Standards of population density and building intensity for the land use designations.

Transcription

1 4 The purpose of the Land Use Element is to shape the future physical development of the City of Chino and to preserve, protect, and enhance Chino s current quality of life. As required by California Government Code Section 65302(a) and Public Resources Code Section 2762(a), the Land Use Element of the General Plan addresses the following: Distribution, location, and extent of the uses of land for housing, business, industry, open space, natural resources, recreation and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid waste disposal facilities, and other categories of public and private uses of land. Standards of population density and building intensity for the land use designations. The Land Use Element sets forth specific goals, objectives, policies, and actions to guide land use in Chino. The General Plan Land Use Map, which is also part of this element, graphically represents the City s vision for the future development of the City and the Sphere of Influence (SOI), the area that the City expects to grow into in the future. This Element is divided into eight sections. Background. Describes existing land uses in Chino. Future Growth Vision. Discusses the long-term vision for Chino s future. Sphere of Influence and Annexation. Describes the Planning Area and reviews policies related to the SOI and annexation. Land Use Designations. Describes land use designations and includes a land use designation map. Measure M and the Focused Growth Plan. Describes the process for implementing alternative land use designations, consistent with the Focused Growth Map, through a voter initiative. Airport Land Use Compatibility. Discusses the relationship between the General Plan land uses and the Chino Airport. Goals, Objectives, Policies, and Actions. Provides guidance to the City related to land use decisions. LU-1

2 Indicators. Provides methods for evaluating progress on implementing the Land Use Element. A. Background Since the late 19th century, the City of Chino has experienced numerous transformations in its economy, population, and land use pattern. These periods of change tell a story about why Chino looks the way it does today. When Richard Gird founded the City of Chino in 1887, he organized the City around a park, railroad depot, and hotel. The early development was soon followed by the sugar beet factory to the south of the City. The City was connected to Ontario with Gird s Narrow Gauge Railway and to Los Angeles with the Southern Pacific Railway. The Butterfield stage route followed Chino Creek running southeast to northwest along the edge of the City and the southern half of the City continued to be dominated by the early ranchos. Between 1910 and 1940, the City gained its first paved roads and began to develop the larger street network that exists today. With increased population came more civic organizations and churches. Orchards developed and a cannery was built to pack their fruits. In the southern portion of the City, the California Institution for Men (CIM) was built, creating new jobs in the community. Between 1940 and 1960, the City s agricultural focus turned to dairies, and the Cal Aero Academy developed to train pilots during World War II. The development of the Corona Expressway (State Route 71) and Riverside Freeway (State Route 91) connected the City to the rest of Southern California s growing highway network. The following two decades were a period of explosive population growth in Chino. New land uses focused on housing, turning the community into more of a bedroom community for commuters. This commuter growth was facilitated by the opening of State Route 60, which provided another connection between the Inland Empire and the Los Angeles basin to the west. In the 1980s and beyond, the land use focus in the City largely shifted away from agriculture, and towards industrial and warehouse/distribution uses. Industrial and warehouse uses are most common in the southern portions of the City and take advantage of the City s location along major trucking routes and near LU-2

3 rail lines and the Ontario Airport. The City s primary commercial areas are located along major transportation routes, including State Route 71, Central Avenue, Riverside Drive, and Philadelphia Street. As the City has developed these additional land uses, it has significantly reduced the land area devoted to agricultural production, although there are still some scattered agricultural uses. The CIM, another longtime fixture in Chino, has constituted much of the less-developed area of land within the City in recent years, but that status is changing with the development of College Park. B. Future Growth Vision As this General Plan was developed, a long-term vision for Chino s future was established. This vision is shown in the Future Growth Vision diagram, included here as Figure LU-1. The Future Growth Vision indicates places in the City of Chino where more intense development could be consistent with the City s overall vision. These are places with healthy transportation options, a small-town feel, and provide for residents daily needs. The vision indicates that change could take place in the following areas: LU-3

4 NORTH CENTRAL AV E N U E C O R R I D O R STATE HIGHWAY 60 RIVERSIDE DRIVE EAST CORRIDOR CENTRAL AVE. RIVERSIDE DR. RIVERSIDE DRIVE WEST CORRIDOR C H I N O AV E N U E AREA EUCLID AVE. CENTRAL AND WA L N U T A R E A E U C L I D AV E N U E CORRIDOR AY W GH HI 71 Chino City Boundary Miles FIGURE LU-1 FUTURE GROWTH VISION

