HomeMy WebLinkAbout94 - Ordinances ORDINANCE NO. 94
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, APPROVING ZONING ORDINANCE AMEND-
MENT NO. 79-05 ESTABLISHING STANDARDS AND REVIEW PROCEDURES
FOR PLANNED COMMUNITY DEVELOPMENTS.
The City Council of the C~ty of Rancho Cucamonga does ordain as follows:
SECTION l: Purposes:
A. The Planned Community Zone is included in the Zoning
regulations to achieve the following purposes.
1. To promote and protect the public health, safety,
and welfare.
2. To implement the objectives and policies of the
General Plan.
3. To safeguard and enhance environmental amenities and
the quality of development.
4. To attain the physical, social, and economic advan-
tages resulting from comprehensive and orderly
planned use of land resources.
5. To lessen congestion and assure convenience of
access; to secure safety from fire, flood, and other
dangers; to provide for adequate light, air, sun-
light, and open space; to promote and encourage
conservation of scarce resources; to prevent over-
crowding of land and undue concentration of popula-
tion; to facilitate the creation of a convenient,
attractive, and harmonious community; to attain a
desirable balance of residential and employment
opportunities; and to expedite the provision of
adequate and essential public services.
6. To facilitate development within the City in accor-
dance with the General Plan by permitting greater
flexibility and encouraging more creative and
imaginative designs for major urban development
projects subject to large-scale community planning.
7. To promote more economical and efficient use of the
land while providing a harmonious variety of ~ousing
choices and commercial and industrial activities, a
high level of urban amenities, and preservation of
natural and scenic qualities of open space.
8. To provide a process for initiation, review, and
regulation of large-scale comprehensively planned
urban communities that affords the maximum flexi-
bility to the developer within the context of an
over-all development program and specific, phased
development plans coordinated with the provision of
necessary public services and facilities.
SECTION 2: General Requirements
A. A Planned Community Zone shall include a minimum area of
300 contiguous acres, under single ownership or otherwise
subject to unified planning, construction, and develop-
ment by a person, corporation, or other entity; property
owned by public utilities, local districts or local
governments will not be counted toward the 300 acre
minimum, but may be used as a connector of single owner-
ship.
B. A Planned Community Zone shall be established upon appli-
cation of a property owner, in accordance with the procedure
set forth in Section 61.0221 of the San Bernardino County
Code as adopted by Ordinance 17 of the City of Rancho
Cucamonga, and subject to the following provisions:
1. Submission of a Development Plan for consideration
by the Planning Commission and approval of the City
Council~ pursuant to this ordinance.
2. Determination by the Council that the establishment
of the zone and approval of the Development Plan
shall:
a. Provide for the development of a comprehensively-
planned urban community within the zone that is
superior to development otherwise allowable
under alternate regulations.
b. Provide for development within the zone in a
manner consistent with the General Plan and
with related development and growth management
policies of the City.
c. Provide for the construction, improvement, or
extension of transportation facilities, public
utilities, and public services required by
development with the zone.
SECTION 3: Use Regulations
A. Allowable uses in each Planned Community Zone shall be as
established by a Development Plan Text approved by the
City Counci~l. The Development Plan Text may incorporate
uses by reference to specific base zone provisions, or
may establish specific use lists with definitions pertain-
ing thereto.
B. Existing uses within the Planned Community Zone at the
time of its establishment shall be deemed allowable and
incorporated in the Development Plan, unless termined
discontinued, or changed pursuant to a specific time
schedule incorporated in the Development Plan Text.
C. Unless otherwise provided by the Development Plan Text,
public utility facilities and publicly-owned facilities
shall be allowable subject to a Conditional Use Permit.
D. Unless otherwise provided by the Development Plan Text,
accessory uses or facilities shall be subject to the same
use regulation provisions as the principal use or facility.
E. Unless specified as subject to a Conditional Use Permit,
each allowable use in the Planned Community Zone shall be
subject to Director Review.
F. Home Occupations pursuant to Ordinance No. 72 shall be
allowable in each Planned Community.
