [TABLE P. 249] Design Standards 1. Public Right-of-Way R.O.W 50’ 2. Roadway A Pavement 20’ B Travel lanes 2 (1 each way); 10' lane width Private Frontages C Gravel shoulder 5’ D Bioswale 4’ min. [IMAGE P. 249] Intended character B. Standards 1. Development shall minimize, to the maximum extent feasible, the need for construction of new roads by clustering new development close to existing roads. 2. Determine road alignments and any potential trails in conformance with the topography so to minimize grading, avoid large trees and wildlife habitats. 3. Avoid placement of roads, trails or structures on any environmentally sensitive habitat areas. 4. Development of roads that alter any existing drainage shall do so as little as practical, allowing natural flows to pass under bridges or through culverts. 5. Impact of roadways shall be minimized by following natural contours or using grade separations. 6. Grading shall be minimized, with no cuts or fills over 2 feet unless the City Engineer determines that greater depths are necessary for public safety 4914-7670-8469.1 -232- 7. Ownership and maintenance of roads - Unless otherwise required by the City, all interior roads and utilities shall be privately-owned and maintained and the applicant shall demonstrate through conditions, covenants, and restrictions or other means that the project residents shall maintain all private roads and utilities. 8. Access to off-site roads shall be controlled, with parcels having access from interior roads wherever feasible. 4914-7670-8469.1 -233- Part V: Design Guidelines 4914-7670-8469.1 -234- 5.10 Architectural & Landscape Guidelines 5.10.1 Introduction Rancho Cucamonga is distinguished from many other Inland Empire communities by its attention to the quality of new development and its progressive planning policies. Community design plays a critical role in making high quality, unique neighborhoods that promote healthy, active, outdoor lifestyles, reduce motorized travel demand to improve the quality of life and environment, and sustain strong home values. For Etiwanda Heights, the community has unique architectural and landscape designs that reflect of the heritage of Etiwanda and Alta Loma as a high priority. Accordingly, the design guidelines of this section are aimed at achieving those outcomes. They provide direction for the design of buildings, appurtenances and site elements within the Plan area and will provide the basis for discretionary review of all applications for construction in the Plan area. Photographs and diagrams provided in this section illustrate recommended options for the massing, architecture, public realm improvements, and landscape within the subject area. A. Building Traditions The architectural character of early Etiwanda was characterized by beautiful, single-family homes along Etiwanda Avenue. The Avenue and front yards of homes were defined by river cobble curbs and very large shade trees. These Guidelines do not require that new homes in Etiwanda Heights adopt specific architectural styles, but do suggest styles that are found in old Etiwanda and provide guidelines that should be followed if these styles are proposed. B. Landscape Traditions Perhaps Rancho Cucamonga’s most striking physical design attribute is its landscape. Paired with the natural beauty of its foothills, with a range of native plant types is a heritage of tree-lined streets and large sycamores, oaks and eucalyptus defining the streets and open spaces of Etiwanda and the later foothill neighborhoods. The Plan seeks to take those landscapes to an entirely new level, bringing a large swath of naturalistic, dry climate greenway through the center of Etiwanda Heights, connecting its neighborhoods to conserved and rural open space in the foothills above. Etiwanda Heights’ streetscapes and neighborhood open spaces thread together with a network of naturalistic, rocky Bioswale stormwater system along all streets and through parks, connecting to the Camino de las Alturas. Parks and play area landscapes feature boulders and wooden elements that emphasize the natural and rural character of Etiwanda, Alta Loma and the rural foothill environment. Landscape materials are selected to contribute to this design character, for their thrifty use of scarce water resources, and their fire resistance. Maintained turf is part of this palette, but generally reserved for active Plan areas, with compositions of native and adaptive plant materials and pervious hardscapes characterizing most public and private groundscapes. [IMAGES P. 251] 1883 Chaffey Isle House 1890 Demens Tolstoy House, with mountain view in back 4914-7670-8469.1 -235- In recent years, with the prospect of more stringent water resources and warmer temperatures, many communities have moved towards emphasizing drought-tolerant plants and landscapes. C. Section Structure 1. Architectural Styles (5.10.2-7). This section identifies and describes the encouraged vernacular styles of Rancho Cucamonga. 2. Form and Architectural Detail (5.10.8). This section provides design guidance on architectural features. 3. Architectural Abberations (5.10.9). This section itemizes common architectural pitfalls. 4. Landscape Guidelines (5.10.10). This section provides general guidelines for landscape design, as well as specific guiding principals for public realm, Public Open Space, and private open space landscape and design. 5. Street and Open Space Lighting and Furnishings (5.10.11). This section provides general guidelines for lighting and furnishing designs and choices when within the public realm. D. Relationship to Development Standards These Guidelines elaborate on the massing and relative locations of buildings and site elements on project sites, focusing on the relationship of the building to the project site, the block and the neighborhood. They define the recommended range of design and performance possibilities in order to achieve a degree of authenticity and cohesion for the physical character and quality of the area. Applying these guidelines to the standards for each allowed Building Type (Chapter 5.4) and Public Open Space Type (Chapter 5.8) the skilled designer will be able to design a wide range of buildings and spaces, for a range of uses, neighborhood types and construction budgets. [IMAGES P. 252] 1947 Thomas Winery Etiwanda Heights Historic Home 4914-7670-8469.1 -236- 5.10.2 Architectural Styles of Rancho Cucamonga A. Definition of Style Within the Architectural Guidelines, the word “style” is used to denote the overall character of a building brought about through the combination of massing, ornament, and materials. A truly authentic building within a style is one that uses all of these elements appropriately in conjunction with one another. These principles can be applied to both Residential and other building types. Buildings should maintain consistency of style, and should not mix and combine different elements of different styles. “Traditional buildings” as referred to within the document are those that combine traditional massing with traditional ornament and materials. “Modern buildings” are those that incorporate either modern details, modern massing, or both. For example, a Ranch building is considered modern because, although the windows and doors are often traditional, the monolithic roofs and sprawling horizontal Façades are considered modern massing elements. Buildings with traditional window sizes and spacing can still be considered modern if the windows are articulated with modern materials such as steel, or built into walls made of modern materials. Many of the hallmark Mid-Century buildings are the product of pairing modern materials with modern massing. To design within a style is not to directly mimic a previous building or group of buildings brick by brick, but rather to build on trends and traditions attributed to a style. Styles themselves are living traditions with great flexibility, and sometimes are not precisely delineated in the built environment. B. Local Building Tradition The following pages are intended to illustrate designs characteristic of Rancho Cucamonga variants of five broad American Styles. These illustrations convey the level of detail that is to be provided in the architecture of the buildings, but certainly do not include all possible variations. Southern California has a rich tradition of being habitat for both subtle traditional styles and avant-garde modern styles. Although many of these styles are ubiquitous in California, local communities have adopted variations of styles that are specifically tailored to local climate, geography, and lifestyle. Desert heat has, over the years, resulted in Spanish Revival buildings with more intimate shaded courts and heavily shaded balconies. Ranch and Mid-Century buildings incorporate deep shade recesses and low, moderately-overhanging roof forms. Roof forms are often a good indicator of a building’s style because they reveal which structural system is being utilized. Steel systems allow modern buildings to incorporate innovative monopitch roof forms, and, traditionally, heavy timber and masonry encouraged shallow-pitched roofs with relatively short spans in Spanish Revival buildings. [IMAGES P. 253] Crafstman House Town -Scale Downtown Streets [FIGURE P. 254] FIG. 5.10.2 RELATION OF STYLE AND MASSING 4914-7670-8469.1 -237- [IMAGES P. 254] Massing and style combinations for Residential Types Spanish Revival Style Home Mid-Century Style Home Ranch Style Home Simple Spanish Revival Hillside Home Spanish Revival Town Center 4914-7670-8469.1 -238- 5.10.3 Spanish Revival Description The Spanish Revival Style is a hallmark California architectural language with many different variations and configurations. The early Spanish missions founded established throughout the state helped to inspire the first wave of residential and commercial structures in the style, while the 1915 Panama-California Exposition helped to introduce certain Baroque elements and more Spanish elaborations to the style. The resulting style is one that is fundamentally simple, with small occurrences of architectural flourishes such as wrought iron railings and decorative tiles. The style is particularly well suited to desert climates because of the heavy use of white plaster walls that help reduce heat gain, along with covered porches and balconies to provide shaded outdoor spaces. [IMAGE P. 255] Spanish Revival buildings often share intimate shaded courts such as these. [LEGEND] Defining Characteristics A Low-pitched hip or gable roof with eaves facing the street and terra cotta tile B Low overhang eaves with exposed rafter tails C Wall surface that extends into gable without break D Smooth plaster stucco wall finish E Simple stucco or tile decorative vents in gables F Wood or metal balconies that are either roofed or open G Decorative chimney tops, especially using terra cotta tiles H Along retail building frontages, simple arcades and galleries are often present 4914-7670-8469.1 -239- 5.10.4 Craftsman Description The Craftsman Style represents an independent western movement in American architecture. Its guiding force was the English Arts and Crafts movement, which favored the beauty and honesty of traditional hand- craftsmanship and natural materials. The style was adapted for countless small houses and bungalows from the 1900s to the 1940s with of the best examples of this style built in Oxnard. Since that time, the Craftsman Style has evolved to include various interpretations adapting it to multifamily and mixed-use prototypes. Typically, Craftsman forms are one-and-a-half, and up to two -and a half-story homes, with detailed eaves and a wide overhanging roof, surrounded by deep porches, and simple interior with built-in cupboards and cozy inglenooks. [IMAGE P. 257] A contemporary Craftsman style entry porch with masonry and heavy-timber construction, and welcoming lighting. [LEGEND] Defining Characteristics A Low, horizontal proportions, characterized by low-pitched gable roofs, horizontal materials B Deep, broad porches that are integral to the overall building form C Wide, projecting eaves with exposed rafter tails, supporting beams or braces, and timber-frame decoration in gable ends D Ganged windows and doors, vertical in proportion and trimmed with wood E An emphasis on natural materials, particularly wood, brick and stucco utilizing a three-step process, often with natural stone foundations and Piers F Broad windows and doors G Porches with distinctive Pier columns combinations 4914-7670-8469.1 -240- 5.10.5 Ranch Description A style with roots back to the post-WWII era, the Ranch style is the result of the modern revolution in manufacturing domestic house products. Along with manufactured windows and doors, the style includes roof forms easy to construct from widely produced trusses and other components. Although the style is now ubiquitous throughout the country, neighborhoods in Southern California have adapted the style to the local context, making it a part of the local vernacular. The Ranch style borrows certain elements from the Mid-Century modern style, such as the use of uninterrupted masonry walls, but also includes its own characteristics such as L-shaped plans. This style is only applied to single-family detached house types. [IMAGE P. 259] A low, wide main entry recessed under the main roof form of the house [LEGEND] Defining Characteristics A Primary Mass built low to the ground on a wide lot, usually 1-story B Moderate to wide roof overhang with simple wood or stucco soffits C Large, simple low-pitch roof without Dormers or other architectural projections D Main entry off-center along Façade, usually recessed under the main roof of the house E Asymmetrical Façade, with garage attached to the main Façade F Large picture window along main Façade, with multiple glass doors along the rear Façade G Uninterrupted, broad pieces of the Façade composition, clad in masonry, stucco, or wood 4914-7670-8469.1 -241- 5.10.6 Mid-Century Modern Description The Mid-Century Modern style is widely recognized as a quintessential Southern California Desert architectural language. A mixture of Japanese and West Coast post- and-beam buildings with the Contemporary style propagated by Mies Van der Rohe and Walter Gropius, mid-century architecture strives to create an efficient house form with certain custom crafted elements. In California specifically, Mid-Century homes, such as those widely built by Joseph Eichler, tend to be spread over the majority of the lots they are on, and incorporate outdoor spaces such as courtyards into the Primary Mass of the building. Local desert stones are often incorporated into walls along the front Façade, and clerestory windows allow for well lit interiors. [IMAGE P. 261] Gable end windows are characteristic of Mid-Century Modern residential homes. [LEGEND] Defining Characteristics A Broad expanses of uninterrupted brick, concrete block, stone wall, or wood surfaces along front Façade B Low-pitched broad gable (sometimes flat, mono- pitch, or butterfly) roof with windows occurring in the gable ends C Widely overhanging eaves with wood or metal roof beams exposed D Open-air Carport attached to main of house E Front entry often recessed or obscured Prominent masonry chimney along front Façade F Decorative concrete block Garden walls and screens G Broad expanses of uninterrupted brick, concrete block, stone wall, or wood surfaces along front Façade 4914-7670-8469.1 -242- 5.10.7 Contemporary Description The Contemporary style is one that emphasizes mass and form over the application of ornament and details. A direct result of the Bauhaus movement, the Contemporary style now includes many different variations of house designs that all share the same general principles. Most contemporary houses use large amounts of glazing with industrial materials such as metal sidings and posts. Locally, the Contemporary style has used glass Façade portions to capitalize on panoramic landscape views. Large overhanging mass forms often create large shaded porch and balcony areas. [IMAGE P. 263] A Contemporary house on a small lot. [LEGEND] Defining Characteristics A Little to no decorative detailing at doors and windows B Smooth, unornamented wall surface, often incorporating metals and/or industrial materials C Asymmetrical Façade, with window patterns that may not be consistent across floors D Flat roofs without decorative Parapets or coping at the roof line E Heavy use of glass along Façades, often in the form of floor-to-ceiling windows or ribbon windows F Front door usually unadorned, and often obscured or recessed G Prominent cantilevered sections of house, roof and/or balcony without visible support from main body of the house 4914-7670-8469.1 -243- 5.10.8 Form & Architectural Detail A. Materials in General Authentic, natural building materials are recommended, including smooth plaster, fine concrete block, brick, stone, tile, wood, terra cotta ties and appropriate metals. Synthetic materials that simulate natural materials may be allowed, when approved in writing by the Director and based upon the findings: 1. That the material faithfully simulates the appearance of the natural material it imitates; 2. That the material has a demonstrated ability to weather gracefully, aging similarly to or better than the natural material it imitates. B. Building Walls 1. Materials. a. Primary Materials. Building walls should be clad smooth plaster or stucco (coarse, heavy lace, and Spanish textures are prohibited). Wood Clapboard is acceptable, including high-quality manufactured wood and desert- climatized alternatives, Dropsiding, board and batten, or fine concrete block, brick, stone, or pre-finished metal panels. Fiber cement siding successfully simulating wood may also be used. b. Chimneys. Exterior chimneys should be finished in brick, concrete block, stone, or stucco. c. Discouraged Wall Materials. Materials to avoid include simulated finishes (such as artificial stone), plywood siding, low-quality vinyl siding, EIFS (Exterior Insulation & Finish System) on exposed ground level location and split face block. d. Reflective Materials. Reflective materials should only be used if they are applied to small areas and do not cause a visual nuisance to automobile traffic, pedestrians, and neighboring buildings. e. Organic Materials. Green wall installations planted with sedums may be used where appropriate. 2. Configurations. f. General. Walls may either be designed as traditional Façades of one major simple material with punched window openings or modern exposed structural with panelized windows. g. Multiple Materials. On traditional buildings, multiple wall materials combined on a single Façade should be should be stacked, with lighter materials above those that are more substantial. On modern buildings, materials should be mixed in a manner suitable for the architectural character of the building. h. Cantilevers. Cantilevers should be visually supported by visible wood brackets or beams on traditionally styled buildings. Most modern buildings use visible wood or steel beams to visually support cantilever. 4914-7670-8469.1 -244- 3. Methods. i. Brick and Cut Stone Patterns. Brick, concrete block, and cut stone should be laid in true bonding pattern for traditional styles, and may be laid in stack bond for modern styles. j. Mortar Joints. Brick, concrete block, and cut stone mortar joints should be struck. k. Rubble Stone. Rubble stone should be laid in a natural, horizontal direction in horizontal courses with smooth or beaded mortar joints l. Wood Siding. Walls clad in wood or cement fiber board siding should be stained or painted with colors approved through the Design Review process. m. Wood Siding Patterns. Clapboard should not exceed 6 inches to the weather. Shingles should not exceed 8 inches to the weather. Dropsiding should not exceed 12 inches and 4 inches, alternately. n. Green Walls. Green wall installations are encouraged on secondary Façades, especially those that are lacking fenestration. [IMAGES P. 266] This brick veneer wraps the corner. Mixing Façade materials, in this case plaster and siding, can break down the scale of a building. Naturally laid rubble stone on a Mid- Century Façade AVOID: Stone veneer that does not wrap the corner and exposes the veneer; Stones not laid in horizontal courses. A Spanish Revival courtyard building with a portion of the second floor cantilevering over the front entry 4914-7670-8469.1 -245- C. Site Walls 1. Materials a. General. All site walls should use materials that complement the architectural character of the adjacent building. b. Primary Materials. Garden walls and retaining walls exposed to public view, should be made of or clad in smooth plaster (with or without decorative tile or terra cotta elements), fine concrete block, brick, stone (which may be mounted in Gabions), or weathering steel compatible with the design of the Primary Building. Fences and trellises should be made of finished wood, steel, or wrought iron. c. Discouraged Wall Materials. Materials to avoid include simulated finishes (such as artificial stone), plywood siding, EIFS (Exterior Insulation & Finish System) and split-flace block. d. Reflective Materials. Reflective materials, such as mirrored glass, shiny metal, and chrome, should only be used if they are applied to small areas, and do not cause a nuisance to automobile traffic, pedestrians, and neighboring buildings. e. Organic Materials. Green wall installations planted with Sedums may be used where appropriate. 2. Configurations f. Garden Walls. Garden walls should be no less than 6 inches wide and capped. The cap on walls related to traditional building styles should overlap the wall below – caps for modern buildings need not. Caps can be the same width as the wall when they are the same material as the supporting wall. g. Fences. Wood fences and gates on within Primary and Secondary Setbacks should be made of vertical pickets or lattice with no more than 3-inch gaps in between. Wrought iron fences and gates for traditional styles should be made of true wrought iron, steel bar or tube faithfully simulating true wrought iron, with bars with no less than a 4 inch space between. Wood fences and gates are not recommended on frontages in the Shops & Restaurants Zone. h. Front Yard Wall Height. Fences and Garden walls within Primary and Secondary Setback areas should be between 30 and 36 inches in height. i. Wall Setbacks. Fences built parallel to the Primary Lot Line between the houses or other structures should be set back an additional 2 to 5 feet behind the Façade line of the house, except walls that are an integral part of the architecture of the house. In such case the wall may be flush with the Façade, or set back any dimension from it as deemed appropriate. j. Retaining Walls. Retaining walls within the Primary Setback area – and to the line of the side yard enclosing fence or wall – should be made of or clad in materials as specified in these Guidelines. Retaining walls behind the fence line and substantially obscured from views from the public way may be relieved of this requirement by the Design Committee Review. k. Service Screen Walls. Trash receptacles should be screened from public view by opaque walls or fences meeting the requirements of this Plan. 4914-7670-8469.1 -246- l. Parking Walls. Parking areas should be screened with walls up to 48 inches, where appropriate. 3. Methods m. Brick and Cut Stone Patterns. Brick, concrete block, and cut stone should be laid in true bonding pattern for traditional styles, and may be laid in stack bond for modern styles. n. Mortar Joints. Brick, concrete block, and cut stone mortar joints should be struck. o. Rubble Stone. Rubble Stone should be laid in a natural, horizontal direction in horizontal courses with smooth or beaded mortar joints p. Wood Siding. Walls clad in wood or cement fiber board siding should be stained or painted with colors approved by the Design Review process. q. Wood Siding Patterns. Clapboard should not exceed 6 inches to the weather. Shingles should not exceed 8 inches to the weather. Dropsiding should not exceed 12 inches and 4 inches, alternately. [IMAGES P. 268] Green walls with drought tolerant succulents can cool sidewalk areas. Stucco walls with pre-cast concrete caps should reflect the building’s character. Smooth plaster walls may incorporate decorative tile or terra cotta accents. These walls also have a cap. From left to right. A contemporary wooden fence; Gabion wall with weathering steel fence; Plaster front yard wall with brick cap; Plaster front yard wall without a cap. 4914-7670-8469.1 -247- D. Building Elements Attached architectural elements and details that provide buildings with a human scale and pedestrian orientation – including lighting fixtures, custom signage, Awnings, hand rails, balconies, and trellises – should be designed to be consistent and compatible throughout the building. 1. Columns, Piers, and Arches. Columns, Piers, and arches should be made of or clad in smooth plaster, stone, Cast stone, concrete block, wood or brick. 2. Porches and Porticos. Porches and porticos should be made of either wood or steel. 3. Porte cochères and Carports. A Porte cochère or Carport should be designed as an integral Wing or element of the building it serves. The detailing and architectural style of Porte cochères and Carports should be consistent with the rest of the building. Porte cochère and Carport columns, posts, and beams should match the columns, posts and beams used at the building’s porch or stoop and should be consistent with the building’s overall palette of materials. 4. Stoops. Stoops should be made of brick, stone, concrete, or wood. 5. Exterior Stairs. Risers and treads should be made of durable materials. 6. Balconies. Balconies should be made of wood, wrought iron, or metal and may be open or covered. Balconies should be at least 5 feet by 5 feet. 7. Railings. On traditional buildings, porch, balcony and other railings should be made of wood, wrought iron, steel bar or tube faithfully simulating true wrought iron. Modern buildings may also use galvanized or painted steel, aluminum, and cable railing components. Vinyl substitutes are not appropriate. 8. Planter Boxes. Permanent attached planter boxes, if provided, should be between 18 to 42 inches tall and never obscure a window opening Boxes should be made of materials compatible with the rest of the building. On traditionally styled buildings, planter boxes should be clad in smooth plaster, decorative tile, stone, or Cast stone. On modern buildings, planter boxes may also be clad in metal (steel, weathering steel) and honed concrete block. 9. Plant Hangers. Plant hangers, hooks, and brackets may be made of wrought iron or metal faithfully simulating wrought iron on traditional buildings. Modern buildings may employ other metals suitable to the building’s character. 10. Awnings. Entry coverings may include canvas Awnings, or projected shed or gabled roofs supported by brackets made of wood, wrought iron or metal. Modern buildings may have metal or glass Awnings supported by tension rods 11. Bay Windows. Bay windows should be made of or clad in materials identical to or compatible with the building’s wall finish and windows. Bay Windows should be a maximum of 8 feet in width and should have a height that is equal to or greater than their width. Bays should be placed a minimum of 3 feet from any building corner or other bay. A bay’s street facing Façade should consist of at least 50% transparent fenestration. 4914-7670-8469.1 -248- 12. Spindles and Balusters. Spindles and balusters on balconies, porches, and decks should not exceed a spacing of 6 inches on center, or as required by the California Building Code, whichever is less. Standard pipe rails, horizontal and vertical, are strongly discouraged except when located out of public view in rear yards or when elegantly detailed as an integral element of a modern building design. 13. Parapet Walls. Parapet walls on traditionally styled buildings, along any street frontage, should be articulated with corbelled patterned brick, projected cornices, or projected roofs. 14. Decks and Porches. The undercroft of decks and porches should be enclosed with lattice, vertical pickets, or metal grilles, except in the case of galleries or arcades. The soffits of arcades and galleries should be finished in a manner consistent with the architectural styles, such as, but not limited to stained bead board, stucco, or panelled. No drop - in acoustical tile systems are allowed. 15. Arches. Masonry and stucco arches (square or round) should be no less than 12 inches in depth and piers or columns should be no less than 12-by- 12 inches. 16. Posts. Wood posts should have a minimum Nominal Dimension of 6-by-6 inches and should be articulated 17. Dormers. Dormers should be placed no closer than 3 feet to building sidewalls or another Dormer. Dormers on primary masses of houses typically face the street. Dormers on wings are typically oriented into their own yard to maintain the privacy of their neighbor’s side and rear yards. [IMAGES P. 270] A Spanish Revival mixed-use building with upper floor wrought iron faux-balcony detailing. A second floor balcony covered by a wood trellis A Spanish Revival porte cochere that is designed to be an integral part of the building A brick building with an articulated Parapet 4914-7670-8469.1 -249- E. Roofs 1. Materials. a. Traditional Buildings. Roofs of traditionally styled buildings primarily clad in stucco should be finished with clay tile, concrete tile faithfully simulating clay tile, slate, or dimensional composite shingles simulating slate roofing. The material chosen should be compatible with the character or selected style of the building. b. Modern Buildings. Roofs of modern buildings should be finished with narrow standing seam metal, membrane roof with natural rock ballast as needed, or dimensional composition shingles. The material chosen should be compatible with the character of the building. c. Organic Materials. Green roofs with planted sedums may be implemented on a wide range of building styles and uses. d. Gutters and Downspouts. Gutters and downspouts should be made of galvanized steel, copper, or pre-finished aluminum. e. Flashing. Sheet metal Parapet and cornice cap flashings should be integral to the overall wall design and painted to match wall or trim color. 2. Configurations. f. Traditional Buildings. Building roofs should be gabled or hipped with eaves along the Primary Façade. Flat roofs should be screened from the street by Parapet walls. Parapets may be faced with a pitched roof. Shed (mono-pitch) roofs should be limited to minor wings and projecting elements, and should have a minimum slope of 2-in-12. g. Modern Buildings. Gabled, hipped, shed (mono-pitch) or butterfly roofs may serve as the primary roof form. h. Roof decks. Roof Decks may be located on a portion or all of a building’s roof, in compliance with the California Building Code (CBC) access and exiting requirements. Roof Decks should be at least 15 feet by 15 feet. Roof Decks should have trellises, landscaping, seating, fountains, or outdoor fireplaces. i. Green Roofs. Green roofs may be located on flat roofed portions of traditionally styled buildings, but may be planted on shed (mono- pitch) and butterfly roofs of modern buildings where appropriate j. Service Equipment. Service equipment and storage areas on roofs should be screened from public view. k. Skylights. Skylights should be flat (non- bubble) and are strongly discouraged from being located in roofs visible from the public right-of-way except when they are an integral architectural element of modern buildings. l. Gutters. Gutters should be half-round or Ogee. Gutters on modern buildings may be rectangular. 4914-7670-8469.1 -250- m. Awnings. Canvas Awnings may cover Shopfronts or balconies, but only in shed configurations. Quarter sphere or quarter cylinder Awnings are strongly discouraged. 3. Methods. n. Overhanging Eaves. Overhanging eaves should have exposed rafter tails at the tip, or should be finished with a profiled cornice or gutter. On traditional buildings, flat stuccoed soffits are highly discouraged. o. Rafters. Exposed rafter tails should have a minimum Nominal Dimension of 3 inches by 4 inches. p. Brackets. Supporting brackets, when provided at eaves, should have a minimal Nominal Dimension of 5 inches. [IMAGES P. 272] Terra cotta porches help to visually separate building elements on Spanish Revival buildings. A stucco building with clay tile roof - a flat roof is screened by Parapet walls faced with a pitched roof. A simple articulated Parapet screening a flat roof Gabled roof with decorative tile on the gable Façade A Mid-Century building with monoptich roof A Mid-Century building with butterfly roof 4914-7670-8469.1 -251- F. Windows 1. Materials a. Primary Materials. Window materials, finishes and configurations should be consistent the architectural style of a given building and neighborhood character. Windows should be made of wood, vinyl-clad wood, aluminum-clad wood or metal. Additionally, windows made of solid PVC and other vinyl alternatives may be permitted upon design review approval. Permissible PVC and vinyl windows should be available in a range of colors appropriate for the applicable architectural styles and should resemble wood windows in detailing and profile thickness so as to make them indistinguishable when seen from public streets, sidewalks and open spaces. b. Glazing. Glazing should be clear glass with no more than ten percent daylight reduction (tinting) and should not be reflective (mirrored). c. Traditional Accessories. Windows on traditionally styled buildings may have the following accessories: shutters of a similar high- quality material as their adjoining windows, sized to match their openings (sized and detailed as if they would cover the window when closed), and opaque canvas Awnings (except quarter sphere and quarter cylinder configuration). d. Modern Accessories. Windows on modern buildings may have metal sunshades, metal or glass Awnings. e. Security Devices. Security grills and bars on the exterior Façades of buildings should be minimized, especially on Façades visible from public streets and sidewalks. 2. Configurations. f. Proportion. Window openings should be vertical or square in proportion on traditionally styled buildings. Windows with horizontal proportions may be appropriate for modern style buildings. g. Shape. Accent windows may additionally be circular, elliptical, octagonal or hexagonal – a maximum of two per Façade is recommended. Modern buildings may employ trapezoidal or circular accent windows where appropriate. h. Fenestration. On traditional Façades, fenestrations are typically around 1/3 of the Façade area. Exceptions include shopfronts, architecturally shaded Curtain walls, sliding or folding glass walls and doors, and other special types that may be desirable in creating indoor/ outdoor spaces. i. Shading Devices. Shading devices include. Horizontal metal Awnings, aluminum sun shades, vertical metal fins or grilles, and decorative metal grillwork panels j. Recesses. Windows should be recessed no less than 2 inches from the building Façade. 3. Methods. k. Window Types. Windows on Façades are generally to be double hung, single hung, or hinged casement. On side or rear elevations not facing a public right-of-way, windows may be horizontal 4914-7670-8469.1 -252- sliders to be located at least 6 feet from the Façade. Horizontal sliders are not recommended on the side street Façades of traditional corner buildings. l. Circular or hexagonal windows. These may additionally be pivoted or hopper configuration. m. Clerestory Windows. May be fixed. n. Storefront Windows. Windows within Storefronts may be fixed. o. Muntins and Mullions. Muntins and mullions should be compatible with the architectural style of the building. On traditional buildings, windows with muntins and mullions should be true divided- light. p. Traditional Buildings. All windows above the first floor should be of a consistent proportion, and generally stacked vertically and with head aligned horizontally. Exceptions to this will be made for Spanish Revival buildings. q. Curtain Walls. Curtain Walls should not be used unless recessed or paired with appropriate shade devices. Curtain wall systems must have a consistent grid with consistent panel proportions across bays. [IMAGES P. 274] Ganged windows on a Spanish Revival building A Spanish Revival building with exposed rafters A Spanish Revival building with Spanish eaves Brackets support a metal window Awning. Security devices such as window grills should be architecturally compatible with the rest of the building. Appropriately sized window accessories 4914-7670-8469.1 -253- G. Doors 1. Materials a. Primary Materials. Doors should be made of wood, vinyl clad wood, fiberglass-clad wood, aluminum- clad wood, fiberglass or metal. b. Glazing. Glazing on doors should be clear glass with no more than ten percent daylight reduction (tinting). Glazing should not be reflective (mirrored). 2. Configurations c. Accessories. Doors may be flanked with sidelights and Transoms that are compatible in character to the door itself. Doors may be paired with Juliet balconies on upper floors only if a full balcony is not appropriate, and if the door itself is fully operable. d. Recesses. Doors should be recessed no less than 2 inches from the building Façade. e. Building Entrances. Public and visitor building entrances to upper floors should be directly visible from the street and should be easily identifiable and distinguishable from first floor Storefronts by locating the entrance in the center of the Façade, as part of a symmetrical overall composition; or accentuating the entrance with architectural elements, such as columns, overhanging roofs, Awnings, or ornamental light fixtures. For shopfronts, architecturally shaded Curtain walls, sliding or folding glass walls and doors, and other special types may be desirable in creating indoor/ outdoor spaces. f. Shading Devices. Shading devices include horizontal metal Awnings, aluminum sun shades, vertical metal fins or grilles, and decorative metal grillwork panels. 3. Methods. g. Door Types. Doors should be side-hinged only, except garage doors which may be overhead, and sliding glass doors which may face rear or side yards. Storefronts may also use bi- fold door systems and, on modern buildings, aluminum and glass garage doors (bifold or sectional). [IMAGES P. 276] Many modern homes signify front doors with bright colors. Doors that maintain the appearance of being natural wood Examples of shopfront window and door configurations 4914-7670-8469.1 -254- H. Shopfronts 1. Materials. a. Storefront. Stucco or Masonry Storefront. b. Windows. Should be consistent in size and recessed a minimum of 2 inches from stucco or masonry Piers as adjacent materials. c. Transom windows. Should be equally divided and consistent across the Façade. d. Bulkheads. Bulkheads are encouraged to be clad in decorative tiles and similar materials. 2. Metal and Glass Storefront e. Modern.Modernassembliesshould be aluminum, steel, weathering steel or aluminum-clad wood. Metal may be painted when appropriate. 3. Wood Storefront f. Entablature.AnEntablaturecomposed of architrave, frieze and cornice should be provided above the Storefront. g. Transom windows. Should be equally divided and consistent across the Façade. h. Piers. Pier bases should align with horizontal elements on the shopfront, such as sills. i. Recessed Entries. Recessed entries are recommended as another traditional element of the main street Storefront. Recommended treatments include: i. Special paving materials such as ceramic tile; ii. Ornamental ceilings such as coffering; iii. Decorative light fixtures. iv. Vines grown in vine pockets or planter boxes at the building Façade are allowed within the setback. [FIGURE P. 277] FIG. 5.10.8H SHOPFRONT CONFIGURATIONS [LEGEND] Traditional Shopfront 1 Header should be 24 to 36 inches. 2 Transom windows should be equally divided and consistent across the Façade. 4914-7670-8469.1 -255- 3 Shopfront windows should be equal in size and recessed a minimum of two inches from stucco or masonry Piers as adjacent materials. 4 Base panels or shopfront base not to exceed 36 inches in height. [LEGEND] Modern Shopfront 1 Header should be exposed or suggested steel beam. 2 Transom windows should be equally divided when possible and consistent across the Façade. 3 Windows should be equal in size when possible, but may be configured in different ways as necessary. 4 Base panels may either be glazing or solid material. 5 Main glazing area may be fixed or an operable door, sectional garage door or bi-fold door system. 4. Configurations j. Ground Floor Distinction. A cornice or horizontal band should be provided to differentiate the Shopfront from upper levels of the building. This also allows the Storefront to function as the visual base for the rest of the building. In some instances where Storefronts include Entablature trim, the horizontal band may be omitted. k. Openings. Modern buildings may use bi- fold or sectional garage door systems within Storefronts. l. Overhead Projections. Awnings and shed roofs may be incorporated in the Shopfront above entries or Storefront assemblies, but should not run continuously across from opening to opening across the entire shopfront. m. Lighting. Lighting should be mounted on the Storefront wall, preferably centered on the Piers between windows/ doors or centered above the windows/doors of the shopfront. In instances where projected shed roofs are used over entries the lighting may be mounted in the underside of the shed element. [IMAGES P. 278] Bi-fold restaurant doors opening onto a patio. A masonry Storefront with an arcaded entrance and display windows Restaurant with a commercial garage frontage that opens to outdoor seats. A blend of traditional and modern Storefronts 4914-7670-8469.1 -256- I. Colors. 1. Coordinated and subdued colors typical of natural building materials, such as earth tone colors are recommended. Extremely bright colors are not recommended except on doors, window trim, or other building components that represent a small portion of the overall building Façade. 2. White and lighter earth tone colors are encouraged as ways of reducing heat gain on buildings. 3. The number of exterior Façade colors should be limited to three – a base color and a secondary colors for trims and accents. Additional complementary colors should be used sparingly and to accent particularly beautiful building elements. 4. Allowing the natural color of materials such as stone or brick to dominate the majority of Façade surface as its base color is recommended. Exceptions can be made for modern buildings. 5. Trim and accent secondary colors for elements such pilasters, horizontal bands, cornices and window frames should complement the shade of base color. J. Vents, Grilles, Caps 1. Vents should not be visible from the street or from shared open spaces such as courtyards or forecourts. 2. Materials should be consistent with the style of a proposed building and the building’s finishes and details. K. Service and Utility Placement 1. With Rear Lane access. Service entrances, waste disposal areas, and other similar service areas should be located adjacent to the lane and take their access from it. 2. Without Rear Lane access. Service entrances, waste disposal areas, and other similar service areas should be located far away from the Primary and Secondary streets and screened. L. Parking 1. Residential a. Garage Doors. Garage doors should have a maximum width of 16 feet and maximum height of 10 feet. When possible, the visual impact of garage doors should be mitigated by building elements such as balconies and Bay windows. When grouped, garage doors should be separated by a minimum width of 1 foot of wall material, column, or combination thereof. Garage doors may be of wood, aluminum or cementitious panel. Material and color should relate to the main body of the building. Modern buildings may use aluminum glass garage doors. b. Porte cochères and Carports. Porte cochère and Carport roof forms should complement the building’s architectural style. Porte cochère and Carport roofs may be extensions of the porch roof or the building’s main roof, or may be independent roofs attached to the building’s side wall. 4914-7670-8469.1 -257- c. Driveways i. Driveways paved with high-quality materials like brick or stone – or pavers that faithfully simulate those – are encouraged ii. To preserve the original natural drainage patterns, it is recommended that pervious paving materials – generally modular paving materials such as brick, stone or similar units installed over appropriately engineered pervious substrata – be used for driveways, paths, or other hard- surfaced areas. d. Circular Drives. Circular drives must have a landscaped island that covers the area between the edges of the circular drive and the public right-of-way. 2. Commercial a. Access. Vehicular access should be on the side of a lot, and accessed by a driveway or lane. b. Screening. Surface parking may be open or covered, but must be screened from street views by buildings, walls or other strategies. i. Trees scaled to the space are generally recommended for shade and to screen views to and from neighboring buildings. ii. Screening devices may include decorative and landscaped walls, finished concretes and other high quality materials that are complementary to the surrounding buildings. iii. Surface lots may incorporate public art such as sculptures, murals and artistic Façade treatments and installations. c. Shade. Shade should be provided throughout surface lots. In addition to landscape elements, shade may be provided by Arbors, trellises, pergolas, mesh, overhead canopies, and, or lots without public frontage and out of public view, solar shade structures. d. Lighting. Outdoor light fixtures are limited to 15 feet in height. Lighting shall be shielded so that the light source (i.e. bulb) is not visible from off project site and glare is confined to the maximum extent feasible within site boundaries. Light fixtures shall be directed down and away from adjoining properties and public right-of-way. e. Landscape. Water conserving plant materials should be applied in compliance with the following: i. Landscaping within or around the parking area must cover a minimum of 10% of the gross parking lot area. A minimum of one shade tree should be provided for each 4 parking spaces, or trees shall be provided to achieve 50% Canopy coverage of paved area at maturity, whichever is greater. ii. Landscaping should be evenly dispersed with trees planted around the perimeter. For larger parking areas, orchard-style tree plantings (in uniformly-spaced rows) are encouraged. iii. Appropriate irrigation shall be provided for landscaped areas. 4914-7670-8469.1 -258- f. Paving. To reduce stormwater run-off and pollution, and to allow for the replenishment of groundwater, parking areas should be designed to reduce the amount of run-off generating surface area. The following permeable surfaces are encouraged: i. Pervious asphalt and concrete; ii. Permeable pavers (such as Unipaver, Eco- stone and SF Rima); iii. Reinforced gravel paving (e.g. Invisible Structures’ Gravelpave); iv. Reinforced grass paving (e.g. Invisible Structures’ Grasspave); [IMAGES P. 280] Circular Drive with landscaped island Parking lot screened from street views by landscaped wall. Pervious paving 4914-7670-8469.1 -259- 5.10.9 Architectural Aberrations A. Style 1. Mismatched Style and Roof Massing. In Spanish Revival architecture, the roof’s mass matches its origins in the dry climate and rarity of tall trees (for beams) produced a simple, single form, medium pitched roof with baked earth tiles, all sitting on and reinforcing the simple mass of stone walls below. Aberrations today include irrational complex roof forms, cartoon-like steeply-pitched roofs, and oversized roof tiles. 2. Mismatch of Style and Massing. Within traditional buildings, openings should be as regular as the room layouts within. Historically, the room sizes were based on the limits of masonry walls. Aberrations of today arise when complex masses are added in random shapes and patterns that would never and could never have been built of stone, undermining the authenticity of the traditional styles. 3. Misuse of Detail and Materials. This includes non-functional, decorative, or surplus details which yield an ornamental pastiche. Original (precedent) buildings used restraint on details, the majority of which were present for building protection (functional), and the minority there for embellishment at key parts of a Façade. In contrast, today’s aberrations treat details as a fancy wallpaper stretched around a bloated mass. Materials misuse aberrations occur when synthetic materials are dominant on a Façade, or where they are applied in a non-traditional manner (such as a brick wall on a second floor over a stucco first floor). 4. Multi-Styled Buildings. When designing ones’ dream home, the impulse to include “all your favorite things” is understandable, but can lead a client, designer or builder to combine a potpourri of architectural styles and ideas on the exterior of the home. This is inconsistent with the understated elegance of Rancho Cucamonga, which requires editing and an eye for style. A good rule for Rancho Cucamonga homes is “one style per house”. [IMAGES P. 281] An abundance of ornament and applications of the same material in different circumstances is visually confusing. Massing that does not relate well to modest room sizes. This house combines many different building traditions to create a confusing, chaotic building. This house incorporates synthetic materials unnecessarily. B. Massing 1. Absence of Primary Mass. The first common aberration is the absence of a clear Primary Mass, which makes up the main body of a house. This body should be dominant and legible, and is defined by a basic rectangular shape which is articulated by an associated singular roof form of concomitant simplicity. In the aberrational examples, this main body is not legible; either because the house wings dominate the massing or because the applied roof forms obscure and confuse the main house. 4914-7670-8469.1 -260- 2. Blocky Massing. The second aberration is blocky massing, usually in the form of a large square plan. A house of this size is achieved, from the onset of design, by enlarging the scale of public rooms (living, dining, central stair) and attaching rooms thereto, all for the sake of ‘flow of space’. The center portion of the house is 3 or 4 rooms deep from the exterior, with no view, natural light, or air. In classic communities, houses are typically composed of rectangular volumes joined in asymmetrical or symmetrical assemblies. The public parts of the house are contained within the largest rectangular mass, and private parts (bedrooms, studies) are located on the upper floors of the Primary Mass, or are appended in separate rectangular volumes. The rectangular proportion is essential, for it speaks to residential-scale structural capabilities, human- scaled rooms, and access to views and air. 3. Complex Massing. The third increasingly common aberration is complex massing, in which individual room volumes within a house are expressed in plan, massing, and roof form, undisciplined by the rigor of the recommended Primary Mass and wing organization. The end result of such complicated massing is not a cohesive elegant design, but rather an apparent collection of disparate parts. Like the other aberrations, this technique is used frequently in an attempt to disguise a house mass that is too large for its lot or its neighborhood. The phrase “breaking up the mass” frequently accompanies this technique, which is not appropriate to Rancho Cucamonga. Massing in Rancho Cucamonga is intentional, not mitigation of bad decisions made in plan. [IMAGES P. 282] AVOID: This complex arrangement of gables leave the house with no discernible Primary Mass AVOID: This house in plan is much too square and should have connected a series of rectangular Plan areas instead. Avoid: In addition to the absence of a clear Primary Mass, each room and projection, no matter how minor, is articulated with its own roof form, creating a cacophonous composition. AVOID: This house has no apparent Primary Mass. 4914-7670-8469.1 -261- 5.10.10 Landscape Guidelines [IMAGE P. 283] Landscape plays a number of very important roles in Etiwanda Heights. Its primary role is to help generate a network of beautiful, varied, comfortable, habitable and sustainable public and private open spaces that support a full range of activities including active play, active transportation, quite enjoyment of the public realm, and shopping and dining the neighborhood centers. Specific priorities for the landscapes of the Plan area include: • Spatially define the streets and open spaces, providing them with a strong human scale and pedestrian orientation; • Provide for critical solar and wind protection functions: shading and cooling in the summer, while allowing filtered sunlight and warmth to pass through in the winter, and buffering inhabitants from strong shifting prevailing winds; • A landscape rich in native and adaptive desert plant materials, using limited water resources effectively and projecting Rancho Cucamonga’s unique identity; • Provide Biofiltration and retention areas for stormwater management, and the potential for stormwater harvesting and reuse in the landscape irrigation system; • Screen and buffer views of parking, loading and service areas. C. Strategies & Goals (NOTE MISNUMBERING – SHOULD BE A.) 1. Landscape Strategies The following specific landscape design strategies will inform the final design of the Plan area: a. Utilize a mix of vertical trees (primarily palms of various varieties) to define the primary framework streets and entry points of the neighborhoods, and deciduous Canopy trees to provide shade along the sidewalks and within the parks, greens and squares of the neighborhoods and centers. b. Utilize appropriate street and park trees that tolerate stress, provide summer shade and winter sun, and provide a variety of texture and color characteristics; c. Provide landscapes compatible with an arid environment and use a palette of native and drought tolerant plant species conducive to eco-friendly pesticides and compatible with the natural vegetation of the area; d. Generally reserve maintained turf for active recreation and play areas, employing more drought tolerant plant materials and hardscapes and rockscapes elsewhere. e. Design the street and open space network as a system for sustainably managing the flows and environmental quality of precious stormwater, including opportunities to store and reuse stormwater for irrigation. 4914-7670-8469.1 -262- f. Utilize landscaping to screen unattractive areas abutting the Plan area. 2. Landscape Sustainability Site planning and landscape design should promote conservation, preservation and the enhancement of the natural environment in balance with sensitivity to long- term environmental and fiscal sustainability. The Plan area has also been planned and designed to integrate practices of sustainable stormwater management known as “Low Impact Development (LID)”, an approach to land development that works with nature to manage stormwater as close to its source as possible. Unlike a conventional system that would simply pipe uncleansed stormwater into drainage channels - the stormwater systems of the Plan area will instead employ a multi-layered LID system of distributed BMP measures to collect, infiltrate and cleanse rainwater as close to the source as feasible. This system includes: a. Measures on individual lots, which may include flow-through planters, rain gardens, cistern, and Biofiltration basins and vegetated swales; b. Measures along the streets, Rear Lanes and parking lots such as Biofiltration basins and vegetated swales, permeable Rear Lanes, parking lanes, sidewalks and parking lots; and filtration and infiltration areas in the parks and greenways. c. In the SR regulating zone, storm drain filters (Filterra, Vortechs, or equivalent units) should be proposed due to design characteristics that are ideal for urban settings: they are extremely space efficient, have a minimal impact on site utilization. [IMAGES P. 284] Front yards can employ a wide range of plant sizes, colors, and forms within a drought-tolerant landscape. Succulents and desert-friendly grasses can be distributed in creative ways in public spaces. In a climate with strong direct sunlight, shade and Canopy trees can help encourage pedestrian activity. 4914-7670-8469.1 -263- 3. Water Conservation The Plan area should utilize progressive techniques in water conservation technology and practices through careful planning and thoughtful design and engineering. The Plan area, following LID practices, should minimize stormwater flows by promoting on-site infiltration and reducing contaminants through biological filtration. The objective is to decrease runoff peak flow and volume by providing many opportunities for water retention and on-site infiltration. As a result the rate and volume of on- site stormwater infiltration will be increased, achieving on-site water cleansing and filtration, and a significant reduction in stormwater flows. Innovative stormwater management features and filtering systems for reducing pollutant loads should be integrated into the project, such as biologically based systems and associated bio-retention areas, Bioswales and vegetated filter strips. In the SR zone storm drain filters (Filterra, Vortechs or equivalent units) should be installed to remove debris and hydrocarbons prior to discharge. 4. Biofiltration & Stormwater Management The streets are part of a visible system of the green infrastructure that encompasses pedestrian, bicycle and auto circulation, and community open spaces that provide for various recreational needs, yet act as a functional system for stormwater treatment and management. Street design also incorporates the stormwater system into the aesthetics of the community and encourages community education. a. Parkways and Planters • Planters and Tree Grates: Planters are typically provided on urban and/or commercial streets, where wide sidewalk space is desirable. Planters should have a minimum dimension of 4’x4’, and may be grated to provide additional continuous sidewalk space. • Continuous Parkway/Planter: Typically applied to neighborhood streets, parkways are landscaped areas that buffer the sidewalk from the street, and may accommodate in addition to street trees, a variety of landscape elements. Drought-tolerant alternatives to traditional turf landscaping are encouraged in drought-sensitive climates. • Rain Garden with Curb-cuts: Where possible, drainage channels may be cut into street curb face to allow street run-off wastewater to flow into streetside gardens, providing Biofiltration, and slowing runoff into the sewer systems. [IMAGES P. 285] Desert parks and gardens help preserve the natural environment, and encourage walking, even in a hot climate. Stormwater detention areas help manage runoff from rain events. Trees can be used to both provide shade for sidewalks and screen unattractive expanses of walls or service areas. • Flex Planter: Parkways fronting work/live, retail or commercial uses may be hardscaped to provide additional sidewalk width for a variety of approved uses. 4914-7670-8469.1 -264- b. Medians & Swales • Medians: On streets with large rights-of-way, center medians may be provided to additionally enhance the landscape character of the street, accommodate left-turn pockets, and provide pedestrian refuges in crosswalks at intersection and mid-block crossings. Medians may be designed and landscaped in a variety of ways, including rain gardens, Bioswales, hardscape, turf, and/or street trees. Where possible, medians should be wide enough to accommodate left-turn pockets, and should provide pedestrian refuges at intersections and mid-block crossings. • Rain Gardens and Bioswales: On streets with rolled-curbs, no curbs, or drainage channels cut into the street curbface, Bioswales, rain gardens, and ditches may take the place of a traditional raised parkway, providing Biofiltration of street water runoff. c. Parking Lanes • Parking lane planters accommodate street trees on streets with existing sidewalks that are either directly adjacent the street curb, or are too narrow to accommodate planters or parkways. They additionally can visually narrow wide streets and calm traffic. Planters are spaced away from the street, so that drainage gutters are unimpeded, and may additionally, be “open-backed” - allowing street water runoff to seep into planters. In more urban settings, Bulb -out planters may be grated to reduce maintenance of planter landscaping. • Where possible, parking lanes should employ permeable pavements that both contrast the main street material to denote parking and allow for infiltration. Using permeable pavements in conjunction with appropriate planters allows for a wide range of infiltration opportunities. Materials for permeable areas include spaced concrete pavers and decomposed granite. The permeable pavement areas should be located adjacent planter Bioswales and infiltration areas. [IMAGES P. 286] Cisterns can be used to store rainwater. They may either be above ground tanks or integrated into the landscape. Storm drain filter systems help to naturally filter runoff . Parking with permeable pavers and rainwater collecting planters 4914-7670-8469.1 -265- d. Parking Lots • To reduce stormwater run-off and pollution, and to allow for the replenishment of groundwater, parking areas should be designed to reduce the amount of run-off generating surface area. • Permeable pavements are load-bearing surfaces that have the capability of infiltrating runoff into the underlying reservoir base coarse (with at least 40% void space) and soil. Different types of permeable pavement include: i. Porous asphalt comprised almost entirely of stone aggregate and asphalt binder with very little fine aggregate; ii. Pervious concrete that has a permeability rate of 12 inches per hour and has the appearance of exposed aggregate concrete; iii. Unit pavers, bricks or stones that provide a durable and attractive surface, spaced to expose a permeable joint and base; iv. Crushed aggregate that provides a wide variety of aggregate types, and which must be bounded by a rigid edge; v. Turf blocks; vi. Cobbles which are suited for low traffic areas and require a rigid edge. • Surface overflow should drain to Biofiltration strips through curb cuts. Properties that have podium or subterranean parking should provide a cistern to collect run-off during rain events. They may be placed anywhere on the property or integrated as part of the structure. Overflow should drain to the water quality features prior to discharge into nearby drainage channels. [IMAGES P. 287-288] Parkways may be landscaped in a variety of ways, and turf-alternatives, such as decomposed granite, mulch, and hardscape, are recommended for drought- sensitive areas. A green street with curbless planters Streets lined with a mixture of office, retail, and residential parkways may be filled in with permeable pavers to increase the usable sidewalk space. Corner Bulb-out planter with street drainage maintained A swale in a desert landscape using small stones and decomposed granite In-street planter Bulb-outs A Bulb -out containing a swale with access to street runoff A median with a small river stone drainage bed and drought-tolerant plants 4914-7670-8469.1 -266- Drainage channels may be cut into street curbface to allow street run-off water to drain into medians, providing Biofiltration and wastewater management. 4914-7670-8469.1 -267- D. Public Open Space Landscape Guidelines 1. General Guidelines A network of plazas, squares and greens has been designed to provide residents with a variety of outdoor experiences. Plazas are highly ordered spaces, usually with a cluster of buildings that tightly define exterior space. Squares are green areas often placed in front of or closely aligned with civic buildings that help define their stature within the community. Greens provide play space to recreate and commune with nature. Although the character of public space differs, and hence the human experience, they all form the community’s backyard and offer opportunities to spend time in the company of others or to find solitude. 2. Recommended Plant Materials The design of these “community living rooms” should emphasize comfort and flexible use - accordingly shade trees, shaded seating areas and a variety of ground surfaces for walking and play are recommended. A list of Plant Types are located in Chapter 5.8 Public Open Space. [IMAGES P. 289] Shade trees are integral to plazas and public spaces. AdesertplazacontainingflagstonelaidamongstA desert plaza containing flagstone laid amongst permeable gravel material Outdoor event areas should integrate desert landscape and hardscape elements. A paseo with flagstone and embedded planters that receive runoff E. Private Open Space Landscape Guidelines 1. General Guidelines a. Landscape should be used to soften walls and fences and provide a green screen between commercial buildings and adjacent residential properties, except where fire protection standards require non-combustible fencing. b. Trees, shrubs, hedges, and deciduous vines should be used to minimize solar heat gain during the summer and maximize heat gain during the winter. c. Site lighting should be shielded so that light sources are not visible from a public way and do not produce glare. d. The bottom of a lamp along a path should not be more than 20 feet above the ground. e. Wall-pack types of lighting are not allowed. 2. Front Yard Landscapes Plantings in yard areas fronting on streets should be appropriate to the scale, orientation and purpose of the yard. Appropriate plant materials and designs for specific frontage yard types are as follows: 4914-7670-8469.1 -268- a. Single-family front yards. At Façades, foundation shrubs and ground cover should be planted against the Façade. At Garden walls, low shrubs and wall vines or tall shrubs should be planted against the wall. b. Shared front yards. Lawn, ground cover and low shrubs should compose the front yard landscape. Shrubs should be massed or configured as maintained hedges. Hardscape may be used adjacent to entrances and in seating areas. Tree shapes, sizes and types should be planted at the edge of the private space, but at all times should be in proportion to the height and mass of the building Façade. 3. Other Yard Landscapes Side and rear yard plantings should be planted to insure privacy and create buffers. Rear yards and do not need to be landscaped, except to the extent that they affect the quality of public space. 4. Irrigation Permanent and automatic irrigation systems shall be provided for all landscaped areas per the City’s design criteria and specifications. Water efficient landscaping should be introduced, beginning with a soil and climate analysis to determine the most appropriate landscape design, including the selection of indigenous and native- in-character, drought tolerant plants to reduce irrigation requirements. Lawn should be restricted to particular areas of passive and active recreation. Wherever lawn is used the selected species should be a deep-rooted variety with low watering requirements. Where irrigation is required, high efficiency irrigation technology with low pressure applications such as drip, soaker hose, systems with rain shut-off devices and low volume spray systems should be used. The efficiency and uniformity of a low water flow rate reduces evaporation and runoff and encourages deep percolation. After the initial growth period of 3 to 7 years, irrigation should be limited. [IMAGES P. 290] Plants can be potted or planted in yard areas. Front yards may either take on a more natural, rugged appearance or a more minimal, formal appearance. A back yard with a large paved area surrounded by border planting. Building shade paired with greenery helps to dramatically cool an area. SideyardsSide yards can incorporate planters, pots, and landscaped areas. A yard with flagstone pavers and fountain 4914-7670-8469.1 -269- [IMAGES P. 291] 5. Stormwater Management Runoff from buildings should be reduced through the reduction in the overall building footprint. Roof runoff can be collected and diverted to underground drywells where water can slowly infiltrate. Drywells are sloped and located at a distance from the building foundations. Alternatively, buildings can be designed with rain-chains, stone streambeds and stone filters, porous pavers and rainwater gardens adjacent to the side of the building. Roof runoff is collected into gutters, which direct water down the rain-chains, and into rock filters. Rock filters and ephemeral graded stone streambeds further direct stormwater into the rainwater gardens. The rainwater gardens are landscaped depressions, where roof runoff and ground surface runoff is directed, through grading, into the depression. These gardens filter, absorb and treat stormwater on site, provide visual identification, and promote education of residents through “celebration” of stormwater management. [IMAGES P. 292] Backyards with pools should minimize lawn areas, while also incorporating drought tolerant landscape areas. An appropriately landscaped rainwater garden in a desert climate Rain chains help to divert and store rainwater from gutters Installation of a desert detention area Green roofs are used to capture and store water on-site. Colorful desert landscapes with native, drought-tolerant plants and permeable ground cover materials. 4914-7670-8469.1 -270- 5.10.11 Street & Open Space Lighting & Furnishing A. Street and Open Space Lighting Streets and other public spaces throughout the Plan area must be carefully scaled and detailed for the safety and comfort of pedestrians. For Etiwanda Heights, very simple, light-scale, modern fixtures with high efficiency LED sources and down-directed “dark sky” cutoff distribution patterns are appropriate. 1. On major streets, existing cobra-head lights will remain, with new lights illustrated here located between them at approximately 60 feet on center. This is about twice the tree spacing, located at the midpoints between trees. 2. On neighborhood streets, lights should be located mid-point between every fourth tree (120 feet), staggered in such a way that there is one light every 60 linear feet of street, alternatively on one side or the other, not both. 3. Along streets fronting a park or greenway, single- head lights must be located along the built edge of the street at about 90’ on center (at about every third tree), unless specified otherwise. 4. Any lights in park areas should be integral to the park design. [IMAGES P. 293] This simple pendant luminaire is recommended for most streets, with high efficiency LED lamps and excellent “dark sky” downward directed light distribution. This indirect LED pendant luminaires may be suitable for parks and public spaces throughout the Plan area. Craftsman post-top luminaires are well suited to lighting neighborhood blocks, center plazas and paseos. A. Street and Open Space Furnishings (NOTE MISNUMBERING – SHOULD BE B.) Street furnishings will contribute to the comfort and human scale of the public spaces throughout the Plan area, particularly in the neighborhood centers, plaza, parks and greens. Wherever possible, furniture that can be relocated within a seating area is recommended, to provide flexibility and a sense of ownership of the space by residents and others. Parallel to the recommendations for simple, modern light fixtures, furnishings may be of a simple, clean, modern design. Street and Open Space furnishings may also be of a more rustic character. To ensure that these styles remain compatible, the designs for both should be simple, and both should remain in a limited palette of materials, including matte metals and wood. [IMAGES P. 294] Bike racks should be simple, clean and functional. Hardscaped Open Spaces with programmed areas or restaurants benefit from movable cafe-style seating. Park Benches made of wood, designed to fit into a rural landscape, are encouraged. 4914-7670-8469.1 -271- Authentic wood and Synthetic wood slats remain comfortable even in the summer sun and appear natural on hardscape or softscape terrain. Light, modern furniture that is secured or movable within a seating area or park can project a simple aesthetic. 4914-7670-8469.1 -272- [IMAGES P. 295] Suspended luminaires are aesthetically pleasing and interesting in parks and plazas. Craftsman furniture in wide streets does not have to be oriented in strictly orthogonal orientations, but can begin to form public rooms with oblique angles. Combining rustic materials with clean modern lines is a method of crafting a coherent Rancho Cucamonga style. Plazas, like the Wilson Town Square, may have permanent structures such as gazebos, which should remain open and easily accessible. Street furnishings should make providing shade, especially for seating and rest areas, a priority. Seating may be designed to demonstrate various levels of response to the natural environment. The design of small bridges spanning Bioswales should be consistent with other street and open space furnishings. Street furnishings may vary along a public R.O.W., but should remain continuous, to encourage continual pedestrian activity. Bollards in parks should be simple, and not detract from the detail of natural landscaping. Trash receptacles are not exempt from the consistent design aesthetic. Simple, wooden receptacles like this are great additions to streets and open spaces. A modern design that incorporates wood can fit well with rustic landscaping and design. Fountains should not shy away from being creative with rural aesthetics. 4914-7670-8469.1 -273- 6. Infrastructure & Public Services Introduction The development of the Etiwanda Heights Neighborhood & Conservation Plan (the Plan) area will require the improvement and the extension of existing infrastructure and public services. Basic utilities, including energy, water and wastewater connections already exist along the southern portion of the Plan Area. Construction of infrastructure and public services to support proposed development within the Neighborhood Area will occur under the auspices of a master developer or builder, whereas individual property owners will build the necessary infrastructure and services within the Rural/ Conservation Area. This Chapter focuses on the provision of infrastructure and services within the Neighborhood Area, facilitates orderly development of this requirement, and meets the City of Rancho Cucamonga’s Municipal Code by identifying the “backbone” infrastructure that is existing and needed to support the proposed development within the Neighborhood Area. This Chapter Covers 6.1 Transportation 297 6.2 Grading 319 6.3 Stormwater 323 6.4 Water 329 6.5 Wastewater 331 6.6 Dry Utilities 333 6.7 Schools 335 6.8 Emergency Services 337 Chapter 5 includes development standards and design guidelines for streets and their public frontages, trails, parks and other public open spaces, focusing on the physical environment that they create within the Neighborhood Area and Rural/Conservation Area. Chapter 6 presents the street network, trail network, and public open space network as infrastructure systems that connect to, complete, and extend existing infrastructure systems as the organizing framework and infrastructure backbone of the Plan. Chapter 7 - Chapter 7.5 in particular - provides general direction for the implementation and financing for these systems, including the capital costs and ongoing maintenance and operational responsibilities and costs. The final design for all systems and more detailed assignment of financial and maintenance responsibilities will be defined at the time of approval of final subdivision map(s) and public improvement plans. 