2001 General Plan
for the
City of Rancho Cucamonga
California
Recommended for adoption by the
Rancho Cucamonga Planning Commission
By
Resolution No. 01- 93, dated September 26, 2001
Adopted by the
Rancho Cucamonga City Council
By
Resolution No. 01- 237, dated November 17, 2001
ACKNOWLEDGEMENTS
Many people played a part in preparing this General Plan. Those listed below were the most heavily
involved. The City wishes to acknowledge the dedication of these individuals and others who provided
support for the effort. Their contribution to the continued prosperity of our community is greatly
appreciated.
CITY COUNCIL
William J. Alexander, Mayor
Diane Williams, Mayor Pro Tem
Bob Dutton, Council Member
2001 General Plan Task Force
Grace Curatalo, Council Member
Paul Biane, Council Member
2001 General Plan
Task Force Chairperson
In Remembrance of the late Council Member, James Curatalo
PLANNING COMMISSION
Larry T. McNiel, Chairperson
Rich Macias, Commissioner
2001 General Plan Task Force
Pam Stewart, Commissioner
John D. Mannerino, Commissioner
2001 General Plan Task Force
Peter Tolstoy, Commissioner
PARK AND RECREATION COMMISSION
Martin Dickey, Commissioner
2001 General Plan Task Force
STAFF TECHNICAL ADVISORY COMMITTEE MEMBERS
2001 GENERAL PLAN UPDATE
Bonaccorsi, J. Luara – Assoc Park Planner Lam, Jack - City Manager
Bose, Shintu - Deputy City Engineer Lau, David - Lieutenant
Buller, Brad - City Planner Layne, Tamara – Finance Officer
Clark, Deborah - Library Director Grahn, Tom - Assoc Planner
Coleman, Dan - Principal Planner McArdle, Kevin - Com Svc Director
Crane, Ralph - Fire Marshal McGuire- Emery, Karen - Sr. Park Plnr
Daniels, Linda - RDA Director Michael, L. Dennis - Fire Chief
Easter, Pamela - Deputy City Manager Nunez, Flavio - Asst. RDA Analyst
Fong, Nancy - Senior Planner O'Neil, Joe - City Engineer
Gillespie, Jon - Traffic Engineer Pachon, Paula - Mgmt Analyst II
Henderson, Larry – Principal Planner ( General Plan Project Mgr) Perez, Maria - Asst. Engineer
Hoops, Rodney - Police Captain Reynolds, Jan - RDA Analyst
James, Dan – Sr. Civil Engineer Warren, Alan - Assoc Planner
THE PLANNING CENTER
2001 GENERAL PLAN CONSULTANTS
Dick Ramella, Principal- in- Charge
Al Bell and Karen Gulley, Co- Project Managers
Sarah Pearson, Planning Analyst
Marie Gilliam, Planning Analyst
Brenda Chase/ Todd Brody, Noise and Air Quality
Craig Ramella, Graphics
Leoda Watson, Document Production
CONSULTANT TEAM
EARTH CONSULTANTS INTERNATIONAL
GEOTECHNICAL
Tania Gonzalez
Doug Bausch
ENGINEERING RESOURCES OF SOUTHERN
CALIFORNIA
CIVIL ENGINEERING
Jim Morrissey
HUNT RESEARCH
FIRE PROTECTION
Jim Hunt
MICHAEL BRANDMAN ASSOCIATES
ENVIRONMENTAL IMPACT REPORT
Tom Holm
Mike Houlihan
PSOMAS & ASSOCIATES
GIS AND MAPPING
Daniel McCroskey
Duane Haselfeld
PURKISS ROSE
RECREATION SYSTEMS
Jim Pickel
Susan Jones
Ana Hernon
Christine Coman
STANLEY R. HOFFMAN ASSOCIATES, INC.
ECONOMIC AND FISCAL ANALYSIS
Stanley Hoffman
Marcine Osborne
THE RESEARCH NETWORK
LIBRARY AND RECREATION SURVEY
Pam Wooldridge
THIRTIETH STREET ARCHITECTS
LIBRARY PLANNING; DESIGN GUIDELINES
John Loomis
Jim Wilson
URBAN CROSSROADS
TRAFFIC ANALYSIS AND TRANSPORTATION
John Kain, AICP
Scott Sato, P. E.
TABLE OF CONTENTS
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Section Page
CHAPTER I. SHAPING THE FUTURE OF RANCHO CUCAMONGA:
AN INTRODUCTION............................................................................................. I- 1
1. THE RANCHO CUCAMONGA COMMUNITY........................................................... I- 1
1.1 History of Rancho Cucamonga..................................................................... I- 1
1.2 Rancho Cucamonga Today ........................................................................... I- 3
2. UNDERSTANDING THE GENERAL PLAN............................................................... I- 5
2.1 Understanding the General Plan ................................................................... I- 5
2.2 Organization of the General Plan.................................................................. I- 9
2.3 How to Use the General Plan...................................................................... I- 14
CHAPTER II. THE RANCHO CUCAMONGA VISION.............................. II- 1
1. THE IMPORTANCE OF VISION ............................................................................. II- 1
2. THE VISION FOR OUR COMMUNITY.................................................................... II- 2
CHAPTER III. DEVELOPING THE COMMUNITY................................... III- 1
1. PHYSICAL DEVELOPMENT OF THE CITY ........................................................... III- 1
2. LAND USE......................................................................................................... III- 2
2.1 Achieving the Vision ................................................................................. III- 2
2.2 Land Use Issues ......................................................................................... III- 5
2.3 Opportunity Areas...................................................................................... III- 9
2.4 Special Planning Areas ............................................................................ III- 10
2.5 Land Use Plan and Designations ............................................................. III- 15
2.6 Land Use and Development Policies ....................................................... III- 43
3. TRANSPORTATION .......................................................................................... III- 56
3.1 Achieving the Vision ............................................................................... III- 56
3.2 Transportation Issues ............................................................................... III- 57
3.3 Transportation System Scope .................................................................. III- 60
3.4 Land Use Support .................................................................................... III- 88
3.5 Transportation Policies ............................................................................ III- 90
4. HOUSING......................................................................................................... III- 97
4.1 Achieving the Vision ............................................................................... III- 97
4.2 Introduction.............................................................................................. III- 98
4.3 Part One ................................................................................................... III- 98
4.4 Part Two – Goal, Objectives, Policies, and Programs for the 2000 –
2005 Housing Element Update .............................................................. III- 113
5. PUBLIC FACILITIES AND SERVICES............................................................... III- 133
5.1 Achieving the Vision ............................................................................. III- 133
5.2 Public Facilities Issues........................................................................... III- 137
5.3 Public Facilities/ Services Scope ............................................................ III- 143
5.4 Land Use Support .................................................................................. III- 170
5.5 Public Facilities/ Services Policies ......................................................... III- 171
6. COMMUNITY DESIGN.................................................................................... III- 188
6.1 Achieving the Vision ............................................................................. III- 188
6.2 Community Design Issues ..................................................................... III- 191
6.3 Community Design Scope ..................................................................... III- 193
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6.4 Community Design Policies................................................................... III- 227
7. ECONOMIC DEVELOPMENT ........................................................................... III- 240
7.1 Achieving the Vision.............................................................................. III- 240
7.2 Economic Development Issues .............................................................. III- 241
7.3 Economic Development Scope .............................................................. III- 243
7.4 Economic Development Policies............................................................ III- 244
8. IMPLEMENTATION......................................................................................... III- 253
8.1 Land Use ................................................................................................ III- 254
8.2 Transportation ........................................................................................ III- 254
8.3 Housing .................................................................................................. III- 254
8.4 Public Facilities and Services................................................................. III- 255
8.5 Community Design ................................................................................ III- 255
8.6 Economic Development ......................................................................... III- 256
CHAPTER IV. MANAGING ENVIRONMENTAL RESOURCES............ IV- 1
1. ENVIRONMENTAL SETTING............................................................................... IV- 1
1.1 Achieving the Vision.................................................................................. IV- 2
1.2 Environmental Resources Issues ................................................................ IV- 3
2. ENVIRONMENTAL RESOURCES DIRECTION....................................................... IV- 6
2.1 Environmental Resources Scope ................................................................ IV- 6
2.2 Land Use Support..................................................................................... IV- 38
2.3 Environmental Management Policies....................................................... IV- 41
3. IMPLEMENTATION........................................................................................... IV- 56
3.1 Land Resources ........................................................................................ IV- 57
3.2 Open Space/ Sensitive Lands .................................................................... IV- 57
3.3 Water Resources....................................................................................... IV- 57
3.4 Plant and Animal Resources..................................................................... IV- 58
3.5 Energy Resources..................................................................................... IV- 58
3.6 Cultural Resources ................................................................................... IV- 58
CHAPTER V. MAINTAINING PUBLIC HEALTH AND SAFETY............ V- 1
1. PUBLIC HEALTH AND SAFETY SETTING............................................................. V- 1
1.1 Achieving the Vision................................................................................... V- 1
1.2 Public Health and Safety Issues .................................................................. V- 3
2. PUBLIC HEALTH AND SAFETY DIRECTION....................................................... V- 17
2.1 Public Health and Safety Scope ................................................................ V- 17
2.2 Land Use Support...................................................................................... V- 90
2.3 Public Health and Safety Policies ............................................................. V- 93
3. IMPLEMENTATION.......................................................................................... V- 127
3.1 Seismic and Geologic Hazards................................................................ V- 128
3.2 Flood Hazards and Inundation ................................................................ V- 128
3.3 Fire and Emergency Services; Police Services ....................................... V- 128
3.4 Miscellaneous Hazards............................................................................ V- 128
3.5 Noise ....................................................................................................... V- 128
3.6 Air Quality............................................................................................... V- 129
CHAPTER VI. IMPLEMENTING THE GENERAL PLAN....................... VI- 1
1. FOUNDATION..................................................................................................... VI- 1
2. ACHIEVING THE VISION .................................................................................... VI- 3
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3. IMPLEMENTATION ISSUES................................................................................. VI- 5
3.1 Resources ................................................................................................... VI- 5
3.2 Priorities..................................................................................................... VI- 5
3.3 Continuity .................................................................................................. VI- 6
3.4 Influence .................................................................................................... VI- 6
4. IMPLEMENTATION PROGRAM SCOPE................................................................ VI- 7
5. IMPLEMENTATION POLICIES ............................................................................. VI- 7
5.1 Development Codes................................................................................... VI- 7
5.2 Organizational Commitments .................................................................... VI- 8
5.3 Funding and Financing Considerations ..................................................... VI- 9
CHAPTER VII. APPENDICES....................................................................... VII- 1
1. GLOSSARY OF TERMS...................................................................................... VII- 1
2. COMPLIANCE WITH THE GOVERNMENT CODE................................................ VII- 1
3. ISSUES MATRIX ............................................................................................... VII- 2
4. POLICY OPTION PAPERS .................................................................................. VII- 2
5. EXPANDED HOUSING ELEMENT ...................................................................... VII- 2
6. INITIAL IMPLEMENTATION PROGRAM ............................................................. VII- 3
7. TECHNICAL BACKGROUND REPORT FOR THE SAFETY ELEMENT OF THE
GENERAL PLAN ( UNDER SEPARATE COVER) .................................................. VII- 3
8. RANCHO CUCAMONGA FIRE DISTRICT STRATEGIC PLAN ( UNDER
SEPARATE COVER) .......................................................................................... VII- 3
9. RECREATION NEEDS AND SYSTEM RECOMMENDATIONS STUDY ( UNDER
SEPARATE COVER) .......................................................................................... VII- 3
10. MASTER PLAN FOR THE RANCHO CUCAMONGA PUBLIC LIBRARY