SECTION 4: Site Development Regulations and Performance Standards
A. Planned Community Zone and all uses therein shall be
designed and developed in a manner compatible with and
complementary to existing and potential development in
the general vicinity of the zone. Site planning on the
perimeter shall provide for the mutual protection of the
zone and surrounding property from potential adverse
influences.
Ordinance No. 94
Page 3
B. There shall be no minimum area, width, or depth require-
ment for individual lots, except as established by a
Development Plan, a Conditional Use Permit, Director
Review or by Location and Development Plan.
C. There shall be no minimum yard requirement for individual
lots except as established by a Development Plan, a
Conditional Use Permit, Location and Development Plan, or
by Director Review.
D. There shall be no minimum usable open space requirement
for individual lots, except as established by a Development
Plan, a Conditional Use Permit, Location and Development
Plan or by Director Review.
E. There shall be no maximum height or coverage requirement
%r individual lots, except as established by a Development
Plan, a Specific Plan, Community Plan, a Conditional Use
Permit, Location and Development Plan or by Director
Review.
F. The maximum number of dwelling units within a Planned
Community Zone shall not exceed the number of units
indicated by the General Plan for property within the
zone designated for residential use by the General Plan,
provided that the distribution of units within the zone
and the maximum or minimum residential density on any
individual site or within designated portions of the zone
shall be governed by the Development Plan, Location and
Development Plan, Conditional Use Permit, or Director
Review approval pursuant to the Development Plan.
G. All public streets within or abutting the development
shall be dedicated and improved to City specifications
for that particular classification of street. Private
streets within the development shall be permanently
reserved and maintained for their intended prupose by
means acceptable to and enforceable by the City. Con-
sideration of other forms of access, such as pedestrian
ways, courts, plazas, driveways, horse trails, bike
trails, or open parking lots offered for dedication may
be made at the time of the Development Plan and Text
consideration as a means of meeting requirements for open
space or park dedication requirements.
H. All development within a Planned Community Zone shall
relate harmoniously to the topography of the site, shall
make suitable provision for the preservation of water
courses, drainage areas, wooded areas, rough terrain, and
similar natural features, and shall otherwise be so
designed inasmuch as possible, to use and retain natural
features and amenities to the best advantage.
I. Mechanical and electrical equipment, including air con-
ditioners, antennas, pumps, heating or cooling or venti-
lating equipment, exterior lighting, or similar equipment
shall be located and operated in a manner so as not to
unreasonably disturb the peace, quiet, and comfort of
neighboring residents. Excluding roof-mounted solar
collector panels and decorative exterior lighting, all
such equipment and devices shall be screened from view
from any abutting street, and shall not be located in a
street yard.
J. All areas for storage of maintenance equipment, and all
service areas including refuse storage and collection
facilities, shall be enclosed by a fence, wall, or landscape
screen.
Page 4
K. All uses within a Planned Community Zone shall provide
off-street parking and loading facilities pursuant to
61.0219(b) of the San Bernardino County Code as adopted
by Ordinance 17 of the City of Rancho Cucamonga. The
applicant may apply for and receive administrative relief
from Section 61.0219(b) at the time of Development Plan
Tentative consideration by the Planning Commission and
approval by the City Council when verified proof has been
submitted through specific examples of existing projects
and/or expert testimony that supports reduced parking
standards or stalls.
L. The proposed means for assuring continuing existence,
maintenance and operation of the various common elements
and facilities.
M. Additional site development regulations and performance
standards applicable to individual uses or to designated
portions of a Planned Community Zone may be established
by the Development Plan, Conditional Use Permit, Location
and Development Plan, or Director Review approval pursuant
to the Development Plan.
