SE ELEMENT - CivicLivecityofchino.hosted.civiclive.com/UserFiles/Servers/Server... · The purpose of the Land Use Element is to shape the future physical development of the City of

4 LAND USE ELEMENT

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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 Re-sources 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, in-dustry, open space, natural resources, recreation and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid waste dispos-al facilities, and other categories of public and private uses of land.

� Standards of population density and building intensity for the land use desig-nations.

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 re-views 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 im-plementing 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 re-lated to land use decisions.

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� 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 transfor-mations 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 fol-lowed 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 South-ern 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 bed-room 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

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rail lines and the Ontario Airport. The City’s primary commercial areas are located along major transportation routes, including State Route 71, Central Avenue, River-side 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 long-time fixture in Chino, has constituted much of the less-developed area of land with-in the City in recent years, but that status is changing with the development of Col-lege Park. B. Future Growth Vision

As this General Plan was developed, a long-term vision for Chino’s future was es-tablished. 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 in-tense development could be consistent with the City’s overall vision. These are places with healthy transportation options, a small-town feel, and provide for resi-dents’ daily needs. The vision indicates that change could take place in the follow-ing areas:

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� 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 transi-tion to mixed-use development, with a focus on providing neighborhood-serving 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 higher-intensity 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 2025. 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 or-ganization, including annexation of land into the city limits. Annexations are regu-lated by the Local Agency Formation Commission (LAFCO) of each county. Un-


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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 relat-ed to the General Plan process. In making decisions on annexations, LAFCOs must review relevant local general plan policies and development proposals to en-sure 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 an-nexed properties within the SOI at the request of residents and is expected to con-tinue 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 de-scribes how it conforms with the City’s land use plan and where sewer facility con-struction is required. This policy was established under Resolution Number 2006-028. 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, annex-ation 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 ser-vice 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 ap-proved by the City prior to receiving the sewer service connection permit, as di-rected by Chino Municipal Code Section 13.12.091. 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.



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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 devel-oped 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 con-ditions, and community visions. Chino has five specific plans and two master plans, which are incorporated by ref-erence into this General Plan: the Majestic Spectrum, East Chino, Eucalyptus Busi-ness 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

Acres in City

Limits

Acres in

SOI

Total

Acres

Residential

RD 1 (1 du/ac) 153 17 170

RD 2 (2 du/ac) 517 999 1,516

RD 4.5 (4.5 du/ac) 2,174 207 2,381

Low Density Residential 452 – 452

RD 8 (8 du/ac) 187 13 200

Medium Density Residential 708 – 708

RD 12 (12 du/ac) 126 2 127

RD 14 (14 du/ac) 35 – 35


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Land Use

Acres in City

Limits

Acres in

SOI

Total

Acres

High Density Residential 139 – 139

RD 20 (20 du/ac) 178 11 189

RD 30 (30 du/ac) 31 – 31

Open Space

Agriculture 900 – 900

Recreation / Open Space 3,455 – 3,455

Urban Reserve 1,779 – 1,779

Commercial

Office Commercial 101 2 103

Neighborhood Commercial 32 17 49

General commercial 396 15 411

Regional Commercial 320 – 320

Industrial

Business Park 111 – 111

Service Commercial 53 – 53

Manufacturing Research – – –

General Industrial 2,055 5 2,060

Light Industrial 795 63 858

Other

Public 1,306 4 1,310

Public Schools 332 10 341 Mixed Use - Medium Density (20 du/ac) – 31 31

Mixed Use - High Density (30 du/ac) 28 – 28

Community Core 16 (Mixed Use) 104 – 104

Mixed Use College Park 43 – 43



TABLE LU-1 LAND USE DESIGNATION ACREAGES (CONTINUED)

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Land Use

Acres in City

Limits

Acres in

SOI

Total

Acres

Airport Related 170 – 170

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 Arteri-als, 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 aver-age Floor Area Ratio (FAR). FAR is calculated as the total square footage of build-ings 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 cen-ters, 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-


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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.

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RD 1 (0-1 DUs/Ac)

RD 2 (1-2 DUs/Ac)

RD 4.5 (3-4.5 DUs/Ac)

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)

Office Commercial

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General Commercial

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Manufacturing Research

Light Industrial

General Industrial

Agriculture

Recreation/Open Space

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DUs/Ac = Dwelling Units per Acre

Community Core 16 -The Preserve

Community Core 30 -The Preserve

Mixed Use MediumDensity (20 DUs/Ac)

Mixed Use HighDensity (30 DUs/Ac)

Chino City Boundary

Chino Sphere ofInfluence

County Boundary



Airport Related

Note: General Plan land use designations in Specific Plan areas have been aggregated into General Plan categories for clarity on this map.