( UNDER SEPARATE COVER) ............................................................................ VII- 4
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List of Tables
Table Page
Table III- 1 Approved Specific Plans And Planned Communities............... III- 11
Table III- 2A Land Use Plan Statistical Summary- Residential
Designations ...................................................................... III- 19
Table III- 2B Land Use Plan Statistical Summary – Non- Residential
Designations ...................................................................... III- 20
Table III- 3 Existing General Plan ( As Amended Through OCTOBER
17, 2001) And 2001 General Plan Acreage
Comparison........................................................................ III- 21
Table III- 4 The Regional Center Land Use Mix ......................................... III- 35
Table III- 5 Town Center Node At Foothill And Haven ............................... III- 38
Table III- 6 Western Foothill Corridor – Archibald To Hellman ................... III- 39
Table III- 7 Western Foothill Corridor – Western Gateway......................... III- 41
Table III- 8 Terra Vista Mixed- Use Area ..................................................... III- 41
Table III- 9 Industrial Specific Plan – Sub- area 18 Mixed- Use ................... III- 42
Table III- 10 Alta Loma Amethyst Mixed- Use ............................................. III- 43
Table III- 11 Classifications of General Plan Roadways............................. III- 69
Table III- 12 Roadway Functional Design Guidelines................................. III- 77
Table III- 13 RHNA 1999 .......................................................................... III- 101
Table III- 14 Projection of Units Available at Build- Out............................. III- 103
Table III- 15 Projected Unit Development From Vacant Uncommitted
LanD: City at Build- Out .................................................... III- 105
Table III- 16 Residential Development Fees ............................................ III- 108
Table III- 17 Residential Land Use, Density, and Housing Type Matrix ... III- 129
Table III- 18 Existing Parks and Special Use Facilities, March 2001 ....... III- 144
Table III- 19 Base Level Park Development Guidelines for
Neighborhood Parks ........................................................ III- 154
Table III- 20 Base Level Park Development Guidelines for Community
Parks................................................................................ III- 155
Table III- 21 Base Level Park Development Guidelines For Special
Use Facilities.................................................................... III- 156
Table III- 22 Recreation Facility Needs Ratio for Rancho Cucamonga .... III- 157
Table III- 23 Rancho Cucamonga School Summary ................................ III- 166
Table III- 24 General Plan Special Boulevards......................................... III- 207
Table III- 25 Beautification Master Plans.................................................. III- 209
Table III- 26 Gateway Design Elements 1................................................. III- 216
Table III- 27 Slope Development Guidelines ............................................ III- 224
Table IV- 1 Areas of Designated Regionally Significant Aggregate
Resources......................................................................... IV- 11
Table IV- 2 Areas of Designated Significant Agricultural Lands3............... IV- 15
Table IV- 3 Historical Water Production .................................................... IV- 23
Table IV- 4 Year 2000 Water Consumption By land Use Group ............... IV- 23
Table IV- 5 Projected Ultimate Daily Water Requirements by Land Use .. IV- 24
Table IV- 6 Total Energy Use In Rancho Cucamonga .............................. IV- 36
Table V- 1 Suitability Of Development In Seismic/ Geologic Hazard
Area ................................................................................... V- 42
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Table V- 2 Summary Of Average Annual Fire District Responses
( 1995- 1999)........................................................................ V- 44
Table V- 3 Land Use Noise Standards ....................................................... V- 71
Table V- 4 Existing Exterior Noise Exposure .............................................. V- 76
Table V- 5 Ambient Noise Levels................................................................ V- 78
Table V- 6 Future Exterior Noise Exposure in Year 2020........................... V- 81
Table V- 7 Ambient Air Quality Standards .................................................. V- 85
Table V- 8 Ambient Air Quality Northwest San Bernardino Valley Air
Monitoring Station .............................................................. V- 88
List of Exhibits
Exhibits Page
Exhibit I- 1 Regional Setting..................................................................... I- 7
Exhibit I- 2 Planning Area....................................................................... I- 11
Exhibit III- 1 Land Use Plan.................................................................... III- 17
Exhibit III- 2 Floor Area Ratio ( FAR) Calculation.................................... III- 26
Exhibit III- 3 Truck Routes...................................................................... III- 63
Exhibit III- 4 Circulation Plan .................................................................. III- 67
Exhibit III- 5 Typical Roadway Cross- Sections ...................................... III- 75
Exhibit III- 6 Transit Concept Plan.......................................................... III- 81
Exhibit III- 7 General Bikeways Plan...................................................... III- 85
Exhibit III- 8 Housing Types ................................................................. III- 131
Exhibit III- 9 Public Facilities ................................................................ III- 135
Exhibit III- 10 Parks and Recreation Plan.............................................. III- 147
Exhibit III- 11 Schools and School Districts........................................... III- 149
Exhibit III- 12 Trail Credit Graph............................................................ III- 161
Exhibit III- 13 Hiking and Riding Trails Master Plan .............................. III- 163
Exhibit III- 14 Entry Monumentation Locations...................................... III- 212
Exhibit III- 15 Major Community Design Features................................. III- 225
Exhibit IV- 1 Regionally Significant Aggregate Resources....................... IV- 9
Exhibit IV- 2 Water Resources ............................................................... IV- 19
Exhibit IV- 3 Sensitive Biological Resources .......................................... IV- 29
Exhibit IV- 4 Open Space and Conservation Plan.................................. IV- 39
Exhibit V- 1 Fault Hazard Map................................................................ V- 21
Exhibit V- 2 Geology of Rancho Cucamonga......................................... V- 25
Exhibit V- 3 Soil Types of Rancho Cucamonga...................................... V- 27
Exhibit V- 4 Slopes of Rancho Cucamonga ........................................... V- 29
Exhibit V- 5 Flood Hazards..................................................................... V- 33
Exhibit V- 6 Existing Storm Drain Facilities ............................................ V- 39
Exhibit V- 7 Fire Risk Assessment ......................................................... V- 47
Exhibit V- 8 EMS Risk Assessment........................................................ V- 49
Exhibit V- 9 Hazardous Materials Risk Assessment............................... V- 55
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Exhibit V- 10 Sound Levels & Human Response .................................... V- 63
Exhibit V- 11 Noise Compatibility Matrix ................................................. V- 69
Exhibit V- 12 Noise Sensitive Receptors And Noise Monitoring
Locations............................................................................ V- 73
Exhibit V- 13 Future Noise Contours....................................................... V- 79
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CHAPTER I. SHAPING THE FUTURE OF
RANCHO CUCAMONGA: AN
INTRODUCTION
1. THE RANCHO CUCAMONGA COMMUNITY
As we transition to a new century and even a new millennium
it is appropriate to take stock of where we have been and
where we are headed as a community. The year 2001
General Plan presents the opportunity to do just that. We will
do so in this chapter of the General Plan by looking ahead
through the prisms of our rich heritage and current situation:
The History of Rancho Cucamonga and Rancho Cucamonga
Today. Together, these perspectives provide a context for the
future guidance we initiate through this General Plan. In fact,
though, this is not new direction; rather, it is a refinement and
fine- tuning of the direction that stimulated the incorporation of
Rancho Cucamonga in the first place. The following sections
of this chapter will give you a more complete understanding of
this continuity.
1.1 History of Rancho Cucamonga
Our history as a community stretches farther back than most
communities within the region. Abraham Lincoln signed into
existence a post office located at the base of Red Hill in 1864;
the first in the western portion of San Bernardino County. In
1887, the Santa Fe Railroad extended its rail line through the
area. Early settlers planted and cultivated citrus, olive, peach,
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and other crops. Vineyards and wineries were prominent
features of the area and vestiges remain today.
But, in fact, there are even earlier chapters in our history. The
first, of course, involves the long and prosperous habitation by
Native Americans in this part of Southern California. That era
was ended abruptly in 1839 when a dedicated soldier,
smuggler and politician, Tiburcio Tapia, was granted 13,000
acres of land by Governor Juan Bautista Alvarado. Using
Indian labor, Tapia constructed a well- fortified adobe home on
what is now known as Red Hill and raised great herds of
cattle. Unlike many who had gone before him, Tapia began a
successful winery, portions of which still stand today, known
as the Thomas Winery.
Many different cultures have shaped Rancho Cucamonga’s
history. Many Mexican families labored in the vineyards and
groves, often living in small, quickly constructed camps,
located away from the other centers of settlement. Later, they
created a thriving community of their own, known as North
Town, which included a dance hall, theater, markets and
restaurants. A church, Our Lady of Mt. Carmel, bound them
together. Much of the heritage and neighborhood environment
of North Town exists today. Likewise, Italian immigrants like
the Nosenzos, Guideras, DiCarlos, and Campanellas
established a community out along Foothill Boulevard in
southern Etiwanda, consisting of homes, wineries of all sizes,
and a church, Sacred Heart.
Our predecessors ultimately established three distinct
communities: Alta Loma, Cucamonga, and Etiwanda. Each
had its own distinct character and origin. When the City of
Rancho Cucamonga was formed in 1977, these three
communities were joined together. Alta Loma, located north of
Base Line Road and west of Haven Avenue is primarily low
density residential in character, with lots predominantly half
acre and larger. The original Cucamonga community is
generally located south of Base Line Road and west of Haven
Avenue. It is characterized by an eclectic mixture of older,
low- density housing, as well as a mix of commercial and
industrial uses. It also contains the historic North Town. The
more rural community of Etiwanda is located generally east of
Haven Avenue. Most of this area was established in 1882 as
an agricultural subdivision of 10- acre lots, known as the
Etiwanda Colony Lands, by the Chaffey Brothers.
The roots of our City’s past remain evident in the preservation
of historic sites and structures throughout the area. Route 66,
a 2,448- mile stretch of highway from Chicago to Los Angeles,
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was a transcontinental diagonal that served as a lifeline for
Americans migrating west through the Depression and WWII.
Route 66, known as Foothill Boulevard here, stretched for 320
miles through California. This important segment within our
City still contains many original structures of that period and is
an ongoing part of Rancho Cucamonga’s history.
Finally, as an outgrowth of this rich and diverse past, the new
municipality of Rancho Cucamonga unified the historic places
within its boundaries into the current phase of development.
This pivotal action in 1977 was the result of a driving force that
had coalesced within our communities to seek an improved
quality of life for our citizens. This quest for excellence has
become a hallmark of Rancho Cucamonga.
1.2 Rancho Cucamonga Today
Rancho Cucamonga is a comparatively large city and
encompasses a total planning area of approximately 50
square miles. Thirty- eight square miles constitute the
incorporated area, augmented by a 12 square mile Sphere of
Influence that generally extends from our City’s northern
border up to the San Bernardino National Forest.
The predominant City pattern for commercial activity is
characterized by the commercial corridor along Foothill
Boulevard, accented by the planned clusters of shopping and
service businesses at many of our major intersections.
Convenient access to several major freeways, the Atchison,
Topeka and Santa Fe rail lines, and the Ontario International
Airport, coupled with the rapid development in Los Angeles
and Orange counties, reinforce Rancho Cucamonga’s
strategic location and potential to capture a sizeable portion of
the industrial growth in Southern California.
Rancho Cucamonga, a City of over 125,000 people, is one of
Southern California’s safest and most prosperous
communities— a highly family oriented community. This is no
accident. Since the city was incorporated in the 1970s, our
community leaders have consistently emphasized quality in
their decisions affecting housing, open space, education,
recreation and economic development.
Daily life in Rancho Cucamonga revolves around the family.
Our emphasis on family is seen in its heavy investment in
parks and recreation facilities and programs. We have an
extensive system of neighborhood parks, fields and courts
offering every conceivable form of family recreation, including
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a wide range of tournaments and league play. Nearly every
park has picnic and children’s play areas.
From 1990- 2000, Rancho Cucamonga added over 25,000
people to reach our current level of 125,585. Our growth rate
was one of the highest among Inland Empire communities
during that period. Like other Southern California areas, our
population is ethnically diverse, though it is estimated to have
a smaller proportion of Hispanic ( 22.5%) and Black ( 6.9%)
families, and higher percentage of Asian families ( 7.1%) than
San Bernardino County as a whole.
