Chapter 17.126 — INTRODUCTION

Article VIII of the Rancho Cucamonga Municipal Code (RCMC) shall be known as the Form-Based Code or FBC. (Ord. No. 1000 § 4, 2022)

The Rancho Cucamonga General Plan (General Plan) is the policy document that provides an overall vision, policy direction, and implementation strategy to support future development in Rancho Cucamonga. The General Plan organizes the city into districts, centers, corridors, and neighborhoods, with an overall vision for greater walkability centered around nodes of activity. The FBC implements the General Plan's vision and policy direction for key areas of the city.

The Form-Based Code, adopted as article VIII of title 17 (Development Code), establishes place-based standards for certain areas of Rancho Cucamonga. The FBC represents an alternative to a conventional zoning code's approach to the way the built environment is regulated. The definition of a Form-Based Code is as follows:

"Form-Based Codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. These codes are adopted into city or county law as regulations, not mere guidelines. Form-Based Codes are an alternative to conventional zoning."

— Form-Based Codes Institute

Unlike conventional, use-based codes, FBCs utilize the intended form and character of a neighborhood rather than use as the organizing framework of the code. FBCs address the relationship between building facades and the public realm (i.e., sidewalk, street), the form and mass of buildings in relation to one another, and the scale and types of buildings and blocks. Regulations and standards in an FBC are presented graphically in diagrams and photographs as well as supplemental text. These standards are keyed to a plan (i.e., a Regulating Plan) that functions like a zoning map, assigning an appropriate form and scale through the application of form-based zones to specific lots. While FBCs focus on an intended physical form, they also regulate use by allowing a mix of appropriate land uses chosen to ensure compatibility among different contexts and the intended physical form of the area. FBCs transform commercial corridors and centers into vibrant, mixeduse areas where residents can live, work, and play within close walking distance. (Ord. No. 1000 § 4, 2022)

The purpose of the FBC is to implement the General Plan, specifically the General Plan's vision for higher intensity, walkable, mixed-use districts, centers, corridors, and neighborhoods. The specific purpose and intent of each zone is established in chapter 17.128 (Form-Based Zones). (Ord. No. 1000 § 4, 2022)

• A. This article applies to all proposed development within form-based zones as identified on the Zoning Map.

• B. If there is a conflict between the standards of this article and the standards in another article of this title, this article supersedes, unless otherwise noted.

• C. If there is a conflict between standards within the sections of this article, unless otherwise noted, the most restrictive standard supersedes.

• D. Where this article is silent or does not provide an explicit provision, the other articles of this title apply.

• E. Projects required to adhere to the standards in this article shall be reviewed and approved consistent with article II (Land Use and Development Procedures).

• (Ord. No. 1000 § 4, 2022)

The following provides a brief overview of the overall structure of article VIII (Form-Based Code).

• A. Chapter 17.126: Introduction. This chapter introduces the Form-Based Code (FBC), provides an overview of FBCs, and includes an illustrative explanation of how to use and apply the FBC to a typical development review application.

• B. Chapter 17.128: Form-Based Zones. This chapter provides an overview of the FBC zones and the purpose statements of each FBC zone.

• C. Chapter 17.130: Zone and Building Standards. This chapter establishes the purpose and intent of the building type standards, standards that are applicable to all zones and building types, a description of each building type, and objective development standards associated with each type.

• D. Chapter 17.132: Building Entrances and Facades. This chapter establishes the purpose and intent of the building entrance and facade type standards, a description of each building entrance and facade type, and objective development standards associated with each type.

• E. Chapter 17.134: Public Open Space. This chapter establishes the purpose and intent of the public open space standards, a description of each public open space type, and objective development standards associated with each type.

• F. Chapter 17.136: Land Use Standards. This chapter establishes the land uses allowed in each form-based zone and any necessary specific use standards.

• G. Chapter 17.138: Large Site Development. This chapter provides requirements for large site development including applicability, intent and design review requirements. This chapter establishes block size and connectivity standards.

• (Ord. No. 1000 § 4, 2022)

Figure 17.126.060 (Steps to Use the Form-Based Code) provides a general overview of how to use the FBC. For specific information and to review all necessary permit procedures and application requirements, please refer to article II (Land Use and Development Procedures).

==> picture [476 x 578] intentionally omitted <==

(Ord. No. 1000 § 4, 2022)

Chapter 17.128. FORM-BASED ZONES

The form-based zones are organized from lowest to highest intensity, and each is named to describe its general form and function (neighborhoods, centers, corridors, and districts). The FBC includes a neighborhood form-based zone that builds on the neighborhood designations established in the Etiwanda Heights Neighborhood and Conservation Plan (i.e., Neighborhood Estates, Neighborhood General 1 and Neighborhood General 2).

The intent of each form-based zone is as follows:

• A. Neighborhood Estates 2 (NE2). Low density residential development comprised of large homes on large lots, with large setbacks and yards. Buildings are low intensity, yet neighborhoods and blocks are designed to promote connectivity and traditional neighborhood design. Uses are mostly single-family residential, with context-sensitive neighborhood commercial and civic uses also allowed in certain locations, such as neighborhood edges and at designated nodes within new master planned neighborhoods.

• B. Neighborhood General 3 (NG3). Medium density and intensity development along certain segments and nodes of major corridors in proximity to smaller-scale residential neighborhoods. Buildings promote walkability and contribute to active, vibrant environments while being context-sensitive by transitioning scale when adjacent to lower density neighborhoods. Uses provide a range of daily needs within walkable suburban neighborhoods, with some transitional auto-oriented development in outlying areas.

• C. Center 1 (CE1). Active, vibrant town centers that promote walkability with neighborhood-serving commercial and retail uses in proximity to medium density residential development. Buildings front streets and provide a vibrant, safe street environment for pedestrians and cyclists.

• D. Mixed Employment 1 (ME1). Medium intensity development focused on walkable professional office and employment uses. Buildings front streets and transition areas from auto-oriented office parks to mixed-use, vibrant hubs of activity.

• E. Mixed Employment 2 (ME2). Medium to high intensity development focused on professional office, creative industrial and maker spaces, and employment uses along active, walkable streets. Buildings front streets and corridors with tall ground floors that support a mix of uses, entrances, and facades.

• F. Corridor 1 (CO1). Medium intensity mixed-use development that transitions existing auto-oriented corridors and places to vibrant areas that promote walkability. Building and entrance/facade types are diverse, contributing to a mix of distinct places along major corridor areas. Buildings front streets and transition in scale to surrounding neighborhoods with some auto-oriented development along secondary streets.

• G. Corridor 2 (CO2). Medium to high intensity mixed-use development along active, walkable corridors and at key intersections. Buildings front streets and transition in scale to surrounding neighborhoods with some transitional autooriented development along secondary streets.

• H. Center 2 (CE2). Mixed-use urban areas with pedestrian-friendly commercial and residential hubs and infill development along vibrant public spaces that promote walkability. Buildings transition in scale (i.e., step up or step down) to surrounding neighborhoods, centers, and districts. Developments support safe streets for pedestrians and cyclists.

• (Ord. No. 1000 § 4, 2022)

Table 17.128.020-1 provides an overview of each form-based zone. See chapter 17.130 (Zone and Building Standards) for specific standards for each form-based zone. Subzones are established for two form-based zones.

Subzones limit land uses in certain areas where the form-based zone is applied to support the implementation of the General Plan land use mix provisions and better align with existing conditions and intended outcomes.

(Ord. No. 1000 § 4, 2022; Ord. No. 1017 § 12, 2023; Ord. No. 1023, 1/17/2024)