Chapter 17.130 — ZONE AND BUILDING STANDARDS

The purpose of this chapter is to establish standards for all building types within the form-based zones. The standards provide a range of development options that establish a predictable framework to implement context-based walkable areas. The building types also support a variety of uses, as allowed by the zone (e.g., the "multiplex" building type may include residential uses, retail/commercial uses, professional offices, creative industrial/maker spaces, or others as allowed in the zone) (see chapter 17.136 (Land Use Standards)). (Ord. No. 1000 § 4, 2022)

• A. This chapter applies to all projects for which this article applies.

• B. If there is a conflict between the provisions of the building standards and the standards for the form-based zones in this chapter, the building standards supersede over any applicable form-based zone standards.

• C. If there is a conflict between the provisions of chapter 17.132 (Building Entrances and Facades) and the standards in this chapter, the building entrances and facades standards supersede over any applicable building and zone standards.

• D. If there is a conflict between the provisions of article VII (Design Standards and Guidelines) and the standards of this chapter, the provisions of this article supersede.

• E. The development of civic, public facilities (including public education), transportation, communications, and/or infrastructure facilities is exempt from this chapter.

• (Ord. No. 1000 § 4, 2022)

This section applies to all zones listed in this chapter.

• A. Building Types. Table 17.130.060-1 (Allowed Building Types by Zone) specifies the allowed building types by formbased zone. Building types not listed are not allowed in that zone. The standards for each building type are included in this chapter. All building types are also subject to the standards in Table 17.130.050-1 (Required Build-to Line, Height, and Frontage Area).

• B. Sloping Lots. Areas within the hillside overlay zone and any properties with an eight percent slope or greater are subject to limitations and review. See sections 17.52.020 (Establishment of slope zoning limitations) and 17.16.140 (Hillside development review).

• C. Development Site.

  1. If an applicant proposes multiple principal buildings on a single lot, the proposal must divide the lot into development sites to demonstrate compliance with this chapter, regardless of whether or how the lot is intended to be subdivided.

  2. Development site, lots, and lot lines shall be considered synonymous with properties and property lines as defined and used in this code.

• D. Subdivisions. If an applicant proposes to subdivide a property, each development site shall accommodate the largest allowable building type in its smallest form within the underlying form-based zone.

• E. Building Entrances, Facades, and Open Space. Building entrance, façade, and public open space types must be incorporated on a building and/or development site consistent with chapters 17.132 (Building Entrances and Facades) and 17.134 (Open Space).

• F. Objective Design Standards. Projects subject to the provisions of this section must also comply with article VII (Design Standards and Guidelines).

• G. Ground Floor Depth. All buildings subject to this article shall be developed with a minimum ground floor depth of 30 feet.

• H. Alternative to Required Placement Standards. One or more active private frontage amenities, in compliance with the standards below, may be substituted, in part, for the building placement in private frontage areas required in Table 17.130.050-1 (Required Build-to Line, Height, and Frontage Area), so long as they do not obstruct the open pedestrian connection between the building's primary entrance and the sidewalk. Allowed alternative active private frontage amenities are limited to:

  1. Accessory outdoor dining, provided the outdoor dining is:

     • a. Accessory to a permitted use;

     • b. Separated from the public right-of-way only with planters, shrubs, or approved fencing with a maximum height of 42 inches; and

     • c. Only allowed to replace up to a maximum 35 percent of the building facade requirement.

  2. Merchandise display and sales, provided that the display and sales area is:

     • a. Associated with a permitted use; and

     • b. Only replaces up to a maximum 15 percent of the building facade requirement.

• I. Structured Parking Levels Facing the Right-of-Way. Where ground level structured parking occupies more than 30 percent of a building facade facing a right-of-way or paseo, the finished floor of the parking level must be a minimum four vertical feet below the finished grade at the building facade.