5 Riverside Drive West Corridor. Future change in this area may include a transition to focus on multi-family housing with a limited amount of retail and office development. Central and Walnut Area. Future change in this area may include a transition to mixed-use development, with a focus on providing neighborhoodserving retail. North Central Avenue Corridor. Future change in this area may feature a transition to mixed-use development, with a focus on residential uses on the portion of the corridor further to the north of the freeway. Riverside Drive East Corridor. Future change in this area may include a transition to focus on multi-family housing with a limited amount of retail and office development. Euclid Avenue Corridor. Future change in this area may feature a transition to mixed-use development, with a focus on retail uses and some higherintensity residential development. When change is considered here, it should take into account planned development in Ontario s New Model Colony and Caltrans plans for the roadway. Chino Avenue Corridor. Future change in this area may include a transition to higher-intensity, mixed-use development than is considered for other areas. The focus may be on transit-oriented development around the Chino Transit Center, potential connections to regional commuter rail, and additional civic uses such as a large performance space. This future growth vision does not constitute City policy at this time. Instead, the City expects that this diagram could be a starting point for the next comprehensive update to the General Plan, which should occur before Moreover, individual projects consistent with the Focused Growth Plan described in Section E of this Element will help the City to move towards this Future Growth Vision. C. Sphere of Influence and Annexation The Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000 (CKHA) establishes procedures by which local governments can change their organization, including annexation of land into the city limits. Annexations are regulated by the Local Agency Formation Commission (LAFCO) of each county. Un- LU-5

6 der CKHA, each LAFCO s primary responsibilities are to adopt SOIs for local agencies and to act on local agency boundary changes. LAFCOs also have broad statutory responsibility to facilitate planned, orderly, efficient patterns of urban development, preserve agricultural lands, and discourage urban sprawl. LAFCOs also have responsibilities for approval and comment that are closely related to the General Plan process. In making decisions on annexations, LAFCOs must review relevant local general plan policies and development proposals to ensure that objectives for efficient development are being achieved. The SOI represents the area that the City of Chino views as its ultimate boundary. Therefore, the City has an interest in development within the SOI, even though current land use authority continues to be under the purview of San Bernardino County. This interest includes ensuring that development either ties into Chino s infrastructure, or is able to tie in at a future date. The City has generally only annexed properties within the SOI at the request of residents and is expected to continue with that approach in the future. Current City policy requires owners of property located within Chino s SOI who wish to obtain sanitary sewer services from the City to submit a request that describes how it conforms with the City s land use plan and where sewer facility construction is required. This policy was established under Resolution Number Property owners requesting sewer service for parcels contiguous to the City boundary may be required to annex to Chino. If, at the time of the request, annexation is determined by the City to be infeasible, such property owners must file an irrevocable agreement to annex to the City. Property owners requesting sewer service for parcels that are not adjacent to city boundaries must file and execute an irrevocable agreement to annex to Chino when sufficient parcels can be assembled to qualify for annexation in accordance with LAFCO policy. The development of property requesting sewer service must be reviewed and approved by the City prior to receiving the sewer service connection permit, as directed by Chino Municipal Code Section This ordinance will continue to be enforced under the General Plan, as described in Goal LU-3, below, calling for a clear transition for properties in the SOI. LU-6

7 D. Land Use Designations The General Plan Land Use Map, shown in Figure LU-2, illustrates the allowed types of land uses throughout Chino. Table LU-1 presents acreages of each land use designation. Land use designations represent the intended future use of each parcel of land within the City limits and the SOI. Land use designations are developed to provide both a vision of the future organization of uses within Chino and a flexible structure to allow for changes in economic conditions, environmental conditions, and community visions. Chino has five specific plans and two master plans, which are incorporated by reference into this General Plan: the Majestic Spectrum, East Chino, Eucalyptus Business Park, College Park, and The Preserve Specific Plans, as well as the Downtown Civic Center Master Plan and Central Avenue Specific Plan. These Specific Plans provide concrete design and implementation measures to carry out the goals and objectives of the General Plan. However, it is one of the goals of this General Plan to phase out the Majestic Spectrum, East Chino, and Eucalyptus Business Park Specific Plans over time, as well as the Downtown Civic Center Master Plan, and Central Avenue Specific Plan. The Preserve and College Park Specific Plans will remain throughout the life of the General Plan. In addition to the city-wide land use designations, there are additional land use designations that apply to the College Park or The Preserve Specific Plan areas are described below. TABLE LU-1 LAND USE DESIGNATION ACREAGES Land Use Residential Acres in City Limits Acres in SOI Total Acres RD 1 (1 du/ac) RD 2 (2 du/ac) ,516 RD 4.5 (4.5 du/ac) 2, ,381 Low Density Residential RD 8 (8 du/ac) Medium Density Residential RD 12 (12 du/ac) RD 14 (14 du/ac) LU-7

8 Acres in City Acres in Total Land Use Limits SOI Acres High Density Residential RD 20 (20 du/ac) RD 30 (30 du/ac) Open Space Agriculture Recreation / Open Space 3,455 3,455 Urban Reserve 1,779 1,779 Commercial Office Commercial Neighborhood Commercial General commercial Regional Commercial Industrial Business Park Service Commercial Manufacturing Research General Industrial 2, ,060 Light Industrial Other Public 1, ,310 Public Schools Mixed Use - Medium Density (20 du/ac) Mixed Use - High Density (30 du/ac) Community Core 16 (Mixed Use) Mixed Use College Park LU-8

