Fontana City Council
July 26, 2022

WHEREAS, all other legal prerequisites to the adoption of this resolution have occurred; and
WHEREAS, General Plan Amendment No. 21-006 and Specific Plan Amendment No. 21-001 are supported by goals and policies of the General Plan; and WHEREAS, the City has prepared a Final SEIR, consisting of the comments received during the 45-day public review and comment period on the Draft SEIR, written responses to those comments, revisions to the Draft SEIR, and an errata making minor, non-substantive changes to the Final SEIR. For the purposes of this Resolution, the “SEIR” shall refer to the Draft SEIR, as revised by the Final SEIR, together with the other sections of the Final SEIR; and WHEREAS, a Supplemental Environmental Impact Report (State Clearing House No. 2021100400) was prepared for the proposed project which has been circulated and has been submitted with the inclusion of a Statement of Overriding Consideration and a Mitigation Monitoring Program with a recommendation for certification by the City Council; and
WHEREAS, the owners of property within 660 feet of the proposed project site were notified via public hearing notice mailer prior to the Public Hearing; and a notice of the public hearing was published in the Fontana Herald newspaper on June 24, 2022, at City Hall and at the project site; and
WHEREAS, the Commission carefully considered all information pertaining to the proposed project, including the staff report, findings, and all the information, evidence, and testimony presented at its public hearing on July 5, 2022; and WHEREAS, all other legal prerequisites to the adoption of this resolution have occurred.

NOW, THEREFORE, the Planning Commission RESOLVES as follows:

Section 1. Recitals. The above recitals are incorporated herein by reference.

Section 2. The City of Fontana City Council hereby makes the following findings for Specific Plan Amendment No. 21-001 in accordance with Section 30-67 “Purpose” of the Fontana Zoning and Development Code:

Finding: A Specific Plan may be amended by changing the development standards or zoning designation of any zone whenever such an amendment is deemed necessary to
protect or promote the public's health, safety or general welfare or when modification is viewed as appropriate in the context of generally accepted planning principles,
surrounding land uses, and the General Plan.
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Resolution PC No. 2022-____

Findings of Fact: The applicant is proposing a comprehensive modification to the existing Ventana at Duncan Canyon Specific Plan by creating six (6) new planning areas and a General Plan Amendment to modify the existing land uses within the specific plan and allow for the potential development of up to 476,500 square feet of commercial uses, 1,671 dwelling units in three separate residential villages, a focal point piazza (public square), and the construction of the realigned Lytle Creek Road, on an approximately 102-acre site.

This Planning Areas will require attractive development with quality Tuscany architecture, vast landscaping, ample amenities for residents, housing needs and pedestrian paseos to promote walkability. This type of development will enhance the local areas with an attractive street scene and high-quality residential community between the commercial center.

Section 3. The City of Fontana City Council hereby makes the following findings for General Plan Amendment No. 21-006 in accordance with Section 30-31 “Purpose” of the Fontana Zoning and Development Code:

Finding: The purpose and intent is to keep an updated General Plan to reflect the current desires and needs of the citizens for the long-term growth of the City.

Findings of Fact: The Ventana at Duncan Canyon Specific Plan currently has a general plan land use designation of Medium-Family Residential (R-MF) and General Commercial (C-G). However, the applicant has applied for a General Plan Amendment to amend portions of the general plan land use designation of the project site to General Commercial (C-G), Medium-Family Residential (R-MF), Regional Mixed Use (RMU), and Multi-Family Medium/High (R-MFMH) to be consistent with the new Planning Areas of the proposed specific plan amendment. Currently, residents of Fontana and the Inland Empire are facing a housing shortage. The reclassification of this site will allow future residents and consumers the opportunity to purchase high quality residential units and have shopping areas with Tuscany architecture, amenities and landscaping.