==> picture [216 x 203] intentionally omitted <==

• J. Lined Structures. Where buildings are designed with uses directly abutting or "lining" or "wrapping" above-ground parking structures, the portions of structured parking facing a street or paseo must be:

  1. Limited to 30 percent of the building facade; and

  2. Either set back a minimum five feet from the building facade; screened with a living wall; or designed with punched openings to simulate habitable space.

==> picture [215 x 241] intentionally omitted <==

• K. Massing Adjacent to Lower-Density Residential.

  1. When abutting a multi-family or mixed-use zone with a lower maximum allowed density or height, the third story and above must be stepped back a minimum 20 feet from the property line or a minimum six feet from the ground floor side or rear facade, whichever is greater.

  2. When abutting a single-family residential zone, the third and fourth stories must be stepped back a minimum 30 feet from the property line or a minimum eight feet from the ground floor side or rear facade, whichever is greater (see diagram).

  3. When abutting a single-family residential zone, the fifth story and above must be stepped back an additional eight feet from the fourth story.

==> picture [207 x 412] intentionally omitted <==

• L. Interior Side and Rear Facade.

  1. Building facade planes abutting a form-based zone with a lower maximum allowed density may not exceed 48 feet in length without a break of minimum 6 feet in depth and 10 feet in length.

==> picture [195 x 164] intentionally omitted <==

2. Building facade planes facing a residential zone may not exceed 40 feet in length without a break of minimum 10 feet in depth and 10 feet in length.

==> picture [196 x 163] intentionally omitted <==

• M. Vertical Articulation.

  1. Building facades up to 75 feet in length along a right-of-way must incorporate at least one of the following on all upper stories.

     • a. Window bays a minimum 30 inches in depth from building facade;

     • b. Recesses a minimum three feet in depth from building facade; or

     • c. Balconies.

==> picture [256 x 221] intentionally omitted <==

2. When a building facade exceeds 75 feet in length along a right-of-way, all upper stories must be separated into facade bays no greater than 50 feet in width defined by a recess a minimum of three feet in depth and at least one of the following strategies:

   • a. Change in roof parapet height or shape;

   • b. Change in roof form; or

   • c. Change in building height with a minimum of eight-foot difference.

==> picture [418 x 332] intentionally omitted <==

3. When a building facade exceeds 400 feet in length along a right-of-way, the building must incorporate a vertical break a minimum 60 feet wide and 40 feet deep. The resulting space must:

• a. Be closed to vehicular circulation;

  • b. Be improved with pedestrian amenities and a combination of landscaping and paving that serves as an extension of the abutting sidewalk;

  • c. Provide a minimum 100 square feet that is protected from the elements; and

  • d. Remain accessible and open to the public.

==> picture [423 x 184] intentionally omitted <==

• N. Corner Treatment. Accentuate building massing at street intersections with at least one of the following elements.

  1. A tower or dome element at least 80 square feet in area;

  2. A decorative parapet;

  3. A rounded corner with enhanced transparency;

  4. Bay windows within six feet of the building corner; or

  5. Other measure identified in the General Plan Placemaking Toolkit.

• O. Ground Floor Entrances.

  1. All entrances to nonresidential ground floor uses must face and be visible and accessible from the primary right-ofway.

  2. Street-facing nonresidential building facades must incorporate at least one ground floor entrance per 80 linear feet.

  3. Any shared or individual entrance to residential unit must be a minimum eight horizontal feet from any entrances to nonresidential uses.

• P. Privacy.

  1. Balconies, decks and other habitable outdoor spaces are not allowed on upper-story facades or roofs abutting residential zones.

  2. Windows to primary living spaces within 10 feet of and facing an interior side setback must:

     • a. Be a minimum 30-degree angle measured perpendicular to the adjacent side setback line;

     • b. Have a minimum sill height of 42 inches from the finished floor; or

     • c. Use permanently translucent or "frosted" glazing.