Our families benefit from above average income and
education. Thus, the city’s 1997 median income of $ 59,316
was well above that of San Bernardino County ($ 43,533).
Altogether, 35.9% of our households were estimated to have
incomes over $ 75,000. We are also pleased at the
educational attainment of our citizens. In 1999, 63% of our
residents had attended some college, with 21% holding
bachelors or graduate degrees. Total income of all families
within Rancho Cucamonga is the second highest in the Inland
Empire ($ 2.8 billion), though we rank fifth in total population.
Our community is a place for young families. Thus, the 1990
census showed that our largest population group was the 30-
39 year old baby boomer group; second largest was the group
encompassing children 0- 9 years old. Reflecting our City’s
relative youth, over 64 % of Rancho Cucamonga adults were
married and living with their spouses. Over 47% of our
households included children, far above Southern California
averages.
One of our community’s most notable characteristics is the
attraction of its homes to Southern California’s housing
market. This is accounted for by the fact that we have
concentrated on a number of master planned neighborhoods
that offer exceptional quality and value. As recently as 1998,
our homes were selling at a rate ( over 1,000 per year) and
price ($ 166,000 for resales and $ 203,000 for new homes) that
far exceeds the average for San Bernardino County. Yet this
quality is available at over $ 100,000 per unit less than nearby
Orange County, no doubt explaining the fact that the number
dwelling units in our City doubled in just ten years during the
1980s.
We are pleased, as well, that our economic development
strategy has worked as well as our housing strategy. Here
again, our insistence on quality has paid off handsomely.
Competitive costs of land and development are combined with
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assurance that a business investment here will be protected
by continued quality nearby. Our City enjoys the third highest
inventory of manufacturing and distribution space— over 20
million square feet— in the Inland Empire ( San Bernardino and
Riverside Counties). While commercial space here does not
enjoy the same cost advantage as industrial property, the
same mechanism is at work regarding value: commercial and
office standards are high and the demand is strong for those
businesses that want a quality location.
Perhaps the real “ bottom line” related to the physical character
of our community is its exceptional quality of life. That isn’t
just a result of the basics of residential, industrial and
commercial development being sound. It is a consequence of
an excellent educational system, as evidence by student
achievement tests at or near the top level in the County on
nearly every test in every grade. It is also manifested in the
exceptional commitment we have made to recreation facilities
as a dominant part of our extensive park and recreation
system. This commitment is symbolized by the 6,500 seat
stadium which is home to the Rancho Cucamonga Quakes, a
highly popular Class A baseball team.
The physical setting and improvements that define our City’s
appearance is the stage on which our community functions.
The quality of what takes place there is evidenced by our
public safety record. We enjoy a crime rate that is one of the
lowest in California and over 25% lower than the next safest
Inland Empire city. All things considered, it is easy to see why
we are proud of our accomplishments as a community and
why we take so seriously the continued proper guidance for
the use of our land resources and design of our community’s
development.
2. UNDERSTANDING THE GENERAL PLAN
2.1 Understanding the General Plan
Sound planning practice, competent economic development
strategies, the need to respond properly to ongoing regional
growth dynamics, and the provisions of the Government Code
require a comprehensive and thoughtful community General
Plan. Those motivations have operated in Rancho
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Cucamonga since before its incorporation and remain powerful
forces today.
The initial overwhelming rates of growth experienced in the
1970s and early 1980s have settled down to a more
manageable level, but there remain many critical community
development decisions. This version of the Rancho
Cucamonga General Plan provides a contemporary focus on
those community development issues that affect us as a more
mature but still developing City. Perhaps the most significant
distinction from earlier planning periods is that we have had
the time and opportunity to establish a clear quality of life ethic
that is manifested in many ways throughout our community.
This General Plan seeks to sustain and enhance that
achievement.
The growth and development of our City can be appreciated in
the context of our regional location in the dynamic West Valley
area of San Bernardino County ( see Exhibit I- 1, Regional
Setting. This portion of the Inland Empire has experienced
unusually high growth rates over recent years.
The singular purpose and goal of our General Plan is to
implement the Rancho Cucamonga Vision ( described further
in Chapter II). Our Plan accomplishes this through a series of
policies and implementation actions or programs related to
more specific issues we believe are important. These policies,
in turn, are applied to both public and private development
projects and decisions. Where our City does not have
development authority, as in the unincorporated area or
regarding certain functions handled by another unit of
government, our General Plan seeks to influence the
appropriate decision making bodies so that their decisions
reinforce our City’s Vision.
This update of the General Plan is very thorough and benefits
from certain technical advances, such as the use of
Geographic Information System ( GIS) technology for the
preparation of maps and storage and retrieval of information.
This is significant because one of the advantages we now
have is the ability to manage and maintain General Plan
information much more readily than in the past. In effect, the
General Plan in its current form is a powerful resource and
land management device that will contribute to our City
government’s efficiency and effectiveness in making and
carrying out development decisions.
I. SHAPING THE FUTURE OF RANCHO
CUCAMONGA: AN INTRODUCTION
City of Rancho Cucamonga General Plan
October 17, 2001
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Exhibit I- 1 Regional Setting
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I. SHAPING THE FUTURE OF RANCHO
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It is interesting to note that the amount of land use change
reflected in this version of the Plan relative to earlier versions
is surprisingly slight. This speaks to two things: 1) previous
land use policy direction has proven to be sound; and 2) many
aspects of community development now requiring attention
have more to do with sustaining the quality of development
than shaping changes in desired land use patterns.
2.2 Organization of the General Plan
The structure of our General Plan is similar to earlier versions
in that it is organized around three dominant chapters that
contain the policy direction for the planning area: the
incorporated City of Rancho Cucamonga and its adjacent
Sphere of Influence in unincorporated San Bernardino County.
See Exhibit I- 2, Planning Area, for a clear picture of both City
and Sphere areas. It should be noted that certain topics are
mandated by law to be addressed, while others are optional.
All mandated topics are included as well as several optional
ones. Once a subject is included in the plan, regardless of
whether it is mandated or optional, its policies have equal
force and effect as any other portion of the Plan. A diagram
summarizing the topical arrangement of our General Plan is
found in Appendix 2, Compliance with the Government Code,
Exhibit A2- 1.
Chapter I, Shaping the Future of Rancho Cucamonga, is a
general introduction to the entire document and seeks to
provide an overview of the document and how it is to be used.
Chapter II, The Rancho Cucamonga Vision, is a new feature of
the General Plan and expresses a Vision for the future that
focuses on the qualities and characteristics of our community
as if we were 20 years into the future. In effect, this is a
means of transporting ourselves into the future, describing the
community we have achieved, and using that as the basis for
setting policy now to result in that kind of community.
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I. SHAPING THE FUTURE OF RANCHO
CUCAMONGA: AN INTRODUCTION
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October 17, 2001
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Exhibit I- 2 Planning Area
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I. SHAPING THE FUTURE OF RANCHO
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Chapter III, Developing the Community, focuses on conditions,
issues, policies and implementation strategies regarding the
physical development of our community. It includes sections
on Land Use, Transportation, Housing, Public Facilities and
Services, Community Design, and Economic Development.
As with the other major policy chapters, this one presents
information for each section in the following sequence:
1. Achieving the Vision – a description of how the section
contributes to achieving the Vision described in Chapter II.
2. Issues and Scope – a discussion of the key issues related
to the section topic that also defines the scope of each
section.
3. Policies – a statement of General Plan policies,
accompanied by a discussion that helps the reader
understand the context for and intent of the policy.
4. Implementation – a summary of the implementation
strategies necessary for carrying out the policies.
In some cases, as in the Land Use and Transportation
sections, there is a special need to define terminology
regarding land use designations or classifications of certain
arterial highways. Where appropriate, those definitions are
included.
Chapter IV. Managing Environmental Resources, includes
direction on a wide variety of critical resource areas: Land,
Water, Plants and Animals, Energy, and Cultural Assets. This
chapter is structured similarly to Chapter III.
Chapter V, Maintaining Public Health and Safety, is focused
on how we sustain a safe and secure living environment
through the physical development that takes place. It covers
Seismic ( earthquake) and Geologic Hazards, Flood Hazards
and Inundation, Fire and Emergency Services, Emergency
Preparedness, Hazardous Materials, Crime and Crime
Prevention, Miscellaneous Hazards, Noise, and Air Quality. It
can readily be seen that this is a very comprehensive array of
critical topics that affect our everyday lives.
Chapter VI, Implementing the General Plan, describes the
nature and scope of implementation strategies for carrying out
the Plan. This general description of how the General Plan is
to be carried out is the link between the policy chapters and an
initial list of implementation action in Appendix 6 of the Plan.
The intent is that the overall strategies will remain relatively
stable, while specific actions may vary substantially from year
to year.
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Chapter VII, Appendices, contains a variety of reference
materials that are too cumbersome to be placed in the General
Plan itself, but are necessary and desirable to understand
certain aspects of the Plan in greater detail for those who use
it frequently.
In addition to the General Plan document itself, a
comprehensive and contemporary Environmental Impact
Report is published as a companion document. It should be
referred to for more extensive information related to the
impacts of the Plan and how they will be mitigated ( offset or
reduced).
2.3 How to Use the General Plan
The General Plan is, in effect, the “ Constitution” for
development in our community. Consequently, we insist that it
be used as the basic frame of reference in making
development and conservation decisions within our planning
area, whether they involve public or private lands.
All policies within our plan are important or they wouldn’t be
included. They are to be applied when the following kinds of
decisions are contemplated:
♦ Budget allocations that impact the physical development in
our planning area;
♦ Review of proposed private development projects;
♦ Review of proposed public projects, including acquisition or
disposal of public lands;
♦ Proposals by other levels of government that would affect
our community’s interests;
♦ Position- taking on proposed legislation affecting our
community’s interests;
♦ Position- taking regarding regional planning activities
affecting our community’s interests; and
♦ Proposed programs or actions to implement our General
Plan in addition to those described above.
Policy is expressed in this Plan in both mapped and written
form. The maps depict the geographic application of policy
and express the desired pattern of development and
conservation that define our community. Written policy
expresses decision- making guidance related to what is
depicted on the maps or, if the subject is not mapped, as a
guide to certain decision points defined by the policy.
Additional diagrams and illustrations are included to further
I. SHAPING THE FUTURE OF RANCHO
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assist in interpretation of policy and application to specific
situations.
Not all policies are the same in terms of the level of
commitment they represent. The action words contained in
our policies convey distinct levels of commitment and
represent the outcome we expect when a certain term is used.
These terms include the following.
Shall. We will always follow the policy. This is our absolute
commitment to the guidance expressed in the policy. Our
expectation is that the policy will definitely be implemented
under all circumstances.
Should. We will follow the policy in almost all cases.
Exceptions or degrees of implementation are acceptable to us
for good reason. Our expectation is that the policy will almost
always be followed.
Allow. Our policy is to permit someone else’s initiative and
support it unless there is a very good reason not to. Our
expectation is that the policy will generally be implemented,
even though a party other than the City carries it out.
Coordinate. Our City government will join with another entity
to implement the policy. Our expectation is that the policy will
generally be implemented in some form of partnering
arrangement.
Consider. We will investigate the proposed action to
determine the actual level of commitment that is appropriate.
Our expectation is that an open- minded effort will be made to
evaluate possibilities until facts are determined and a decision
can be made based on those facts.
Restrict. We will take action within certain bounds. Our
expectation is that implementation will occur, but at a
constrained level or within specified limits.
Prohibit. We will take steps to actively prevent a specified
condition or decision and preclude it from happening. Our
expectation is that the condition or direction will not happen
under any circumstance.
Other terminology may appear in certain policy statements.
These terms should be interpreted according to their similarity
to the appropriate term described above.
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Occasionally, users of the General Plan may want additional
information regarding the background and reasoning behind
policies in the Plan. These needs can be satisfied by referring
to the Appendices or, in some cases, to the General Plan EIR.