9 TABLE LU-1 LAND USE DESIGNATION ACREAGES (CONTINUED) Acres in City Acres in Total Land Use Limits SOI Acres Airport Related Total 16,680 1,395 18,075 Note: du/ac= dwelling units per acre. For each land use designation, the uses allowed and the standards of density or intensity are specified. Densities and intensities in all cases are based on adjusted gross acres. The adjusted gross acreage of a lot excludes all land within the ultimate right-of-way for Expressways, Major Arterials, Primary Arterials, Secondary Arterials, and Collector streets, as shown in the Transportation Element. The number of residential units permitted for a parcel is determined by multiplying the residential density factor by the adjusted gross acres of the parcel. For non-residential uses, including commercial, office, and industrial uses, intensity is expressed as an average Floor Area Ratio (FAR). FAR is calculated as the total square footage of buildings on a site, divided by the total square footage underlying the site. The city-wide land use designations are described below, followed by the land use designations for the Specific Plans. 1. Residential Land Use Designations The residential designations include seven distinct designations of varying density. They permit certain non-residential uses including places of worship, day care centers, schools, libraries, and recreational facilities. a. RD1 This is a large-lot rural residential designation allowing 1 dwelling unit per adjusted gross acre (1.25 with provision of affordable housing). The purpose of this land use designation is to provide for very large lot residential development in a rural environment. These areas should be typified by rural uses, including horse-keeping and other small-scale agricultural uses consistent with residential areas. b. RD2 This is large-lot residential compatible with semi-rural development allowing 1 to 2 dwelling units per adjusted gross acre (2.5 with provision of affordable housing). This land use designation is to provide large lot residential development in a non- LU-9

10 urbanized environment. These areas should either create or maintain areas currently typified by large lot development and dominated by semi-rural uses. c. RD4.5 This is a single-family suburban designation, expected to be primarily detached units. It allows 3 to 4.5 dwelling units per adjusted gross acre (6 with provision of affordable housing). The purpose of this land use designation is to preserve existing single-family suburban residential neighborhoods. d. RD8 This designation allows 4.5 to 8 dwelling units per adjusted gross acre (10 with provision of affordable housing). This classification is intended for new and existing single-family neighborhoods with slightly higher densities. This designation is mainly located in the older existing neighborhoods in Chino and in transition zones between lower-density residential uses and higher-density commercial, industrial, and multi-family residential land uses. LU-10

11 East End Ave Ramona Ave Phillips Blvd Francis Ave San Antonio Ave Philadelphia St State Highway 60 Walnut Ave Riverside Dr Mountain Ave Central Ave Walnut Ave East End Ave Benson Ave Riverside Dr Av e Edison Ave Ramona Ave Fern Ave d Schaefer Ave Monte Vista Ave G ra n Fern Ave Pipeline Ave Chino Ave Eucalyptus Ave Euclid Ave Eucalyptus Ave Chino Hills Pkwy Merrill Ave Kimball Ave P El do ra Rd Open Space RD 1 (0-1 DUs/Ac) Agriculture RD 2 (1-2 DUs/Ac) Recreation/Open Space RD 4.5 (3-4.5 DUs/Ac) Urban Reserve RD 8 (4.5-8 DUs/Ac) RD 12 (8-12 DUs/Ac) RD 14 (12-14 DUs/Ac) RD 20 (14-20 DUs/Ac) RD 30 (20-30 DUs/Ac) Commercial Office Commercial Neighborhood Commercial General Commercial Regional Commercial Industrial Business Park Service Commercial Manufacturing Research Pine Ave Hellman Ave Residential Other Public Public School Mixed Use Medium Density (20 DUs/Ac) Mixed Use High Density (30 DUs/Ac) Community Core 16 The Preserve Community Core 30 The Preserve Airport Related Chino City Boundary Chino Sphere of Influence County Boundary DUs/Ac = Dwelling Units per Acre Light Industrial General Industrial Miles Note: General Plan land use designations in Specific Plan areas have been aggregated into General Plan categories for clarity on this map. FIGURE LU-2 LAND USE DESIGNATIONS

12 e. RD12 This designation allows for a variety of residential land uses, from attached dwellings to townhouses. It allows 8 to 12 dwelling units per adjusted gross acre (15 with the provision of affordable housing). The purpose of this land use designation is to encourage a wide range of residential land uses. f. RD14 This land use designation allows for a variety of residential uses, including attached dwelling units and town houses. It allows 12 to 14 dwelling units per adjusted acre (17.5 with the provision of affordable housing). The purpose of this land use designation is to allow slightly more dense multi-family development. g. RD20 This high density residential development tends to be located near major commercial areas, neighborhood shopping centers, and freeway access. It allows 14 to 20 dwelling units per adjusted gross acre (25 with provision of affordable housing). The purpose of this land use designation is to provide for a relatively high density residential environment typified by four-plex developments and garden apartments. 2. Mixed-Use Designations The city-wide mixed-use designations are only found in the SOI and on the Focused Growth Map. For areas with this designation on the Focused Growth Map, the mixed-use designation would only be applicable if projects are approved by city-wide vote consistent with the Focused Growth Plan. The Focused Growth Plan is discussed in Section E, below. a. MU20 This designation allows buildings combining mixes of uses including commercial and residential. Typically located along major corridors, this designation is intended to provide housing and retail in close proximity. Typical uses will include housing over small-scale retail. Maximum allowed residential density is 20 dwelling units per adjusted acre and the FAR is b. MU30 This designation allows for higher density mixed-use developments and is reserved only for key central locations. There will be similar uses to the mixed-use medium LU-13