==> picture [320 x 231] intentionally omitted <==

• Q. Required Ground Floor Transparency. A minimum 50 percent of commercial ground floor streetfacing facades between two and seven feet in height shall be transparent window surface. Opaque, reflective, or dark tinted glass is not allowed.

==> picture [418 x 204] intentionally omitted <==

• R. Shade. Shade producing frontages, such as awnings, arcades, and galleries, are required on southern and western facing building facades of nonresidential or mixed-use buildings.

• (Ord. No. 1000 § 4, 2022; Ord. No. 1017 § 13, 2023; Ord. No. 1023, 1/17/2024)

This section applies to all zones listed in this chapter. Where identified on the zoning map, form-based zones are subject to the following additional standards and restrictions which supersede the base zone requirements.

• A. Cucamonga Station Area Overlay. When applied on the zoning map, the Station Area Overlay modifies the base zone standards as follows:

  1. FAR (Max.): 3.0 for an individual development site, maximum 2.0 average FAR for the Overlay Area;

  2. Density (min.): 60 Du/Ac;

  3. Use Mix Requirements: Projects within this zone must be developed with minimum 50 percent nonresidential uses;

  4. Allowed land uses: In addition to the uses allowed in the base zone, the following uses are permitted by right:

     • a. Park and Ride Facility,

     • b. Parking Facility,

     • c. Transit Facility.

  5. Ground Floor Use: Projects within 1/4 mile of the Metrolink station must comply with the ground floor use requirements of Section 17.130.040(B)(1), below.

• B. Corridor Fronting Ground Floor Use Restrictions. The following ground floor use requirements supersede the land use standards of this article. Building, facade, and entryway requirements by zone still apply.

  1. Corridor Fronting Retail/Commercial/Nonresidential Ground Floor Use Required.

     • a. Properties designated with a Corridor Fronting Retail, Commercial, or Ground Floor Use designation must not be developed with residential units on the first or ground floor fronting Foothill Boulevard or Haven Avenue (south of Church Street and north of Jersey Boulevard).

     • b. Allowed uses are limited to any nonresidential use that is allowed in the base zone.

     • c. Residential uses are allowed on upper stories or behind ground floor nonresidential uses.

     • d. Uses associated with an on-site residential use, such as leasing office, community space, the work component of a live/work unit, gym for residents, child care space, communal work space, or project amenities are allowed on the ground floor but limited to no more than 30% of the ground floor front

• (Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023; Ord. No. 1053, 1/21/2026)

§ 17.130.050. Specific to Zones.

This section establishes development standards that are specific to each form-based zone. Standards specific to zones include those for density, intensity, frontage area, overall building height, ground floor height, and surface parking setbacks. Development may be further limited by building type, as established in Section 17.130.060 (Building Type Standards).

==> picture [476 x 264] intentionally omitted <==

(click here to view the full table)

Table 17.130.050-1 Required Build-to-Line, Height, and Frontage Area

(click here to view the full table)

Notes:

1. The maximums allowed by zone may not be attainable due to limitations from other standards (e.g., building and design standards) or unique site characteristics, such as lot size, trees, waterways, and steep slopes.

2. FAR applies to nonresidential portion of the development only, including nonresidential portions of mixed-use development. Ground floor project amenity spaces associated with the on-site residential use (ex. leasing office, community space, gym for residents, child care space, communal work space etc.) shall be limited to a maximum of 30% of the ground floor frontage.

3. Maximum height in feet determined by building type, see Section 17.130.060 . For properties within the Ontario Airport Land Use Compatibility Plan (OALCP), the maximum height is established in the OALCP. The OALCP standard supersedes the maximum height allowed in this article.

4. Density and FAR are calculated individually. When there are multiple development sites on a single property, individual development sites may deviate from minimum or maximum standards so long as the total site average FAR and Du/AC are within established limits.