4914-7670-8469.1 -274- 6.1 Transportation 6.1.1 Intent The availability and affordability of transportation options that meet the needs of a diverse user population shape not only the way in which people navigate the physical environment, but also the environment itself. As described in some detail in Chapters 4 and 5, the street and open space network of Etiwanda Heights is intended to define a unique character for its new neighborhoods, and to encourage and accommodate active transportation and healthy outdoor lifestyles. This Chapter describes the physical conditions of the circulation network surrounding the Plan Area, including roadways, pedestrian and bicycle circulation, public transit, and then describes the proposed circulation network, focusing on the Neighborhood Area. This Chapter focuses on the transportation function of that interconnected network of multi-modal streets and trails, with an emphasis on transportation choice. Choice is key to safely and equitably accommodating the needs of users ranging from the very young to the very old, users with special needs, users who prefer to drive and those who prefer to walk or bike, and users who enjoy horseback riding. A range of convenient and pleasant mode options can reduce traffic, increase social connectivity and improve environmental quality. 6.1.2 Street Network The transportation system in Rancho Cucamonga has many diverse elements including roadway systems, bicycle systems, and a public transit system offering bus and rail options. Currently the most popular mode choice for commuting to work in Rancho Cucamonga is driving alone, with over 80% of commuters utilizing this option. Less than five percent of commuters currently utilize alternative transportation as their main form of transportation to and from work. Existing Network Regional access to the Plan Area is provided by State Route 210 (SR-210) and Interstate 15 (I-15). Access to the Plan Area from I-15 is provided by Wilson Avenue from the east. From the south, access from SR- 210 is provided by interchanges at Day Creek Boulevard, Milliken Avenue, and Haven Avenue. As shown in Figure 6.1.2A, primary access to the Plan Area is provided by Milliken Avenue and Rochester Avenue from the south, and by Banyan Street and Wilson Avenue from the east and west. Day Creek Boulevard, Etiwanda Avenue and Haven Avenue provide additional access from the center of the City to the south, connecting to the Plan Area via Banyan Street and Wilson Avenue. These facilities serve as the primary existing and future connections for all modes of travel into the Plan Area, as the local street networks of the surrounding residential neighborhoods provide few opportunities for vehicular, pedestrian or bicycle connections. Arterial Streets: Milliken Avenue and Day Creek Boulevard are classified by the General Plan as Modified Major Arterials with Medians. These roadways vary between four and six travel lanes. Wilson Avenue east of Day Creek is also classified as a Modified Major Arterial with a Median. The right-of-way, much like the number of lanes, varies between 120’ and 100’. These roadways include 5’ Class 2 bike lanes, 14’ 4914-7670-8469.1 -275- landscaped center medians, and varying sidewalk areas. Wilson Avenue to the east of Day Creek Boulevard is designated a Class 1 bike lane in the General Plan. These wider sidewalks were constructed along the south side. Collector Streets: Banyan Street and Rochester Avenue adjacent to the Plan Area are classified as Collectors by the City of Rancho Cucamonga General Plan. These two lane roadways have Rights-of-Way of 66’, which includes 8’ sidewalks on each side, and 5’ striped Class 2 bike lanes. Along the south side of Banyan Street is a 14’ multi-purpose trail accommodating pedestrian and equestrian users, with fencing and landscaping as a buffer between the trail and vehicle lanes. Secondary Arterial Roadways: Wilson Avenue is classified by the General Plan as a Secondary Arterial Roadway, within the Plan Area, west of Day Creek Boulevard. The roadway varies between two and four- lane travel lanes and the Right-of-Way varies between 110’ and 90’. Portions of Wilson Avenue near the Neighborhood Area include one 5’ Class 2 bike lane. An 11’ multi-purpose trail, accommodating equestrian and pedestrian users, flanks Wilson Avenue - on the south side to the east of the Neighborhood Area and on the north side to the west. [FIGURE P. 298] Figure 6.1.2A Existing Street Network [LEGEND] Major Arterial Street Modified Major Street with median Secondary Street Collector Street Potential Street Connection Potential Connections Milliken Avenue, Rochester Avenue and Wilson Avenue provide the primary street connections to the Neighborhood Area of Etiwanda Heights. As shown in Figure 6.1.2-A to the right, additional neighborhood streets that offer connection opportunities to the Neighborhood Area include Ranch Drive in the northwest corner, Mirador Drive, Marbella Drive and Lemon Avenue in the southwest corner, Vintage Drive and Thunder Mountain Avenue in the southeast corner, and Day Creek Boulevard via the existing utility easement in the northwest corner. Haven Avenue, Etiwanda Avenue, Sagewood Drive, Wardman Bullock Road, and Colonbero Road provide potential street connections to the Rural/Conservation Area. [IMAGES P. 298] Milliken Avenue provides access to the west side of the Neighborhood Area Banyan Street runs along the southern edge of the primary Neighborhood Area 4914-7670-8469.1 -276- Proposed Network The framework of this multi-modal circulation system is the roadway network, that incorporates traffic calming design strategies that include curving and angular street trajectories, “tree-lined street” designs proven to slow traffic, reasonably narrow travel lane widths, buffered bike lanes on selected streets and on-street parking. Local streets serve neighborhoods and provide access to adjacent land uses (typically housing) by all modes of travel. The street and open space network that forms the structural framework of the Etiwanda Heights neighborhoods – and the full palette of Street Types of which it is composed – is presented in Chapter 5, It is intended to generate a unique Etiwanda Heights neighborhood character, as well as a safe, comfortable and quiet environment for walking and biking. That network is described here in functional circulation terms. The proposed network provides convenient vehicular access to and through the neighborhoods of Etiwanda Heights. Wilson Avenue is finally connected through this area, with a trajectory intended to control vehicular speeds, to promote views of the mountains to the north, and to provide good access to the neighborhood school, which will take direct access from a new street along the west edge of the school site. Roundabout control at key intersections is proposed to slow traffic, reduce travel delays,and reduce the frequency and severity of collisions. The pedestrian network is pervasive – every street and public space provides a great place to walk. The bicycle and equestrian networks include both on and off-street facilities. The following street types compose the network. See Chapter 7.5 for maintenance responsibilities for streets. Milliken Avenue: This primary arterial roadway will remain a 4-lane facility from Banyan Street to a new roundabout intersection with Wilson Avenue, providing primary access to existing and new neighborhoods, to Los Osos High School and to Chaffey College. Entry Avenues: These roadways serve as primary entries into Etiwanda Heights, on Wilson Avenue from the east and west and Rochester Avenue from the south. These avenues have one travel lane in each direction, a center median/let turn lane, and on-street parking. Generous sidewalks and landscape strips are provided to promote the pedestrian activity, buffered on-street bike lanes, and a 12’ multi- purpose trail on one side for pedestrian and equestrian use. Neighborhood Avenue 1 (Wilson): This roadway provides access through the Neighborhood Area, with one travel lane in each direction, left turn lanes and “medianettes” for landscaping, and comfortable sidewalks buffered from traffic by street trees and curbside parking. Vehicular and pedestrian travel are prioritized on this important through route, so bike lanes are shifted to Neighborhood Avenue 2. Neighborhood Avenue 2: This roadway provides convenient vehicular, pedestrian and bicycle access from the northeast neighborhoods to the southwest, offering bicyclists a lower speed, lower traffic, and lower slope route than would be provided by Wilson Avenue. One vehicular lane is provided in each direction, with buffered bike lanes, curbside parking, and sidewalks buffered by wide landscaped bioswales. Wilson Avenue/Main Street: This roadway provides access through the two-block commercial area at Rochester Avenue. Two 10’ travel lanes with 8’ on-street parking lanes are provided, sidewalks between 12’ and 18’ and a 14’ wide multi-purpose trail to support pedestrians and equestrians. Sharrow pavement 4914-7670-8469.1 -277- markings indicating shared vehicle/ bicycle lanes will be provided to mark the Class 3 shared bicycle facilities. Neighborhood Streets These roadways provide vehicular, pedestrian and bicycle access to all residences, while forming the primary recreational and social spaces of the neighborhoods. All streets have one travel lane in each direction, curbside parking, bioswale parkway strips and sidewalks in a variety of configurations. Neighborhood Edge Drives: These special, single-loaded streets flank large community open spaces. Very similar to Neighborhood Streets, they also have one travel lane in each direction and a curbless shoulder on the open space side. Rural Roads: These are curbless roads with gravel shoulders, one travel lane in each direction and no sidewalks. Such roads are located within the Rural/Conservation Area - not shown in Figure 6.1.2B will be constructed, owned and maintained by individual property owners or developers. The street network within Etiwanda Heights - excluding rural roads - will be constructed by the Master Developer(s). The final layout of streets, through all phases, will be reviewed for network connectivity, allocation and alignment throughout the Precise Plan (i.e. Major Design Review) and Tentative Tract Map processes. (see Chapter 7.7) [FIGURE P. 300] Figure 6.1.2B Regulating Plan - Street Network [LEGEND] Primary Arterial Street1 Modified Primary Arterial Street1 Secondary Arterial Street Collector Street Entry Avenue Neighborhood Avenue 1 Neighborhood Avenue 2 Wilson Avenue/Main Street Neighborhood Streets Neighborhood Edge Drive Notes 1 4 Travel lanes, all other have 2 travel lanes 4914-7670-8469.1 -278- 6.1.3 Bicycle Network Existing Bicycle Network The current Rancho Cucamonga General Plan documents existing and proposed bicycle routes, recognizing three classes of bike routes: • Class I. A bike path or bike trail that is essentially off street and separated from automobiles. These facilities are a minimum of eight feet wide, allow for two-way travel, and include bike lane signage and designated crossings where needed. • Class II. These facilities are typically designated by striping in the roadway located either next to a curb or a parking lane. Lanes located next to a curb have a minimum recommended width of five feet, while a lane next to a parking lane may be as little as four feet wide. These lanes are to be used exclusively by bicyclists and include signage, special lane lines, and pavement markings. • Class III. Also called bike streets, this bike route type consists of shared use access for motor vehicles and bicyclists. These Bike Streets include signage, in most cases along with markings stencilled on the street to alert bicyclists and motorists that the street is an official bike route. • Most major streets in Rancho Cucamonga provide Class II or Class III facilities along the street as far north as Wilson Avenue. Facilities are planned to provide service to the northern Rancho Cucamonga city limits. • Within the Plan Area, east-west running bike paths run along Banyan Street and along the segments of Wilson Avenue both to the east and to the west of the Plan Area, as shown in Figure 6.1.3-A. [IMAGE P. 301] The existing Day Creek (upper image) and Deer Creek Channel (lower image) access roads also function as Class I bicycle facilities in the Plan Area. [FIGURE P. 302] Figure 6.1.3A Existing Bicycle Network [LEGEND] Class I Bicycle Route Class II Bicycle Route Class III Bicycle Route Rural/Conservation Area Neighborhood Area [IMAGE P. 302] Class II bike lanes exist on Milliken Avenue (left image), north of Los Osos High School, and on Banyan Street (right image). 4914-7670-8469.1 -279- Proposed Bicycle Network The bicycle network is a primary consideration and significant amenity for the new neighborhoods of Etiwanda Heights and for existing surrounding neighborhoods. It is intended to enable and encourage bicycle use for a variety of functions and activities. Chief among these are: • Family recreation and exercise • Children riding to parks, schools and friends’ homes • Errands to neighborhood shops and restaurants • Mountain bike access to foothill open spaces To meet the needs of diverse user types - including children, adults, older residents, expert and adventurous bicyclists – the network includes the following types of facilities, woven together in a complete and interconnected bicycle network. The types of facilities provided within each of the many street types are illustrated and described in detail in Chapter 5.7. The following overview describes the main facilities types from a network point of view. Class 3 Facilities: The neighborhood streets of Etiwanda Heights are designed to keep motorists’ speeds very low so that bicycle traffic can safely mixed with cars. The fine- grained, interconnected network of neighborhood streets thus provides a very extensive network of safe bike routes within each neighborhood sub-area and connecting between sub-areas. Neighborhood Edge Drives and Edge Lanes provide on- street Class 3 bike lanes as well as connections to Class 1 bike trails within the open spaces they abut. Class 2 Facilities: Most Neighborhood Avenues provide on-street Class 2 striped bike lanes, many with buffers to help separate automobile traffic from cyclists. These routes provide access through and between neighborhoods for most cyclists. The Entry Avenues include such bike lanes, connecting from existing streets into the Etiwanda Heights mobility network, where users may choose a variety of routes and facility types that suit their level of expertise, speed, and desired type of ride. Class 1 Facilities: These off-street bike paths are especially well suited to children and families. They run through parks and greenways, separated from the streets and separated from the multi-purpose trail system (see following page) which also accommodate pedestrians and equestrians. [IMAGES P. 303] Typical Neighborhood Street – cars and bicycles share lanes Typical Neighborhood Avenue, with buffered bike lanes Typical Class 1 Bikeway running through park or greenway Sharrows in the low speed Main Street environment at the town square shops and restaurants [FIGURE P. 304] Figure 6.1.3B Regulating Plan - Bicycle Network [LEGEND] Class 1 Class 2 4914-7670-8469.1 -280- Class 3 Class 2 or 3 4914-7670-8469.1 -281- 6.1.4 Trail Network Existing Trail Network The General Plan defines two types of public pedestrian and equestrian trails in Rancho Cucamonga, Regional Trails and Community Trails. Regional trails are long distance connectors to regional parks, scenic canyons and other open spaces, designed for hikers, bicyclists, and equestrian users. Community Trails provide connections to community facilities, such as parks and schools. These trails are designed for hikers and equestrian users. Approximately 1.5 miles south of the project site is the Pacific Electric Trail. This regional trail extends from the County line in Claremont to the City of Rialto, providing 21 miles of a recreational path. Directly to the north of the project site, the Etiwanda Falls trails are popular local hiking trails. Existing trail types that are to be maintained – and in some cases enhanced – include: A. Existing flood control channel service/access roads. The San Bernardino County Flood Control District will continue to own and maintain these roads. The east edge of the east side road along the Deer Creek Channel will be enhanced per the vision for Deer Creek Greenway in Chapter 4. The roadway along the west side of the Day Creek Channel will abut new parks as shown in Chapter 4, but will otherwise be available for trail use in its current condition. B. Decliff Drive within the Rural/Conservation Area, available for trail use in its current condition. Private roads within the Rural/Conservation Area will be off- limits for public access unless express permission is provided by the property owner. C. Multi-purpose trails flanking Banyan Street and Wilson Avenue, accommodating pedestrian and equestrian use. This plan defines 7 trail types, some of which are enhancements off existing trails and some of which are entirely new trail types. For clarity, they are each mapped, described and illustrated in the following pages. At the time of preparation of Precise Neighborhood Plans for the Neighborhood Area, and the preparation of the Conservation Implementation Plan for the Rural/ Conservation Area (see Chapter 7, Implementation) a Trail Master Plan shall be prepared to implement the intentions of this section, as further described below. [IMAGES P. 305] Existing North Etiwanda Preserve Trail. In the future such trails will be managed and designed by the Land Manager. Existing Deer Creek Channel Trail Proposed Deer Creek Greenway enhancements [LEGEND] Existing Multipurpose Trails New Multipurpose Trails 4914-7670-8469.1 -282- North Etiwanda Preserve Trails Parks [FIGURE P. 306] Figure 6.1.4A Existing and Currently Planned Trails 1 [FIGURE P. 306] Figure 6.1.4B Master Plan of Trails Notes 1 The locations of the trails within the unincorporated areas of the City’s Sphere of Influence as shown in Figure CS-3 of the General Plan. They currently may not be constructed according to the City’s standards. 4914-7670-8469.1 -283- Proposed Trail Network In addition to and integrated with the street network is an extensive network of multipurpose trails, providing pedestrian, bicycle and equestrian access throughout the neighborhoods and connecting into the foothills above. Trail Master Plan Trails are required to be developed per the Trail Master Plan, and are organized into two classes: Neighborhood Area trails and Rural/Conservation Area trails. For trails within the Neighborhood Area, primary responsibility for the Trail Master Plan lies with the Master Developer. For trails within the Rural/Conservation Area, primary responsibility for the Trail Master Plan lies with the Land Manager. The Master Developer, the Land Manager and the City shall work collaboratively to ensure an integrated plan for the design, phasing and operation of the trail network. The Trail Master Plan must address: • Existing and proposed access points/trailheads • Trailhead parking and amenities design • Engineering details of trail sections • Engineering details of trail intersections, crossings, overcrossings and undercrossings • Signage design and placement plan Trail Types The variety of trail types to be developed by the Trail Master Plans are elaborated upon in the following spreads. The design standards for Rural/Conservation Area trails differ from the standards for trails within the Neighborhood Area. Both trails will refer to the City of Rancho Cucamonga Trail Implementation Plan for details. Seven trail types are defined herein, in addition to those already present. Neighborhood Area Trails • Type I, Channel Trails (existing) • Type II, Neighborhood Area Trails (new) • Type III, Streetscape Trails (new) • Type IV, Class I Bike Ways (new) Rural/Conservation Area Trails • Type V, RCA Channel Trails (existing) • Type VI, Rural/Conservation Area Trails (existing & new) 4914-7670-8469.1 -284- • Type VII, RCA Class I Bike Ways (new) [IMAGES P. 307] Type 1 Trails with fencing to protect conservation area Multipurpose trails that function as equestrian paths Trailheads Trailheads and other points of access to the trail network should be well lit and include shaded benches and tables, drinking fountains (if feasible), restrooms, trash receptacles, bag dispensers (for pets), informational signage, and bike racks. Horse trailer parking must be provided at all trailheads that are accessible from a street. [LEGEND] Trail Type I, Channel Trails Trail Type II, Neighborhood Area Trails Trail Type III, Streetscape Trails Trail Type IV, Class I Bike Way Trail Type V, RCA Channel Trails Trail Type VI, Rural/Conservation Area Trails Trail Type VII, RCA Class I Bike Ways Parks Trailheads [FIGURE P. 308] Figure 6.1.4C Master Plan of Parks and Trails 4914-7670-8469.1 -285- Neighborhood Area Trail Types Trails within the Neighborhood Area are located and designed for use by pedestrians, runners, cyclists and equestrians with two primary intentions: 1) to provide neighborhood-to -neighborhood active transportation connections for recreation and daily travel; and 2) to provide access to trails within the Rural/Conservation Area and to the National Forest above. This conceptual plan of trails is intended to connect seamlessly to the existing and future multi-modal street network and existing trail network. [IMAGE P. 309] Equestrian Trails within Neighborhoods [LEGEND] Multipurpose Trail Landscape Buffer Nature RCA Protected Nature Fence/Barrier Other Minimum required width Trail Type I, Channel Trails The existing service access roads flanking the Deer Creek and Day Creek flood control channels are made available by the San Bernardino County Flood Control District for community recreational access and are designated by the City’s general plan and Trail Implementation Plan as regional trails. This plan proposes to enhance those trails with edge landscaping as illustrated here, and by connecting them to new neighborhood streets. [IMAGE P. 309] Adaptation of Existing Multipurpose Trails along Deer and Day Creek Channels Trail Type II, Neighborhood Area Trails This new trail type is at least 12 feet wide with 6 foot landscaped shoulders, with a stable, granular surface for use by hikers, runners, mountain bikers and equestrians. This type runs through the Camino de las Alturas, providing residents of Etiwanda Heights and the City at large with access through this major park and to the trails within the R/CA above. [IMAGE P. 309] New Multipurpose Trail in the Camino de las Alturas [IMAGES P. 310] Class I bikeway Class I bikeway Multipurpose trail Trail Type III, Streetscape Trails Streets within Sub-Area 3 and one street in Sub-Area 9 include sidewalks on one side and multi-purpose trails for pedestrians and equestrians along the other side, connecting to the enhanced Deer Creek Channel Trail to the west and a new Type II Trail within the central drainage 4914-7670-8469.1 -286- greenway of Sub-Area 3 on the east. These trails thread this rural trail type into this unique neighborhood area, providing a strong semi-rural design character and accommodating horses as well as pedestrians. [IMAGE P. 310] New Multipurpose Trail integrated into the Neighborhood Area street network Trail Type IV, Class I Bike Ways This broad Class 1 bikeway is at least 12 feet wide, with landscaped shoulders at least 6 feet wide transitioning to adjoining park areas. It connects the Class II bike lanes of Banyan Street though the Camino de las Alturas with Class I connectors to neighborhood streets to the east and west, and northward to Type VI Trails within the proposed Etiwanda Heights Preserve and the trail network of the Rural/ Conservation Area to the north. [IMAGE P. 310] Typical Class I Bikeway running through the Camino de las Alturas 4914-7670-8469.1 -287- Trail Master Plan - Neighborhood Area As noted above, the trail network plan in this section is conceptual in nature, describing the intended function, connectivity and design character of the Etiwanda Heights trail network. At the time of preparation of Precise Neighborhood Master Plans for the initial phases of development within the Neighborhood Area, the Master Developer - in collaboration with the Land Manager, City of Rancho Cucamonga, San Bernardino County Flood Control Agency and others - shall prepare a Trail Master Plan for the entire Neighborhood Area. The Trail Master Plan shall be comparable in content and level of detail to the City’s existing Trail Implementation Plan, utilizing standards and details where appropriate and developing new where appropriate to meet the design intent of this plan. [IMAGES P. 311] Multi-modal Trail Intersection with Pedestrian Path Bike Lanes protected by curbed buffer Typical Signing: On street Bike Route Crossing (TIP 6.6.11) Typical Signing: Trail Crossing at Intersection (TIP 6.6.11) Class I Bike Path is typically surrounded by landscape buffer Trail Signage Plan The Trail Master Plan shall provide a comprehensive signage master plan, including directional, regulatory and, where appropriate, habitat and cultural heritage interpretive signage. Signage shall include: • Directional signage leading residents and visitors to trailheads, entry points and parking facilities from the surrounding street network. • Signage along trails providing directions to nearby neighborhoods, parks, commercial and civic facilities, and trails leading to the Rural/Conservation Area. • Regulatory signage identifying allowed and prohibited uses of each trail and hours of operation, if applicable. • Informational signage with contact information for trail maintenance and security officials. [IMAGES P. 311] Alternate Class I Bike Path incorporating pedestrian path Barriers require extra 2’ shoulder before the minimum width Directional Signs Trailhead Signs and Directional Signs 4914-7670-8469.1 -288- Trailhead Signs 4914-7670-8469.1 -289- Rural/Conservation Area Trail Types Trails within the Rural/Conservation Area are located, designed and managed for use by pedestrians, runners, cyclists and equestrians with two primary intentions: 1) to enable recreational access to and through the area, connecting to the National Forest above; and 2) to provide access and education for appreciation of the natural habitats and cultural history of the area. Balancing these objectives with protection of precious natural and cultural resources and the privacy of rural residents is the primary challenge the Trail Master Plan must resolve. [IMAGE P. 313] Rural/Conservation trails require restrictions on access [LEGEND] Multipurpose Trail Landscape Buffer Nature RCA Protected Nature Fence/Barrier Other Trail Type V, RCA Channel Trails This Trail type is substantially the same as Type I, above, but with the addition of fencing and signage to control lateral access from the trail to adjoining natural habitat and cultural resources. The Trail Master Plan shall provide a combination of physical barriers, informational and regulatory signage, and active security patrols to ensure the protection of those valuable resources. Trail Type VI, Rural/ Conservation Area Trails This Trail type is substantially the same as Type II, above, but with the addition of fencing and signage to control lateral access from the trail to adjoining natural habitat and cultural resources. The Trail Master Plan shall provide a combination of physical barriers, informational and regulatory signage, and active security patrols to ensure the protection of those valuable resources. [IMAGE P. 314] New Multipurpose Trail in the Camino de las Alturas [IMAGE P. 314] Access and Passage is controlled in Rural/Conservation Area Trail Type VI, RCA Class I Bike Ways This Trail type is substantially the same as Type III, above, but with the addition of fencing and signage to control lateral access from the trail to adjoining natural habitat and cultural resources. The Trail Master Plan shall provide a combination of physical barriers, informational and regulatory signage, and active security patrols to ensure the protection of those valuable resources. [IMAGES P. 314] New Multipurpose Trail integrated into the Neighborhood Area street network 4914-7670-8469.1 -290- There should be a landscaped barrier between the path and the fence, and fence materials should be organic materials, such as wood. 4914-7670-8469.1 -291- Trail Master Plan - Rural/Conservation Area As noted above, the trail network plan in this section is conceptual in nature, describing the intended function, connectivity and design character of the Etiwanda Heights trail network. At the time of preparation of the Conservation Management Plan, the Land Manager - in collaboration with the Master Developer, City of Rancho Cucamonga, San Bernardino County Flood Control Agency property owners and others- shall prepare a Trail Master Plan for the entire Rural/Conservation Area, including existing and future habitat preserves and access points to the San Bernardino National Forest to the north. The Trail Master Plan shall be comparable in content and level of detail to the City’s existing Trail Implementation Plan, utilizing standards and details where appropriate and developing new where appropriate to meet the design intent of this plan. [IMAGES P. 315] Typical Signing: Trail Crossing at Midblock (TIP 6.6.11) Typical Signing: Trail Crossing at Intersection (TIP 6.6.11) Trail node with Signage Trailhead with Signage Design Standards for steeply inclined paths (TIP 6.2.1) Trail Signage Plan The Trail Master Plan shall provide a comprehensive signage master plan, including directional, regulatory and habitat and cultural heritage interpretive signage. Signage shall include: • Directional signage leading residents and visitors to trailheads, entry points and parking facilities from the surrounding street network. • Signage along trails providing directions to nearby neighborhoods. • Interpretive signage and displays presenting information about natural habitats and Native American cultural history of the area. • Regulatory signage identifying allowed and prohibited uses of each trail, access restrictions, and hours of operation. • Informational signage with contact information for trail maintenance and security officials. [IMAGES P. 316] Alternate Class I Bike Path incorporating pedestrian path Barriers require extra 2’ shoulder before the minimum width Two Way Bike Path with Shoulders and Barriers Trailhead Signs and Directional Signs Habitat Interpretive / Regulatory Sign 4914-7670-8469.1 -292- 6.1.5 Public Transit Existing Transit System Omnitrans operates four fixed-route bus lines that serve the vicinity of the Plan Area, as well as providing a demand- responsive service. Fixed-routes are: • Route 67. (Montclair-Base Line-Fontana). This route runs from the Montclair Transit Center east to the Metrolink Station in Fontana, serving Rancho Cucamonga via Base Line Road. • Route 68 (Chino-Montclair-Chaffey College). This route runs from the Chino Transit Center north through Ontario, Montclair, Upland, and Rancho Cucamonga, ending at Chaffey College in Rancho Cucamonga. This route provides service mostly along Arrow Route, and Haven Avenue in Rancho Cucamonga. • Route 80 (Montclair-Ontario Convention Center-Chaffey College). This route runs from the Montclair Transit Center south to the Ontario International Airport, then north to Chaffey College. In Rancho Cucamonga this route provides service along Vineyard Avenue, 19th Street, and Haven Avenue. • Route 81 (Ontario-Ontario Mills-Chaffey College). This route runs from the Ontario Civic Center to Colony High School and to Chaffey College. In Rancho Cucamonga, service is provided mostly along Milliken Avenue, Foothill Boulevard, Day Creek Boulevard, and Haven Avenue. Bus stops near the Project Site include stops at Chaffey College, stops at Milliken Avenue and Banyan Street, three stops along Banyan Street between Milliken Avenue and Haven Avenue, as well as a stop at Haven Avenue and Banyan Avenue. A map of routes that operate in this area is shown in Figure 6.1.5, Transit Routes, shown below. Rancho Cucamonga is also served by the Metrolink San Bernardino Line, which provides service between San Bernardino and Union Station in Los Angeles serving many other communities along the way. [FIGURE P. 318] Figure 6.1.5 Existing Public Transit [LEGEND] Route 67 Route 68 Route 80 Route 81 Rural/Conservation Area Neighborhood Area 4914-7670-8469.1 -293- 6.2 Grading 6.2.1 Concept Grading Plan The proposed grading for the Plan will be limited to the Neighborhood Area (NA). Grading in the Rural/Conservation Area or utility easements under the Plan may occur in very limited circumstances such as limited rural site development and access roads and minor remedial grading, with cuts and fills not exceeding 3 feet. The Neighborhood Area grading concept prioritizes sensitivity to on-site natural landforms, introduction of a highly connective street network and implementation of grading and drainage Best Management Practices (BMP’s). It takes into consideration existing natural and man-made land forms, including antiquated flood control levees, abandoned sand/gravel quarry and drainage tributaries. • The existing north-south Deer/Day Separation Levee will be removed and existing channel to the east filled in, but in a fashion that will maintain the existing drainage divide between Deer Creek and Day Creek; • The Deer Creek wash levee will also be removed, and the wash will be modified to a channeled greenway; • A Day Creek channeled greenway will be established as the central organizing space of the Neighborhood Area; • The gravel quarry area will be leveled out; • Detention basins will be established in the form of joint- use park ponds throughout the Neighborhood Area; • New/modified detention basins establish at the north side of Banyan Street. Apart from the levee removal and fills and the quarry modifications, site grading is expected to closely match existing surfaces. The approximately 790-acre Neighborhood Area will be graded with a primary emphasis on establishing roadways, blocks, drainage ways, parks and school and building sites. The existing quarry bottom has grades ranging from 4% to 6+%. The existing large mounds within the quarry rise 25’ to 35’ vertically and have 2:1 side slopes. The quarry is located within Phase 9 of the Neighborhood Area and the proposed rough grading scheme is depicted in Figure 6.2.2. Most of the rest of the Neighborhood Area exists on ~6% slopes, with the proposed street grid generally oriented so the east-west streets and lanes are sloping in the 1-2% range. The traditional urban design with rear lanes creates a unique departure from the conventional mass-graded- terrace schema where all lots must drain to the street. To retain the essential topography and character of the site and to significantly reduce earth moving, downhill lots must drain to a rear alley or drainage easement. This concept is depicted in Figure 6.2.3 A and B. 4914-7670-8469.1 -294- The grading of the Plan Area will be phased to the extent practical to keep impacts from grading to a minimum at any given time. Grading is proposed to be done in phases as depicted on Table 6.2.1. Rough grading volumes of cut and fill, and maximum feet of cut or fill by phase are also depicted in Figure 6.2.1. The estimated volume of basic grading for the entire Neighborhood Area is anticipated to be approximately 1.5 million cubic yards of cut earthwork and approximately 1.5 million cubic yards of fill earthwork. The conceptual grading of the site is anticipated to balance on site (equal cut and fill) with no need for import or export. [TABLE P. 319] TABLE 6.2 GRADING VOLUMES Sub-area Max Cut FT Total Cut CY Max Fill FT Total Fill CY Net Cut/Fill CT 1 3 (14,490) 5 14,490 - 2 7 (44,690) 10 57,890 13,200 3 10 (104,235) 15 186,370 82,135 4 10 (245,560) 7 119,960 (125,600) 5 10 (196,850) 7 115,450 (81,400) 6 3 (54,810) 5 54,810 - 7 3 (35,280) 5 35,280 - 8 15 (93,520) 15 93,520 - 9 30 (622,300) 31 733,965 111,665 Totals (1,411,735) 1,411,735 0 [FIGURE P. 320] Figure 6.2.1 Conceptual Grading Plan 4914-7670-8469.1 -295- 6.2.2 Sub -area 9 Grading Concept Plan (Former Gravel Mine) [FIGURE P. 321] Figure 6.2.2 Conceptual Grading Plan for Sub-area 9 Sub-area 9 – the former Hanson gravel mine – is the only part of Etiwanda Heights, with the exception of the removal of two antiquated levees as shown on Figure 6.2.1, where large area mass grading and deep cuts or fills are anticipated. Export from other sub-areas will be placed here as the unconsolidated fills from the mining operation are excavated and recompacted in preparation for development. Existing hillocks will be cut down and the low northwest corner of the area will receive large fills to rework stormwater drainage and reduce the height of the former mine cut slopes. In the illustration above, red/orange indicates cuts greater than 5 feet and yellow/ green indicates fills greater than that depth. [TABLE P. 321] Maximum Elevation Maximum Elevation 1 -36.00 -32.00 2 -32.00 -28.00 3 -28.00 -24.00 4 -24.00 -20.00 5 -20.00 -16.00 6 -16.00 -12.00 7 -12.00 -8.00 8 -8.00 -4.00 9 -4.00 0.00 10 0.00 4.00 11 4.00 8.00 12 8.00 12.00 13 12.00 16.00 14 16.00 20.00 15 20.00 24.00 16 24.00 28.00 17 28.00 32.00 Maximum Elevation Concept Grading Sections Typical Residential Blocks To reduce the quantities of grading and associated noise and air quality impacts, and to retain the natural rural foothill topography to the extent feasible, residential blocks will be “contour graded”, conforming as closely as practical to the natural grades of the site. Lots will be provided with rear lanes and/or drainage easements mid-block, so that “downhill lots” may drain downhill to the lane or easement rather than requiring mass grading to force stormwater uphill to the neighborhood street. The cross sections below illustrate the relative quantities of cut (red) and fill (blue) for this strategy compared to a more conventional suburban terraced grading. [FIGURE P. 322] Figure 6.2.3A Conceptual Cross Sections through Estate Lots 4914-7670-8469.1 -296- [FIGURE P. 322] Figure 6.2.3B Conceptual Cross Sections through Medium Lots 4914-7670-8469.1 -297- 6.3 Stormwater 6.3.1 Goals, Policies & Program The City of Rancho Cucamonga has identified the following goals and policies relating to the drainage infrastructure for Stormwater resources in the General Plan: GOAL RC-2: Provide adequate, reliable and sustainable water supplies to the community. Policy RC-2.1: In consultation with the Cucamonga Valley Water District and other agencies, designate appropriate land use patterns and take suitable actions to protect major areas within the Plan Area that are critical to replenishment of groundwater supplies and local surface waters. Policy RC-2.4: Promote the protection of natural stream courses from erosion and from polluted urban runoff. Policy RC-2.6: Where it is consistent with public safety priorities, take actions to retain natural drainage courses within the Planning Area. GOAL PS-7: Provide adequate and appropriately designed storm drainage and flood control facilities to minimize the risk of flooding. Policy PS-7.1: Continue to upgrade and expand the flood control system so that the community is protected from flooding. Policy PS-7.2: Continue to maintain and improve the City’s flood control system and upstream tributary areas. Policy PS-7.3: Provide input on the level of development intensity and conservation practices within the City’s Sphere of Influence area and the San Bernardino National Forest. Policy PS-7.4: Maintain structural and operational integrity of essential public facilities in the event of a flooding hazard, and locate new facilities outside of flood hazard zones. Policy PF-5.2: Support the efforts of the CVWD and San Bernardino County agencies to provide and expand water treatment facilities to treat local water sources from canyon surface waters and groundwater. 6.3.2 Background The City of Rancho Cucamonga has adopted two drainage master plans for the eastern and the western sections of the City. The City Master Plan of Drainage-Westside Area applies to the area located primarily between the Deer Creek Channel on the east and the Cucamonga Channel on the west. The Etiwanda/San Sevaine Area Drainage Policy, with its associated Etiwanda Area Master Plan of Drainage, identifies drainage facilities and fees for the area located along the western side of Etiwanda Avenue to the easterly City limits north of 4th Street. 4914-7670-8469.1 -298- The project area is not currently in the City boundary and is therefore not covered by the two drainage master plans. As such, a storm drainage system as outlined in this Plan will need to be constructed. Developers in these areas are responsible for completing the necessary drainage facilities not covered by the City’s drainage master plans. The City’s drainage facilities connect to the regional storm drainage system owned and maintained by the San Bernardino County Department of Public Works, which includes channelized creeks, debris basins and spreading grounds. The City reviews drainage plans prepared by developers for planned City maintained facilities based on City standards and the County reviews drainage plans for planned County maintained facilities based on County standards. 6.3.3 Existing Conditions The Neighborhood Area is located on alluvial fan formations (approximated 5% grade) that are part of two major watersheds: the Deer Canyon and Day Canyon watersheds. Both watersheds are separated by a levee that runs north to south within the Neighborhood Area. The portions of the site in the Deer Canyon watershed generally drain southwesterly into the Deer Creek Channel, which runs along the western boundary of the project site, while the portions of the site in the Day Canyon watershed generally drain southeasterly into the Day Creek Channel, which runs along the eastern boundary of the project site. An existing levee and series of debris/detention basins that run west to east, detain and divert the runoff from off-site mountain and foothill areas to the Day Creek Channel. The main discharge points are located at the southeast and southwest corners of the site at and under Banyan Street. See Figure 6.3.3 for existing on-site drainage conditions. There are four culverts (three 72-inch and one 96-inch) near the southeast corner of the Neighborhood Area to convey the storm water discharge from within the Day Canyon watershed under Banyan Street. This flow continues downstream and discharges into Day Creek Channel. Stormwater discharge of the Neighborhood Area that is part of the Deer Canyon watershed drains via an existing detention basin and continues southwesterly to another culvert pipe that runs under Banyan Street and the runoff ultimately discharges to the Deer Creek Channel. [FIGURE P. 322] Figure 6.3.3 Existing Stormwater Conditions 6.3.4 Conceptual Plan Deer Creek Wash through the Neighborhood Area is proposed to be improved within the general current alignment. The grading of the greenway will be completed to reflect a flattened, natural, wide, earthen, channel that terminates at the existing detention basin at Banyan Street. The Day Creek sub -watershed areas are proposed to generally drain into a large new greenway that will have a flattened, natural, wide, earthen, channel that terminates at proposed detention basins at the north side of Banyan Street. Detention basins, park ponds, on-street bioswales, and alley French drains are proposed throughout the Neighborhood Area as an integrated and distributed rainwater treatment and conveyance system. The distributed system components will ensure that peak flows are not increased in the development condition and do not have flood hazard impacts to the drainage structures at the southeast and southwest discharge locations. The system is sized to safely pass the 100-year, 24 - hour storm while providing extensive water quality treatment for lesser rainfall events. Where needed, conventional catch basins and storm drain laterals shall be sized in accordance with San Bernardino County design guidelines and will be located to keep the 10-year flow below the top of curb and the 100-year flow below the right of way. 4914-7670-8469.1 -299- Please refer to Figure 6.3.4 for proposed drainage facilities locations and sizes, and Table 6.3.4 for stormwater detention estimates. Water Quality The Neighborhood Area is currently undeveloped with no existing water quality systems or structures in place beyond an existing detention pond. The distributed system components of detention basins, park ponds, on- street bioswales, and French drains in access lanes that are proposed throughout the Neighborhood Area serve as an integrated and distributed rainwater treatment and conveyance system that will control, detain, and infiltrate rainwater such that no increased runoff will enter the surrounding storm drain systems. As a result, there will be no negative impact to quality of downstream water bodies, and up to 80% of annual rainfall will be filtered and contribute to groundwater recharge. [LEGEND] Park Ponds Banyan Ponds Pipes Main Greenways Sub-areas [FIGURE P. 327] Figure 6.3.4 Conceptual Stormwater Network 4914-7670-8469.1 -300- [TABLE P. 328] TABLE 6.3.4 CONCEPTUAL STORMWATER NETWORK Type Clarify RW Hydraulic Capacity Detention (CF/LF) LF of E-W Streets - Deer Creek Detention Retention Deer Creek LF of E-W Streets - Day Creek Detention Retention Day Creek 5% L Slope 1% L Slope 1% L Slope Milliken Entry Existing 120 0 800 - - - NGHD Ave 1 Wilson, Rochester W/ Bike Lines 84 420 180 7.5 700 5,250 4,500 33,750 NGHD Ave 2 Wilson 82 240 180 7.5 600 4,500 1,500 11,250 Main street Wilson Main street 84 370 170 0 - - 1,600 - NGHD Street 1 Bioswale 60 370 170 3.5 5,900 20,650 39,800 139,300 NGHD Street 1 Rain garden 60 370 170 3.5 - - - - NGHD Street 1 Cal Gold Bio 60 370 170 3.5 - - - - NGHD Street 1 Wide Bio 18 + 7 70 370 170 19 - - - - NGHD Street 2 Wide Bio 23 + 10 66 370 170 27 1,000 27,000 - - NGHD Street 2 Trail Bio 10 + 10 66 370 170 7.5 5,250 39,375 - - NGHD Street 2 Wide Bio 16 + 10 66 370 170 18 - - - - Edge Lane Gravel Pit 41 185 85 0 - - - - NGHD Edge Lane Utility Easement 32 185 85 0 - - - - NGHD Edge Drive Greenways 52 370 170 3.7 - - 3,800 14,060 Alley French Drain 30 55 25 6 12,000 72,000 39,800 238,800 Sub-Total Streets Detention 168,775 437,160 CF Banyan Basins 5’D 150,000 450,000 CF Park Ponds 1.5’D 22,500 180,000 CF Total Detention Provided 341,275 1,067,160 CF 7.8 24.5 AF Total Detention Required 5.8 23.8 AF 4914-7670-8469.1 -301- 6.4 Water 6.4.1 Goals, Policies & Programs The City of Rancho Cucamonga has identified the following goals and policies relating to the water infrastructure in the General Plan: GOAL PF -5: Ensure provision of water infrastructure to support future growth needs and existing development. Policy PF-5.1: Support programs of the Cucamonga Valley Water District (CVWD) that make every practical effort to minimize leaks in the water and recycled water distribution systems, through regular monitoring and maintenance. Policy PF-5.2: Support the efforts of the CVWD and San Bernardino County agencies to provide and expand water treatment facilities to treat local water sources from canyon surface waters and groundwater. 6.4.2 Existing Supply & Use Provider. Potable water will be provided to the Neighborhood Area (NA) by the Cucamonga Valley Water District. (CVWD). CVWD’s potable water supply sources include groundwater from the Chino Basin and the Cucamonga Basin, surface water from three tunnel sources, and imported water purchased from the Inland Empire Utilities Agency (IEUA). The District has rights to six sources of canyon/surface water supplies. Currently, only three of the sources are utilized. In addition, CVWD can receive potable water during emergencies through interconnections from the Fontana Water Company and the City of Upland. Groundwater Sources. CVWD currently operates 12 active groundwater wells in the Chino Basin. CVWD plans to continue operating these wells and will construct replacement wells as necessary to maintain water production capacities required to meet customer demands. Water Supply Management. The CVWD Domestic Water System is comprised of eight main pressure zones supplied by groundwater wells, treated surface water, and imported water. Some of the pressure zones are further divided into smaller pressure zones to optimize delivery. The water system includes reservoir storage throughout the system, booster pump stations, and pressure regulating valve (PRV) stations that transfer water between zones. CVWD’s water system includes disinfection facilities and two active treatment facilities to treat imported water from the State Water Project and water from the Cucamonga Canyon and Day/East Canyon tunnel sources. These facilities allow CVWD to treat and distribute potable water which complies with all state and federal safe drinking water regulations. Disinfection, not treatment, is required for water produced from Deer Canyon through Hermosa Tunnel because it is considered groundwater and meets State requirements. CVWD has developed a Domestic Water System Hydraulic Model of the entire water supply and distribution system. This model will be utilized by CVWD staff and/or consultants to properly size the facilities for each phase of the Plan, at developers’ cost. 4914-7670-8469.1 -302- Water Conservation. CVWD has a water shortage contingency plan in the event that the available supply falls below the demand levels. The District’s contingency plan incorporates seven stages that begins with Stage 1 action, where the district encourages water use efficiency and can escalate to Stage 7 action that would require users to reduce their water usage by 50% and eliminate all non-essential outdoor water in the event of a water crisis or catastrophic event. The water shortage contingency plan is outlined in the District’s 2015 Urban Water Management Plan. 6.4.3 Existing Supply System The closest existing water distribution infrastructure is located along the east, west, and south sides of the NA in the form of 16” mains in Milliken Avenue, Banyan Street, and Wilson Avenue; and the NA is within three major pressure zones: Zone 6, Zone 5, and Zone 4. Zone 6 is north of the Neighborhood Area, Zone 5 is generally north of Wilson Avenue, and Zone 4 is generally south of Wilson Avenue. 6.4.4 Proposed Supply System Preliminary analysis indicates that off-site improvements to the existing CVWD system will be required for reliable water delivery. These off-site improvements include a ~2 MG storage reservoir located in Zone 6, a 16-inch transmission main from the new storage to the NA and an interconnect between the new storage and the existing storage tanks to the east and west. The backbone water system is shown in Figure 6.4. At development stage, a more refined analysis should be performed to confirm the following: • Final elevation and grades; • Pipe corridors and sizes; • Storage volumes; • Connection points to off-site/on -site distribution piping; • Phasing. [FIGURE P. 330] Figure 6.4 Existing/Conceptual Water Network 4914-7670-8469.1 -303- 6.5 Wastewater 6.5.1 Goals, Policies & Programs The City of Rancho Cucamonga has identified the following goals and policies relating to the wastewater infrastructure in their 2010 General Plan: GOAL PF -6: Provide adequate and reliable wastewater collection and treatment facilities to meet current and future needs. Policy PF-6.1: Continue to ensure an adequate treatment and collection system capacity for Rancho Cucamonga’s wastewater that is conveyed to the Inland Empire Utilities Agency water reclamation facilities, while protecting water quality and public health and minimizing adverse impacts to the environment. Policy PF-6.2: Consult with the Inland Empire Utilities Agency and the Cucamonga Valley Water District (CVWD) to ensure that the treatment facility has sufficient capacity to meet future wastewater treatment needs. 6.5.2 Existing Collection Provider. The wastewater purveyor for the Neighborhood Area is the Inland Empire Utilities Agency (IEUA), which owns and operates wastewater treatment systems and trunk lines. The Cucamonga Valley Water District (CVWD) owns and operates local sewer lines that feed into IEUA’s trunks. The closest existing sewers occur along the southeastern and southwestern edge of the Neighborhood Area. To the east, an existing 8 to 12-inch sewer line extends along Day Creek Boulevard. To the west, an existing 10-inch sewer line extends along Milliken Avenue to the Neighborhood Area boundary. To the south, an existing 8-inch sewer extends to the Neighborhood Area boundary in Rochester Avenue. Based on preliminary analysis provided by CVWD, it appears that the existing sewers will be insufficient to convey the wastewater flows for the whole Neighborhood Area. See Figure 6.4 for existing d/D (flow depth/pipe diameter) approximate values. Furthermore, a preliminary model run was provided by CVWD by projecting 580 gpm peak flow rate into the Milliken line and 770 gpm into the Rochester line. See Figure 6.5. These analyses indicate that the Milliken line may already exceed recommended capacity south of Base Line Road, the Rochester line may already exceed recommended capacity south of Church Street, and the Day Creek line may already exceed recommended capacity south of Victoria Gardens Lane. 6.5.3 Proposed Collection The Neighborhood Area will require a grid main system and trunk main system within the Neighborhood Area to collect the newly generated wastewater as shown in Figure 6.5 and a trunk main extension 2.5 miles south to Foothill Boulevard utilizing the utility corridor running north-south. A 21-inch trunk main could carry the wastewater from the Neighborhood Area to an existing 27-inch CVWD trunk main with the necessary capacity to accept the wastewater flows. This trunk main 4914-7670-8469.1 -304- will provide for the full build-out and will provide CVWD with minimum of 2.78 c.f.s. capacity at a d/D of 0.5, which would assist the district with reducing the number of existing sewer mains that may be exceeding the d/D with values of 0.5 to 0.75 or higher. The proposed gravity sewer lines for the Neighborhood Area include 8-inch, 10-inch, 12-inch, 15-inch, 18- inch and 21-inch diameter piping. Pipe sizes and alignments identified in this study are for preliminary planning and estimating only. The proposed backbone pipe sizes are shown in Figure 6.5. The slopes of the wastewater system generally follow the slope of the proposed grades from north to south. Gravity pipelines running west to east were placed at a minimum acceptable slope to account for the relatively flat east-west grades, and to allow crossing of storm water pipelines. The north south grades provide sufficient slopes to meet velocity requirements. This wastewater analysis assumes a complete Plan build- out. CVWD is upgrading their sewer model of the existing wastewater collection system, so detailed analysis is not yet available. CVWD was able to provide an approximate analysis of existing trunk capacities, and the Plan’s impacts on those facilities. Therefore, the analysis of the capacity of the existing CVWD system, connection points, and collection capacity are based on best available, but approximate, information, which will need future refinement. 6.5.4 Recycled Water Cucamonga Valley Water District has indicated that a source of recycled water to serve the Plan Area is not currently available or planned. In order to ensure that the Plan Area is designed to utilize all available natural resources in a sustainable manner, all non-potable water uses shall be designed to accommodate and utilize recycled water if it should become available in the future. The City Engineer shall have the authority, but shall not be required, to waive this requirement if they deem such a design requirement to be infeasible. [FIGURE P. 332] Figure 6.5 Conceptual Wastewater Network 4914-7670-8469.1 -305- 6.6 Dry Utilities 6.6.1 Energy Provider. Electric power service for the Plan Area will be provided by the Rancho Cucamonga Municipal Utility (RCMU). The RCMU utilizes Southern California Edison’s (SCE) high-voltage transmission lines, which range up to 115 kilovolts (kv) in Rancho Cucamonga, and RCMU-owned lower voltage distribution lines, typically gauged at about 12 kv in the City and Sphere of Influence, which provide electricity to individual residences and other users. High voltage transmission lines passing through the Plan Area include two sets of SCE north-south high- voltage transmission lines along the easterly boundary of the Neighborhood Area, and SCE and Los Angeles Department of Water and Power (LADWP) line running east-west near the southerly edge of the Rural/Conservation Area, along Decliff Drive. Existing SCE lower voltage distribution lines are present in Wilson Avenue, Milliken Ave, and Banyan Street. RCMU will extend distribution lines to provide and maintain the Plan Area’s electrical facilities. To the extent developed with open space or public serving uses and not commercial uses, the utility corridor may provide density transfer within the Neighborhood Area to achieve a blended 8 dwelling units per gross acre across the Neighborhood Area (excluding acreage developed with commercial uses) consistent with the City’s General Plan and guidance from the California Department of Housing and Community Development. As development proceeds, above-ground power lines along Rochester Avenue and extending north of Banyan Street along Hanson Road will be undergrounded, as will power lines in all new streets and/or rear service lanes. 6.6.2 Natural Gas Provider. Gas service to the City of Rancho Cucamonga and the annexation area is provided by the Southern California Gas Company (SoCal Gas). Existing 6” gas mains are available along the project perimeter: along Wilson Avenue, Milliken Avenue, and Banyan Street. Multiple points of connection may be required by SoCal Gas to ensure system service redundancy. SoCal Gas will service and maintain the Plan Area’s gas facilities. 6.6.3 Telephone/Internet Provider. Telephone service to the City of Rancho Cucamonga is provided by Frontier California, Inc. Frontier offers high-speed internet and TV to residents and businesses within the City. Telephone lines are present in Milliken Ave and Banyan Street. Frontier will provide and maintain service to the Plan Area. As development proceeds, above-ground telephone lines along Rochester Avenue and extending north of Banyan Street along the access road to the former Hanson gravel mine will be undergrounded, as will power lines in all new streets and/or rear service lanes. 4914-7670-8469.1 -306- 6.6.4 Fiber Internet Provider. The Rancho Cucamonga Municipal Utility (RCMU) Fiber project with Inyo Networks will provide high speed internet as well as VolP and IPTV options through the RC Fiber Network. This service infrastructure will be provided within a joint trench with RCMU electric dry utilities. 6.6.5 Cable TV/Internet Provider. Charter Spectrum Communications provides cable television service to Rancho Cucamonga and the neighborhoods adjoining the Plan Area. Charter Communication has not provided facility maps at this time, but it is assumed that service would be extended from adjoining neighborhoods. 6.6.6 Solid Waste Provider. Solid waste disposal services in Rancho Cucamonga are provided by the Burrtec Waste Industries, Inc. under a franchise agreement. Solid waste collected from the City is hauled to the West Hills MRF in Fontana and is then transported to one of four landfills including El Sobrante (in Corona), Badlands (in Moreno Valley), Mid Valley (in Fresno) and Southeast Resource Recovery Facility (SERRF, in Long Beach). As defined by the General Plan, Solid Waste services and facilities will: • Encourage the use of recycled building and infrastructure materials in new public and private development; and, • Require commercial uses to provide dedicated space for the collection of recycled materials on site. Dry utility services throughout the Neighborhood Area will be provided through a backbone system illustrated on Figure 6.6. Dry utilities are generally constructed in a common trench within the street right- of-way or an adjacent easement. The final layout and design of the specific Plan Area will need to accommodate the linear dry utilities as well as ancillary features such as junction boxes, transformers, etc. [FIGURE P. 334] Figure 6.6 Conceptual Dry Utilities Network 4914-7670-8469.1 -307- 6.7 Schools 6.7.1 Public School and Services Public education services and facilities are provided to the City of Rancho Cucamonga by five school districts: the Alta Loma School District, the Cucamonga School District, the Central School District, the Etiwanda School District, and the Chaffey Joint Union High School District. The Plan Area is served by the Alta Loma, Etiwanda, and Chaffey Joint Union High School Districts. Portions of the Plan Area located west of Milliken Avenue are within the Alta Loma School District. Children within this area will attend Banyan Elementary School, located at Banyan Street and Milliken Avenue, and either Vineyard Junior High School or Alta Loma Junior High School, both located west of the Plan Area. Children living east of Milliken Avenue are within the Etiwanda School District. Children living between Milliken Avenue and Etiwanda Avenue attend Caryn Elementary School, located at the center of the Caryn Neighborhood to the south of the Neighborhood Area, and Day Creek Intermediate School, located just to the east of the Neighborhood Area on Day Creek Boulevard, just north of Wilson Avenue. Children living in the Rural/Conservation Area between Etiwanda Avenue and Cherry Avenue attend Etiwanda Colony Elementary School and Summit Intermediate School. High school students located west of Etiwanda Avenue attend Los Osos High School, while those located east of Etiwanda attend Etiwanda High School. For a complete list of public schools in the City of Rancho Cucamonga, visit www.cityofrc.us/residents/schools.asp. 6.7.2 Private Schools Public schools in Rancho Cucamonga are supplemented by seventeen private schools that provide early education to children of residents. For a complete list of private schools in the City of Rancho Cucamonga, visit www.privateschoolreview.com/california/ rancho -cucamonga [IMAGES P. 335] Banyan Elementary School Day Creek Intermediate School Rancho Cucamonga is home to the following college and university campuses and satellite programs that offer a wide range of degree levels in a number of professions. 6.7.3 Chaffey College Founded in 1883, Chaffey College, is one of the first colleges to be established in California. Its Rancho Cucamonga campus occupies 200 acres and is located about a half mile from the Plan Area. Chaffey College offers associate degrees, occupational certificates, and preparation for transfer to four-year colleges and universities to more than 18,000 students each year. For more information, visit www.chaffey.edu/ 4914-7670-8469.1 -308- 6.7.4 University of La Verne The University of La Verne Inland Empire Campus focuses on adult learners in the San Gabriel Valley and offers undergraduate programs in Business Administration, Child Development, Health Administration, Educational Studies, Organizational Management, and Public Administration. Graduate programs include Master of Business Administration for Experienced Professionals, Leadership and Management. For more information, visit www.laverne.edu/locations/inland- empire/ 6.7.5 University of Redlands The University of Redlands Rancho Cucamonga campus serves the Inland Empire’s rapidly expanding corporate corridor. Students pursue programs through the University of Redlands School of Business— including preparatory work, BS in Business, BS in Management, MA in Management and MBA—and the School of Education— including the Preliminary Teaching Credential (Single and Multiple Subject) and MA in Learning and Teaching. For more information, visit www.redlands.edu/meet-redlands/ regional-campus-locations/rancho- cucamonga-campus/ 6.7.6 California Baptist University Online California Baptist University Online and Professional Studies was established to respond to the very different needs of the “new normal” generation of students – the non-traditional student that balances professional and family responsibilities while advancing their education. For more information, visit www.cbuonline.edu/ops [IMAGES P. 336] Chaffey College Center for the Arts University of Redlands Rancho Cucamonga campus 4914-7670-8469.1 -309- 6.8 Emergency Services 6.8.1 Fire Protection and Emergency Response Most of the land within the Plan Area has been identified by Cal Fire as a very high fire hazard severity zone. The entire area of the EHNCP is within the Rancho Cucamonga Fire District’s designated Wildland-Urban Interface Fire Area (WUIFA). The region’s relatively high temperatures, low humidity, low precipitation, and Santa Ana winds throughout the year create conditions conducive to wildfires. Homes and businesses located close to this natural habitat increase the probability of human-caused fire. RCFPD has primary responsibility for structure fire suppression in the unincorporated areas north of the City and CAL Fire has primary responsibility for wildland fire suppression in these areas. The northern sections bordering the mountains are under Federal responsibility. However, upon annexation of properties as part of this project, all firefighting responsibility for these areas will shift to the Rancho Cucamonga Fire Protection District. The Rancho Cucamonga Fire Protection District provides vital fire and life safety services to residents, visitors and businesses in Rancho Cucamonga. Over 120 full- and part- time Fire District employees serve nearly 170,000 residents in a 50 square mile area. Fire, rescue, emergency medical, and hazardous materials incidents are coordinated through an on-duty Battalion Chief supervising cross-trained firefighter/paramedics and firefighter/emergency medical technicians (EMTs) responding from seven fire stations. The closest RCFPD fire station to the Specific Plan Area is Fire Station 175, the Banyan Fire Station, located on the western edge of the Plan Area at Banyan Street. Emergency Access & Evacuation Plan: Particularly for fire suppression operations, emergency access provided to the Plan Area by a network of existing and proposed public and private streets, and by existing/proposed multipurpose trails. Solid lines in Figure 6.8 represent existing and proposed public streets. Dashed lines represent existing paved and unpaved roads, including access roads along flood control channels and within electrical transmission line rights of way and easements, and proposed multipurpose trails. In recognition of the importance of this network for public safety and the risk of wildfire emergencies, the density and completeness of this emergency access and evacuation network within the Etiwanda Heights Neighborhood Area is significantly higher than in other areas of the Foothill Neighborhoods. Rancho Cucamonga Station 175. As part of the Precise Neighborhood Plan process for the initial phases of development, the Master Developer shall prepare and submit to the Fire Marshal for review and approval, a Master Fire Protection Plan. The content of that document will be as directed and determined by the Fire Marshal, including but not limited to: • Precise mapping and description of all fuel modification buffers surrounding the Neighborhood Area. • The Master Landscape Plan, defining the types and sizes of plant material proposed within streets, parks and other open spaces. 4914-7670-8469.1 -310- • Confirmation of building codes and standards applicable to all structures within the Neighborhood Area. • An Emergency Access Plan, defining street network design and operational measures to ensure that firefighters and fire fightingfirefighting equipment have unrestricted access to the Plan Area. • A Fire Hazard and Risk Assessment is required prior to tract map or development application approval. • An Evacuation Plan, per Fire District Standard 49-1, defining street network design and operational measures to ensure that within an acceptable period of time occupants of the Plan Area can be safely evacuated in case of a wildfire, seismic or other emergency. The plan shall include measures such as, but not limited to, limitations of on-street parking on “red flag days”, contingency plans for one-way operation of key streets during an evacuation emergency, and other measures as may be deemed necessary by the Fire Marshal. • Other elements as required by the Fire Marshal. [FIGURE P. 338] Figure 6.8 Master Plan of Emergency Access 6.8.2 Police Protection Since incorporation in 1977, law enforcement services in the City of Rancho Cucamonga have been provided through a contract with the San Bernardino County Sheriff’s Department. The Rancho Cucamonga Police Department station is located at the Civic Center, approximately three miles away from the Plan Area. [LEGEND] Existing Paved Public Roadways Existing Unpaved Access Roadways Proposed Primary Access Roadways [IMAGE P. 388] Rancho Cucamonga Police cruiser. 4914-7670-8469.1 -311 - 7. Implementation Introduction This Chapter outlines strategies and procedures to facilitate development of the Plan in a collaborative and organized manner. Specifically, this Chapter includes a discussion of overall phasing, a conservation strategy, financing mechanisms, procedural steps for implementing the Plan, and implementation actions. Achieving significant open space and habitat conservation in conjunction with an active, healthy living environment is the foundation of the Plan. To implement this, Chapter 7.4 describes a conservation strategy and transfer of development rights program intended to be mutually beneficial to future developers of the Neighborhood Area and private property owners in the Rural/Conservation Area. Another core goal of the Plan is the integration and coordination of the public realm and each increment of private development - to ensure a high quality, seamless human scale environment from the home to the street to the park or the store and back. Procedures and actions for ensuring these goals are provided in this Chapter. This Chapter Covers 7.1 Purpose and Applicability 339 7.2 Regulatory Approach 340 7.3 Phasing 341 7.4 Conservation and Transfer of Development Rights 343 7.5 Infrastructure and Public Facilities 349 7.6 Financing Plan 351 7.7 Authority, Amendments, and Approvals 354 7.8 Implementation Actions 356 Chapter 5 includes development standards and design guidelines for streets and their public frontages, trails, parks and other public open spaces, focusing on the physical environment that they create within the Neighborhood Area and Rural/Conservation Area. Chapter 6 presents the street network, trail network, and public open space network as infrastructure systems that connect to, complete, and extend existing infrastructure systems as the organizing framework and infrastructure backbone of the Plan. Chapter 7 - Chapter 7.5 in particular - provides general direction for the implementation and financing for these systems, including the capital costs and ongoing maintenance and operational responsibilities and costs. The final design for all systems and more detailed assignment of financial and maintenance responsibilities will be defined at the time of approval of final subdivision map(s) and public improvement plans. 4914-7670-8469.1 -312- 7.1 Purpose and Applicability Pursuant to Government Code §65450 – 65457, Specific Plans, this Chapter addresses necessary measures to implement the Plan. The implementation strategies, procedures, and actions set forth in this Chapter are intended to ensure the development of Plan area is in accordance with the City’s General Plan, State law, and the community-driven goals expressed in this Plan. The responsibilities and authorities for implementing and administering the Plan are also identified in this Chapter, including responsibilities for capital improvements construction, financing, and maintenance. Additionally, the procedures that govern development within the Plan area, including both the Neighborhood Area and Rural/ Conservation Area are included. According to California Planning, Zoning and Development Laws (Government Code Section 65450- 65457), a Specific Plan shall include: • The distribution, location, and extent of land uses, including open space, within the area covered by the plan. • The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. • Standards and criteria by which development will proceed, and standards for the conservation development, and utilization of natural resources where applicable. • A program of implementation measures including regulations, programs, public works projects, and financing measures to carry out paragraphs 1, 2, and 3 (above). 7.2 Regulatory Approach The procedures, regulations, standards, and specifications described in the Plan supersede any conflicting portions of the City’s Municipal Code. Where a development regulation or requirement is not addressed in the Plan, the City’s Municipal Code and/or other applicable law shall control. This Plan applies to all lands within the Plan area. All development proposals within the Plan area boundaries must be consistent with the Plan, the General Plan, and City’s Municipal Code unless superseded by this Plan. The development standards presented in this Plan are mandatory. 4914-7670-8469.1 -313- 7.3 Phasing Property Ownership At the time of Plan adoption, the Plan area includes privately and publicly-owned property. Land owned by the San Bernardino County Flood Control District and located in the NA, which has been declared surplus, will be transferred into private ownership for development of the NA, consistent with the Plan. Approximately 1,341 acres in the Rural/Conservation Area are privately owned. Chapter 7.4 (Conservation Strategy and Transfer of Development Rights) outlines the strategy which encourages the conservation of privately-owned lands in the Rural/Conservation Area; however, privately- owned property in the Rural/Conservation Area may be developed, consistent with the Plan. The balance of the property within the Rural/Conservation Area, approximately 2,262 acres, is publicly owned (e.g., County of San Bernardino, County Service Areas 70 and 120, San Bernardino Flood Control District, the City, etc.) or conserved. Publicly-owned properties in the Rural/ Conservation Area are not expected to be developed or transferred into private ownership, except for conservation purposes. Phasing Phasing of the Plan is designed to meet the following objectives: 1. Orderly build-out of the community based upon market and economic conditions. 2. Provision of adequate infrastructure and public facilities concurrent with development of each phase. 3. Protection of public health, safety, and welfare. The Neighborhood Area is anticipated to develop in phases over approximately 13 years, including entitlement and construction. The phase numbers (Figure 7.3)sub areas correspond to an anticipated sequence of Neighborhood Area development, with development of land in Phase 1 expected to occur relatively early, as Phase 1 is adjacent to existing streets, infrastructure, and utilities. The exact makeup of each phase will be approved as part of the tentative map and precise plan approval process. The order, however, of phased development may change over time, and individual phases may overlap or develop concurrently. A summary of the distribution of dwelling units, commercial square footage, and acreages for parks by phase is in Table 7.3 (Phasing Summary). Sub-areas that have no development potential are Sub -area 10, which encompasses a utility easement, and Sub -area 12, which encompasses the North Etiwanda Preserve, has no development potential. Tentative map, phased final map, improvement plan, and building permit approvals will be required for development (see Chapter 7.7, Authority, Amendments, and Approvals). Each of these plans, maps, and permits are subject to City review and approval. Phased infrastructure improvements, as required and approved by the City Engineer to support each phase, will be installed by the Master Developer/Builder or Neighborhood Builder(s)/Developer(s). Development phasing will occur as appropriate levels of infrastructure, community facilities, and open space dedications are provided. 