13 density designation, but additional residential density is allowed. Maximum residential density will be 30 dwelling units per gross acre and FAR is Commercial Land Use Designations Four solely commercial designations are contained on the Land Use Map. The commercial designations are diverse and provide locations for an array of local- and regional-serving commercial establishments in Chino. a. Regional Commercial This designation is intended for the development of regional shopping centers and accompanying uses. Such uses include department stores, home furnishings and appliance stores, apparel stores, specialty retail stores, and restaurants. The FAR is 0.6. b. General Commercial This designation is to provide commercial uses for Chino residents daily and occasional needs. It is applied only in existing major commercial areas. General commercial areas include a wide variety of commercial, office, and restaurant uses oriented to retail trade. There is a 2-acre minimum lot size. The FAR is 1.0. c. Neighborhood Commercial This designation is for shopping centers for daily shopping needs with a service radius of approximately 1 mile. Typical uses include supermarkets, drug stores and a variety of smaller shops. These neighborhood amenities should be provided throughout the City, generally on lots no greater than 5 acres. The FAR is 0.3. d. Office Commercial While office uses are allowed in all commercial designations, the office commercial designation applies to areas to be used predominantly for offices. The FAR is Industrial Land Use Designations Chino has four categories of industrial land uses to plan for the large industrial economy in the City. a. General Industrial This designation is for heavy industrial or manufacturing uses, many of which may generate heavy traffic, noises, or odors. There is a 1-acre minimum lot size and generally only single-tenant uses are permitted. The FAR is 0.6. LU-14

14 b. Light Industrial This designation is for industrial uses with fewer impacts on traffic, noises, odors and pollutants than General Industrial. There is a 1-acre minimum lot size and generally only single tenant uses are permitted. The FAR is 0.6. c. Business Park This designation is intended primarily for the business needs of industrial park employers and employees. The predominant uses will be businesses that primarily provide support services to industrial development, such as offices for engineers, sales representatives or other manufacturing service types of businesses; restaurants; and space for distributors and other retail outlets. Small manufacturing firms also may be allowed if operations can be accomplished entirely indoors and are related to the service needs of manufacturers. The FAR is 0.6. d. Service Commercial This designation is for commercial land uses that may not belong with retail commercial, such as lumber yards, nurseries, and auto dealers. There is a 1-acre minimum lot size. The FAR is Open Space Designations a. Agriculture The agricultural land use designation is intended to provide for agricultural uses including farming, stables, pastures, and grazing. Public facilities are permitted that are necessary for: drainage and flood control (including watershed, water recharge and percolation areas, and retention or detention of flood waters), reducing water runoff pollutants, public communications, and other publicly-owned facilities necessary to provide for public safety or health. Existing residential structures and uses are permitted as well. b. Recreation/Open Space Areas designated as Recreation/Open Space are designated green areas. Residential, commercial, and industrial activities are not permitted. c. Urban Reserve This designation is for land where urban development will take place in the case of a change in land use, specifically the CIM property. This designation is primarily located on the CIM property, with a small area designated Urban Reserve in College Park. Policy P2 under Goal LU-6 addresses future planning for areas designated Urban Reserve. LU-15

15 6. Public Designations a. Public This designation is for major public uses or institutions, including the Civic Center, hospital, post offices, fire stations, and the airport. b. Public School This designation provides areas for public schools in Chino. 7. College Park Specific Plan Designations a. Estate Residential This designation is for single-family detached units on large lots, with a density maximum of two units per gross acre. This designation is intended to be a transitional buffer for adjacent existing single-family subdivisions with similar densities. b. Low-Density Residential This designation allows single-family detached units with densities between 2.1 and 5 dwelling units per acre on a variety of lot sizes. This designation is located throughout the Specific Plan Area. c. Medium-Density Residential The Medium-Density Residential allows densities between 5.1 and 10 units per acre and permits single-family detached and single-family attached dwelling units on a variety of lot sizes. d. High-Density Residential This designation is intended for clustered single-family detached products, townhouses, apartments, and similar unit types. It permits densities between 10 and 20 units per acre. e. Institutional This designation applies to the 100-acre Chaffey College campus adjacent to Ayala Park. f. Open Space/Recreational The Open Space/Recreational designation includes Ayala Park, neighborhood parks, civic plazas, community centers, and other open space areas that provide recreational space, passive open space, and joint-use community activities. g. Mixed-Use This designation allows for a combination of retail, service commercial, office, high and very-high density, civic, institutional, public, and recreational uses. The Mixed- LU-16