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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 1.25. 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


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density designation, but additional residential density is allowed. Maximum resi-dential density will be 30 dwelling units per gross acre and FAR is 1.5. 3. 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 occa-sional needs. It is applied only in existing major commercial areas. General com-mercial areas include a wide variety of commercial, office, and restaurant uses ori-ented 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 1.0. 4. 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.



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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 em-ployers 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; restau-rants; 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 com-mercial, such as lumber yards, nurseries, and auto dealers. There is a 1-acre mini-mum lot size. The FAR is 0.6. 5. 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 nec-essary 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. Residen-tial, 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 Col-lege Park. Policy P2 under Goal LU-6 addresses future planning for areas desig-nated Urban Reserve.


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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 transi-tional 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, town-houses, 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-



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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 ad-justed 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 sin-gle-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 mul-ti-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.


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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 per-cent 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 small-scale retail, office, and service commercial needs of adjacent residential neighbor-hoods. This designation allows for a FAR of 0.25. j. Regional Commercial This designation is intended to accommodate regional commercial, entertainment, and office uses within master planned developments. Permitted FAR is 0.25. 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 per-mitted 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 0.45.



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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 agricul-tural and open space uses, such as trails, crop farming, open space, and passive recreation. It is also intended to protect sensitive and important biological re-sources 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 in-tended 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 requir-ing a vote of the people prior to rezoning any parcel to allow for an increase in


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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, 1988. The following text con-stitutes 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 max-imum density of any land designated for residential use within the City of Chi-no 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 agree-ments 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 con-verted 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, 1988. However, the City Council of the City of Chino may convert any land designated for a residential use to any oth-er 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 ade-quate 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-



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dential use must fall within the range of units allowed by the applicable resi-dential land use designation; provided that the maximum number shall not ex-ceed 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 programmati-cally under the California Environmental Quality Act (CEQA) through this Gen-eral 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 de-tail 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.

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LU-23

Goal LU-2 and its associated objectives, policies, and actions include policy lan-guage 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 Fo-cused 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 Fo-cused Growth Plan are proposed.

� Request that the Planning Commission review the proposed project for con-sistency 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 Com-prehensive Land Use Plan (CACLUP). The CACLUP outlines Airport Safety Zones as shown in Figure LU-4, which have particular land use restrictions associ-ated with them. California Government Code Section 65302.3(a) requires that the Land Use Element be consistent with the CACLUP, unless the City makes certain overriding findings.


LU-24

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 des-ignated 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 con-sistent 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 de-scribed in this Element are consistent with the requirements for this area. The Safety Element also addresses the Chino Airport with goals, objectives, poli-cies, 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 fol-lowing 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.

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LU-26

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; town-homes; 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 pe-destrian 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 fa-

cilitate walking, bicycling and transit use in lieu of car travel.



LU-27

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 gro-cery 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 ex-

isting 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 re-tail, office, or service commercial, to avoid the traffic congestion, inaccessibility, and poor aesthetic character associated with such development. Strip commercial development is commercial de-velopment, 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 res-

idents.


LU-28

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 incom-patible uses.

P3. The City shall reserve sufficient space for industry, recognizing in-dustry's greater land requirements due to new methods of opera-tion.

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 man-ufacturing uses;

�Parking sufficient to accommodate both warehousing and manu-facturing 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-29

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 designa-tions 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 par-cel or parcels.

P3. Development projects using Focused Growth Plan land use desig-nations shall be designed to support the use of public transporta-tion, including orienting entrances where possible to face the pub-lic 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 Amend-ment 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 provi-sions found in Section 21094.5 of the California Environmental Quality Act, to streamline environmental review of infill develop-ment 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-30

P7. The City shall prioritize infrastructure expenditures to support Fo-cused 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 par-cel assembly by allowing higher densities for larger sites, or other policy-based mechanisms to encourage the development of pro-jects 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 in-cluded 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, consider-ing approaches such as providing reduced minimum parking re-quirements; 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 ra-tio; streamlined permit processing procedures; and expanded flexi-bility in setbacks for parcels with a Focused Growth designation. The overlay shall be designed in a manner that maintains the char-acter of the surrounding neighborhood, and that meets the pur-pose 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-31

Objective LU-3.2 Enhance the commercial areas at the inter-

section 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 de-velopment of multi-family housing.