4914-7670-8469.1 -314- [FIGURE P. 342] Figure 7.3: Phasing/Regulating Plan [TABLE P. 342] TABLE 7.3 PHASING SUMMARY PHASE 1 2 3 4 5 6 7 8 9 NA Total RCA Total GRAND TOTAL Baseline -Max w/o TDR 110 120 150 515 444 430 263 14 653 2,700 100 2,800 Max w/ TDR 156 165 165 600 474 455 281 14 690 3,000 0 3,000 Commercial Square Feet - - - - - 148,569 18,277 - 13,154 180,000 - 180,000 Parks Acres 2.25 3.5 15.1 9.3 7.5 8.5 4.5 30 11 85.15 - 85.15 Acres 33 50 117 117 90 87 46 49 201 790 3,606 4,393 Notes: • Commercial square footage includes the joint use public facility. • All units in the Rural/Conservation Area are located in Sub-areas 11 and 13. Sub-areas 11 and 13 are anticipated to develop based on individual actions and timing of Rural/Conservation Area property owners. • Max w/ TDR: Unit counts may change consistent with the Conservation Incentive Transfer of Development Rights (TDR) Program described in Chapter 7.4. These numbers reflect the maximum development, which includes both the base development plus the maximum number of transferred units. • TDR units that are not used in a prior phase(s) may roll over to a future phase to the extent they meet the standards of the Regulating Plan and do not exceed the maximums specified. In such cases additional environmental review may be needed. • Totals may not sum due to rounding. 7.4 Conservation Incentive and Neighborhood Area Transfer of Development Rights Purpose and Background As described in Chapters 1.5 (Guiding Principles) and 3.3 (Rural/Conservation Area), the Plan seeks to maximize open space and prioritize habitat conservation in the Rural/ Conservation Area through a complementary strategy with Neighborhood Areaclustered development. This strategy aims to generate funding from Neighborhood Area development for the permanent preservation and ultimate restoration and long-term maintenance and management of lands in the Rural/Conservation Area. A key priority of this strateg y is the conservation of lands adjacent to the existing North Etiwanda Preserve and other preserved 4914-7670-8469.1 -315- open spaces to provide larger contiguous conservation areas and habitat linkages. Importantly, this conservation strategy is to be accomplished without placing new tax burdens on existing residents, who have strongly opposed additional taxes. It is anticipated and encouraged that mitigation banks may be established within the Rural/ Conservation Area to produce credits that can be sold within the region to mitigate impacts from development to fund conservation within the Rural/ Conservation Area. To incentivize permanent preservation of the maximum amount of open space and habitat, this section establishes a Transfer Development Rights (TDR) program that allows for the transfer of density from the Rural/Conservation Area to the Neighborhood Areaother Plan Areas. Any density transfers within the Rural/Conservation Area would require density clustering to preserve as much of the Rural/Conservation Area as possible. This TDR program incentive would be in addition to existing tax credits or other incentives that land owners may be eligible for when voluntarily reducing development rights on their property. The Rural/ Conservation Area includes approximately 2,463 acres of land that are not permanently conserved (see Figure 4.2 Rural/Conservation Area Land Ownership Pattern). Of those, 1,253 acres are in private ownership and not conserved, and are the focus of the Conservation Incentive TDR Program. The City currently implements a TDR program for hillside development consistent with Municipal Code 17.52 (Hillside Development), specifically 17.52.040 (Transfer of development credits) and 17.52.050 (Transfer process and provisions as well as a TDR program for all other sites consistent with Municipal Code Chapter 17.77 (Transfer of Development Rights). While the Conservation Incentive TDR Program is tailored to this Plan, it applies similar concepts and approaches as the City’s existing Municipal Code. 7.4.1 Conservation Incentive TDR Program The Conservation Incentive TDR Program allows for the transfer of residential density from privately- owned properties in the Rural/Conservation Area to the Neighborhood Areaother Plan Areas when development rights are voluntarily extinguished from privately-owned Rural/ Conservation Area property in exchange for financial or other negotiated compensation to the Rural/Conservation Area property owner. The TDR program seeks to preserve landowners’ asset value by moving the right to build a residential dwelling unit(s) from the Rural/Conservation Area where development is not desirable (e.g., for environmental reasons) to a location with the Neighborhood Area or clustered development within the Rural/Conservation Area where development will take place under the Plan. Based on the Plan and existing site constraints the development potential of the private properties in the Rural/Conservation Area has been projected to be up to 100 dwelling units. The properties within the Rural/Conservation Area which contain this residential development potential varies greatly from small 1 acre lots to parcels exceeding 100 acres, with wide-ranging site conditions and access, accordingly, the development rights and property values are also very wide-ranging. The Plan also sets forth a wide-ranging set of development product types in the Neighborhood Area which also have varying property values and returns on investment to the developer/builder. To incentivize the permanent preservation of the maximum amount of open space and habitat and to provide flexibility to equalize the values differences between the receiving Neighborhood Areadevelopment areas and the sending Rural/Conservation Area a global transfer ratio of 3:1 is set forth in the Plan. However, it must be noted that this 3:1 transfer ratio that applies to the Plan, does not apply to any particular sending or receiving parcel. Particular sending parcels may have limited development potential and lower value and the transfer ratio accordingly maybe lower, and other sending parcels may 4914-7670-8469.1 -316- have significant development potential and higher values and the transfer ratio maybe significantly higher. Also, the amount developers/builders will be willing to pay for additional units under the TDR program will vary by subarea and by product type allowed within the Plan. The actual equalization ratio (“transfer ratio”) shall be based on the actual value of the sending sites development rights based on an appraisal and the modeled development value by product type to the developer/builder net of TDR processing and administrative cost (including conservation management endowment). The equalization ratio to be set administratively by the TDR Authority on a case by case basis, with adjustments allowed overtime to better meet the objectives of the Plan. To implement the value equalization two -hundred (200) development credits are allocated under the Plan to the TDR Authority for distribution in conjunction with transfers of the development rights of the above noted 100 dwelling units from the Rural/Conservation Area to the Neighborhood Areaother Plan Areas. To maximize contiguity of preserved open space, a multiplier may be applied to incentivize the transfer of density from priority areas, such as properties abutting (i.e., touching) existing permanently preserved areas (e.g., North Etiwanda Preserve) or properties with high habitat value. The priority areas and density multipliers shall be determined by the City or a qualified entity established by the City (“TDR Authority”), and may change over time or based on the circumstances of the requested density transfer (see Eligibility for Density Transfer). Determination of Density for Transfer The value of the development rights that may be transferred from a Rural/Conservation Area parcel to a Neighborhood Area phase/sub-areaother Plan Areas shall be based the number of residential dwelling units that could be developed on the Rural/Conservation Area parcel considering the maximum density allowed based on the regulating zone, slope, and other publicly available information on the property’s environmental constraints (e.g., fault zone, wildfire and Wildland-Urban Interface (WUI), riparian or streambed environs, flood zone, etc.). The development rights value shall be based on whole dwelling units. Fractional/decimal results of calculations for the number of residential units that could be developed shall be rounded down to the next lowest whole number. The value of the property and the development rights shall be determined by an appraisal. Timing of Density Transfer Transfers of Development Credits under this Program must occur prior to subdivisionas part of the Neighborhood Area phase/ sub-area to ensure the subdivision maps are prepared consistent with the maximum allowed densitydevelopment applications for such development areas receiving Development Credits. Eligibility for Density Transfer Transfers of Development Credits may allow for greater density than would otherwise be allowed in a Neighborhood Area phase/sub- area Baseline (see Table 7.3A, Phasing Summary), but the total overall Plan density shall not be exceeded. A “development credit” is a potential entitlement to construct one residential unit above the Baseline set forth in Table 5.3 Total Dwellings for the Sub-area without TDR for 4914-7670-8469.1 -317- which the development credit is being transferred. Table 5.3 specifically states the Maximum Units for the Sub- area with TDRwithout such transfer. Prior to the identification of the Master Developer/Builder, the TDR Authority may serve as the buyer of development credits. Development credits would be purchased at market value or other value as legally negotiated or established by the TDR Authority from any willing seller in the Rural/ Conservation Area. If the TDR Authority purchases development credits, those development credits may be offered at legally negotiated value to the Master Developer/ Builder. Once a Master Developer/Builder is identified, the Master Developer/Builder may also serve as the buyer of development credits. Development credits would be purchased at market value or other legally negotiated value from willing sellers in the Rural/Conservation Area. 4914-7670-8469.1 -318- These Transfers of Development Credits are market- based transactions of development rights from the Rural/ Conservation Area. Rural/Conservation Area landowners act as voluntary sellers of development credits with the number of development credits determined by the City (see Determination of Density for Transfer). An appraisal of the Rural/Conservation Area parcel(s) will determine the value; however, the purchase price will be based on the buyer’s willingness to pay for the development credits (e.g., TDR Authority’s determination of Rural/Conservation Area parcel(s) conservation value/ priority and Master Developer/Builder’s pro forma for Neighborhood Area phase/sub-area). A market-based price for each transaction will be negotiated between the seller (Rural/Conservation Area landowner) and the buyer (TDR Authority or Master Developer/Builder). Furthermore, associated TDR transaction and long-term management costs of the Rural/ Conservation Area parcel(s) will be factored into decision- making process (see Density Transfer Process). Nothing in this Plan commits or obligates the City, TDR Authority, or the Master Developer/Builder to buy any development credits at any time. Density Transfer Process The following steps are required to ensure an efficient transfer of density process: 1. The Rural Conservation Area private property owner which is interested in selling their development rights or the entire property files an preliminary site review application and Preliminary Title Report (PTR) with the City / TDR Authority, including payment of application processing fees. 2. The City reviews the application and Preliminary Title Report (PTR), and provides the property owner the publicly available site constraint and zoning information (Site Information Sheet). This information will note the number of residential units which could be developed on the Rural/ Conservation Area parcel(s) under the zoning of the property and the particular development constraints which are known for the property. 3. The Rural Conservation Area private property owner then selects an appraiser from the TDR Authorities list of qualified development rights appraisers. The property owner provides the appraiser the Site Information Sheet and the Preliminary Title Report (PTR) for use in preparing the appraisal. 4914-7670-8469.1 -319- [IMAGE OF TDR VALUE EQUALIZATION/BALANCING P. 345] TDR Value Equalization/Balancing 4. The appraiser conducts a development rights appraisal and provides the property owner an opinion of value of the property, noting the property’s value of the development rights and what residual value which would remain upon removal of the development rights. 5. The property owner approves the appraisal and submits it to the TDR Authority. If the property owner rejects the appraisal, the property owner may select another appraiser from the TDR Authority Qualified Appraiser List. The second appraiser shall conduct a review appraisal. 6. Upon receipt and approval of by the Rural Conservation Area private property owner of the review appraisal it shall be submitted to the TDR authority. 7. The TDR Authority will notify the Master Developer and any builders within the NeighborhoodPlan Area that a property owner has submitted a property for development rights acquisition under the TDR Program. 8. Developers / Builders shall submit offers of what they are willing to pay for one addition unit, specifically noting the particular type of product which the additional development credit would apply. 9. The Conservation Area Land Manager will determine and provide the TDR Authority an estimate of what the long-term conservation management cost of the conserved property (Endowment Costs). 10. The TDR Authority will review the “Developers Willingness To Pay” and the City Manager or designee shall issue a determination of how many development credits the subject Rural Conservation Area property will be allocated to equalize the values between the appraised development rights value of the offered Rural Conservation Area property and the value of an additional unit(s) to the builder/developer taking into account reimbursement of the applicant fee, Preliminary Title Report (PTR), appraisal cost, processing fees and required long-term management endowment. Planning Commission and City Council review and approval is not required. 4914-7670-8469.1 -320- 11. Payment of any fees due to the City (TDR Authority) and Land Manager, including endowment funds for the long-term management of the Rural/ Conservation Area parcel(s) shall be made in escrow prior to closing. 12. Upon closure of the transaction the TDR authority will issue a Transfer of Development Credit Certificate to the Developer/Builder which can be applied to the particular product type in a future phasereceiving parcel within the NeighborhoodPlan Area. 13. Execution of the density transfer through the following instruments to the satisfaction of the City: a. Notice recorded against the Rural/Conservation Area parcel that extinguishes the development rights (e.g., deed restriction) but does not preclude future use of the Rural/Conservation Area parcel for habitat mitigation, or fee title transfer of the Rural/Conservation Area parcel to the City (TDR Authority) or Land Manager; b. If only a portion of the Rural/Conservation Area parcel’s density is proposed to be transferred, a lot line adjustment or legal description shall be recorded delineating the portion of the Rural/Conservation Area parcel that has no development rights; and c. The City’s index and official records of density transfers subject to this Plan, shall be updated to list the density transfer (APN, number of development credits, date, etc.), including instruments documenting the transfer (e.g., deed restriction, conservation easement, lot line adjustment, etc.). The City shall be party to all required legal instruments. Legal instruments not specifically identified may be used in- lieu of those identified if the City Attorney determines that the other legal instrument is appropriate and achieves the same intended outcome. The Master Developer/Builder may only exercise the right to a development credit(s) after the required instruments are executed consistent with this section, a tentative map that reflects the transferred density has been reviewed and approved by the City, and the Master Developer/Builder has paid market value, or other amount as legally negotiated for the development credits. The Master Developer/Builder shall execute the right to a development credit(s) no later than the time of subdivision map review and approval. Development of the Neighborhood Area will be phased, and the Master Developer/Builder is anticipated to exercise his or her right to development credits in an incremental manner, corresponding to development phases. The City shall keep its official density transfer records current, identifying where development credits have been transferred (i.e., Neighborhood Area phases/sub-areas that were the receiving sites for development credits), and the current available development credit balance. Originals of these records shall be kept by the City Clerk. This will enable the City to monitor overall dwelling units entitled and constructed in the Neighborhood Area to ensure the total overall Plan density is not exceeded. 4914-7670-8469.1 -321- Administration and Management If a mitigation bank is established, the terms and provision of the mitigation bank shall govern the management of the land within such bank. A qualified entity or entities, such as the Inland Empire Resource Conservation District (IERCD), would be named by the City as the Land Manager to be responsible for long-term conservation management of any permanently preserved Rural/Conservation Area land. Established and qualified conservation Land Managers operating in the Rural/Conservation Area and immediate vicinity may be deemed Land Manager(s) of newly preserved lands by the City, subject to the conditions established for the Land Manager(s) in this Plan and by the City. The Land Manager(s) would own Rural/Conservation Area land transferred by fee title to the Land Manager(s), and/or would otherwise be granted easements to access, restore (if needed), manage, and monitor (as needed) all land in the Rural/Conservation Area that becomes preserved through the Conservation Incentive TDR Program. The Land Manager’s activities and operations are expected to be funded through the establishment of an endowment, which may occur through payments or fees associated with the Conservation Incentive TDR Program, and/or through the development of alternative funding mechanisms, such as a Community Facilities District (CFD) administered by the Land Manager (see Chapter 7.6, Financing Plan). The opportunity for trails and recreational access to, along, and/or within permanently preserved open space is significant, but would be subject to environmental constraints and appropriate control and management. The Land Manager(s) shall provide and manage recreational/ educational access to limited areas of the Rural/ Conservation Area in a manner that ensures protection of habitat resources consistent with the conservation objectives of this Plan and any legal restrictions. Land Manager(s) shall oversee the development and implementation of a Long-Term Conservation Management Plan (“CMP”) for the permanently preserved lands in the Rural/Conservation Area. The CMP shall implement the deed restrictions recorded against Rural/Conservation Area parcels as a result of density transfers, as well as other conservation easements as appropriate. The CMP may include, but is not limited to, discussion of the following: • Conservation and habitat management goals and/or priorities. • Recreational use and educational access as appropriate. • Third party oversight of the Land Manager(s). • Other issues as described in Chapter 3 (Conservation Plan). The CMP shall be updated when new properties are added to the Land Manager(s)’ responsibility. An Annual Fiscal Year Work Plan shall also be developed by the Land Manager(s) which will include an annual budget and work program that implements the CMP. This will include a description of tasks to effectively manage their endowment and address requests to perform supplemental work efforts. The Annual Work Plan and budget shall be developed and provided to the City on a fiscal year basis. 7.4.2 Neighborhood Area TDR Program 4914-7670-8469.1 -322- As distinguished from the Conservation Incentive TDR Program, the Neighborhood Area Transfer of Development Rights Program (“Neighborhood Area TDR Program”) allows for the streamlined transfer of permitted development density to and from residentially-designated properties located within the greater Neighborhood Area on a unit-by-unit basis utilizing the City’s existing Major Design Review or Tentative Map procedures set forth in Rancho Cucamonga Municipal Code Section 17.20.040 or 16.16.100 respectively. The Major Design and Tentative Map review processes are discretionary, with the Planning Commission required to make findings and impose conditions. In addition, the findings listed below are necessarily discretionary. All approved transfers shall be documented in a Development Rights Transfer Agreement to be recorded against the respective properties and tracked via a City-maintained publicly accessible online Transfer of Development Rights Tracking Log. The transfer of development rights from properties located in the Rural/Conservation Area to properties in the Neighborhood Area shall be governed by the Conservation Incentive TDR Program set forth above in Section 7.4.1 of this Specific Plan whereas the transfer of development rights to and from residentially- designated properties located within the Neighborhood Area shall be subject to the Neighborhood Area TDR Program described in this Section 7.4.2. Definitions The following definitions shall apply for purposes of this Neighborhood Area TDR Program: “Density Transfer Bank” shall mean the system of receiving and assigning units by the City of Rancho Cucamonga, Planning Department, as part of the Major Design Review for each development on Sending Sites and Receiving Sites for which Development Rights are requested to be transferred. “Development Rights” shall mean and refer to the permitted residential units authorized by the General Plan and this Specific Plan. “Receiving Site” shall mean and refer to a property eligible to receive transferred Development Rights, provided that its proposed intensity remains consistent with the General Plan and Specific Plan limits. “Sending Site” shall mean and refer to property eligible to transfer permitted Development Rights to a Receiving Site in accordance with this Neighborhood Area TDR Program. “Major Design Review” shall mean and refer to an application required by Rancho Cucamonga Municipal Code (RCMC) Section 17.20.040. “Tentative Map Review” shall mean and refer to an application required by RCMC Section 16.16 “Development Application” hereunder shall mean and refer to an application for a Major Site Plan Review or a Tentative Map Review, which shall serve as the approval mechanism for density transfers pursuant to this Specific Plan Section 7.4.2. Applicability This Neighborhood Area TDR Program applies to all residentially-designated properties located within the Neighborhood Area of the Specific Plan, subject to compliance with the protocols and procedures set forth below. No units may be transferred out of the Neighborhood Area to the Rural Conservation Area or to any area outside the Etiwanda Heights Neighborhood and Conservation Plan. 4914-7670-8469.1 -323- Eligibility and Criteria Transfers of development rights pursuant to this Neighborhood Area TDR Program shall meet the following criteria: A. Both Sending Sites and Receiving Sites must be located on properties (i) designated for residential development and (ii) located within the Neighborhood Area of the Specific Plan. B. Transfers are permitted subject only to (i) compliance with the Major Design Review application procedures set forth in RCMC Section 17.20.040 or the Tentative Map application procedures set forth in ; (ii) compliance with the terms and conditions set forth herein in RCMC Section 16.16; and (iii) confirmation that no new significant environmental impacts would occur as a result of the unit transfer beyond those impacts analyzed in the existing General Plan and Specific Plan EIRs, respectively. C. Transfers shall not require public hearing or noticing, but must be submitted concurrent with the planning area Major Design Review procedures set forth in RCMC Section 17.20.040 or Tentative Map procedures set forth in RCMC Section 16.16. D. The Density Transfer Bank for the Neighborhood Area will be created, tracked and managed by the City of Rancho Cucamonga, Planning Department. An applicant may request units be deposited into the Density Transfer Bank from a Sending Site as part of an application for a Major Design Review for the Sending Site. Once deposited into the Density Transfer Bank, those units may be withdrawn and transferred to another Receiving Site in the Neighborhood Area as part of an application for a Development Application on a Receiving Site. Implementation of Neighborhood Area TDR Program Application Transfers of development rights pursuant to this Neighborhood Area TDR Program shall be requested through a Development Application pursuant to RCMC Section 17.20.040 or 16.16, as applicable, identifying: (1) Sending Site(s)and/or Receiving Site(s) (2) Total number of development rights to be transferred (dwelling units). (3) Demonstration of General Plan and Specific Plan consistency and absence of new significant environmental impacts. (4) The allowed gross density of 8 du/acre, the actual gross density of the plan as submitted, and the difference per acre. (5) If for a Development Application for a Sending Site, the actual calculation of the difference per acre multiplied by the number of acres for the total number of units that may be transferred into the Density Transfer Bank, or in the case of a Development Application for a Receiving Site, the final gross density with the requested transferred units. 4914-7670-8469.1 -324- (6) If for a Development Application for a Receiving Site, any transfer of Development Rights requested from the Density Transfer Bank, including how many units are being requested and which particular units in the bank are being requested for transfer, by reference to the Development Application number assigned by the Planning Department for the development of the Sending Site that was used to place the sending units into the Density Transfer Bank. Review and Approval Any notice shall be provided pursuant to the Development Application; separate and distinct notice of the TDR shall not be required. After noticing, the Planning Commission shall review the application and approve the TDR request provided the following findings can be made: (1) The number of dwelling units eligible to be transferred from a Sending Site shall not exceed an amount equal to the difference between the gross number of dwelling units that could be developed on the Sending Site and the net number of dwelling units that could be developed on the Sending Site after factoring in the public streets, trails, parks, and other public improvements required under this Specific Plan. For example, if a gross of 10 units may be built on a Sending Site, but only 8 units can actually be built due to land dedicated for a public park on the Sending Site, then 2 units are eligible to be transferred to a Receiving Site under this Neighborhood Area TDR Program. (2) The transfer will not exceed the maximum permitted development intensities established by the General Plan and Specific Plan provided that under no circumstances shall the density of the Receiving Site exceed a maximum of 29 units per acre. (3) The transfer will not create new or substantially more severe environmental impacts beyond those analyzed under the existing General Plan and Specific Plan EIRs, respectively. (4) The Receiving Site is physically suitable for the proposed increased density and adequate infrastructure and capacity exists to support the proposed development intensity at the Receiving Site. (5) The increased development potential transferred to the Receiver Site will be compatible with surrounding development and will not create abrupt changes or inconsistencies in scale or character with the surrounding area, including with respect to building heights. This compatibility finding shall only apply to sites located immediately adjacent to one another and sharing a property line. It shall not apply to a density transfer for the future development of a Receiving Site that is located across a public roadway from an existing development with lower density or building heights. The rules and regulations governing development, including fees, applicable to any transferred unit shall be those in effect at the time the transferred unit is developed and not at the time of transfer, unless otherwise required by state law. The development rights associated with any transferred unit shall expire ten years from the date that the Development Rights Transfer Agreement is recorded against the Receiving Site if not utilized on the Receiving Site. Recordation and Tracking of Neighborhood Area TDR Program Density Transfers 4914-7670-8469.1 -325- Execution and Contents of Development Rights Transfer Agreement Upon City approval of a Development Application that includes a density transfer, a Development Rights Transfer Agreement (“Agreement”) shall be prepared by the applicant, reviewed and approved by the Planning Director and the City Attorney, and executed by the owners of either the Sending Site(s) and/or Receiving Site(s), as applicable to the Development Application. This Agreement shall be recorded with the San Bernardino County Recorder’s office against the titles of the properties subject to the Agreement prior to issuance of building permits for the Receiving Site. The Agreement shall, at minimum, include: (1) Legal descriptions and assessor parcel numbers (APNs) of the sending and receiving sites. (2) Names, addresses, and signatures of the property owners of the respective Sending Site(s) and Receiving Site(s). (3) Specific identification of the type and quantity of development rights being transferred, clearly stated as either dwelling units, floor area ratio (FAR), or another measure as approved by the City. (4) A detailed calculation of the remaining development rights available on the Sending Site following the transfer, explicitly stating what remains available for future development. (5) A detailed calculation of the new total available development rights on the Receiving Site following the transfer, specifying both the previously available rights and those newly acquired through transfer. (6) A reference to the Development Application approval number associated with the City’s approval of the transfer pursuant to RCMC Section 17.20.040 or RCMC Section 16.16. (7) Provisions clarifying that transferred development rights shall be permanently relinquished from the Sending Site upon recordation of the Agreement, and thereafter permanently vested in the Receiving Site. (8) A provision addressing the ten-year expiration of the transferred development rights. Neighborhood Area TDR Program Tracking Log As part of the Density Transfer Bank, the City of Rancho Cucamonga Planning Department shall establish and maintain a publicly accessible Transfer of Development Rights Tracking Log for the Neighborhood Area TDR Program (“TDR Tracking Log”). The purpose of this log is to ensure transparency, clarity, and ease of verification regarding all approved development right transfers within the Specific Plan’s Neighborhood Area. The TDR Tracking Log shall be updated by Planning Department staff within ten (10) business days following approval and recordation of each transfer. The TDR Tracking Log shall include the following information for each recorded transfer: (1) Date of approval by the City. (2) The Development Application approval number for the transfer. 4914-7670-8469.1 -326- (3) Assessor parcel numbers (APNs) and addresses for both the Sending Site(s) and Receiving Site(s). (4) Names and contact information for owners or owner representatives of both the Sending Site(s) and Receiving Site(s) at the time of transfer(s), as applicable. (5) Type and precise quantity of development rights transferred, clearly indicating if the rights are expressed in dwelling units, FAR, or another approved measure. (6) Total development rights remaining available for future transfer or development at the Sending Site following each transaction. (7) Updated total development rights available at the Receiving Site, clearly distinguishing previously existing rights and newly acquired rights through the transfer. (8) Reference to the recorded document number for the Development Rights Transfer Agreement as recorded with the County Recorder’s Office. Annual Review and Reporting The Planning Department shall conduct an annual review of the TDR Tracking Log to ensure ongoing accuracy and compliance with the General Plan, Specific Plan, and applicable provisions of the City Zoning Code. The findings of this annual review shall be summarized in a brief annual TDR report, which will be presented to the Planning Commission and City Council on a public agenda in Quarter 1 of each calendar year, to receive and file only, and then be made publicly available through the City’s website. Public Accessibility The TDR Tracking Log shall be accessible to the public at all times via the City’s official website and in person upon request at the Planning Department. Staff shall ensure that the log is maintained in a clear, understandable, and user-friendly format, facilitating straightforward public verification and transparency of all development rights transfers within the Specific Plan’s Neighborhood Area. 4914-7670-8469.1 -327- 7.4 7.5 Infrastructure and Public Facilities This section provides an overview of the anticipated implementation and responsibilities for the infrastructure and public facilities required to support the Plan. Development of the Neighborhood Area will require the extension of existing backbone infrastructure and facilities into the various phases of the Plan area to provide water, wastewater disposal, storm drainage, roads, public utilities, public safety services, and solid waste services. The Master Developer/Builder is responsible for providing the infrastructure improvements necessary to serve the Plan area, which are described in Chapter 5 (Infrastructure and Public Services). The City may require the Master Developer/ Builder to construct the joint use public facility and dedicate it to the City, or the City may require an alternative agreement (e.g., Master Developer/Builder dedicate the land to the City and the City construct the facility, etc.). Table 7.5 , provides infrastructure costs estimates based on the conceptual street network and block pattern within the Neighborhood Area. These cost estimates do not include the costs of all in-tract and other subdivision-specific improvements, which are assumed to be independently financed by tract developers (Neighborhood Developers/ Builders) during each development. All infrastructure cost estimates are reported in 2019 dollars and are included for the purpose of scoping financing approaches appropriate to the project scale (see Chapter 7.6 Financing Plan). Infrastructure associated with development in the Rural/ Conservation Area shall be the responsibility of the private property owner and shall be established through the City’s development application and review process. [TABLE P. 349] TABLE 7.5 INFRASTRUCTURE IMPROVEMENT COST ESTIMATE ITEM TOTAL Rough Grading $22,000,000 Storm Drain System $17,000,000 Sanitary Sewer System $15,000,000 Water Distribution System $27,000,000 Street Improvements $31,000,000 Dry Utilities $35,000,000 TOTAL $147,000,000 Notes • Infrastructure cost estimates are reported in 2019 dollars, and are static (e.g., not inflation adjusted, no cost escalation). • Costs are included for the purpose of scoping financing approaches appropriate to the project scale (see Chapter 7.6 Financing Plan). • Source: Developers Research Maintenance of Improvements 4914-7670-8469.1 -328- The maintenance obligations for the Plan’s improvements and facilities, and a determination of whether they will be publicly or privately maintained, will be made after the submission of tentative maps within the Plan Area that record a project’s improvements. A final determination on maintenance obligations will be made prior to approval of these tentative maps. Maintenance obligations are subject to the following minimum requirements: Operation & Maintenance of Private Facilities One or more associations may be established for the maintenance of private common area improvements and facilities, while individual private property owners are expected to be responsible for private improvements and facilities on their property. In some cases – as proposed by a developer and approved by the City at the time of tentative map and improvement plan approval – an association may take responsibility for maintenance and the maintenance of both the privately owned common areas and also adjoining private yard areas. As discussed above, a final determination of whether an improvement or facility will fall under privately- maintained common area will be made prior to approval of tentative maps within the Plan Area. Private improvements and facilities to be maintained by the association(s) are expected to include, at minimum, the following facilities: • Private streets, alleys, drive aisles, parking lots, and traffic control signs. • Privately-owned open space, parks and recreational facilities, including but not limited to walkways, trails, parkways, courts, paseos, walls, fencing, signage, landscaping, and lighting. • Detention and water quality treatment facilities within private streets and privately-owned common open space areas. • Private sewer, storm drains and water systems. Operation & Maintenance of Public Facilities In general, with some exceptions as noted below, public facilities are planned for public maintenance by either the City, a Community Facilities District (CFD), or the appropriate utility service provider. Such public facilities include but are not limited to the following: • Public streets. • Public traffic signals and traffic control signs. • Public water facilities, sewer facilities, and drainage facilities within public streets. • Street lighting within public rights-of-way. Due to the unique design character of Etiwanda Heights, certain elements of public streetscapes and public parks may be designated for maintenance by private associations and/or CFDs. Such elements include but are not limited to the following: • Drainage bioswales and parkway strips within public frontages. It has long been common in traditional neighborhoods that the City maintains the curbs, sidewalks and street pavement – and often the maintenance of street trees within the parkway strip as well – leaving to the owner of the adjoining home the responsibility for irrigating and maintaining other landscaping within the parkway strip. 4914-7670-8469.1 -329- • Most of the parkway strips within Etiwanda Heights are intended not just as a landscaped buffer zone between pedestrians and the street, but also as bioswales that provide stormwater infiltration and conveyance. Accordingly, the responsibility for ensuring that such facilities, whether within private streets and open spaces or within public streets and parks, are maintained in an attractive condition while also maintaining their function as part of the stormwater management system will be assigned to a private association and/or a CFD, subject to the approval of the City. • The parking lanes and edge trails along selected special streets in Etiwanda Heights will be paved with granular materials in order to enable stormwater infiltration and provide a legitimate rural design character to those special streets. In most cases, such streets will be privately- owned and will be maintained by private associations. If, during the approval of tentative maps and improvement plans, it is determined that any such streets should be public streets, the City will require that the granular paving elements of those streets be maintained by a private association and/or CFD, in the same way that any bioswales within public streets will be so maintained. 4914-7670-8469.1 -330- 7.5 7.6 Financing Plan This section describes how Plan area improvements can be funded and/or financed to ensure the timely completion of streets, infrastructure, utilities, public facilities, and other necessary capital improvements, as well as the proper maintenance of these facilities, consistent with Chapter 7.3 (Phasing) and Chapter 7.5 (Infrastructure and Public Facilities). The following principles shall guide the funding of infrastructure, facilities, and public services for the Plan area: • Phase on-site improvements to ensure they are constructed when necessary and when funds are available to construct and maintain the improvements. • Ensure on-site improvements, amenities, and open space are appropriately operated and maintained in a manner that is cost efficient for the City and residents. • Provide for a fair allocation of costs among the Plan area land uses. • Provide for reimbursements of infrastructure costs that developments within the Plan area are required to construct in advance. • Ensure financing mechanisms are flexible to accommodate different combinations of infrastructure timing and funding requirements. • Generate revenue from the Neighborhood Area or use mitigation banks to fund the preservation and management of property in the Rural/Conservation Area and open space in the NA. The following policies govern the financing of infrastructure, facilities, and public services for the Plan area in accordance with the above principles: • Fund the full costs of on-site and off-site infrastructure, facilities, and public services required to support the development and operation in the Plan area from revenues generated by development within the Plan area, except where other existing funding sources are available and appropriate for use, as determined by the funding entity (e.g., City, County, district, agency, etc.). • To the maximum extent feasible, fund the operation and maintenance of infrastructure, amenities, and open space by a master Homeowners Association (HOA), so the size and number of facilities and amenities maintained by the City (e.g., community facilities districts) are limited to large core facilities (e.g., arterial streets and central greenways). • Allocate the core infrastructure costs to property within the Plan area, based on the general principles of benefit received, with consideration of the financial feasibility of the proposed land use. • Require dedication of land for the establishment of roads, infrastructure, utilities, open space, or facility improvements consistent with City policies and to ensure successful build-out of the Plan. • Enable the transfer of residential density from privately- owned properties in the Rural/Conservation Area to the Neighborhood Area in exchange for financial or other negotiated compensation to the Rural/Conservation Area property owner. 4914-7670-8469.1 -331- Utilizing these principles and policies will optimize the use of available resources and ensure that adequate infrastructure, facilities, and public services are provided in a timely manner and sufficiently maintained. A thorough financing plan that specifies the financing strategy in greater detail, and which may provide additional infrastructure financing options than those described in this section, shall be prepared by the Master Developer/Builder and provided to the City prior to approval of tentative maps. Developer Reimbursements When an application is submitted to the City for review and approval, the infrastructure and facilities required to serve the area will be identified by the City. Due to the incremental nature of development phasing, it is likely that certain areas will be required to oversize infrastructure improvements to accommodate future development and build-out of the Plan. By evaluating the area’s proportional share of infrastructure and facility costs to the total costs of improvements required by the City, an equitable reimbursement to the developer paying for oversized infrastructure improvements can be calculated. Those reimbursements shall be addressed through developer- developer agreements, which may be administered by the Master Developer/Builder. Funding Mechanisms The following funding mechanisms reflect the principles and policies listed at the beginning of this section. Master Developer Funds Improvements are anticipated to be constructed primarily with Master Developer/Builder funds and financing. Developer equity and loans are anticipated to cover start- up costs and cash flow shortages in the early phases of the development. Conventional subdivision financing may be used to fund the development of on-site infrastructure improvements (e.g., streets, sewers, water and storm drains) and the initial operation and maintenance of the parks, streets, and other landscaping improvements. Association Fees The establishment of Homeowners Associations (HOAs) and other common-interest associations will be required to fund Plan area maintenance of improvements and facilities to maximum extent feasible. These are expected to include all improvements and facilities except for large core facilities, including arterialpublic streets (Rochester Ave., Milliken Ave., and Wilson Ave.), the Camino de las Alturas, community playfields, and trailheads. Private ownership and/or operation of the community playfields is not precluded. Additionally, HOAs and other common-interest associations can bear obligations for funding Plan infrastructure if a CFD or similar district is unsuccessful or repealed by initiative as allowed by law. Annual HOA dues are established by the HOA and collected by the HOA from property owners within the project. Dues may be tiered based on certain criteria, such as size of dwelling unit. The HOA may also institute special assessments to fund large or emergency costs if the HOA capital improvement budget or reserves are inadequate (e.g., new irrigation system for private park area, etc.). Community Facilities District A Community Facilities District (CFD) is a special district created pursuant to the Mello-Roos Community Facilities Act (California Government Code §53311 et seq.) to finance public infrastructure and service 4914-7670-8469.1 -332- projects through levying of a special tax on property in the district. Public bonds can be issued based on the revenue stream from the special tax. CFDs can fund streets, water, sewer and storm drain improvements, schools, parks, open space, and other capital improvements, services, and ongoing operations and maintenance activities. The City currently has 13 general CFDs and two Fire Services CFDs. The City anticipates using CFDs to fund maintenance of core facilities in the Plan area, that are not appropriate to be maintained by HOAs. Formation of a CFD commits the City to the ongoing administration of the CFD. A Mello-Roos special tax is not a fixed lien on a parcel, but an annual lien that must be calculated and levied each year according to State law and an annual escalator. The appropriate special tax will be determined by the City or its designee after consideration of annual costs of the CFD, and development activity within the CFD. After the special taxes have been calculated each fiscal year, they will be submitted to the County auditor to be included on the secured property tax bill. The City has a policy to limit the overall tax burden on a property, and will evaluate requests for CFD formation against that policy. Enhanced Infrastructure Financing District An Enhanced Infrastructure Financing District (EIFD), established by Senate Bill 628 in 2015, is a mechanism that finances the construction or rehabilitation of a wide range of public infrastructure and some private facilities through the collection of tax increment revenues, similar to the now abolished Community Redevelopment Agencies. EIFD financing can be combined with other funding sources and used for transportation projects, parks and open space, civic infrastructure, childcare facilities, and other projects. An EIFD cannot be used to fund routine maintenance or operation costs. EIFDs are a relatively new public financing mechanism (established in Government Code §53398.50, et seq. effective January 1, 2015). Entities participating in an EIFD can include cities, counties and special districts, but not schools. Participating entities, such as the County, are critical to an EIFD’s success, and they only participate if they voluntarily agree to allocate their tax increment to the EIFD. Unlike other public financing mechanisms under California law, EIFDs may be formed by resolution of the City Council without an accompanying public vote. Before adopting a resolution forming an EIFD, the City Council must publish the proposed EIFD infrastructure financing plan, notice all landowners and affected taxing entities, and hold a public hearing. Further, a city that in the past created 4914-7670-8469.1 -333- a redevelopment agency (as defined by Health and Safety Code §33003) may not initiate formation of an EIFD until the former redevelopment agency is adequately concluded pursuant to Government Code §53398.54. The City and Master Developer/Builder may consider the formation of an EIFD, and if not used, Master Developer/ Builder funds and financing would be used for infrastructure and facilities construction (see Master Developer Funds). Conservation Funding The Land Manager, responsible for long-term management of conserved Rural/Conservation Area lands may obtain funds for management activities through TDR transaction payments (see Chapter 7.4 Conservation and Transfer of Development Rights), habitat mitigation fees from Neighborhood Area development, endowment returns, or other sources (e.g. fees paid at building permit issuance or close of escrow, CFD administered by the Land Manager, etc.) without placing new tax burdens on existing residents. Mitigation Banks are also encouraged to fund the conservation of portions of the Rural/Conservation Area. Developer Impact Fees Development impact fees (DIF) are allowed under Government Code §66000 et seq., as payments from new developments required by local governments to offset the cost of improving or expanding City facilities to accommodate development. To establish the appropriate fee amount, the City determines the specific improvements and prepares a “nexus” study to demonstrate the relationship between the proposed improvements and new development. The fee program is then adopted by City Council. If the Master Developer/Builder constructs any off-site improvements that are included in the City’s capital improvement program and DIF schedule, the Master Developer/Builder may receive DIF credit as allowed by the City. Based on 2018-2019 fees, the City, School District, and other public agencies and districts are estimated to collect approximately $141 million once development of the Plan is complete; however, these fee schedules will be updated over time with the necessary nexus studies. 4914-7670-8469.1 -334- 7.6 7.7 Authority, Amendments, and Approvals Authority The City Manager or designee has the authority to implement and interpret the Plan. The City Manager or designee is authorized to provide official interpretations and administrative determinations regarding the Plan in writing, and which may be appealed in accordance with the City’s Municipal Code. Master Developer/Builder Design Review Design Review approvals for each Sub-area by the Master Developer/Builder mustA pre-application meeting shall occur before any tentative or final maps, improvement plans, landscape plans, architectural plans, site plans, building plans, or Precise Neighborhood Plan applications are submitted to the City. This process occurs prior to and separately from the City’s review process, and is administered by the Master Developer/ Builder. See Appendix 2 for the Master Developer/Builder Design Review process. Upon Design Review approval by the Master Developer/ BuilderFollowing such pre-application meeting, individual development applications shall be submitted to and reviewed by the City for their consistency with the Plan. Approvals - Precise Neighborhood Plans For each Neighborhood Sub-area, a Precise Neighborhood Plan shall be reviewed, found consistent with the intent and regulations of this Plan, and approved by the Planning Commission pursuant to the major Design Review Process as outlined in 17.20.040 of the Rancho Cucamonga Municipal Code (RCMC). Planning Commission approval shall be secured before any proposed use or any structures are constructed, otherwise established, or put into operation. All subsequent development within each Sub- area shall be reviewed for consistency with the approved Precise Neighborhood Plan through all applicable processes of Title 17, Article II of the Municipal Code. In addition to all required submittal items outlined Title 17, Article II, a Precise Neighborhood Plan shall include, but is not limited to: A. One or several Precise Regulating Plans, which show: • The entire Sub-area organized into a network of blocks, streets, and Public Open Space in compliance with the requirements of the Chapter 5. All streets within the affected Sub-area(s) must indicate connections to planned or existing streets within and abutting any adjacent Sub-areas as identified in the Regulating Plan and in accordance with the connectivity requirements of Chapter 6. • Regulating zones and lots applied to each block, in compliance with the requirements of each Sub -area (Chapter 5.3). Lots shall be identified by Building Type (Chapter 5.4), and shall show the intended building footprints. • Identification of the intended density by regulating zone and block for the proposed phase of development, and a calculation indicating the remaining development capacity of the affected Sub- area(s). To ensure that new development within the Plan area does not exceed the development potential listed in Table 5.3 (Neighborhood Area Sub- area Requirements)the General Plan, the Master Developer shall be responsible for tracking the amount of proposed development by land use and by 4914-7670-8469.1 -335- regulating zone and shall submit with each development application an accounting of proposed development and remaining development potential. B. A Master Landscape Plan (MLP) for the proposed phase of development. C. A preliminary stormwater drainage and management plan for the Sub-area, demonstrating that the sizes and designs of the open spaces are capable of meeting City stormwater retention requirements. If any portion of the stormwater management system for the Sub-area is intended to be met by another existing or future phase of development, that shall be clearly shown and justified by the applicant, and subject to review by the City. D. A utility plan showing consistency with the provisions of Chapter 6. E. Healthy Development Checklist, filled out. (Developed by Riverside University Health System - Public Health, 2017.) Maximum Yield and Density Transfers Requests for density transfers between Neighborhood Area Sub-areas may be submitted for City consideration and approval through the Precise Neighborhood Plan process. Request of transfers of non- TDR units between Neighborhood Area Subareas shall not be permitted until such time that the City Council has made the finding that all available development rights in the Rural/Conservation Area have been transferred through theArea TDR Program to the extent feasibleprocess described in Section 7.4.2. Neighborhood Area Sub-areas may exceed their individual maximum development potentials through density transfers, provided that: • The maximum total development potential of the entire Plan is not exceeded; • The intent and other requirements of this Plan and development standards are met or can be met by future development subject to the transfer; • There would be no major impacts on approved infrastructure plans, including major changes to the approved circulation plan or pedestrian network; and • The density transfer is executed by a deed restriction or other instrument approved by the City Attorney and recorded against the properties to document the reduced density on one parcel and the increased density on another parcel. The City must be a party to the release of the restriction. Rural Development Design Review Development in the Rural/Conservation Area shall be subject to the requirements and review procedures of City Municipal Code 17.52 and 17.16.140 (Hillside Development Review). In addition to those requirements, applications for development in the Rural/Conservation Area shall include or address the following: • Archaeological survey and construction monitoring, if applicable • Site-specific biological resources studies 4914-7670-8469.1 -336- • Septic system feasibility study • Adequate emergency access • Required permits from State and Federal regulatory agencies • Determination of surface water availability or annex into the appropriate water district/utility agency to obtain a well drill permit Amendments Amendments to this Plan may be initiated by an application for a Specific Plan Amendment by a land owner of the affected parcel(s) within the Plan area or his or her representative, or by the City. The application shall be reviewed by the City consistent with the City’s Municipal Code and Government Code 65453(a). The following minor, technical, and/or informational revisions to the Plan shall be processed administratively: • The addition of new information to the Plan, in the form of maps and/or text, for the purpose of clarification that does not change the effect or intent of any regulation; • Changes in Sub-area boundaries resulting from final street alignments and/or geotechnical or engineering refinements to tentative and/or final tract maps provided that the number of dwelling units and/or dwelling units per acre within the affected sub-areas is consistent with the number and/or density range that applies to the subject Sub-areas; • Clarification, including determination of meaning and intent, of any unclear or vague section, portion of a section, phrase, or word contained within this Plan; • Typographical and grammatical errors; • Revisions to tree species, size, and location, and to other landscape material in the public right-of-way are subject to the review and approval of the Planning and/or Engineering Services DepartmentDepartments; • Revisions to the location of the infrastructure and/ or service providers (such as drainage systems, roads, water and sewer systems, etc.) provided that the agency or jurisdiction that regulates such infrastructure and/or service has reviewed and approved the revisions; • Revisions to the determination of public and private facilities provided that the agency or jurisdiction that regulates such facility has reviewed and approved the revisions; and • Revisions to density pursuant to Maximum Development Yield and Density Transfers. • Revisions necessary to facilitate development consistent with both the General Plan and this Plan such as new building types, modifications to existing building types and design guidelines. 4914-7670-8469.1 -337- • Revisions needed to resolve unintentional inconsistencies upon approval of a Plan amendment that were not found during the review process. 7.7 7.8 Implementation Actions Actions to facilitate implementation of the Plan are shown in Table 7.8 (Implementation Actions). The actions are not all intended for immediate and simultaneous enactment, but are to be implemented throughout the development and future of the Plan. CEQA Mitigation Measures also serve as critical action items and are included separately in the Environmental Impact Report Mitigation Monitoring and Reporting Program (Appendix 4). [TABLE P. 356] TABLE 7.8 IMPLEMENTATION ACTIONS ACTION NUMBER RESPONSIBLE PARTY DESCRIPTION 1 City/County/LAFCO Complete Plan area annexation to the City and assign regulating zones to the Plan area. 2 City/San Bernardino Flood Control District Complete the transfer of San Bernardino Flood Control District surplus lands in the Neighborhood Area and Deer Canyon to make available for development under the Plan. 3 County/City Continue coordination efforts with the local School Districts regarding adjustment of boundaries for the mutual benefit of the School Districts, current Rancho Cucamonga residents, and future residents of the Plan area with the intent to minimize construction of new schools in one District if space is available at facilities in another District. 4 City Establish appropriate City fees for cost recovery of specific plan development. 5 City Establish the TDR Authority. The City may act as the TDR Authority. 6 City/LAFCO Identify and select a qualified entity to serve as the Land Manager, responsible for long-term management and monitoring of the conservation lands in the Rural/ Conservation Area. 7 City Establish appropriate City fees for implementation of the TDR Program. 8 City/Land Manager Work with the Land Manager to establish fees to charge during TDR transactions in order to fund the maintenance endowment fund. 9 Land Manager/City/TDR Authority Evaluate options for the collection of funds for management of conserved Rural/ Conservation Area lands, including the use of a Community Facilities District (CFD), one time fees collected at building permit issuance, and fees collected upon close of escrow. 10 City/Land Manager Develop a Long-term Conservation Management Plan for conservation land within the Rural/Conservation Area that ensures financially sustainable management and preservation, and implements strategies included in Chapter 3 (Conservation Plan). This includes a Trail Master Plan, which will contain detailed alignments, cross sections, details, and program of regulatory and interpretive signage. 11 County Select Master Developer/Builder through County selection process. 12 City/Master Developer Facilitate the development of a Community Facilities District (CFD) to support the funding of 4914-7670-8469.1 -338- ACTION NUMBER RESPONSIBLE PARTY DESCRIPTION maintenance for large core infrastructure and facilities, that are not appropriate to be maintained by HOAs. 13 City/TDR Authority Monitor and refine the TDR Program to achieve Plan goals of conservation in the Rural/Conservation Area. 4914-7670-8469.1 Appendix 1: Allowed Uses Allowed Uses Table A -1.1 identifies the allowed uses and corresponding permit requirements within each regulating zone and sub-zone and is to be used in conjunction with Chapter 5: Development Standards & Guidelines. Unless otherwise noted, definitions of each use are found in Chapter 17.32 of the Rancho Cucamonga Municipal Code (RCMC). If a word or phrase used in this Plan is not defined the RCMC or in the Glossary of this Plan (Appendix 3), the Director shall make a determination, giving deference to common usage. Notwithstanding any other provision of this Plan, in the event of any conflict between this section and the Development Code, the Development Code shall prevail. [TABLE, PAGES 1-1 TO 1-7, PDF PAGES 190-193] Table A -1.1 Allowed Uses Neighborhood Area Rural/Conservation Area1 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-Family2 N NP NP NP N N N N Dwelling, Single-Family2 N P P P P P N3 N Dwelling, Single-Family Attached2 P P N N N N N N Emergency Shelter N N N N N N N N Family Day Care Home, Large4 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 Occupation5 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 Pets6 P P P P P P P N Animal Keeping, Exotic Animals6 N N C C N C N N Animal Keeping, Insects6 N N N P P P P N Animal Keeping, Livestock Animals6 N N N P P P P N Animal Keeping, Poultry6 N N N P P P P N Equestrian Facility, Commercial N N N N N N N N Equestrian Facility, Hobby N N P P7 P P N N Recreation, Resource Preservation, Open Space, Education, and Public Assembly Uses 4914-7670-8469.1 -2- Neighborhood Area Rural/Conservation Area1 Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/UC R-C Assembly Use C N N N C C N N Cemetery/Mausoleum N N N N N N N N Community Center/Civic Use P C C C 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 P P 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 Animal Sales and Grooming P N N N N N N N Art, Antique, Collectable Shop P F N N N N N N Artisan Shop P F 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 4914-7670-8469.1 -3- Neighborhood Area Rural/Conservation Area1 Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/UC R-C Call Center N N N N N N N N Card Room 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 Furniture, Furnishing, and Appliance Store P N N N N N N N Garden Center/Plant Nursery N N N N C N C N Grocery Store/Supermarket C8 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 P9 N N N N N N N Hotel and Motel N N N N N N N N Internet Café 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 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 P9 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 4914-7670-8469.1 -4- Neighborhood Area Rural/Conservation Area1 Regulating Zones/Sub-zones SR NG-2 NG-1 NE R-OS R-H R-FC/UC R-C 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, Autobroker N N N N N N N N Auto and Vehicle Sales, Wholesale 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 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 Key P Permitted PU Permitted upstairs only 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 4914-7670-8469.1 -5- 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 this 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. 4 Family Day Care Home — Large requires approval of a Large Family Day Care Permit, not a Conditional Use Permit. 5 See additional regulations for home occupations in RCMC § 17.92. 6 For the purpose of determining applicability of the animal-keeping requirements, the Rural regulating sub-zones are equivalent to the Very Low (VL)/Low (L) Residential Districts in the Development Code. See additional regulations for animal keeping in RCMC § 17.88. 7 1 equine is permitted per 10,000 square feet of lot area. See Chapter 5.4.2.J. 8 Limited to 30,000 square feet. 9 Limited to 5,000 square feet. 4914-7670-8469.1 -6- Appendix 2: Master Developer/ Builder DesignDevelopment Review Process General 1. Submittals to the Master Developer/Builder Design Review Committee must be made by the Neighborhood Builder/Developer or authorized agent. Submittals are require whenever any improvements or changes are proposed for any portion of the project (site, building exterior etc.). 2. Submittals to, and approvals by, the Master Developer/Builder Design Review Committee must occur before any Architectural Plans, Plotting Plans or Tentative or Final Subdivision Maps, Improvement Plans, Landscape Plans, Building Plans, Fire Protection Plans, or Site Plan are submitted to the City of Rancho Cucamonga. 3. All submittals must be delivered to the Master Developer/Builder at the location of the current office or at a location designated by the Master Developer/Builder. 4. Building plans must be prepared by a California registered architect. 5. Site plans must be prepared by a California registered architect or landscape architect. 6. Landscape plans must be prepared by a California registered landscape architect. 7. Include lot and tract numbers must be included on all plans and other documents submitted for review. 8. Incomplete submittals (required number of copies, required information or payment of fees) will not be accepted and will be returned to the Neighborhood Builder or authorized agent.The intent of this process is to closely mirror the city’s exisiting development review process with a focus on initial review of each planning area, followed by formal submittal of tract maps/parcel maps and full design review for building products. 2. Submittal checklists created by the city and maintained on their website will guide the master builder/developer for the required elements for the appropriate submittal, except for the precise plan, which is outlined below. All submittals are subject to review fees as set by City Council Resolution. Procedure Approval of plan submittals by the Master Developer/ Builder Design Review Committee is required by purchase agreements. The Master Developer/Builder Design Review Committee must review submittals in four steps as follows: Step 1: Concept Site Plan Alternatives/ArchitecturePre-Application Meeting 4914-7670-8469.1 -7- Step 2: Refined SitePrecise Plan /Building Design and Tentative Map(s) (as applicable) Step 3: Site Plan Design Review Package/Finalized Product Design/ Technology Drawings Step 4: Construction Document PackageDrawings General Materials Required for Submittals The required materials for the four submittal steps are described below. Please submit only items that are complete. 1. ¼” elevations of all building types 2. All sheet size to be 30” x 42” 3. Multifamily composite plans to be 1/8” scale 4. No mounted drawings will be accepted 5. Packages required: a. One (1) set Architectural Plans labelled “Architectural Only” Rolled separately b. One (1) set Landscape Plans labelled “Landscape Only” Rolled separately c. Three (3) sets Engineering Plans labelled “Engineering Only” Rolled separately d. One (1) full set (Architectural, Landscape and Engineering) labelled “Master Developer/ Builder” e. One (1) PDF or comparable electronic file of Master Developer/Builder’s full set scanned to at least 300 dpi resolution on flash drive 6. To ensure that new development within the Plan does not exceed the development potential listed in Table 5.3 (Neighborhood Area Sub-area Requirements)the Plan , the Master Developer shall be responsible for tracking the amount of proposed development by land use and by zone and shall submit with each development application an accounting of proposed development and remaining development potential. 4914-7670-8469.1 -8- Step 1: Concept Site Plan/ArchitecturePre-Application Meeting with Precise Plans The Neighborhood Builder/Master Developer should prepare site plans and architecture, at a refined level, for the site in conformance with the Code (Chapter 5)Plan . Submittal MUSTshall include conceptual grades, density, product square footage range by land use (commercial, live-work, residential) and zone, unit count by zone, edge condition grading and setback criteria, proposed circulation, open space, and trails (if applicable).. Proposed storm drain and sewer connection points must also be reflected. InitialIf available, initial product concepts, architectural plans, elevations styles and roof plans should also be submitted for review at this time. Step 1 Package Submittals: Demonstrate consistency with applicable goals, policies and programs in Chapter 4 and conformance with allowed development potential listed in Table 5.3 (Neighborhood Area Sub-area Requirements) through the following documents: 1. Neighborhood Concept Diagrams, identifying neighborhood design elements, such as: • Unique and distinctive elements • Trail systems, linkages • Parks • Recreation Center, if applicable • Streetscapes per Chapter 5.7 (Thoroughfare Standards) 2. Varied setbacks per Chapter 5.4 • Garage treatments • Street landscape • Corner lot treatments • Variable lots, if applicable 3. Individual unit floor plans, including: • Concept building types, as applicable, including all utility entrances and meters, and all trash and recycling receptacles. • Concept floor plans/setbacks dimensioned • Product summary, including plan number, size (square feet), number of bedrooms, number of bathrooms, proposed parking for each plan type (garage/open), and number of each per plan type 4914-7670-8469.1 -9- • Concept elevations of all primary styles, including a description of the style elements that make up each style as they relate to design themes (elevate all sides) - on one submittal sheet. See example. • Concept roof plans • Revised lot dimensions if applicable for private open space 4. Site plan alternatives, at 1” = 40’, including: • Surrounding street right-of-way/spot elevations • Building setback lines at right-of-way per applicable Building Types and regulating zone ( see Chapter 5.4 and Chapter 5.7) • Demonstrate consistency with Thoroughfare Standards, Chapter 5.7 • Top/bottoms of slop spot grades along edges • Proposed slope ration for all slopes 3:1 or steeper • Interior street/pad spot grades sufficient for conceptual grading analysis • Proposed storm drain/sewer site connections • Statistical summary, including target dwelling unit count by zone, number of units by zone, density, unit mix by zone, product square footage range by land use (commercial, live-work, residential) and zone 5. Landscape concept plan: • Identification of street trees • Identification of parking area trees • Identification of site entry and proposed enhancements • Identification of trail connections This process is designed to be collaborative and iterative to work out early technical issues prior to formal application submittal. The Master Developer will submit a deposit for all staff work and will be charged based on established hourly rates for all applicable departments as approved by City Council Resolution. Step 2: Refined Site Plan/Product DesignTentative Map Refined neighborhood site plan design should be at 1”=40’. Finalize preliminary floor plan and building foot prints. Continued development of Step 1 preliminary building elevations (4 sides). Refine plotting and grading design, including engineering review. Establish elevation style elements and details. Step 2 Submittal Requirements 4914-7670-8469.1 -10- Demonstrate consistency with applicable goals, policies and programs in Chapter 4 and conformance with allowed development potential listed in Table 5.3 (Neighborhood Area Sub-area Requirements) through the following documents: 1. Refined preliminary floor plans and building types; list plan number and size (square feet) on the plan 2. Refined building footprint/plot plans, including yard and setback dimensions and private open space. 3. Continued elevation refinement of all styles required for all building elevations (4 sides) and number of building types, if applicable, and roof plans. Include development drawings of style details. 4. Site plan; include: • Surrounding street right-of-ways/spot elevations; interior street spot elevations • Open space location and concept design • Setback lines at parcel edges per the Development Standards • Demonstrate consistency with Thoroughfare Standards, Chapter 5.7 • Top/bottom of slope ratio for all 3:1 or steeper • Interior street/pad spot grades sufficient for conceptual grading analysis • Proposed storm drain/sewer site connections • Statistical summary, including target dwelling unit count mix by count zone, number of units by zone, density, unit mix by zone, product square footage range by land use (commercial, live-work, residential) and zone 5. Concept Landscape Plan • Identification of street trees and minimum sizes • Identification of edge open space and description of intended amenities/furnishings • 1”=40’ scale plans of all parks with description of intended amenities/furnishings • Identification of street trees and plantings and minimum sizes, detail of vine trellises • Identification of parking area trees and minimum sizes enhancements • Conceptual Model Landscape Plan with hardscape design and tree placements. Architectural character of each home to be identified on the plan • Identified model that will address water conservation and solar orientation 4914-7670-8469.1 -11- Once Step 2 is approved the community Landscape Standards will be distributed. 4914-7670-8469.1 -12- Step 3: Site Plan Package/Refined Product Design Technology DrawingsMajor Design Review (May be submitted concurrently with Tentative Map(s) Prepare Site Plan Package development package for submittal to the City of Rancho Cucamonga (subject to approval by Master Developer/Builder before filing with City). Prepare Landscape Construction packages.using the Major Design Review checklist available on the City’s website. Step 3 Submittal Requirements Demonstrate consistency with applicable goals, policies and programs in Chapter 4 and conformance with allowed development potential listed in Table 5.3 (Neighborhood Area Sub-area Requirements) through the following documents: 1. Finalize Design for Site Plan: • Dimensioned site plan • Precise grading plan • Landscape concept plan • Statistical summary, including target dwelling unit count by zone, number of units by zone, density, unit mix by zone, product square footage range by land use (commercial, live-work, residential) and zone 2. Architecture • All building elevations/designs finalized • Finalized floor plans, building types = 1/4” scale • Enlarged key elevation style detail sketches = 1/2” • Notes and drawings addressing secondary architectural elements • Color keyed plotting plan indicating lot number, building plan number elevation style and any enhanced elevation locations • Light fixture, garage door and entry door patterns and manufacturers should be identified/submit cut manufacture sheet • Finalized roof plans • Composite street scene fronts and rears • Finalized Green Development Program matrix 3. Joint Trench and Street Lighting and Plans. 