16 Use designation is intended to allow for the development of a compact, walkable, and pedestrian-oriented district. The designation has a FAR of 1.0 for commercial and office uses. The residential component of the designation, which is intended for multi-family units, permits densities between 10.1 and 20 units per acre. h. Cypress Channel This designation is intended to retain the Cypress channel as natural open space to be utilized exclusively for burrowing owl habitat. 8. The Preserve Specific Plan Designations a. Estate Residential The Estate Residential designation allows for average density of two units per adjusted gross acre, with densities up to three units per adjusted gross acre permitted. This designation is intended to provide a rural residential area characterized by single-family detached homes on large lots. Equestrian uses and trails are encouraged in this district. b. Low-Density Residential This designation provides for an average density of 5.5 units per adjusted gross acre, with densities between 3 and 8 units per adjusted gross acre permitted. It allows for single-family detached and attached units, townhouses, clustered units, and courtyard units on a variety of lot configurations. c. Medium-Density Residential This designation allows for several unit types, including single-family detached and attached, and multi-family products including duplexes, townhouses, clustered units, courtyard units, pocket lots, and postage stamp lots. The average density is 10 units per adjusted gross acre, with density ranging between 8 and 12 units per adjusted gross acre. d. High-Density Residential 16 The High-Density Residential 16 designation provides for the development of multi-family units, including duplexes, townhouses, clustered units, courtyard units, pocket lots, and postage stamp lots. A density range between 12 and 20 units per adjusted gross acre is permitted. e. High-Density Residential 20 This designation accommodates a range of multi-family unit types at an average density of 21 units per adjusted gross acre, with a density range of 16 to 24 units permitted. LU-17

17 f. High-Density Residential 30 This designation provides for multi-family residential development at the highest density within the Specific Plan area. A density range between 24 and 40 units per adjusted gross acres is permitted. g. Community Core 16 This designation accommodates an integrated combination of retail, commercial, office, high-density residential, civic, institutional, public, recreational, and religious uses. The breakdown of uses is expected to be 55 percent residential, 20 percent commercial, 15 percent office and 10 percent public facilities. The permitted FAR is 0.4 for business park and office uses, and 0.3 for commercial uses. h. Community Core 30 Like Community Core 16, this designation allows for a mix of retail, commercial, office, high-density residential, civic, institutional, public, recreational, and religious uses at a density of 30 units per adjusted gross acre. The designation is expected to be comprised of 55 percent residential uses, 20 percent commercial uses, 15 percent office uses, and 10 percent public facilities. The permitted FAR is 0.4 for business park and office uses, and 0.3 for commercial uses. i. Neighborhood Commercial The Neighborhood Commercial designation is intended to accommodate smallscale retail, office, and service commercial needs of adjacent residential neighborhoods. This designation allows for a FAR of j. Regional Commercial This designation is intended to accommodate regional commercial, entertainment, and office uses within master planned developments. Permitted FAR is k. Airport Related This designation accommodates uses that are directly related to the Chino Airport, including car rental offices, service stations, offices, and travel agencies. The permitted FAR is 0.45 for light industrial uses, 0.35 for business parks, offices, and hotels, and 0.25 for the commercial uses. l. Light Industrial The Light Industrial designation is intended to accommodate industrial uses that produce minimal traffic, noise, odors, or pollutants. Permitted land uses include light manufacturing, assembly and processing, and office. Permitted FAR is LU-18

18 m. Agriculture The Agriculture designation accommodates uses such as farming, pastures, grazing, and stables. Uses in areas designated Agriculture are also subject to the Resource Management Plan, which provides for the stewardship of biological resources. n. Open Space-Water This designation applies to Prado Lake, and is intended to protect water resources by limiting allowed land uses to wildlife and habitat conservation areas, public parks, water recreation, and educational and interpretive facilities. o. Agriculture/Open Space-Natural The Agriculture/Open Space-Natural designation accommodates limited agricultural and open space uses, such as trails, crop farming, open space, and passive recreation. It is also intended to protect sensitive and important biological resources from incompatible land uses that could damage them. Land uses in this designation must comply with the Resource Management Plan. p. Open Space-Recreation The Open Space-Recreation designation establishes open space areas for active and passive recreation. q. Open Space-Natural This designation applies to permanent natural open space, natural drainage areas, stream courses, cultural and historic resources, and wildlife preservation. It is intended to protect natural plant and animal habitats. Under the Open Space-Natural designation, open space areas may be used for crop farming, outdoor recreation uses, and other low-density uses in some cases. r. Public Facilities The Public Facilities designation accommodates local and regional-serving public and quasi-public facilities and services, such as schools, libraries, places of worship, police and fire stations, and utility stations. E. Measure M and the Focused Growth Plan Measure M is a group of General Plan policies and a section of the City s Municipal Code that limits the expansion of multiple family housing developments by requiring a vote of the people prior to rezoning any parcel to allow for an increase in LU-19