Amending our General Plan requires compliance with certain
provision of the Government Code. Specifically, this entails
acting on no more than four amendments per year, under
current law. The General Plan must be amended in the same
manner as its original adoption: by resolution of the City
Council upon recommendation by the Planning Commission.
In all cases where interpretation of the Plan is uncertain,
consultation with City planning staff is highly recommended.
In fact, because of the complexity and broad scope of the
General Plan, any person seeking to implement it would be
well advised to consult with City staff for assistance.
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CHAPTER II. THE RANCHO CUCAMONGA
VISION
1. THE IMPORTANCE OF VISION
Vision is a mental picture of the future that conveys what we
believe to be important characteristics of our community at
some time in the future. It has the power to express a future
that sustains the positive values of the present. It is derived,
as well, from core values of the past that have proven to
contribute to the quality of life that makes Rancho Cucamonga
what it is. Our Vision is crafted from a number of issues we
believe reflect the strengths of our community.
Our Vision is imaginative in that it anticipates continued
success in sustaining the qualities and features of our
community that bring us pride and satisfaction with our homes,
neighborhoods, businesses and public institutions. It further
assumes that the commitments will be sustained that are
necessary to implement our General Plan in conformance with
this Vision. Finally, it imagines that future decisions, events
and actions will follow a similar pattern.
At the same time, our Vision is highly practical in the sense
that it reflects continuity with what our community has
achieved since its incorporation. This General Plan does not
represent a change in direction: it is an adjustment to the path
we already follow. Furthermore, the values contained in this
Vision are widely held and shared by the resident and
business citizens who live and conduct business here.
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Our Vision is what unifies our public resources and private
energies toward a future for Rancho Cucamonga of which we
can continue to be proud. Let us share that Vision with you
now.
2. THE VISION FOR OUR COMMUNITY
There is a special way of thinking about this vision for Rancho
Cucamonga. Here is what you have to do:
♦ Understand what community values and qualities drive its
evolution from where it is now to what it will become in the
future. These values provide the foundation for everything
that happens on behalf of the community and they shape
the policy thrust of its General Plan.
♦ Position yourself in the future— probably 20 years or so.
♦ Understand that the vision already exists: your vision is
now real because you are there in the future with it. That
is why it is stated in the present tense.
♦ Keep in mind where this is ultimately taking us. It is an
understanding of what would have to be done between
today and the future for the Vision to be achieved. That is
what the General Plan and its implementation programs
are intended to achieve.
With these points in mind, from our future vantage point, let’s
describe the Vision for Rancho Cucamonga in the year 2020.
The dominant values that enabled us to realize our vision for
Rancho Cucamonga have their roots in the origin of our City.
Here are the most critical values:
♦ A belief in our families and the need to promote their well-being;
♦ An abiding respect for the heritage we share;
♦ An unusually strong dedication to community planning;
♦ A firm commitment to quality standards for community
development;
♦ A determination that our citizens and their property will be
secure;
♦ An ethic of strong citizen involvement in community affairs;
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♦ A sustainable balance in land use patterns and supporting
transportation;
♦ Attention to long term economic strength and fiscal
responsibility;
♦ An active involvement in regional programs that affect the
City; and
♦ A continuing pride in individual and community
accomplishment.
With the continuation of these values, the commitments
associated with them, and the initiatives undertaken, here is
how we describe our City in the year 2020:
Keeping the Family at the Center
♦ Even though we are now over 90% built out, our 150,000
residents enjoy exceptional family oriented facilities and
services, including community centers, parks, libraries, and
cultural facilities. Statistics show that Rancho Cucamonga
families are among the most stable in Southern California.
♦ The relationship between our City and the school districts
serving our children is at an all- time high, with shared
facilities and after- school programs at every school site in
the City.
♦ When you attend community events ( performances,
games, celebrations), you notice that a very high
percentage of those who participate are entire families.
Enhancing a Sense of Community
♦ Our residents enjoy a broad and wide reaching Community
Services program, providing activities for individuals of all
ages and interests.
♦ Our highly developed and maintained system of sports
fields throughout the City at our community parks and
sports complexes are used by thousands of youth and
adult sport participants from local leagues through national
tournaments.
♦ We have become the Inland Valley model for successful
and effective senior citizen programs and facilities.
♦ We have developed and participate actively in a coalition
of partnerships between the City, schools, non- profit
organizations, and businesses— a partnership that now
enjoys statewide recognition.
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♦ Rancho Cucamonga is a recognized leader in the Inland
Empire and the San Gabriel Valley for cultural and
performing arts.
Sustaining a Memorable Place
♦ Our historical village centers associated with Alta Loma,
Cucamonga and Etiwanda remain as unique focal points in
the community. Although it is not a downtown in the
conventional sense, our vibrant City Center provides a rich
mixture of public, commercial, and cultural uses near the
geographic center of the community at Haven and Foothill.
♦ The almost completely developed Foothill Corridor is
known throughout the State for the way in which it
recaptures the spirit of old Route 66 and yet also presents
a contemporary quality of development with large public art
and several restored historical structures that will forever
tell the story of the famous route.
♦ The high standard of architecture, landscaping and
development design, together with the numerous focal
points throughout the City, continues to distinguish Rancho
Cucamonga among the surrounding communities.
Cherishing Our Legacy
♦ The preservation or adaptive reuse of remaining
agricultural artifacts such as wineries symbolizes our rich
and diverse agricultural heritage. Our successful public art
program testifies to a diversified agricultural heritage
through art works reflecting an agricultural theme. While
commercially productive agricultural lands have faded from
the scene, citrus and vineyard plantings accent some of
our more prominent public spaces as elements of
landscaping plans. Even some private development has
taken this approach to aesthetic enhancement of their
projects.
♦ A major effort to incorporate architectural features derived
from historic wineries adds variety and visual excitement
along our main access corridors.
♦ Several areas, especially those tracing back to the original
Alta Loma, Cucamonga, and Etiwanda communities, have
emerged as centers of historic preservation, with a strong
historic theme evident even in contemporary development
projects.
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Designing Quality into Our Environment
♦ Our reputation as a place where planning is respected has
recently benefited from a surge of interest by world class
architects to design projects in Rancho Cucamonga.
There is a diversity of high quality design themes.
♦ Rancho Cucamonga is one of a handful of cities in
Southern California known for the consistently high quality
of our streetscapes and adjacent development.
♦ Our City is now well known for its system of landmarks
accenting various portions of the community, including
view corridors focused on nearby prominent mountains.
Being Involved in Our Community
♦ Our citizens continue to volunteer to assist in community
endeavors and services at a remarkable rate, one that is
proportionately greater than any other Inland Empire city.
♦ Our City is one of the few in the State in which
improvement organizations have sprung up to stimulate
neighborhood vitality well in advance of any serious sign of
decline.
Maintaining a Strong Economy
♦ Our commercial development, particularly in the Foothill
and I- 15 corridors, is particularly healthy and provides both
jobs for our families and revenues for our community
services. A mix of cultural and regional commercial uses
provides us with a stable, not transitory, type of
development.
♦ The reemergence of rail as an important aspect of
industrial development makes our industrial areas among
the most competitive in the region, as well as offering
convenient commuter rail service at a most exciting stop,
surrounded by landmark commercial and residential uses
in an attractive golf course setting.
♦ We are proud of our success in introducing relatively small
mixed- use projects in key areas where they can capitalize
on rail transit and in scattering affordable housing units
throughout the City.
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Operating the City Responsibly
♦ We take pride in the fiscal soundness enjoyed by our City
as a result of solid development decisions, prudent
financial management, and strong commitment by local
citizens ( both resident and business citizens) to add value
through their efforts.
♦ Our City government remains one of the most stable in the
region, reflecting a continuity of policy direction dating back
to the incorporation of the City. Long- range planning and a
commitment to good design remain a hallmark of City
government.
♦ Our system of fair, entrepreneurial, and successful
structure of fees, assessments and community
contributions provides the required funding for
development and maintenance of quality recreational
programs and open space related facilities.
Shaping Our Surroundings
♦ Our City has recognized the importance of the natural
resources within its purview and is sensitive to the
threatened ecosystems that present here. We have
worked cooperatively with neighboring communities and
the County to promote the planned conservation of
endangered natural habitats.
♦ Air quality is at an all- time level as a result of cooperative
regional programs, technological improvements in motor
vehicles, and improved land use balance in the Inland
Empire, all of which continue to be actively supported by
Rancho Cucamonga.
♦ Development within the City’s approved Sphere of
influence has either been annexed or is developed in
accordance with guidance agreed upon by the City and the
County. The Sphere includes some additional estate
development that contributes to a complete range of
housing choices. That range of housing opportunity is
often cited by new businesses as a City asset and
attraction. Our environmental mitigation banks in this area
continue to flourish.
♦ Our long- standing water conservation program in which the
City has applied drought tolerant landscaping to public
spaces and implemented an aggressive xeriscape
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requirement has not only achieved notable water
conservation objectives, but has added to the aesthetic
qualities of the community at limited cost.
Celebrating Community
♦ Our annual awards celebration, Founders Day Parade and
Ball for community achievement, is now a highlight of the
year and is always covered thoroughly by the news media.
It is now held in the courtyard section of our new hotel
complex in the Haven corridor and generates money to
support our performing arts programs.
♦ Our General Plan, significantly updated in 2000 and 2010,
has stimulated award- winning accomplishments in Rancho
Cucamonga in all areas of community development.
Investment interest here is stronger than it has ever been.
♦ We take considerable pride in our City’s development into
a successful balance between residential, business,
agricultural, recreational, open space, and historical uses
and communicate that message regularly to those
interested in their families and businesses to our
community.
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CHAPTER III. DEVELOPING THE
COMMUNITY
1. PHYSICAL DEVELOPMENT OF THE CITY
The pattern of development within Rancho Cucamonga is
characterized by essentially a north/ south split oriented
roughly along Foothill Boulevard. The northerly two/ thirds of
our City is predominantly residential, while the southerly third
is largely industrial. Commercial centers are clustered largely
along the main east/ west spine of the City, Foothill Boulevard.
This pattern of development results in relatively few land use
conflicts, but it also makes the north/ south roadways a critical
ingredient in moving workers back and forth between home
and work ( for those residents who work in our local
businesses). The northerly edge of our Sphere of Influence is
dominated primarily by open spaces of various types— a
suitable transition to the San Bernardino National Forest and
Mountains that frame this part of the West Valley area of San
Bernardino County.
This chapter responds to the Government Code provisions for
addressing issues relating primarily to our City’s physical
development, including the land area within our Sphere of
Influence. Certain topics, such as Land Use, Transportation
and Housing are required by State law and each is covered in
its own section of this chapter. The State mandates for these
subjects are described in Appendix 2. Closely associated, but
optional subjects include Public Facilities and Services,
Community Design, and Economic Development. All of these
subjects place demands on or directly support development of
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our land resources and they are likewise covered in separate
sections. By combining these closely related topics in one
chapter, we provide comprehensive policy direction for overall
management of our land resources.
2. LAND USE
2.1 Achieving the Vision
How our land resources in Rancho Cucamonga are used is
very important to us. This has been our outlook ever since the
City incorporated in 1977. Our land use map and policies both
respond to the Rancho Cucamonga Vision, in some cases
directly and in others, indirectly. What the Vision makes clear
is that “ everything is connected to everything else” in our
community and we seek to reflect that in the following
discussion regarding how the Land Use Element implements
our Vision.
The significant land use changes reflected in this plan revolve
around two general patterns: 1) concentration of mixed used
development in key locations along Foothill Boulevard and the
Empire Lakes area and 2) consolidation of the existing open
space preserves in the Sphere area. The former provides for
real incentives to stimulate economic development where it
makes the most sense for our community. The latter provides
stronger assurances than previously existed that the northern
open space “ frame” for our community will remain intact,
offering passive recreation opportunities for our citizens as
well.