4914-7670-8469.1 -13- 4. Landscape Plan • Refinement and corrections to Step 2 • Submittal of illustrative plan for model that addresses water conservation and solar orientation Step 4: Construction Document Package TheUpon approval of the Tentative Map and Major Design Review, the construction plan package may be submitted to the City of Rancho Cucamonga Building Department for concurrent. Concurrent processing is available upon request once the Major Design Review has been reviewed by the Design Review Committee. Step 4 Submittal Requirements 1. Complete construction document plan package. All details referenced. 2. Joint Trench and Street Lighting and Plans. 3. Indicate wall finish on exterior elevation sheets in addition to general notes information. 4. Final mail box and signage design plans may be deferred and submitted separately, but must be approved prior to completion of working drawings. 5. All changes made to plans after Step 4 approval, are subject to the review and approval of the Master Developer/Builder Design Review Committee. 6. Landscape Plan 7. Construction Documents for Models and Common landscape areas and final illustrative plan for the Model that addresses water conservation and solar orientation. 8. A final inspection of the drawings by the Committee is required within 30 days of a request of owner when improvements are completed. 9. Upon approval of Step 4 package provide Master Developer/Builder with ½ size architectural set, and electronic version on a CD or flash drive, including green/LEED development program approved matrix. 4914-7670-8469.1 -14- Appendix 3: Glossary Purpose This section provides definitions of terms and phrases used in the Etiwanda Heights Neighborhood & Conservation Plan that are technical or that may not reflect common usage. If a definition in this section conflicts with a definition in another provision of the Municipal Code, these definitions shall control for the purposes of this Plan. If a word or phrase used in this Plan is not defined in this section, or in the Rancho Cucamonga Municipal Code, the Director shall make a determination, giving deference to common usage. Definitions of Specialized Terms As used in this Plan, the following terms and phrases shall have the meaning ascribed to them in this section, unless the context in which they are used clearly requires otherwise. Arbor: a shady garden alcove with sides and a roof formed by trees or climbing plants trained over a latticework or framework. Awning: A cover which projects from a wall of a building over a window or door, made of canvas, metal or wood, which may be fixed or retractable. Bay Window: A window that projects from any building elevation. Biofiltration: A pollution-control technique that treats sewage by passing it through a biofilter, such as a bioswale. These living biofilters capture and biologically degrade pollutants. Bioswale: A landscape element designed as a long, channeled depression for the purpose of concentrating and removing debris and pollution out of surface runoff water. It consists of a swaled drainage course with gently sloped sides (less than 6%) and filled with vegetation, mulch, compost, and/or riprap. Block: An aggregate of lots, Paseos, Rosewalks, Courts, and Rear Lanes circumscribed by Thoroughfares. Block Length: The distance along the longer face of a block, from cross street to cross street. In most cases block length may end at Rosewalks, Paseos, and Greens, since the primary purpose for limiting block lengths is provide reasonably frequent pedestrian route options. See Chapter 5.3.3. Block Perimeter: The distance around a block, typically as defined by 4 perimeter streets. In certain cases fewer or more streets may define a block and in other cases one face of a block may be defined by a Rosewalk, Paseo, or Green. Building Types: Building forms and lot patterns allowed within the Plan area. These Types vary in lot size, and building size, configuration, and placement. See Chapter 5.4. Carport: An open-sided automobile shelter that may be free standing or attached to a wall. 4914-7670-8469.1 -15- Cast Stone: A masonry product, used as an architectural feature, trim, ornament or facing for buildings or other structures. Typically precast concrete, consisting of fine cement concrete placed in molds, it is less costly and more uniform than natural stone. Clapboard: wooden siding of a building in the form of horizontal boards, often overlapping. Close: a linear green area along the center of a dead-end street. Cornice: Any projecting ornamental molding that finishes or crowns the top of a building, wall, door or window. Curtain walls: In a framed building, an exterior wall, typically mostly glass, having no structural function. An exterior wall supported wholly by the structural frame of a building and carrying no loads other than its own weight and wind loads. Development Envelope: Within the Rural Regulating Zone, this is the portion of a lot set apart for development, and therefore does not count toward the required area of avoidance of environmental resources (see Table 5.9.1C). Director: The Planning Director of the City of Rancho Cucamonga, or his/her duly appointed representative. Dormer: A small roofed volume with a window that projects from a sloping roof, parallel to the building façade, allowing light and ventilation into the room directly under the roof. Dormers typically have their own small roof forms projecting from sloping roof. Driveway: A vehicular lane within a lot that leads to on-site parking. The presence of a rear lane usually renders the need for a driveway obsolete. 4914-7670-8469.1 -16- Dropsiding: Weatherboarding having its upper edges narrowed to fit into grooves or rabbets in its lower edges, and its backs flat against the sheathing or studs of the wall. Dwelling Unit: A structure or portion thereof which is used for human habitation. Single Family Dwelling, Detached: A residential structure containing a single dwelling unit. For the purposes of this Plan, a Single Family Dwelling, Detached includes all detached housing types. See Chapters 5.4.3-5.4.8 for standards. Single Family Dwelling, Attached: A residential structure containing two to five dwelling units. For the purposes of this Plan, a Single Family Dwelling, Attached includes: Attached-A (detached garage), Attached-B (attached garage), and Attached Flex (Live/Work). See Chapters 5.4.9-5.4.11 for standards. Multi-Family Housing: A building containing more than 5 12 dwelling units. Multi-family Housing, as defined, is inconsistent with the Vision of this plan, and is therefore not permitted in the Plan. Elevation: The vertical face of a building from a specified cardinal direction. Encroachment: Any structure extending into a required setback area. Entablature: Generally the top pieces of a building elevation, spanning an assembly that may be one or more stories. In classical architecture, it is the entire horizontal piece that spans a row of columns. It is divided into architrave, frieze, and cornice, with rules guiding the appearance of each according to an Order. In contemporary architecture, simplified allusions to the traditional architrave-frieze- cornice makeup that maintain similar proportions are common. Etiwanda Heights: The Etiwanda Heights Neighborhood & Conservation Plan Area, or the neighborhoods within the Plan Area. EHNCP: The Etiwanda Heights Neighborhood & Conservation Plan. Existing Legal Lot: A Legal Lot created prior to the adoption date of this Etiwanda Heights Neighborhood & Conservation Plan. Façade: The foremost building face that is parallel to, and nearest the front property line. Footprint: The outline of the area covered by the foundation of a building. Frontage, Private: Used both to describe the area between the building facade and the front property line, and the manner in which that space and the building facade create a transition between the public space of the street and the private spaces of the ground floor of the building. Frontage, Public: The area between a front property line and the vehicular lanes of a thoroughfare, particularly the manner in which the design of that space provides a safe, comfortable pedestrian environment. Gabion: a cage, cylinder, or box filled with rocks, concrete, or sometimes sand and soil for use in civil engineering, road building and landscaping. 4914-7670-8469.1 -17- Garden Wall: A low masonry wall enclosing a yard or portions of a yard, typically located at or near the property line. Height, Building: The height of a structure is measured vertically from the average elevation of the finished grade within 20’ of the structure to the uppermost limits identified in the standards of each building type. See RCMC 17.34.030. Homesite: The area of a parcel in the Rural Zone in which development occurs, around which is a Fuel Modification buffer; all area outside of the homesite is recorded as an open space easement, as required in Table 5.9.5. Juliet balcony: a very narrow balcony, typically with vertical metal bar railings, fitted to the outside of a building in front of an upper story pair of full-length operable windows or French doors. Such balconies are not intended for occupation, but for the safety of building occupants and as architectural elements of the facade. Land Manager: a qualified conservation entity, or designated representative thereof, or a federal, state or local agency responsible for long- term management and monitoring of the conservation lands in the Rural/Conservation Area. Legal Lot: an existing area of land under one ownership that was lawfully created as required by the Subdivision Map Act and predecessor ordinances and statutes, and local ordinances, that can lawfully be conveyed in fee as a discrete unit separate from any contiguous lot. Lot: A portion of land delineated from others to host an allowed building type. For the purpose of this code, lot is synonymous with property. Lot Coverage: The maximum area of a lot that may be covered by the footprint of a structure. Lot coverage is expressed as a ratio. Open porches, at-grade decks, terraces, open-work patio covers, and stoops are excluded from the calculation. Lot Line: A front, side pr rear of a lot. For the purpose of this code, lot line is synonymous with property line. Massing: The arrangement and organization of the volumes of a building. Master Developer/Builder: Master Developer: The business entity or designated representative thereof that controls or owns all or the majority of the Neighborhood Area, and is responsible for managing the development and disposition of the property from initiation and design of the master plan and Precise Neighborhood Plans for development for the entire Neighborhood Area to final buildout. The Master Developer obtains financing and planning approvals, oversees site preparation and infrastructure development, controls and contracts for of the phased implementation of the plan by specialized builders/developers with experience in each product type required to complete the approved plan. The Master Developer/Builder may or may not be involved in the construction of buildings, but performs design review to ensure quality control of proposals by specialized builder(s)/developer(s) implementing the Master Plan and Specific Plan. 4914-7670-8469.1 -18- Master Developer Design Review: The design reviewPrecise Plan approval process – as described in Appendix 2 – by which the Master Developer reviews and directs the design of all public improvements and private development within the Neighborhood Area for consistency with this Plan. Multifamily: see Dwelling. Neighborhood Builder / Developer: Someone who purchases land from or contracts with the Master Developer/ Builder to build a specific Sub-area or portion of a Sub -area contained in this Plan. Neighborhood Area (NA): The 790-acre portion of the Plan Area that is intended for neighborhood development. Net Block Area: Developable land. This includes all areas within each Sub-area that is not reserved for public right of way or public open space. Nominal Dimension: An approximate or rough-cut dimension by which a material is generally called or sold in trade, but which differs from the actual dimension. For example, in lumber trade, “two by four” is the nominal dimension for a piece of wood that is actually not quite 2 x 4 inches (in reality, 1 ½ x 3 ½ inches). Ogee: A molding formed by two curves, the upper concave and the lower convex, so forming an S-shaped curve. It may also be called a cyma reversa. An Ogee arch consists of two opposed ogee curves meeting in a point at the top, a.k.a. a Venetian Arch. Open Space: An area free of buildings. This Code refers to both Private Open Space, which is within a lot and behind the front property line, and Public Open Space, which occurs on public, or publicly-accessible land. In the Rural Regulating Zone, Open Space is the name of a sub -zone, but is also used to refer to the portion of a lot outside of the Development Envelope, which counts towards the required area of avoidance of environmental resources (see Table 5.9.1C and Chapter 5.9.4B). Parapet: A low guarding wall at the edge of a roof that either provides a barrier edge for a flat roof or roof terrace, or conceals from street view a sloping roof on the building. Paseo: A pedestrian walkway through a block. These are located to reduce walking distances within a neighborhood. Pier: a vertical structural support, such as the wall between two openings; a vertical member that supports the end of an arch or lintel; an auxiliary mass of masonry used to stiffen a wall. Plan: when capitalized (“the Plan”), refers to the Etiwanda Heights Neighborhood & Conservation Plan. Porch: An unenclosed roofed structure attached to the facade of a building. Porte Cochère: A roofed structure covering a driveway at the side entrance of a front-accessed house to provide shelter while entering or exiting a vehicle. A porte cochère is open on three sides and supported by columns or posts, rather than walls. Porte cochères are different from carports in which vehicles stay parked; in a porte cochère, the vehicle passes through to the rear parking, stopping only for a passenger to get out. A porte cochère may have habitable space at the second floor level, in which case the structure shall not encroach into the applicable side setback. 4914-7670-8469.1 -19- 4914-7670-8469.1 -20- Precise Neighborhood Plan: The required process by which the Plan is implemented. Precise Neighborhood Plans apply to entire Sub -areas, shall be found to be consistent with the intent and standards of this Plan, and shall be considered regulatory upon approval by the Planning Commission. See Chapter 7.7. Primary Building: A building that accommodates the primary use of the site. Primary Mass: The principal volume of a building, to which all wings are subordinate. Property: A portion of land delineated from others to host an allowed building type. For the purpose of this code, lot is synonymous with lot. Property Line: A front, side pr rear of a lot. For the purpose of this code, lot line is synonymous with lot line. Rear Lane: A narrow thoroughfare at the rear of a lot providing access to on-site parking as well as easements for utilities. Recessed Entry: An entrance to a building that is set back from the facade of the building. Regulating Plan: A series of maps within the Development Standards and Design Guidelines that prescribe and regulate the locations for Sub -areas, regulating zones, thoroughfares, and Public Open Space. Roundabout: An intersection with a central island, around which vehicular traffic flows without stop signs or traffic signals. Rowhouse: A building with two or more single-family dwellings located side by side, with common walls on the side lot lines, the facades reading in a continuous plan. Building Types “Attached A” and “Attached B” in this Plan are rowhouses. Rubble Stone: a.k.a. rubble masonry, is the use of rough, unhewn stone in the construction of walls. It may or may not use mortar, depending on the structural purpose of the rubble stone wall. Rural/Conservation Area (RCA): The portion of the Plan that allows very limited development, but is intended primarily to be preserved in its natural state. Secondary Building: 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.). Setback: The minimum distance of clearance required between the property line and structure on a lot. Allowed encroachments into setbacks are specified in Table 5.5B Primary Setback: The minimum distance of clearance required between a front property line and a facade. The front property line is always the narrow portion of the lot, and abuts a Thoroughfare, Public Open Space, or Court. Secondary Setback: The minimum distance of clearance required between the side lot line that abuts a Thoroughfare and a building. 4914-7670-8469.1 -21- Shade tree: a large tree with wide canopy used to create shade in an environment. Shared Parking: Any parking spaces assigned to more than one use, where persons utilizing the spaces are unlikely to need the spaces at the same time of day. Single-Family: see Dwelling. Shopfront: The portion of a building at the ground floor of a Building that is made available for retail or other commercial use. Shopfronts shall be highly fenestrated, and directly accessible from the sidewalk, with no intervening step. Sideyard House: A detached single-family house with a single ample side yard which crosses over the adjacent property line and ends at or near the neighbor’s house. The side oriented toward the side yard is called the “active side” and allows porches, balconies, and generous fenestration. The “inactive side” should only have small and high windows. See Chapter 5.4.9. Sidewalk Encroachment: Describes the lawful encroachment of building elements (such as signs, awnings, roof overhangs) into the public sidewalk. Encroachment allowances are subject to review and any applicable requirements by Engineering Department. Stoop: A Frontage Type consisting of an exterior stair with a landing that provides access to building placed close to the property line. The exterior stair of a Stoop may be perpendicular or parallel to the sidewalk. A stoop’s landing may be covered or uncovered. Story: A habitable floor level within a building, measured from finish floor of one to the finish floor of the next. Streets: The thoroughfares required and prescribed in Chapter 5.7. Sub -area: The 12 geographic divisions of the Plan area. See Chapter 5. Tandem Parking: A parking configuration that accommodates one car parked behind the other. Thoroughfare: A linear open space that is part of a mobility network. Transom: a horizontal crosspiece across the top of a doorway or window. Transom windows are hosted within the transom, with at least a horizontal window/door frame separating the transom window from the door or window assembly below. Walkability: “Walkability” or “walkable” or a “comfortable walking distance” or variations thereof used in the Plan are based on an approximate 5-minute walk, or a 0.25-mile radius for the average person. Wall -pack (Lighting): Powerful light fixtures that are typically installed on the building façade in outdoor locations of commercial buildings. Yard: the portions of a lot which, following the prescriptions of the 4914-7670-8469.1 -22- urban regulations, remain free of structures, except that streetwalls, porches, terraces, and decks may be specifically permitted to encroach upon them. 4914-7670-8469.1 -23- Appendix 4: Conserved Parcels Table 4.1 lists all parcels within the Rural/Conservation Area of the EHNCP that are currently preserved. This list and associated map (Figure 4.1) are to be updated as parcels are added. [FIGURE P. 4-1, PDF PAGE 200] FIGURE 4.1 CONSERVED PARCELS [LEGEND] Neighborhood Area Rural/Conservation Area Etiwanda Heights Preserve Existing Conserved Lands San Gabriel-San Bernardino Connection 4914-7670-8469.1 -24- [TABLE, PAGES 4-2 TO 4 -7, PDF PAGES 201-203] TABLE 4.1 CONSERVED PARCELS ID Pub/Pri Owner Name APN County Zone Acres Use Conservation Type 1 Public CUCAMONGA COUNTY WATER DIST 0201-033-32 SD-RES 1.15 WATER TANK 2 Private KDAY RADIO LLC 0201-033-34 SD-RES 0.23 VACANT 3 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-033-35 FW 0.88 VACANT 4 Public CUCAMONGA COUNTY WATER DISTRICT 0201-033-36 FW 0.58 WATER TANK 5 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-033-37 FW 74.92 VACANT 6 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-033-37 FW 9.46 VACANT 7 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-033-38 SD-RES 0.20 VACANT 8 Private MENDIOLA WOON J C 0201-033-39 SD-RES 106.13 VACANT 9 Private MENDIOLA WOON J C 0201-033-40 SD-RES 73.96 VACANT 10 Private SUNLAND PROPERTIES 0201-033-43 SD-RES 36.60 VACANT 11 Public FEDERAL GOVERNMENT LAND 0201-281-02 FW 2.29 VACANT USFS 12 Public FEDERAL GOVERNMENT LAND 0201-281-04 SD-RES 4.62 VACANT USFS 13 Private MFL LAND TRUST #2 (2/15/16) 0201-281-05 RS-1 4.65 VACANT 14 Public COUNTY SERVICE AREA 120 0201-281-06 RS-1 4.66 VACANT CSA 120 – Conservation Easement Recorded 2011-06-29 15 Private MLF TRUST #1 (02/10/16) 0201-281-07 RS-1 4.68 VACANT 16 Private LLEWELLYN, JOAN REVOCABLE (TR 7- 8-02) 0201-281-08 RS-1 4.71 VACANT 17 Private SHAW, JENNY 0201-281-09 RS-1 2.37 VACANT 18 Private BREDLAU REV FAMILY TRUST (10-18- 99) 0201-281-10 RS-1 2.32 VACANT 19 Public SOUTHERN CALIFORNIA EDISON COMPANY 0201-281-13 SD-RES 4.43 PUBLIC UTILITY 20 Public SOUTHERN CALIFORNIA EDISON COMPANY 0201-281-13 FW 13.23 PUBLIC UTILITY 21 Public CITY OF LOS ANGELES 0201-281-14 SD-RES 14.68 PUBLIC UTILITY 22 Private MARICIC FAMILY LIMITED PARTNERSHIP 0201-281-16 SD-RES 2.33 VACANT 23 Public FEDERAL GOVERNMENT LAND 0201-281-17 SD-RES 2.31 VACANT USFS 24 Public CUCAMONGA COUNTY WATER DISTRICT 0201-281-18 RS-1 1.00 WATER TANK 25 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-281-19 RS-1 40.48 VACANT 26 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-281-19 FW 103.95 VACANT 27 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-281-19 FW 43.26 VACANT 28 Public CITY OF LOS ANGELES 0201-281-20 FW 29.88 PUBLIC UTILITY 29 Public CITY OF LOS ANGELES 0201-281-21 FW 10.29 PUBLIC UTILITY 30 Public SAN BERNARDINO CO FLOOD CONTROL DIST 0201-281-22 FW 1.41 PUBLIC UTILITY 31 Public CITY OF LOS ANGELES 0226-061-03 RL-10 1.04 VACANT 32 Public CITY OF RANCHO CUCAMONGA 0226-061-07 FW 5.45 VACANT 33 Public CITY OF RANCHO CUCAMONGA 0226-061-07 SD-RES 154.33 VACANT 34 Public CITY OF RANCHO CUCAMONGA 0226-061-16 SD-RES 39.96 VACANT 35 Private ENRIGHT, LAWRENCE M 0226-061-20 SD-RES 15.18 VACANT 36 Private CRANEVEYOR CORP 0226-061-26 SD-RES 22.06 VACANT 37 Private BREDLAU REV FAMILY TRUST (10-18-99) 0226-061-27 SD-RES 2.42 VACANT 38 Private CRANEVEYOR CORP 0226-061-28 RL-10 0.03 VACANT 39 Private CRANEVEYOR CORP 0226-061-28 SD-RES 7.54 VACANT 40 Private ENRIGHT, LAWRENCE M 0226-061-33 RL-10 12.55 SF DWELLING 41 Private ENRIGHT, LAWRENCE M 0226-061-33 SD-RES 9.84 SF DWELLING 42 Private LING YEN MOUNTAIN TEMPLE CALIFORNIA 0226-061-47 SD-RES 2.15 CHURCH 4914-7670-8469.1 -25- ID Pub/Pri Owner Name APN County Zone Acres Use Conservation Type 43 Private LING YEN MOUNTAIN TEMPLE CALIFORNIA 0226-061-47 SD-RES 16.62 CHURCH 44 Public CITY OF LOS ANGELES 0226-061-56 RL-10 0.47 VACANT 45 Private INLAND REAL ESTATE GROUP LLC 0226-061-57 SD-RES 4.37 VACANT 46 Public CITY OF LOS ANGELES 0226-061-61 RL-10 13.92 PUBLIC UTILITY 47 Public CITY OF LOS ANGELES 0226-061-61 OS 0.14 PUBLIC UTILITY 48 Public INLAND EMPIRE RESOURCE CONSERVATION DIST 0226-061-62 SD-RES 12.22 VACANT 49 Public COUNTY SERVICE AREA 70 0226-061-63 RL-10 6.67 VACANT CSA 70 - Conservation Easement Recorded 2009-01-22 50 Public COUNTY SERVICE AREA 70 0226-061-63 OS 7.06 VACANT CSA 70 - Conservation Easement Recorded 2009-01-22 51 Private LING YEN MOUNTAIN TEMPLE 0226-061-64 SD-RES 39.40 CHURCH 52 Private LING YEN MOUNTAIN TEMPLE 0226-061-65 SD-RES 39.40 CHURCH 53 Private LING YEN MOUNTAIN TEMPLE 0226-061-66 SD-RES 38.37 CHURCH 54 Private LING YEN MOUNTAIN TEMPLE 0226-061-67 SD-RES 38.38 CHURCH 55 Private FIREHOUSE PROPERTIES LLC 0226-061-68 SD-RES 19.57 VACANT 56 Private FIREHOUSE PROPERTIES LLC 0226-061-69 RL-10 6.69 VACANT 57 Private FIREHOUSE PROPERTIES LLC 0226-061-69 SD-RES 13.32 VACANT 58 Private LIN, I PING 0226-061-70 SD-RES 18.95 VACANT 59 Private LIN, I PING 0226-061-71 RL-10 6.73 VACANT 60 Private LIN, I PING 0226-061-71 SD-RES 13.44 VACANT 61 Private LING YEN MOUNTAIN TEMPLE 0226-061-73 SD-RES 9.46 CHURCH 62 Private LING YEN MOUNTAIN TEMPLE 0226-061-74 RL-10 6.83 CHURCH 63 Private LING YEN MOUNTAIN TEMPLE 0226-061-74 SD-RES 12.97 CHURCH 64 Public CUCAMONGA VALLEY WATER DISTRICT 0226-061-75 SD-RES 1.46 WATER TANK 65 Private LING YEN MOUNTAIN TEMPLE 0226-061-76 SD-RES 5.55 CHURCH 66 Private LING YEN MOUNTAIN TEMPLE 0226-061-76 SD-RES 4.10 CHURCH 67 Private LING YEN MOUNTAIN TEMPLE 0226-061-77 SD-RES 8.40 CHURCH 68 Public CUCAMONGA VALLEY WATER DISTRICT 0226-061-78 SD-RES 0.40 WATER TANK 69 Public COUNTY SERVICE AREA 70 0226-082-08 OS 79.94 VACANT Rancho Etiwanda Mitigation Land - CSA 70 - Conservation Easement Recorded 2009-01-22 70 Public METRO WATER DIST/SO CALIF 0226-082-19 OS 2.75 VACANT 71 Public COUNTY SERVICE AREA 70 0226-082-20 OS 9.31 VACANT Rancho Etiwanda Mitigation Land - CSA 70 - Conservation 72 Public COUNTY SERVICE AREA 70 0226-082-21 OS 66.34 VACANT Easement Recorded 2009-01- 22 73 Public SOUTHERN CALIFORNIA EDISON COMPANY 0226-082-30 RL-10 20.28 PUBLIC UTILITY 74 Public N/A RL-10 0.44 Public R.O.W 75 Public N/A SD-RES 6.94 Public R.O.W 76 Public N/A SD-RES 0.80 Public R.O.W 77 Public N/A FW 9.57 Public R.O.W 78 Public N/A FW 0.95 Public R.O.W 79 Public N/A RS-1 1.94 Public R.O.W 80 Public N/A FW 0.33 Public R.O.W 81 Private LING YEN MOUNTAIN TEMPLE 0226-061-76 RL-10 6.85 CHURCH 82 Private WARM SPRINGS INVESTMENTS LTD 1087-051-02 SD-RES 90.14 VACANT 83 Private WARM SPRINGS INVESTMENTS LTD 1087-051-02 SD-RES 101.52 VACANT 84 Private WARM SPRINGS INVESTMENTS LTD 1087-051-02 FW 84.45 VACANT 85 Public UNITED STATES OF AMERICA (USDA) 1087-051-03 RC 68.04 VACANT USFS/MWD Mitigation - No Recorded Restriction 86 Public COUNTY SERVICE AREA 70 IMP ZONE 0S-1 1087-051-04 SD-RES 10.22 VACANT North Etiwanda Preserve 87 Public COUNTY SERVICE AREA 70 IMP ZONE 0S-1 1087-051-05 OS 192.73 VACANT North Etiwanda Preserve - Deed 2017-09-08 CSA 70 to CSA 120 88 Public CUCAMONGA COUNTY WATER DISTRICT 1087-051-06 OS 0.23 VACANT 89 Public CUCAMONGA COUNTY WATER DISTRICT 1087-051-07 OS 0.23 VACANT 4914-7670-8469.1 -26- ID Pub/Pri Owner Name APN County Zone Acres Use Conservation Type 90 Public COUNTY OF SAN BERNARDINO 1087-051-08 OS 1.27 VACANT North Etiwanda Preserve -Deed 2017-09-08 CSA 70 to CSA 120 91 Private HEREDITAS LLC 1087-051-09 SD-RES 20.72 VACANT 92 Private THEMIS TRUST (12/12/2012) 1087-051-10 SD-RES 20.69 VACANT 93 Public SO CALIF EDISON CO 1087-051-11 RS-1 22.24 PUBLIC UTILITY 94 Public SO CALIF EDISON CO 1087-051-11 FW 19.11 PUBLIC UTILITY 95 Public SOUTHERN CALIFORNIA EDISON COMPANY 1087-051-12 FW 78.54 PUBLIC UTILITY 96 Public SAN BERNARDINO CO FLOOD CONTROL DIST 1087-051-13 FW 1.70 VACANT 97 Public SAN BERNARDINO CO FLOOD CONTROL DIST 1087-051-14 SD-RES 0.05 VACANT 98 Public COUNTY SERVICE AREA 70 1087-051-16 SD-RES 32.25 VACANT CSA 70 - Lennar Mitigation Land Deed 2003-10-21 99 Public CITY OF LOS ANGELES 1087-051-17 IN 7.39 VACANT 100 Public COUNTY SERVICE AREA 70 IMP ZONE 0S-1 1087-051-18 RL-10 31.90 VACANT North Etiwanda Preserve - Deed 2017-09-08 CSA 70 to CSA 120 101 Public COUNTY SERVICE AREA 70 IMP ZONE 0S-1 1087-051-18 OS 287.72 VACANT North Etiwanda Preserve - Deed 2017-09-08 CSA 70 to CSA 120 102 Public COUNTY SERVICE AREA 70 IMP ZONE 0S-1 1087-051-19 OS 8.15 VACANT North Etiwanda Preserve - Deed 2017-09-08 CSA 70 to CSA 120 103 Private RANCHO CANYON PARTNERS LLC 1087-051-20 SD-RES 11.33 VACANT 104 Public CUCAMONGA COUNTY WATER DISTRICT 1087-051-21 SD-RES 1.00 WATER TANK 105 Private RICARDO CUCALON JR / ULISES YOVANY MORA 1087-051-22 SD-RES 12.27 VACANT 106 Private SHENG H CHANG TR & MIN M TR 1087-051-23 SD-RES 12.21 VACANT 107 Public SOUTHERN CALIFORNIA EDISON COMPANY 1087-051-24 IN 11.73 PUBLIC UTILITY 108 Public CITY OF LOS ANGELES 1087-051-25 RL-10 7.58 PUBLIC UTILITY 109 Public CITY OF LOS ANGELES 1087-051-26 RL-10 7.66 PUBLIC UTILITY 110 Public CITY OF LOS ANGELES 1087-051-27 RL-10 7.75 PUBLIC UTILITY 111 Private HENDERSON CREEK PROPERTIES LLC 1087-061-01 OS 87.64 VACANT Spirit Of The Sage - Recorded Deed Restriction 2003- 11-26 112 Public COUNTY SERVICE AREA 70 IMP ZONE 0S-1 1087-061-02 OS 120.02 VACANT North Etiwanda Preserve - Deed 2017-09-08 CSA 70 to CSA 120 113 Public COUNTY SERVICE AREA 70 IMPROV ZONE 0 1087-061-03 SD-RES 57.71 VACANT Henderson Creek Mitigation Land - Conservation Easement Recorded 2009-01-22 114 Private ALEXANDER J CUNNINGHAM / SHARON E CUNNINGHAM 1087-061-04 FW 3.10 SF DWELLING 115 Private ALEXANDER J CUNNINGHAM / SHARON E CUNNINGHAM 1087-061-04 SD-RES 44.83 SF DWELLING 116 Private TOWN SQUARE M PROPERTIES LLC 1087-061-05 SD-RES 2.07 VACANT 117 Private EARL R RAMSEY / VIONA C RAMSEY 1087-061-06 SD-RES 38.93 VACANT 118 Private HOWARD HARRELL POORE ETC PTNSHP 1087-061-07 SD-RES 38.76 VACANT 119 Private LARSON, WILLIAM T TR 1087-061-08 FW 6.78 SF DWELLING 120 Private LARSON, WILLIAM T TR 1087-061-08 SD-RES 32.81 SF DWELLING 121 Private ALEXANDER J CUNNINGHAM / SHARON E CUNNINGHAM 1087-061-09 FW 0.22 VACANT 122 Private ALEXANDER J CUNNINGHAM / SHARON E CUNNINGHAM 1087-061-09 SD-RES 4.69 VACANT 123 Private ALLIED CONSULTING & INVESTMENT INC 1087-061-10 SD-RES 22.40 VACANT 124 Public CUCAMONGA COUNTY WATER DISTRICT 1087-061-11 SD-RES 1.66 WATER TANK 125 Private ALLIED CONSULTING & INVESTMENT INC 1087-061-12 SD-RES 6.94 VACANT 4914-7670-8469.1 -27- ID Pub/Pri Owner Name APN County Zone Acres Use Conservation Type 126 Private ALLIED CONSULTING & INVESTMENT INC 1087-061-12 OS 6.61 VACANT 127 Public SAN BERNARDINO CO FLOOD CONTROL DIST 1087-061-13 OS 10.51 VACANT 128 Public SAN BERNARDINO CO FLOOD CONTROL DIST 1087-061-13 OS 0.71 VACANT SB County Flood Control Mitigation Land - San Sevaine 129 Public CITY OF LOS ANGELES 1087-061-14 RL-10 13.68 PUBLIC UTILITY 130 Private ELIZABETH SMITH / PAUL ROJO 1087-061-15 RL-10 2.31 VACANT 131 Public CITY OF LOS ANGELES 1087-061-16 RL-10 4.42 PUBLIC UTILITY 132 Public CITY OF LOS ANGELES 1087-061-16 OS 4.25 PUBLIC UTILITY 133 Public COUNTY OF SAN BERNARDINO 1087-061-17 OS 5.87 VACANT SB County Flood Control Mitigation Land - San Sevaine 134 Private IMPERIAL HEIGHTS LLC 1087-061-18 FW 0.27 VACANT 135 Private IMPERIAL HEIGHTS LLC 1087-061-18 SD-RES 23.90 VACANT 136 Public CITY OF LOS ANGELES 1087-061-19 RL-10 13.27 PUBLIC UTILITY 137 Private ERGON INVESTMENT INC 1087-061-20 RL-10 5.35 VACANT 138 Private ERGON INVESTMENT INC 1087-061-20 FW 8.25 VACANT 139 Private ERGON INVESTMENT INC 1087-061-20 RL-10 5.60 VACANT 140 Private ERGON INVESTMENT INC 1087-061-20 SD-RES 19.91 VACANT 141 Private ELVIA V. HERNANDEZ / PERSY FREDY TREJO 1087-061-21 RL-10 1.23 VACANT 142 Public N/A N/A 1.36 Public R.O.W Document comparison by Workshare 10.0 on Friday, November 21, 2025 12:36:06 PM Input: Document 1 ID iManage://RWGDM1/RWGIMAN1/3189849/1 Description #3189849v1<RWGIMAN1> - Original Text Version of EHNCP Plan Document 2 ID iManage://RWGDM1/RWGIMAN1/3189782/1 Description #3189782v1<RWGIMAN1> - Non Chapter 5 Edits Final Rendering set Standard Legend: Insertion Deletion Moved from Moved to Style change Format change Moved deletion Inserted cell Deleted cell Moved cell Split/Merged cell Padding cell Statistics: Count Insertions 208 Deletions 591 Moved from 1 Moved to 1 Style changes 0 Format changes 0 Total changes 801 Conditions of Approval Community Development Department Project #: DRC2025-00022 Project Name: EHNCP SPA Location: - Project Type: Specific Plan Amendment 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. This includes, but is not limited to, the Specific Plan Amendment, Subdivision Tract Maps 20853 and 20854 and the EIR Addendum. 1. Prior to submission of a Notice of Determination, the applicant shall be required to submit payment for the California Department of Fish and Wildlife Notice of Determination & Clerk of the Board of Supervisors processing fee as published on the Clerk's website. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Department prior to the public hearing. 2. www.CityofRC.us Printed: 1/15/2026 EXHIBIT D December 2025 | EIR Addendum ADDENDUM TO THE EIR FOR THE Etiwanda Heights Neighborhood and Conservation Plan City of Ranch Cucamonga Prepared for: City of Rancho Cucamonga Jennifer Nakamura, Deputy Director of Planning 10500 Civic Center Drive Rancho Cucamonga, California 91730 909-477-2750 x 4324 Prepared by: PlaceWorks Contact: Mark Teague, AICP EXHIBIT E 3 MacArthur Place, Suite 1100 Santa Ana, CA 92707 714.966.9220 info@placeworks.com www.placeworks.com ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCH CUCAMONGA Table of Contents December 2025 Page i Section Page 1. ADDENDUM TO THE NEIGHBORHOOD AND CONSERVATION PLAN EIR .............................. 1 1.1 PURPOSE OF AN EIR ADDENDUM ........................................................................................................... 1 1.2 BACKGROUND .................................................................................................................................................... 2 1.3 PROJECT DESCRIPTION ................................................................................................................................. 2 1.4 REVISIONS TO CERTIFIED EIR .................................................................................................................. 4 2. CEQA ANALYSIS ............................................................................................................................ 7 2.1 EVALUATION OF POTENTIAL IMPACTS ................................................................................................ 7 3. ENVIRONMENTAL ISSUES SUMMARY ...................................................................................... 10 3.1 LAND USE AND PLANNING ...................................................................................................................... 10 3.2 BIOLOGICAL RESOURCES .......................................................................................................................... 10 3.3 GEOLOGY AND SOILS .................................................................................................................................. 11 3.4 CULTURAL AND TRIBAL CULTURAL RESOURCES .......................................................................... 11 3.5 TRANSPORTATION ......................................................................................................................................... 11 3.6 OTHER RESOURCE AREAS ......................................................................................................................... 11 4. FINDINGS ...................................................................................................................................... 13 4.1 FINDINGS UNDER §15162 ............................................................................................................................ 13 4.2 BASIS FOR ADDENDUM UNDER §15164 ............................................................................................... 14 5. REFERENCES ............................................................................................................................... 15 Appendices APPENDIX A GENERAL BIOLOGICAL RESOURCES ASSESSMENT APPENDIX B CITY OF RANCHO CUCAMONGA TRAFFIC IMPACT ANALYSIS GUIDELINES ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA Table of Contents Page ii PlaceWorks This page intentionally left blank. ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 1. Addendum to the Neighborhood and Conservation Plan EIR December 2025 Page 1 1. Addendum to the Neighborhood and Conservation Plan EIR 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 enumerated in CEQA Guidelines Sections 15162(a)(1)–(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 (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 fulfill none of the conditions outlined in CEQA Guidelines Sections 15162(a)(1)- (3) as these changes would not result in new significant environmental effects or a substantial increase in the ADDENDUM TO THE GENERAL PLAN EIR FOR THE HOUSING ELEMENT UPDATE CITY OF SUSANVILLE 1. Addendum to the Neighborhood and Conservation Plan EIR Page 2 PlaceWorks severity of previously identified significant effects requiring major revisions to the 2019 EIR. Accordingly, this checklist 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. 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. 1.2 BACKGROUND The proposed amendment to the Etiwanda Heights Neighborhood and Conservation Plan will update the previously adopted 2019 Specific Plan to align with the City of Rancho Cucamonga’s 2021 General Plan Update and provide additional building types and development standards for the Neighborhood Area. This Addendum to the certified EHNCP Draft Environmental Impact Report (EIR) (State Clearinghouse No. 2017111002) demonstrates that the analysis contained in that EIR adequately addresses the potential physical impacts associated with implementation of the proposed amendment and that none of the conditions described in California Environmental Quality Act (CEQA) Guidelines Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. Note to Reader: In October 2019, the Governor signed Senate Bill 330 Skinner Housing Crisis Act of 2019 (SB330) that amended provisions of the California Government Code to state that “a proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria but the zoning for the project site is inconsistent with the general plan.”. (GOVT 65589.5(j)(4)) 1.3 PROJECT DESCRIPTION The proposed Project involves an amendment to the Etiwanda Heights Neighborhood and Conservation Plan (“Specific Plan”) with respect to the approximately 790-acre Neighborhood Area (“Neighborhood Area”) ADDENDUM TO THE GENERAL PLAN EIR FOR THE HOUSING ELEMENT UPDATE CITY OF SUSANVILLE 1. Addendum to the Adopted General Plan EIR December 2025 Page 3 located in the City of Rancho Cucamonga (“City”). The proposed amendment does not impact the 3,603-acre conservation area. The proposed amendment (1) aligns the Specific Plan with the maximum residential density established under the City’s 2021 General Plan Update for the entire Neighborhood Area, with specific analysis focused on the 742.54 acres currently controlled by the property owner and master developer, Previti Group, excluding approximately 21 acres designated for commercial uses; and (2) provides additional building types to achieve such density. In addition to the proposed amendment, the City will also consider the approval of a tentative tract map and modified site plans for Planning Areas 1 and 2 (“PA1” and “PA2”, respectively) which areas are proposed for near-term development. For purposes of CEQA, the Project as analyzed herein includes both the Specific Plan amendment and the tract map and modified site plans for PA1 and PA2. The land encompassing the Neighborhood Area of the Specific Plan is designated as Traditional Neighborhood in the General Plan, which permits a gross maximum residential development of up to 8 dwelling units per acre. The proposed Specific Plan amendment would therefore allow for a gross maximum residential development of up to 8 dwelling units per acre consistent with the General Plan, and state law. The amendment would also do the following: 1. Add 9 new building types that include duplex, quadplex, 12-plex, walk-up, cottage court, small lot detached, small lot front load, motor court and courtyard building. 2. Modify objective development standards for the following building types: Estate, Extra Large House, Large House, Medium House, Small House, Small House Variation, Attached A, Attached B, and Shops & Restaurants. 3. Amend the Regulating Zones to do the following: Permit the new building types in the existing regulating zones and expand existing building types in the Camino Overlay, Neighborhood Estates, Neighborhood General 1 and Neighborhood General 2 regulating zones. 4. Add new open space types and standards. 5. Add “Shared Yard” as a new frontage type 6. Add the following new block configurations: no rear lane, simple rear lane, complex rear lane, attached open space, close 7. Establish a formal mechanism for transferring development rights (density) within the Specific Plan’s Neighborhood Area to enable less density near existing neighborhoods and facilitate appropriate clustering of residential uses elsewhere within the Neighborhood Area. The tentative tract map proposes to subdivide PA1 and PA2 into buildable parcels to facilitate the development of these areas in a manner consistent with the changes proposed by the Specific Plan amendment. The plans of development for these areas are shown on the modified PA1 and PA2 site plans, which are also included as part of the Project and analyzed as part of this Addendum. ADDENDUM TO THE GENERAL PLAN EIR FOR THE HOUSING ELEMENT UPDATE CITY OF SUSANVILLE 1. Addendum to the Neighborhood and Conservation Plan EIR Page 4 PlaceWorks The overall Specific Plan area, originally adopted in October 2019, encompasses approximately 4,393 acres, with the Neighborhood Area intended for residential and limited commercial development, and the remaining 3,603 acres designated for rural development and open-space conservation (“Conservation Area”). No changes are proposed for the 3,603-acre conservation area and no other changes are currently proposed for the additional planning areas that comprise the remainder of the Neighborhood Area. The Project’s adjustments aim to achieve consistency between the Specific Plan and General Plan supporting the City’s housing goals while maintaining compatibility with adjacent uses, preserving scenic foothill views, and enhancing community amenities. 1.4 REVISIONS TO CERTIFIED EIR 1.4.1 Revisions to EIR Text The certified EIR remains valid and continues to provide adequate CEQA coverage for the proposed Project. However, the proposed amendment introduces minor refinements to Project description and implementation details that warrant editorial updates to specific narrative sections and tables. These are considered clarifications and do not constitute new impact analysis. In the following, added text is underlined, and deleted text is shown with strikethrough. Ch 2, Project Description, Page 2.0-17, is hereby revised as follows: 6. In the Neighborhood Area, provide for the development of high-quality, single-family neighborhoods with a range of housing opportunities- including equestrian-oriented housing, single-family and multifamily (duplex, triplex, fourplex, courtyard, and 12-plex) forms – that are compatible in character with the existing surrounding neighborhoods and consistent with the 2021 General Plan housing density of up to 8 du/ac. Ch 2, Project Description, Page 2.0-7, is hereby revised as follows: Development Intensity As shown in Table 2.0-1: EHNCP Maximum Permitted Development Intensity, the Plan would permit up to 3,000 homes dwelling units at an overall average density of up to 8 dwelling units per acre in the Neighborhood Area consistent with the 2021 General Plan. Ch 2, Project Description, Page 2.0-17, is hereby revised as follows: Table 2.0-1, new row: Zone Type % of Total Units Units Square Feet NG2 Multifamily (duplex – 12-plex) Multifamily attached (density varies by type) TBD (approx. up to 8 du/ac overall within Neighborhood Area) Included in total Neighborhood Area acres ≤ 8 du/ac (max) ADDENDUM TO THE GENERAL PLAN EIR FOR THE HOUSING ELEMENT UPDATE CITY OF SUSANVILLE 1. Addendum to the Adopted General Plan EIR December 2025 Page 5 Ch 4.3, Biological Resources, Page 4.3-8, is hereby revised as follows: Jurisdictional Resource Evaluation Jurisdictional Delineation A delineation of jurisdictional waters was conducted within the NA and proposed Etiwanda Heights Preserve by biologists from June 23 to June 26 and June 29 to 30, 2015. A jurisdictional delineation of the NA was updated in 2025 by NOREAS as part of the Biological Resources Assessment. Ch 4.3, Biological Resources, Page 4.3-11 , is hereby revised as follows: Traps were initially checked for captures near midnight and then checked again and closed the following morning. All animals were identified to species and released. Follow -up habitat assessments and reconnaissance surveys conducted by NOREAS in 2025 confirmed that no San Bernardino kangaroo rats or suitable alluvial fan habitat currently occur within the Neighborhood Area. The site remains hydrologically and ecologically isolated from active alluvial fan corridors, and dense non-native grass and compacted soils have eliminated friable substrate required for SBKR burrowing. Therefore, consistent with the 2015–2016 survey results, the species is considered absent from the Project site. Survey Limitations Surveys for special-status plant species were conducted in May/June and August 2017 within the NA and in the Etiwanda Heights Preserve. However, target species did not include CRPR 3 and 4 species and instead focused on special-status species that are federally or state listed or CRPR 1 or 2 species. All special-status species, including CRPR 3 and 4 species, were mapped if observed. The timing of the surveys coincided with the blooming period for all target species. The 2025 Biological Resources Assessment confirmed that no federal- or state-listed species occur within the Neighborhood Area. Updated reconnaissance surveys verified that site conditions remain disturbed and dominated by ruderal and non-native species, with no change in floral diversity since 2017. Vegetation Communities, Land Covers, and Floral Diversity Vegetation mapping of the NA and proposed Etiwanda Heights Preserve was originally conducted in 2015. A total of 16 different vegetation communities and land cover types occur within the NA. Vegetation acreages are presented in Table 4.3-1: Vegetation Communities and Land Cover Types within the Neighborhood Area. Vegetation mapping of the RCA was conducted in 2016 by aerial interpretation, GIS analysis and field verification. The 2025 update found that the majority of the Neighborhood Area south of the Day Creek Diversion Levee is dominated by disturbed/ruderal vegetation with very limited remnant scrub patches. No changes in habitat distribution have been observed since that time. Ch 4.10, Land Use and Planning, Page 4.10-38, is hereby revised as follows: Because the growth in population projected for the Plan is not fully accounted for in the 2016-2040 SCAG growth forecasts, this growth is considered inconsistent with these forecasts. The additional increment of population growth that would be generated by the Plan, 4,744 persons, may result in the City’s population exceeding the 2040 population growth forecast of 204,300 by approximately 2%. Under the 2025 Specific Plan Amendment, total permitted residential density in the Neighborhood Area would remain consistent with the ADDENDUM TO THE GENERAL PLAN EIR FOR THE HOUSING ELEMENT UPDATE CITY OF SUSANVILLE 1. Addendum to the Neighborhood and Conservation Plan EIR Page 6 PlaceWorks City’s 2021 General Plan designation (Traditional Neighborhood, 8 du/ac max), and would not increase the total number of units or population previously evaluated in the Certified EIR. Accordingly, the Amendment would not result in population growth beyond that previously analyzed and would remain consistent with the SCAG 2020–2045 RTP/SCS forecast. Ch 4.10, Land Use and Planning, Page 4.10-41, is hereby revised as follows: As required by Section 15125(d) of the State CEQA Guidelines, Table 4.10-2: General Plan Consistency Analysis provides an analysis of the consistency of the Plan, including the proposed amendment to the General Plan to incorporate the Plan into the General Plan, with applicable goals and policies in the adopted Rancho Cucamonga General Plan. The 2025 Specific Plan Amendment continues to implement the same land use framework but refines development standards and building types to align with the 2021 General Plan Update. No new land use designations or intensities are proposed, and the Amendment remains consistent with all applicable General Plan goals and policies. 1.4.2 Revisions to Mitigation Measures Based on the proposed amendment and current regulatory environment, one new mitigation measure is required. Several existing measures may be clarified or consolidated to either remove redundancy or ensure conformance with adopted State or regional regulations since 2019. All biological mitigation measures (BIO-1 through BIO-9) have been restated and updated in the 2025 Biological Resources Assessment (BRA) to reflect current site conditions, confirm the continued applicability of avoidance and monitoring protocols, and incorporate current regulatory requirements (NOREAS 2025). These measures are incorporated by reference and included in Appendix A of this Addendum, replacing the prior text of BIO-1 through BIO-9 from the 2019 EIR. For consistency throughout this document, the study is referred to as the 2025 BRA. Based on the proposed amendment and current biological findings, one new mitigation measure is added (MM BIO-10, Crotch’s bumble bee). MM BIO-10 Clearance Survey and Avoidance for Crotch’s Bumble Bee (CBB) Prior to any ground disturbance or vegetation removal occurring between February 1 and October 31, a qualified biologist shall conduct a pre-construction clearance survey within suitable flowering-plant habitat in and adjacent to the construction footprint. If active CBB colonies or individuals are observed, the biologist shall notify CDFW and implement avoidance buffers or delayed work windows until the individuals have dispersed or relocated. If no CBBs are detected, no further action is required. Survey findings shall be documented in a brief memorandum submitted to the City of Rancho Cucamonga prior to grading. ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 2. CEQA Analysis Page 7 PlaceWorks 2. CEQA Analysis 2.1 EVALUATION OF POTENTIAL IMPACTS Pursuant to CEQA Guidelines Sections 15162 and 15164, this section evaluates whether changes associated with the proposed amendment to the EHNCP or changes in environmental circumstances would require preparation of a subsequent or supplemental EIR. The following analysis demonstrates that the proposed Project does not meet any of the conditions set forth in §15162(a)(1)–(3). Therefore, an Addendum to the certified EIR (State Clearinghouse No. 2017111002) is the appropriate CEQA document. 2.1.1 Substantial Changes in the Project CEQA Guidelines §15162(a)(1) requires that a subsequent EIR shall be prepared only when substantial changes are proposed in the project that would require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The proposed amendment to the EHNCP refines, rather than expands, the adopted 2019 Specific Plan. The amendment would align the Specific Plan with the maximum residential density established by the 2021 General Plan Update, up to 8 dwelling units per acre within the 790-acre Neighborhood Area and introduce updated form- based code provisions to achieve that density. The 3,603-acre Conservation Area remains unchanged, and no new grading areas, utility corridors, or roadway extensions beyond those analyzed in the certified EIR are proposed. The amendment would introduce nine new residential building types (duplex, quadplex, 12-plex, walk-up, cottage court, small-lot detached, small-lot front-load, motor court, and courtyard building) and refine objective design standards and block configurations. These design updates provide additional flexibility to deliver housing within the same physical envelope, height, setbacks, and coverage evaluated in 2019. The tentative tract map for Planning Areas 1 and 2 subdivides land consistent with these standards and does not alter overall density, circulation, or access patterns. The 2025 BRA confirms that existing biological conditions are largely as characterized in the 2019 EIR: the site is disturbed, biologically impoverished, and isolated from active alluvial habitat. No federally or state-listed species are present; designated critical habitat remains unoccupied; and only 0.42 acre of isolated ephemeral Waters of the State was identified, with no Waters of the U.S. present. All previously adopted biological mitigation measures (BIO- 1 through BIO-9) have been restated and updated in the 2025 BRA to reflect current site conditions and regulatory context, and a new mitigation measure (MM BIO-10, Crotch’s Bumble Bee Clearance Survey and Avoidance) has been added out of an abundance of caution to address the species’ candidate status under California Endangered Species Act (CESA). These measures are included in full in Appendix A and are incorporated by reference into this Addendum and ensure that potential biological effects continue to be mitigated to less-than-significant levels. All other topic areas—including air quality, greenhouse gases, noise, traffic/VMT, geology, hazards, and wildfire— remain within the impact envelopes analyzed in 2019. The amendment does not introduce new emissions sources, expand the population forecast, or alter emergency-access design. Therefore, the Project does not represent a substantial change requiring major revisions to the certified EIR under §15162(a)(1). ADDENDUM TO THE GENERAL PLAN EIR FOR THE HOUSING ELEMENT UPDATE CITY OF ANDERSON 2. CEQA Analysis Page 8 PlaceWorks 2.1.2 Substantial Changes in Circumstances CEQA Guidelines §15162(a)(2) requires that a subsequent EIR shall be prepared when substantial changes occur with respect to the circumstances under which the project is undertaken that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects. Since certification of the EIR in 2019, there have been no substantial changes in the environmental setting that would alter the conclusions of the previous analysis. The Neighborhood Area remains undeveloped and characterized by the same disturbed vegetation and access conditions documented in the certified EIR. Surrounding land uses—low-density residential development to the south and west, and open space and foothill areas to the north and east—remain unchanged. In 2025, CAL FIRE adopted updated Local Responsibility Area Fire Hazard Severity Zone maps that expanded the extent of the designated Very High Fire Hazard Severity Zone (FHSZ) within the city. Under the current mapping, the Neighborhood Area is identified as being within the Very High FHSZ. However, this change does not represent a new or more severe environmental condition relative to the analysis in the certified EIR. The certified EIR already identified that most of the land within the EHNCP had been designated by CAL FIRE as a Very High FHSZ and evaluated associated risks under Threshold HAZ-7. The analysis in the certified EIR considered the same potential for wildfire ignition and spread from adjacent chaparral areas and concluded that, with implementation of Mitigation Measures HAZ-4 and HAZ-5 and the proposed emergency access and evacuation network, wildfire impacts would be reduced to less-than-significant levels. The newly adopted maps therefore reaffirm, rather than change, the fire hazard conditions previously analyzed, and the applicable mitigation measures remain adequate to avoid or substantially lessen potential wildfire-related impacts. Similarly, adoption of the 2021 General Plan Update does not constitute a changed circumstance that would create new impacts. Instead, it reinforces the same development types and circulation framework assumed in 2019. The amendment merely brings the Specific Plan into consistency with the General Plan and implements state housing law, ensuring that the City maintains its evaluated housing capacity. Regional regulatory conditions have also not changed in a manner that would increase impacts. The site continues to be served by the Rancho Cucamonga Fire District and covered under the City’s adopted Hazard Mitigation Plan. Updated air-quality standards, GHG targets, and stormwater requirements are more stringent than those in 2019 and would further reduce potential emissions and discharges. Therefore, no substantial change in circumstances has occurred that would cause new or more severe environmental effects compared with those analyzed in the certified EIR, and the existing mitigation framework remains sufficient to address potential fire hazard and other environmental risks. 2.1.3 New Information of Substantial Importance CEQA Guidelines §15162(a)(3) requires preparation of a subsequent EIR when new information of substantial importance, not known and not available at the time the previous EIR was certified, shows that (1) the project will have one or more significant effects not discussed in the previous EIR; (2) previously examined effects would be substantially more severe; (3) previously infeasible mitigation measures are now feasible and would substantially reduce impacts; or (4) new mitigation measures or alternatives substantially different from those analyzed previously would reduce impacts but are not adopted. ADDENDUM TO THE GENERAL PLAN EIR FOR THE HOUSING ELEMENT UPDATE CITY OF ANDERSON 2. CEQA Analysis December 2025 Page 9 No such new information has become available since certification of the EIR. Updated biological surveys, cultural- resources records searches, and traffic/VMT analyses confirm that environmental conditions remain consistent with those described in 2019. The BRA completed in 2025 (included as Appendix A to this Addendum) did not identify any new sensitive species or jurisdictional resources, and the City’s most recent Traffic Impact Analysis Guidelines (included as Appendix B to this Addendum) continue to support the EIR’s VMT-based significance conclusions. All adopted mitigation measures remain applicable and feasible; however, the biological mitigation measures (BIO- 1 through BIO-9) have been restated and updated in the 2025 BRA to reflect current site conditions and regulatory requirements, and one new measure (MM BIO-10, Crotch’s Bumble Bee Clearance Survey and Avoidance) has been added. These refinements ensure continued compliance with CESA and other applicable state and federal regulations. No previously adopted measures have been determined infeasible, and .no new alternatives have been identified that would substantially reduce impacts beyond those evaluated in the certified EIR. Therefore, there is no new information of substantial importance that would require major revisions to the certified EIR under §15162(a)(3). ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 2. CEQA Analysis December 2025 Page 10 3. Environmental Issues Summary Pursuant to CEQA Guidelines Sections 15162 and 15164, this Addendum evaluates whether the proposed amendment to the Specific Plan would result in new or substantially more severe environmental effects compared to those analyzed in the certified Specific Plan Draft Environmental Impact Report (State Clearinghouse No. 2017111002). The Certified EIR comprehensively analyzed potential impacts associated with full buildout of the 4,393-acre EHNCP, including the 790-acre Neighborhood Area and the 3,603-acre Conservation Area. The 2025 amendment refines the adopted Specific Plan to align with the City’s 2021 General Plan Update, introduce additional building types, and adjust objective development standards and frontage configurations to allow a range of housing consistent with the General Plan’s maximum density of 8 dwelling units per acre. The amendment does not expand the development footprint or modify the Conservation Area. While the form- based code is amended to enable residential densities of up to 8 dwelling units per acre consistent with the 2021 General Plan, this represents implementation of the density already analyzed in the certified EIR rather than an increase beyond previously evaluated capacity. The analyses contained in the Certified EIR remain applicable to the proposed amendment. Each environmental topic below has been reviewed under CEQA Guidelines Section 15162(a), and where applicable, the Addendum incorporates clarifying information demonstrating that the amendment would not cause new or more severe environmental effects than those previously disclosed. 3.1 LAND USE AND PLANNING The amendment ensures the EHNCP remains consistent with the 2021 General Plan and the City’s adopted development framework. No new land use designations, zoning categories, or policy conflicts would result, and the overall residential capacity remains consistent with that evaluated in the Certified EIR. The Project continues to support the City’s housing goals and regional growth forecasts. Therefore, the amendment would not result in new or more severe land use or policy inconsistencies. 3.2 BIOLOGICAL RESOURCES A 2025 BRA verified that the NA remains highly disturbed, supports no federally or state-listed species, and contains approximately 0.42 acre of potential Waters of the State (NOREAS 2025). No Waters of the U.S. are present. The amendment does not expand grading limits or alter the Conservation Area. All biological mitigation measures (BIO-1 through BIO-9) have been restated and updated in the 2025 BRA to reflect current site conditions, confirm the continued applicability of avoidance and monitoring protocols, and incorporate current regulatory requirements. In addition, one new mitigation measure (MM BIO-10, Crotch’s Bumble Bee Clearance Survey and Avoidance) has been added to address the species’ candidate status under the CESA. ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 2. CEQA Analysis December 2025 Page 11 These measures ensure long-term management of preserved lands, avoidance of jurisdictional features, and continued protection of biological resources. Therefore, the Project would not result in new or more severe biological impacts. 3.3 GEOLOGY AND SOILS Updated tract maps for Planning Areas 1 and 2 would require Project-level geotechnical review prior to grading. The amendment does not expand the area of disturbance or alter site geologic conditions. Implementation of existing Mitigation Measure GEO-3 ensures that future construction complies with all applicable geotechnical standards, including design recommendations for seismic ground shaking, soil stability, and erosion control. With continued adherence to applicable codes and GEO-3, no new or more severe geologic impacts would occur. 3.4 CULTURAL AND TRIBAL CULTURAL RESOURCES Ground disturbance within Planning Areas 1 and 2 remains within the same limits evaluated in the Certified EIR. No new grading or excavation would occur within undisturbed portions of the Neighborhood Area or Conservation Area. The amendment does not introduce any new potential to affect cultural or tribal cultural resources. Mitigation Measures TCUL-1 and TCUL-2, which require Native American monitoring and procedures for inadvertent discovery, remain fully applicable and adequate. Therefore, no new or more severe impacts would occur. 3.5 TRANSPORTATION Although building types are refined, the overall number of dwelling units and trip generation remain consistent with the Certified EIR’s assumptions. The amendment introduces additional multifamily housing prototypes (duplex through 12-plex), which typically generate fewer vehicle miles traveled (VMT) per household than single-family detached units. As a result, the amendment would maintain or reduce total project-level VMT relative to the 2019 analysis. The amendment does not alter the street network, access points, or roadway improvements analyzed in the Certified EIR. Implementation of Mitigation Measures TRA-1 through TRA-3 continues to ensure that traffic impacts remain less than significant. 3.6 OTHER RESOURCE AREAS All other environmental issue areas including aesthetics, air quality, greenhouse gases, hydrology and water quality, hazards and hazardous materials, noise, population and housing, public services, recreation, and utilities, would remain unchanged because the amendment does not modify the development footprint, project intensity, or mitigation framework established in the Certified EIR. Compliance with the City’s standard conditions of approval and applicable mitigation measures would continue to ensure impacts remain less than significant. In summary, the proposed Specific Plan Amendment does not introduce new significant environmental effects or substantially increase the severity of previously identified impacts. The Certified EIR continues to provide ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 2. CEQA Analysis Page 12 PlaceWorks a comprehensive and adequate evaluation of environmental effects for the Specific Plan, and preparation of a subsequent or supplemental EIR is not warranted under CEQA Guidelines Section 15162. 4. Findings 4.1 FINDINGS UNDER §15162 The analysis contained in this Addendum demonstrates that the proposed amendment to the Specific Plan has been evaluated in light of the conditions specified in CEQA Guidelines Section 15162. Based on the evidence in the administrative record, none of the three circumstances requiring preparation of a subsequent or supplemental EIR have occurred. The proposed Project does not expand the development footprint, increase the allowable density, or introduce new infrastructure beyond what was previously analyzed. The refinements to the form-based code—specifically the introduction of new residential building types, objective design standards, and mechanisms for density transfer—are implementation-level modifications intended to maintain consistency with the City’s 2021 General Plan Update and state law. Because the overall average density will remain consistent with the Geneal Plan, these changes do not represent substantial alterations that would result in new significant environmental effects or substantially increase the severity of impacts previously disclosed in the certified EIR. Accordingly, the proposed amendment does not trigger any of the conditions described in CEQA Guidelines Section 15162(a), as follows: 1. Substantial Changes in the Project (§15162(a)(1)). The proposed amendment refines, but does not expand, the 2019 EHNCP. The amendment aligns the Specific Plan with the City’s 2021 General Plan density (8 du/ac), introduces additional residential building types, and updates objective design standards. No expansion of the development footprint, utility network, or infrastructure beyond what was analyzed in the certified EIR would occur. Therefore, the amendment would not cause new significant effects or increase the severity of previously identified effects. 2. Substantial Changes in Circumstances (§15162(a)(2)). Since certification of the EIR, no substantial changes have occurred in the environmental setting that would alter the conclusions of the prior analysis. Land use, biological, and physical site conditions remain consistent with those evaluated in 2019. The City’s 2021 General Plan Update reaffirmed the same land-use pattern and density assumptions. Regional regulations have become more protective (e.g., current air-quality and storm-water standards). Accordingly, no new or more severe impacts would result from changed circumstances. 3. New Information of Substantial Importance (§15162(a)(3)). No new information has become available that would indicate new significant effects, more severe effects, or feasible but previously rejected mitigation or alternatives. Updated technical studies, including the 2025 BRA, confirm that site conditions ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 2. CEQA Analysis December 2025 Page 13 remain disturbed, with no listed species or new jurisdictional waters. All mitigation measures adopted in the certified EIR remain feasible and sufficient. No additional mitigation or alternatives are required. Based on these findings, the Project would not cause any new significant environmental impacts or substantially increase the severity of previously identified significant impacts. Preparation of a subsequent or supplemental EIR is therefore not required. 4.2 BASIS FOR ADDENDUM UNDER §15164 CEQA Guidelines Section 15164 provides that a lead agency shall prepare an addendum to a previously certified EIR if only minor technical changes or additions are necessary and none of the conditions described in Section 15162 have occurred. The City of Rancho Cucamonga, as Lead Agency, has determined based on substantial evidence in the administrative record that:  The proposed EHNCP amendment constitutes a minor modification to the adopted 2019 Specific Plan that remains fully within the scope of the previously analyzed development program;  The certified EIR adequately addresses all physical environmental effects that could result from the proposed amendment; and  The 2025 technical studies, including the BRA, confirm that existing conditions and environmental constraints are substantially unchanged.  Therefore, preparation of a subsequent or supplemental EIR is not required, and an Addendum to the certified Specific Plan EIR is the appropriate CEQA document for the proposed Project in accordance with CEQA Guidelines Section 15164(b). ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 2. CEQA Analysis Page 14 PlaceWorks 5. References City of Rancho Cucamonga. 2023. Traffic Impact Analysis Guidelines. Adopted May 2023. Department of Engineering and Public Works, Rancho Cucamonga, California. NOREAS, Inc. 2025. Biological Resources Assessment, Etiwanda Heights Neighborhood and Conservation Plan (EHNCP) Amendment, City of Rancho Cucamonga, San Bernardino County, California. Prepared for PlaceWorks, Inc., February 2025. ADDENDUM TO THE GENERAL PLAN EIR FOR THE ETIWANDA HEIGHTS NEIGHBORHOOD AND CONSERVATION PLAN CITY OF RANCHO CUCAMONGA 2. CEQA Analysis December 2025 Page 15 This page intentionally left blank. Etiwanda Heights Neighborhood Project Rancho Cucamonga, San Bernardino County, California August 2025 General Biological Resources Assessment Cucamonga Peak United States Geological Survey 7.5-MinuteTopographic Quadrangle Map Prepared By 16361 Scientific Way, Irvine, CA 92618 (949) 467-9100 General Biological Resources Assessment Page i TABLE OF CONTENTS Section Page 1.0 INTRODUCTION AND EXECUTIVE SUMMARY ............................................................................... 1-1 2.0 PROJECT SITE DESCRIPTION & LOCATION..................................................................................... 2-1 3.0 FOCUSED STUDY/SPECIES OF CONCERN ....................................................................................... 3-1 4.0 METHODS ...................................................................................................................................... 4-1 4.1 Focused Assessment ........................................................................................................... 4-1 4.1.1 San Bernardino Kangaroo Rat ............................................................................................. 4-2 4.1.2 California Gnatcatcher ........................................................................................................ 4-2 4.1.3 Crotch’s Bumblebee ............................................................................................................ 4-2 4.2 Evaluation of Wetlands and Waterways ............................................................................. 4-2 5.0 GENERAL BIOLOGICAL SURVEY RESULTS ...................................................................................... 5-1 5.1 Vegetation Communities and Land Cover Types ................................................................ 5-1 5.2 Wildlife ................................................................................................................................ 5-5 5.3 Special-Status Plants ........................................................................................................... 5-5 5.4 Special-Status Wildlife ......................................................................................................... 5-6 5.4.1 San Bernardino Kangaroo Rat ............................................................................................. 5-7 5.4.2 California Gnatcatcher ........................................................................................................ 5-7 5.4.3 Crotch’s Bumblebee ............................................................................................................ 5-7 5.5 Wetlands and Waterways ................................................................................................... 5-8 6.0 CONCLUSION AND RECOMMENDATIONS..................................................................................... 6-1 7.0 CERTIFICATION .............................................................................................................................. 7-1 FIGURES Figure 1 Regional Location ................................................................................................................ 2-3 Figure 2 Site Vicinity .......................................................................................................................... 2-4 Figure 3 Etiwanda Heights Neighborhood and Conservation Plan Area .......................................... 2-5 Figure 4 Vegetation Communities and Land Cover Types ................................................................ 5-9 Figure 5 Literature Review .............................................................................................................. 5-10 Figure 6 Critical Habitat .................................................................................................................. 