19 allowed residential density. This section provides general background on Measure M, and explains how some parcels might be developed with alternative uses under this General Plan after a Measure M vote. 1. Measure M Background In 1988 the citizens of Chino adopted Measure M as part of the General Plan and municipal code. Its purpose is to limit the expansion of multiple family housing developments by preventing the rezoning of non-residential land to residential use. Measure M prevents the change of any land zoned non-residential to residential use and the rezoning of any land zoned residential for higher density residential use. Any such changes must be made through another ballot initiative. The ordinance applies to the zoning map as it was on November 8, The following text constitutes the General Plan policies enacted by the Measure M ordinance: Section 1: To insure the quality of the residential environment and the quality of life in the City of Chino, the People of the City of Chino hereby declare their intent to establish maximum densities for residential lands and to prevent the increase of land designated for residential uses within the City of Chino. Section 2: Notwithstanding any other provision of the General Plan, the maximum density of any land designated for residential use within the City of Chino shall not exceed the density for such land established by the Zoning Map and the Zoning Ordinance of the City of Chino or any development agreements in effect on November 8, 1988, except for Senior Housing Projects. However, the City Council of the City of Chino may reduce the density of any land designated for a residential use. Section 3: Notwithstanding any other provision of the General Plan, any land designated for a non-residential use within the City of Chino shall not be converted to a residential use, except for school sites designated in the General Plan or a specific plan and development agreements approved by the Chino City Council prior to November 8, However, the City Council of the City of Chino may convert any land designated for a residential use to any other non-residential use and may also change uses among lands designated for non-residential uses. Section 4: The City of Chino has set no maximum population limits. Growth shall be in a phased and orderly manner consistent with the availability of adequate public and private services, utilities, and public facilities. Section 5: In order to be consistent with the land use element, the number of existing or proposed units per adjusted gross acre of land designated for resi- LU-20

20 dential use must fall within the range of units allowed by the applicable residential land use designation; provided that the maximum number shall not exceed those in effect as of November 8, 1988 except as otherwise permitted by Sections 2 or 3 hereof. 2. The Focused Growth Plan The Focused Growth Plan, shown in Figure LU-3, indicates parcels for which an alternative land use designation is foreseen under this General Plan in the event of a successful Measure M vote. The land use designations shown in Figure LU-3 have been cleared programmatically under the California Environmental Quality Act (CEQA) through this General Plan s Environmental Impact Report (EIR) and can therefore be implemented upon passage of a voter initiative. The land use designations shown in Figure LU-3 allow more intense residential development than the designations on the Land Use Map in Figure LU-2. In some cases the designations are purely residential, while in others they call for mixed-use. The places where more intense development is called for in the Focused Growth Plan support smart growth principles, including laying the groundwork for a more walkable City. They also target areas of the City where limited change has taken place in recent decades and where a more intense designation may help spur revitalization. The majority of the land use designation changes in the Focused Growth Plan are contained in three portions of the city. These three areas have been studied in detail during the General Plan Update process in the Special Study Areas Report, which is included as Appendix A of the General Plan. The Special Study Areas Report contains additional land use and design guidelines for these areas that may be considered as a basis for future development in these areas. LU-21

21 East End Ave Ramona Ave Phillips Blvd Francis Ave STATE HIGHWAY 60 Walnut Ave Riverside Dr Mountain Ave Central Ave Walnut Ave San Antonio Ave Philadelphia St East End Ave Benson Ave Riverside Dr Av e Edison Ave Fern Ave Eucalyptus Ave Eucalyptus Ave Euclid Ave Ramona Ave Fern Ave G ra nd Schaefer Ave Monte Vista Ave Pipeline Ave Chino Ave Chino Hills Pkwy Merrill Ave Kimball Ave P El ra do Rd Residential RD 8 (4.5-8 DUs/Ac) RD 20 (14-20 DUs/Ac) Ave Pine Industrial Light Industrial Hellman Ave Other Mixed Use (20 DUs/Acre) Mixed Use (30 DUs/Acre) Public Chino City Boundary County Boundary Chino Sphere of Influence Miles FIGURE LU-3 FOCUSED GROWTH PLAN

22 Goal LU-2 and its associated objectives, policies, and actions include policy language related to these parcels. The policy language under Goal LU-2 focuses on modifications to the Land Use Map that are consistent with the Focused Growth Plan. The following is an outline of the process that property-owners must undertake to develop one or more parcels consistent with the Focused Growth Plan. Verify that proposed designations for the parcel(s) are consistent with the Focused Growth Plan. Verify that the project complies with any appropriate Focused Growth Plan mitigation measures in the EIR. Conduct any necessary additional environmental review. This review will only be necessary if conditions change or designations other than those in the Focused Growth Plan are proposed. Request that the Planning Commission review the proposed project for consistency with the General Plan and Focused Growth Plan. Apply for a General Plan Amendment for the parcel or parcels. Request that City staff prepare the General Plan Amendment for review by the City Council. Request City Council consideration of placement of the Measure M vote on the ballot. If the vote passes, the City Council will certify the results of the election and approve the General Plan Amendment and corresponding Zone Change. F. Airport Land Use Compatibility The Chino Airport and surrounding areas are subject to the Chino Airport Comprehensive Land Use Plan (CACLUP). The CACLUP outlines Airport Safety Zones as shown in Figure LU-4, which have particular land use restrictions associated with them. California Government Code Section (a) requires that the Land Use Element be consistent with the CACLUP, unless the City makes certain overriding findings. LU-23