The Land Use Element is responsive to our Vision because it:
a) Opens up additional opportunities for our families to have a
choice in living environments, satisfying a broader
spectrum of housing needs than could be provided under
previous policies. In fact, some of the housing
opportunities envisioned are not available within this
portion of the region.
b) Makes available the potential for family entertainment and
shared experiences not typically found in suburban
communities like ours.
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c) Offers an unprecedented opportunity to add a performing
arts complex to our community that will be in a class by
itself and, additionally, will serve the region as well.
d) Has the potential for establishing or reviving unique and
memorable places with qualities unlike any others in our
City.
e) Contributes to the creation of focused, pedestrian friendly
enclaves, particularly within our original communities of
Cucamonga, Alta Loma and Etiwanda, that are reminiscent
of the qualities found there in earlier days.
f) Provides further land use support to supplement the
activity centers previously envisioned in the Old
Cucamonga sector when the Foothill Boulevard Specific
Plan was prepared.
g) Offers a unique opportunity to extend our historical
heritage through design features and programs that could
not be focused as well elsewhere, nor shared with so many
of our citizens and others.
h) Offers a unique opportunity to extend our City’s reputation
for quality design and development, perhaps in a form that
will attract world class architectural interest. This is
particularly true with respect to the potential performing
arts center in the Foothill/ I- 15 Regional Center. But it
applies generally in all mixed- use areas.
i) Provides opportunities for us to achieve quality design and
avoid a boring sameness throughout our community by
allowing sufficient architectural variety and site planning
flexibility to make quality development economically
feasible.
j) Facilitates effective use of challenging parcel sizes and
dimensions.
k) Provides for a mix of residential, office and commercial
uses at an intimate scale that offers choices in selected
locations not generally available to our residents
elsewhere in our community.
l) Aids in stimulating economic revitalization in areas of our
community that have a difficult time competing with larger
and more diversified development sites.
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m) Provides incentives for quality development and design in
both new and redevelopment projects through the flexibility
allowed.
n) Stimulates new options and configurations for
development at key entry points to our City.
o) Provides opportunities for establishing partnerships in the
development of varied scales of properties.
p) Offers economic potential that is exceptional in terms of
regional prominence, strengthened economic base for our
City, elimination of economic “ leakage” to surrounding
areas, direct and indirect stimulation of other economic
investments in our community, job opportunities for our
workers, and overall fiscal benefits for our citizens.
q) Provides economic leverage to make available resources
that enhance stability in the operations and services
provided by our City government.
r) Reinforces public and private uses already established,
many of which are oriented to various types of services to
our citizens.
s) Rounds out and enhances significant focal points in our
community, in some cases by introducing a residential mix
in areas where that use can stimulate more activity in
conjunction with commercial, office and entertainment uses
and still generate a feeling of intimacy in the scale of
design.
t) Offers the potential, particularly regarding the activity
center at Foothill and Haven, to reinforce the identity and
complement the quality of the City Hall, County Service
Center, Terra Vista Town Center, and adaptive reuse of
the historic winery, all focused on this intersection.
u) Enables potential development to expand our substantial
historic heritage through design quality and the use of
historic themes.
v) Provides flexibility in uses and their combination in key
areas to stimulate design excellence within the “ bottom
line” considerations that must be part of any successful
development.
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w) Expands our economic base in areas that are readily
accessible to our workers located throughout Rancho
Cucamonga.
x) Contributes to our ability to maintain a balance of land
uses through the creativity that can be applied to multiple-use
projects.
y) Extends quality development standards ( through our
existing Hillside Development Ordinance) to an area that is
highly visible to our citizens. Land use designations also
blend this development potential with the open space and
habitat preserves that mark the transition from our
suburban neighborhoods to the San Bernardino National
Forest.
z) Provides a conveniently located environmental experience
for our citizens in the northerly reaches of our planning
area, particularly through trail extensions and educational
programs for our students.
aa) Provides an important visual “ frame” for the northern edge
of our community.
bb) Contributes to our economic development potential by
adding a broader choice of housing opportunities
appealing to executives, managers, professionals and
others who seek higher end housing.
cc) Contributes to proper management of the critical upper
portion of the flood control system that protects our lives
and properties.
dd) Adds to the overall balance of land uses within our
community.
2.2 Land Use Issues
An extensive effort was undertaken before and during the
most recent General Plan update to identify key issues that
require attention. It was well understood that our General Plan
had served us well and that what we needed was to enhance
its ability to guide our future as a community. Nevertheless,
certain issues required policy attention, either through
revisions to existing policy or addition of new policies. The
following issues summarize the focus of this planning
document and are the basis for organizing our policies for
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guiding growth and development, as noted in Section 2.6,
Land Use and Development Policies.
2.2.1 Development Strategy and Growth
Issue: Given the changes in local and regional conditions
during the 1990’ s, what should be the thrust of our
development strategy for accommodating growth over the next
20 years?
Discussion: An unprecedented economic surge, on the heels
of a serious recession only ten years prior to preparation of
this update, has imposed huge growth pressures and provided
exceptional economic development opportunities for our City.
At the same time, competition for economic development has
increased significantly in that period, as evidenced by the
Ontario Mills project in Ontario. Consequently, we have to
carefully consider how we are going to participate in the future
growth forces that surround us. At the same time, we must
give similarly serious thought to how we will guide growth to
maintain, enhance and extend the quality standards for which
our community has become renowned.
2.2.2 Opportunity Areas
Issue: What special areas within our community afford unique
opportunities for change and how should that change be
stimulated and guided?
Discussion: Experience has shown us that there are several
locations within the City that have special potential. Two key
areas are the I- 15 and Foothill Boulevard corridors, especially
where they intersect toward the eastern edge of our City.
Several focal points within these corridors merit special policy
attention and deserve concentrated attention over the next few
years. The most critical of these is the Regional Center at I- 15
and Foothill Boulevard, much of which our City now owns and
which has undergone considerable rethinking recently. Other
opportunity areas are addressed under the heading of Land
Use, immediately following.
2.2.3 Land Use
Issue: What is the optimum guidance for the use of our land
resources, considering the entire range of residential,
commercial, industrial, and open space uses?
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Discussion: Our City, in the year 2000, is estimated to be
approximately 84% built out ( in terms of developable land
area, but not development potential). The Sphere is largely
undeveloped and is intended to be annexed as development
occurs. Development has occurred since City incorporation
under policies similar in most respects to those contained in
this Plan. That development has been quite successful and
we are, for the most part, pleased with the results. At the
same time, some very important areas remain to be developed
and others are strong candidates for redevelopment or
revitalization. The overriding theme related to land use is
quality design and efficient functioning of development,
consistent with historic patterns. The major refinement to land
use policy that we now undertake is the addition of selective
areas of mixed- use development. Other than that, we do not
feel the need for any major shifts in land use policy.
Combined with minor updates in some policies, the land use
direction we express in this Plan will enable our City to
continue to attract the quality of development and levels of
economic investment that we seek for overall community
prosperity.
2.2.4 Densities and Intensities
Issue: What specific direction should we maintain regarding
densities and intensities of land use beyond the normal
concerns of land use compatibility?
Discussion: Our general policy direction has been and
continues to be the protection of our single- family residential
neighborhoods from development densities and intensities that
would significantly diminish the quality of these
neighborhoods. A sometimes- ignored aspect of this issue is
that of maintaining a balance of land uses. While proposed
development in and around predominantly single family
neighborhoods needs to be carefully evaluated, it is also
important to appreciate that some land use compatibility
issues can be addressed by proper design. We recognize that
some transitions between single family and more intensive
uses are inevitable and believe, in fact, that we have handled
such situations well in the past.
2.2.5 Community Design
Issues: What should be the thrust of community design in our
City?
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Discussion: Rancho Cucamonga is well known for the stand
we have taken over the years to require quality design. It has
not always been easy. However, we believe the long- term
benefit is significant and can be seen in the quality of our
development. Simply stated, the visual quality of our
community is unusually strong. We are proud of what we have
accomplished and certainly wish to continue that pattern in the
future. We recognize that there needs to be balance in two
respects in terms of quality expectations. One is that
uniformity does not necessarily translate into quality. In fact,
one of the aspects of design that is a constant challenge to
communities like ours who wish to maintain high standards is
the spread of commercial chains that look alike no matter
where you find them. A second aspect of this issue is that
there needs to be both balance and clarity regarding what we
expect of developers. That is what this General Plan seeks to
aid.
We have expectations regarding other aspects of community
design that go beyond the individual project. They include:
1) causing our neighborhoods to be structured around
community uses such as schools and parks; 2) clustering uses
where that will contribute to a special living environment;
3) respecting our continued historic heritage; and 4) master
planning of larger projects as the norm. These expectations
also tie into our desire to increase the options we have for
transportation— an aspiration that can often be enhanced by
good design.
2.2.6 Performing/ Cultural Arts
Issue: What place should be made in our City’s future for
performing or cultural arts facilities?
Discussion: This may seem to some as a rather specialized
issue. However, we take the issue very seriously because it
has the potential for helping to define our community in a new
and more effective way than in the past. Therefore, as part of
this General Plan update, we have explored the types of
facilities that we might want here and looked at various
locations that might be desirable. As a consequence, we see
the possibility of a major performing arts complex as part of
our Regional Center and, possibly, a companion facility for
local cultural events as well. The thrust of our Plan at this
point is to focus energy on validating the proper scale of this
use for our community.
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2.2.7 Linkages
Issue: What linkages need to be made within the approved
land uses?
Discussion: We have two major concerns regarding the
proper linkages among existing and proposed land uses. One
is the opportunity to establish connecting pedestrian and
equestrian trails, especially into and through the northern open
space portions of our community. In some cases, this includes
bikeways as well. The second is the more pervasive but
essential linkage between our land uses and the circulation
system that serves them. Roadways of the proper size,
capacity, and route are central to the efficient functioning of
our City. This will become particularly crucial as we expand
transit options to serve key sectors of our community.
2.2.8 Revitalization
Issue: How should we address the fact that some portions of
our community are aging and in need of revitalization?
Discussion: Some areas of our community are showing
signs of deterioration, deferred maintenance, and the
inadequacy of pre- incorporation standards for development.
Experience here and in other communities demonstrates that
attention must be given to these areas before conditions get
even worse. Even more to the point is the fact that these
portions of our community offer opportunities for varied
lifestyle and living choices that should be proud features of our
City. We must give them the necessary attention now rather
than later.
2.3 Opportunity Areas
The process of the preparing the 2001 General Plan involved
focusing on potential areas of change, both from a geographic
standpoint and a strategic or policy standpoint. For each of
these potential areas of change, or opportunity areas, existing
conditions were evaluated, and alternative directions were
developed and analyzed. The result of this effort generated a
series of three Policy Option Papers and identified ten
geographic areas where direction for change was determined.
The Policy Option Papers covered an in- depth look at
opportunities for Performing/ Cultural Arts Facilities, Historical
Resource Preservation, and a strategy for I- 15 Corridor
Economic Development. These papers are included in
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Appendix 4. The direction received from City staff and the
General Plan Task Force on the Policy Option Papers and the
land use opportunities became key ingredients of the General
Plan.
2.4 Special Planning Areas
Conventional zoning districts consistent with land use
designations in the General Plan will be used to implement the
General Plan in many instances. However, a number of
considerations suggest that some form of customized zoning
is appropriate as an implementation device. Several
techniques are authorized under this provision of the General
Plan. They include:
2.4.1 Master Plan Overlay District
This is a combining district within the City Development code
that calls for preparation of a conceptual master plan as a
precursor to development approval. This requires attention to
development issues that may not be readily resolved through
conventional zoning designations or site development
standards. Usually, issues such as circulation, drainage, open
space linkages, trail connections, compatibility with adjacent
uses, and similar concerns can be addressed through creative
design flexibility. Where mixed use designations are involved,
use combinations and proportions can also be used to create
more satisfactory results. Locations requiring this approach
are shown on the General Plan land use map
2.4.2 Specific Plan
This is a form of zoning that allows for flexibility in design and
customized development standards tailored to specific needs
and conditions. It is one of the most creative tools available
for guiding and regulating development, but also requires
considerable attention to detail and may be too involved for
some situations. This tool is provided for in the California
Government Code. A specific plan must be consistent with the
General Plan and must respond to all of the general plan
topics to the extent that they apply to the area in question.