5-11 APPENDICES Appendix A Special-Status Species Potential for Occurrence within the Project Site Appendix B Photograph Log Appendix C Plant Species Observed within the Study Area Appendix D Wildlife Species Detected within the Study Area Appendix E Delineation of Waters of the United States Appendix F Delineation of Waters of the State General Biological Resources Assessment Page 1-1 1.0 INTRODUCTION AND EXECUTIVE SUMMARY NOREAS Inc. (NOREAS) is pleased to provide this General Biological Resources Assessment for the Etiwanda Heights Neighborhood Project (hereafter referred to as the “Project”). The Project is located in the city of Rancho Cucamonga, San Bernardino County, California and is limited to roughly 731.84- acres (Figures 1 and 2). The Project falls within Sections 19 and 30 of Township 1 North and Range 6 West, and Sections 24 and 25 of Township 1 North and Range 7 West, San Bernadino Meridian on the U.S. Geological Survey’s (USGS) Cucamonga Peak, California 7.5-minute topographic quadrangle maps at approximately 1,525 feet to 2,000 feet above mean sea level (AMSL). This document details the methods and results of baseline biological resources surveys for the Project. For the purposes of this report, the “study area” includes the Project Site, plus a 500-foot buffer. The intended use of this document is to disclose and evaluate the Project Site’s biological conditions, and to determine the potential for occurrence of common and special-status species1 and their habitats within it. The Project focuses on a new development within an approximately 731-acre disturbance footprint (Project Site) at the base of the San Gabriel Mountains. The Project is just north of existing suburban neighborhoods and a high school. It is largely surrounded by urban development on three sides, making it a logical extension of the City of Rancho Cucamonga’s (City) footprint. The Project is also situated within the boundaries of the Etiwanda Heights Neighborhood and Conservation Plan (EHNCP) Area (Figure 3). The EHNCP Area is divided into two planning areas, the Rural/Conservation Area (RCA), and the Neighborhood Area (NA). The proposed Project occurs within portions of the designated NA. Therefore, the Project will not impact the RCA’s contiguous and extensive undeveloped wildlands (including the North Etiwanda Preserve and National Forest). By concentrating growth in the Project Site – within the NA, adjacent to the city, this development avoids intruding into the pristine higher-quality habitats slated for preservation and open space to the north, thereby preventing new fragmentation of the conserved wildland core. The Project Site lies on an abandoned alluvial fan that has been largely cut off from its historical water and sediment sources. Decades of flood-control infrastructure (dams, debris basins, concrete channels, and levees installed mainly in the 1980s–1990s) now intercept storm flows from Day Creek and Deer Creek and divert them away from the Project (Appendix E and F). As a result, the natural braided network of ephemeral washes that once crossed the fan no longer receives significant flood inundation or sediment deposition. The landscape now functions as a predominantly closed basin. As massive amounts of soil and rock were moved to construct the extensive man-made catch-basin system. Native soils were also impacted during construction of access roads, etc. Today, almost all rain that falls either percolates quickly into the coarse soils or pools in minor swales that do not connect downstream under ordinary hydrologic conditions. As no perennial or intermittent streams traverse the Project Site today, and even during rare heavy storms any runoff is brief and rapidly absorbed. Notably, from 1992 to 2014 an open-pit sand and gravel quarry operated in the Project Site, confirming the absence of an active fluvial processes in portions of the Project Site during that period (i.e. the Project Site remained dry enough to mine without flood risk). In short, the majority of the fan surface has been “hydrologically starved” of upstream flows and is reverting to upland conditions – the faint remnant drainage signatures visible on aerial images are relics of past events and no longer carry 1 For the purposes of this analysis, “special-status species” refers to any species that has been afforded special protection by federal, state, or local resource agencies (e.g., U.S. Fish and Wildlife Service [USFWS], California Department of Fish and Wildlife [CDFW]) or resource conservation organizations (e.g., California Native Plant Society [CNPS], etc.). The term “special-status species” excludes those avian species solely identified under Section 10 of the Migratory Bird Treaty Act (MBTA) for federal protection. Nonetheless, MBTA Section 10 protected species are afforded avoidance and minimization protections per state and federal requirements General Biological Resources Assessment Page 1-2 meaningful hydrologic function (Appendix E and F). The map ped potential jurisdictional water feature within the Project Site is one shallow ephemeral remnant swale (identified as Feature 1 – Appendix F) with a discernible bed and bank. By definition this feature qualifies as a Water of the State (under the Porter-Cologne Act and California Fish and Game Code §1600) since it could convey stormwater in rare, intense rainfall events. However, its functional hydrology and ecological value are minimal – it is essentially a dry, isolated swale. The cutoff of natural water and sediment inputs, coupled with past land uses, has substantially altered the soil and vegetation characteristics of the Project Site. Without periodic floods to scour vegetation and deposit new sand, the abandoned alluvial fan soils have become compacted and often armored with gravel and cobble layers, and the once-dynamic alluvial scrub community has matured into a more static shrub-dominated habitat. These stagnant patches include notable invasive species presence, following the loss of natural disturbance regimes, though conditions remain variable and pockets of native vegetation persist. Where wildfires or clearing have disturbed the vegetation, non-native grasses and weeds have frequently colonized. The net effect is that the Project Site’s habitat is less valuable now from a biological and ecological perspective for federally or state-listed species than it was prior to the past implementation of flood-control infrastructure. Historically, the Project Site supported dynamic alluvial fan vegetation shaped by periodic flooding and sediment deposition from the nearby San Gabriel Mountain foothills. However, decades of anthropogenic disturbances, habitat fragmentation, and hydrological isolation have fundamentally altered these plant communities. The natural flood regime that once periodically renewed habitat has been cut off by upstream flood control and urban development, leaving the Project Site’s vegetation in a degraded, semi-static state, though native vegetation persists. In the absence of fresh sediment or water flow, many plant communities have stagnated. Older shrubs dominate with little regeneration, invasive weeds fill the majority of gaps, and overall ecological function is greatly reduced. Wildlife surveys reflect this decline – as the Project Site shows minimal use by special status species, indicating a loss of habitat value relative to more intact habitats nearby. For example, many former drainage signatures are now relics that are obstructed with boulders and lack the loose, sandy benches that species like the San Bernardino kangaroo rat (SBKR) require for burrowing. Upland flats are often dominated by invasive grasses and forbs. These factors indicate a degraded habitat value relative to more intact alluvial fan ecosystems within the Etiwanda Preserve, the adjacent National Forest and the RCA’s undeveloped wildlands. Additionally, areas within the Project Site are highly disturbed and developed (e.g. graded lands, former open-pit sand and gravel quarry, flood control facilities, access roads), further fragmenting the habitat. In summary, decades of flood- control modifications and other disturbances have left the Project Site biologically impoverished compared to the untouched habitat in the adjacent open space. This contrast underpins the City’s planning strategy; that is, encourage development to the NA (i.e., the Project Site), which has diminished ecological functions, and preserve the higher-value habitat to the north. Several other considerations also demonstrate that the Project Site is an appropriate and biologically preferable location for the proposed Project, especially when compared to the alternative of developing in the RCA. For instance, the Project Site is bordered by existing suburban development and new construction here will be contiguous with the current City footprint. It also preserves the rural open-space character of the upper foothills. In short, the Project Site’s physical setting—adjacent to existing neighborhoods—makes it a far less impactful and more practical growth location than other potential locations. General Biological Resources Assessment Page 1-3 The Project Site has a history of disturbance and is largely cut off from natural ecological processes, as described above. The vast majority of remanent drainage signatures within the Project Site contain extensive cobble beds with very little sand, and upland areas are often overgrown with non-native grasses. In essence, the Project Site’s habitat is already degraded and semi-isolated (an ecological “island” surrounded by development and an altered anthropogenic landscapes). Developing here minimizes regional impacts because it utilizes a lower-quality landscape and avoids direct disturbance to the larger, contiguous habitat block in the RCA. The Project’s approach of clustering development on the disturbed abandoned alluvial fan thereby minimizes biological impacts on a landscape scale, while the undisturbed land is set aside for conservation. Baseline biological surveys – including habitat assessments, focused species surveys, and general wildlife inventories – have been conducted over multiple years (2015–2017, 2019 and 2025) to evaluate the Project Site. The convergent finding of all these studies is that the Project Site currently supports few, if any, special-status species. Despite the presence of designated critical habitat, no federally or state- listed species were found to be present within the Project Site, and overall biodiversity is skewed toward common, disturbance-tolerant fauna and flora. Key results are summarized below. • SBKR (Dipodomys merriami parvus – Federally Endangered). o Not detected. o The Project Site falls within United States Fish and Wildlife Service (USFWS)-designated critical habitat Unit 4 for SBKR, but focused trapping surveys (totaling ~4,500 trap-nights in all habitat niches) did not capture any SBKR within Project boundaries. This absence is consistent with the site’s low-quality SBKR habitat. o Moreover, the Project Site is isolated from active alluvial wash corridors. There are no known SBKR populations in the immediate vicinity that could naturally recolonize the Project Site. Even where patches of seemingly suitable sandy loam occurred, they were surrounded by rocks or dense weeds, and only other rodent species were present. o In summary, the critical habitat within the Project Site is currently unoccupied by SBKR and offers negligible habitat value for the species. By contrast, portions of the RCA closer to Cucamonga Canyon and other active drainages contain more sandy, open habitats that could support SBKR, which is a major reason those areas are slated for permanent conservation. The conclusion from the trapping and habitat analysis is that SBKR is absent from the Project Site and not expected to establish there under current conditions. • Coastal California Gnatcatcher (CAGN, Polioptila californica californica – Federally Threatened). o Not detected. o Focused protocol surveys conducted over approximately 800 acres of coastal sage scrub habitat found no CAGN present in the Project Site or adjacent survey areas. While patches of sage scrub (e.g. California buckwheat, sage, chamise mix) exist within the Project Site, the overall habitat is marginal for CAGN – it is inland and at the upper elevational range for the species, and much of the scrub is either too dense, or disturbed. o The lack of any observations indicates that the CAGN is absent from the Project Site. Nonetheless, as a precaution, mitigation measures will require pre-construction surveys in any suitable habitat if grading is to occur during the breeding season, to ensure that no CAGN have moved in since the initial surveys. Given the survey results, it is highly unlikely that the Project will impact this species. General Biological Resources Assessment Page 1-4 • Burrowing Owl (BUOW, Athene cunicularia – California Species of Special Concern and designated as a candidate for listing under the California Endangered Species Act [CESA]). o Not observed. o During the biological field surveys, no BUOW or active burrows were found. As this area’s abandoned alluvial fans soils have become compacted, and often armored with gravel and cobble layers that lack an abundance of suitable burrow complexes. Discrete portions of the Project Site could provide marginal foraging habitat, but no BUOW were detected at any time. o This suggests that the Project Site is not occupied by BUOW, though it could be used transiently - on occasion, for foraging. The Project will implement standard avoidance measures (such as pre-grading surveys and buffer zones if any BUOW are discovered) to safeguard compliance with state guidelines, but overall impacts to BUOW are not expected. • Crotch’s Bumble Bee (CBB, Bombus crotchii – designated as a candidate for listing under the CESA). o Not observed. o This bumble bee species requires abundant native wildflowers and undisturbed soils for nesting. Given the Project Site’s condition, lacking “friable” soil (loose, penetrable ground) means queen bumble bees have limited burrows or suitable spots to nest. Likewise, the lack of a diverse mix of flowering plants with staggering blooming periods from spring to late summer to support queens, workers, and males through the full active season within the Project Site, means there’s suboptimal forage to attract or sustain any bumble bee colony. o It is also noted that no CBB has ever been observed at this location, reinforcing the idea that the species likely does not occur here (especially since surveys or general biological monitoring efforts has never detected it). Thus, the Project is not likely to impact CBB. • Rare Plants. o Focused botanical surveys found no occurrences of federally or state-listed plant species within the Project Site or the broader area. o The USFWS has not designated any critical habitat for endangered plants within the Project Site, and none are present. In 2019 a few regionally “special-status” plants tracked by the California Native Plant Society were observed, namely Parry’s spineflower (Chorizanthe parryi var. parryi), intermediate mariposa lily (Calochortus weedii var. intermedius) and Plummer’s mariposa lily (Calochortus plummerae). None of these species are federal or state-listed, but they are considered locally sensitive. These were scattered detections. o Overall, the flora of the Project Site is degraded sage scrub/chaparral. • Other Wildlife. o The Project Site does support a community of common wildlife adapted to shrubland and grassland environments. o During trapping surveys, several non-listed small mammals were captured in abundance, indicating the surveys were thorough. For instance, the Dulzura kangaroo rat (Dipodomys simulans, a common relative of the SBKR) was captured multiple times, and the northwestern San Diego pocket mouse (Chaetodipus fallax fallax), a California Species of Special Concern (CSC), was particularly numerous (over 90 individuals in one session). Deer mice (Peromyscus spp.) were the most frequently caught rodents General Biological Resources Assessment Page 1-5 (hundreds of captures), reflecting a healthy population of these widespread species. A few Bryant’s woodrats (Neotoma bryanti, CSC) were also recorded. These findings show that the small mammal community within the Project Site is composed of common species and a few lower-risk sensitive species, but not the SBKR or other state or federally listed mammals. o Similarly, reptile and bird observations were limited to common species (e.g. side- blotched lizards, gopher snakes, California towhee, etc.). Potential habitat exists for species like the coast horned lizard (Phrynosoma blainvillii, CSC) or Southern California legless lizard (Anniella stebbinsi, CSC) San Diego black-tailed jackrabbit (Lepus californicus bennettii), San Diego desert woodrat (Neotoma lepida intermedia), Los Angeles pocket mouse (Perognathus longimembris brevinasus), and Southern California rufous-crowned sparrow (Aimophila ruficeps canescens) in discrete areas, but none were specifically encountered during surveys. Any such species, if at all present, would presumably be in low numbers given the habitat quality. No raptor nests or other significant wildlife concentrations were found. In summary, the Project Site’s wildlife value is relatively modest. Collectively, these survey results underscore that the Project Site is biologically depauperate in terms of federally or state-listed species, especially when compared to the more undisturbed habitat north of the Project. The absence of SBKR, CAGN, and other protected biological resources has been confirmed by extensive field efforts from 2015 through 2025. General Biological Resources Assessment Page 2-1 2.0 PROJECT SITE DESCRIPTION & LOCATION For the purposes of this document, the “study area” includes the Project’s proposed ground disturbance footprint (Project Site) and a buffer (Figure 2). The Project falls within Sections 19 and 30 of Township 1 North and Range 6 West, and Sections 24 and 25 of Township 1 North and Range 7 West, San Bernadino Meridian on the U.S. Geological Survey’s (USGS) Cucamonga Peak, California 7.5-minute topographic quadrangle maps. The Project focuses new development within an approximately 731-acre Project Site at the base of the San Gabriel Mountains. The Project is just north of existing suburban neighborhoods and a high school. It is largely surrounded by urban development on three sides, making it a logical extension of the City of Rancho Cucamonga’s (City) footprint. The Project is also situated within the boundaries of the Etiwanda Heights Neighborhood and Conservation Plan (EHNCP) Area (Figure 3). The EHNCP Area is divided into two planning areas, the Rural/Conservation Area 2 (RCA), and the Neighborhood Area 3 (NA). The proposed Project occurs within portions of the designated NA. Therefore, the Project will not impact the RCA’s contiguous and extensive undeveloped wildlands (including the North Etiwanda Preserve and National Forest). By concentrating growth in the Project Site – within the NA, adjacent to the city, this development avoids intruding into the higher-quality habitats slated for preservation and open space to the north, thereby preventing new fragmentation of the conserved wildland core. The cutoff of natural water and sediment inputs, coupled with past land uses, has substantially altered the soil and vegetation characteristics of the Project Site. Without periodic floods to scour vegetation and deposit new sand, the former alluvial fan soils have become compacted and often armored with gravel and cobble layers, and the once-dynamic alluvial scrub community has matured into a more static shrub-dominated habitat. In the majority of areas, dense stands of chamise and other shrubs now cover the ground. Where wildfires or clearing have disturbed the vegetation, non-native grasses and weeds have colonized more often than not. The net effect is that the Project Site’s habitat is less valuable from a biological and ecological perspective for federally or state-listed species than it was prior to the past implementation of flood-control infrastructure. Nearly every community – from upland chamise chaparral to alluvial scrub – shows signs of stress, invasion, and isolation. The loss of periodic flood renewal due to upstream flood control and urban development has left the Project Site’s vegetation in a degraded, semi-static condition, with variability across the site and scattered remnants of native vegetation. Habitat fragmentation (from roads, adjacent development, infrastructure, etc.) has further reduced the ecological value of each vegetation patch, virtually cutting them off from larger ecosystems like the North Etiwanda Preserve. Wildlife surveys confirm the low habitat value. As the special status species that might be expected in these vegetation types under better conditions are largely absent, and only a sparse assemblage of common wildlife persists. The net result is that the Project Site’s biological communities are impoverished and declining, with limited capacity to support native biodiversity or recover on their own. This contrast underpins the City’s planning strategy, that is, encourage development to the NA (i.e., Project Site), which has diminished ecological functions, and preserve the higher-value habitat to the north. Several other considerations also demonstrate that the Project Site is an appropriate and 2The approximately 3,565-acre RCA is located at the base of the San Gabriel Mountains, bordered to the south by the City and the Neighborhood Area (NA), as well as the San Gabriel Mountains to the east, west, and north. 3The approximately 828-acre NA is located north of the I-210 freeway and bordered by the City to the east, south, and west, and the RCA to the north. General Biological Resources Assessment Page 2-2 biologically preferable location for the proposed Project, especially when compared to the alternative of developing in the RCA. For instance, the Project Site is bordered by existing suburban development, and new construction here will be contiguous with the current City footprint. In short, the Project Site’s physical setting—adjacent to existing neighborhoods—makes it a far less impactful and more practical growth location than other potential locations. The Project Site has a history of disturbance (flood control work, former quarry, fuel modification, etc.) and is largely cut off from natural ecological processes, as described above. The vast majority of remanent drainage signatures within the Project Site contain extensive cobble beds with very little sand. In essence, the Project Site’s habitat is degraded and semi-isolated (an ecological “island” surrounded by development and an altered human caused landscapes). Developing here minimizes regional impacts because it utilizes a lower-quality landscape and avoids direct disturbance to the larger, contiguous habitat block in the RCA. The Project’s approach of clustering development on the disturbed abandoned fan thereby minimizes biological impacts on a landscape scale, while the undisturbed land is set aside for conservation. The EHNCP was explicitly designed to balance development with habitat conservation. The plan delineates two complementary zones, a compact NA (a planned neighborhood development) in the south, and a vast RCA in the north. A key objective of the plan is to “conserve the natural resources and open space character” of the foothills, which it achieves by establishing the Etiwanda Heights Preserve and related open space set-asides in the RCA. Concentrating new housing in the Project Site adjacent to current City limits is integral to meeting this objective and complying with local and regional conservation objectives. Kern County Los Angeles County Orange County Riverside County San Bernardino County Figure 1. Regional Location Data Sources: - California Public Land Survey System 2020 - USGS 7.5-minute quadrangle map - ESRI US Topo Maps accessed Aug 2025 Study Area Map Prepared: 8-13-25 ° 10 Miles° Prepared by: Statewide Location Countywide Location 1 inch = 2,000 feet 0 1,000 2,000Feet The Study Area is located in San Bernardino County on the Cucamonga Peak USGS 7.5-minute quadrangle map; San Bernardino Meridian, Township 1N, Range 7W, in Section 24, 25, Township 1N, Range 6W, in Section 19, 20, 29, 30: Center coordinates (WGS 1984): 117.539°W 34.209°N Interstate or State Highway (inset) Urban Area (inset) County Boundary (inset) Water Body (inset) Park or National Forest (inset) Project Site Study Area Text 215 15 15 5 10 210 Day C r e ek R i n g s te m Dr Ta cks tem St P a ddoc k P l De e r C r ee k M i l l i k e n A v e Deer C a nyon Dr Hillside Rd Boulder C a nyon R d Wilson A v e Wildernes s D r C a n i s t e l A v e P anther D r Beechwood Dr Hi g h M e a d o w P l C a r r i a g e P l P ad d o c kPl Chaffey Los Osos Wignall Museum Fire Station No. 5 210 Le mo n A v e Victoria S t F airm on t W ay Vintag e D r Hi ghland A ve Gala Ave 19t h St H illvie w Loop She r b roo k e Pl T e r r a ci na A v e S ha w S t P a cific S t S on or a Av e Victoria P a r k L n Kenyon Park Banyan Da yCre e k In d ia n WellsPl Da y C r e ek D a y C r e e k D a y C r e ek B l v d B l a n c h a r d S t C oy ote Dr T e jas Ct A l v a r a d o P l D ap ple D r M el o n Dr In d i a n W e ll s P l O v e rl a nd D r John L. Golden Day Creek 210 B l a n c h a r d S t Highla nd A ve V e n eto P l Vintage D r Vinta ge Dr L a rk Dr C a r ob A v e M i m o s a P l Ken si n g t o n P l Vict oria Par k L n Banyan St Banyan St D a y C r e e k B l v d R o ch e s t e r A v e Banyan Ave Caryn Rancho Cucamonga Figure 2. Site Vicinity Map Prepared: 8-13-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 °0 750 1,500Feet 1 inch = 1,500 feet Study Area (1,158.03 ac) Project Site (731.84 ac) 210 210210 Banyan S t Ba nyan S t Chaffey 15 Wilson A v e Banyan S t Figure 3. Etiwanda Heights Neighborhood and Conservation Plan (EHNCP) Area Project Site Etiwanda Heights Preserve Neighborhood Area (NA) Rural/Conservation Area (RCA) Map Prepared: 8-18-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 - Sargent Town Planning, 2019 °0 0.3 0.6Miles 1 inch = 0.6 miles General Biological Resources Assessment Page 3-1 3.0 FOCUSED STUDY/SPECIES OF CONCERN Prior to beginning field surveys, resource specialists were consulted and available information from resource management plans, databases and relevant documents were reviewed to determine the locations and types of biological resources 4 that have the potential to exist within - and adjacent to, the study area. Biological resources were evaluated within several miles of the Project Site. The materials reviewed included - but were not limited to, the following: USFWS Critical Habitat Mapper and File Data (USFWS 2025a); USFWS San Bernadino County Field Office Species List (USFWS 2025b); USFWS National Wetlands Inventory database (USFWS 2024c); Regional South Coast Missing Linkages Project Report (South Coast Wildlands 2008); California Natural Diversity Database maintained by the California Department of Fish and Wildlife (CDFW) (CDFW 2025); Natural Resource Conservation Service, Soil Survey Geographic Database (SSURGO) (USDA-NRCS 2025a); California Native Plant Society (CNPS) Electronic Inventory (CNPS 2025); Biological Technical Report for the Etiwanda Heights Neighborhood and Conservation Plan Rancho Cucamonga, California (Dudek 2019); San Bernardino kangaroo rat (SBKR) habitat assessment and survey summary. Memorandum to David Sargent (Sargent Town Planning, 2016); Results of a live-trapping survey for the federally endangered San Bernardino kangaroo rat (Dipodomys merriami parvus), Rancho Cucamonga, California (SoCal Biological Consulting, 2016); Focused Coastal California Gnatcatcher Survey Report for the Rancho Cucamonga North Eastern Sphere Annexation Area Project, County of San Bernardino, California (Dudek, 2017); Etiwanda Heights Neighborhood & Conservation Plan Final EIR (State Clearinghouse No. 2017111002) certified in 2019; and Aerial Photographs (Microsoft Corporation 2025). 4 For the purposes of this analysis, “biological resources” refers to the plants, wildlife, and habitats that occur, or have the potential to occur, within the study area. General Biological Resources Assessment Page 4-1 4.0 METHODS To support the analysis detailed within Section 3.0 above, pedestrian-based field surveys were performed to assess land cover, general and dominant vegetation communities, habitat types, and species present within communities. Community descriptions were based on observed dominant vegetation composition, and derived from the criteria and definitions of widely accepted vegetation classification systems (Holland 1986 and Sawyer et al. 2009). Plants were identified to the lowest taxonomic level sufficient to determine whether the species observed were non-native, native, or special-status. Plants of uncertain identity were subsequently identified from taxonomic keys (Baldwin et al. 2012). Scientific and common species names were recorded according to The Jepson Manual (Baldwin et al. 2012). The presence of a wildlife species was based on direct observation or detection of wildlife sign (e.g., tracks, burrows, nests, scat, skeletal remains or vocalization). Field data compiled for wildlife species included scientific name, and common name. Wildlife of uncertain identity were documented and subsequently identified from specialized field guides and related literature (Burt and Grossenheider 1980; Halfpenny 2000; Sibley 2000; Elbroch 2003 and Stebbins 2003). Additionally, the Project Site was assessed for its potential to support special-status species based on habitat 5 suitability comparisons with reported occupied habitats and the following potential for occurrence definitions were utilized within Appendix A. • Absent [A] – Species distribution is restricted by substantive habitat requirements which do not occur – or are negligible within the Project Site-- and no further survey or study is necessary to determine likely presence or absence of this species. • Habitat Present [HP] – Species distribution is restricted by substantive habitat requirements which occur within the Project Site, and further assessment may be necessary to determine likely presence or absence of species. • Present [P] – Species or species sign were observed within the Project Site in 2025. • Critical Habitat [CH] – The Project Site is located within a USFWS-designated critical habitat unit. 4.1 Focused Assessment While additional surveys, evaluations and assessments specifically targeted certain species of nesting birds (CAGN), small mammals (SBKR), Crotch’s bumblebee (CBB), wetlands and waterways, it's crucial to note the ecological interconnections present. Many species, even those not directly under our survey lens like Northwestern San Diego pocket mouse (Chaetodipus fallax fallax), San Diego black-tailed jackrabbit (Lepus californicus bennettii), Coast horned lizard, etc., share habitats with the targeted species. This overlap is due to similarities in the vegetation communities that cater to multiple species, both common and special status alike. Furthermore, many birds and annual plants share synchronized breeding and blooming cycles. Consequently, while a survey might have been focused on a specific species the very nature of shared habitats and life cycles means that comprehensive surveys and assessments within the Project Site would inherently detect and account for a broader spectrum of species than targeted. Hence, any species that shares habitat, reproductive or blooming cycles with targeted species would have been detected during the 2015, 2016, 2017, 2019 and 2025 surveys. Detailed methods, results, and assumptions can be found in Appendices E and F and the 2019 Biological Technical Report for the Etiwanda Heights Neighborhood and Conservation Plan (Dudek 2019). A summary for each targeted species' methods is also provided in the subsequent subsections. 5 A “habitat” is defined as the place - or type of locale, where a plant or animal, naturally or normally lives and grows. General Biological Resources Assessment Page 4-2 4.1.1 San Bernardino Kangaroo Rat (SBKR) SBKR trapping was conducted in 2015 and 2016 following the most current versions of the resource agencies’ recommended survey guidelines for SBKR, as well as the specific terms and conditions outlined for permitted biologists (Sargent Town Planning, 2016 and SoCal Biological Consulting, 2016). Surveys targeted the most suitable habitat within the Project Site, with trapping grids established at approximately 7-meter intervals. Trapping was performed over five consecutive nights using 12-inch modified Sherman collapsible live-traps, placed in open areas characterized by alluvial fan scrub, sandy to sandy-loam substrates, and minimal rock or vegetative duff. Traps were baited with a bird seed mixture and set at dusk each evening. They were checked for captures near midnight and again in the early morning, at which time they were closed.. 4.1.2 California Gnatcatcher (CAGN) Focused surveys for CAGN were conducted within the Project Site between May 11 and July 1, 2017, by ten (10) permitted biologists (Dudek, 2017). Surveys followed the currently accepted U.S. Fish and Wildlife Service (USFWS) CAGN presence/absence protocol (USFWS 1997), employing breeding season survey methods. One additional survey was completed outside of the breeding season on July 1, 2017. Survey routes provided complete coverage of all suitable CAGN habitat within the Project Site. In accordance with USFWS protocol for non–Natural Community Conservation Plan (NCCP) enrolled areas, the Project Site was divided into 10 survey areas, each representing a single-day survey effort of approximately 80 acres. This approach resulted in a total of 60 person-days of survey effort. Each survey area was assigned to permitted biologists or independent investigators, who were provided with digital aerial maps for navigation and for recording any CAGN observations. 4.1.3 Crotch’s Bumblebee (CBB) Assessment methods for the CBB were derived from generally accepted professional standards. Evaluation methods for assessing the suitability of the Project Site for CBB involved a thorough site visit to determine the presence of essential habitat elements. This approach included examining whether the Project Site had suitable nesting conditions and assessing the availability of diverse nectar and pollen resources critical for CBB colony development. Additionally, the evaluation considered the Project's location from natural habitats that could support CBB and assessed the surrounding landscape's composition and proximity to determine the likelihood of CBB occurrence. 4.2 Evaluation of Wetlands and Waterways The Project Site was examined to assess the presence of an ordinary highwater mark (OHWM), hydrophytes, distinct soils, riparian and riverine resources, lakes, rivers, streambeds, surface waters and wetlands, vernal pools, discernable bed and bank signatures, aquatic resources, or evidence of a change in vegetation type, density, or vigor. These field surveys were performed in 2015 and 2025 to map waters potentially regulated by the United States Army Corps of Engineers (USACE), Regional Water Quality Control Board (RWQCB), and streambeds and associated riparian habitat as regulated by the CDFW. This evaluation was completed using data acquired from current and historic imagery, hydrologic databases, analytic tools, and physical on the ground analyses and measurements by subject matter experts. Detailed delineation methods, results, and assumptions are presented within Appendix E and F. Page 5-1 5.0 GENERAL BIOLOGICAL SURVEY RESULTS 5.1 Vegetation Communities and Land Cover Types Historically, the Project Site supported dynamic alluvial fan vegetation shaped by periodic flooding and sediment deposition from the nearby San Gabriel Mountain foothills. However, decades of anthropogenic disturbances, habitat fragmentation, and hydrological isolation have fundamentally altered these plant communities. The natural flood regime that once periodically renewed habitat has been cut off by upstream flood control and urban development, leaving the Project Site’s vegetation in a degraded, semi-static state, though conditions remain variable and pockets of native vegetation persist. In the absence of fresh sediment or flows, many plant communities have stagnated. Older shrubs dominate with little regeneration, and invasive weeds fill the majority of gaps, and overall ecological function is greatly reduced. Wildlife surveys reflect this decline – as the Project Site shows minimal use by special status species, indicating a loss of habitat value relative to more intact habitats nearby. The following sections describe each vegetation community observed, emphasizing current conditions and ecological value. The following vegetation community and land cover types were observed within the study area in 2025: Chamise Chaparral, California Sagebrush, Non-Native Grassland, Mulefat Scrub, Semi-Desert Chaparral, California Buckwheat Scrub, Scale Broom Scrub, Deerweed Scrub, Tamarisk Scrub and Developed/Disturbed (Figure 4). These types are described below. Representative photos of the study area are provided in Appendix B. Chamise chaparral Chamise chaparral is dominated by chamise (Adenostoma fasciculatum), a hardy evergreen shrub typical of upland slopes and alluvial fan terraces. On the Project Site, chamise chaparral occurs in scattered stands, with some patches appearing relatively intact, but more often the vegetation appeared over- mature and senescent, with large woody chamise shrubs and a sparse understory. Due to the lack of periodic disturbance (such as flood scouring, etc.), these stands have become static – as few young chamise plants are evident, and natural regeneration is limited. Invasive grasses (e.g., bromes) and forbs were detected in the bulk of the gaps between shrubs, indicating soil disturbance and competition that inhibits native seedling establishment within the Project Site. The current degraded condition observed across most the Project Site is evidenced by a low diversity of understory plants and signs of drought stress on older shrubs. Edge effects from adjacent development and trails have introduced non-native species and human disturbance as well, further altering species composition. Wildlife use of these chaparral patches is minimal beyond common generalists. For example, biologists noted only a few signs of small mammals or reptiles in these areas during surveys, and chaparral-specialist birds (such as wren-tit or California thrasher) were either absent or present in presumably low numbers. This suggests the habitat value for native wildlife is poor compared to healthy chaparral. California sagebrush California sagebrush scrub is a form of coastal sage scrub characterized by California sagebrush (Artemisia californica) as a dominant shrub, often mixed with other sage scrub species. Within the Project Site, intact patches of sagebrush scrub occur. But a notable amount of the stands exhibit open canopies with extensive patches of bare ground and non-native grasses, reflecting a long history of disturbance and prolonged drought stress. Many sagebrush individuals are stunted or in poor vigor. Invasive annuals, such as black mustard (Brassica nigra) and red brome (Bromus rubens), are interspaces, indicating soil compaction and nutrient changes that favor weeds over native recruits. Page 5-2 The ecological function of the sagebrush scrub at the Project Site is diminished. Normally, sagebrush scrub can support a range of wildlife – from coastal California CAGNto various reptiles and pollinators – but here the habitat is marginal. Wildlife surveys did not detect any sagebrush-dependent special status species. For instance, no CAGN or cactus wrens (which utilize similar sage scrub habitats) were observed within the Project Site. Only common species (such as fence lizards and wrens) were occasionally noted. The fragmentation of these scrub patches from larger natural areas means limited wildlife movement and gene flow, further reducing their value. The loss of natural hydrological inputs (e.g., hillside runoff now diverted by development) has also left the sagebrush scrub isolated from the moisture and sediment that would sustain its vigor. Mulefat scrub Mulefat scrub is a riparian scrub community dominated by mule fat (Baccharis salicifolia), typically found along stream channels or intermittent drainages. A marginal strip of mulefat scrub occurs within the Project Site along a shallow relic drainage signature (indicating where surface runoff or subsurface moisture occasionally concentrates). In a pristine state, mulefat thickets would be lush and provide cover and nesting habitat for riparian birds. Here, however, within the Project Site the mulefat scrub is patchy and sparse – scattered mule fat shrubs persist, but many of them are shriveled or dead at the center. The remnant and abandoned drainage signature itself appears eroded, suggesting past flash floods convey flow without overbank flooding to rejuvenate the soil. The condition of the mulefat scrub within the Project Site is further evident from the encroachment of invasive species. Non-native weeds like tumbleweed (Salsola tragus) were noted in and around this type, competing with mulefat for the limited resources. In spots, saltcedar (tamarisk) saplings (an invasive riparian shrub) mix in, indicating ongoing invasion (see Tamarisk Scrub below for more on its impacts). Wildlife value in this predominately degraded and isolated patch is low – biologists observed little to no sign of aquatic life or riparian birds. No special status riparian species (e.g., least Bell’s vireo or willow flycatcher) would be expected in such a compromised and isolated habitat, and indeed none were detected. At most, the mulefat scrub offers occasional cover for common animals like rabbits or a transient coyote, but it functions more as a ditch or swale with weeds, than a healthy riparian system. Non-Native Grassland Non-native grassland within the Project Site consists of open areas dominated by invasive annual grasses and forbs rather than native species. These grassland likely established on areas that were heavily disturbed by past grading, etc., and they have since been maintained in a ruderal state by continued disturbance and the absence of native plant recovery. The vegetation is primarily composed of non-native grasses such as ripgut brome (Bromus diandrus), red brome (Bromus rubens), and wild oats (Avena fatua), interspersed with invasive broadleaf species like shortpod mustard (Hirschfeldia incana) and Russian thistle. In the spring, these areas briefly appear green but soon turn into dry, thatch-covered expanses with summer heat – a flash of growth followed by a tinder-like carpet of dead grass. This cycle of abundant invasive biomass contributes to high fire risk and further discourages native shrub recruitment. The current condition of the non-native grassland within the Project Site reflects severely reduced ecological function. Wildlife surveys found that even common species are scarce here. For example, few ground squirrels or rodents were observed, likely due to limited food diversity, condition of the soils, and cover. The invasive grasses support low densities of generalist seed-eaters (like house finches) and perhaps the occasional foraging raptor, but the habitat is far less productive than native grassland or scrub. Soil in these areas tends to be compacted and depleted across the Project Site, as decades of Page 5-3 weed growth and die-off have created a dense thatch and altered soil structure. Moreover, these grasslands within the Project Site can act as a source of additional invasive seed spread into adjacent scrub habitats, undercutting the health of those communities as well. Semi-desert chaparral Semi-desert chaparral refers to a drought-tolerant scrub community found on the arid margins of the coastal foothills, often including species adapted to both chaparral and desert environments. Within the Project Site, this community is represented by a mix of lower-stature shrubs and open gravelly ground, occurring on the slopes that receive less moisture. Species such as scale broom (Lepidospartum squamatum), chamise, and occasional desert buckwheat (Eriogonum fasciculatum var. polifolium) are present, reflecting a transition between true chaparral and desert scrub within the Project Site. However, the “semi-desert chaparral” here can be fragmented – as areas are bare or colonized by invasive species, with clumped, widely spaced native shrubs remaining. The community likely suffered from a combination of historic off-road vehicle use (the gravelly soils show tire tracks and compaction) and the lack of regenerative events like a flood. The degraded state of notable portions of the semi-desert chaparral within the Project Site is evidenced by poor wildlife usage. In healthy condition, this community might support species like black-tailed jackrabbits, cactus wrens, or even desert horned lizards. Currently, though, surveys indicate little wildlife activity beyond transient use – perhaps a lizard basking on exposed rocks or a jackrabbit passing through - but no species are abundant, presumably due to the sparse cover within the Project Site. Many of the shrubs are old and exhibit die-back, suggesting they germinated decades ago and have not been replaced since. Between these shrubs, the ground is often covered by crusts of dried clay and invasive forbs (rather than young natives). This lack of recruitment within the Project Site is directly tied to its isolation from natural disturbance regimes. California buckwheat scrub California buckwheat scrub is dominated by California buckwheat (Eriogonum fasciculatum), a prevalent subshrub in coastal sage scrub and alluvial fan habitats. On the Project Site, majority of the buckwheat scrub occupies broad swaths of the relic alluvial flats and gentle slopes, indicating areas where past flooding has not occurred in many years, allowing buckwheat to become the stable dominant. Under ideal conditions, buckwheat scrub can host a variety of other native species (sagebrush, goldenbush, native annual wildflowers) and support pollinators with its abundant white flower clusters. Within the Project Site, though, the buckwheat stands can be monotypic and aging, with large, woody buckwheat mounds and few young seedlings. The paucity of other native associate species – and the abundance of invasive grasses weaving between buckwheat bushes – signals a loss of diversity in this community within portions of the Project Site. Essentially, these are buckwheat thickets interspersed with weeds. The current condition of the California buckwheat scrub within the Project Site reflects the cumulative impacts of disturbance and isolation. In many areas, one can observe dead buckwheat amid the live ones, and little to replace them – a sign that natural regenerative processes (like sediment deposition creating fresh ground for colonization) are absent. Soil compaction and erosion are evident around the bases of shrubs. The result is reduced habitat quality. Correspondingly, higher trophic levels are nearly absent – no evidence of CAGN (a species known to use buckwheat-rich sage scrub) was found, and only scattered signs of other wildlife (like occasional coyote scat) were present. The habitat value for federally or state-listed species is therefore low. These buckwheat scrub areas within the Project Site illustrate how an ostensibly native vegetation type can become ecologically depleted. Scale broom scrub Page 5-4 Scale broom scrub is characterized by the dominance of scalebroom (Lepidospartum squamatum). This species is an indicator of active alluvial processes, often thriving on recently deposited sands and gravels of wash plains. On the Project Site, intact pockets of scale broom scrub remain, mainly along remnant drainage signatures or low-lying swale deposits. These patches can represent the early-seral alluvial scrub that historically would have covered much of the area after flood events. Currently, however, the majority of the scale broom individuals observed within the Project Site are generally widely spaced and aging– classic signs of shrubs that established after the last major flood decades ago, and have not experienced rejuvenation since. In many areas, the condition of scale broom scrub is highly degraded and functionally defunct. Instead of forming extensive stands with a mixture of pioneers (like white sage, and mulefat that normally accompany it in a robust alluvial scrub), the remaining scale broom is surrounded by weedy species and other upland shrubs encroaching on the remnant drainage signature zones. The soils under these areas are often cemented by fine sediments and invasive annual roots, which would normally be scoured or redistributed by floods. As a result, the habitat value for specialist species that depend on active alluvial scrub is negligible within the Project Site. Notably, SBKR – a federally listed rodent that prefers open, sandy alluvial scrub – was not detected on the Project Site during focused trapping surveys. The lack of SBKR (despite historical records of the species in regional alluvial fan habitats) is a strong indicator that the scale broom scrub within the Project Site does not provide the open, dynamic conditions that species needs. Deerweed scrub Deerweed scrub is characterized by dominance of deerweed (Acmispon glaber, formerly Lotus scoparius), a short-lived shrubby legume that often colonizes recently disturbed or burned areas. Within the Project Site, deerweed forms localized stands, typically in spots that experienced ground disturbance in the last decade. For example, an area that burned in a brush fire or was cleared for past activities has sprouted a flush of deerweed along with other early pioneers. Deerweed’s presence signals that secondary succession is occurring on these disturbed patches – under natural conditions, deerweed would pave the way for other shrubs to re-establish. Here, however, widespread deerweed patches exist in a landscape that lacks the follow-up processes to fully recover native habitat. As a result, many deerweed individuals are now maturing and beginning to senesce, as deerweed usually does a few years after disturbance. But there is little recruitment of longer-lived native shrubs to take their place. Instead, as the deerweed dies off, invasive grasses and tumbleweeds are frequently filling in on the Project Site. The degraded nature of deerweed scrub is common within the Project Site, evident in its simplified composition and transient presence. The deerweed stands within the Project Site are also fairly isolated, often bordered by barren ground or developed areas, which means poor connectivity for wildlife and for seed dispersal to/from more intact habitats. With the Project Site’s current hydrology and management, these deerweed patches are likely to degrade further over time. Tamarisk scrub Tamarisk scrub within the Project Site consists of stands of tamarisk (Tamarix ramosissima and possibly other Tamarix species), an invasive shrub/tree also known as saltcedar. Tamarisk typically invades riparian areas and alluvial washes, especially where natural flow regimes are altered. On the Project Site, tamarisk has established in the absence of healthy native vegetation (and in some cases forming pure tamarisk patches in seasonally wet depressions). The presence of tamarisk scrub within the Project Site is a stark indicator of disturbance and hydrological imbalance. Tamarisk seeds readily colonize open, disturbed wet soils and then outcompete natives by extracting water and exuding salts that inhibit other Page 5-5 plants. Here, tamarisk shrubs of varying age were observed, some reaching over 10 feet tall with woody trunks – clear evidence they have been growing unchecked for years. The impact on habitat value from this tamarisk invasion within the Project Site is significant. Ecologically, tamarisk scrub provides poor-quality habitat compared to native thickets – its foliage and exudates are unpalatable to most native insects and herbivores. Additionally, tamarisk’s presence can worsen Project Site conditions. The deep-rooted tamarisks tend to monopolize soil moisture, further drying out the area and preventing any revival of native species. Their dense growth can also alter fire regimes – tamarisk stands can burn hot and then resprout vigorously, creating a cycle that native plants cannot match. Developed/Disturbed Areas classified as developed or disturbed land within the Project Site include dirt access roads, utility corridors, and other ground-disturbed footprints scattered throughout the study area. These portions of the Project Site have no intact natural vegetation – they are characterized by bare ground, gravel, imported fill, or ruderal weeds that periodically recolonize. Notable examples are an old graded pads and several off-highway vehicle (OHV) tracks crisscrossing the Project Site. Such features have left behind heavily compacted soils with low permeability and fertility. In many of these disturbed areas, the soil has been compacted to the point of resembling pavement, inhibiting any native plant growth even if seeds are present. Trash and debris dumping was also observed in spots within the Project Site, further highlighting human disturbance and the lack of ecological function. The developed/disturbed lands effectively act as notable gaps in the habitat – they fragment the natural vegetation and serve as ongoing sources of stress and invasion. For instance, the network of dirt roads and trails not only breaks up habitat continuity but also facilitates the spread of invasives (vehicle tires and human activity carry in weed seeds, and the disturbed edges are prime spots for weeds to establish). These areas provide no breeding or foraging habitat for special status species either. 5.2 Wildlife Wildlife species observed within the study area consisted of commonly-occurring species - including, but not limited to, house finch (Haemorhous mexicanus), western meadowlark (Sturnella neglecta) common raven (Corvus corax), and cottontail (Sylvilagus audubonii). Wildlife detected during the 2025 surveys are identified in Appendix D. It is also notable that field surveys found no evidence of active or historic bat roosting within the Project Site. Biologists did not observe any bats roosting in trees, structures, or vegetation, and no signs of occupancy (e.g., guano, staining, or audible emergence) were detected. In addition, no bats were seen emerging. Based on the absence of visual, auditory, and physical evidence, the Project Site is currently considered devoid of roosting or foraging bats. The lack of prior roosting indicators further suggests that bats have not historically used the Project Site in any significant capacity. 5.3 Special-Status Plants Focused botanical surveys (conducted in spring 2017 during the appropriate blooming periods) found no occurrences of federally or state-listed plant species within the Project Site, or the broader area. Furthermore, no Federal or State listed plant species were observed within the Project Site during the 2019 and 2025 field surveys, either. However, several have been documented within 5 miles of the Project (Figure 5). The Project Site includes no USFWS-designated critical habitat for plants (Figure 6). In particular, two plants that are federally Endangered and associated with alluvial fan ecosystems – the slender-horned spineflower (Dodecahema leptoceras) and Santa Ana River woolly-star (Eriastrum Page 5-6 densifolium ssp. sanctorum) – were absent from the Project Site. This is not surprising, as the habitat conditions (lack of active flooding, and competition from weeds) are unsuitable for these early- successional specialists. In 2019 a few regionally “special-status” plants tracked by the California Native Plant Society were observed, namely Parry’s spineflower (Chorizanthe parryi var. parryi), intermediate mariposa lily (Calochortus weedii var. intermedius) and Plummer’s mariposa lily (Calochortus plummerae). None of these species are federal or state-listed species, but they are considered locally sensitive. These detections were scattered. Overall, the flora of the Project Site is degraded sage scrub/chaparral. Special-status species known to occur within 5 miles of the Project, and their potential for occurrence, are detailed within Appendix A. Plant species observed during the 2025 field surveys are listed in Appendix C. 5.4 Special-Status Wildlife No Federally listed wildlife species were observed within the study area during the 2015, 2016, 2017, 2019 and 2025 field surveys. The Project Site does include USFWS designated Critical Habitat for the SBKR (Figure 6). Habitat assessments and focused trapping surveys conducted in 2015 and 2016 determined that SBKR is not currently present within the Project Site (Sargent Town Planning, 2016 and SoCal Biological Consulting, 2016). Additionally, the CAGN was not detected during any surveys (Dudek 2017). No BUOW have ever been observed within the Project Site either. The Project Site contains limited habitat for BUOW – most of the ground is either densely vegetated, compacted or has been subject to regular weed abatement. During the biological field surveys, no BUOW or active burrows were found, as this abandoned alluvial fan’s soils have become compacted, and often armored with gravel and cobble layers that lack notable quantities of suitable burrow complexes. Discrete portions of the Project Site could provide marginal foraging habitat for raptors, but no BUOW were detected at any time. This suggests that the Project Site is not occupied by BUOW, though it could be used transiently - on occasion, for foraging. The Project will implement standard avoidance measures (such as pre-grading surveys and buffer zones if any BUOW, or other nesting birds are discovered) to safeguard compliance with state guidelines, but overall impacts to BUOW and other nesting birds are not expected. The Project Site does support a community of common wildlife adapted to shrubland and grassland environments. During trapping surveys, several non-listed small mammals were captured in abundance, indicating the surveys were thorough. For instance, the Dulzura kangaroo rat (Dipodomys simulans, a common relative of the SBKR) was captured multiple times, and the northwestern San Diego pocket mouse (Chaetodipus fallax fallax), a California Species of Special Concern (CSC), was particularly numerous (over 90 individuals in one session). Deer mice (Peromyscus spp.) were the most frequently caught rodents (hundreds of captures), reflecting a healthy population of these widespread species. A few Bryant’s woodrats (Neotoma bryanti, CSC) were also recorded. These findings show that the small mammal community within the Project Site is composed of common species and a few lower-risk sensitive species, but not the SBKR or other state or federally listed mammals. Similarly, reptile and bird observations were limited to common species (e.g., side-blotched lizards, gopher snakes, California towhee, etc.). Potential habitat exists for species like the coast horned lizard (Phrynosoma blainvillii, CSC) or Southern California legless lizard (Anniella stebbinsi, CSC) San Diego black-tailed jackrabbit (Lepus californicus bennettii), San Diego desert woodrat (Neotoma lepida intermedia), Los Angeles pocket mouse (Perognathus longimembris brevinasus), and Southern California rufous-crowned sparrow (Aimophila ruficeps canescens) in discrete areas. But none were specifically encountered during surveys. Any such species, if at all present, would be in presumably low numbers given the habitat quality. No raptor nests or other significant wildlife concentrations were found. In summary, the Project Site’s wildlife value is relatively modest. Wildlife species detected during the 2025 Page 5-7 surveys are listed in Appendix D. Special-status species known to occur within 5 miles of the Project and their potential for occurrence are detailed within Appendix A, and Figure 5. Collectively, these survey results underscore that the Project Site is biologically depauperate in terms of federally or state-listed species, especially when compared to the more undisturbed habitat north of the Project. The absence of SBKR (Sargent Town Planning, 2016 and SoCal Biological Consulting, 2016), CAGN (Dudek 2017), and other critical resources has been confirmed by extensive field efforts from 2015 through 2025. This lends strong support to the idea that developing the Project Site will have far fewer biological impacts than alternatives in higher-quality habitat. It should be noted that under California Environmental Quality Act (CEQA) guidelines, even species without formal listing status (e.g., CNPS-listed plants or CDFW Species of Special Concern) are considered in impact assessments if they are rare or locally significant. In this case, the few special-status species that could occur within the Project Site (such as the pocket mouse or certain rare plants) are either absent or can be mitigated for. With careful mitigation measures in place (discussed below), the Project can safeguard that any minor impacts on biological resources are reduced to less-than-significant levels. 5.4.1 San Bernardino Kangaroo Rat No SBKR detected (Sargent Town Planning, 2016 and SoCal Biological Consulting, 2016). The Project Site falls within USFWS-designated critical habitat Unit 4 for SBKR, but focused trapping surveys in late 2015 and early 2016 (totaling ~4,500 trap-nights in all habitat niches) did not capture any SBKR within Project boundaries. This absence is consistent with the site’s low-quality SBKR habitat. Biologists documented that the soils are largely hard loamy sand with abundant gravel, lacking the fine, sandy substrates SBKR prefer for burrowing. Vegetation cover is also far denser than suitable (mature chaparral and thick grass cover, whereas SBKR thrive in more open scrub). Moreover, the Project Site is isolated from active alluvial wash corridors. There are no known SBKR populations in the immediate vicinity that could naturally recolonize the Project Site. Even where discrete patches of seemingly suitable sandy loam occurred, they were surrounded by rocks or dense weeds, and only other rodent species were present. In summary, the critical habitat within the Project Site is currently unoccupied by SBKR and offers negligible habitat value for the species. By contrast, portions of the RCA closer to Cucamonga Canyon and other drainages contain more sandy, open habitats that could support SBKR, which is a major reason those areas are slated for permanent conservation. The conclusion from the 2015–2016 trapping and habitat analysis is that SBKR is absent from the Project Site and not expected to establish there under current conditions. 5.4.2 California Gnatcatcher No CAGN detected (Dudek 2017). Focused protocol surveys conducted in spring 2017 over approximately 800 acres of coastal sage scrub habitat found no California CAGN present in the Project Site or adjacent survey areas. While some intact patches of sage scrub (e.g. California buckwheat, sage, chamise mix) exist within the Project Site, the overall habitat is marginal for CAGN – it is inland and at the upper elevational range for the species, and much of the scrub is either too dense, or disturbed. The lack of any observations indicates that the CAGN is absent from the Project Site. Nonetheless, as a precaution, mitigation measures the Project shall require pre-construction surveys in any suitable habitat if grading is to occur during the breeding season, to ensure that no CAGN have moved in since the initial surveys. Given the survey results, it is highly unlikely that the Project will impact this species. 5.4.3 Crotch’s Bumblebee CBB have not been observed within the Project Site. This bumble bee species is known from inland scrub and grassland habitats in Southern California but requires abundant native wildflowers and undisturbed Page 5-8 soils for nesting. No CBB’s have ever been documented within the Project Site, nor were any special- status pollinators noted. CBB is not expected to occur in the Project Site’s heavily altered scrub. Given the Project Site’s condition, lacking “friable” soil (loose, penetrable ground) means queen bumble bees have limited burrows or suitable spots to nest. Likewise, the lack of a diverse mix of flowering plants with staggering blooming periods from spring to late summer to support queens, workers, and males through the full active season within the Project Site, means there’s suboptimal forage to attract or sustain any bumble bee colony. It is also noted that no CBB has ever been observed at this location, reinforcing the idea that the species likely does not occur here (especially since surveys or general biological monitoring efforts has never detected it). Thus, the Project is not likely to impact CBB. 5.5 Wetlands and Waterways The data presented herein implies that there are 0.42-acres of Waters of the State (WOTS) within the Project Site that are subject to regulation under Section 1600 (et seq.) of the CFG Code, and Section 13260 of the CWC at one location (Feature 1 – Appendix F). Feature 1 is acknowledged as a WOTS by definition – it possesses a discernible (if intermittent) bed and bank and can convey stormwater during rare, long duration, intense rainfall events. In other words, by operation of law this relic swale meets the basic criteria of a feature subject to California Fish and Game Code §1600 and the Porter-Cologne Water Quality Control Act. However, the feature’s functional hydrology and ecology are minimal. In contrast, the delineation resulted in the identification of no Waters of the United States (WOTUS) within the Project Site. As there are no signatures within the Project Site that possess a relatively permanent - or continuous and uninterrupted, surface water connection to any (a)(1) through (a)(5) Waters, as described in Title 33 CFR Part 328(a). Explicitly, there is no physical evidence of a relatively permanent surface water connection from the Project Site to a Traditional Navigable Water [TNW]), to any Relatively Permanent Waters (RPW). Based on comprehensive field investigations, hydrologic analysis, and the applicable regulatory definitions, no areas within the Project Site qualify as “WOTUS” under Section 404 of the Clean Water Act. The combined evidence from soils, hydrology, and vegetation –all points to the same conclusion. The signatures on the Project Site are isolated, ephemeral, and non- jurisdictional. They lack the continuous surface connection, the lasting presence of water, or the wetland characteristics required for federal jurisdiction. Detailed survey methods, results, and assumptions are presented within Appendix E and F. Day C r e ek R i n g s te m Dr Ta cks tem St P a ddoc k P l De e r C r ee k M i l l i k e n A v e Deer C a nyon Dr Hillside Rd Boul d er C a nyon R d Wilson A v e Wildernes s D r C a n i s t e l A v e P anther D r Beechwood Dr Hi g h M e a d o w P l C a r r i a g e P l P ad d o c kPl Chaffey Los Osos Wignall Museum Fire Station No. 5 210 Le mo n A v e F airm on t W ay Vintag e D r Hi ghland A ve Gala Ave 19t h St H illvie w LoopT e r r a ci na A v e S ha w St P a cific S t S on ora Ave Victoria P a r k L n Kenyon Park Banyan Da y C re e k In d ia n WellsPl Day C r e ek D a y C r e e k D a y C r e ek B l v d B l a n c h a r d S t C oy ote Dr A l v a r a d o P l D ap ple D r M el on Dr In d i a n W e ll s P l O v e rl a nd D r John L. Golden Day Creek 210 B l a n c h a r d S t Highland Ave V e n et o P l Vintage D r Vinta ge Dr L a rk Dr C a r ob A v e M i m o s a P l Ken si n g t o n P l Banyan St Banyan St D a y C r e e k B l v d R o ch e s t e r A v e Banyan Ave Caryn Rancho Cucamonga Figure 4. Vegetation Communities and Land Cover Types Map Prepared: 8-15-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 °0 750 1,500FeetProject Site (731.84 ac) Study Area (1,158.03 ac) Vegetation Communities California Buckwheat Scrub (73.71 ac) California Sagebrush (205.57 ac) Chamise Chaparral (195.58 ac) Developed/Disturbed (338.32 ac) Mulefat Scrub (1.43 ac) Non-Native Grassland (7.50 ac) Scale Broom Scrub (291.33 ac) Semi-Desert Chaparral (36.21 ac) Deerweed Scrub (6.39 ac) Tamarisk Scrub (1.99 ac) 1 inch = 1,500 feet Mount Baldy 210 10 W 8 t h S t N S a n A n t o n i o A v e W 4 t h S t E 6th St E 1 6 t h S t Baseline Rd 19th S t 9th St N E u c l i d A v e N E u c l i d A v e E M ission B l v d W M i s s i o n B l vd F oo t hill B l v d W F o o thill B l v d Mariposa Elementary School Ontario International Airport San Antonio Heights Montclair Upland Ontario S i e r r a A v e 1010 15 E Ai rpo rt D r Fon t a n a A v e M iller A v e S i e r r a A v e S i e r r a A v e M u l b e r r y A v e Arrow B l v d Slover A v e C h e r r y A v e C h e r r y A v e S H i ghland A v e S E t i w a n d a A v e Arrow R t e E a s t A v e Banyan S t Banyan S t Baseline R d 4th St A r c h i b a l d A v e D a y C r e e k B l v d Foothill B l v d F o othill B l v d Foothill B l v d Cypress Elementary School Alta Loma Guasti Rancho Cucamonga Fontana R2 R1 R2 R2 R2 R2 R2 R2 R3 R3 R4 R2 R3 R3 R3 R3 P16P16 P12 P20 P12 P5 P12 P22 P15 P4 P1 P17 P3 P13 P14P16 P12 P21 P21 P16 P8 P21 P16 P16 P14 P2 P6 P11 P14 P16 P10P18 P14 P7 P7 P13P19 P10P9 P14 P13 P23 P11 P14 P8 P14 P14 P14 M1 M8 M4 M6 M2 M2 M3 M5 M2 M4M4 M4 M4 M3 M7 M6 M6 M3 M2 M6 M4 M7 M4 M2 M4 M4 M4 M5 I3 I3 I2 I2 I2 I1 I2 B12 B37 B12 B12 B12 B5 B12 B5 B12 B5 B12 B5 B12 B12 B5 A2 A1 A3 A3 A3 A4 Figure 5. Literature Review Data Sources: - ESRI World Street Map accessed Aug 2025, CNDDB 8/2/2025 Note: Resource specialists were consulted and readily available commercial data from resource management plans and other relevant documents were reviewed to determine the locations and types of resources that have the potential to exist in the region. Prepared by:0 0.5 1miles °1 inch = 1 miles Study Area Plants Mammals Invertebrates Birds Amphibians Reptiles Map Code Special-Status Species Occurrences Common Name (Scientific Name) MAPCDID CNAME SNAME A1 arroyo toad Anaxyrus californicus A2 foothill yellow-legged frog - south coast DPS Rana boylii pop. 6 A3 southern mountain yellow-legged frog Rana muscosa A4 western spadefoot Spea hammondii MAPCDID CNAME SNAME R1 California glossy snake Arizona elegans occidentalis R2 coast horned lizard Phrynosoma blainvillii R3 Southern California legless lizard Anniella stebbinsi R4 two-striped gartersnake Thamnophis hammondii MAPCDID CNAME SNAME B1 burrowing owl Athene cunicularia B2 coastal California gnatcatcher Polioptila californica californica B3 southern California rufous-crowned sparrow Aimophila ruficeps canescens MAPCDID CNAME SNAME M1 desert bighorn sheep Ovis canadensis nelsoni M2 Los Angeles pocket mouse Perognathus longimembris brevinasus M3 northwestern San Diego pocket mouse Chaetodipus fallax fallax M4 San Bernardino kangaroo rat Dipodomys merriami parvus M5 San Diego black-tailed jackrabbit Lepus californicus bennettii M6 San Diego desert woodrat Neotoma lepida intermedia M7 western mastiff bat Eumops perotis californicus M8 western yellow bat Lasiurus xanthinus MAPCDID CNAME SNAME I1 American bumble bee Bombus pensylvanicus I2 Crotch's bumble bee Bombus crotchii I3 Delhi Sands flower-loving fly Rhaphiomidas terminatus abdominalis MAPCDID CNAME SNAME P1 aparejo grass Muhlenbergia utilis P2 Brand's star phacelia Phacelia stellaris P3 California muhly Muhlenbergia californica P4 California saw-grass Cladium californicum P5 California Walnut Woodland California Walnut Woodland P6 Coastal and Valley Freshwater Marsh Coastal and Valley Freshwater Marsh P7 intermediate mariposa-lily Calochortus weedii var. intermedius P8 Johnston's buckwheat Eriogonum microtheca var. johnstonii P9 Jokerst's monardella Monardella australis ssp. jokerstii P10 Laguna Mountains jewelflower Streptanthus bernardinus P11 lemon lily Lilium parryi P12 mesa horkelia Horkelia cuneata var. puberula P13 Parry's spineflower Chorizanthe parryi var. parryi P14 Plummer's mariposa-lily Calochortus plummerae P15 prostrate vernal pool navarretia Navarretia prostrata P16 Riversidian Alluvial Fan Sage Scrub Riversidian Alluvial Fan Sage Scrub P17 San Bernardino aster Symphyotrichum defoliatum P18 San Gabriel manzanita Arctostaphylos glandulosa ssp. gabrielensis P19 Sanford's arrowhead Sagittaria sanfordii P20 slender-horned spineflower Dodecahema leptoceras P21 Southern Sycamore Alder Riparian Woodland Southern Sycamore Alder Riparian Woodland P22 white rabbit-tobacco Pseudognaphalium leucocephalum P23 woolly mountain-parsley Oreonana vestita 5-Mile Radius Around the Study Area Study Area Freeway Major Road Park or Recreation Area Water Esri, NASA, NGA, USGS, FEMA, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Figure 6. USFWS Critical Habitat Map Prepared: 8-13-25 0 1.5 3Miles ° Data Sources: - ESRI World Topographic Map accessed Aug 2025 - US Fish and Wildlife Service Critical Habitat accessed Aug 2025 Prepared by: 1 inch = 3 miles Study Area Study Area 10-Mile Radius Around the Study Area Critical Habitat Arroyo (=arroyo southwestern) toad (Anaxyrus californicus) Coastal California gnatcatcher (Polioptila californica californica) Mountain yellow-legged frog (Rana muscosa) San Bernardino Merriam's kangaroo rat (Dipodomys merriami parvus) Page 6-1 6.0 CONCLUSION AND RECOMMENDATIONS The Project focuses new development within an approximately 731-acre Project Site at the base of the San Gabriel Mountains. The Project is just north of existing suburban neighborhoods and a high school. It is largely surrounded by urban development on three sides, making it a logical extension of the City of Rancho Cucamonga’s (City) footprint. The Project is also situated within the boundaries of the Etiwanda Heights Neighborhood and Conservation Plan (EHNCP) Area (Figure 3). The EHNCP Area is divided into two planning areas, the Rural/Conservation Area 6 (RCA), and the Neighborhood Area 7 (NA). The proposed Project occurs within portions of the designated NA. Therefore, the Project will not impact the RCA’s contiguous and extensive undeveloped wildlands (including the North Etiwanda Preserve and National Forest). By concentrating growth in the Project Site – within the NA, adjacent to the city, this development avoids intruding into the higher-quality habitats slated for preservation and open space to the north, thereby preventing new fragmentation of the conserved wildland core. The Project Site also lies on an abandoned alluvial fan that has been largely cut off from its historical water and sediment sources. Decades of flood-control infrastructure (dams, debris basins, concrete channels, and levees installed mainly in the 1980s–1990s) now intercept storm flows from Day Creek and Deer Creek and divert them away from the Project (Appendix E and F). As a result, the natural braided network of ephemeral washes that once crossed the fan no longer receives significant flood inundation or sediment deposition. The landscape now functions as a predominantly closed basin. As a massive amounts of soil and rock were moved to construct the extensive man-made catch-basin system. Almost all rain that falls either percolates quickly into the coarse soils or pools in minor swales that do not connect downstream under ordinary hydrologic conditions. As no perennial or intermittent streams traverse the Project Site today, and even during rare heavy storms, any runoff is brief and rapidly absorbed. Notably, from 1992 to 2014 an open-pit sand and gravel quarry operated in the Project Site, confirming the absence of an active fluvial processes in portions of the Project Site during that period (i.e., the Project Site remained dry enough to mine without flood risk). In short, the majority of the abandoned fan surface has been “hydrologically starved” of upstream flows and is reverting to upland conditions – the faint remnant drainage signatures visible on aerial images are relics of past events and no longer carry meaningful hydrologic function (Appendix E and F). The only potential jurisdictional water feature within the Project Site is one remanent shallow ephemeral swale (identified as Feature 1 – Appendix F) with a discernible bed and bank. By definition, this feature qualifies as a Water of the State (under the Porter-Cologne Act and California Fish and Game Code §1600) since it could convey stormwater in rare, intense rainfall events. However, its functional hydrology and ecological value are minimal – it is essentially a dry, isolated swale. The cutoff of natural water and sediment inputs, coupled with past land uses, has substantially altered the soil and vegetation characteristics of the Project Site. Without periodic floods to scour vegetation and deposit new sand, the former alluvial fan soils have become compacted and often armored with gravel and cobble layers, and the once-dynamic alluvial scrub community has matured into a more static shrub-dominated habitat. These stagnant patches include notable invasive presence, following the loss of natural disturbance regimes, though conditions remain variable and pockets of native vegetation persist. In the majority of areas, dense stands of chamise and other shrubs now cover the ground. 6The approximately 3,565-acre RCA is located at the base of the San Gabriel Mountains, bordered to the south by the City and the Neighborhood Area (NA), as well as the San Gabriel Mountains to the east, west, and north. 