23 This General Plan Land Use Element is consistent with the CACLUP. All of the area in Safety Zone 1, which restricts residential and industrial development, is designated in this Land Use Element for public uses and it is also under the control of the Chino Airport. Safety Zone 2 restricts uses that would result in more than 50 persons per assembly area or 25 persons per building being present. This is consistent with the designation in this Element for Urban Reserve, General Industrial, Light Industrial, Agriculture, and Recreation/Open Space. The Urban Reserve consists of the southern portion of the CIM property, which is used for farming. Safety Zone 3 places no restrictions on residential or other uses, so the uses described in this Element are consistent with the requirements for this area. The Safety Element also addresses the Chino Airport with goals, objectives, policies, and actions related to airport compatibility. G. Goals, Objectives, Policies, and Actions Policy statements in this section that reference mixed-use development apply only in College Park, The Preserve, and the SOI, where mixed use land use designations are found on the land use map included in this Element as Figure LU-2. However, if a Measure M vote results in approval of mixed-use development consistent with the Focused Growth Plan, mixed use-related policies would apply. In response to the existing conditions outlined in the preceding sections, the following goals, objectives, policies, and actions provide a framework for land use decisions that move the City towards its vision of a healthy, walkable community with amenities to serve residents in the newer and more established areas of Chino. LU-24

24 Bens Fern Ave Euclid Ave Hellman Ave o Ave Fern Ave Eucalyptus Ave Merrill Ave Kimball Ave El Prado Rd Pine Ave Safety Zone 1 Safety Zone 2 Safety Zone 3 Chino City Boundary County Boundary Chino Sphere of Influence 0 1,900 3,800 Feet FIGURE LU-4 AIRPORT SAFETY ZONES

25 Goal LU-1 Enhance the livability of Chino neighborhoods. Objective LU-1.1 Provide a variety of housing types that meet the housing needs of residents of all income levels in Chino. Policies P1. Chino residential neighborhoods should contain a mix of housing types including single-family homes on a range of lot sizes; townhomes; duplexes, triplexes and four-plexes; and apartments. P2. Wherever feasible, affordable housing shall be integrated into both new and established neighborhoods. P3. The City shall allow and encourage non-traditional housing types that can provide affordable housing, such as accessory dwelling units. P4. The City shall encourage the development of senior housing and assisted living facilities, especially near transit, recreational facilities, medical centers and hospitals, neighborhoods well-served by pedestrian facilities, and access to healthy food. Actions A1. Develop a program to work with large employers developing new projects in Chino to ensure local housing opportunities for their employees. A2. Conduct a review of existing City policies to identify barriers to the development of accessory dwelling units, co-housing, and other non-traditional housing types. Where necessary, modify policies to support development of these housing types. Objective LU-1.2 Create and maintain neighborhoods that facilitate walking, bicycling and transit use in lieu of car travel. LU-26

26 Policies P1. Neighborhoods should be designed such that all residences are within a quarter-mile walk of transit stops and recreational areas, and within a half-mile walk of daily retail needs. P2. The City shall encourage the development of complementary land uses not already present in residential neighborhoods, such as grocery stores, basic commercial services, parks and recreational fields, and schools. Objective LU-1.3 Encourage commercial development that will support and enhance vibrant commercial areas and serve existing neighborhoods. Policies P1. The City shall encourage a combination of daily and specialty retail, office, entertainment, and other commercial uses that serve daily and occasional needs in commercial areas of Chino. P2. The City shall prohibit strip commercial development, whether retail, office, or service commercial, to avoid the traffic congestion, inaccessibility, and poor aesthetic character associated with such development. Strip commercial development is commercial development, usually one lot deep, that fronts on an arterial street, and is designed primarily for automobile access and convenience of parking. Goal LU-2 Foster the development of new industrial uses in Chino. Objective LU-2.1 Designate appropriate areas for industrial uses in order to ensure the viability of industrial activities and prevent negative impacts on the health, safety, and welfare of residents. LU-27

27 Policies P1. Industrial development shall be subject to design principles and performance standards consistent with General Plan policies. P2. The City shall prevent encroachment of industrial lands by incompatible uses. P3. The City shall reserve sufficient space for industry, recognizing industry's greater land requirements due to new methods of operation. P4. The City shall evaluate proposed industrial development in terms of its impact on local employment. P5. New industrial development shall be designed to be adaptable to both warehousing and manufacturing uses through inclusion of the following: Upgraded interior lighting; Foil-backed insulation on ceilings; Skylights to provide natural light; Painted interiors; Upgraded fire suppression systems; Floor slabs of sufficient thickness to accommodate general manufacturing uses; Parking sufficient to accommodate both warehousing and manufacturing uses; and Upgraded electrical service sufficient to operate a wide range of manufacturing equipment. Goal LU-3 Revitalize older commercial and industrial areas in the center of Chino. LU-28