One of the problems associated with any customized zoning
approach is that it imposes additional administrative burdens
on the City. This is because each specific plan or planned
community zone contains customized rules that may not be
found elsewhere in the City’s regulatory system. In order to
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simplify the situation, development regulations for these plans
have been incorporated into the Rancho Cucamonga
Development Code, so all applicable regulations are now
found in one document. Further consolidation of specific plan
regulations into the development code may occur over time to
simplify administrative requirements and still achieve the
uniqueness of the development originally sought.
2.4.3 Planned Community Zoning
This device may be thought of as a less comprehensive form
of specific plan. It does allow custom design and development
regulations, but its scope can be limited to only those aspects
of the plan that deviate from conventional zoning
requirements. It may include as many land use categories as
are needed to implement the applicable General Plan
designations. It is typically accompanied by thorough design
guidelines to insure a coherent, quality result as the planning
area is built out.
2.4.4 Approved Specific Plans and Planned
Communities
The following Specific Plans and Planned Communities have
been approved by the City as identified in Table III- 1. A brief
summary of each is provided below.
TABLE III- 1
APPROVED SPECIFIC PLANS AND PLANNED COMMUNITIES
Name Acreage Date Adopted
Industrial Area Specific Plan 5,000 1981
Sub- Area 18 Specific Plan 380 1994
Foothill Boulevard Specific Plan 560 1987
Etiwanda North Specific Plan 3,000 1983
Victoria Community Plan 2,150 1981
Terra Vista Community Plan 1,321 1983
Caryn Planned Community
Development Plan
244 1986
In 1999 the City’s development code was amended to
incorporate the Industrial Area Specific Plan and Foothill
Boulevard Specific Plan. These Specific Plans are no longer
alone documents.
2.4.4.1 Industrial Area Specific Plan ( ISP)
This is a particularly significant specific plan because of the
track record of its success in helping to develop the industrial
base that is so important to achieving a long term balance of
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uses within our City. Part of this success can be attributed to
the quality standards incorporated into the Specific Plan and
the protection they afford to business investors in this area.
The Industrial Area Specific Plan is located in the southern
portion of the City, encompassing nearly 5,000 acres. The
industrial area has been divided into three zones and 17
subareas. Generally, Zone A is bounded on the north by
Arrow Route and the North Town area, on the east by Haven
Avenue, on the south 4th Street, and on the west by
Cucamonga Creek and the City of Ontario. Zone B is
bounded on the north by Foothill Boulevard, on the east by
Devore Freeway ( I- 15), on the south by 4th Street and the City
of Ontario, and on the west by Haven Avenue. Zone C is
bounded on the north by Foothill Boulevard, on the east by
Etiwanda and East Avenues, on the south by 4th Street and
the City of Ontario, and on the west by I- 15. The subareas
represent specific land use characteristics and development
constraints which can be dealt with on a subarea basis rather
than through the application of broadly applied development
standards. The purpose of the plan is to establish specific
standards and guidelines which will be used for development
throughout the City’s Industrial Area.
2.4.4.2 Industrial Area Specific Plan Sub- Area 18
Plan ( Empire Lakes)
This sub- area is bounded on the south by Fourth Street, on
the east by Milliken Avenue, on the north by the existing
Atchinson Topeka and Santa Fe ( AT& SF) Railroad, and on the
west by Cleveland Avenue and Utica Street. The southern
boundary is adjacent to the northern boundary of the City of
Ontario. The purpose of this subarea plan is to provide for a
broader mix of land uses than was originally permitted within
the Industrial Area Specific Plan. The plan was expanded to
include such uses as recreational, hotel/ conference center,
retail, restaurant, and entertainment as well as office, research
and development, and light industrial uses. These uses are
intended to surround the existing 18 hole golf course. A
subsequent amendment further expanded the use list to
include limited multi- family residential development to
capitalize on the Metrolink Station near Milliken Avenue.
2.4.4.3 Foothill Boulevard Specific Plan
A major purpose of this Specific Plan is to provide a balanced
and unified pattern of development along Foothill Boulevard by
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taking advantage of opportunities in future community growth.
The plan calls for a series of activity centers and gateways,
linked through a unifying suburban parkway design. An
additional purpose is to capture and reflect the historic
significance of this route as part of the legendary Route 66 that
linked Los Angeles and Chicago for several critical decades
during the 20th Century. Such landmarks as the Sycamore Inn
and the Magic Lamp Restaurant symbolize that memorable
period in the emergence of Southern California as a Mecca for
families seeking a better life. The combination of use patterns,
development standards and design guidelines testify to the
need for a means of giving this critical centerpiece of our City
the prominence it deserves. This initially required a
customized approach to zoning in order to establish the
creative regulatory devices needed.
2.4.4.4 Etiwanda Specific Plan
This Specific Plan is located in the northeast corner of the City
and is roughly bounded by the I- 15 to the southeast, the City’s
Sphere of Influence to the north, the Victoria Planned
Community to the west, and the City’s industrial area to the
south. The Specific Plan project area comprises over 3,000
acres of which 2,000 acres are potentially developable.
Etiwanda can be described as a rural community,
characterized by large land parcels, Eucalyptus tree rows,
remnants of citrus groves and vineyards, stone curbs, and
other elements that convey its unique and historic sense of
place. The main purpose of the Specific Plan is to ensure the
continued rural character of this portion of our City.
2.4.4.5 Etiwanda North Specific Plan
The same developmental pressures that prompted the 1983
Etiwanda Specific Plan also necessitated the need for the
Etiwanda North Specific Plan, adopted in 1992. The plan
covers approximately 6,840 acres just north of the Etiwanda
Specific Plan area in the northeast corner of the planning area.
Approximately 1,155 acres of the Specific Plan area lie outside
the City’s Sphere of Influence. Open space is the most
prominent feature of the Etiwanda North area, which is
comprised of about 3,000 acres of a gently sloping alluvial fan
and some 1,700 acres of primarily chaparral habitat situated
on the lower slopes of the foothills. Drainage courses
throughout the Etiwanda North area support a variety of
habitats including Oak, Sycamore, Walnut, and other
woodlands. A unique feature of the area is a freshwater
marsh approximately 11 acres in size located in the
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northwesterly portion of the area. Open space is expected to
remain a prominent feature even after development occurs.
The Specific Plan builds upon the unique character and charm
of the Etiwanda Specific Plan area by providing a land use
pattern that extends the low density image of Old Etiwanda
into the Etiwanda North area.
2.4.4.6 Victoria Community Plan
The Victoria Community Plan encompasses 2,150 acres and
is bounded on the north by Highland Avenue, the east by
Etiwanda Avenue, and the south and west by the I- 15, Arrow
Route, Base Line Road, Milliken, Southern Pacific Railroad
tracks and Deer Creek. This community plan provides for a
series of residential villages and related support uses,
designed around a central spine called Victoria Park Lane.
2.4.4.7 Terra Vista Community Plan
This centrally located portion of our community encompasses
1,321 acres bounded by Haven on the west, the abandoned
SPRR and Base Line Road on the north, Rochester Avenue
on the east and Foothill Boulevard on the south. It is
comprised of four distinct neighborhoods, with a greenway
serving as the backbone connecting them together. The area
is planned for a mixture of residential and commercial uses
with a large commercial and office concentration along Foothill
Boulevard and Haven Avenue that serves as community- wide
activity center.
2.4.4.8 Caryn Planned Community Development
Plan
This project site contains approximately 244 acres of alluvial
wash. It is situated within the City north of the Victoria planned
community. The site is defined by the Foothill Freeway ( SR
210) to the south, the extension of Banyan Avenue to the
north, and the extension of Rochester Avenue to the east.
The community’s special identity is provided by an open space
system that ties the community together.
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2.5 Land Use Plan and Designations
2.5.1 Land Use Plan
The Land Use Plan for Rancho Cucamonga and our Sphere
area is shown on Exhibit III- 1. A quick review of this map
shows the basic pattern of development in our community
described in Section 1, above. To help the reader understand
the amount of development and conservation proposed, we
have included three tables to help in the interpretation of our
Plan. Table III- 2, Land Use Plan Statistical Summary, is
presented in two parts. The first part ( Table III- 2A) tabulates
residential designations within the City limits, for the Sphere
area, and the total Plan. The second part ( Table III- 2B) does
the same thing for non- residential designations. Table III- 3,
Land Use Comparisons, summarizes the changes in acreage
commitments between the current ( 1994) General Plan land
uses and those proposed in our new 2001 General Plan.
Table III- 2A indicates some interesting things about our
community. The range of dwelling units provided for in the
Plan in both the City and Sphere areas, ranges from a low of
32,755 to a high of 70,176. That is a wide range, to be sure,
but it arises from the fact that we follow a pattern typically used
in general planning of presenting a range of potential for each
land use category. As a practical matter, the actual minimum
in the range is something above 42,000 dwelling units, since,
at the time of this writing ( March 2000), the current dwelling
unit count is estimated to be slightly more than 42,000 per the
State Department of Housing and Finance,. To bring a sense
of clearer direction to our Plan, we indicate a target dwelling
unit figure for each category. That totals to 55,614 dwelling
units. What this means is that the overall average of existing
and proposed development will approximate that total.
However, any individual project may fall anywhere within the
range for its land use category. Some 41% of our land area
will be devoted to residential development, for an average of
3.9 dwelling units per acre. Our Sphere area envisions
contributing considerably lower densities to that ratio, with an
average of just under one dwelling unit per acre.
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Exhibit III- 1 Land Use Plan
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TABLE III- 2A
LAND USE PLAN STATISTICAL SUMMARY- RESIDENTIAL DESIGNATIONS
CITY AREA SPHERE OF INFLUENCE TOTALS
Land Use
Designations
Density
Factor1 Acreage
Dwelling
Units 2
Target DUs
( Probable
Level of
Development) 3 Acreage
Dwelling
Units 2
Target DUs
( Probable
Level of
Development) 3
Total
Acreage
Total
Dwelling
Units
Total
Target DUs
Percent
of Total
Acreage
RESIDENTIAL DESIGNATIONS
Hillside (. 1- 2
du/ ac)
1.29 127 13- 254 164 697 70- 1,394 899 824 83- 1,648 1,063 3
Very Low (. 1- 2
du/ ac)
1.29 3,979 398- 7,958 5,133 620 62- 1,240 820 4,600 460- 9,198 5,953 14
Low ( 2- 4 du/ ac) 3.25 4,148 8,282- 16,592 13,481 33 66- 132 107 4,181 8,348- 16,724 13,588 13
Low Medium ( 4-
8 du/ ac)
6.5 2,042 8,168- 16,336 13,273 2,042 8,168- 16,336 13,273 6
Medium ( 8- 14
du/ ac)
11.75 736 5,888- 10,304 8,648 736 5,888- 10,304 8,648 2
Medium High
( 14- 24 du/ ac)
20.25 376 5,264- 9,024 7,614 376 5,264- 9,024 7,614 1
High ( 24- 30
du/ ac)
27.75 55 1,320- 1,650 1,526 55 1,320- 1,650 1,526 .2
Mixed Use 4 See
Tables III-
4 to III- 7.
235 3,224- 5,134 3,791 235 3,224- 5,134 3,791 .7
Residential Subtotal 11,698 32,557-
67,252
53,630 1,350 198-
2,766
1,826 13,049 32,755- 70,018 55,456 415
1 The Density Factor is an expression of actual development experience in the City and represents a level midway between 50 and 75% of the range. It is used to calculate target
dwelling units.