7The approximately 828-acre NA is located north of the I-210 freeway and bordered by the City to the east, south, and west, and the RCA to the north. Page 6-2 Where wildfires or clearing have disturbed the vegetation, non-native grasses and weeds have frequently colonized. The net effect is that the Project Site’s habitat is less valuable from a biological and ecological perspective for federally or state-listed species than it was prior to the past implementation of flood-control infrastructure. Historically, the Project Site supported dynamic alluvial fan vegetation shaped by periodic flooding and sediment deposition from the nearby San Gabriel Mountain foothills. However, decades of anthropogenic disturbances, habitat fragmentation, and hydrological isolation have fundamentally altered these plant communities. The natural flood regime that once periodically renewed habitat has been cut off by upstream flood control and urban development, leaving the Project Site’s vegetation in a degraded, semi-static state, though native vegetation persists. In the absence of fresh sediment or flows, many plant communities have stagnated. Older shrubs dominate with little regeneration, invasive weeds fill a large portion of the gaps, and overall ecological function is greatly reduced. Wildlife surveys reflect this decline – as the Project Site shows minimal use by special status species, indicating a loss of habitat value relative to more intact habitats nearby. For example, many remnant drainage signatures are now relics that are obstructed with boulders and lack the loose, sandy benches that species like the SBKR require for burrowing. Upland flats are often dominated by invasive grasses and forbs. These factors indicate degraded habitat value relative to more intact alluvial fan ecosystems within the Etiwanda Preserve, National Forest and RCA’s undeveloped wildlands. Additionally, the Project Site is already highly disturbed and developed (e.g., graded areas, flood control facilities, access roads), further fragmenting the natural habitat. In summary, decades of flood-control modifications and other anthropogenic disturbances have left the Project Site biologically impoverished compared to the untouched habitat in the adjacent open space. This contrast underpins the City’s planning strategy; that is, encourage development to the NA (i.e., Project Site), which has diminished ecological functions, and preserve the higher-value habitat to the north. Several other considerations also demonstrate that the Project Site is an appropriate and biologically preferable location for the proposed Project, especially when compared to the alternative of developing in the RCA. For instance, the Project Site is bordered by existing suburban development, and new construction here will be contiguous with the current City footprint. By contrast, the RCA extends into the foothills and undisturbed canyons. In short, the Project Site’s physical setting—adjacent to existing neighborhoods—makes it a far less impactful and more practical growth location than other potential locations. The Project Site has a history of disturbance and is largely cut off from natural ecological processes, as described above. The vast majority of remanent drainage signatures within the Project Site contain extensive cobble beds with very little sand, and upland areas are often overgrown with non-native grasses. In essence, the Project Site’s habitat is already degraded and semi-isolated (an ecological “island” surrounded by development and an altered human caused landscapes). Developing here minimizes regional impacts because it utilizes a lower-quality landscape and avoids direct disturbance to the larger, contiguous habitat block in the RCA. The Project’s approach of clustering development on the disturbed abandoned fan thereby minimizes biological impacts on a landscape scale, while the undisturbed land is set aside for conservation. The EHNCP was explicitly designed to balance development with habitat conservation. The plan delineates two complementary zones, a compact NA (a planned neighborhood development) in the south, and a vast RCA in the north. A key objective of the plan is to “conserve the natural resources and open space character” of the foothills, which it achieves by establishing the Etiwanda Heights Preserve and related open space set-asides in the RCA. Page 6-3 Concentrating new housing in the Project Site adjacent to current City limits is integral to meeting this objective and complying with local and regional conservation objectives. Baseline biological surveys – including habitat assessments, focused species surveys, and general wildlife inventories – have been conducted over multiple years (2015–2017, 2019 and 2025) to evaluate the Project Site. The convergent finding of all these studies is that the Project Site currently supports few special-status species. Despite the presence of designated critical habitat, no federally or state-listed species were found to be present within the Project Site, and overall biodiversity is skewed toward common, disturbance-tolerant fauna and flora. Key results are summarized below. •SBKR (Dipodomys merriami parvus – Federally Endangered). o Not detected. o The Project Site falls within United States Fish and Wildlife Service (USFWS)-designated critical habitat Unit 4 for SBKR, but focused trapping surveys (totaling ~4,500 trap-nights in all habitat niches) did not capture any SBKR within Project boundaries. This absence is consistent with the site’s low-quality SBKR habitat. o Biologists documented that the soils are largely hard loamy sand with abundant gravel, lacking the fine, sandy substrates SBKR prefer for burrowing. Vegetation cover is also far denser than suitable (mature chaparral and thick grass cover, whereas SBKR thrive in more open scrub). o Moreover, the Project Site is isolated from active alluvial wash corridors. There are no known SBKR populations in the immediate vicinity that could naturally recolonize the Project Site. Even where patches of seemingly suitable sandy loam occurred, they were surrounded by rocks or dense weeds, and only other rodent species were present. o In summary, the critical habitat within the Project Site is currently unoccupied by SBKR and offers negligible habitat value for the species. By contrast, portions of the RCA closer to Cucamonga Canyon and other drainages contain more sandy, open habitats that could support SBKR, which is a major reason those areas are slated for permanent conservation. The conclusion from the trapping and habitat analysis is that SBKR is absent from the Project Site and not expected to establish there under current conditions. •CAGN (Polioptila californica californica – Federally Threatened). o Not detected. o Focused protocol surveys conducted over approximately 800 acres of coastal sage scrub habitat found no California CAGN present in the Project Site or adjacent survey areas. While patches of sage scrub (e.g. California buckwheat, sage, chamise mix) exist within the Project Site, the overall habitat is marginal for CAGN – it is inland and at the upper elevational range for the species, and much of the scrub is either too dense, or disturbed. o The lack of any observations indicates that the CAGN is absent from the Project Site. Nonetheless, as a precaution, mitigation measures will require pre-construction surveys in any suitable habitat if grading is to occur during the breeding season, to ensure that no CAGN have moved in since the initial surveys. Given the survey results, it is highly unlikely that the Project will impact this species. Page 6-4 • BUOW – California Species of Special Concern and designated as a candidate for listing under the CESA). o Not observed. o The Project Site contains very limited grassland or sparsely vegetated habitat for BUOW – most of the ground is either too densely vegetated or has been subject to regular weed abatement. o During the biological field surveys, no BUOW or active burrows were found. As this area’s abandoned alluvial fans soils have become compacted, and often armored with gravel and cobble layers that lack suitable burrow complexes. Discrete portions of the Project Site could provide marginal foraging habitat, but no BUOW were detected at any time. o This suggests that the Project Site is not occupied by BUOW, though it could be used transiently on occasion for foraging. The project will implement standard avoidance measures (such as pre-grading surveys and buffer zones if any BUOW are discovered) to safeguard compliance with state guidelines, but overall impacts to BUOW are not expected. • CBB (Bombus crotchii – designated as a candidate for listing under the CESA). o Not observed. o This bumble bee species is known from inland scrub and grassland habitats in Southern California but requires abundant native wildflowers and undisturbed soils for nesting. o No CBBs have ever been documented within the Project Site, nor were any special- status pollinators noted. Given the Project Site’s condition, lacking “friable” soil (loose, penetrable ground) means queen bumble bees have limited burrows or suitable spots to nest. Likewise, the lack of a diverse mix of flowering plants with staggering blooming periods from spring to late summer to support queens, workers, and males through the full active season within the Project Site, means there’s suboptimal forage to attract or sustain any bumble bee colony. It is also noted that no CBB has ever been observed at this location, reinforcing the idea that the species likely does not occur here (especially since surveys or general biological monitoring efforts has never detected it). Thus, the Project is not likely to impact CBB. o Thus, the Project is not likely to impact CBB. • Rare Plants. o No listed plant species detected within the Project Site. o Focused botanical surveys found no occurrences of federally or state-listed plant species within the Project Site or the broader area. o In particular, two plants that are federally Endangered and associated with alluvial fan ecosystems – the slender-horned spineflower (Dodecahema leptoceras) and Santa Ana River woolly-star (Eriastrum densifolium ssp. sanctorum) – were absent from the Project Site. This is not surprising, as the habitat conditions (lack of active flooding, competition from weeds) are unsuitable for these early-successional specialists. o The USFWS has not designated any critical habitat for endangered plants within the Project Site, and none are present. In 2019 a few regionally “special-status” plants tracked by the California Native Plant Society were observed, namely Parry’s spineflower (Chorizanthe parryi var. parryi), intermediate mariposa lily (Calochortus weedii var. intermedius) and Plummer’s mariposa lily (Calochortus plummerae). None of these species federally or state-listed species but they are considered locally sensitive. These were scattered. Page 6-5 o Overall, the flora of the Project Site is degraded sage scrub/chaparral. •Other Wildlife. o The Project Site does support a community of common wildlife adapted to shrubland and grassland environments. o During trapping surveys, several non-listed small mammals were captured in abundance, indicating the surveys were thorough. For instance, the Dulzura kangaroo rat (Dipodomys simulans, a common relative of the SBKR) was captured multiple times, and the northwestern San Diego pocket mouse (Chaetodipus fallax fallax), a California Species of Special Concern (CSC), was particularly numerous (over 90 individuals in one session). Deer mice (Peromyscus spp.) were the most frequently caught rodents (hundreds of captures), reflecting a healthy population of these widespread species. A few Bryant’s woodrats (Neotoma bryanti, CSC) were also recorded. These findings show that the small mammal community within the Project Site is composed of common species and a few lower-risk sensitive species, but not the SBKR or other state or federally listed mammals. o Similarly, reptile and bird observations were limited to common species (e.g. side- blotched lizards, gopher snakes, California towhee, etc.). Potential habitat exists for species like the coast horned lizard (Phrynosoma blainvillii, CSC) or Southern California legless lizard (Anniella stebbinsi, CSC) in limited and discrete areas, but none were specifically encountered during surveys. Any such species, if at all present, would be in presumably low numbers given the habitat quality. No raptor nests or other significant wildlife concentrations were found. In summary, the Project Site’s wildlife value is relatively modest. Collectively, these survey results underscore that the Project Site is biologically depauperate in terms of federally or state-listed species, especially when compared to the more undisturbed habitat north of the Project. The absence of SBKR, CAGN, and other critical resources has been confirmed by extensive field efforts from 2015 through 2025. This lends strong support to the idea that developing the Project Site will have far fewer biological impacts than alternatives in higher-quality habitat. It should be noted that under CEQA guidelines, even species without formal listing status (e.g. CNPS-listed plants or CDFW Species of Special Concern) are considered in impact assessments if they are rare or locally significant. In this case, the few special-status species that could occur within the Project Site (such as the pocket mouse or certain rare plants) are either absent, or can be mitigated for. With careful mitigation measures in place (discussed below), the Project can safeguard that any minor impacts on biological resources are reduced to less-than-significant levels. CONSERVATION AND COMMITMENTS While the Project Site itself has diminished ecological value, the overall Project has been crafted to achieve a no-net-loss (or better) outcome for biological resources through a combination of offsite habitat conservation, and mitigation actions. The comprehensive Etiwanda Heights Preserve system (~337 acres) is immediately north of the Project Site, and identifies additional conservation lands in the RCA open space to be protected. The preserve areas encompass high-quality habitat, including critical alluvial fan sage scrub, chaparral, and woodland areas that support special status species. In fact, although roughly 731-acres of SBKR critical habitat will be impacted by developing the Project Site, an equivalent or greater acreage of higher-quality habitat will be preserved such that there is no net loss of SBKR recovery potential. This 1:1 mitigation ratio for critical habitat (rather than a higher ratio) is acceptable because the affected habitat in the Project Site is of low quality and currently unoccupied. Page 6-6 So, for every acre of sensitive habitat removed in the Project Site, similar habitat will be conserved and managed per MM-BIO-1 and related measures. This safeguards that the biological carrying capacity of the area is maintained or improved despite the Project’s development footprint. The Preserve and other conserved lands will be protected in perpetuity via conservation easements or deed restrictions. Management activities will include habitat restoration (e.g., invasive species control, re-seeding disturbed areas with native flora), monitoring of key wildlife populations, and maintenance of connectivity features (wildlife corridors, undercrossings, etc.) as needed. The preserve design also maintains natural linkages between the lower and upper portions of the watershed – for example, the open space blocks connect laterally and vertically so that wildlife can move. Wildlife corridors are being preserved, allowing animals from the San Gabriel Mountains to continue moving regionally as well. By concentrating development, an unbroken expanse of habitat to the north remains, which is far more beneficial to native species than a scenario of fragmented patchwork development. The overall effect is that the region’s wildlife and plant communities will have a large, contiguous sanctuary (the RCA Preserve network) to thrive in, directly adjacent to and effectively buffering the development. •The Project includes robust measures to avoid or minimize impacts during construction. These include pre-construction surveys for species like BUOW l and nesting birds protected under the Migratory Bird Treaty Act, relocation of any discovered special-status reptiles or amphibians out of harm’s way, and seasonal restrictions (for instance, no clearing of sage scrub during the CAGN breeding season unless an updated survey confirms no CAGN present). •Adjacent areas will be fenced off during construction to prevent accidental encroachment. A biological monitor will be present during initial ground-disturbing activities to ensure compliance with permit conditions. •For the single ephemeral drainage (Feature 1 – Appendix F) within the Project Site, the Project will obtain any necessary approval, agreements or permits, but since the feature has minimal function, mitigation in the form of Best Management Practices and contribution to the RCA would presumably be adequate at a 1:1 acreage ratio. •All construction personnel will receive environmental awareness training to recognize and protect sensitive wildlife, if encountered. •These measures, combined with the preservation offsets discussed, form a comprehensive mitigation program to reduce direct impacts on biological resources to a level of insignificance under CEQA. In conclusion, the extensive data gathered for the Project overwhelmingly indicate that the chosen Project Site is biologically suitable for development when paired with the proposed conservation measures. The Project Site’s historical isolation from natural processes and its current degraded habitat conditions mean that it supports few special status species and has lost much of its ecological significance. In contrast, the vast open-space Preserve to the north will protect the area that does have high ecological value. By steering urban growth onto the Project Site (which has been effectively retired from its natural floodplain function), and rigorously preserving the upper fan and mountain interface, the Project achieves a responsible balance between development needs and resource protection. From a CEQA perspective, the Project is able to avoid or mitigate all potential biological impacts to less-than- significant levels – there are no expected significant impacts to threatened or endangered species, Page 6-7 sensitive habitats, or wildlife movement, that cannot be offset by the RCA mitigation program. The trade-off made here is a net positive. A predominately compromised landscape is put to use for a community, while more important habitats are secured and managed in perpetuity. The years of surveys and analysis (summarized above and detailed herein) provide a scientifically sound basis for this conclusion. MITIGATION MEASURES Overall, the Project Site’s diminished biological value and the robust conservation strategy for the surrounding lands together make the case that this Project represents a biologically conscientious approach to growth. The forthcoming sections of this document will further detail the full suite of mitigation measures that underpin this summary. With these in place, the Project can proceed in a manner that avoids harm to regional biological resources and contributes to the long-term preservation of the San Gabriel Mountain foothill ecosystem. The following mitigation measures are adapted from the Final Environmental Impact Report (Final EIR) and adopted Mitigation Monitoring and Reporting Program (MMRP) for the Etiwanda Heights Neighborhood & Conservation Plan (EHNCP). Each measure retains its original CEQA-based numbering (MM BIO-1, MM BIO-2, etc.) and structure as presented in the Final EIR, but has been tailored to current (2025) biological conditions and regulatory context. These updates are grounded in the extensive baseline biological surveys conducted in 2015, 2016 and 2019 (baseline surveys), a focused 2017 breeding-season survey for CAGN, and the 2025 biological baseline study. Collectively, these studies document diminished habitat quality and the absence of certain species and resources within the Project Site – notably the SBKR, BUOW, and CAGN – compared to assumptions in the original EIR. The revised measures reflect these findings (e.g., confirming no SBKR were trapped in the Project Site and no CAGN or BUOW have been observed in recent surveys) while still providing precautionary protocols. Additionally, the measures have been updated to incorporate new regulatory considerations since the EIR’s 2019 certification, including the BUOW and CBB’s candidacy for listing under the CESA. Survey protocols and agency mitigation expectations have evolved for these species, among others, and the measures below have been adjusted accordingly. HABITAT PRESERVATION AND JURISDICTIONAL RESOURCES MM BIO-1 – Preserve Management Plan (Habitat Mitigation). •To compensate for permanent impacts to approximately 731 acres of designated San Bernardino kangaroo rat (SBKR) critical habitat within the Neighborhood Area (NA), the Project shall implement a Habitat Preservation and Enhancement Plan consistent with the Etiwanda Heights Neighborhood & Conservation Plan (EHNCP) and Final EIR. Rather than strict one-to-one land acquisition, the Project may achieve a functional equivalent through enhancement of high- quality off-site habitat within the Etiwanda Heights Preserve and/or Rural Conservation Area (RCA). Enhancement may include invasive plant removal, trash and debris cleanup, and native seed broadcast or planting to restore alluvial fan scrub conditions that support SBKR and other species. A mechanism to secure the required mitigation acreage—through, for example, preservation, conservation transfer, or establishment of a mitigation or conservation bank—shall be in place before issuance of any building permit north of the levee area. Implementation of preservation or enhancement measures shall occur upon issuance of project grading or building permits for any project north of the levee area and proceed concurrent with or immediately before ground-disturbing activities. This approach provides a no-net-loss, or better, outcome by improving Page 6-8 functional habitat quality across at least 731 acres of lands already under long-term conservation management, consistent with the City’s adopted EHNCP framework. MM BIO-2 – Jurisdictional Resources. •Prior to issuance of any grading or other permits that could impact jurisdictional waters (Appendix E and F), the Project shall secure appropriate permits or approvals in accordance with California Fish and Game Code Section 1602 and the Porter-Cologne Water Quality Control Acts, as needed. The project shall provide no net loss of jurisdictional resource area through off-site conservation, restoration, and/or enhancement at a minimum 1:1 acreage ratio for all impacts to Waters of the State. Mitigation lands for jurisdictional features may be located within the RCA or another approved conservation site, and shall be protected in perpetuity through a recorded conservation easement or deed restriction. •This measure updates EIR Mitigation Measure BIO-2. It reflects that jurisdictional streambeds in the Project Site are abandoned remnants of drainage signatures and disturbed (due to historic and current flood control operations, etc.). The updated measure ensures compliance with current regulatory requirements and provides flexibility to mitigate within the RCA, which contains substantially more intact drainage habitat (approximately 461.5 acres of jurisdictional resources in the RCA were identified in the EIR). It also emphasizes the substantial regulatory changes (e.g., definition of Waters of the U.S.) since 2019 that alter the mitigation approach, and reflects the latest federal and state wetland policies. SPECIAL-STATUS PLANT SPECIES MM BIO-3 – Special-Status Plant Species Monitoring and Translocation. •For any federally or state-listed plant species that are found to be occupying planned impact areas, within the Project Site, the Project shall, prior to ground disturbance in those areas, prepare a Plant Mitigation and Monitoring Plan for review and approval by the appropriate wildlife agency (i.e., USFWS and/or CDFW). This Plan will detail measures to avoid, minimize, and compensate for impacts to listed plants (e.g., seed collection, propagation and out planting, preservation of off-site populations). If non-listed special-status plant populations (e.g., California Rare Plant Rank species) occur in impact areas, a biologist shall develop and implement a Translocation Plan to salvage and relocate individuals prior to construction. •The plan(s) shall include, at minimum identification of suitable receptor locale(s) for the transplanted plants – preferably within the RCA; site preparation measures (topsoil salvage, weed removal, temporary irrigation, etc.); adaptive management actions (e.g. supplemental watering, weeding, erosion control) as opposed to rigid success criteria; sourcing of plant materials (seed or cuttings) and quantities to be used; a maintenance and monitoring schedule (qualitative and quantitative monitoring for at least 5 years); contingency measures such as remedial planting; and reporting requirements. Take of any state or federally listed plant – i.e., direct removal or transplantation of an individual – shall not proceed until the Project proponent has obtained an incidental take permit or other authorization from CDFW/USFWS, as applicable. •This measure updates EIR Mitigation Measure BIO-3. Based on the original biological surveys, historically three special-status plants have been detected in the Project Site – intermediate mariposa lily (Calochortus weedii var. intermedius), Plummer’s mariposa lily (Calochortus plummerae) and Parry’s spineflower (Chorizanthe parryi var. parryi). These plants were Page 6-9 identified as impacted and earmarked for translocation under the 2019 EIR. As of 2025, these species are still present on-site. Neither is state or federally listed, but both remain locally significant. The revised measure maintains the EIR’s translocation requirement for these species, and strengthens monitoring provisions per current agency expectations. No new listed plant species have been discovered within the 2025 surveys, so no additional species-specific measures are needed. This measure safeguards any unforeseen occurrences of listed plants are handled in full compliance with CESA/FESA. SPECIAL-STATUS WILDLIFE – AVIAN SPECIES MM BIO-4 – CAGN Surveys and Avoidance. •To avoid impacts to any coastal California CAGN that could occupy the Project Site, no clearing, grubbing, grading, or other construction activities shall occur during the CAGN breeding season (March 1 through August 15), unless pre-construction clearance surveys confirm the species’ continued absence. •If project construction must proceed in any CAGN-suitable habitat during the breeding period, a USFWS-permitted biologist shall perform a clearance survey no more than 7 days prior to disturbance to determine whether any CAGN are present. If an active CAGN nest is detected, a 500-foot no-disturbance buffer shall be established around the nest, and no construction or loud activities shall occur within the buffer until the nest is no longer active (eggs hatched, and young fledged). •The biologist may reduce the buffer distance in consultation with USFWS and CDFW if Project Site conditions or ambient noise levels support a more appropriate protective radius. Additionally, if CAGN are observed nesting immediately adjacent to the Project, the biologist shall flag the occupied 8 habitat to ensure it is not indirectly disturbed by equipment, and shall monitor noise levels. Project-related noise in the vicinity of any occupied CAGN habitat shall be kept below 60 dB Leq or ambient baseline (whichever is greater) during breeding season. If necessary, equipment operation or construction timing shall be modified (e.g., use of noise blankets, prohibition of certain activities during early morning) to reduce noise to acceptable levels. •This measure is a tailored update of EIR Mitigation Measure BIO-4. No CAGN have been detected on the Project Site in any surveys to date (Dudek’s 2015–2016 surveys and a 2017 protocol survey yielded no observations, consistent with recent survey s in 2025 when no CAGN were detected). The Project Site’s sage scrub habitat is now fragmented and of marginal quality. Accordingly, the 2025 update relaxes the blanket prohibition on breeding-season work – allowing construction to proceed during March–August if a pre-activity clearance survey confirms no gnatcatchers are present. This reflects the low likelihood of occurrence. However, to remain conservative under CEQA and the federal Endangered Species Act (the CAGN is federally Threatened), the measure retains robust safeguards in case a pair of CAGN unexpectedly colonizes the Project Site. The 500-foot buffer and noise limitation requirements 8 The distinction between occasional transient use and true occupancy is recognized in the USFWS’s own guidance. Under the coastal California gnatcatcher’s ESA 4(d) special rule (58 FR 65088, Dec. 10, 1993) and related survey protocols, not every coastal California gnatcatcher sighting equates to “occupied” habitat. An area is considered occupied only if it is actually being used by gnatcatchers as a territory (i.e., meaning at least a resident pair in the breeding season). Incidental or wandering individuals do not meet this threshold. Page 6-10 from the original MMRP are retained. The survey timing is tightened to 7 days prior (versus 14 days in typical guidance) to ensure current data on species presence. These adjustments align with current USFWS survey protocol and safeguard avoidance of “take” if CAGN are present. In summary, the measure acknowledges the species’ absence as of 2025 but provides an up-to- date protocol to avoid any incidental harm to CAGN that could move into the area prior to or during construction. MM BIO-5 – BUOW Surveys and Protection. • A focused pre-construction clearance survey for BUOW shall be conducted by a biologist no more than 7 days prior to any ground-disturbing activities (clearing, grubbing, grading) on the Project Site. The survey shall cover suitable open habitats within the Project Site and within 500 feet of the impact areas, and methods shall be derived from the current CDFW protocol (CDFW 2012 Staff Report on Burrowing Owl Mitigation). • If no BUOW or occupied burrows are found, the biologist shall document the negative findings in a report to the City and no further action is required (aside from the general awareness measures in MM BIO-5). But if an active BUOW burrow is detected within the Project Site - or immediately adjacent, the following avoidance and notification measures shall be implemented: o Due to the presence of potentially suitable habitat, a 30-day pre-construction survey for BUOW is warranted prior to initial ground-disturbing activities (including vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging, grading, etc.). This safeguards that no BUOW have colonized the Project Site in the days - or weeks, preceding ground-disturbing activities. o If BUOW’s have colonized the Project Site prior to the initiation of ground-disturbing activities, the Project shall immediately inform the City to determine if “take9” would occur with consideration of avoidance measures. If a “take” would occur, then the Project shall consult with the CDFW prior to conducting any ground-disturbing activities, to coordinate further regarding the need for a Project specific BUOW Protection, Management and Relocation Plan, or Incidental Take Permit (ITP).  Because the BUOW is now a candidate for listing under CESA (effective October 2024), any action that could result in “take” of BUOW is prohibited unless an ITP is obtained from CDFW.  The Project proponent shall immediately notify CDFW if BUOW are found and consult on the appropriate course of action. • If ground-disturbing activities occur, but the Project Site is left undisturbed for more than 14 days, a pre-construction clearance survey will again be warranted to safeguard that BUOW have not colonized the Project Site since it was last disturbed. If burrowing BUOW are found, the same coordination described above would be necessary. • This measure revises EIR Mitigation Measure BIO-5 to account for two major changes. o Updated survey results – no BUOW’s or sign (e.g. pellets, feathers, or occupied burrows) were observed on the Project Site during Dudek’s 2015–2016 surveys or the 2025 field work spanning the spring and summer, indicating that the species is likely absent - or only sporadically foraging, at present. 9California Fish and Game Code § 86 – Definition of “Take” “Take” means hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture, or kill — Cal. Fish & Game Code § 86 Page 6-11 o Regulatory change – the BUOW is now a CESA candidate species, which as of 2024 grants it full protection from “take” until the Commission makes a final decision on formal listing under CESA. Under the original MMRP, passive relocation of any BUOW discovered was proposed, with replacement burrows at a 2:1 ratio. However, per current CDFW policy, evicting BUOW from burrows (even outside breeding season) may constitute prohibited take without an ITP. The revised measure emphasizes avoidance first. Given that the 2025 survey confirms no resident BUOW, we anticipate avoidance will be feasible (i.e., it is unlikely BUOW will suddenly occupy the Project Site). If owls do appear, the mitigation measure now requires consultation and mirrors the emerging practice for candidate species – avoid impacts or formally permit/mitigate them. This safeguards CEQA compliance for any BUOW, while recognizing their current absence on the Project Site. Worker awareness training (see MM BIO-9) will also cover BUOW identification so any unexpected occurrence is flagged immediately. MM BIO-6 – Nesting Bird Surveys. •To protect nesting birds, vegetation clearing and other construction activities that could destroy active bird nests shall be avoided during the general bird nesting season (February 15/Mar 1 through September 15), to the extent feasible. If project scheduling requires that work occur in this period, a pre-construction nesting bird survey shall be conducted by a biologist no more than 3 days before the start of disturbance. •The survey shall cover all construction areas and a 500-foot buffer. If any active nests are found, the biologist shall establish an appropriate no-work buffer around the nest (buffer size to be determined based on species behavior and sensitivity; typically, 25–50 feet for passerines, 200– 500 feet for raptors, or as defined by the biologist) and mark it in the field with flagging or fencing. Work within the buffer shall be postponed until the biologist confirms that the young have fledged and/or the nest is no longer in use. The biologist shall have authority to halt work if nesting birds are in danger and will serve as a monitor during any construction near active nests to ensure compliance. Results of the nesting surveys and any avoidance measures taken shall be documented in a report to CDFW and the City within 14 days of completion of construction in the vicinity of an active nest. •This measure continues EIR Mitigation Measure BIO-6 with minor refinements. The original measure, based on City of Rancho Cucamonga General Plan policy, called for avoiding March 15–Sept 15 and required surveys if work occurs in that window. The season has been adjusted to slightly earlier (Feb 15) to cover early breeders (e.g., some raptors) and the survey timing has been realigned to “no more than 3 days prior” to reflect standard practice, thereby safeguarding any nests that are detected as close to the start of work as possible. The measure still gives special attention to ground-nesting species like killdeer, lesser nighthawk, and northern harriers. These ground nests are often in open areas slated for grading, hence the importance of careful surveys and monitoring. By retaining a robust nest avoidance program, the Project will avoid violation of the Migratory Bird Treaty Act and California Fish and Game Code. No new regulations since 2019 significantly change nesting bird protections, so the measure remains fundamentally the same, with the added clarity on buffer, implementation and reporting. SPECIAL-STATUS WILDLIFE – OTHER TERRESTRIAL SPECIES MM BIO-7 – Small Mammal, Bat, and Other Wildlife Clearance Surveys. This measure encompasses several sub-measures (MM BIO-7a through 7d) from the EIR, consolidated here for clarity. Page 6-12 MM BIO-7a – Bats (Roost Surveys and Avoidance) •Seasonal Timing. o Avoid tree and vegetation removal during the peak bat maternity season (approximately March–August), to the greatest extent practicable. If project activities can be scheduled outside this period, the risk of disturbing any maternity roosts is greatly minimized. •Pre-Construction Surveys. o If vegetation clearing or tree removal must occur in the March–August maternity season and cannot be delayed, a biologist shall conduct a pre-construction bat roost survey within three (3) days prior to the removal of any trees or large shrubs. The survey will focus on identifying any active bat roosts (particularly maternity roosts) in trees, rock crevices, or structures slated for disturbance. The biologist will closely inspect for signs of bat occupancy such as guano, urine staining, or audible chirping, and will observe at dusk to detect any emerging bats. •Avoidance if Roosts Found. o If an active bat roost is discovered (e.g., a maternal colony with pups), the roost site shall not be disturbed. A buffer (typically at least 100–300 feet, as determined by a bat specialist in consultation with CDFW) should be established around the roost, and construction in the vicinity shall be postponed until the roost is vacated and young bats have matured and left. In the unlikely event a roost must be removed, it shall only be done during the non-maternity season and under the guidance of a bat biologist using humane exclusion methods (such as one-way exits), and in coordination with CDFW. •By incorporating these precautionary measures, the Project can proceed with necessary vegetation clearing while minimizing the risk of unintended impacts to bats. This measure follows the intent of the original EIR’s MM BIO-7a, but it also reflects the field survey results showing no evidence of active or historic bat roosts within the Project Site. During biological surveys, biologists did not observe any bats roosting in onsite trees, structures, or vegetation, nor were there telltale signs of bat occupancy (e.g., guano piles beneath roost sites, urine staining on bark, or audible bat calls at dusk). No bats were observed emerging from trees or other features at twilight, further indicating an absence of roosts. However, given the cryptic nature of bats and their ability to roost in small crevices or foliage, a remote possibility of undetected use cannot be entirely ruled out. Scattered oak trees and rock ledges within the Project Site offer marginal roosting or foraging potential under suitable conditions. Therefore, as a precaution to avoid any impact to bats—especially during the sensitive maternity season—the above seasonal avoidance window and pre-construction survey protocol are recommended. This approach is consistent with current CDFW guidance to ensure no maternity roosts are disturbed during the breeding season (CDFW does not support eviction of bats during maternity or hibernation periods) and that any necessary exclusions are conducted humanely (i.e., only excluding or relocating bats outside of the maternity season). Implementing these measures will safeguard any bats that might be present while allowing the Project to proceed with compliance to wildlife protection guidelines. MM BIO-7b – Special-Status Small Mammals (Pre-Construction Clearance and Avoidance) •Pre-Construction Clearance Survey. o No more than 30 days prior to any ground-disturbing activities, a wildlife biologist shall perform a clearance survey for special-status small mammals within areas of suitable Page 6-13 habitat in the Project’s disturbance footprint (including a buffer of roughly 100–200 feet around the work area, where accessible). Target species include American badger (Taxidea taxus), northwestern San Diego pocket mouse (Chaetodipus fallax fallax), Los Angeles pocket mouse (Perognathus longimembris brevinasus), and San Diego desert woodrat (Neotoma lepida intermedia). The biologist will look for any evidence of these mammals, such as active burrow openings, dens, runways, tracks, scat, or (in the case of woodrat) stick nests (middens). If no sign of active burrows/dens or target small mammals is observed in the survey area, the biologist shall document the negative findings and no further action is required for small mammal mitigation. • Adaptive Avoidance/Relocation Measures. If the survey does detect an active burrow, den, or nest that is likely used by any of the target species, the following avoidance and minimization steps shall be implemented: o American Badger.  Any occupied badger den shall be flagged and a construction-free buffer of at least 50 feet established around it. If the den is suspected to be a maternity den (young may be present, typically February 15–July 1), a larger buffer (~200 feet or as advised by CDFW) shall be maintained during that pup-rearing season.  Construction in the buffered area shall be postponed until the den is confirmed vacated. If complete avoidance of a non-maternity badger den is not feasible, then, outside the breeding season, a biologist in consultation with CDFW may implement a passive relocation. This may involve gently encouraging the badger to leave the den or carefully excavating the burrow in increments (a few inches at a time under direct supervision) to safely evict the badger without harm. Any active relocation of badgers will only occur with CDFW approval, and a written report documenting the eviction/relocation shall be provided to CDFW within 30 days of the action. o Pocket Mice (Northwestern San Diego & Los Angeles Pocket Mouse).  If evidence of pocket mice is found (such as occupied burrows or individuals observed during the clearance survey), the project proponent shall consult with CDFW regarding the need for live-trapping and relocation. Because these pocket mouse subspecies are California Species of Special Concern, CDFW may require a focused trapping effort to relocate individuals out of harm’s way if they are present in the construction zone.  Any such trapping relocation program would be conducted by a biologist holding the appropriate state and federal permits, and would follow CDFW- approved protocols (typically involving relocating animals to the nearest appropriate habitat outside the impact area). If CDFW determines that relocation is not necessary (e.g., if habitat is marginal and few individuals are present), the biologist may simply ensure they are not in harm’s way during construction by monitoring burrow areas. o San Diego Desert Woodrat.  If any active woodrat middens (stick nests) are identified within the construction zone or within ~100 feet of it, the preferred approach is to avoid and protect them. A buffer should be established by erecting a temporary fence at an adequate distance around the nest (typically at least 50–100 feet) to provide the woodrat with enough foraging area and to prevent accidental disturbance. Page 6-14 Construction activities shall be kept outside this exclusion zone, and if possible, work near the area delayed until the biologist confirms that the nest is no longer active or the young have matured and dispersed. If avoiding an active woodrat nest is not feasible, a passive relocation strategy shall be employed under the supervision of the biologist (and, if required, in consultation with CDFW). The typical procedure is as follows: (1) remove surrounding understory vegetation around the nest during daylight to discourage immediate return, then pause work in that area for one night to allow the woodrat to vacate on its own ; (2) the next day, gently disturb and dismantle the stick nest, which will flush any remaining woodrats out of the area (the biologist will ensure any animals exit safely) ; and (3) gather the nest sticks and materials and relocate them off-site to a nearby natural area under a tree or shrub, ideally within suitable habitat outside the impact zone . The intent is to provide the evicted woodrat with a chance to rebuild a nest in safer habitat nearby. All woodrat relocation activities shall be documented, and a brief report of the actions provided to CDFW. •Documentation. o The results of the clearance surveys (i.e., small mammal, bat, and other wildlife clearance surveys and any follow-up measures taken) shall be documented in a report submitted to the City and CDFW prior to the start of construction. This report will include descriptions of any sign or species found (or note that none were observed) and confirm that the appropriate avoidance or relocation steps were implemented. By focusing efforts on a single pre-construction survey and responsive actions only if needed, this measure ensures compliance with wildlife regulations while avoiding unnecessary project delays if the target species are indeed absent. •This consolidated measure replaces the previous separate sub-measures (MM BIO-7b, 7c, and 7d) that individually addressed American badger, pocket mice, and woodrat. The change is proposed because updated evidence indicates these mammals are likely absent from the Project Site under current conditions, and the habitat value for them has substantially diminished. o Focused biological studies conducted for the original EIR (2015–2017) did document occurrences of the target species – for example, northwestern San Diego pocket mice were captured in all 41 trapping locations, indicating they were relatively abundant at that time, and San Diego desert woodrat middens (nests) were observed. The Los Angeles pocket mouse was not detected in those surveys, and American badger was never observed – it was only considered to have some potential to occur. These findings led to the original mitigation sub-measures as a precaution. However, since those surveys were completed, the Project Site’s environmental conditions have continued to degrade, making it much less hospitable to these species. o The Project Site is a relic floodplain that has experienced long-term disturbance and lacks active fluvial processes. The soil substrate is dominated by heavy cobble and compacted soils due to past infrastructure and flood control activities, with little loose, friable soil or sand. Such conditions are unfavorable for fossorial mammals – for instance, American badgers typically require open areas with friable soils to dig their burrows and are uncommon in areas without those soil conditions. Likewise, pocket mice tend to prefer soft, sandy-loam soils for burrowing, which are largely absent on this Project Site. Vegetation in the area has frequently grown thicker and more mature, and invasive grasses often fill the understory, further reducing habitat suitability for Page 6-15 small ground-dwelling mammals. In short, the low-quality habitat identified in 2016 has likely become even more marginal over the ensuing years. o Recent assessments (as of 2025) support this conclusion. With biologists noting a lack of fresh burrows, tracks, scat, or other signs of pocket mice or badgers, and no new or active woodrat middens have been found. Many of the old woodrat nests observed historically now appear abandoned or deteriorated. There are also no records of these species occurring on the Project Site in the interim years. Given this absence of current evidence and the widespread poor substrate for burrowing, the likelihood of American badger, Los Angeles pocket mouse, northwestern San Diego pocket mouse, or San Diego desert woodrat being present on the Project Site now is low. o Accordingly, maintaining three separate, species-specific mitigation measures (7b, 7c, 7d) would be disproportionate and unwarranted under these conditions. Instead, a single proactive clearance survey measure is more appropriate to address any remaining remote chance that one of these mammals could occur. The consolidated measure above is tailored to the Project Site’s actual habitat value. It calls for a clearance survey just before construction in any areas that might still support these species (if any), and it establishes clear triggers for protection or relocation only if an animal or its sign is detected. o This approach still fulfills the fundamental goal of avoiding “take” of any protected wildlife – for example, if a surprise badger den or woodrat nest is found, the measure requires buffers and CDFW-coordinated relocation efforts, akin to the original EIR measures. On the other hand, if no evidence is found (which is the expected outcome given current conditions), then construction can proceed without unnecessary delays or procedures. In summary, consolidating MM BIO-7b, 7c, and 7d into this single measure streamlines the Project’s mitigation requirements while still providing a safety net for the species in question. It demonstrates deference to the best available survey data and current site conditions –yet it remains prudent by including a last-minute check and contingency actions. This ensures compliance with CDFW guidance and protection of wildlife. MM BIO-8 – Reptile Clearance and Relocation. •A biologist shall be present during all initial ground disturbance (vegetation clearing, grubbing, grading) in areas of habitat that could support special-status reptiles. Target species include (but are not limited to) the coast horned lizard (Phrynosoma blainvillii) and coastal western whiptail (Aspidoscelis tigris stejnegeri), as well as any southern rubber boa or California glossy snake if habitat is suitable. •Before work begins daily, the biological monitor shall conduct a clearance sweep of the work area, moving slowly ahead of equipment to detect and relocate any reptiles in harm’s way. If special-status reptiles are found, the biologist shall safely capture and relocate them to nearby suitable habitat outside the impact zone. For example, any coast horned lizards encountered in grading areas will be gently collected and released in undisturbed sage scrub habitat at least several hundred feet away from construction. •The biologist will maintain a log of reptiles observed and relocated. Any injuries or mortality of special-status reptiles will be reported. The results of the clearance sweeps, including species relocated and locations, shall be included in the annual mitigation monitoring report submitted to the City and CDFW. Collection and relocation shall be done under the biologist’s scientific collecting permit as required. Page 6-16 • This measure is carried over from EIR MM BIO-8 without substantive change. MM BIO-9 – Avoidance of Indirect Impacts (General Construction Best Practices): The Project shall implement the following best management practices (BMPs) during construction to avoid indirect impacts to sensitive biological resources. • Biological Monitoring. A biological monitor shall be retained prior to grading and construction and shall attend pre-construction meetings to brief crews on biological constraints. The monitor will be present on-site during vegetation clearing and other major ground disturbance, especially in or near conserved open space, to ensure compliance with all mitigation measures. The monitor has the authority to halt work if any avoidance measure (e.g., staying within clearing limits, respecting buffers) is not being followed or if unanticipated sensitive wildlife (e.g., a BUOW or CAGN) is discovered. The monitor shall keep daily logs and coordinate with the City and resource agencies as needed. Written confirmation of the biologist’s retention and duties shall be provided to the City prior to start of construction. • Worker Environmental Awareness Program (WEAP). Environmental awareness training shall be given to all construction personnel before they start work. A biologist or qualified trainer will explain the sensitive resources in the project area, the mitigation measures in place, and the “do’s and don’ts” for workers. This training will include photographs of key sensitive species (e.g., BUOW, CAGN, SBKR, horned lizard, etc.) so that workers can recognize them, and instructions to halt work and notify the monitor if any such species are encountered. The training will also cover topics such as trash management, not harassing wildlife, speed limits on access roads to avoid roadkill, and fire prevention. A handout summarizing this information (including contact information for the project biologist) will be provided to all workers, and crews will sign an acknowledgment of the training. • Dust, Erosion, and Pollution Control. The contractor shall implement standard construction BMPs to control dust and prevent runoff or contamination that could affect adjacent habitats. This includes using water trucks or other dust suppression measures during grading to keep dust within work areas (dust can suppress plant growth and cover nearby vegetation in sediment). All equipment will be maintained to prevent fluid leaks, and any refueling or vehicle maintenance will occur in designated, contained areas >100 feet from sensitive habitat or drainages. Silt fencing or fiber rolls will be installed as needed at the edges of construction to intercept sediment from runoff. No construction materials, debris, or petroleum products shall be stockpiled in or near natural habitat. These measures will protect nearby native vegetation (including the preserved open space in the RCA) from secondary impacts of construction. • Lighting and Noise Minimization. Construction lighting, if any is needed for nighttime security, shall be directed downward and shielded away from adjacent natural habitat to avoid disrupting wildlife. Similarly, unnecessary loud noises (e.g., horn blowing or equipment idling) will be minimized, especially during early morning or nighttime, to avoid extra disturbance to wildlife in surrounding open spaces. Any noise attenuation devices required by other mitigation (for cultural or residential noise) will also benefit biological resources by reducing sound levels. • Invasive Species and Vegetation Management. The Project shall ensure that all earthmoving equipment arrives clean (free of caked mud or plant material) to prevent introducing invasive weed seeds. If Project landscaping or hydroseeding is done, it will use native or non-invasive plant species. Any straw or mulch brought for erosion control must be certified weed-free. Page 6-17 Additionally, if construction lasts into the spring, the contractor shall collaborate with the biologist to remove or treat any new invasive plant growth (such as Sahara mustard or thistles) within the disturbance areas to prevent spread into adjacent habitat. This proactive weed control implements the EIR’s intent to manage non-native plants as part of habitat mitigation. • Fire Prevention. Given the Project’s wildland interface, all construction crews shall have fire suppression tools (extinguishers, water tanks) on hand. Vehicles and equipment with potential to spark will have spark arrestors. Work will cease on Red Flag Warning days if directed by fire authorities. This reduces the risk of a construction-related fire that could destroy surrounding habitat – an indirect impact of great concern in this area. • Site Housekeeping (Trash & Pets). All food-related trash will be secured in closed containers and removed from the site daily to avoid attracting predators (like coyotes, ravens) that could prey on local wildlife. Workers will be prohibited from bringing pets (e.g., dogs) to the construction site, as they could chase or harm wildlife. • These BMPs, and any additional measures or others required by permits, shall be implemented throughout the construction period. The biological monitor will verify compliance and include confirmation in regular reports. • This comprehensive measure expands on EIR Mitigation Measure BIO-9 (Indirect impacts BMPs), covering the full suite of practices to avoid secondary effects on biological resources. Many of these practices (e.g., WEAP training, dust control, trash management) were implied in the original mitigation and are standard in MMRPs. We have made the implicit measures explicit here for clarity and to incorporate 2025 considerations. By grouping all “good housekeeping” and protective measures under MM BIO-9, we ensure nothing is overlooked. These practices greatly reduce the likelihood of incidental take or disturbance of wildlife that are not directly in the construction footprint. NEW MEASURE FOR CANDIDATE INVERTEBRATE SPECIES MM BIO-10 – Clearance Survey and Avoidance for CBB. • This is a new mitigation measure added in light of the CBB’s status as a candidate species under CESA (originally in 2019 and reaffirmed in 2022) and was not explicitly required in the 2019 EIR. This measure has been included out of an abundance of caution. This measure will require pre- construction surveys in any suitable habitat if grading is to occur during the flight season (February 1 through October 31), to ensure that no CBB have moved in. Given Project Site conditions, it is unlikely that the Project will impact this species. • Pre-Construction Clearance Survey. o As a precaution, a biologist will conduct a clearance survey just prior to ground- disturbing activities (for example, within 1–2 weeks before construction). During this survey, the biologist shall walk the Project Site’s suitable habitat and inspect any spots of vegetation or ground cavities for bumble bee activity if grading is to occur during the flight season (February 1 through October 31). o Given that the Project Site lacks “friable” soil (loose, penetrable ground), it is assumed that queen bumble bees would find limited burrows or suitable spots to nest. Likewise, the lack of a diverse mix of flowering plants with staggering blooming periods from spring to late summer to support queens, workers, and males through the full active Page 6-18 season within the Project Site, suggests that there’s suboptimal forage to attract or sustain any bumble bee colony. It is also noted that no CBB has ever been observed at this location, reinforcing the idea that the species likely does not occur here (especially since surveys or general biological monitoring efforts has never detected it). o Nonetheless, performing this clearance sweep if grading is to occur during the flight season demonstrates proactiveness. If any CBB individuals (or nests) are detected in this unlikely scenario, the biologist has authority to pause work and consult with CDFW on appropriate avoidance actions. Allowing any observed bees to safely leave the area on their own, or establishing a buffer if a nest is found, since take of the species is not allowed without a permit. With the implementation of the various mitigation measures recommended herein, there would be no presumption that the Project would result in the loss of individual species, nor that it would adversely affect local or regional populations of them. Page 7-1 7.0 CERTIFICATION I hereby certify that the statements furnished above and in the attached figures present the data and information required for this resource assessment, and that the facts, statements, and information presented are true and correct to the best of my knowledge and belief. Field work conducted for this investigation was performed by me and under my direct supervision. The services performed and documented in this report have been conducted in a manner consistent with the level of care and skill ordinarily exercised by other professional consultants under similar circumstances. No other representations are either expressed or implied and no warranty or guarantee is included or intended in this report. DATE: August 25, 2025____________ SIGNED: Lenny Malo MS The following NOREAS employees performed the field work and/or participated in preparation of this report: Lincoln Hulse BS, Ben Zamora BS, Coral Fenech BS, Dennis Peterson BS, and Jordan Zylstra BS. General Biological Resources Assessment REFERENCES Baldwin, J., D. Goldman, D. Keil, R. Patterson, and T. Rosatti. 2012. The Jepson Manual: Higher Plants of California. Berkeley: University of California Press. Burt, W. H. and R. P. Grossenheider. 1980. A Field Guide to Mammals: North America; North of Mexico. New York, NY: Houghton Mifflin Company. CDFW (California Department of Fish and Wildlife). 2025. RareFind. California Department of Fish and Game, Natural Diversity Database (CNDDB). Sacramento, CA: California Department of Fish and Game, Biogeographic Data Branch. City of Rancho Cucamonga. 2019. Etiwanda Heights Neighborhood & Conservation Plan Final EIR (State Clearinghouse No. 2017111002). CNPS (California Native Plant Society). 2025. CNPS Electronic Inventory of Rare and Endangered Plants: CNPS. Dudek, 2017. Ortega, Brock; Karen Carter; Alicia Cooper Hill; Crysta Dickson; Karen Mullen; Travis Cooper; Garrett Huffman; Anita Hayworth; Tara Baxter; and Brian Lohstroh. Focused Coastal California Gnatcatcher Survey Report for the Rancho Cucamonga North Eastern Sphere Annexation Area Project, County of San Bernardino, California.; Dudek, 2019. Biological Technical Report for the Etiwanda Heights Neighborhood and Conservation Plan Rancho Cucamonga, California (Dudek 2019); Elbroch, M. 2003. Mammal Tracks & Sign, A Guide to North American Species. Mechanicsburg, PA: Stackpole Books. Halfpenny, J.C. 2000. Scats and Tracks of the Desert Southwest, A Field Guide to the Signs of 70 Wildlife Species. Helena, MT: Falcon Publishing, Inc. Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California (California Department of Fish and Game, The Resources Agency, ed), p. 156. Sacramento, CA. Microsoft Corporation. 2024. Bing Maps Aerial Imagery. Redmond, WA Sargent Town Planning, 2016. Romich, Mikael. San Bernardino kangaroo rat (SBKR) habitat assessment and survey summary. Memorandum to David Sargent Sawyer, J., T. Keeler-Wolf, and J. Evens. 2009. A Manual of California Vegetation. Sacramento, CA: California Native Plant Society. Sibley, D.A. 2000. National Audubon Society. The Sibley Guide to Birds. New York, NY: Alfred A. Knopf, Inc. SoCal Biological Consulting, 2016. McLaughlin, Dana. Results of a live-trapping survey for the federally endangered San Bernardino kangaroo rat (Dipodomys merriami parvus), Rancho Cucamonga, California South Coast Wildlands 2008. Regional South Coast Missing Linkages Project Report (South Coast Wildlands 2008) Stebbins, R.C. 2003. A Field Guide to Western Reptiles and Amphibians. New York, NY: Houghton Mifflin. USGS (United States Geological Service). 1984 7.5-Minute Quadrangle Apple Valley North California. USFWS (United States Fish and Wildlife Service). 2025a. Critical Habitat Portal. USFWS USFWS (United States Fish and Wildlife Service). 2025b. San Bernadino County Fish and Wildlife Office. Endangered and Threatened Species List. In: U.S. Department of the Interior, editor. San Bernardino, CA: USFWS. APPENDIX A General Biological Resources Assessment SPECIAL-STATUS SPECIES POTENTIAL FOR OCCURRENCE WITHIN THE PROJECT SITE N( /REAS General Biological Resources Assessment SPECIAL-STATUS SPECIES POTENTIAL FOR OCCURRENCE WITHIN THE PROJECT SITE General Biological Resources Assessment Page B-1 Potential for occurrence Common name (Scientific name) Federal listing status State listing status CNPS list Number of records within 5 miles Year(s) sighted HP Intermediate mariposa-lily (Calochortus weedii var. intermedius) None None 1B.2 3 2017 A Mesa horkelia (Horkelia cuneata var. puberula) None None 1B.1 4 1917-1995 HP Parry's spineflower (Chorizanthe parryi var. parryi) None None 1B.1 4 1998-2011 HP Plummer's mariposa-lily (Calochortus plummerae) None None 4.2 12 1971-2009 HP Coast horned lizard (Phrynosoma blainvillii) None None - 6 1938-1999 HP Coastal California gnatcatcher (Polioptila californica californica) Threatened None - 9 1860-2021 HP Northwestern San Diego pocket mouse (Chaetodipus fallax fallax) None None - 4 2001-2002 HP/CH San Bernardino kangaroo rat (Dipodomys merriami parvus) Endangered Endangered - 13 1999-2013 HP San Diego black-tailed jackrabbit (Lepus californicus bennettii) None None - 2 2001-2005 HP San Diego desert woodrat (Neotoma lepida intermedia) None None - 4 2001-2002 A Western spadefoot (Spea hammondii) Proposed Threatened None - 1 2005 HP Southern California legless lizard (Anniella stebbinsi) None None - 7 1938-2005 A Southern mountain yellow-legged frog (Rana muscosa) Endangered Endangered - 3 2001 A Burrowing owl (Athene cunicularia) None Candidate Endangered - 6 2003-2016 A Sanford's arrowhead (Sagittaria sanfordii) None None 1B.2 1 2009 A Delhi Sands flower-loving fly (Rhaphiomidas terminatus abdominalis) Endangered None - 18 2013 HP Los Angeles pocket mouse (Perognathus longimembris brevinasus) None None - 5 1999-2003 HP Southern California rufous-crowned sparrow (Aimophila ruficeps canescens) None None - 1 2001 HP California glossy snake (Arizona elegans None None - 1 1941 General Biological Resources Assessment Page B-2 Potential for occurrence Common name (Scientific name) Federal listing status State listing status CNPS list Number of records within 5 miles Year(s) sighted occidentalis) A Western yellow bat (Lasiurus xanthinus) None None - 1 1984 A Arroyo toad (Anaxyrus californicus) Endangered None - 1 2005 A Western mastiff bat (Eumops perotis californicus) None None - 2 1992 A Lemon lily (Lilium parryi) None None 1B.2 2 2004 A Foothill yellow-legged frog (Rana boylii) Endangered Endangered - 1 2014 A Brand's star phacelia (Phacelia stellaris) None None 1B.1 1 2003 A Crotch's bumble bee (Bombus crotchii) None Candidate Endangered - 4 2024 A White rabbit-tobacco (Pseudognaphalium leucocephalum) None None 2B.2 1 1891 A Aparejo grass (Muhlenbergia utilis) None None 2B.2 1 1916-1916 A California muhly (Muhlenbergia californica) None None 4.3 1 1916 A California saw-grass (Cladium californicum) None None 2B.2 1 1918 A Prostrate vernal pool navarretia (Navarretia prostrata) None None 1B.2 1 1918 A San Bernardino aster (Symphyotrichum defoliatum) None None 1B.2 1 1916 A Laguna Mountains jewelflower (Streptanthus bernardinus) None None 4.3 2 1991 A Jokerst's monardella (Monardella australis ssp. jokerstii) None None 1B.1 1 2006 A San Gabriel manzanita (Arctostaphylos glandulosa ssp. gabrielensis) None None 1B.2 1 1993 A Two-striped gartersnake (Thamnophis hammondii) None None - 1 2001 A Johnston's buckwheat (Eriogonum microtheca var. johnstonii) None None 1B.3 2 2005 A Desert bighorn sheep (Ovis canadensis nelsoni) None None - 1 1986 A Slender-horned spineflower (Dodecahema leptoceras) Endangered Endangered 1B.1 1 1905 A Woolly mountain-parsley (Oreonana vestita) None None 1B.3 1 2005 General Biological Resources Assessment Page B-3 CNPS List Definitions List 1A: Plants presumed extinct in California List 1B.1: Plants rare, threatened, or endangered in California and elsewhere; seriously threatened in California List 1B.2: Plants rare, threatened, or endangered in California and elsewhere, fairly threatened in California List 1B.3: Plants rare, threatened, or endangered in California and elsewhere, not very threatened in California List 2.1: Plants rare, threatened, or endangered in California, but more common elsewhere; seriously threatened in California List 2.2: Plants rare, threatened, or endangered in California, but more common elsewhere; fairly threatened in California Potential for Occurrence Definitions Absent [A] – Species distribution is restricted by substantive habitat requirements, which do not occur – or are negligible within the Project Site, and no further survey or study is obligatory to determine likely presence or absence of this species. Habitat Present [HP] – Species distribution is restricted by substantive habitat requirements, which occur within the Project Site, and further survey or study may be necessary to determine likely presence or absence of species. Present [P] – Species or species sign were observed within the Project Site in 2025 Critical Habitat [CH] – The Project Site is located within a USFWS-designated critical habitat unit. APPENDIX B PHOTOGRAPH LOG Ni /REAS ieeaprlead pepitinminabaah Page 4 Page 4 APPENDIX B PHOTOGRAPH LOG General Biological Resources Assessment Page A-1 Photograph 1. Representative Photo of the Project Site, facing East. Photograph 2. Representative Photo of the Project Site, facing West. General Biological Resources Assessment Page A-2 Photograph 3. Representative Photo of the Project Site, facing South. Photograph 4. Representative Photo of the Project Site, facing West. General Biological Resources Assessment Page A-3 Photograph 5. Representative Photo of the Project Site., facing South. Photograph 6. Representative Photo of the Project Site, facing Southeast. General Biological Resources Assessment Page A-4 Photograph 7. Representative Photo of the Project Site, facing West. Photograph 8. Representative Photo of the Project Site, facing North. General Biological Resources Assessment APPENDIX C PLANT SPECIES OBSERVED WITHIN THE STUDY AREA N( /REAS General Biological Resources Assessment APPENDIX C PLANT SPECIES OBSERVED WITHIN THE STUDY AREA General Biological Resources Assessment Page C-1 SCIENTIFIC NAME COMMON NAME Sambucus nigra subsp. caerulea Mexican elderberry Hesperoyucca whipplei Chaparral yucca Malosma laurina Laurel sumac Rhus aromatica Skunkbush sumac Schinus molle* Peruvian peppertree Ambrosia acanthicarpa Annual bur-sage Artemisia californica Coastal sagebrush Baccharis salicifolia subsp. salicifolia Mule fat Baccharis sarothroides Desertbroom Centaurea melitensis* Maltese star-thistle Ericameria pinifolia Pinebush Erigeron bonariensis* Asthmaweed Gutierrezia sarothrae Broom snakeweed Helianthus annuus Common sunflower Heterotheca grandiflora Telegraphweed Heterotheca sessiliflora Sessileflower false goldenaster Lepidospartum squamatum California scale broom Logfia gallica* Narrowleaf cottonrose Sonchus oleraceus* Common sowthistle Stephanomeria pauciflora Wire-lettuce Cryptantha intermedia Clearwater cryptantha Cryptantha muricata Pointed cryptantha Eriodictyon trichocalyx Hairy yerba santa Phacelia distans Distant phacelia Amsinckia sp. Fiddleneck Hirschfeldia incana* Shortpod mustard Cylindropuntia californica var. parkeri Brownspined pricklypear Opuntia littoralis Coastal pricklypear Salsola tragus* Russian thistle Calystegia macrostegia Island false bindweed Cuscuta californica Chaparral dodder Crassula colligata subsp. lamprosperma* Crassula Croton californicus California croton Croton setigerus Dove weed Ricinus communis* Castorbean Chamaesyce sp* Sandmat Acmispon americanus var. americanus Spanish clover Acmispon glaber Common deerweed Astragalus pomonensis Pomona milkvetch Melilotus albus* White sweetclover Melilotus indicus* Sourclover Parkinsonia aculeata* Jerusalem thorn Acacia sp* Acacia Erodium botrys* Longbeak stork's bill Erodium cicutarium* Redstem stork's bill Ribes indecorum Whiteflower currant General Biological Resources Assessment Page C-2 SCIENTIFIC NAME COMMON NAME Marrubium vulgare* Horehound Salvia apiana White sage Salvia columbariae Chia Salvia mellifera Black sage Malacothamnus fasciculatus Mendocino bushmallow Pinus sp.* Pine Penstemon spectabilis Showy penstemon Avena barbata* Lopsided oat Bromus diandrus* Ripgut brome Bromus madritensis subsp. rubens* Red brome Cynodon dactylon* Bermudagrass Festuca myuros* Red-tailed fescue Lamarckia aurea* Goldentop grass Pennisetum setaceum* Crimson fountaingrass Stipa coronata Giant ricegrass Stipa miliacea var. miliacea* Smilograss Schismus barbatus* Mediterranean grass Eriogonum fasciculatum Eastern Mojave buckwheat Ceanothus crassifolius Hoaryleaf ceanothus Ceanothus leucodermis Chaparral whitethorn Rhamnus crocea Redberry buckthorn Adenostoma fasciculatum Chamise Cercocarpus betuloides Mountain mahogony Prunus ilicifolia Hollyleaf cherry Selaginella bigelovii Bushy spikemoss Datura wrightii Sacred thorn-apple Nicotiana glauca* Tree tobacco Solanum xanti Chaparral nightshade Tamarix ramosissima* Saltcedar Ulmus parvifolia* Chinese elm Nomenclature follows the Jepson Manual, Second Edition (Baldwin et al 2011). * = naturalized, non- native plant species. General Biological Resources Assessment APPENDIX D WILDLIFE SPECIES OBSERVED WITHIN THE STUDY AREA N( /REAS General Biological Resources Assessment APPENDIX D WILDLIFE SPECIES OBSERVED WITHIN THE STUDY AREA General Biological Resources Assessment Scientific name Common name Birds Aimophila ruficeps Rufus crowned sparrow Buteo jamaicensis Red-Tailed hawk Callipepla californica California quail Carpodacus mexicanus House Finch Chamaea fasciata Wrentit Columba livia Rock Pigeon Corvus brachyrhynchos American crow Corvus corax Common Raven Euphagus cyanocephalus Brewer's Blackbird Melospiza melodia Song Sparrow Melozone crissalis California Towhee Mimus polyglottos Northern mockingbird Passer domesticus House Sparrow Pheucticus melanocephalus Black headed grosbeak Sayornis nigricans Black phoebe Sayornis saya Say's phoebe Spinus psaltria Lesser goldfinch Sturnus vulgaris European Starling Zenaida macroura Mourning Dove Zonotrichia leucophrys White-crowned sparrow Mammals Odocoileus hemionus Mule Deer Otospermophilus beecheyi California ground squirrel Sylvilagus audubonii Cottontail Herpetofauna Uta stansburian Side blotched lizard General Biological Resources Assessment N( /REAS General Biological Resources Assessment General Biological Resources Assessment APPENDIX E DELINEATION OF WATERS OF THE UNTED STATES N( /REAS General Biological Resources Assessment APPENDIX E DELINEATION OF WATERS OF THE UNTED STATES General Biological Resources Assessment APPENDIX F DELINEATION OF WATERS OF THE STATE N( /REAS General Biological Resources Assessment APPENDIX F DELINEATION OF WATERS OF THE STATE Etiwanda Heights Neighborhood Project Rancho Cucamonga, San Bernardino County, California Delineation of Waters of the State August 2025 Prepared By 16361 Scientific Way Irvine, CA 92618 (949) 467-9116 Certification The undersigned certify - under penalty of law, that they have personally examined and are familiar with the information submitted in this document and all attachments and that, based on an inquiry of those individuals immediately responsible for obtaining the information, believe that the information is true, accurate, and complete. The undersigned are aware that there are significant penalties for submitting false information, including the possibility of fine and imprisonment. Prepared By: Lenny Malo MS Date: 8/11/25 Lenny Malo Senior Project Manager & Regulatory Specialist NOREAS, Inc. 16361 Scientific Way Irvine, CA 92618 Page i TABLE OF CONTENTS Section Page 1.0 INTRODUCTION AND SUMMARY OF FINDINGS ............................................................................ 1-1 2.0 REGULATORY SETTING .................................................................................................................. 2-1 3.0 METHODS ...................................................................................................................................... 3-1 4.0 SURVEY RESULTS ........................................................................................................................... 4-1 5.0 REFERENCES .................................................................................................................................. 