SECTION 5: Pre-Application Procedure
A. Prior to submitting an application for a Planned Community
Zone, the applicant or prospective developer should hold
preliminary consultatlons with the Director of Community
Development and other City officials to obtain information
and guidance before entering into binding commitments
incurring substantial expense in the preparation of
plans, surveys and other data. Such preliminary consul-
tatlons should be relative to a conceptual development
plans which includes, but is not limited to, the follow-
ing:
1. Proposed land uses to be developed within the zone.
2. Development concepts to be employed.
3. Schematic maps, illustrative material, and narrative
sufficient to describe the general relationships
between land uses, and the intended desgin character
and scale of principal features.
4. A preliminary time schedule for development, includ-
ing quantitative data, such as population, housing
units, land use acreage, and other data sufficient
to illustrate phasing of development and potential
impact on public service requirements.
B. Following initial preliminary consultations pursuant to
this section, the Director may require submission of a
competently prepared housing market analysis, demonstrat-
ing the need for housing by price range and number of
dwelling units. Such analysis may be requested as a part
of the pre-application review procedure, may be made a
requirement for submission of an application for a Planned
Community Zone or may be requested as part of the environ-
m~ntal assessment or EIR.
C. Following initial preliminary consultations pursuant to
this section, the Director may require submission of a
competently prepared commercial market analysis for any
proposed shopping center of major commercial uses, showing
the need for such uses in the location requested and the
inadequacy of existing zoned sites to meet this need.
The market analysis shall include, but not be limited to,
the following:
Ordinance No. 94
Page 5
1. Determination of potential trade area.
2. Estimates of existing and future population of the
trade area.
3. Determination of existing and potential effective
buying power in the trade area.
4. Determination of the net potential customer buying
power for the proposed commercial development.
Such analysis may be requested as a part of the pre-
application review procedure, or may be made a requirement
for submission of an application for a Planned Community
zone, or may be requested as part of the environmental
assessment or EIR.
D. Following initial preliminary consultation pursuant to
this section, the Director may require presentation of
the conceptual development plan to the Planning Commission.
Such presentation shall be for information purposes only,
and shall be in addition to subsequent public review
requirements pursuant to an application for a Planned
Community Zone and submission of Development Plan.
SECTION 6: Development Plan
A. The Development Plan to be submitted with an application
for a Planned Communlty Zone shall include the following:
1. A boundary survey map of the property and a calcu-
lation of the gross land area within the proposed
zone. A tentative subdivision map may be substituted
if the applicant proposes to subdivide the property.
2. A topographic map and general grading concept plan
with specific sections for sensitive areas, as
determined by the Grading Committee for the property
and adjacent land within 100 feet of the property,
shown at contour intervals not to exceed 2 feet for
natural slopes over 2% or less. For natural slopes
over 2% contour interval shall not exceed 5 feet.
3. Maps and supporting tabulations showing the current
General Plan land use designation, the current
zoning classification, and the current land use
within the proposed zone and on adjacent sites
within 300 feet. The location of structures and
other significant improvements shall be shown.
4. A land use plan identifying areas within the pro-
posed zone and uses to be developed therein, sup-
ported by proposed or projected acreage, population,
housing units, employment, and such related planning
and development data as the Director of Community
Development may require.
5. A development plan indicating the general phasing or
anticipated schedule, indicating the total phasing
of the Planned Community and areas to be developed
in phases and the anticipated time schedule for
beginning of construction and for completion of each
phase of ~evelopment including a pro rata share of
amenities, parks and open space. This is a generalized
schedule and may be adjusted according to market
constraints as the Community develops.
6. A circulation plan, showing existing and proposed
public and private streets, pedestrianways, trials,
and related transportation access or circulation
features required to serve the proposed development.
The circulation plan shall be supported by schematic
Page
designs of principal traffic and circulation improve-
ments, and such traffic engineering data as required
by the director to demonstrate that existing and
proposed facilities, both within and outside the
zone, shall be adequate to serve land uses proposed
by the Development Plan.
7. A preliminary report and overall plan describing
anticipated requirements and proposed means of
providing utility facilities and public services,
including but not limited to, storm drainage, sewage
disposal, water supply, parks and recreation, and
school facilities.