2 Range of dwelling units is the product of upper and lower threshold of density/ intensity range multiplied by the number of acres, and rounded to the nearest whole number. This range
is a theoretical potential. Some products may occur at or near the top of the range, however, most will not.
3 Target density/ intensity is the probable level of development based on City experience, except for Mixed Use Residential, which is based primarily on a target density.
4 Mixed Use allows both residential and non- residential uses. Table III- 1a reflects the residential potential; Table III- 1b indicates non- residential potential. Dwelling unit and square
footage figures are aggregated from Tables III- 4 to III- 7.
5 Percentages have been rounded to equal 100.
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TABLE III- 2B
LAND USE PLAN STATISTICAL SUMMARY – NON- RESIDENTIAL DESIGNATIONS
CITY AREA SPHERE OF INFLUENCE TOTALS
Land Use Designations Acreage Dwelling Units
Square Feet
( in thousands) 2
Probable
Square Feet
( in
thousands) 2 Acreage
Dwelling
Units
Square Feet
( in
thousands) 1
Target
Square Feet
( in
thousands) 2
Total
Acreage
Total
Target
DUs
Percent
of Total
NON- RESIDENTIAL 3
Office (. 4- 1.0 FAR) 128 -- 2,230- 5,575 2,230 128 .4
Neighborhood Commercial (. 25-. 35
FAR)
167 -- 1,819- 2,546 1,819 167 .5
Community Commercial (. 25-. 35
FAR)
109 -- 1,187- 1,661 1,187 109 .3
General Commercial (. 25-. 35 FAR) 528 -- 5,750- 8,050 5,750 528 2
Recreation Commercial (. 25-. 35 FAR) 9 -- 98- 137 98 9 .03
Subtotal 941 11,084- 17,969 11,084 941 3
Mixed Use (. 25- 1.0 FAR) 4 682 -- 7,427- 29,707 11,883 682 2
Subtotal 682 7,427- 29,707 11,883 682 2
Industrial Park (. 4-. 6 FAR)
( Haven Overlay .4- 1.0 FAR)
657
198
-- 11,448- 17,171
3,450- 8,625
11,448
3,450
855 3
General Industrial (. 5-. 6 FAR) 2,016 -- 43,908- 52,690 43,908 2,016 6
Heavy Industrial (. 4-. 5 FAR) 904 -- 15,751- 19,689 15,751 904 3
Subtotal 3,775 74,557- 98,175 74,557 3,775 12
Open Space ( 0-. 1 du/ ac) 491 NA5 NA NA 2,512 0- 1585 3,003 158 10
Conservation 86 -- NA NA 1,262 -- 1,348 4
Flood Control/ Utility Corridor 1,705 -- NA NA 1,928 -- 3,633 11
Subtotal 2,282 -- -- -- 5,702 7,981 25
Civic/ Regional (. 4- 1.0 FAR) 166 -- 2,892- 7,231 2,892 166 .5
Community College (. 1-. 2 FAR) 191 -- 832- 1,664 832 191 .6
Elementary School (. 1-. 2 FAR) 169 -- 736- 1,472 736 169 .5
High School (. 1-. 2 FAR) 118 -- 514- 1,028 514 118 .4
Junior High School (. 1-. 2 FAR) 131 -- 571- 1,141 571 131 .4
Park 371 -- NA NA 371 1
Subtotal 1,146 5,545- 12,536 5,545 1,146 4
Arterials/ Freeway 4,063 -- NA NA 100 -- 4,613 13
Non- Residential Subtotal 12,889 -- 98,613- 158,387 103,069 5,802 -- 18,691 59
GRAND TOTAL 24,587 32,557- 67,252 98,613- 158,387 103,069 7,152 198- 2,924 31,739 55,614 1006
1 Range of square footage is the product of probable upper and threshold of intensity range multiplied by the number of acres, and rounded to the whole number.
2 Target intensity is the probable level of development.
3 Non- residential FAR Range: lower number is the probable FAR on average, but in some cases it may be lower. Higher number is the maximum FAR for any specific project.
4 Mixed Use allows both residential and non- residential uses. Table III- 1a reflects the residential potential; Table III- 1b indicates non- residential potential.
5 Dwelling units, not square footage. Open space is the only non- residential category that permits residential units. Numbers of units are maximum yield based on a target of 62.5% of the range. The Open
Space designation within the City area is applied only to existing golf courses. Residential potential is therefore considered zero.
6. Percentages have been rounded to equal 100.
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TABLE III- 3
EXISTING GENERAL PLAN ( AS AMENDED THROUGH OCTOBER 17, 2001)
AND 2001 GENERAL PLAN ACREAGE COMPARISON
CITY AREA SPHERE OF INFLUENCE TOTALS
Land Use Designations
Existing
General
Plan
( acres)
1
2001 General
Plan Land
Uses ( acres)
1
Change
in Acres
Existing
General
Plan
( acres)
1
2001 General
Plan Land
Uses ( acres)
1
Change
in
Acres
Existing
General
Plan
( acres)
2001 General
Plan Land
Uses ( acres)
Change
in Acres
RESIDENTIAL
Hillside (. 1- 2 du/ ac) 135 127 ( 8) 946 697 ( 249) 1,081 824 ( 257)
Very Low Density (. 1- 2 du/ ac) 3,985 3,979 ( 6) 604 620 16 4,589 4,600 11
Low Density ( 2- 4 du/ ac) 3,893 4,148 255 314 33 ( 281) 4,207 4,181 ( 26)
Low Medium Density ( 4- 8 du/ ac) 2,011 2,042 31 2011 2,042 31
Medium Density ( 8- 14 du/ ac) 775 736 ( 39) 775 736 ( 39)
Medium High Density ( 14- 24 du/ ac) 423 376 ( 47) 423 376 ( 47)
High Density ( 24- 30 du/ ac) 79 55 ( 24) 79 55 ( 24)
Mixed Use
2
50 235 185 50 235 185
Residential Subtotal 11,351 11,698 347 1,864 1,350 ( 514) 13,215 13,049 ( 167)
NON- RESIDENTIAL
Office (. 4- 1.0 FAR) 227 128 ( 99) 227 128 ( 99)
Neighborhood Commercial (. 25-. 35 FAR) 176 167 ( 9) 176 167 ( 9)
Community Commercial (. 25-. 35 FAR) 109 109 0 109 109 0
General Commercial (. 25-. 35 FAR) 762 528 ( 234) 762 528 ( 234)
Regional Commercial 91 0 ( 91) 91 0 ( 91)
Recreation Commercial (. 25-. 35 FAR) 24 9 ( 15) 24 9 ( 15)
Mixed Use (. 4- 1.0 FAR) 158 682 524 158 682 524
Industrial Park (. 4-. 6 FAR) ( Haven Overlay 1.0) 940 855 ( 85) 940 855 ( 85)
General Industrial (. 5-. 6 FAR) 2,125 2,016 ( 109) 2,125 2,016 ( 109)
Heavy Industrial (. 4-. 5 FAR) 939 904 ( 35) 939 904 ( 35)
Open Space ( 0-. 1 du/ ac) 393 491 98 2,837 2,512 ( 325) 3,230 3,003 ( 227)
Conservation 0 86 86 0 1,262 1,262 0 1,348 1,348
Flood Control/ Utility Corridor 1,486 1,705 219 2,847 1,928 ( 919) 4,333 3,633 ( 700)
Civic/ Regional (. 4- 1.0 FAR) 19 166 147 19 166 147
Schools (. 1-. 2 FAR) 651 609 ( 42) 23 ( 23) 674 609 ( 65)
Park 409 371 ( 38) 74 ( 74) 483 371 ( 112)
Arterials/ Freeway 4,161 4,063 ( 98) 73 100 27 4,234 4,163 ( 71)
Non- Residential Subtotal 12,670 12,889 219 5,854 5,802 ( 52) 18,524 18,691 167
GRAND TOTAL 24,021 24,587 566 7,718 7,152 ( 566) 31,739 31,739 0
1
Acres rounded- off to the nearest whole number.
2
Mixed Use allows both residential and non- residential uses. Table III- 1a reflects residential potential and Table III- 1b indicates non- residential potential.
CITY OF RANCHO CUCAMONGA GENERAL PLAN
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The 59% of our community devoted to non- residential use are
divided among commercial, mixed- use, industrial, open space
and public uses. Over 17% are included in commercial, mixed
use and industrial. We allow a certain amount of flexibility in
these designations. For example, the mixed- use category
consists mostly of some form of commercial use combined
with residential. Our industrial park category allows for
general and medical offices, and limited retail and service
commercial uses. The intent of each category is made clear in
the General Plan designation descriptions and is further
detailed in the Zoning Code.
Over a quarter of our community land area is devoted to open
space, half of which is a result of the extensive flood control
and utility corridor lands throughout the City, but particularly in
our Sphere area. Our open space category allows for a small
amount of residential use. Detailed regulations for how and
where this residential can occur are contained in our Hillside
Development regulations. Despite some potential amount of
residential development on private property within the Open
Space designation, the primary use of the land will remain
natural open space.
It is important to recognize that transportation consumes a
significant part of our land resources. Note that 13% of our
planning area is devoted to arterial highways and freeways.
That, of course, does not account for future roadways that will
be constructed as new development occurs.
Statistically, the most predominant change in our policy
direction in the 2001 General Plan is the substantial increase
in mixed- use development of 709 acres, as reflected in Table
III- 3. Most of this results from a conversion of commercial and
residential categories in selected locations. It is also worthy of
note that very little acreage change in this category occurred
during the numerous amendments to the 1981 General Plan.
This reinforces the significance of the shift to a more flexible
and potentially balanced commitment to mixed- use
development that is reflected in our updated General Plan.
An additional significant change is the increase in open space
and conservation acreage, primarily as a result of significant
recent dedication of “ mitigation lands” in our Sphere area.
Change in dwelling unit potential is mainly a reflection of minor
adjustments and “ fine tuning” of the Plan in combination with
the creation of our new Mixed- Use designation, which provides
for a limited amount of residential development that is more
urban in character.
III. DEVELOPING THE COMMUNITY
City of Rancho Cucamonga General Plan
October 17, 2001
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In terms of residential potential, our 2001 General Plan
diminishes residential potential by some 167 acres in
comparison to our earlier policy direction, as reflected in
Table III- 3.
Land use designations are provided in order to define the
amount, type, and nature of development that is allowed in a
given location on the Land Use Plan. The following is a
definition of each of the land use designations shown on the
Land Use Plan, as well as the density and intensity standards
required in accordance with State General Plan Law.
One or more of the zoning districts established in the City’s
Development Code corresponds to each of the General Plan
land use designations. The Development Code contains the
detailed regulations pertaining to permitted and conditional
uses, site development standards, and performance criteria to
implement the goals and policies of the General Plan.
A proposed project must conform to the land use designation
shown on the Land Use Plan ( Exhibit III- 1) or must go through
a General Plan Amendment process in accordance with the
procedures described in Appendix 2. Likewise, a
Development Code Amendment must be applied for if a
proposed project is inconsistent with the Land Use Plan.
These amendments can be handled concurrently if needed.
2.5.2 Residential Designations
Each of the residential use categories includes a range of
allowable densities. The maximum density defines the
maximum number of units per gross acre at which
development can occur within a given area. The
determination of precise density, development location, and lot
coverage on any residential property is a function of: 1) the
building and development standards contained in the
Development Code, public works standards, and other
regulations and ordinances; and 2) the provisions of the
General Plan that are intended to maximize public safety,
achieve high quality site planning and design, retain significant
natural resources, and ensure compatibility between uses.