5-1 TABLES Table 1. Summary of Features Evaluated ...................................................... Error! Bookmark not defined. APPENDICES Appendix A Figures Appendix B Photograph Log Page ii COMMON ACRONYMS AND ABBREVIATIONS AMSL Above mean sea level APT Antecedent Precipitation Tool CDFW California Department of Fish and Wildlife CDFG California Department of Fish and Game CFGC California Fish and Game Code CCR California Code of Regulations CDFW California Department of Fish and Wildlife CWA Clean Water Act CWC California Water Code FAC Facultative FACU Facultative Upland FACW Facultative Wetland FEMA Federal Emergency Management Agency GIS Geographic Information System GPS Global Positioning Systems HUC Hydrologic Unit Code KMZ Keyhole Markup Language Zipped LRSs Lake, River, or Streambed subject to Section 1600 of the California Fish and Game Code MESA Mapping Episodic Stream Activity Field Guide NOREAS NOREAS Inc. NRCS National Resources Conservation Service NTCHS National Technical Committee for Hydric Soils NWI National Wetlands Inventory PS Project Site RWQCB Regional Water Quality Control Board SSURGO Soil Survey Geographic Database USDA United States Department of Agriculture SWRCB State Water Resources Control Board USEPA United States Environmental Protection Agency USFWS United States Fish and Wildlife Service USGS United States Geological Survey WOTS Waters of the State WDR Waste Discharge Requirements Page 1-1 1.0 INTRODUCTION AND SUMMARY OF FINDINGS This Waters of the State (WOTS) delineation evaluates potential jurisdictional features within the boundaries of the Etiwanda Heights Neighborhood (Project), located in the city of Rancho Cucamonga, San Bernardino County, California (Appendix A, Figures 1 and 2). The Project falls within Sections 19 and 30 of Township 1 North and Range 6 West, and Sections 24 and 25 of Township 1 North and Range 7 West, San Bernadino Meridian on the U.S. Geological Survey’s (USGS) Cucamonga Peak, California 7.5- minute topographic quadrangle maps at approximately 2,000 feet to 1,525 feet above mean sea level (AMSL). This delineation was conducted to determine the extent of potential features within the approximately 731.84-acre Project Site (PS) that may be subject to regulation pursuant to Section 1600 (et seq.) of the California Fish and Game Code (CFGC) and Section 13260 of the California Water Code (CWC) - which regulate streams, wetlands, and other aquatic features under state jurisdiction. The PS lies on a hydrologically disconnected remnant alluvial fan at the foot of the San Gabriel Mountains, but decades of flood-control development have severed the natural hydrologic connections. Historically, storm flows and sediment from Day Creek and Deer Creek shaped a braided network of ephemeral washes across the PS. However, the construction of debris basins, concrete channels, and levees (primarily in the 1980s–1990s) now intercept and divert such flows away from the PS. As a result, the PS is effectively an inactive and abandoned alluvial fan terrace, isolated from its upstream and downstream watersheds. No significant creek flows or sediment from the mountains reach the PS today – virtually all runoff from Day and Deer Creeks is captured by upstream dams and routed into engineered flood control facilities. The abandoned fan surface within the PS has thus been hydrologically “starved” of the periodic flood inundation and sediment deposition it once received. In fact, from 1992 to 2014 an open-pit sand and gravel quarry operated on the PS under a San Bernardino County flood-control partnership, further confirming the absence of active fluvial processes during that period. After the quarry’s closure and reclamation, the landscape remains dry and disconnected. In practical terms, the PS now functions as a predominately closed basin. As nearly all rain that falls on the PS either infiltrates rapidly into the coarse soils, or collects in minor swales and depressions without exiting. No perennial or intermittent streams traverse the PS at this time, and even during heavy storms the runoff that does accumulate is short-lived and loses volume quickly to the highly permeable ground. The once-intermittent drainages of this abandoned alluvial fan remnant have become faint, isolated signatures that lack any continuous surface water connection to downstream waters. This fundamental change – from a dynamic, intermittently flooded alluvial fan to a dry, internally drained terrace is notable. The bulk of signatures visible on aerial imagery and reviewed in the field are relics of past events and no longer carry meaningful hydrologic function. In short, the PS is reverting to upland conditions due to the almost complete cutoff of upstream water sources. This delineation has been completed using data acquired from current and historic imagery, hydrologic databases, analytic tools, physical on the ground analyses and measurements, and a review of the regulations, manuals, and guidance documentation created to identify features regulated under the aforementioned CFGC and CWC sections. A description of mapped WOTS within the PS and a discussion of their characteristics, and regulatory status is provided herein. This delineation was conducted following provisions of the CFGC, as well as guidance created by California Department of Fish and Wildlife (CDFW) and the State Water Resources Control Board (SWRCB 2004) and the Regional Water Quality Control Board (RWQCB) (together referred to as “Water Boards”). Page 1-2 In April and July 2025, subject matter experts surveyed the PS and its adjacent watershed for features potentially subject to CDFW and State Water Board jurisdiction, including streambeds, riparian corridors, and wetlands, using standard indicators of hydrology, soils, and vegetation. Historic and current aerial photography of the PS were also reviewed - prior to, and during the field assessments. Aerial photography was informative with deference to the state and function of land resources in both the present, and historic context. The United States Environmental Protection Agency (USEPA) WATERS GeoViewer tool also provided access to spatial data sets - such as interactive upstream and downstream search capabilities, to assist in determining the jurisdictional status of resources detected within the region. Additionally, the Federal Emergency Management Agency (FEMA) flood zone was reviewed, and the National Wetland Inventory (NWI) which is maintained by the U.S. Fish and Wildlife Service (USFWS). This was all done to support the identification of potential WOTS within the PS. This document identifies one distinct area within the PS that qualify as a WOTS (Appendix A, Figure 3 - Feature 1) subject to regulation under CFGC Section 1600 and CWC Section 13260. Feature 1 is acknowledged as a WOTS by definition – it possesses a discernible (if intermittent) bed and bank and can convey stormwater during rare, long duration, intense rainfall events. In other words, by operation of law this relic swale meets the basic criteria of a feature subject to California Fish and Game Code §1600 and the Porter-Cologne Water Quality Control Act. However, the feature’s functional hydrology and ecology are so minimal that it provides virtually none of the services - or impacts, that these regulations are intended to address. The following points summarize why Feature 1 - though technically jurisdictional, is of de minimis practical significance. 1. Absence of Aquatic or Riparian Habitat a. Because of its infrequent and seemingly negligible flows, Feature 1 supports no wetland or riparian vegetation, and no aquatic life. Field surveys confirmed that only upland plant species (dry scrub and grasses) occur in and around the swale, with no hydrophytic plants present. b. There is no persistent water source to sustain riparian habitat, and even opportunistic wildlife use is minimal (e.g., the only observations were dry leaf litter and scat, indicating terrestrial passersby rather than stream-dependent species). In essence, Feature 1 lacks the flora and fauna that typically signify a regulated waterway’s ecological function. This presumably diminishes its importance from a regulatory perspective, since the CDFW’s stream alteration regulations are aimed at protecting fish, wildlife, and plant resources associated with watercourses – resources which are absent here. 2. Negligible Physical Channel Function. a. Only discontinuous reaches of Feature 1 even show a modestly defined bed and banks. In its upper stretches, the swale is so indistinct and inactive that there are no clear signs of recent scour or sediment transport. Lower portions contain unsorted debris (leaves, twigs) that haven’t been cleared by flow in years, underscoring that even moderate rain events produce no meaningful runoff through these reaches. b. Essentially, Feature 1 is an erosional remnant of a long-abandoned alluvial fan drainage, not an active stream channel. The lack of a continuous bed-and-bank profile or ongoing fluvial processes means the feature no longer functions as a natural watercourse in the way regulators typically conceive of stream systems. Its physical form is largely static, and does not perform the conveyance or hydrologic connectivity roles that would ordinarily warrant regulatory oversight. Page 1-3 3. Ephemeral and Isolated Hydrology. a. Feature 1 only carries water in direct response to precipitation, and even then, for a very short duration. Nearly all rainfall either infiltrates into the coarse soils or pools briefly in the PS’s minor swale reaches and depressions, as opposed to forming any continuous flow off-site under normal circumstances. b. The upstream watersheds (Day Creek and Deer Creek) have been mostly cut off by flood-control structures, so virtually no sustained or significant flow ever reaches Feature 1. As a result, this swale predominately functions within a closed basin, with no surface water connection to any downstream water body under ordinary hydrologic conditions. Even during extreme storms, the majority of the runoff dissipates within the PS. This lack of regular connectivity during non-extreme weather conditions means Feature 1 does not feed into a larger stream system or contribute to downstream water quality in any meaningful way. 4. No Downstream Beneficial Use or Water Quality Impact. a. Because any rare flow from Feature 1 typically infiltrates or evaporates before leaving the PS, there is no receiving water body that would be affected by sediment, pollutants, or altered flow from this feature under normal circumstances. In practical terms, there is negligible risk of impact to water quality or beneficial uses off-site, since whatever little water collects in Feature 1 - naturally percolates into the ground within the PS during ordinary hydrologic conditions. b. This also means the feature does not contribute to the sediment supply or baseflow of any downstream waters. From the Regional Water Quality Control Board’s perspective, while Feature 1 falls under the broad definition of “WOTS” (California’s definition includes even isolated ephemeral channels), any discharge or fill here poses an insignificant (de minimis) threat beyond the PS’s boundaries. Standard construction stormwater BMPs (under an NPDES Construction General Permit) would readily manage potential erosion or sediment during Project activities, and no additional individualized water quality mitigation would be necessary given the feature’s isolation. 5. Regulatory Implications – Minimal to No Permit Obligations. In light of the above factors, disturbances to Feature 1 are unlikely to trigger substantial regulatory requirements or mitigation. By acknowledging Feature 1 as WOTS in this delineation, we satisfy the applicable and relevant requirements. However, the feature’s extremely limited function suggests that state agencies may not find a formal permit or dedicated mitigation warranted. a. CDFW (Streambed Alteration Agreement) - Fish and Game Code §1602 technically requires notification to CDFW for any activity that may divert or obstruct flow or alter the bed, bank, or channel of a stream. i. In this case, though, any Project activity in Feature 1 would not “substantially divert or obstruct” flow – there is virtually no flow to divert under normal circumstances, and any alteration would be inconsequential to wildlife given the absence of aquatic habitat. ii. Because no fish or other aquatic-dependent wildlife exist and natural flow is essentially nil, it can be argued that the Project would not substantially adversely affect fish and stream dependent wildlife resources. Therefore, while CDFW could assert jurisdiction over this ephemeral feature, it is reasonable to anticipate that no formal Lake or Streambed Alteration Agreement would be issued. Page 1-4 b. Regional Water Board (Waste Discharge Requirements) - Under the Porter-Cologne Water Quality Control Act, any fill or excavation in Feature 1 would constitute a discharge to WOTS, which in theory requires Waste Discharge Requirements (WDRs). i. However, given the feature’s isolated nature and tiny size, the situation here fits the intent of the Water Boards’ “low threat” discharge category. Impacts to such a minor ephemeral swale could qualify for a general WDR waiver or enrollment under an existing general permit. ii. In practical terms, the project’s compliance with the Construction General Permit for stormwater (including erosion/sediment controls) would address the water quality concerns, and no individual Water Board permit with mitigation conditions should be necessary. There is simply no downstream aquatic ecosystem to protect in this case during ordinary hydrologic conditions, and any potential water quality effects are confined within the PS’s soils. In summary, Feature 1 is technically a WOTS but functionally an inconsequential, upland-like swale. Acknowledging it as jurisdictional satisfies regulatory definitions, yet its lack of flow and connectivity under normal circumstances, and habitat value means that altering it would not cause the types of impacts these regulations are designed to prevent. Thus, while Feature 1 is delineated in this report for completeness, its presence should not impose significant permitting or mitigation requirement on the Project. The Lead Agency and regulators can recognize that this feature’s value and impact potential are so minimal that Project activities can proceed under standard conditions (e.g. construction BMPs) without the need for discretionary permits from CDFW or the Regional Board. This delineation represents NOREAS Inc.’s best professional judgment, utilizing the most current regulatory policies, scientific methods, and technical guidance from CDFW and RWQCB. Appendix A, Figure 3, provides a spatial representation of WOTS within the PS. Page 2-1 2.0 REGULATORY SETTING 2.1 Regulatory Review The SWRQB and each of its nine Regional Water Quality Control Boards (RWQCB) regulate the discharge of waste (dredged or fill material) into WOTS. WOTS are defined as “any surface water or groundwater, including saline waters, within the boundaries of the state” (CWC 13050[e]). When a project could impact waters outside of federal jurisdiction, the RWQCB has the authority under the Porter-Cologne Water Quality Control Act to issue Waste Discharge Requirements (WDRs) to ensure that impacts do not violate state water quality standards. Clean Water Act (CWA) Section 401 Water Quality Certifications, WDRs, and waivers of WDRs are also referred to as orders or permits. State Wetland Definition The SWRQB Definition and Procedures define an area as wetland as follows: An area is wetland if, under normal circumstances, (1) the area has continuous or recurrent saturation of the upper substrate caused by groundwater, or shallow surface water, or both; (2) the duration of such saturation is sufficient to cause anaerobic conditions in the upper substrate; and (3) the area’s vegetation is dominated by hydrophytes or the area lacks vegetation. The following wetlands are WOTS: 1. Natural wetlands; 2. Wetlands created by modification of a surface water of the state1; and 3. Artificial wetlands 2 that meet any of the following criteria: a. Approved by an agency as compensatory mitigation for impacts to other WOTS, except where the approving agency explicitly identifies the mitigation as being of limited duration; b. Specifically identified in a water quality control plan as a wetland or other water of the state; c. Resulted from historic human activity, is not subject to ongoing operation and maintenance, and has become a relatively permanent part of the natural landscape; or d. Greater than or equal to one acre in size, unless the artificial wetland was constructed, and is currently used and maintained, primarily for one or more of the following purposes (i.e., the following artificial wetlands are not WOTS unless they also satisfy the criteria set forth in 2, 3a, or 3b): i. Industrial or municipal wastewater treatment or disposal, ii. Settling of sediment, 1 “Created by modification of a surface water of the state” means that the wetland that is being evaluated was created by modifying an area that was a surface water of the state at the time of such modification. It does not include a wetland that is created in a location where a water of the state had existed historically, but had already been completely eliminated at some time prior to the creation of the wetland. The wetland being evaluated does not become a water of the state due solely to a diversion of water from a different water of the state. 2 Artificial wetlands are wetlands that result from human activity. Page 2-2 iii. Detention, retention, infiltration, or treatment of stormwater runoff and other pollutants or runoff subject to regulation under a municipal, construction, or industrial stormwater permitting program, iv. Treatment of surface waters, v. Agricultural crop irrigation or stock watering, vi. Fire suppression, vii. Industrial processing or cooling, viii. Active surface mining – even if the site is managed for interim wetlands functions and values, ix. Log storage, x. Treatment, storage, or distribution of recycled water, or xi. Maximizing groundwater recharge (this does not include wetlands that have incidental groundwater recharge benefits); or xii. Fields flooded for rice growing. All artificial wetlands that are less than an acre in size and do not satisfy the criteria set forth in 2, 3.a, 3.b, or 3.c are not WOTS. If an aquatic feature meets the wetland definition, the burden is on the applicant to demonstrate that the wetland is not a water of the state. 2.1.1 California Department of Fish and Wildlife Pursuant to Division 2, Chapter 6, Sections 1600-1603 of the CFGC, the CDFW regulates all diversions, obstructions, or changes to the natural flow or bed, channel, or bank of any river, stream, or lake, which supports fish or wildlife. In its most general sense, CFGC Sections 1600 (et seq.) establishes a fee-based process to safeguard that projects conducted in and around lakes, rivers, or streams do not adversely impact fish, aquatic life, riparian vegetation, or stream-dependent terrestrial wildlife resources. Or, when adverse impacts cannot be avoided, compliance with the aforesaid CFGC Sections safeguards that adequate mitigation and/or compensation is provided. While there is no definition for the term lake in the CFGC or associated regulations, the term stream, which includes creeks and rivers, is defined within Title 14, California Code of Regulations, Section 1.72: • “A stream is a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life. This includes watercourses having a surface or subsurface flow that supports or has supported riparian vegetation.” (Emphasis added.) Sections 1600-1602 of the California Fish and Game Code Definition 1600. The Legislature finds and declares that the protection and conservation of the fish and wildlife resources of this state are of utmost public interest. Fish and wildlife are the property of the people and provide a major contribution to the economy of the state, as well as providing a significant part of the people's food supply; therefore, their conservation is a proper responsibility of the state. This chapter is enacted to provide conservation for these resources. 1601. The following definitions apply to this chapter: (a) "Agreement" means a lake or streambed alteration agreement. (b) "Day" means calendar day. (c) "Emergency" has the same definition as in Section 21060.3 of the Public Resources Code. (d) "Entity" means any person, state or local governmental agency, or public utility that is subject to this chapter. Page 2-3 1602. (a) An entity may not substantially divert or obstruct the natural flow of, or substantially change or use any material from the bed, channel, or bank of, any river, stream, or lake, or deposit or dispose of debris, waste, or other material containing crumbled, flaked, or ground pavement where it may pass into any river, stream, or lake, unless all of the following occur: (1) The department receives written notification regarding the activity in the manner prescribed by the department. The notification shall include, but is not limited to, all of the following: (A) A detailed description of the project's location and a map. (B) The name, if any, of the river, stream, or lake affected. (C) A detailed project description, including, but not limited to, construction plans and drawings, if applicable. (D) A copy of any document prepared pursuant to Division 13 (commencing with Section 21000) of the Public Resources Code. (E) A copy of any other applicable local, state, or federal permit or agreement already issued. (F) Any other information required by the department. (2) The department determines the notification is complete in accordance with Chapter 4.5 (commencing with Section 65920) of Division 1 of Title 7 of the Government Code, irrespective of whether the activity constitutes a development project for the purposes of that chapter. (3) The entity pays the applicable fees, pursuant to Section 1609. (4) One of the following occurs: (A) (i) The department informs the entity, in writing, that the activity will not substantially adversely affect an existing fish or wildlife resource, and that the entity may commence the activity without an agreement, if the entity conducts the activity as described in the notification, including any measures in the notification that are intended to protect fish and wildlife resources. (ii) Each region of the department shall log the notifications of activities where no agreement is required. The log shall list the date the notification was received by the department, a brief description of the proposed activity, and the location of the activity. Each item shall remain on the log for one year. Upon written request by any person, a regional office shall send the log to that person monthly for one year. A request made pursuant to this clause may be renewed annually. (B) The department determines that the activity may substantially adversely affect an existing fish or wildlife resource and issues a final agreement to the entity that includes reasonable measures necessary to protect the resource, and the entity conducts the activity in accordance with the agreement. (C) A panel of arbitrators issues a final agreement to the entity in accordance with subdivision (b) of Section 1603, and the entity conducts the activity in accordance with the agreement. (D) The department does not issue a draft agreement to the entity within 60 days from the date notification is complete, and the entity conducts the activity as described in the notification, including any measures in the notification that are intended to protect fish and wildlife resources. (b) (1) If an activity involves the routine maintenance and operation of water supply, drainage, flood control, or waste treatment and disposal facilities, notice to and agreement with the department shall not be required after the initial notification and agreement, unless the department determines either of the following: (A) The work described in the agreement has substantially changed. (B) Conditions affecting fish and wildlife resources have substantially changed, and those resources are adversely affected by the activity conducted under the agreement. Page 2-4 (2) This subdivision applies only if notice to, and agreement with, the department was attained prior to January 1, 1977, and the department has been provided a copy of the agreement or other proof of the existence of the agreement that satisfies the department, if requested. (c) It is unlawful for any person to violate this chapter. Page 3-1 3.0 METHODS Documentation relevant to the PS and surrounding area was reviewed using the methods below. 3.1 Literature Reviews Prior to conducting fieldwork, the following information was reviewed to determine watershed characteristics, locations and types of aquatic resources that may be present within the PS: • Natural Resource Conservation Service, Soil Survey Geographic Database (SSURGO) (USDA-NRCS 2025a) (Appendix A, Figure 4); • Natural Resource Conservation Service, Watershed Boundary Dataset (USDA-NRCS 2025b) (Appendix A, Figure 5); • Federal Emergency Management Agency (FEMA 2025) (Appendix A, Figure 6); • NWI maintained by the US Fish and Wildlife Service (USFWS 2025) (Appendix A, Figure 7); • USGS 7.5-minute Topographic Map Lancaster West and Rosamond, California, (USGS 1987); • 2025 color aerial photographs (Bing Maps 2025); • Google Earth version 5.2.1.1588 (March 2025); • Agricultural Applied Climate Information System’s precipitation data and seasonal temperature information (AgACIS 2024); • USACE Navigable Waterways in the Los Angeles District (USACE 2025b); • Environmental Protection Agency Enviromapper for Water (USEPA 2025a); • U.S. Environmental Protection Agency (USEPA) (2025b) WATERS GeoViewer Tool (epa.maps.arcgis.com/apps/webappviewer) (Appendix A, Figures 8 and 9); • USEPA Antecedent Precipitation Tool (APT) (2025c) (epa.gov/wotus/antecedent-precipitation- tool-apt); • Biological Technical Report for the Etiwanda Heights Neighborhood and Conservation Plan Rancho Cucamonga, California (Dudek 2019); and • Western Regional Climate Center Data California Weather Station (WRCC 2025). The above documents were reviewed. Subject matter experts conducted field assessments of the PS and its surrounding watershed in April and August 2025 to evaluate the presence of WOTS—including streambeds, riparian habitats, and wetlands—based on indicators such as hydrophytic vegetation, hydric soils, and evidence of surface hydrology. The intent of this assessment was to determine where water may flow, or may not flow during ordinary hydrologic conditions - or terminate. 3.1.1 Aerial Photography Historic and current aerial photography of the PS were reviewed prior to and during the field assessments. Aerial photography was used to view land resources in both the present and historic context. Inundation and vegetative signatures on aerial images can imply the presence - or absence, of lakes, rivers, or streambed systems within a discrete location. 3.1.2 U.S. Fish and Wildlife Service National Wetland Inventory Data and Environmental Protection Agency WATERS GeoViewer The USEPA WATERS GeoViewer tool provided access to spatial data sets (Appendix A, Figures 8 and 9) - such as interactive Upstream/Downstream search capabilities, and interactive watersheds, to assist in determining the jurisdictional status of resources detected within the PS Page 3-2 (epa.maps.arcgis.com/apps/webappviewer). Additionally, the FEMA flood zone is depicted in Appendix A, Figure 6. Furthermore, the NWI – which is maintained by the USFWS, was reviewed to support the identification of potential jurisdictional resources within the PS. However, this database (i.e., the NWI) is not used for regulatory jurisdictional review, and the PS has not been ground-truthed by NWI, as it depicts marsh habitat where none exists. 3.1.3 Antecedent Precipitation Tool The APT was also utilized to determine whether field observations are representative of typical climatic conditions (i.e., those that have been experienced over the past thirty years). This tool is informative when assessing whether certain field conditions are observed during typical, as opposed to atypical rainfall cycles. The APT queries data from weather stations that are located within a 30-mile radius from the Project. 3.1.4 Topography USGS topographic maps were reviewed as well (Appendix A, Figure 1). These maps tend to illustrate elevation contours, drainage patterns, and hydrography within the PS. USGS 7.5-Minute Topographic Quadrangle maps “Cucamonga Peak” were evaluated to facilitate identification of potential drainage features within the PS - as indicated from topographic changes, blue-line features, or visible drainage patterns in order to characterized features. 3.2 Procedures and Field Data Collection Techniques The delineation defined areas within the PS subject to regulation under Section 1600 (et seq.) of the CFGC and Section 13260 of the CWC. Potential WOTS were delineated in the field with a handheld Global Positioning System (GPS) receiver. The surface area of each feature was then calculated within a Geographic Information System (GIS) to determine total jurisdictional area within the PS. KMZ (Keyhole Markup Language Zipped) files and GIS/ESRI shapefiles are available for all mapped resources, upon request, as aquatic resource boundaries were not permanently flagged or demarked within the PS at the time of delineation in 2025. The field delineation for WOTS was conducted within the PS using a combination of on the ground quantification, and remote sensing with on the ground verification via pedestrian surveys on April 11, 17, and 25, July 11, 14, 15, 16, , and 18 2025. With respect to suspected WOTS; they were assessed in the field for the presence of definable streambeds (i.e., having a bed, bank, and channel) and any associated riparian habitat. Streambeds and suspected riparian habitats were also evaluated using the CFGC Section 1600 (et seq.), direction described in A Field Guide to Lake and Streambed Alteration Agreements Sections 1600-1607 (ESD-CDFG 2025) and the recommendations detailed within the Mesa Field Guide: Mapping Episodic Stream Activity (MESA) (Brady and Vyverberg 2014). Accordingly, CFGC Section 1600 (et seq.) jurisdiction is presumed to extend to the following features: • Natural waterways that have been subsequently modified and which have the potential to contain fish, aquatic insects, and riparian vegetation will be treated like natural waterways. • Artificial waterways that have acquired the physical attributes of natural stream courses and which have been viewed by the community as natural stream courses, should be treated as natural waterways. • Artificial waterways without the attributes of natural waterways should generally not be subject to CFGC provisions. Page 3-3 In this context, WOTS include rivers, streams, lakes, and riparian vegetation associated with these features. A dominance of hydrophytic vegetation, where associated with a stream channel, was used to determine regulated riparian areas, where appropriate. Streambeds and other waterways were also delineated using the Cowan and Wallace classification system— a framework used to classify environments based on observed species distribution patterns —and environmental variables such as elevation, climate, and vegetation. Additionally, WOTS were delineated based on watercourse characteristics present in the field, which include surface flow, sediment transportation and sorting, physical indicators of channel forms, channel morphology, and riparian habitat associated with a streambed. Page 4-1 4.0 RESULTS The PS lies on a hydrologically generally disconnected alluvial fan remnant, historically formed by stormwater and sediment flows emanating from Day Creek and Deer Creek at the base of the San Gabriel Mountains. Until the mid-20th century, the PS supported braided ephemeral washes and sediment deposition consistent with dynamic alluvial fan processes. However, the construction of extensive flood control infrastructure—particularly the debris basins, concrete channels, and levee systems completed in the 1980s and 1990s—effectively severed the PS’s upstream hydrologic connectivity. As a result, the remnant alluvial fan (i.e., abandoned fan) within the PS, no longer receives significant flow or sediment input from Day or Deer Creeks. Now the PS functions as a mostly inactive terrace with no fluvial (landform molded by moving water), or riparian components. To that end, an open-pit aggregate quarry operated within the PS from approximately 1992 until 2014, extracting sand and gravel under a permit granted by San Bernardino County. Further confirming the absence of active fluvial processes during that period within the PS. The quarry was developed as part of a public-private flood control partnership and was reclaimed following closure. Nonetheless, the net effect of the flood control infrastructure improvements has cutoff natural flows into the PS, which includes the former quarry’s footprint. Essentially, Day Creek and Deer Creek are now intercepted by debris dams, and channeled away from the PS. These infrastructure improvements have cut off almost all flow and debris potential from the lower reach of the remnant alluvial fan , meaning the portion of the abandoned fan where the PS lies no longer receives the episodic inundation and sediment deposition it once did. Nearly all mountain runoff is captured by the basins and diverted into engineered channels, leaving the PS in the rain shadow of the levee system. Virtually no stormflow from the upstream watersheds now enters the PS, and the preponderance of rainfall on the PS is just direct precipitation with local runoff that percolates rapidly or ponds internally. In other words, the former intermittent drainages on the PS have been hydrologically starved. That is to say, no perennial or intermittent streams traverse the PS any longer, and flood events that used to refresh the historic alluvial sediments and riparian conditions, have been eliminated over the past 30–40 years. Today the landscape and soils at the PS (and within the old quarry footprint) reflect these hydrologic changes. In the absence of frequent scouring flows, the area has effectively dried out and transitioned to upland terrain. There are no active riverine or riparian features within the PS today – for example, willow or sycamore woodlands that would indicate recurring surface water are not present. Instead, we see upland scrub species and invasive weeds adapted to infrequent moisture. Notably the prevalence of flows do not exit the PS or connect to any creek under normal circumstances. The majority of runoff simply infiltrates into the soils of the PS. This indicates that the PS’s hydrology is now predominately internal, and the land functions mostly as a closed basin or “sump” during ordinary hydrologic conditions. Such conditions are characteristic of an inactive remnant alluvial fan, where past deposits remain in place but the active water source has been removed. The lack of new sediment input and flow has also led to soil armoring and upland vegetation establishment that would not occur on a functioning wash, riparian or stream system. The land cover within the PS is indicative of an upland reversion and the preponderance of the vegetation present clearly demonstrate the loss of ecological functions traditionally associated with active alluvial fan systems. In this context, it is most appropriate to characterize the PS as an abandoned relic alluvial terrace - or inactive fan surface, no longer subject to fluvial disturbance or sediment transport. 4.1 PS Soils The soils of the PS consist of coarse alluvial deposits (sandy, gravelly loams with abundant cobbles and boulders) that are exceptionally well-drained. According to the USDA NRCS Web Soil Survey, the PS Page 4-2 includes soil map units such as Psamments/Fluvents (frequently flooded in historical context), and Soboba gravelly or stony loamy sands on 0–9% slopes (Appendix A, Figure 4). All of these soil types are rated as excessively - to somewhat excessively drained, with very rapid permeability. The PS’s dominant soils include sandy Entisols (Psamments), which are excessively drained sands/loamy sands with very high permeability. In USDA/NRCS classifications these correspond to Hydrologic Soil Group “A,” indicating minimal runoff potential due to high infiltration capacity. In fact, similar Psamment soils in the region have measured saturated infiltration rates on the order of ~13–16 inches per hour, reflecting their coarse texture and lack of restrictive layers. Such high infiltration rates mean that most rainfall can percolate into the ground rather than run off immediately. Therefore, only under intense or prolonged rainfall will the soil’s infiltration capacity be exceeded and produce surface runoff. During a heavy storm, the soil initially absorbs water until the upper layers approach saturation and the infiltration rate tapers toward the soil’s maximum transmission rate (its saturated hydraulic conductivity). If rainfall intensity surpasses this infiltrative ability, the excess water can no longer soak in, and will begin to pond and flow overland. In other words, once the supply of rain exceeds what the Psamment sand can absorb, the surplus becomes runoff. This runoff will then follow PS grading toward the southeast, and the concrete flood control facility. The net effect is that small and routine storms are fully infiltrated within the PS during ordinary hydrologic conditions, whereas only large high intensity storms (or long-duration rainfall events) generate enough excess water to travel to the PS’s outlet. Field observations confirm an extremely rocky, porous and well-drained soil profile. These conditions promote rapid infiltration of precipitation and runoff, leaving little to no surface water retention. Consistent with this high permeability, no hydric soil indicators were observed anywhere on the PS. Hydric soils (which form under prolonged saturation or anaerobic conditions) are entirely absent – a clear indication that the PS’s soils have not been subject to sustained wetness or waterlogging. In fact, the soils are so fast-draining that water percolates downward almost immediately after rainfall, precluding the development of any anaerobic soil layers. The well-drained, non-hydric soils demonstrate that wetland hydrology is not present, as anaerobic (water-saturated) conditions never persist long enough to chemically reduce the soil. In summary, the PS’s soils underscore its upland character – they are dry, permeable substrates ill-suited to support any wetland or aquatic habitat. 4.2 PS Hydrology The hydrology of the PS is characterized by infrequent, flashy stormwater flows that are both short-lived and spatially limited. The region’s semi-arid climate yields only about ~11 inches of rain annually, mostly from sporadic winter storms and the occasional intense thunderstorm. There are no perennial streams and no persistent baseflow on the PS – surface water is entirely absent outside of brief periods during and immediately after rainfall events. Any runoff that does occur is ephemeral in nature, meaning it flows only in direct response to precipitation and then infiltrates or evaporates quickly under normal circumstances, leaving the signatures dry almost all of the year. Most signatures lose flow and terminate on the PS. The lack of a continuous bed-and-bank profile reinforces that features within the PS do not function as tributaries of downstream waters during ordinary hydrologic conditions. As water on the PS tends to disperse and soak into the coarse soils before achieving any continuous flow off-site. The notable swale and other signatures lose volume rapidly as water percolates into the permeable soils. This is typical of arid systems – ephemeral signatures in the regions act as “focused infiltration” zones that greatly reduce downstream flow by recharging groundwater. Indeed, the engineered Day Creek channel that lies southeast of the PS now Page 4-3 terminates in a percolation basin, by design, emphasizing how even captured flood flows are intended to infiltrate locally rather than flow continuously downstream. Within the PS itself, any concentrated runoff generally follows a shallow historic signature (remnants of the old Day Canyon Wash), flowing southeast for only a short distance. At the PS’s boundary, this signature enters a culvert leading to the concrete Day Creek flood control facility. However, there is no evidence that sustained or significant flow from the PS ever reaches this flood control facility under normal circumstances / during non-extreme weather conditions. During the largest of storms, it’s conceivable that some ephemeral surface water from the PS could be conveyed into the flood control system. But given the high infiltration and limited catchment area, such contributions would be both rare and minor. Crucially, there is no continuous, uninterrupted or frequent surface connection from the PS to any downstream waters during ordinary hydrologic conditions. Any hydrologic connection exists only in the most attenuated, opportunistic sense (a brief, storm-driven event into a man-made artificial flood control facility). The PS exemplifies an ephemeral, hydrologically disconnected landscape – essentially a rainwater “sponge” with internal drainage and no outlet under normal circumstances. The PS is situated within the Santa Ana River Watershed (HUC 18070203) (Appendix A, Figure 5). The FEMA (2025) flood zone map is depicted in Appendix A, Figure 6. With that said, as part of this delineation, standard reference datasets such as the U.S. Fish & Wildlife Service’s National Wetlands Inventory and the EPA/USGS surface hydrology database (e.g., the National Hydrography Dataset, depicted in Appendix A as Figures 7, 8 and 9) were reviewed and are included for completeness. Including these figures provides transparency, as consulting these industry-standard resources is expected during analysis and helps safeguard that no potential aquatic features are overlooked. However, it is important to note that these broad-scale datasets often contain outdated or unverified hydrologic signatures that do not reflect current on-the-ground conditions within the PS. In the present case, many NWI-mapped “wetlands” and depicted flowlines do not align with field-verified PS conditions, largely due to hydrologic disconnection, infrastructure modifications, and the lag in updating public databases. Decades of flood-control development have severed natural drainage pathways in this region and the PS, so some features shown in the EPA’s hydrology layer no longer carry flow through the PS despite appearing as blue-lines on maps. This limitation of national datasets is well documented – for instance, the NHD can sometimes map streams that “do not exist or no longer exist on the ground.” Accordingly, while Figures 7, 8 and 9 are included to document all reference information considered, the delineation’s conclusions are based on current PS-specific observations and on-site field data rather than on potentially outdated map indications. 4.3 PS Vegetation The vegetation communities observed on the PS are entirely consistent with its dry, upland hydrology. Nearly all of the PS supports xeric (dryland) plant assemblages, not hydrophytic or water-dependent communities. Native upland species dominate the undeveloped areas - coastal sage scrub, chaparral scrub, and patches of rocky foothill woodland (e.g. drought-tolerant shrubs) cover the PS. In the former quarry footprint, the vegetation is mostly ruderal and weedy, again reflecting disturbed but dry conditions. Notably, there is a stand of salt cedar within the former sand quarry footprint – an invasive tree known for its ability to colonize arid, saline drainages and disturbed locations. Importantly, salt cedar’s presence does not indicate wetland conditions. Rather, it demonstrates this species’ tolerance of infrequent moisture and its tendency to invade desert environments. Aside from this, no riparian woodland or marsh vegetation is present anywhere on the PS. Field surveys specifically looked for hydrophytic (water-loving) plants or wetland indicator species within the remanent features (“signatures”) and found none. The signatures within the PS are mostly bare or Page 4-4 sparsely vegetated with the same upland shrubs and grasses present in the surrounding matrix. There are no willows, cottonwoods, cattails, or other obligate wetland plants that would signify regular soil saturation. Even in the lowest spots, vegetation is either absent (just exposed sand and gravel) or consists of upland weeds and scrub. This lack of any distinct riparian flora along the relic drainage course is typical of ephemeral desert features, where flash floods prevent establishment of vegetation that requires sustained water. Under normal circumstances, if a signature had intermittent or perennial water, one would expect to see at least some obligate or facultative-wet plant species clustered there. Instead, the plant community is continuous and homogeneous across the PS, with no significant interruption for wetter habitats. From a regulatory standpoint, the vegetation parameter for wetlands or riparian woodlands is not met at all within the PS – another indication that these are uplands, not regulated waters. In summary, the PS’s flora underscores its dry hydrology. The landscape supports upland ecological communities throughout. 4.4 Waters of the States (WOTS) This document identifies one distinct area within the PS that qualify as a WOTS (Appendix A, Figure 3 - Feature 1) subject to regulation under CFGC Section 1600 and CWC Section 13260. Table 1 provides a summary of Feature 1. Table 1. Summary of Features Evaluated 3 Feature Identifier Status Rationale Total PS (Acres) 1 WOTS Feature possesses a discernible (if intermittent) bed and bank and can convey stormwater during rare, long duration, intense rainfall events. 0.42 To calculate the acreage for Feature 1, the delineation used sub-meter accurate GPS receivers to walk and map its full extent. The feature’s boundaries were defined in the field using multiple lines of evidence, including primary indicators (e.g., bed-and-bank morphology and scour marks) and secondary indicators (e.g., sediment deposits, changes in soil texture, shifts in vegetation patterns, and other remnant hydrologic cues that mark past flow). The mapped boundary of the swale signature was then converted to a polygon in GIS, and the total jurisdictional acreage was calculated from that polygon. This approach provides a precise, field-verified measurement of the area subject to WOTS jurisdiction. Feature 1 is acknowledged as a WOTS by definition – it possesses a discernible (if intermittent) bed and bank and can convey stormwater during rare, long duration, intense rainfall events. In other words, by operation of law this relic swale meets the basic criteria of a feature subject to California Fish and Game Code §1600 and the Porter-Cologne Water Quality Control Act. However, the feature’s functional hydrology and ecology are so minimal that it provides virtually none of the services - or impacts, that these regulations are intended to address. The following points summarize why Feature 1 - though technically jurisdictional, is of de minimis practical significance. 1. Absence of Aquatic or Riparian Habitat a. Because of its infrequent and seemingly negligible flows, Feature 1 supports no wetland or riparian vegetation, and no aquatic life. Field surveys confirmed that only upland plant species (dry scrub and grasses) occur in and around the swale, with no hydrophytic plants present. 3 Due to rounding error, the sum of individual acreages differs from the subtotals. Page 4-5 b. There is no persistent water source to sustain riparian habitat, and even opportunistic wildlife use is minimal (e.g., the only observations were dry leaf litter and scat, indicating terrestrial passersby rather than stream-dependent species). In essence, Feature 1 lacks the flora and fauna that typically signify a regulated waterway’s ecological function. This presumably diminishes its importance from a regulatory perspective, since the CDFW’s stream alteration regulations are aimed at protecting fish, wildlife, and plant resources associated with watercourses – resources which are absent here. 2. Negligible Physical Channel Function. a. Only discontinuous reaches of Feature 1 even show a modestly defined bed and banks. In its upper stretches, the swale is so indistinct and inactive that there are no clear signs of recent scour or sediment transport. Lower portions contain unsorted debris (leaves, twigs) that haven’t been cleared by flow in years, underscoring that even moderate rain events produce no meaningful runoff through these reaches. b. Essentially, Feature 1 is an erosional remnant of a long-abandoned alluvial fan drainage, not an active stream channel. The lack of a continuous bed-and-bank profile or ongoing fluvial processes means the feature no longer functions as a natural watercourse in the way regulators typically conceive of stream systems. Its physical form is largely static, and does not perform the conveyance or hydrologic connectivity roles that would ordinarily warrant regulatory oversight. 3. Ephemeral and Isolated Hydrology. a. Feature 1 only carries water in direct response to precipitation, and even then, for a very short duration. Nearly all rainfall either infiltrates into the coarse soils or pools briefly in the PS’s minor swale reaches and depressions, as opposed to forming any continuous flow off-site under normal circumstances. b. The upstream watersheds (Day Creek and Deer Creek) have been mostly cut off by flood-control structures, so virtually no sustained or significant flow ever reaches Feature 1. As a result, this swale predominately functions within a closed basin, with no surface water connection to any downstream water body under ordinary hydrologic conditions. Even during extreme storms, the majority of the runoff dissipates within the PS. This lack of regular connectivity during non-extreme weather conditions means Feature 1 does not feed into a larger stream system or contribute to downstream water quality in any meaningful way. 4. No Downstream Beneficial Use or Water Quality Impact. a. Because any rare flow from Feature 1 typically infiltrates or evaporates before leaving the PS, there is no receiving water body that would be affected by sediment, pollutants, or altered flow from this feature under normal circumstances. In practical terms, there is negligible risk of impact to water quality or beneficial uses off-site, since whatever little water collects in Feature 1 - naturally percolates into the ground within the PS during ordinary hydrologic conditions. b. This also means the feature does not contribute to the sediment supply or baseflow of any downstream waters. From the Regional Water Quality Control Board’s perspective, while Feature 1 falls under the broad definition of “WOTS” (California’s definition includes even isolated ephemeral channels), any discharge or fill here poses an insignificant (de minimis) threat beyond the PS’s boundaries. Standard construction stormwater BMPs (under an NPDES Construction General Permit) would readily manage Page 4-6 potential erosion or sediment during Project activities, and no additional individualized water quality mitigation would be necessary given the feature’s isolation. 5. Regulatory Implications – Minimal to No Permit Obligations. In light of the above factors, disturbances to Feature 1 are unlikely to trigger substantial regulatory requirements or mitigation. By acknowledging Feature 1 as WOTS in this delineation, we satisfy the applicable and relevant requirements. However, the feature’s extremely limited function suggests that state agencies may not find a formal permit or dedicated mitigation warranted. a. CDFW (Streambed Alteration Agreement) - Fish and Game Code §1602 technically requires notification to CDFW for any activity that may divert or obstruct flow or alter the bed, bank, or channel of a stream. i. In this case, though, any Project activity in Feature 1 would not “substantially divert or obstruct” flow – there is virtually no flow to divert under normal circumstances, and any alteration would be inconsequential to wildlife given the absence of aquatic habitat. ii. Because no fish or other aquatic-dependent wildlife exist and natural flow is essentially nil, it can be argued that the Project would not substantially adversely affect fish and stream dependent wildlife resources. Therefore, while CDFW could assert jurisdiction over this ephemeral feature, it is reasonable to anticipate that no formal Lake or Streambed Alteration Agreement would be issued. b. Regional Water Board (Waste Discharge Requirements) - Under the Porter-Cologne Water Quality Control Act, any fill or excavation in Feature 1 would constitute a discharge to WOTS, which in theory requires Waste Discharge Requirements (WDRs). i. However, given the feature’s isolated nature and small size, the situation here fits the intent of the Water Boards’ “low threat” discharge category. Impacts to such a minor ephemeral swale could qualify for a general WDR waiver or enrollment under an existing general permit. ii. In practical terms, the Project’s compliance with the Construction General Permit for stormwater (including erosion/sediment controls) would address the water quality concerns, and no individual Water Board permit or order with mitigation conditions should be necessary. There is simply no downstream aquatic ecosystem to protect in this case during ordinary hydrologic conditions, and any potential water quality effects are confined within the PS’s soils. This delineation represents NOREAS Inc.’s best professional judgment, utilizing the most current regulatory policies, scientific methods, and technical guidance from CDFW and RWQCB. Appendix A, Figure 3, provides a spatial representation of WOTS within the PS. Page 5-1 5.0 REFERENCES Bing Maps. 2025. Digital Aerial Photography Software Brady, R.H. III, and K. Vyverberg. 2014. Methods to Describe and Delineate Episodic Stream Processes on Arid Landscapes for Permitting Utility-Scale Solar Power Plants. California Energy Commission, Publication Number: CEC-500-2014-013 California Soil Resource Lab. (2025). Soil Data Explorer. University of California, Davis. Retrieved March, 2025, from https://casoilresource.lawr.ucdavis.edu/sde/ Dudek. 2019. 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USDA-NRCS in cooperation with the National Technical Committee for Hydric Soils. 47p. <URL: ftp://ftp-fc.sc.egov.usda.gov/NSSC/Hydric_Soils/FieldIndicators_v6_0.pdf > U.S. Department of the Interior, U.S. Fish and Wildlife Service (USFWS). 2025. National Wetlands Inventory-Wetlands and Deepwater Habitats of the Conterminous United States. Vector digital data: CONUS_wet_poly. Division of Habitat and Resource Conservation, Washington, D.C. U.S. Environmental Protection Agency (EPA). 2025. Enviromapper for Water. <URL: http://map24.epa.gov/EMR/ > United States Geological Service (USGS). 1987. 7.5-Minute Quadrangle Cucamonga Peak, California. Western Regional Climate Center Data California Weather Station (WRCC 2025). Zhang, Z., Li, X., Ren, J., & Zhou, S. (2023). Study on the Drying Process and the Influencing Factors of Desiccation Cracking of Cohesive Soda Saline-Alkali Soil in Agriculture. 13(6), 1153. Appendix A Figures Appendix A Figures Kern County Los Angeles County Orange County Riverside County San Bernardino County Figure 1. Regional Location Data Sources: - California Public Land Survey System 2020 - USGS 7.5-minute quadrangle map - ESRI US Topo Maps accessed Aug 2025 Study Area Map Prepared: 8-9-25 ° 10 Miles° Prepared by: Statewide Location Countywide Location 1 inch = 2,000 feet 0 1,000 2,000Feet The Project Site is located in San Bernardino County on the Cucamonga Peak USGS 7.5-minute quadrangle map; San Bernardino Meridian, Township 1N, Range 7W, in Section 24, 25, Township 1N, Range 6W, in Section 19, 30: Center coordinates (WGS 1984): 117.539°W 34.209°N Interstate or State Highway (inset) Urban Area (inset) County Boundary (inset) Water Body (inset) Park or National Forest (inset) Project Site Text 215 15 15 5 10 210 Day C r e ek R i n g s te m Dr Ta cks tem St P a ddoc k P l De e r C r ee k M i l l i k e n A v e Deer C a nyon Dr Hillside Rd Boulder C a nyon R d Wilson A v e Wildernes s D r C a n i s t e l A v e P anther D r Beechwood Dr Hi g h M e a d o w P l C a r r i a g e P l P ad d o c kPl Chaffey Los Osos Wignall Museum Fire Station No. 5 210 Le mo n A v e Victoria S t F airm on t W ay Vintag e D r Hi ghland A ve Gala Ave 19t h St H illvie w Loop She r b roo k e Pl T e r r a ci na A v e S ha w S t P a cific S t S on or a Av e Victoria P a r k L n Kenyon Park Banyan Da yCre e k In d ia n WellsPl Da y C r e ek D a y C r e e k D a y C r e ek B l v d B l a n c h a r d S t C oy ote Dr T e jas Ct A l v a r a d o P l D ap ple D r M el o n Dr In d i a n W e ll s P l O v e rl a nd D r John L. Golden Day Creek 210 B l a n c h a r d S t Highla nd A ve V e n eto P l Vintage D r Vinta ge Dr L a rk Dr C a r ob A v e M i m o s a P l Ken si n g t o n P l Vict oria Par k L n Banyan St Banyan St D a y C r e e k B l v d R o ch e s t e r A v e Banyan Ave Caryn Rancho Cucamonga Figure 2. Site Vicinity Map Prepared: 8-8-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 °0 750 1,500Feet 1 inch = 1,500 feet Project Site (731.84 ac) Day C r e ek R i n g s te m Dr Ta cks tem St P a ddoc k P l De e r C r ee k M i l l i k e n A v e Deer C a nyon Dr Hillside Rd Boulder C a nyon R d Wilson A v e Wildernes s D r C a n i s t e l A v e P anther D r Beechwood Dr Hi g h M e a d o w P l C a r r i a g e P l P ad d o c kPl Chaffey Los Osos Wignall Museum Fire Station No. 5 210 Le mo n A v e F airm on t W ay Vintag e D r Hi ghland A ve Gala Ave 19t h St H illvie w Loop She r b roo k e Pl T e r r a ci na A v e S ha w S t P a cific S t S on ora Ave Victoria P a r k L n Kenyon Park Banyan Da y C re e k In d ia n WellsPl Da y C r e ek D a y C r e e k D a y C r e ek B l v d B l a n c h a r d S t C oy ote Dr T e jas Ct A l v a r a d o P l D ap ple D r M el on Dr In d i a n W e ll s P l O v e rl a nd D r John L. Golden Day Creek 210 B l a n c h a r d S t Highland Ave V e n et o P l Vintage D r Vinta ge Dr L a rk Dr C a r ob A v e M i m o s a P l Ken si n g t o n P l Banyan St Banyan St D a y C r e e k B l v d R o ch e s t e r A v e Banyan Ave Caryn Rancho Cucamonga Feature 1 Figure 3. Waters of the State - Overview Map Prepared: 8-20-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 °0 750 1,500Feet 1 inch = 1,500 feet Project Site (731.84 ac) Waters of the State (0.42 ac) Day C r e ek D e e r C r e e k Ri n g s te m Dr Ta cks tem St P a ddoc k P l De e r C r ee k M i l l i k e n A v e Deer C a nyon Dr Hillsi de Rd Boulder C a nyon R d Wilson Av e Wildernes s D r C a n i s t e l A v e P anther Dr Beechwood Dr Hi g h M e a d o w P l C a r r i a g e P l Pad d o ck P l Chaffey Los Osos Wignall Museum Fire Station No. 5 210 Le mo n Ave F airm on t W ay Vintag e D r Hi ghland A ve Gala Ave 19t h St H illvie w Loop She r b roo k e Pl Mo r n i n g Pl T e r r a ci na A v e S ha w S t P a cific S t S on ora Ave Victoria P a r k L n Kenyon Park Banyan Da yCre e k In d ia n WellsPl Day C r e ek Da y C r e e k Da y C r e ek B l v d B l a n c h a r d S t S ton e v i e w R d C oy ote Dr A l v a r a d o P l Dapple D r M el on Dr In d i a n W e ll s P l O v e rl a nd D r John L. Golden Day Creek 210 B l a n c h a r d S t Highland A v e Vintage D r Vinta ge Dr L a rk Dr C a r ob A v e M i m o s a P l Ken si n g t o n P l Vict oria Par k L n Banyan St Banyan St D a y C r e e k B l v d R o ch e s t e r A v e Banyan A v e Caryn Rancho Cucamonga SpC SoC SpC SpC SpC Ps SpC County of San Bernardino, Maxar, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Figure 4. Soils Map Map Prepared: 8-8-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 - NRCS Web Soil Survey accessed Aug 2025 °0 750 1,500FeetProject Site Soil Types Ps - Psamments, Fluvents and Frequently flooded soils SoC - Soboba gravelly loamy sand, 0 to 9 percent slopes SpC - Soboba stony loamy sand, 2 to 9 percent slopes 1 inch = 1,500 feet Angeles National Forest Wrightwood Chino Hills State Park Chino Hills GlendoraArcadia Jurupa Valley Rancho Cucamonga Anaheim West Covina Fontana Fullerton OntarioPomona Corona Santa Ana El Monte Orange Fountain Valley Irvine Hesperia Grand Terrace Crestline Redlands Highland Perris Rialto Moreno Valley Lake Arrowhead San Bernardino Riverside Menifee 18090206 18090208 18070105 18070106 18070201 18070202 18070203 18070204 18070301 Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community, County of San Bernardino, Earthstar Geographics Figure 5. Regional Watershed Map Map Prepared: 8-8-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 - USGS-WBD accessed Aug 2025 °0 3 6MilesProject Site Regional Watershed (HUC8) Aliso-San Onofre (18070301) Antelope-Fremont Valleys (18090206) Los Angeles (18070105) Mojave (18090208) Newport Bay (18070204) San Gabriel (18070106) San Jacinto (18070202) Santa Ana (18070203) Seal Beach (18070201) 1 inch = 6 miles Project Site H a v e n A v e Rin g s te m D r Tac ks tem St 210 La Vine St Lemon Ave H a v e n A v e H a v e n A v e M i l l i k e n A v e R in g A ve Val i n da A v e V a l i n d a A v e Dee r Canyo n Dr W ilson Ave Hillside Rd Vint ag e Dr Vista Grove St M e s a d a S t C a n i s t e l A v e Northrid g e D r H a v e n A v e Banyan S t M i l l i k e n A v e Chaffey Los Osos Rancho Cucamonga Central Park Fore st S e rvice Rd Ala m o D r 210 D a y C r e e k B l v d B l a n c h a r d S t Ke n y o n W a y D a y cr e ek B lvd B l u e g r a s s A v e Sto ne vie w R d Vi n tage D r Vinta g e D r Wilso n Av e M e lon D r Vi c tori a P a r k L n B anyan St D a y C r e e k B l v d R o c h e s t e r A v e County of San Bernardino, Maxar, Source: FEMA, Esri, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Figure 6. FEMA 100-Year Flood Zone Map Prepared: 8-8-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 - FEMA National Flood Hazard Layer accessed Aug 2025 °0 1,000 2,000FeetProject Site FEMA Flood Hazard Zone 1% Annual Chance Flood Hazard Area of Minimal Flood Hazard 0.2% Annual Chance Flood Hazard Area with Reduced Risk Due to Levee Area of Undetermined Flood Hazard 1 inch = 2,000 feet H a v e n A v e Rin g s te m D r Tac ks tem St 210 La Vine St Lemon Ave H a v e n A v e H a v e n A v e M i l l i k e n A v e R in g A ve Val i n da A v e V a l i n d a A v e Dee r Canyo n Dr W ilson Ave Hillside Rd Vint ag e Dr Vista Grove St M e s a d a S t C a n i s t e l A v e Northrid g e D r H a v e n A v e Banyan S t M i l l i k e n A v e Chaffey Los Osos Rancho Cucamonga Central Park Fore st S e rvice Rd Ala m o D r 210 D a y C r e e k B l v d B l a n c h a r d S t Ke n y o n W a y D a y cr e ek B lvd B l u e g r a s s A v e Sto ne vie w R d Vi n tage D r Vinta g e D r Wilso n Av e M e lon D r Vi c tori a P a r k L n B anyan St D a y C r e e k B l v d R o c h e s t e r A v e County of San Bernardino, Maxar, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Figure 7. National Wetland Inventory Map Prepared: 8-19-25 Prepared by: Data Sources: - ESRI World Imagery accessed Aug 2025 - US Fish and Wildlife Service National Wetland Inventory accessed Aug 2025 °0 1,000 2,000FeetProject Site USA Wetlands Marsh, Swamp, Bog, Prairie River 1 inch = 2,000 feet Note: The National Wetlands Inventory shows features that are no longer present due to decades of flood-control infrastructure and other anthropogenic activities. The Project Site’s soil and vegetation have been substantially altered. The delineation presented herein, reflects current, field-verified conditions. Mount Baldy 66 210 1010 Mariposa Elementary School Ontario International Airport San Antonio Heights Upland Ontario Wilderness Cucamonga Scotland 66 210 210 10 101010 15 15 Cypress Elementary School Alta Loma Guasti Rancho Cucamonga $$ $ $ $ $ $ $ $$ $ $ $ $ $$ $ $$ $ $ $ $ $ $ $ $ $$ $ $$$$ $ $ $ $ $ $ $ $ $ $$$$$ $$$$$$$$ $$$ $$$$$ $ $ $$$ $ $ $ $ $ $ $$ $ $ $ $$ $ $$ $ $$ $ $$ $ $ $ $$ $ $ $ $ $ $$$$$$$$$$$$$ $$ $ $ $ $$ $ $ $ $ $$ $ $ $ $$ $ $ $ $ $ $ $$$ $ $ $ $ $$$ $ $ $ $ $ $ $ $$ $ $ $ $$ $ $$ $$ $ $$ $ $ $ $ $ $ $$ $ $ $$ $ $ $ $ $ $ $$ $$ $ $$ $ $$ $ $$ $ $ $$ $ $$$$$$$$ $ $$$$$ $ $$ $$ $$ $ $$$$$ $ $ $ $$ $$ $ $ $$$ $$ $ $ $$ $ $ $ $ $ $$ $ $$ $ $ $ $ $ $ $ $ $ $ $ $ $$ $ $$ $$ $ $ $ $ $$$$ $$ $ $$ $ $$ $ $ $ $ $ $ $$ $ $ $ $ $ $ $$ $ $ $ $ $ $$ $ $ $ $ $ $ $$ $$ County of San Bernardino, Maxar, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Figure 8. Surface Water Map (Regional Area) Map Prepared: 8-19-25 Prepared by: °0 0.75 1.5Miles Data Sources: - ESRI World Imagery accessed Aug 2025 - USGS National Hydrology Dataset Plus Version 2.1 accessed Aug 2025 1 inch = 1.6 miles Project Site $Surface Water Flowlines and Flow Direction Note: Regional surface water datasets depict features that no longer exist on the ground as a result of flood-control infrastructure and other anthropogenic modifications. The delineation presented herein, is based on current, field- verified conditions. H a v e n A v e Rin g s te m D r Tac ks tem St 210 La Vine St Lemon Ave H a v e n A v e H a v e n A v e M i l l i k e n A v e R in g A ve Val i n da A v e V a l i n d a A v e Dee r Canyo n Dr W ilson Ave Hillside Rd Vint ag e Dr Vista Grove St M e s a d a S t C a n i s t e l A v e Northrid g e D r H a v e n A v e Banyan S t M i l l i k e n A v e Chaffey Los Osos Rancho Cucamonga Central Park Fore st S e rvice Rd Ala m o D r 210 D a y C r e e k B l v d B l a n c h a r d S t Ke n y o n W a y D a ycreek B lvd B l u e g r a s s A v e Sto ne vie w R d Vi n tage D r Vinta g e D r Wilso n Av e M e lon D r Vi c tori a Park L n B anyan St D a y C r e e k B l v d R o c h e s t e r A v e $ $ $ $ $ $ $ $$$ $ $ $ $ $ $ $$ $ $ $ $ $ $ $ $ $ $$ $ $ $ $ $ $ $ $ $ $$ $ $ $ $ $ $ $ $ $ $$ $ $ $$ $ $ $ $$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $$ $ $ $ $ $$ $ $ $ $$ $ $ $ $ $ $ $ $ $ $$ $$ $ $ $ $ $ $ $ $ County of San Bernardino, Maxar, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Figure 9. Surface Water Map (Local Area) Map Prepared: 8-19-25 Prepared by: °0 0.2 0.4Miles Data Sources: - ESRI World Imagery accessed Aug 2025 - USGS National Hydrology Dataset Plus Version 2.1 accessed Aug 2025 1 inch = 0.4 mile Project Site $Surface Water Flowlines and Flow Direction Note: Local surface water datasets show features that are no longer present due to historic hydrologic modifications. The delineation presented herein, reflects actual, field-verified conditions observed on the Project Site. Appendix B Photograph Log Appendix B Photograph Log Photograph 1 – Representative Signature within the PS (relic ephemeral feature transitioning to upland) Photograph 2 – Representative Signature within the PS (remnant ephemeral feature) Photograph 3 – Representative Signature within the PS (relic ephemeral feature with no evidence of recent flow) Photograph 4 – Representative Photo of the PS. 3.0 Mitigation Monitoring and Reporting Program 3.0-1 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 3.0 MITIGATION MONITORING AND REPORTING PROGRAM A. INTRODUCTION This Mitigation Monitoring and Reporting Program (MMRP) has been developed to ensure that mitigation measures and conditions of approval outlined in the Final Environmental Impact Report (EIR) (State Clearinghouse No. 2017111002) prepared for the Etiwanda Heights Neighborhood and Conservation Plan (EHNCP) and the 2025 Specific Plan Amendment Addendum are implemented. When approving projects with EIRs that identify significant impacts, the California Environmental Quality Act (CEQA) requires public agencies to adopt monitoring and reporting programs or conditions of project approval to mitigate or avoid the identified significant effects (Public Resources Code Section 21081.6(a)(1)). A public agency is required to ensure that the measures are fully enforceable, through permit conditions, agreements, or other means (Public Resources Code Section 21081.6(b)). The mitigation measures required by a public agency to reduce or avoid significant project impacts not incorporated into the design or program for the project may be made conditions of project approval as set forth in a MMRP. The program must be designed to ensure project compliance with mitigation measures during project implementation. The MMRP includes the mitigation measures identified in the certified EIR, as updated and clarified through the 2025 Addendum, required to address significant impacts associated with implementation of the Specific Plan Amendment and related tract map approvals for Planning Areas 1 and 2.. The required mitigation measures are summarized in this program; the full text of the impact analysis and mitigation measures is presented in the Draft EIR in Chapter ES, Executive Summary, except as revised in this certified EIR and Addendum. The mitigation in the Final EIR included Mitigation Measures MM AQ-2, MM AQ-3 and MM AQ-7 through MM AQ-15, MM TCUL-3 and MM TCUL-4, revisions to Mitigation Measures MM BIO-1: through MM BIO-9, and the addition of MM BIO-10, as presented in Section 4.0: Corrections and Additions of this Final EIR. This Addendum confirms that the existing mitigation measures adopted with the 2019 Certified EIR remain applicable and sufficient. Minor clarifications have been incorporated to MM BIO-1: through MM BIO-9 to reflect current biological conditions and permitting requirements as documented in the 2025 Biological Resources Assessment (Appendix A). The mitigation measures contained in this document are categorized according to the primary environmental impact designations listed in the Draft Environmental Impact Report and are shown in the MMRP. B. MITIGATION MATRIX The MMRP is organized in a table format (see Table 3.0-1: Mitigation Monitoring and Reporting 3.0 Mitigation Monitoring and Reporting Program 3.0-2 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Program—Etiwanda Heights Neighborhood and Conservation Plan Amendment), keyed to each significant impact and each EIR mitigation measure. Only mitigation measures adopted to address significant impacts are included in this program. Each mitigation measure is set out in full, followed by a tabular summary of monitoring requirements. The column headings in the tables are defined as follows: Mitigation Measures adopted as Conditions of Approval: This column presents the mitigation measure identified in the EIR. Timing: The general schedule for conducting each mitigation task, identifying where appropriate both the timing and the frequency of the action. Responsible Agency/Monitor: This column contains an assignment of responsibility for the monitoring and reporting tasks. Signature/Date Completed: This column may be used by the lead agency to document the person who verified the implementation of the mitigation measure and the date on which this verification occurred. C. ENFORCEMENT If the EHNCP Specific Plan Amendment is adopted, the MMRP would be incorporated as a condition of approval for all future projects in the EHNCP Neighborhood Area. As such, all mitigation measures for significant impacts must be carried out in order to fulfill the requirements of approval. A number of the mitigation measures would be implemented during the course of the development review process for future projects within Planning Areas 1 and 2 and subsequent development phases of the Neighborhood Area. These measures would be referenced on architectural, development and similar plans, in technical reports, and in the field prior to construction. Most of the remaining mitigation measures would be implemented during the construction or project implementation phase. 3.0 Mitigation Monitoring and Reporting Program 3.0-3 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Table 3.0-1 Mitigation Monitoring and Reporting Program Etiwanda Heights Neighborhood and Conservation Plan Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed Air Quality MM AQ-1 • All off-road diesel-powered construction equipment greater than 50 horsepower (hp) shall meet or exceed Tier 4 off- road emissions standards. In addition, all construction equipment shall be outfitted with Best Available Control Technology (BACT) devices certified by the California Air Resources Board (CARB). Any emissions-control device used by the contractor shall achieve emissions reductions that are no less than what could be achieved by a Level 3 Diesel Particulate Filter (DPF) for a similarly sized engine as defined by CARB regulations. The Lead Agency should include this requirement in applicable bid documents, and successful contractor(s) must demonstrate ability to supply compliant equipment prior to the commencement of any construction Preconstruction. Building Official. Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed activities. Additionally, the Lead Agency should require reporting and provision of written documentation by contractors to ensure compliance and conduct regular inspections to the maximum extent feasible to ensure compliance. In the event that the Lead Agency finds that Tier 4 construction equipment is not feasible pursuant to CEQA Guidelines Section 15364, the Project representative or contractor must use all off-road, diesel-powered construction greater than 50 hp that meets Tier 3 off-road emission standards and other technologies/strategies approved by the Lead Agency. Alternative applicable strategies may include, but would not be limited to, reduction in the number and/or horsepower rating of construction equipment, limiting the number of daily construction haul truck trips to and from the Proposed Project, and/or limiting the number of individual construction project phases occurring simultaneously, if applicable. 