Chapter 17.30 — ALLOWED LAND USE BY BASE ZONE

The purpose of this chapter is to establish allowed land uses and corresponding requirements for permits and entitlements for each of the city's base zones. Standards and allowed use regulations for form-based zones are provided in article VIII (Form-Based Code). Uses allowed herein are consistent with and implement the corresponding land use designations in the city's general plan. Allowed land uses include both primary and accessory uses that are permanent in nature. Regulations for temporary uses are listed separately in chapter 17.104 (Temporary Uses). (Ord. No. 1000 § 4, 2022)

In order to simplify land use regulations, land uses listed in this chapter and throughout this title have been grouped into general categories on the basis of common function, product, or compatibility characteristics. These allowed use categories are called "use classifications." Use classifications describe one or more uses having similar characteristics but do not list every use or activity that may appropriately be within the classification. Each land use is described in chapter 17.32 (Allowed Use Descriptions). For example, "personal service use" includes a wide range of individual personal service uses (beauty parlor, dry cleaning, tanning salons, tailors). Rather than listing all such uses individually throughout this title, "personal service use" is listed once and is further described in chapter 17.32 (Allowed Use Descriptions).

The following rules apply to use classifications:

• A. Specific use regulations. Additional use regulations for specific land uses are listed in article V (Specific Use Requirements).

• B. Temporary uses. Land use classifications in this chapter identify both primary and secondary or accessory uses that are permanent in nature. Temporary uses are separately listed and regulated in chapter 17.104 (Temporary Uses).

• C. Uses not listed. Land uses that are not listed in the zone tables are not allowed, except as otherwise provided for in this title.

• D. Illegal uses. No use that is illegal under local, state, or federal law shall be allowed in any zone within the city.

• E. Overlay zones. When a property is located within an overlay zone, any special allowed use provisions associated with said overlay zone shall apply. If the special allowed use provisions for the overlay zone are in conflict with the allowed use provisions of the base zone, the allowed use provisions for the overlay zone shall prevail.

• F. Special planning areas. When a property is located within a designated special planning area (e.g., specific plan, planned community, master plan), there may be special allowed use provisions associated with the adopted/approved area plan. If the documents associated with the special planning area are silent regarding allowed use provisions, the allowed use provisions of the base zone shall apply. If the allowed use provisions of the adopted/approved area plan conflict with the allowed use provisions of the base zone, the allowed use provisions for the special planning area shall prevail.

• G. Similar uses. When a use is not specifically listed in this code, it shall be understood that the use may be permitted if the planning director determines that the use is substantially similar to other uses listed based on established criteria and required findings outlined in section 17.16.090 (Similar Use Determination). It is further recognized that every conceivable use cannot be identified in this title and, anticipating that new uses will evolve over time, the planning director may make a similar use determination to compare a proposed use and measure it against those uses listed.

• (Ord. No. 1000 § 4, 2022)

• A. Allowed land uses. Allowed uses and corresponding permit and entitlement requirements for the base zones are listed in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone). Uses are organized into common categories as follows:

  1. Residential uses.

  2. Agriculture and animal-related uses.

  3. Recreation, resource preservation, open space, education, and public assembly uses.

  4. Utility, transportation, public facility, and communication uses.

  5. Office and service uses.

  6. Retail and restaurant uses.

  7. Automobile and vehicle uses.

  8. Industrial, manufacturing, and processing uses.

• B. Permit requirements. Generally, a use is either allowed by right, allowed through issuance of a conditional use permit, or not permitted. In addition to the requirements for planning permits or entitlements listed herein, other permits and entitlements may be required prior to establishment of the use (e.g., building permit or permits required by other agencies). The requirements for planning permits or entitlements identified in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone) include:

  1. Permitted (P). A land use shown with a "P" indicates that the land use is permitted by right in the designated zone, subject to compliance with all applicable provisions of this title (e.g., development standards) as well state and federal law.

  2. Permitted with a Minor Use Permit (M). A land use shown with an "M" indicates that the land use is permitted in the designated zone upon issuance of a minor use permit from the designated approving authority, subject to compliance with all applicable provisions of this zoning code (e.g., development standards) as well as state and federal law.

  3. Conditionally permitted (C). A land use shown with a "C" indicates that the land use is permitted in the designated zone upon issuance of a conditional use permit from the designated approving authority, subject to compliance with all applicable provisions of this zoning code (e.g., development standards) as well as state and federal law.

  4. Not permitted (N). A land use shown with an "N" is not allowed in the applicable zone. Additionally, uses not shown in the table are not permitted, except as otherwise provided for in this title.

  5. Adult entertainment permit (A). A land use shown with an "A" indicates that the land use is permitted in the designated zone upon issuance of an adult entertainment permit from the designated approving authority, subject to compliance with all applicable provisions of this zoning code (e.g., development operational standards) as well as state and federal law.

• C. Base zone and subzone names and symbols. Base zone and subzone names for the zone symbols used in the table are listed below. Specific Plan (SP) and is not listed in the table as the allowed uses for those zones are determined in compliance with the adopted specific plan.