5. All new developments located along Foothill Boulevard and Haven Avenue (south of Church Street and north of Jersey Boulevard) are required to contain ground-floor commercial space fronting onto Foothill Boulevard and Haven Avenue.

(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023; Ord. No. 1017 § 13, 2023; Ord. No. 1023, 1/17/2024; Ord. No. 1053, 1/21/2026)

This section establishes the standards for building types. Table 17.130.060-1 shows the building types that are allowed in each form-based zone. Subsections A through J describe each building type and establish the development standards specific to each.

• A. Fourplex. A fourplex is a single two-story house-scale building with four attached/stacked units. Building facades face the street and entrances to units may be either shared or individual. Parking is provided in detached garages or carports and accessed from a rear lane or alley.

==> picture [476 x 250] intentionally omitted <==

B. Attached Flex. The attached flex building type is a small to medium-sized building that supports a mix of residential and/or nonresidential uses in a range of building, entry and facade forms. Individual units face the street in a side-byside configuration. Attached flex also supports single-ownership live/work buildings or mixed-use with ground floor commercial and units on upper floors. Parking may be attached or detached and is accessed from a rear lane.

==> picture [476 x 240] intentionally omitted <==

• C. Main Street. The Main Street building type is a medium-sized structure that fosters a continuous walkable pedestrian environment. The ground floor supports active retail and restaurant spaces with shopfront frontages that wrap corners to enhance walkability. Parking is located to the rear of buildings, and abutting Main Street building types are encouraged to share parking facilities.

==> picture [476 x 239] intentionally omitted <==

• D. Rowhouse. Rowhouse buildings are composed of two to eight attached individual rowhouse units with individual entries along the street frontage and ground-level private open space for each unit. Rowhouses support higher

residential densities at a neighborhood-scale and are typically located along medium-intensity neighborhood and city corridors, near a neighborhood center, or within a mixed-use zone. Parking may be located on the ground floor of the primary structure or in detached garages at the rear of the development site. Vehicular access is provided from an alley or a shared internal drive aisle. This type is also known as townhouse.

==> picture [476 x 214] intentionally omitted <==

• E. Courtyard Building. A courtyard building is comprised of multiple attached and/or stacked dwelling units, accessed from one or more shared courtyards. Courtyard buildings are typically one-unit deep with individual entrances facing the shared courtyard.

The shared courtyard is common open space and replaces the need for private rear yards. This type is typically integrated into medium and high intensity walkable neighborhoods and can be applied in nonresidential contexts.

==> picture [476 x 215] intentionally omitted <==

A courtyard may satisfy the open space requirement if the courtyard is open and accessible to the public and is consistent with the applicable requirements in chapter 17.134 (Public Open Space).

• F. Multiplex. A multiplex is a medium-sized building that typically consists of five to 24 stacked units (more if consistent with the base zone density), typically with one shared entry and a double-loaded corridor configuration. Multiplexes may also take the form of stacked flats with individual entries to the exterior.

Parking is accessed from a rear lane or side street where possible and may be surface, detached, or attached. Attached parking may be in shared or individually secured garages. This type is scaled to fit within medium intensity walkable neighborhoods, corridors, and districts.

==> picture [476 x 232] intentionally omitted <==

• G. Mid-Rise. A mid-rise building is a medium-intensity building intended to accommodate a mix of uses and is a primary component of main street and corridor urban form. This type typically supports retail, service, or residential supportive uses on the ground floor and office or residential uses on upper floors. Mid-rise buildings can also accommodate single use development.

On-site parking is typically structured and may be located underground, within a podium structure, or on the ground floor. Where ground floor or above-ground structured parking is provided on site, it must be screened from view or "wrapped" as required in section 17.130.030(1), above.

==> picture [476 x 218] intentionally omitted <==

• H. High-Rise. A high-rise building is a high-intensity building intended to accommodate a mix of uses and is a primary component of corridor urban form. This type typically supports retail, service, or residential supportive uses on the ground floor and office or residential uses on upper floors. High-rise buildings can also accommodate single use development.