P2. New residential uses, whether single- or mixed-use, shall 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. Provide expedited review of projects on the four corners of this in-tersection that meet both the land use regulations and the design guidance provided for these properties and for mixed-use proper-ties in general.

Objective LU-3.3 Develop Riverside Drive with additional

housing as either mixed-use or multi-family homes so that addi-

tional 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 pedestrian-oriented environment, with two to three story mixed-use and resi-dential 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 be-tween new buildings and existing homes.


LU-32

P3. The City shall discourage the retail conversion of existing residen-tial properties on the north-south numbered streets south of River-side 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 par-cels 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 River-side 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 prox-

imity 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 en-trances oriented and scaled to the pedestrian.

P2. Live-work lofts shall function as a transitional use between indus-trial 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-33

techniques to mitigate the effects of high volume streets or indus-trial uses in residential areas.

Actions

A1. Existing uses within this area are permitted to continue, but are encouraged to upgrade their facilities to provide better pedestrian amenities on sidewalks and open areas.

A2. Work with residential, commercial, and industrial landowners to consolidate parcels so they can create large enough spaces for de-velopment of live-work lofts on the block bounded by Central Av-enue, F, 5th, and G streets.

Objective LU-3.5 Update the industrial area to the east of

Central Avenue so it continues to function as a vibrant industrial

center providing valuable jobs for the community.

Policies

P1. The City shall permit existing uses within this area to continue, but shall require that they bring their facilities up to the standards de-scribed below for Industrial and Office uses when developing, re-developing, or undertaking a major remodel.

P2. For this area, the City shall prioritize light industrial uses that will be compatible with neighboring residential uses, will not be com-pletely reliant on rail service or large-scale shipping, and will be flexible enough to respond to changes in the local and global mar-ket.

P3. The City shall support and encourage the development and reten-tion of large industries in Chino.

P4. The City shall support small industrial businesses by facilitating the creation of industrial condos and business parks.


LU-34

Goal LU-4 Provide a clear transition for properties within the

Sphere of Influence (SOI).

Objective LU-4.1 Implement efficient communication with

San Bernardino County and clear policy guidance for property

owners within the SOI.

Policies

P1. The City shall continue to enforce policies requiring irrevocable of-fers of annexation when sanitary sewer service is requested in the SOI.

Actions

A1. Work with San Bernardino County to revise the County’s General Plan to reflect the land use designations shown in the City’s Land Use Map.

Goal LU-5 Reduce Chino’s greenhouse gas emissions.

Objective LU-5.1 Promote efficient, compact land use pat-

terns to prevent sprawl and reduce automobile use.

Policies

P1. The City shall facilitate infill development through active leader-ship and the strategic provision of infrastructure, services, and supporting land uses.

P2. The City shall encourage mixed-use, infill development on brown-fields, near public transit, and on underutilized properties within the urban core.

P3. The City shall discourage strip commercial development.



LU-35

P4. The City shall strive to balance commercial and residential devel-opment within the City to reduce the number of residents com-muting long distances to work.

P5. The City shall support development at the maximum density al-lowed by this General Plan along Central Avenue, Riverside Drive, and Euclid Avenue, as a means to increase the number of residents with access to transit lines along those roadways.

P6. Affordable housing shall be located in transit-oriented develop-ments whenever feasible.

Objective LU-5.2 Review fee structures to provide financial

and administrative incentives to support desired land uses and

development patterns, and alternative modes of transportation.

Policies

P1. The City shall give preference to infrastructure improvements that support or enhance desired land uses and projects.

Actions

A1. Develop a program to provide incentives for projects that support smart growth goals and reduce greenhouse gases, such as mixed-use, infill, and transit-oriented development projects.

Goal LU-6 Develop and implement comprehensive master

plans for key sites and areas in Chino.

Objective LU-6.1 Ensure comprehensive review and imple-

mentation of land use planning for Specific Plan Areas, the air-

port, and CIM.


LU-36

Policies

P1. The City shall maintain and implement the College Park Specific Plan, The Preserve Specific Plan, the Chino Airport Master Plan, and the Chino Airport Comprehensive Land Use Plan.

P2. If some or all of the land designated Urban Reserve on the CIM property becomes available to Chino for development, the City shall develop a Master Plan or similar document to create a cohe-sive plan for development of this area.

