Chapter 17.112 — PURPOSE AND APPLICABILITY

Special planning areas are areas within the city that have adopted plans with unique use, development, and/or design regulations that vary or deviate from the citywide zoning and development standards. Special planning areas are created for a variety of reasons, including, but not limited to, private development applications for master planned communities, protection of unique resources (e.g., historic district, environmental protection), special site considerations (e.g., hillside development, scenic corridors), and/or special use considerations (e.g., targeted use areas, redevelopment opportunities). Since incorporation, special planning areas in the city have been established for all of the above listed reasons.

This chapter identifies and describes the city's special planning areas, which are areas subject to unique zoning and development regulations according to the following general categories:

• A. Specific plans. Specific plans are a tool for implementing the areas of at least 300 contiguous acres. Specific plans allow for flexibility in design and customized development standards tailored to specific needs and conditions. Specific plans must be consistent with the general plan and comply with the specific content and procedural requirements of state law. Specific plans provide the basis for the development of the properties [in] the plan area. To the extent that a specific plan is silent as to any matter, it may be supplemented by applicable provisions of this Development Code, provided that the provisions of a specific plan supersede and control over any conflicting provisions of this Development Code without regard as to which is more or less stringent. Subsequent development within a designated specific plan area must be consistent with the corresponding specific plan document(s) for that area.

• B. Master plans. Master plans are discretionary planning entitlements (not a zone) that allow flexibility in the allowed uses and development standards for specific types of projects. Master plans are required for mixed-use projects and other integrated developments that warrant special development consideration beyond conventional zoning regulations to address the special or unique needs or characteristics. The master plan entitlement requires preparation of a conceptual master plan to address issues such as circulation, drainage, open space linkages, trail connections, compatibility with adjacent uses, and similar concerns through a comprehensive approach and creative design flexibility. Master plans are intended to insure a harmonious relationship between the existing and proposed uses, and to coordinate and promote the community improvement efforts of both private and public resources. Subsequent development within the master planned areas must be consistent with the approved conceptual master plans.

lar concerns through a comprehensive approach and creative design flexibility. Master plans are intended to insure a harmonious relationship between the existing and proposed uses, and to coordinate and promote the community improvement efforts of both private and public resources. Subsequent development within the master planned areas must be consistent with the approved conceptual master plans.

• C. Overlay zones. Overlay zones establish unique use and/or development regulations for areas of the city to address special site conditions, protect resources, and/or address land use needs opportunities in combination with the base zones of the same parcels. Regulations for overlay zones supplement the regulations that apply to the corresponding base zone. To the extent that the overlay zone establishes allowed land use or development standards that deviate from those of the base zone, however, the regulations for the overlay zone prevail. An overlay zone will apply to the entirety of an individual parcel. The city has established overlay zones for Cucamonga Station, industrial commercial, hillside development, senior housing, and equestrian uses. Descriptions of each are provided in section 17.114.030 (Overlay zone descriptions).

• (Ord. No. 1000 § 4, 2022)

Special planning area development and design requirements apply to those parcels of land with adopted plans (e.g., master plan) and/or zone designations of specific plan, planned community, or overlay as shown on the city's zoning map. The list below identifies all currently adopted or designated special planning areas within (or partially within) the city. This list and the special planning area map will be updated from time to time as additional special planning areas are designated or approved.

• A. Specific plans (specific plan zones).

  1. Empire Lakes Specific Plan.

  2. Etiwanda Heights Neighborhood and Conservation Plan (EHNCP).

• B. Master plans.

  1. Victoria Gardens Master Plan.

• C. Overlay zones.

  1. Cucamonga Station.

  2. Senior Housing Overlay Zone.

  3. Equestrian Overlay Zone.

  4. Hillside Overlay Zone.

  5. Camino Predera Overlay Zone.

  6. Agricultural Overlay.

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

Each of the city's special planning areas allows for establishment of unique land use and/or development standards that vary from base zone regulations. This section explains the relationship of each type of special planning area to other zoning and development regulations.

• A. Specific plans. Specific plans are legislatively enacted planning documents that replace the zoning of the property for the project area. As such, specific plans may include unique zoning regulations and procedures for subsequent development within the project area. Where a specific plan establishes unique regulations that conflict with regulations in this Development Code, the regulations in the specific plan shall prevail. Where the specific plan is silent or refers to the city's Development Code for regulations, this Development Code applies.

• B. Master plans. Master plans are a discretionary planning entitlement that allows for the establishment of unique land use and/or development standards within the designated project area. Where a master plan is adopted or approved with unique regulations that deviate from the regulations in the city's Development Code, the regulations in the master plan shall apply to subsequent development within the project area. Where a master plan is silent or refers to the city's Development Code for zoning or development regulations, this Development Code applies.

• C. Overlay zones. Overlay zones, by definition, establish special land use and/or development standards for particular geographic areas of the city. Those special land use and/or development standards supplement the zoning regulations of the underlying base zone. Where the zoning regulations of the overlay zone conflict with the regulations of the base zone or any other provisions in this Development Code, the regulations of the overlay zone shall apply. Where the overlay zone is silent or refers to the city's Development Code for zoning or development regulations, this Development Code applies.

• (Ord. No. 1000 § 4, 2022)

Procedures for the review adoption of specific plans and master plans are listed in article II (Land Use and Development Procedures). Specifically, see details regarding general application processing procedures (chapter 17.14 ), entitlements decided by the city council (chapter 17.22 ) for specific plans, and entitlements decided by the planning commission (chapter 17.20 ) for master plans. Specific plans require Specific Plan (SP) Zone designation on the city's zoning map and adoption of a specific plan document.

(Ord. No. 1000 § 4, 2022)