2.5.2.1 Very Low ( 0.1- 2 Dwelling Units per Gross
Acre)
The Very Low density designation is characterized by single-family
homes on one- half acre lots, or larger. This designation
CITY OF RANCHO CUCAMONGA GENERAL PLAN
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is applied in the foothill areas north of Banyan Street and north
of the Foothill Freeway in the Etiwanda area.
2.5.2.2 Low ( 2- 4 Dwelling Units per Gross Acre)
The Low density designation is characterized by single family
homes in a more traditional neighborhood subdivision design.
This density range constitutes the primary residential
development pattern east of Haven Avenue. It is also applied
to portions of Etiwanda and the Sphere area where the level of
services including roads, shopping and recreation, are not
sufficient to justify higher densities.
2.5.2.3 Low Medium ( 4- 8 Dwelling Units per Gross
Acre)
The Low Medium designation is intended to provide for typical
single- family detached development as well as other housing
types including single- family zero lot line units, patio homes,
and duplexes. Development of townhomes at the upper end
of the range may be suited to locations near commercial uses
and along major arterials. This category encourages a greater
housing diversity without changing the single- family character
of the overall neighborhood.
2.5.2.4 Medium ( 8- 14 Dwelling Units per Gross
Acre)
The Medium designation is characterized by a wide range of
living accommodations ranging from conventional single- family
units and mobile homes to townhouses. Building intensity at
the lower end of the density range is suitable adjacent to low
and very low density residential areas. Building intensity at the
higher end of the range is more appropriate adjacent to parks,
along transit routes and arterial roads, and near activity
centers. Development at this level would normally be a semi-detached
or attached unit design. Medium density residential
also serves as a buffer between low density residential areas
and areas of higher density, commercial activities and areas of
greater traffic and noise levels.
2.5.2.5 Medium- High ( 14- 24 Dwelling Units per
Gross Acre)
The Medium High density designation is characterized by low-rise
condominiums and apartment buildings. This density is
III. DEVELOPING THE COMMUNITY
City of Rancho Cucamonga General Plan
October 17, 2001
Page III- 25
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appropriate in proximity to major community facilities,
employment centers, and along major thoroughfares with
transit availability.
2.5.2.6 High ( 24- 30 Dwelling Units per Gross Acre)
The High density designation is characterized by apartment
units and condominiums occurring at 3- 6 stories in height.
This density is appropriate near major community shopping
complexes and in proximity to centers of employment.
2.5.3 Commercial and Industrial Designations
Each of the non- residential designations indicates a probable
and maximum level of development intensity. The building
intensity is measured according to a “ floor area ratio” ( FAR).
An FAR is the ratio of total gross floor area of the building to
the total lot area. An FAR describes the intensity of the use on
a site and not the building height or site coverage. It does not
include the area within parking structures. The lower number
in the FAR range indicates the probable FAR on average but
in some cases it may be lower. The higher number is the
maximum FAR for any specific project. Exhibit III- 2 illustrates
the concept of the FAR calculation. The FAR is applied to the
gross acreage of a project or lot, less that portion of the site to
be dedicated to arterial highways as defined in the Circulation
section of this Plan, flood control channels and easements.
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Exhibit III- 2 Floor Area Ratio ( FAR) Calculation
III. DEVELOPING THE COMMUNITY
City of Rancho Cucamonga General Plan
October 17, 2001
Page III- 27
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The determination of development intensity or FAR at which a
proposed project can occur is a function of: 1) the
development and performance standards contained in the
Development Code, public works standards, and other
regulations and ordinances; and 2) the provisions of the
General Plan that are intended to maximize public safety,
achieve high quality site planning and design, retain significant
natural resources, and ensure compatibility between uses.
2.5.3.1 Office ( Probable FAR of 0.4 and Maximum
FAR of 1.0)
The purpose of the Office designation is to focus the
concentration of office uses near centers of commercial
activity within the City, and to avoid the building of individual,
isolated office buildings. Office developments may include low
rise, multi- tenant garden arrangements or mid- rise structures,
particularly along the I- 15 corridor, the Haven Avenue Office
Overlay, and within Mixed Use designated areas. The types of
offices permitted within this category include corporate
headquarters, administrative and professional offices, finance,
legal, insurance, and real estate services, banks and other
business support services. Supportive convenience retail and
service commercial uses such as restaurants may also be
allowed to serve the needs of nearby employees.
2.5.3.2 Neighborhood Commercial ( Probable FAR
of 0.25 and Maximum FAR of 0.35)
The Neighborhood Commercial designation provides for small-scale
shopping centers ( approximately 5- 15 acres) in the
residential sectors of the City, offering convenient retail goods
and services for residents. Examples of permitted uses within
this designation include: eating and drinking establishments,
food and beverage retail sales, limited personal, medical and
repair services, and retail sales. Neighborhood Commercial
centers should be compatible in design and scale with
adjacent residential areas. Convenient paths for pedestrian
access into and around the center should also be provided.
2.5.3.3 Community Commercial ( Probable FAR of
0.25 and Maximum FAR of 0.35)
The Community Commercial designation is intended to allow
for a larger concentration of retail and service- oriented
businesses that serve the entire community. Community
CITY OF RANCHO CUCAMONGA GENERAL PLAN
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commercial areas typically include larger retail uses including
specialty and general merchandise stores, theaters,
restaurants, limited professional and medical offices, and
community facilities such as a recreation center. Community
Commercial centers usually comprise from 10 to 50 acres of
land, and include in excess of 100,000 square feet. The
design of Community Commercial centers should provide
convenient pedestrian access between uses and parking
areas.
2.5.3.4 General Commercial ( Probable FAR of 0.25
and Maximum FAR of 0.35)
The General Commercial designation is located along the
major corridors of activity within the City. The intent of this
designation is to provide for a wide range of commercial
community- oriented and regionally- oriented businesses,
including businesses that cater to tourists traveling Route 66
and other visitors to the City. Future General Commercial
uses are to be organized into planned concentrations rather
than in a linear “ strip” configuration along arterial highways.
Existing strip commercial uses along Foothill Boulevard west
of Haven may require lot consolidation, redesign of parking
and access, and potential redevelopment to improve the
convenience and quality of the uses.
2.5.3.5 Commercial Recreation ( Proposed FAR of
0.25 and Maximum FAR of 0.35)
The intent of this designation is to encourage the development
of “ for fee” recreation facilities and related retail uses at
appropriate locations within the City, particularly near the
baseball stadium and the Rancho Cucamonga Adult Sports
Park. The baseball stadium and year- round sports activities in
the Sports Park create a unique opportunity to provide visitor
and regionally- oriented specialty retail uses, as well as
recreation/ fitness services that are not typically found in
neighborhood and community commercial centers. Uses that
could be found in this type of commercial center include fitness
clubs, virtual- reality sports, arcade, sports bar and restaurant,
and sporting goods stores.
III. DEVELOPING THE COMMUNITY
City of Rancho Cucamonga General Plan
October 17, 2001
Page III- 29
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2.5.3.6 Mixed Use ( Probable FAR of 0.40 and
Maximum FAR of 1.0)
The purpose of the Mixed- Use designation in the General Plan
is to stimulate and guide development in special opportunity
areas where land use change is desired. Mixed Use
development may occur in two ways: 1) as a combination of
uses in a single development project on a single parcel of
land; or 2) as a combination of uses on multiple parcels within
a specified district of the City. In either case, the intent is to
achieve a complete integration of the uses and their support
functions into a common concept.
The effect of mixed- use development in the six opportunity
areas in which it is applied is to create special urban places
within the general suburban pattern of single uses somewhat
isolated from each other. While such a mixture would not be
feasible over extensive portions of the City, it can be desirable
within limited, focused areas.
The expectations commonly required of mixed use
developments through site planning, design, and use
configuration is that they:
1. Provide safe and convenient pedestrian movement into
and within the site.
2. Provide uses that are interconnected rather than being
rigidly separated.
3. Include uses that are highly urban in character, with
generally higher intensities of use than in surrounding
areas.
4. Contain usable public open space that is highly accessible
and convenient to residents and visitors.
5. Express a common design theme that may be carried out
by architectural styles, landscaping and lighting treatment,
street improvements and street furniture, or other means of
unifying the development. This does not precluded an
eclectic mix of architectural styles; only that the
development be tied together in its physical form by some
means.
6. Involve a variety of scales and spaces to provide interest
and diversity in the environment being created.
7. Include an integrated circulation system of arterial access,
internal circulation, parking facilities, pedestrian pathways,
bicycle routes, transit stops ( where applicable), and related
signage. It is intended that movement within the entire
opportunity area be feasible on site without being forced to
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use adjacent arterial highways to move to other portions of
the mixed- use development.
8. Exhibit considerable flexibility in design in achieving
maximum site potential and sensitivity to adjacent uses.
9. Apply CPTED ( Crime Prevention Through Environmental
Design) principles to provide both the reality and
perception of public safety.
10. Provide a unique and engaging experience for both
residents and visitors, similar to those often found in older
cities.
Each application of the Mixed- Use designation on the Land
Use Plan has a specific intent. Therefore, the guidance for
each one is tailored to that area. A land use table is provided
for each mixed- use designation to establish the uses to be
permitted and the general area to be devoted to each use.
Flexibility is provided in the ranges to permit combinations of
uses at a variety of overall intensities. Unless otherwise
specified, the most intensive combination is the most
desirable. The six areas designated for Mixed- Use
development under these provisions of the General Plan are:
1. The Regional Center area, bounded by Foothill Boulevard,
Base Line Road, I- 15 and the Day Creek Flood Control
Channel;
2. A “ Town Center” node at the southwest corner of Haven
Avenue and Foothill Boulevard;
3. The north side of Foothill Boulevard between Archibald
and Hellman;
4. The western entrance to the City along Foothill Boulevard
in the area generally know as Bear Gulch;
5. The Terra Vista Mixed Use Area, located along Milliken
Avenue and Foothill Boulevard; and
6. the Industrial Area Specific Plan, Subarea 18, generally
located west of Milliken Avenue, south of the railroad
tracks, north of 4th Street, and east of Utica Avenue
2.5.3.7 Industrial Park ( Probable FAR of 0.4 and
Maximum FAR of 0.6)
Industrial parks are planned concentrations of light industrial,
research and development businesses, and general and
medical office uses. The designation also allows for limited
convenience goods and services for nearby employees.
Industrial Park uses are typically labor intensive, meaning that
the number of employees per acre is higher than uses
involving mostly manufacturing or warehousing. The Industrial
Park designation is located along major traffic corridors in the
City, including 4th Street, Haven Avenue, and Foothill
III. DEVELOPING THE COMMUNITY
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October 17, 2001
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Boulevard, near the largest concentrations of civic and
commercial activity.
2.5.3.8 General Industrial ( Probable FAR of 0.5
and Maximum FAR of 0.6)
The General Industrial designation permits a wide range of
industrial activities that includes manufacturing, assembling,
fabrication, wholesale, heavy commercial, and office uses.
This land use is appropriate as a buffer between non- industrial
uses and heavy industrial land uses. General Industrial uses
with visibility from the I- 15 corridor may be oriented to
wholesale supply, outdoor sales and storage, and other
highway dependent uses. Where adjacent to residential uses
these areas should be designed for office uses.
2.5.3.9 Heavy Industrial ( Probable FAR of 0.4 and
Maximum FAR of 0.5)
The Heavy Industrial designation permits heavy
manufacturing, compounding, processing or fabrication,
warehousing, storage, freight handling, truck services and
terminals.
2.5.4 Open Space and Public Facility Designations
2.5.4.1 Hillside Residential ( 0.1 to 2 Dwelling Units
per Gross Acre)
The purpose of this designation is to: 1) maintain the natural
open space character of sensitive areas in the Sphere of
Influence; 2) protect natural land forms from extensive grading
and minimize erosion; 3) provide for public safety from
wildland fires, faults and flooding; 4) protect water, plant, and
animal resources; and 5) establish design standards to provide
for limited development in harmony with the environment. The
maximu