  • Very Low Residential (VL), includes all subzones of VL:

    • Very Low Residential – Etiwanda Heights 14000 (VL-EH 14000)

• Very Low Residential – Etiwanda Heights 9000 (VL-EH 9000)

  • Low Residential (L), includes all subzones of L:

    • Low Residential – Etiwanda Specific Plan (L-ESP)

  • Low Medium Residential (LM), includes all subzones of LM:

    • Low Medium Residential – Terra Vista (LV-TV)

    • Low Medium Residential – Etiwanda Specific Plan South (LM-ESP South)

    • Low Medium Residential – Etiwanda Specific Plan (LM-ESP)

  • Medium Residential (M), includes all subzones of M:

    • Medium Residential – Terra Vista 1 (M-TV1)

    • Medium Residential – Etiwanda Specific Plan South (M-ESP South)

    • Medium Residential – Etiwanda Specific Plan (M-ESP)

  • Medium High Residential (MH), includes all subzones of MH:

    • Medium High Residential – Terra Vista (MH-TV)

  • High Residential (H), includes all subzones of H:

    • High Residential – Terra Vista (H-TV)

  • Neo-Industrial (NI)

  • Industrial Employment (IE)

  • Open Space Conservation (OSC)

  • Hillside Residential (HR)

  • Parks (P)

  • Flood Control/Utility Corridor (FC/UC)

(click here to view the full table)

Table Notes:

7. See additional regulations for special regulated uses in chapter 17.102 .

8. See additional regulations for drive-in and drive-through facilities in chapter 17.90 .

9. Not permitted within 300 feet of residentially zoned property. See additional regulations for wind energy systems in chapter 17.76 .

10. See additional regulations for emergency shelters in chapter 17.110 .

11. Retail sales from the premises require a conditional use permit.

12. Massage establishment permit required. See additional regulations for massage establishments in chapter 5.18 .

13. A short-term rental must be a single-family residence in zoning districts other than VL, L, and LM. See additional regulations for short-term rentals in chapter 8.34 .

14. Auto and vehicle storage is permitted as an on- or off-site accessory use to any manufacturing use upon issuance of a minor use permit. The minor use permit may also permit truck storage as an accessory use to manufacturing.

15. See additional regulations for agricultural uses.

16. Minimum 1,000 feet from a use in an Industrial Zone that accommodates more than 100 trucks per day, more than 40 trucks with operating transport refrigeration units (TRUs) per day, or where TRU unit operations exceed 300 hours per week.

(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023; Ord. No. 1017 § 4, 2023; Ord. No. 1022, 12/20/2023; Ord. No. 1023, 1/17/2024; Ord. No. 1031, 10/15/2024)

In addition to the allowed use provisions listed in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone), additional allowed use provisions are described in the following articles and chapters of this title:

• A. Specific use requirements. Article V (Specific Use Requirements) identifies several use types that have special land use and/or development requirements. Some of these use types have special requirements or regulations established by state or federal law and others have special requirements based on local issues, priorities, and preferences. Use regulations in article V are intended to supplement the allowed use regulations in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone).

• B. Outdoor sales and operations. Unless permitted by definition in chapter 17.32 (Allowed Use Descriptions) or permitted as a temporary use with an approved permit in chapter 17.104 (Temporary Uses), all businesses shall be conducted within an enclosed building.

• C. Temporary uses. In addition to the permanent land use listings in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone), chapter 17.104 (Temporary Uses) establishes regulations for uses that are temporary in nature.

• D. Overlay zones. In addition to the allowed land use regulations in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone) for the city's base zones, chapter 17.38 (Overlay Zones) identifies special regulations and requirements for land uses within the overlay zones.

• E. Special planning areas. Article VI (Special Planning Areas) identifies areas of the city with adopted planning documents for development within each respective project area (e.g., specific plans, planned communities, master plans). These planning documents establish land use and/or development regulations that are unique to the particular project area. Where those planning documents conflict with allowed use listings in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone), the allowed uses in the special planning area documents shall prevail.

• F. Conversion of residential structures. No structure originally designed as a residence (including hotels and motels), or as an accessory structure or addition to a residence, shall be used for any commercial or office uses unless the building and site are improved to meet all code requirements for an office or commercial development. This includes such things as, but not limited to, building code requirements, fire code requirements, and Development Code requirements. Such a conversion shall be subject to the development review or conditional use permit process, as required by the base zone use regulations contained in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone).

• G. Hillside residential.

1. The Hillside Residential Zone permits single residential dwellings either on separate lots or clustered together in a buildable area along with accessory structures only. Uses other than residential dwellings are deemed to be too intensive and are not consistent with the general plan.

   2. Hillside development review is required for any subdivision or development within the Hillside Residential Zone. As part of the hillside development review, environmental studies and investigations such as, but not limited to, geological, hydrological, seismic, slope and soil conditions, access/circulation, and biota research, shall be conducted for any development in this zone. Based on this information, the actual number of dwelling units shall be determined. However, the maximum density shall not exceed two dwelling units per net buildable acre. Determining the buildable area of a site must also meet the performance development criteria in this chapter. Additionally, a site plan showing lot layouts, access, street design, building locations, building design, vegetation management, wildfire protection, and grading shall be prepared in accordance with the review procedures contained in article II (Land Use and Development Procedures). All such proposals must comply with the absolute policies, design standards, and standards in this title.

• H. Additional agricultural uses. Agricultural uses are allowed on certain lots, subject to the requirements of section 17.32.030 (Agricultural uses permitted or permitted with a minor use permit).

• I. Industrial interim uses. Additional uses are allowed in certain industrial zones on an interim basis, according to section 17.36.040(D) .

• (Ord. No. 1000 § 4, 2022)