3.0 Mitigation Monitoring and Reporting Program 3.0-4 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 MM AQ-2 • Encourage construction contractors to apply for South Coast AQMD “SOON” funds. The “SOON” program provides funds to applicable fleets for the purchase of commercially- available low-emission heavy-duty engines to achieve near- term reduction of NOx emissions from in-use off-road diesel vehicles. More information on this program can be found at South Coast AQMD’s website: http://www.aqmd.gov/home/programs/business/business- detail?title=off-road-diesel-engines. Preconstruction. Planning Director and/or her designee) MM AQ-3 • Maintain equipment maintenance records for the construction portion of the Proposed Project. All construction equipment must be tuned and maintained in compliance with the manufacturer’s recommended maintenance schedule and specifications. All maintenance records for each equipment and their construction contractor(s) should be made available for inspection and remain on-site for a period of at least two years from completion of construction. Preconstruction. Planning Director and/or her designee) MM AQ-4 • The Plan shall be developed in nine phases over approximately 13 years, as described in Section 2.0: Project Description, to minimize concurrent development. Preconstruction. Planning Director and/or her designee) MM AQ-5 • Preferential parking for low-emitting, fuel-efficient, and carpool/van vehicles shall be provided as specified in Nonresidential Voluntary Measures of the CALGreen Code. • One- and two-family dwellings and facilities shall be installed to support future electric vehicle charging at each Preconstruction. Planning Director and/or her designee) Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed residential building and nonresidential building with 30 or more parking spaces. Installation shall be consistent with the Residential and Nonresidential Voluntary Measures of the CALGreen Code. MM AQ-6 • Post signs requiring that trucks shall not be left idling for prolonged periods (i.e., in excess of 5 minutes). • Post both bus and Metrolink schedules in conspicuous areas Preconstruction. Planning Director and/or her designee) 3.0 Mitigation Monitoring and Reporting Program 3.0-5 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 MM AQ-7 • Require the use of zero-emissions (ZE) or near-zero emission (NZE) trucks (e.g., material delivery, heavy-duty trucks for the commercial and retail uses at the Proposed Project) such as heavy-duty trucks with natural gas engines that meet the CARB’s adopted optional NOx emissions standard at 0.02 grams per brake horsepower-hour (g/bhp-hr). CARB also adopted the statewide Truck and Bus Regulation in 2010. The Regulation requires diesel trucks and buses that operate in California to be upgraded to reduce emissions. Newer heavier trucks and buses must meet particulate matter filter requirements beginning January 1, 2012. Lighter and older heavier trucks must be replaced starting January 1, 2015. By January 1, 2013, nearly all trucks and buses will need to have 2010 model year engines or equivalent. Since the construction schedule of the Proposed Project extends into 2035, it is reasonable to assume that 2010 model year trucks will become more widely available commercially. Therefore, South Coast AQMD staff recommends that the Lead Agency, at a minimum, require that construction vendors, contractors, and/or haul truck operators commit to using 2010 model year or newer engines that meet CARB’s 2010 engine emissions standards at 0.01 g/bhp-hr of particulate matter (PM) and 0.20 g/bhp-hr of NOx emissions or newer, cleaner trucks. When requiring ZE or NZE on-road haul trucks, the Lead Agency should include analyses to evaluate and identify sufficient power and supportive infrastructure available for ZE/NZE trucks in the Energy and Utilities and Service Systems Sections of the Final EIR, where appropriate. Additionally, the Lead Agency should require that operators maintain records of all trucks associated with the Proposed Project’s construction and make these records available to the Lead Agency upon request. The records will serve as evidence to prove that each truck called to the Proposed Project meets the minimum 2010 model year engine emission standards. The Lead Agency should conduct regular inspections of the records to the maximum extent feasible and practicable to ensure compliance with this mitigation measure. Preconstruction. Planning Director and/or her designee) Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM AQ-8 • Provide incentives for employees working at the proposed commercial and retail uses to encourage the use of public transportation or carpooling, such as discounted transit passes or carpool rebates. Preconstruction. Planning Director and/or her designee) 3.0 Mitigation Monitoring and Reporting Program 3.0-6 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 MM AQ-9 • Implement a rideshare program for employees working at the proposed commercial and retail uses and set a goal to achieve a certain participation rate over a period of time. Preconstruction. Planning Director and/or her designee) MM AQ-10 • Maximize the use of solar energy including solar panels. Installing the maximum possible number of solar energy arrays on the building roofs and/or on the Proposed Project site to generate solar energy for the commercial and retail facilities and/or EV charging station at each residential and non-residential building. Preconstruction. Planning Director and/or her designee) MM AQ-11 • Require the use of electric landscaping equipment, such as lawn mower and leaf blowers Preconstruction. Planning Director and/or her designee) MM AQ-12 • Require the use of electric or alternatively fueled sweepers with HEPA filters. Preconstruction. Planning Director and/or her designee) MM AQ-13 • Maximize the planting of trees in landscaping and parking lots Preconstruction. Planning Director and/or her designee) MM AQ-14 • Use light colored paving and roofing materials. Preconstruction. Planning Director and/or her designee) MM AQ-15 • Utilize only Energy Star heating, cooling, and lighting devices, and appliances. Preconstruction. Planning Director and/or her designee) MM AQ-16 • Preparation of a Health Risk Assessment (HRA) of the proposed Sub-Area 1 to the southwest and Sub-Area 8 to the southeast if housing development were to occur within 500 feet of a freeway, urban roads with 100,000 vehicles per day, or rural roads with 50,000 vehicles per day. • Disclose the potential health impacts to prospective residents from living in a close proximity of I-210 and the reduced effectiveness of air filtration system when windows are open and/or when residents are outdoor (e.g., common usable open space areas). • Many strategies are available to reduce exposure, including, but are not limited to: building filtration systems with MERV Preconstruction. Planning Director and/or her designee) Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed 13 or better; building design, orientation, location; and vegetation barriers or landscape screening Biological Resources 3.0 Mitigation Monitoring and Reporting Program 3.0-7 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 MM BIO-1 • Preserve Management Plan (Habitat Mitigation). To compensate for permanent impacts to approximately 731 acres of designated San Bernardino kangaroo rat (SBKR) critical habitat within the Neighborhood Area (NA), the Project shall implement a Habitat Preservation and Enhancement Plan consistent with the Etiwanda Heights Neighborhood & Conservation Plan (EHNCP) and Final EIR. Rather than strict one-to-one land acquisition, the Project may achieve a functional equivalent through enhancement of high-quality off-site habitat within the Etiwanda Heights Preserve and/or Rural Conservation Area (RCA). Enhancement may include invasive plant removal, trash and debris cleanup, and native seed broadcast or planting to restore alluvial fan scrub conditions that support SBKR and other species. A mechanism to secure the required mitigation acreage—through, for example, preservation, conservation transfer, or establishment of a mitigation or conservation bank—shall be in place before issuance of any building permit north of the levee area. Implementation of preservation or enhancement measures shall occur upon issuance of project grading or building permits for any project north of the levee area and proceed concurrent with or immediately before ground- disturbing activities. This approach provides a no-net-loss, or better, outcome by improving Preconstruction; Pre-operation Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-8 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM BIO-2 • Jurisdictional Resources. Prior to issuance of any grading or other permits that could impact jurisdictional waters(Appendix E and F), the Project shall secure appropriate permits or approvals in accordance with California Fish and Game Code Section 1602 and the Porter-Cologne Water Quality Control Acts, as needed. The project shall provide no net loss of jurisdictional resource area through off-site conservation, restoration, and/or enhancement at a minimum 1:1 acreage ratio for all impacts to Waters of the State. Mitigation lands for jurisdictional features may be located within the RCA or another approved conservation site, and shall be protected in perpetuity through a recorded conservation easement or deed restriction. • •This measure updates EIR Mitigation Measure BIO-2. It reflects that jurisdictional streambeds int he Project Site are abandoned remnants of drainage signatures and disturbed (due to historic and current flood control operations, etc.). The updated measure ensures compliance with current regulatory requirements and provides flexibility to mitigate within the RCA, which contains substantially more intact drainage habitat (approximately 461.5 acres of jurisdictional resources in the RCA were identified in the EIR). It also emphasizes the substantial regulatory changes (e.g., definition of Waters of the U.S.) since 2019 that alter the mitigation approach, and reflects the latest federal and state wetland policies. Preconstruction; Pre-operation Planning Director MM BIO-3 • Special-Status Plant Species Monitoring and Translocation. For any federally or state-listed plant species that are found to be occupying planned impact areas, within the Project Site, the Project shall, prior to ground disturbance in those areas, prepare a Plant Mitigation and Monitoring Plan for review and approval by the appropriate wildlife agency (i.e., USFWS and/or CDFW). This Plan will detail measures to avoid, minimize, and compensate for impacts to listed plants (e.g., seed collection, propagation and out planting, preservation of off-site populations). If non-listed special-status plant populations (e.g., California Rare Plant Rank species) occur in impact areas, a biologist shall develop and implement a Translocation Plan to salvage and relocate individuals prior to construction. Preconstruction; Pre-operation. Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-9 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • The plan(s) shall include, at minimum identification of suitable receptor locale(s) for the transplanted plants – preferably within the RCA; site preparation measures (topsoil salvage, weed removal, temporary irrigation, etc.); adaptive management actions (e.g. supplemental watering, weeding, erosion control) as opposed to rigid success criteria; sourcing of plant materials (seed or cuttings) and quantities to be used; a maintenance and monitoring schedule(qualitative and quantitative monitoring for at least 5 years); contingency measures such as remedial planting; and reporting requirements. Take of any state or federally listed plant – i.e., direct removal or transplantation of an individual – shall not proceed until the Project proponent has obtained an incidental take permit or other authorization from CDFW/USFWS, as applicable. • This measure updates EIR Mitigation Measure BIO-3. Based on the original biological surveys,historically three special- status plants have been detected in the Project Site – intermediatemariposa lily (Calochortus weedii var. intermedius), Plummer’s mariposa lily (Calochortus plummerae) and Parry’s spineflower (Chorizanthe parryi var. parryi). These plants were identified as impacted and earmarked for translocation under the 2019 EIR. As of 2025, these species are still present on-site. Neither is state or federally listed, but both remain locally significant. The revised measure maintains the EIR’s translocation requirement for these species, and strengthens monitoring provisions per current agency expectations. No new listed plant species have been discovered within the 2025 surveys, so no additional species-specific measures are needed. This measure safeguards any unforeseen occurrences of listed plants are handled in full compliance with CESA/FESA. Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM BIO-4 • CAGN Surveys and Avoidance. To avoid impacts to any coastal California CAGN that could occupy the Project Site, no clearing, grubbing, grading, or other construction activities shall occur during the CAGN breeding season(March 1 through August 15), unless pre- construction clearance surveys confirm the species’ continued absence. • If project construction must proceed in any CAGN-suitable habitat during the breeding period, a USFWS-permitted biologist shall perform a clearance survey no more than 7 days prior to disturbance to determine whether any CAGN are present. If an active CAGN nest is detected, a500-foot no-disturbance buffer shall be established around the nest, and no construction or loud activities shall occur within the buffer until the nest is no longer active (eggs hatched, and Preconstruction; Pre-operation. Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-10 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 young fledged). • The biologist may reduce the buffer distance in consultation with USFWS and CDFW if Project Site conditions or ambient noise levels support a more appropriate protective radius. Additionally, if CAGN are observed nesting immediately adjacent to the Project, the biologist shall flag the occupied8 habitat to ensure it is not indirectly disturbed by equipment, and shall monitor noise levels. Project-related noise in the vicinity of any occupied CAGN habitat shall be kept below 60 dB Leq or ambient baseline (whichever is greater) during breeding season. If necessary, equipment operation or construction timing shall be modified (e.g., use of noise blankets, prohibition of certain activities during early morning) to reduce noise to acceptable levels. • This measure is a tailored update of EIR Mitigation Measure BIO-4. No CAGN have been detected on the Project Site in any surveys to date (Dudek’s 2015–2016 surveys and a 2017protocol survey yielded no observations, consistent with recent survey s in 2025 when no CAGN were detected). The Project Site’s sage scrub habitat is now fragmented and of marginal quality. Accordingly, the 2025 update relaxes the blanket prohibition on breeding-season work –allowing construction to proceed during March–August if a pre- activity clearance survey confirms no gnatcatchers are present. This reflects the low likelihood of occurrence. However, to remain conservative under CEQA and the federal Endangered Species Act (the CAGN is federally Threatened), the measure retains robust safeguards in case a pair of CAGN unexpectedly colonizes the Project Site. The 500-foot buffer and noise limitation requirements from the original MMRP are retained. The survey timing is tightened to 7 days prior (versus 14 days in typical guidance) to ensure current data on species presence. These adjustments align with current USFWS survey protocol and safeguard avoidance of “take” if CAGN are present. In summary, the measure acknowledges the species’ absence as of 2025 but provides an up-to-date protocol to avoid any incidental harm to CAGN that could move into the area prior to or during construction. 3.0 Mitigation Monitoring and Reporting Program 3.0-11 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM BIO-5 • BUOW Surveys and Protection. A focused pre-construction clearance survey for BUOW shall be conducted by a biologist no more than 7 days prior to any ground- disturbing activities (clearing, grubbing, grading) on the Project Site. The survey shall cover suitable open habitats within the Project Site and within 500 feet of the impact areas, and methods shall be derived from the current CDFW protocol (CDFW 2012 Staff Report on Burrowing Owl Mitigation). • If no BUOW or occupied burrows are found, the biologist shall document the negative findings in a report to the City and no further action is required (aside from the general awareness measures in MM BIO-5). But if an active BUOW burrow is detected within the Project Site - or immediately adjacent, the following avoidance and notification measures shall be implemented: • Due to the presence of potentially suitable habitat, a 30-day pre-construction survey for BUOW is warranted prior to initial ground-disturbing activities (including vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging, grading, etc.). This safeguards that no BUOW have colonized the Project Site in the days - or weeks, preceding ground-disturbing activities. • If BUOW’s have colonized the Project Site prior to the initiation of ground-disturbing activities, the Project shall immediately inform the City to determine if “take9” would occur with consideration of avoidance measures. If a “take” would occur, then the Project shall consult with the CDFW prior to conducting any ground-disturbing activities, to coordinate further regarding the need for a Project specific BUOW Protection, Management and Relocation Plan, or Incidental Take Permit (ITP). • Because the BUOW is now a candidate for listing under CESA (effective October 2024), any action that could result in “take” of BUOW is prohibited unless an ITP is obtained from CDFW. • The Project proponent shall immediately notify CDFW if BUOW are found and consult on the appropriate course of action. • If ground-disturbing activities occur, but the Project Site is left undisturbed for more than 14 days, a pre-construction clearance survey will again be warranted to safeguard that BUOW have not colonized the Project Site since it was last disturbed. If burrowing BUOW are found, the same coordination described above would be necessary. Preconstruction; Pre-operation. Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-12 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • This measure revises EIR Mitigation Measure BIO-5 to account for two major changes. • Updated survey results – no BUOW’s or sign (e.g. pellets, feathers, or occupied burrows) were observed on the Project Site during Dudek’s 2015–2016 surveys or the 2025 field work spanning the spring and summer, indicating that the species is likely absent - or only sporadically foraging, at present. • Regulatory change – the BUOW is now a CESA candidate species, which as of 2024grants it full protection from “take” until the Commission makes a final decision on formal listing under CESA. Under the original MMRP, passive relocation of any BUOW discovered was proposed, with replacement burrows at a 2:1 ratio. However, percurrent CDFW policy, evicting BUOW from burrows (even outside breeding season) may constitute prohibited take without an ITP. The revised measure emphasizes avoidance first. Given that the 2025 survey confirms no resident BUOW, we anticipate avoidance will be feasible (i.e., it is unlikely BUOW will suddenly occupy the Project Site). If owls do appear, the mitigation measure now requires consultation and mirrors the emerging practice for candidate species – avoid impacts or formally permit/mitigate them. This safeguards CEQA compliance for any BUOW, while recognizing their current absence on the Project Site. Worker awareness training (see MM BIO-9) will also cover BUOW identification so any unexpected occurrence is flagged immediately. 3.0 Mitigation Monitoring and Reporting Program 3.0-13 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 MM BIO-6 • Nesting Bird Surveys. To protect nesting birds, vegetation clearing and other construction activities that could destroy active bird nests shall be avoided during the general bird nesting season (February 15/Mar 1through September 15), to the extent feasible. If project scheduling requires that work occur in this period, a pre-construction nesting bird survey shall be conducted by a biologist no more than 3 days before the start of disturbance. • The survey shall cover all construction areas and a 500-foot buffer. If any active nests are found, the biologist shall establish an appropriate no-work buffer around the nest (buffer size to be determined based on species behavior and sensitivity; typically, 25–50 feet for passerines, 200– 500 feet for raptors, or as defined by the biologist) and mark it in the field with flagging or fencing. Work within the buffer shall be postponed until the biologist confirms that the young have fledged and/or the nest is no longer in use. The biologist shall have authority to halt work if nesting birds are in danger and will serve as a monitor during any construction near active nests to ensure compliance. Results of the nesting surveys and any avoidance measures taken shall be documented in a report to CDFW and the City within 14 days of completion of construction in the vicinity of an active nest. • This measure continues EIR Mitigation Measure BIO-6 with minor refinements. The original measure, based on City of Rancho Cucamonga General Plan policy, called for avoiding March15–Sept 15 and required surveys if work occurs in that window. The season has been adjusted to slightly earlier (Feb 15) to cover early breeders (e.g., some raptors) and the survey timing has been realigned to “no more than 3 days prior” to reflect standard practice, thereby safeguarding any nests that are detected as close to the start of work as possible. The measure still gives special attention to ground-nesting species like killdeer, lesser nighthawk, and northern harriers. These ground nests are often in open areas slated for grading, hence the importance of careful surveys and monitoring. By retaining a robust nest avoidance program, the Project will avoid violation of the Migratory Bird Treaty Act and California Fish and Game Code. No new regulations since 2019 significantly change nesting bird protections, so the measure remains fundamentally the same, with the added clarity on buffer, implementation and reporting. Construction; Pre-operation. Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-14 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM BIO-7 • Small Mammal, Bat, and Other Wildlife Clearance Surveys. This measure encompasses several sub-measures (MM BIO-7a through 7d) from the EIR, consolidated here for clarity. Preconstruction; Pre-operation. Planning Director MM BIO-7a Bats (Roost Surveys and Avoidance) • Seasonal Timing. • Avoid tree and vegetation removal during the peak bat maternity season (approximately March–August), to the greatest extent practicable. If project activities can be scheduled outside this period, the risk of disturbing any maternity roosts is greatly minimized. • Pre-Construction Surveys. • If vegetation clearing or tree removal must occur in the March–August maternity season and cannot be delayed, a biologist shall conduct a pre-construction bat roost survey within three (3) days prior to the removal of any trees or large shrubs. The survey will focus on identifying any active bat roosts (particularly maternity roosts) in trees, rock crevices, or structures slated for disturbance. The biologist will closely inspect for signs of bat occupancy such as guano, urine staining, or audible chirping, and will observe at dusk to detect any emerging bats. • Avoidance if Roosts Found. • If an active bat roost is discovered (e.g., a maternal colony with pups), the roost site shall not be disturbed. A buffer (typically at least 100–300 feet, as determined by a bat specialist in consultation with CDFW) should be established around the roost, and construction in the vicinity shall be postponed until the roost is vacated and young bats have matured and left. In the unlikely event a roost must be removed, it shall only be done during the non-maternity season and under the guidance of a bat biologist using humane exclusion methods (such as one-way exits), and in coordination with CDFW. • By incorporating these precautionary measures, the Project can proceed with necessary vegetation clearing while minimizing the risk of unintended impacts to bats. This measure follows the intent of the original EIR’s MM BIO-7a, but it also reflects the field survey results showing no evidence of active or historic bat roosts within the Project Site. During biological surveys, biologists did not 3.0 Mitigation Monitoring and Reporting Program 3.0-15 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 observe any bats roosting in onsite trees, structures, or vegetation, nor were there telltale signs of bat occupancy (e.g., guano piles beneath roost sites, urine staining on bark, or audible bat calls at dusk). No bats were observed emerging from trees or other features at twilight, further indicating an absence of roosts. However, given the cryptic nature of bats and their ability to roost in small crevices or foliage, a remote possibility of undetected use cannot be entirely ruled out. Scattered oak trees and rock ledges within the Project Site offer marginal roosting or foraging potential under suitable conditions. Therefore, as a precaution to avoid any impact to bats—especially during the sensitive maternity season—the above seasonal avoidance window and pre-construction survey protocol are recommended. This approach is consistent with current CDFW guidance to ensure no maternity roosts are disturbed during the breeding season (CDFW does not support eviction of bats during maternity or hibernation periods) and that any necessary exclusions are conducted humanely (i.e., only excluding or relocating bats outside of the maternity season). Implementing these measures will safeguard any bats that might be present while allowing the Project to proceed with compliance to wildlife protection guidelines. Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM BIO-7b Special-Status Small Mammals (Pre-Construction Clearance and Avoidance). • Pre-Construction Clearance Survey. • No more than 30 days prior to any ground-disturbing activities, a wildlife biologist shall perform a clearance survey for special-status small mammals within areas of suitable habitat in the Project’s disturbance footprint (including a buffer of roughly 100–200 feet around the work area, where accessible). Target species include American badger (Taxidea taxus), northwestern San Diego pocket mouse (Chaetodipus fallax fallax), Los Angeles pocket mouse (Perognathus longimembris brevinasus), and San Diego desert woodrat (Neotoma lepida intermedia). The biologist will look for any evidence of these mammals, such as active burrow openings, dens, runways, tracks, scat, or (in the case of woodrat) stick nests (middens). If no sign of active burrows/dens or target small mammals is observed in the survey area, the biologist shall document the negative findings and no further action is required for small mammal mitigation. 3.0 Mitigation Monitoring and Reporting Program 3.0-16 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • Adaptive Avoidance/Relocation Measures. If the survey does detect an active burrow, den, or nest that is likely used by any of the target species, the following avoidance and minimization steps shall be implemented: • American Badger. • Any occupied badger den shall be flagged and a construction-free buffer of at least 50 feet established around it. If the den is suspected to be a maternity den (young may be present, typically February 15–July 1), a larger buffer (~200 feet or as advised by CDFW) shall be maintained during that pup-rearing season. • Construction in the buffered area shall be postponed until the den is confirmed vacated. If complete avoidance of a non-maternity badger den is not feasible, then, outside the breeding season, a biologist in consultation with CDFW may implement a passive relocation. This may involve gently encouraging the badger to leave the den or carefully excavating the burrow in increments (a few inches at a time under direct supervision) to safely evict the badger without harm. Any active relocation of badgers will only occur with CDFW approval, and a written report documenting the eviction/relocation shall be provided to CDFW within 30 days of the action. • Pocket Mice (Northwestern San Diego & Los Angeles Pocket Mouse). • If evidence of pocket mice is found (such as occupied burrows or individuals observed during the clearance survey), the project proponent shall consult with CDFW regarding the need for live-trapping and relocation. Because these pocket mouse subspecies are California Species of Special Concern, CDFW may require a focused trapping effort to relocate individuals out of harm’s way if they are present in the construction zone. • Any such trapping relocation program would be conducted by a biologist holding the appropriate state and federal permits, and would follow CDFW-approved protocols (typically involving relocating animals to the nearest appropriate habitat outside the impact area). If CDFW determines that relocation is not necessary (e.g., if habitat is marginal and few individuals are present), the biologist may simply ensure they are not in harm’s way during construction by monitoring burrow areas. 3.0 Mitigation Monitoring and Reporting Program 3.0-17 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • San Diego Desert Woodrat. • If any active woodrat middens (stick nests) are identified within the construction zone or within ~100 feet of it, the preferred approach is to avoid and protect them. A buffer should be established by erecting a temporary fence at an adequate distance around the nest (typically at least 50–100 feet) to provide the woodrat with enough foraging area and to prevent accidental disturbance. Construction activities shall be kept outside this exclusion zone, and if possible, work near the area delayed until the biologist confirms that the nest is no longer active or the young have matured and dispersed. • If avoiding an active woodrat nest is not feasible, a passive relocation strategy shall be employed under the supervision of the biologist (and, if required, in consultation with CDFW). The typical procedure is as follows: (1) remove surrounding understory vegetation around the nest during daylight to discourage immediate return, then pause work in that area for one night to allow the woodrat to vacate on its own ; (2) the next day, gently disturb and dismantle the stick nest, which will flush any remaining woodrats out of the area (the biologist will ensure any animals exit safely) ; and (3) gather the nest sticks and materials and relocate them off- site to a nearby natural area under a tree or shrub, ideally within suitable habitat outside the impact zone . The intent is to provide the evicted woodrat with a chance to rebuild a nest in safer habitat nearby. All woodrat relocation activities shall be documented, and a brief report of the actions provided to CDFW. • Documentation. • The results of the clearance surveys (i.e., small mammal, bat, and other wildlife clearance surveys and any follow-up measures taken) shall be documented in a report submitted to the City and CDFW prior to the start of construction. This report will include descriptions of any sign or species found (or note that none were observed) and confirm that the appropriate avoidance or relocation steps were implemented. By focusing efforts on a single pre-construction survey and responsive actions only if needed, this measure ensures compliance with wildlife regulations while avoiding unnecessary project delays if the target species are indeed absent. 3.0 Mitigation Monitoring and Reporting Program 3.0-18 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • This consolidated measure replaces the previous separate sub-measures (MM BIO-7b, 7c, and7d) that individually addressed American badger, pocket mice, and woodrat. The change is proposed because updated evidence indicates these mammals are likely absent from the Project Site under current conditions, and the habitat value for them has substantially diminished. • Focused biological studies conducted for the original EIR (2015–2017) did document occurrences of the target species – for example, northwestern San Diego pocket mice were captured in all 41 trapping locations, indicating they were relatively abundant at that time, and San Diego desert woodrat middens (nests) were observed. The Los Angeles pocket mouse was not detected in those surveys, and American badger was never observed – it was only considered to have some potential to occur. These findings led to the original mitigation sub-measures as a precaution. However, since those surveys were completed, the Project Site’s environmental conditions have continued to degrade, making it much less hospitable to these species. • The Project Site is a relic floodplain that has experienced long-term disturbance and lacks active fluvial processes. The soil substrate is dominated by heavy cobble and compacted soils due to past infrastructure and flood control activities, with little loose, friable soil or sand. Such conditions are unfavorable for fossorial mammals – for instance, American badgers typically require open areas with friable soils to dig their burrows and are uncommon in areas without those soil conditions. Likewise, pocket mice tend to prefer soft, sandy-loam soils for burrowing, which are largely absent on this Project Site. Vegetation in the area has frequently grown thicker and more mature, and invasive grasses often fill the understory, further reducing habitat suitability for small ground-dwelling mammals. In short, the low- quality habitat identified in 2016 has likely become even more marginal over the ensuing years. • Recent assessments (as of 2025) support this conclusion. With biologists noting a lack of fresh burrows, tracks, scat, or other signs of pocket mice or badgers, and no new or active woodrat middens have been found. Many of the old woodrat nests observed historically now appear abandoned or deteriorated. There are also no records of these species occurring on the Project Site in the interim years. Given this absence of current evidence and the widespread poor substrate for burrowing, the likelihood of American badger, Los Angeles pocket mouse, northwestern San Diego pocket mouse, or San Diego desert woodrat being present on the Project Site now is low. 3.0 Mitigation Monitoring and Reporting Program 3.0-19 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • Accordingly, maintaining three separate, species- specific mitigation measures (7b, 7c,7d) would be disproportionate and unwarranted under these conditions. Instead, a single proactive clearance survey measure is more appropriate to address any remaining remote chance that one of these mammals could occur. The consolidated measure above is tailored to the Project Site’s actual habitat value. It calls for a clearance survey just before construction in any areas that might still support these species (if any), and it establishes clear triggers for protection or relocation only if an animal or its sign is detected. • This approach still fulfills the fundamental goal of avoiding “take” of any protected wildlife – for example, if a surprise badger den or woodrat nest is found, the measure requires buffers and CDFW- coordinated relocation efforts, akin to the original EIR measures. On the other hand, if no evidence is found (which is the expected outcome given current conditions), then construction can proceed without unnecessary delays or procedures. In summary, consolidating MM BIO-7b, 7c, and 7d into this single measure streamlines the Project’s mitigation requirements while still providing a safety net for the species in question. It demonstrates deference to the best available survey data and current site conditions –yet it remains prudent by including a last-minute check and contingency actions. This ensures compliance with CDFW guidance and protection of wildlife. Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM BIO-8 Reptile Clearance and Relocation • A biologist shall be present during all initial ground disturbance (vegetation clearing, grubbing,grading) in areas of habitat that could support special-status reptiles. Target species include (butare not limited to) the coast horned lizard (Phrynosoma blainvillii) and coastal western whiptail(Aspidoscelis tigris stejnegeri), as well as any southern rubber boa or California glossy snake if habitat is suitable. • Before work begins daily, the biological monitor shall conduct a clearance sweep of the work area, moving slowly ahead of equipment to detect and relocate any reptiles in harm’s way. If special-status reptiles are found, the biologist shall safely capture and relocate them to nearby suitable habitat outside the impact zone. For example, any coast horned lizards encountered in grading areas will be gently collected and released in undisturbed sage scrub habitat at least several hundred feet away from construction. Construction; Pre-operation. Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-20 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • The biologist will maintain a log of reptiles observed and relocated. Any injuries or mortality of special-status reptiles will be reported. The results of the clearance sweeps, including species relocated and locations, shall be included in the annual mitigation monitoring report submitted to the City and CDFW. Collection and relocation shall be done under the biologist’s scientific collecting permit as required. • This measure is carried over from EIR MM BIO-8 without substantive change. MM BIO-9 Avoidance of Indirect Impacts (General Construction Best Practices) The Project shall implement the following best management practices (BMPs) during construction to avoid indirect impacts to sensitive biological resources. • Biological Monitoring. A biological monitor shall be retained prior to grading and construction and shall attend pre-construction meetings to brief crews on biological constraints. The monitor will be present on-site during vegetation clearing and other major ground disturbance, especially in or near conserved open space, to ensure compliance with all mitigation measures. The monitor has the authority to halt work if any avoidance measure (e.g., staying within clearing limits, respecting buffers) is not being followed or if unanticipated sensitive wildlife (e.g., a BUOW or CAGN) is discovered. The monitor shall keep daily logs and coordinate with the City and resource agencies as needed. Written confirmation of the biologist’s retention and duties shall be provided to the City prior to start of construction. • Worker Environmental Awareness Program (WEAP). Environmental awareness training shall be given to all construction personnel before they start work. A biologist or qualified trainer will explain the sensitive resources in the project area, the mitigation measures in place, and the “do’s and don’ts” for workers. This training will include photographs of key sensitive species (e.g., BUOW, CAGN, SBKR, horned lizard, etc.) so that workers can recognize them, and instructions to halt work and notify the monitor if any such species are encountered. The training will also cover topics such as trash management, not harassing wildlife, speed limits on access roads to avoid roadkill, and fire prevention. A handout summarizing this information (including contact information for the project biologist) will be provided to all workers, and crews will sign an acknowledgment of the training. • Dust, Erosion, and Pollution Control. The contractor shall implement standard construction BMPs to control dust and prevent runoff or contamination that could affect adjacent habitats. This includes using water trucks or other dust Preconstruction; Pre-operation. Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-21 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 suppression measures during grading to keep dust within work areas (dust can suppress plant growth and cover nearby vegetation in sediment). All equipment will be maintained to prevent fluid leaks, and any refueling or vehicle maintenance will occur in designated, contained areas >100 feet from sensitive habitat or drainages. Silt fencing or fiber rolls will be installed as needed at the edges of construction to intercept sediment from runoff. No construction materials, debris, or petroleum products shall be stockpiled in or near natural habitat. These measures will protect nearby native vegetation (including the preserved open space in the RCA) from secondary impacts of construction. • Lighting and Noise Minimization. Construction lighting, if any is needed for nighttime security, shall be directed downward and shielded away from adjacent natural habitat to avoid disrupting wildlife. Similarly, unnecessary loud noises (e.g., horn blowing or equipment idling) will be minimized, especially during early morning or nighttime, to avoid extra disturbance to wildlife in surrounding open spaces. Any noise attenuation devices required by other mitigation (for cultural or residential noise) will also benefit biological resources by reducing sound levels. • Invasive Species and Vegetation Management. The Project shall ensure that all earthmoving equipment arrives clean (free of caked mud or plant material) to prevent introducing invasive weed seeds. If Project landscaping or hydroseeding is done, it will use native or non-invasive plant species. Any straw or mulch brought for erosion control must be certified weed-free. Additionally, if construction lasts into the spring, the contractor shall collaborate with the biologist to remove or treat any new invasive plant growth (such as Sahara mustard or thistles) within the disturbance areas to prevent spread into adjacent habitat. This proactive weed control implements the EIR’s intent to manage non-native plants as part of habitat mitigation. • Fire Prevention. Given the Project’s wildland interface, all construction crews shall have fire suppression tools (extinguishers, water tanks) on hand. Vehicles and equipment with potential to spark will have spark arrestors. Work will cease on Red Flag Warning days if directed by fire authorities. This reduces the risk of a construction-related fire that could destroy surrounding habitat – an indirect impact of great concern in this area. • Site Housekeeping (Trash & Pets). All food-related trash will be secured in closed containers and removed from the site daily to avoid attracting predators (like coyotes, ravens) that could prey on local wildlife. Workers will be prohibited from bringing pets (e.g., dogs) to the construction site, as they could chase or harm wildlife. 3.0 Mitigation Monitoring and Reporting Program 3.0-22 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 • These BMPs, and any additional measures or others required by permits, shall be implemented throughout the construction period. The biological monitor will verify compliance and include confirmation in regular reports. • This comprehensive measure expands on EIR Mitigation Measure BIO-9 (Indirect impacts BMPs), covering the full suite of practices to avoid secondary effects on biological resources. Many of these practices (e.g., WEAP training, dust control, trash management) were implied in the original mitigation and are standard in MMRPs. We have made the implicit measures explicit here for clarity and to incorporate 2025 considerations. By grouping all “good housekeeping” and protective measures under MM BIO-9, we ensure nothing is overlooked. These practices greatly reduce the likelihood of incidental take or disturbance of wildlife that are not directly in the construction footprint. 3.0 Mitigation Monitoring and Reporting Program 3.0-23 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 MM BIO-10 Clearance Survey and Avoidance for CBB. • This is a new mitigation measure added in light of the CBB’s status as a candidate species under CESA (originally in 2019 and reaffirmed in 2022) and was not explicitly required in the 2019 EIR. This measure has been included out of an abundance of caution. This measure will require pre-construction surveys in any suitable habitat if grading is to occur during the flight season (February 1 through October 31), to ensure that no CBB have moved in. Given Project Site conditions, it is unlikely that the Project will impact this species. • Pre-Construction Clearance Survey. • As a precaution, a biologist will conduct a clearance survey just prior to ground-disturbing activities (for example, within 1–2 weeks before construction). During this survey, the biologist shall walk the Project Site’s suitable habitat and inspect any spots of vegetation or ground cavities for bumble bee activity if grading is to occur during the flight season (February 1 through October 31). • Given that the Project Site lacks “friable” soil (loose, penetrable ground), it is assumed that queen bumble bees would find limited burrows or suitable spots to nest. Likewise, the lack of a diverse mix of flowering plants with staggering blooming periods from spring to late summer to support queens, workers, and males through the full active season within the Project Site, suggests that there’s suboptimal forage to attract or sustain any bumble bee colony. It is also noted that no CBB has ever been observed at this location, reinforcing the idea that the species likely does not occur here (especially since surveys or general biological monitoring efforts has never detected it). • Nonetheless, performing this clearance sweep if grading is to occur during the flight season demonstrates proactiveness. If any CBB individuals (or nests) are detected in this unlikely scenario, the biologist has authority to pause work and consult with CDFW on appropriate avoidance actions. Allowing any observed bees to safely leave the area on their own, or establishing a buffer if a nest is found, since take of the species is not allowed without a permit. Preconstruction; Pre-operation Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-24 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed Cultural and Tribal Cultural Resources MM TCUL-1 Unanticipated Discovery of Cultural Resources • In the unlikely event that cultural resources are exposed during construction activities for the proposed EHNCP, all construction work occurring within 100 feet of the find shall immediately stop until a qualified archaeologist, meeting the Secretary of the Interior’s Professional Qualification Standards, can evaluate the significance of the find and determine whether or not additional study is warranted. Depending upon the significance of the find, the archaeologist may simply record the find and allow work to continue. If the discovery proves significant under CEQA, additional work, such as preparation of an archaeological treatment plan, testing, or data recovery, may be warranted. Preconstruction; Pre-operation. Planning Director/Building Official MM TCUL-2 Unanticipated Discovery of Human Remains • In accordance with Section 7050.5 of the California Health and Safety Code, if human remains are found, the San Bernardino County Coroner shall be notified within 24 hours of the discovery. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie Preconstruction; Pre-operation. Planning Director/Building Official Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed adjacent remains shall occur until the coroner has determined, within 2 working days of notification of the discovery, the appropriate treatment and disposition of the human remains. If the remains are determined to be Native American, the coroner shall notify the Native American Heritage Commission (NAHC) in Sacramento within 24 hours. In accordance with California Public Resources Code, Section 5097.98, the NAHC must immediately notify those persons it believes to be the Most Likely Descendant (MLD) from the deceased Native American. The MLD shall complete their inspection within 48 hours of being granted access to the site. The designated Native American representative would then determine, in consultation with the Property Owner, the disposition of the human remains. 3.0 Mitigation Monitoring and Reporting Program 3.0-25 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 MM TCUL-3 Retain a Native American Monitor/Consultant • The Project Applicant shall be required to retain and compensate for the services of a Tribal monitor/consultant who is both approved by the Gabrieleño Band of Mission Indians-Kizh Nation Tribal Government and is listed under the NAHC’s Tribal Contact list for the area of the project location. This list is provided by the NAHC. The monitor/consultant will only be present on-site during the construction phases that involve ground disturbing activities. Ground disturbing activities are defined by the Gabrieleño Band of Mission Indians-Kizh Nation as activities that may include, but are not limited to, pavement removal, pot-holing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the project area. The Tribal Monitor/consultant will complete daily monitoring logs that will provide descriptions of the day’s activities, including construction activities, locations, soil, and any cultural materials identified. The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor/consultant have indicated that the site has a low potential for impacting Tribal Cultural Resources. • Unanticipated Discovery of Tribal Cultural and Archaeological Resources: Upon discovery of any archaeological resources, cease construction activities in the immediate vicinity of the find until the find can be assessed. All archaeological resources unearthed by project construction activities shall be evaluated by the qualified archaeologist and tribal monitor/consultant approved by the Gabrieleño Band of Mission Indians-Kizh Nation. If the resources are Native American in origin, the Gabrieleño Band of Mission Indians-Kizh Nation shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe will request reburial or Preconstruction; Pre-operation. Gabrieleño Band of Mission Indians-Kizh Nation Tribal Government Proof of agreement to be provided to the Planning Department (Planning Director and/or her designee) 3.0 Mitigation Monitoring and Reporting Program 3.0-26 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed preservation for educational purposes. Work may continue on other parts of the project while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section15064.5 [f]). If a resource is determined by the qualified archaeologist to constitute a “historical resource” or “unique archaeological resource”, time allotment and funding sufficient to allow for implementation of avoidance measures, or appropriate mitigation, must be available. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and • Public Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be offered to a local school or historical society in the area for educational purposes. Unanticipated Discovery of Human Remains and Associated Funerary Objects: • Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in PRC 5097.98, are also to be treated according to this statute. Health and Safety Code 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and excavation halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe that they are those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission (NAHC) and PRC 5097.98 shall be followed. Resource Assessment & Continuation of Work Protocol: • Upon discovery, the tribal and/or archaeological monitor/consultant/consultant will immediately divert work at minimum of 150 feet and place an exclusion zone around the burial. The monitor/consultant(s) will then notify the Tribe, the qualified lead archaeologist, and the construction manager who will call the coroner. 3.0 Mitigation Monitoring and Reporting Program 3.0-27 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed • Work will continue to be diverted while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If the finds are determined to be Native American, the coroner will notify the NAHC as mandated by state law who will then appoint a Most Likely Descendent (MLD). Kizh-Gabrieleno Procedures for burials and funerary remains: • If the Gabrieleno Band of Mission Indians – Kizh Nation is designated MLD, the following treatment measures shall be implemented. To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the burial of funerary objects with the deceased, and the ceremonial burning of human remains. These remains are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. • Treatment Measures: − Prior to the continuation of ground disturbing activities, the land owner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24- hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed. The Tribe will work closely with the qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be taken which includes at a minimum detailed descriptive notes and sketches. Additional types of documentation shall be approved by the Tribe for data recovery purposes. Cremations will either be removed in bulk or by means as necessary to ensure completely recovery of all material. If the discovery of human remains includes four or more 3.0 Mitigation Monitoring and Reporting Program 3.0-28 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed burials, the location is considered a cemetery and a separate treatment plan shall be created. Once complete, a final report of all activities is to be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive diagnostics on human remains. − Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered. • Professional Standards: Archaeological and Native American monitoring and excavation during construction projects will be consistent with current professional standards. All feasible care to avoid any unnecessary disturbance, physical modification, or separation of human remains and associated funerary objects shall be taken. Principal personnel must meet the Secretary of Interior standards for archaeology and have a minimum of 10 years of experience as a principal investigator working with Native American archaeological sites in southern California. The Qualified Archaeologist shall ensure that all other personnel are appropriately trained and qualified. MM TCUL-4 Unanticipated Discovery of Cultural Resources • In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. Additionally, the San Manuel Band of Mission Indians Cultural Resources Department (SMBMI) shall be contacted, as detailed within TCR-1, regarding any pre-contact finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment. • If significant pre-contact cultural resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to SMBMI for review and comment, as detailed San Manuel Band of Mission Indians-Kizh Nation Tribal Government Proof of agreement to be provided to the Planning Department (Planning Director and/or her designee) 3.0 Mitigation Monitoring and Reporting Program 3.0-29 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed within TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly. • 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. • The San Manuel Band of Mission Indians Cultural Resources Department (SMBMI) shall be contacted, as detailed in CR- 1, of any pre-contact cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a cultural resource Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with SMBMI, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents SMBMI for the remainder of the project, should SMBMI elect to place a monitor on-site. • Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to SMBMI. The Lead Agency and/or applicant shall, in good faith, consult with SMBMI throughout the life of the project. • Any and all interpretive cultural information relating to Native Americans created as a part of the project shall be subject to review and approval by SMBMI. Geology and Soils MM GEO-1 Landslides • The potential for seismically induced landslides and slope instability shall be investigated during future geotechnical studies. If the studies suggest slope instability is a concern, remedial recommendations to limit slope instability, such as construction of slope stability buttresses, installation of soil nails or anchors, or redesign of slopes, should be provided. Appropriate implementation of grading and slope stabilization recommendations is expected to reduce the impact of seismically induced landslides. Preoccupancy Building Official MM GEO-2 Compressible Soils • Future site-specific geotechnical investigations of planned development shall be conducted. These investigations should identify potentially compressible soils. Implementation of the recommended removal and re- compaction of the near surface soils should mitigate the significant portion of the soils that are prone to compression Preconstruction; Pre-operation. Building Official 3.0 Mitigation Monitoring and Reporting Program 3.0-30 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed on-site. In addition, if deep artificial fill is to be placed in the abandoned quarry (or in other areas), specific recommendations for placement and settlement monitoring of these fills will be required. Delay in construction while the settlement of the deep artificial fills reduces to acceptable limits may be necessary. Geotechnical studies with recommendations specifically addressing these issues will be required if deep fills are planned. MM GEO-3 Erosion • The potential for erosion can typically be reduced by appropriate paving of exposed ground surfaces, landscaping, providing terraces on slopes, placing berms or V-ditches at the tops of slopes, and installing adequate storm drain systems. Graded slopes must be protected until healthy plant growth is established. Typically, protection can be provided by the use of sprayed polymers, straw waddles, jute mesh or by other measures. Temporary erosion control measures must be provided during construction, as required by current grading codes. Such measures typically include temporary catchment basins and/or sandbagging to control runoff and contain sediment transport within the individual project sites. Correct implementation of these erosion control measures is expected to reduce the impact resulting from erosion. Preconstruction; Pre-operation. City Engineer or Designee/ Building Official MM GEO-4 Rippability and Oversized Rock • Future site-specific geotechnical investigations of planned development shall be conducted. These investigations must identify areas of hard rock and oversize rock. Adjusting the grades so as to not encounter the non-rippable rock will reduce the impact from the non-rippable material to less than significant. Oversized rocks should be handled as recommended by the geotechnical consultants of the specific projects. Examples of oversized rock treatment includes placement in deeper fills, nonstructural areas, crushing, or disposed of off-site. Preconstruction; Pre-operation. City Engineer or Designee/ Building Official MM GEO-5 Corrosive Soils • Testing should be performed prior to construction of the proposed improvements within the RCA and NA. All concrete in contact with the soil shall be designed based on requirements of the California Building Code. All metals in contact with corrosive soil shall be protected in accordance with the recommendations of the manufacturer or a corrosion engineer. Preconstruction; Pre-operation. MM GEO-6 Settlement • The potential for seismically induced settlement shall be investigated during future geotechnical studies. Based on these studies, loose, compressible soils prone to seismic settlement must be identified. Recommendations for Preconstruction; Pre-operation. City Engineer or Designee/ Building Official 3.0 Mitigation Monitoring and Reporting Program 3.0-31 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed removal and replacement or mitigation of soil prone to seismic settlement should be provided as part of geotechnical reports submitted to the City as part of the review of specific projects. Correct implementation of remedial grading and design recommendations is expected to reduce the impact of seismically induced settlement. MM GEO-7 Stability of Slopes •Future site-specific geotechnical investigations of the planned development shall be conducted. These investigations must analyze this potential for slope instability in light of the proposed grading and development plans and underlying earth materials, and present recommendations for construction and adequate stability of manufactured slopes. Slopes shall be constructed in accordance with the recommendations of the geotechnical engineer for individual projects, California Building Code and City and/or County guidelines. Preconstruction; Pre-operation. City Engineer or Designee/ Building Official MM GEO-8 Excavation •Where excavations are made, the excavation wall may be shored, with shoring designed to withstand any additional loads, or the excavation walls may be flattened or “laid- back” to a shallower gradient. Excavation spoils should not be placed immediately adjacent to the excavation walls unless the excavation is shored to support the added load. Other measures used to reduce the potential for temporary slope failure include cutting and backfilling excavations in sections, and not leaving temporary excavations open for long periods of time. All California Occupational Safety and Health Administration (CalOSHA) regulations must be observed for excavations that will be entered by people. Following these measures is expected to reduce the impact posed by temporary slopes. Preconstruction; Pre-operation. City Engineer or Designee/ Building Official MM GEO-9 Expansive Soils •Testing within hillside areas of the RCA should be performed in planned development areas in order to evaluate the expansion potential of the near surface soil materials and prior to construction of the proposed foundations. Providing the results to the structural engineer will allow them to design a foundation system that is able to withstand the expansive potential of the near surface soil materials. City Engineer or Designee/ Building Official MM GEO-10 Rural Development Design Review •Development in the Rural/Conservation Area shall be subject to the requirements and review procedures of City Municipal Code 17.16.140 (Hillside Development Review). In addition to those requirements, applications for development in the Rural/Conservation Area shall include a septic system feasibility study prior to each new development as well as to obtain a well drill permit. Preconstruction; Pre-operation. Planning Director 3.0 Mitigation Monitoring and Reporting Program 3.0-32 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed MM GEO-11 Inadvertent Discoveries •In the event that paleontological resources are exposed during ground-disturbing activities, work in the immediate vicinity of the find must stop until a qualified paleontologist can evaluate the significance of the find. Ground-disturbing activities may continue in other areas. If the discovery proves significant under CEQA, additional work, such as testing or data recovery, may be warranted. Should any prehistoric or historical Native American artifacts be encountered, additional consultation with NAHC-listed tribal groups should be conducted immediately. Construction; Pre-operation. Planning Director and/or her designee Greenhouse Gas Emissions MM GHG-1 •Require the use of electric lawn mowers and leaf blowers through the Electric Lawn Mower Rebate Program established by the SCAQMD. Operation Planning Director MM GHG-2 •Implement the Plan design with CALGreen Voluntary Measure for Energy efficiency that exceed Title 24 requirements by 15 to 30 percent. Construction; Pre-operation; Operation Building Official MM GHG-3 •Implement the Plan design with CALGreen Voluntary Measure for water conservation to reduce indoor potable water use by 20 percent by applying water saving fixtures and/or flow restrictors Construction; Preconstruction; Pre-operation. City Engineer or Designee Hazards and Hazardous Materials MM HAZ-1 •Future developers and/or contractor must coordinate in advance of construction with the Rancho Cucamonga Fire District to ensure that road closures (temporary or permanent) are identified that alternate access and evacuation routes are determined in the event of an emergency and/or natural disaster. Preconstruction; Pre-operation of future Projects. Fire Chief and Building Official MM HAZ-2 •Before issuance of a grading permit for projects within Plan Area on any individual project site (i.e., Phase) that contains or are known to have historically contained commercial/industrial related uses, the site developer(s) must: •Investigate the project site to determine whether it or immediately adjacent areas have a record of hazardous material contamination via the preparation of a preliminary environmental site assessment (ESA), which must be submitted to the City of Rancho Cucamonga for review. If contamination is found the report must characterize the site Preconstruction; Pre-operation of future Projects. Building Official 3.0 Mitigation Monitoring and Reporting Program 3.0-33 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed according to the nature and extent of contamination that is present before development activities precede at that site. • If contamination is determined to be on-site, the City of Rancho Cucamonga, in accordance with appropriate agency requirements, must require remediation of the soil and/groundwater conditions on the contaminated site. If further remediation is required, it must be the responsibility of the site developer(s) to complete such remediation prior to construction of the project. • If remediation is required as identified by the local oversight agency, it must be accomplished in a manner that reduces risk to below applicable standards and must be completed prior to issuance of any occupancy permits. Soil remediation methods that could be employed include, but are not limited to, one or more of the following: excavation and on- site treatment, such as above ground bioremediation, soil washing, soil stabilization, soil vapor extraction, or high- temperature soil thermal desorption. Groundwater remediation methods that could be employed include, but are not limited to, pumping water to surface, treating, and returning to aquifer; treating groundwater in place by injecting oxidizing agents; and placing membrane in aquifer and using natural flows to trap contaminants. • Closure reports or other reports acceptable to the City of Rancho Cucamonga Fire Protection District that document the successful completion of required remediation activities, if any, for contaminated soils, must be submitted and approved by the City of Rancho Cucamonga prior to the issuance of grading permits for site development. No construction must occur in the affected area until reports have been accepted by the City of Rancho Cucamonga MM HAZ-3 • If previously unknown or unidentified soil and/or groundwater contamination that could present a threat to human health or the environment is encountered during construction within the Plan Area, construction activities in the immediate vicinity of the contamination must cease immediately. If contamination is encountered, a Risk Management Plan must be prepared and implemented that (1) identifies the contaminants of concern and the potential risk each contaminant would pose to human health and the environment during construction and post-development and (2) describes measures to be taken to protect workers, and the public from exposure to potential site hazards. Such measures must include a range of options, including, but not limited to, physical site controls during construction, remediation, long-term monitoring, post-development maintenance or access limitations, or some combination thereof. Example soil remediation methods that may be Preconstruction; Pre-operation of Future Projects. Building Official 3.0 Mitigation Monitoring and Reporting Program 3.0-34 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed employed include, but are not limited to, one or more of the following: excavation and on-site treatment, such as above ground bioremediation, soil washing, soil stabilization, soil vapor extraction, or high-temperature soil thermal desorption. Example groundwater remediation methods that may be employed include, but are not limited to, pumping water to surface, treating, and returning to aquifer; treating groundwater in place by injecting oxidizing agents; and placing membrane in aquifer and using natural flows to trap contaminants. Depending on the nature of contamination, if any, appropriate agencies must be notified (e.g., City of Rancho Cucamonga Fire Protection District and San Bernardino County Environmental Health Division). If needed, a Site Health and Safety Plan that meets Occupational Safety and Health Administration requirements must be prepared and in place prior to commencement of work in any contaminated area. MM HAZ-4 Fire Protection Plan • To address the risk to residential development, future developers shall prepare fire protection plans that meet the Rancho Cucamonga Fire Protection District Development Standards and are consistent with the Master Fire Protection Plan. The Fire Protection Plan shall describe all actions that will be taken to reduce wildfire risks to the structure(s). The plan shall include (1) A copy of the site plan that indicates topographic reference lines; (2) A copy of the approved landscape/vegetation management plan;(3) Methods and timetables for controlling, changing or modifying areas on the property (elements of the plan shall include removal of dead vegetation, litter, vegetation that may grow into overhead electrical lines, certain ground fuels, and ladder fuels as well as the thinning of live trees); and (4) A maintenance schedule for the landscape/vegetation management plan. The Fire Protection Plan for a specific neighborhood or phase of construction shall be submitted to the Rancho Cucamonga Fire Protection District and City of Rancho Cucamonga Planning Department for review and approval prior to occupancy permits approval for the first residential structure. Preconstruction; Pre-operation of Future Projects. Fire Chief or designee MM HAZ-5 Fire Prevention Construction Techniques • Construction within the designated Wildfire-Urban Interface Fire Area is required to be in accordance with Chapter 7A of the California Building Code, the California Residential Code and Standard 49-1 of the of the Rancho Cucamonga Fire Protection District. Preconstruction; Pre-operation. Fire Chief or designee 3.0 Mitigation Monitoring and Reporting Program 3.0-35 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed Noise MM N-1 • Prior to the issuance of each permit for grading, the Property Owner/Developer shall submit construction- related noise mitigation plan to the Rancho Cucamonga Planning Department. The plan shall depict the location of the construction equipment and how the noise from this equipment would be mitigated during construction of the project. The plan shall demonstrate that the construction plans and specifications include the following noise abatement, notification, and control measures: − All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and other State-required noise-attenuation devices. − Limiting the number of noise-generating heavy-duty off-road construction equipment (e.g., backhoes, dozers, excavators, loaders, rollers, etc.) simultaneously within 50 feet of off-site noise sensitive receptors surrounding the site. − Stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers. − On-site and off-site construction haul routes shall be designed to avoid noise sensitive uses, as feasible. − If a perimeter block wall is required for a project, the wall shall be constructed as early as possible during the first phase of construction. − A “Construction Noise Coordinator” shall be identified. The Construction Noise Coordinator shall be responsible for responding to any local complaints about construction noise. When a complaint is received, the Construction Noise Coordinator shall notify the City within 48 hours of the complaint and determine the cause of the noise complaint (e.g., starting too early, bad muffler) and shall implement reasonable measures to resolve the compliant, as deemed acceptable by the Planning Department. Signs shall be posted at the construction that include the contact information for the Construction Noise Coordinator. Preconstruction; Pre-operation. Planning Director/Building Official MM N-2 • Prior to issuance of building permits for buildings at the southeast and southwest corners of the Plan Area, the Property Owner/Developer shall submit an acoustical study to the City of Rancho Cucamonga Building Official that demonstrates that the proposed architectural design would provide an interior noise level of 45 dBA CNEL or less (based Preconstruction; Pre-operation. Planning Director/Building Official 3.0 Mitigation Monitoring and Reporting Program 3.0-36 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed on buildout traffic noise conditions) in all habitable rooms of the proposed buildings facing the SR-210. The Property Owner/Developer shall also submit plans and specifications showing that: − All residential units shall be provided with a means of mechanical ventilation, as required by the California Building Code for occupancy with windows closed. Transportation and Traffic MM TRAF-1 The Property Owner/Developer shall implement the following intersection improvements. Intersection 7: Wilson Avenue and Day Creek Boulevard. − The improvements identified below can fit within the existing right-of-way and will require striping modifications and median improvements. With these recommended improvements, operations are forecast to operate at an acceptable level of service (LOS) during the AM and PM peak hours. In order for this intersection to operate acceptably with the addition of the project traffic, the following improvements shall be made prior to the issuance of a building permit for the 1595th residential unit in the Neighborhood Area: − Modify eastbound approach of the intersection from one left-turn lane, one through lane, and one through- right shared lane to one left-turn lane, one through lanes, and one right-turn lane, add right-turn overlap phasing in the eastbound direction. Optimization of cycle length. − This measure shall be implemented prior to completion of 55% when the entire Plan is at full buildout. Intersection 17: Banyan Street and Milliken Avenue. − For this intersection to operate acceptably with the addition of project traffic, this intersection requires adjustment and optimization of the AM peak hour signal timing plans, including a cycle length of 120 seconds. To ensure that the full effect of the project was considered in the “plus project” analysis, signal timing was locked and consistent with the “no project” scenario. The change in traffic volumes requires a reallocation of green signal time to more efficiently serve the traffic demand. With the recommended improvement, operations are improved to an acceptable LOS during the AM peak hour. This improvement shall be made prior to the issuance of a building permit for the 2755th residential unit in the Neighborhood Area. Pre-operation. City Engineer 3.0 Mitigation Monitoring and Reporting Program 3.0-37 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed Intersection 19: Banyan Street and Day Creek Boulevard. − For this intersection to operate acceptably with the addition of project traffic, this intersection requires adjustment and optimization of the AM peak hour signal timing plans relative to the expected traffic volume demand. To ensure that the full effect of the project was considered in the “plus project” analysis, signal timing was locked and consistent with the “no project” scenario. The change in traffic volumes requires a reallocation of green signal time to more efficiently serve the traffic demand. With the recommended improvement, operations are improved to an acceptable LOS during the AM peak hour. This improvement shall be made prior to the issuance of a building permit for the 1885th residential unit in the Neighborhood Area. Intersection 41: Foothill Boulevard and Day Creek Boulevard. − The improvements below can fit within the existing right-of-way and will require signing and striping modifications. With these recommended improvements, operations are forecast to operate at an acceptable LOS during the PM peak hours. The improvement is consistent with the proposed mitigation measure in the Empire Lakes Specific Plan EIR. For this intersection to operate acceptably with the addition of the project traffic, the following improvements shall be made prior to the issuance of a building permit for the 150th residential unit in the Neighborhood Area: − Modify northbound approach of the intersection from two left-turn lanes, three through lanes, and one right- turn lane to two left-turn lanes, two through lanes, one through-right shared lane, and one right-turn lane − Optimization of coordinated splits. MM TRAF-2 • Prior to the issuance of building permits, the Property/Owner Developer shall pay its fair share to the City of Rancho Cucamonga for the cost of the improvements identified below to mitigate cumulative impacts at these intersections. This fair share contribution will be used by the City with other sources of funds including, but not limited to, fair share contributions from other projects, to construct the following improvements. Intersection 33: Base Line Road and East Avenue − The modifications below can fit within the existing right-of-way and will require signing and striping modifications. With these recommended Preconstruction; Pre-operation. City Engineer 3.0 Mitigation Monitoring and Reporting Program 3.0-38 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed improvements, operations are forecast to operate at an acceptable LOS during the AM and PM peak hours. In order for this intersection to operate acceptably with the addition of the project traffic, the following modifications will be needed: − Modify northbound approach of the intersection from one left-turn lane, one through lane, and one through- right shared lane to one left-turn lane, one through lane, and one right-turn lane − Restripe the southbound approach from one dedicated right-turn lane, two through lanes and one left turn late to two dedicated right-turn lanes, one through lane and one left-turn lane − Add right-turn overlap phasing in all directions − Optimize signal timing plan coordinated splits. Intersection 35: Terra Vista Parkway and Milliken Avenue − The modifications below can fit within the existing right-of-way and will require signing and striping modifications. With these recommended improvements, operations are forecast to operate at an acceptable LOS during the PM peak hours. In order for this intersection to operate acceptably with the addition of the project traffic, the following modifications will be needed: − Modify eastbound approach of the intersection from one left-turn lane, one through lane, and one through- right shared lane to two left-turn lanes and one through-right shared lane MM TRAF-3 • Prior to the issuance of building permits, the Property/Owner Developer shall pay its fair share for the following measures required to mitigate Cumulative Year (2040) Plus Project conditions. This fair share contribution will be used by the Caltrans with other sources of funds including, but not limited to, fair share contributions from other projects, to construct the following improvements. • Intersection 34: Baseline Avenue and I-15 Northbound Ramps. − The modifications below can fit within the existing right-of-way and will require signing and striping modifications. With these recommended improvements, operations are forecast to operate at an acceptable LOS during the PM peak hours. In order for this intersection to operate acceptably with the addition of the project traffic, the following modifications will be needed: − Modify northbound approach of the intersection from one left-turn lane, one left-right shared lane, and one Preconstruction; Pre-operation. City Engineer 3.0 Mitigation Monitoring and Reporting Program 3.0-39 Meridian Consultants 072-004-18 Etiwanda Heights Neighborhood and Conservation Plan August 2019 Mitigation Measure Timing Responsible Agency/Monitor Signature/Date Completed right-turn lane to one left-turn lane and two right-turn lanes. Utilities and Service Systems MM UTIL-1 Sewers •Any improvements to segments of the sewer main system downstream of the Plan Area determined to be needed by the Cucamonga Valley Water District to provide the capacity needed to accommodate wastewater generated by the project, based on additional modeling and review, shall be constructed. Improvements may include installing larger sewer lines or constructing parallel lines to provide additional capacity. Preconstruction; Pre-operation. City Engineer