Actions

A1. The City shall individually phase out the Majestic Spectrum, East Chino, Eucalyptus Business Park, and Central Avenue Specific Plans, as well as the Downtown Civic Center Master Plan, after careful study of the potential effects of the phase out.

Goal LU-7 Locate new development to create a consolidated

pattern of urbanization, maximizing the use of

existing services and facilities.

Objective LU-7.1 Encourage new development at a rate that

can be served by available and planned public infrastructure.

Policies

P1. The City shall direct new growth into the existing City, The Pre-serve or urban reserve areas.

P2. Residential, commercial, industrial, and office uses shall be devel-oped simultaneously, to the greatest extent possible, to provide a balance of housing, jobs, and retail to provide a sufficient econom-ic base for City operations.

P3. Urban development shall occur only where the City can determine that urban public facilities and services exist or can be reasonably made available.



LU-37

Goal LU-8 Ensure convenient access to healthy foods for all

residents.

Objective LU-8.1 Ensure that sources of healthy foods are

available in all neighborhoods in Chino.

Policies

P1. The City shall ensure that all residences are within walking distance of sources of fresh food, including grocery stores, farmers’ mar-kets, and community gardens, and shall prioritize underserved are-as for new sources of healthy food.

P2. The City shall support the development of new retail venues that sell local, fresh produce, including farmers’ markets, community-supported agriculture programs, and grocery stores.

P3. The City shall consider the provision of programs, incentives, and/or grants to encourage small grocery or convenience stores to sell fresh foods in underserved areas. These programs could in-clude grants or loans to purchase updated equipment (refrigera-tion), publicity or directories of healthy food outlets, or connecting stores to wholesale sources of healthy, local, or organic food.

P4. The City shall allow the development of community gardens in res-idential and other land use designations.

P5. The City shall encourage farmers’ markets to accept food stamps and other public food benefits.

P6. The City shall take steps toward meeting its own food needs (e.g. cafeterias, public functions) and those of the schools through the purchase of local and organic food.

P7. The City shall work with the Chino Valley Unified School District to establish strong nutritional standards for school lunches and to phase out vending machines and sugar sweetened beverages, par-ticularly at elementary schools.


LU-38

P8. The City shall consider programs and incentives to encourage res-taurants to label nutritional content of foods, to include healthy foods on their menus, and to promote healthy, local, and organic foods. These programs may include certification and/or publicity of healthy restaurants or development of local supplier networks.

P9. The City shall require new public facilities, schools, parks and rec-reational facilities, and commercial, office, and medical buildings to provide drinking fountains.

Actions

A1. Identify and inventory potential community garden and urban farm sites on existing parks, public easements, right-of-ways, and schoolyards, and develop a program to establish community gar-dens in appropriate locations.

A2. Identify and prioritize neighborhoods underserved by healthy food sources for development of healthy food sources.

A3. Establish a process through which a neighborhood can propose and adopt a site as a community garden.

A4. Identify appropriate locations for farmers markets and community-supported agriculture drop-off sites and prioritize such uses in these areas.

A5. Develop a program to provide fast-track permitting for grocery stores in underserved areas.

Objective LU-8.2 Avoid disproportionate concentrations of

unhealthy food sources within neighborhoods.

Policies

P1. The City shall restrict approvals of new liquor and convenience stores in areas with an existing high concentration of such stores.



LU-39

Actions

A1. Identify and inventory areas with a high ratio of convenience, liq-uor, and fast food stores, and develop a program to prioritize the development of new sources of healthy foods in these areas.

H. Indicators

The following trends are indicative of progress made in regards to the above poli-cies. Each indicator is followed by the ideal direction of the trend.

� Jobs-housing balance: � Direction: ratio should approach one job per employed resident

� Percentage of residential neighborhoods within a quarter-mile of a transit stop and open space: � Direction: Increase

� Percentage of residential neighborhoods within a half-mile of a grocery store: � Direction: Increase

� Average commute time of Chino residents: � Direction: Decrease

� Development of new farmers’ markets and grocery stores in underserved areas of Chino: � Direction: Increase

� Number of community gardens: � Direction: Increase

� Number of new fast food restaurants, liquor stores, and convenience stores: � Direction: Decrease

Documents

SE ELEMENT - CivicLivecityofchino.hosted.civiclive.com/UserFiles/Servers/Server... · The purpose of the Land Use Element is to shape the future physical development of the City of