8. An accompanying Development Plan Text setting forth
the basic land use regulations, site development
regulations and performance standards designed to
govern each use area identified by the land use
plan. The text need not incorporate the same level
of detail as found in the regulations for base
zones, but shall be as comprehensive as necessary to
establish basic provisions and regulations which
shall govern subsequent approval of specific tracts
or developments within the Planned Community Zone.
The text shall include, but not be limited to, the
following provisions:
a. A listing of allowable uses within each use
area, ~ncluding such qualifying descriptions or
definitions and requirements for Conditional
Use Permits as may be applicable.
b. Maximum and minimum regulations, as appropriate
governing residential density, site coverage,
lot size and dimensions, yard requirements,
usable open space, landscaping, and performance
standards.
c. Required yards, landscaping or other site
development regulations to be applicable adjacent
to other zones at the perimeter of the Planned
Community Zone.
d. Supplemental illustrations as required, estab-
lishing the basic architectural character and
community environmental character and community
environmental design qualities to be attained
throughout the Planned Community Zone and
within particular portions of the zone.
9. Such other information, such as a topographic model
in areas of excessive slope, may be required by the
Director of Community Development, the Planning
Commission, or the City Council to permit complete
analysis and appraisal of the development, and to
facilitate adoption of the Planned Community Zone
and the Development Plan by the City Council.
SECTION 7: Adoption of Zone and Development Plan
A. An application for a Planned Community Zone and the
Development Plan submitted with the application shall be
subject to review and approval in the same manner as
prescribed in Section 61.0221 of the San Bernardino
County Code as adopted by Ordinance 17 of the City of
Rancho Cucamonga.
Ordinance No. 94
Page 7
B. Each Planned Community Zone established shall be indicated
on the Zoning Map by the letter upc" followed by a reference
number identifying each separate zone. The Development
Plan as modified and approved by the City Council, shall
be considered to be a part of this ordinance, and shall
be identlf~ed by reference to the corresponding designation
of each specific Planned Community Zone on the Zoning
Map.
SECTION 8: Amendments to Development Plan
A. A Development Plan may be amended in the same manner as
provided by Section 61.0221 of the San Bernardino County
Code as adopted by Ordinance 17 of the City of Rancho
Cucamonga for a change of zone boundaries or for a change
in the regulations applicable with a zone. Amendment of
a Development Plan shall be subject to the same findings
as prescribed for initial enactment of a Planned Community
Zone and adoption of the Development Plan applicable to
the Planned Community Zone.
B. An amendment to a Development Plan may be initiated by
the City Planning Commission or the Council, or may be
initiated by the original applicant for the Planned
Community Zone or a successor thereto, provided such
applicant or successor has, at the time of application
for an amendment, a continuing controlling interest in
development or management of uses within the Planned
Community Zone.
SECTION 9: Review of Development Progress
A. The Director of Community Development shall review each
Planned Community Zone annually, and shall submit a
report to the Planning Commission and City Council con-
taining the following:
1. A summary of the development status within the zone
and an assessment of progress during the year toward
completion of development authorized by the Development
Plan including adherence to development schedules
and phasing.
2. A statement of any changes in land use and economic
development trends, housing market indicators,
commercial and industrial development rates, or
programs for provision of public facilities and
services which, in the opinion of the Director, vary
significantly from those upon which the Development
Plan were based, and which could affect adversely
continued progress toward completion of development
within the zone.
B. A copy of the annual report of the Director shall be
provided to the applicant and to such other interested
parties or successors as deemed appropriate by the
Director.
Section 10: The Mayor shall sign this Ordinance and the City Clerk
shall attest to the same, and the City Clerk shall cause the same to be
published within fifteen (15) days after its passage, at least once in
The Daily Report, a newspaper of general circulation published in the
City of Ontario, California, and circulated in the City of Rancho
Cucamonga, California. ~
PASSED, APP. RO~ED, AND ADOPTED this 6th day of February, 1980.
AYES: Schlosser, Nikels, Palombo, Bridge, Frost
NOES: None
ABSENT: None
(..,"'Lauren M. Wasserman, C~ty Clerk