28 Objective LU-3.1 Encourage development as shown in the Focused Growth Plan, which implements the Focused Growth Vision. Policies P1. Property owners who wish to develop using the land use designations shown in the Focused Growth Plan shall follow the process as described in Section E of this Element. Any other proposed land use change shall be subject to the standard General Plan Amendment process. P2. As described in Section E of this Element, City staff shall support and expedite General Plan and/or Specific Plan Amendments, Zone Changes, and development applications to the greatest extent possible for projects that are proposed by owners and consistent with the Focused Growth Plan designation on the associated parcel or parcels. P3. Development projects using Focused Growth Plan land use designations shall be designed to support the use of public transportation, including orienting entrances where possible to face the public right-of-way rather than rear parking areas, pedestrian-oriented facades, and signage, where appropriate, indicating the locations of nearby transit stops. P4. The City shall waive General Plan and/or Specific Plan Amendment and Zone Change application fees for those projects that are consistent with the Focused Growth Plan. P5. Where applicable, the City shall use the infill streamlining provisions found in Section of the California Environmental Quality Act, to streamline environmental review of infill development on parcels with a Focused Growth designation. P6. The City shall be proactive in encouraging development on parcels with a Focused Growth designation, including contacting property owners, local brokers, and others in the development community to ensure they are aware of the Measure M process and potential benefits of participating in that process. LU-29

29 P7. The City shall prioritize infrastructure expenditures to support Focused Growth development, such as streetscape and right-of-way improvements, sewer and water infrastructure, and bicycle facility expansions. Actions A1. Study the use of graduated-density zoning, which encourages parcel assembly by allowing higher densities for larger sites, or other policy-based mechanisms to encourage the development of projects on more than one parcel that are consistent with the Focused Growth Plan. A2. Work with the Southern California Association of Governments (SCAG) when it prepares its Sustainable Communities Strategy (SCS) to ensure that sites from the Focused Growth Plan are included in the SCS. A3. Consider revising the Focused Growth Plan if SCAG s ultimate SCS map is not consistent with it. A4. Develop a Focused Growth Plan zoning overlay district, considering approaches such as providing reduced minimum parking requirements; expanding the flexibility of the Zoning Code s general parking provisions with respect to shared and off-street parking; increased maximum heights, numbers of stories, and floor area ratio; streamlined permit processing procedures; and expanded flexibility in setbacks for parcels with a Focused Growth designation. The overlay shall be designed in a manner that maintains the character of the surrounding neighborhood, and that meets the purpose set out in the Zoning Code for the applicable zoning district. The provisions in the overlay shall become effective immediately upon passage of the Measure M vote for such parcels. A5. Apply the Focused Growth Plan zoning overlay district to parcels with Focused Growth designations, identifying the approaches and opportunities that will help to facilitate infill development on those parcels. LU-30

30 Objective LU-3.2 Enhance the commercial areas at the intersection of Walnut and Central Avenues and incorporate housing onto those parcels. Policies P1. The City shall review development applications for properties at the intersection of Walnut and Central to ensure they include a combination of housing, retail and office uses, with a focus on development of multi-family housing. P2. New residential uses, whether single- or mixed-use, shall use stateof-the-art design, technologies and siting techniques to mitigate the effects of living near a high-traffic road on residents of the new housing units. Actions A1. Provide expedited review of projects on the four corners of this intersection that meet both the land use regulations and the design guidance provided for these properties and for mixed-use properties in general. Objective LU-3.3 Develop Riverside Drive with additional housing as either mixed-use or multi-family homes so that additional residents provide shoppers for local-serving retail. Policies P1. The City shall review proposed new development on Riverside Drive to ensure that it is designed to provide a more pedestrianoriented environment, with two to three story mixed-use and residential buildings, improved street furnishing, and other pedestrian amenities. P2. New development on Riverside Drive that is directly adjacent to single-family homes should be designed for consistency with those homes, by providing a buffer in the rear area of the parcels between new buildings and existing homes. LU-31

31 P3. The City shall discourage the retail conversion of existing residential properties on the north-south numbered streets south of Riverside Drive to the first alley. If they convert to retail, it should be as a block and not individually. P4. The City shall require new residential uses, whether single- or mixed-use to use state-of-the-art design, technologies, and siting techniques to mitigate the effects of living near a high-traffic road on residents of the new housing units. Actions A1. Work with landowners along Riverside Drive to consolidate parcels so they can create large enough spaces for new development of either mixed-use or multi-family residential buildings. On some portions of Riverside Drive where the parcels are very shallow due to dedications for the street right-of-way, this will need to include consolidation with parcels that do not currently front upon Riverside Drive. In this case, the landowners will need to enter into an agreement to share profits according to the original size of each parcel before right-of-way has been dedicated. Objective LU-3.4 Create a mixed-use and residential area to the south of the Civic Center that provides a lively environment, supports local retail and services, and takes advantage of its proximity to the Transit Center (including possible rail connection to Metrolink). Policies P1. The City shall ensure that live-work lofts, multi-family units, and mixed-use development in this area of the City shall provide entrances oriented and scaled to the pedestrian. P2. Live-work lofts shall function as a transitional use between industrial uses to the south of the Study Area and residential uses to the north. P3. The City shall ensure that new residential uses, whether single- or mixed-use, use state-of-the-art design, technologies, and siting LU-32