On-site parking is typically structured and may be located underground, within a podium structure, or on the ground floor. Where ground floor or above-ground structured parking is provided on site, it must be screened from view or "wrapped" as required in section 17.130.030(1), above.

==> picture [476 x 245] intentionally omitted <==

I. Estate. The standards of this section apply to the estate building type.

==> picture [476 x 289] intentionally omitted <==

==> picture [212 x 157] intentionally omitted <==

Spanish Revival house with a porte cochere.

• A. Site Organization/Massing.

  1. Garages are secondary buildings, and may face any direction.

  2. Utility connections should be located in a rear lane or drainage easement and placed underground.

• B. Open Space. Yard area is required for outdoor living, dining and play.

• C. Access.

  1. The primary entrance shall be located in the front.

  2. Vehicular access to garages may be via a rear lane or driveway from the street.

==> picture [224 x 200] intentionally omitted <==

----- Start of picture text -----
Circular drives can provide drop-offs or access to
garages, as long as garage setback of 25' from front
of primary mass is maintained.
----- End of picture text -----

3. Porte cocheres are permitted.

4. Circular Drives are permitted.

• D. Garages and Driveways.

  1. Maximum exterior width: 50% of lot width.

  2. Garages may be attached or detached.

==> picture [224 x 187] intentionally omitted <==

----- Start of picture text -----
Corner lot fronts each street with balanced
architectural expressions on each facade.
----- End of picture text -----

3. Circular drives, where applicable, require a minimum 45-foot primary setback from the property line to building face. Circular drives require an inner green half-circle, differentiating the drive from the rest of the front yard, which shall be no less than 60 feet wide and with a depth at least one-half the width.

• J. Extra Large House. The standards of this section apply to the extra large house building type.

==> picture [476 x 294] intentionally omitted <==

• A. Site Organization/Massing.

==> picture [224 x 192] intentionally omitted <==

----- Start of picture text -----
Articulating separate roofs on different masses helps
to break down the size of a large house.
----- End of picture text -----

1. Garages are secondary buildings, and may face any direction.

2. Utility connections should be located in a rear lane or drainage easement and placed underground.

• B. Open Space. Yard area is required for outdoor living, dining and play.

• C. Access.

  1. The primary entrance shall be located in the front.

  2. Vehicular access to garages may be via a rear lane or driveway from the street.

==> picture [212 x 154] intentionally omitted <==

A gabled, projecting front wing, a balcony and a raised porch on the front facade all contribute to the privacy of the front entrance of this home.

3. Porte cocheres are permitted.

4. Circular drives are permitted.

• D. Garages and Driveways.

  1. Maximum exterior width: 50% of lot width.

  2. Garages may be attached or detached.

==> picture [224 x 188] intentionally omitted <==

----- Start of picture text -----
Houses on Large Lots can provide front drives to
garages behind the primary mass.
----- End of picture text -----

3. Circular drives, where applicable, require a minimum 45-foot primary setback from the property line to building face. Circular drives require an inner green half-circle, differentiating the drive from the rest of the front yard, which shall be no less than 60 feet wide and with a depth at least one-half the width.

• K. Large House. The standards of this section apply to the large house building type.

==> picture [476 x 272] intentionally omitted <==

LOT COVERAGE

• A. Site Organization/Massing.

  1. Garages are secondary buildings, and may face any direction.

  2. Utility connections should be located in a rear lane or drainage easement and placed underground.

• B. Open Space. Yard area is required for outdoor living, dining and play.

• C. Access.

  1. The primary entrance shall be located in the front.

  2. Vehicular access to garages may be via a rear lane or driveway from the street.

  3. Porte cocheres are permitted.

• (Ord. No. 1000 § 4, 2022; Ord. No. 1017 § 13, 2023; Ord. No. 1023, 1/17/2024)