Section 4. Based on the foregoing, the Planning Commission hereby recommends that the City Council adopt a resolution to certify the Final Supplemental Environmental Impact Report (State Clearinghouse No. 202110040), pursuant to Section 15126 through 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.10 of the City of Fontana’s 2019 Local CEQA Guidelines and direct staff to file the Notice of Determination and adopt an Ordinance amending the Ventana Specific Plan Specific Plan and adopt a resolution approving General Plan Amendment No. 21-006 subject to the findings listed in Section No. 1 and No. 2. 1286 140
Resolution PC No. 2022-____

Section 5. Resolution Regarding Custodian of Record: The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at the Planning Department, 8353 Sierra Avenue, Fontana, CA 92335. This information is provided in compliance with Public Resources Code section 21081.6.

Section 6. The Secretary of the Planning Commission shall certify to the adoption of this Resolution.

APPROVED AND ADOPTED by the Planning Commission of the City of Fontana, California, at a regular meeting held on this 5 th day of July, 2022.

City of Fontana
___________________________
Cathline Fort, Chairperson
ATTEST:

I, Idilio Sanchez, Secretary of the Planning Commission of the City of Fontana, California, do hereby certify that the foregoing resolution was duly and regularly adopted by the Planning Commission at a regular meeting thereof, held on this 5 th day
of July 2022, by the following vote, to-wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________
Idilio Sanchez, Secretary
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NOTICE OF PUBLIC HEARING
ATTACHMENT NO. 9
SI DESEA INFORMACION EN ESPAÑOL REFERENTE A ESTA NOTIFICACION O PROYECTO, FAVOR DE COMUNICARSE AL (909) 350-6728.

In compliance with Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132) and the federal rules and regulations adopted in implementation thereof, the Agenda will be made available in appropriate alternative formats to persons with a disability. Should you need special assistance to participate in this meeting, please contact the City Clerk’s Department by calling (909) 350-7602. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

A PUBLIC HEARING HAS BEEN SCHEDULED BEFORE THE PLANNING COMMISSION OF THE CITY OF FONTANA

TO ADDRESS AND CONSIDER THE CERTIFICATION OF A FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT

REPORT (SEIR), ADOPTION OF FINDINGS, STATEMENT OF OVERRIDING CONSERIDATIONS, AND MITIGATION MONITORING AND REPORTING PROGRAM FOR THE FOLLOWING PROJECT:

MASTER CASE NO. (MCN) 20-099R1, SPECIFIC PLAN AMENDMENT (SPA) NO. 21-001 AND GENERAL PLAN AMENDMENT (GPA) NO. 21-006
The project site consists of the Ventana at Duncan Canyon Specific Plan area located in the northern area of the City of Fontana (City) within San Bernardino County. The Specific Plan area is approximately 102 acres in size, is currently undeveloped, and is located south of Interstate 15, west of Citrus Avenue, and north of the Southern California Edison Transmission Line Corridor. The center of the site is also traversed by Duncan Canyon Road from north and south. The existing Specific Plan was analyzed in an Environmental Impact Report (EIR) originally approved by the City in March 2007 (SCH No. 2005111048) and included the development of up to 574,500 square feet of commercial uses and 842 dwelling units with associated amenities (e.g., corridors, bridges, focal point “piazza”).

The proposed project includes a comprehensive Specific Plan Amendment to modify and update the overall development plan to reflect current planning and market demands. The project re-envisions the project site with six (6) Planning Areas (instead of the existing ten [10]) comprised of Medium Density Residential, High Density Residential, Mixed Use, and Commercial uses. The specific plan amedment will allow for the future development of up to 476,500 square feet of commercial uses and 1,671 dwelling units with similar amenities as the existing Specific Plan. The proposed project would require approval of a Specific Plan Amendment (SPA No. 21-001) to modify elements of the existing Specific Plan, and a General Plan Amendment (GPA No. 21-006) to amend a portion of the project site from commercial use to multi-family residential use to be consistent with the proposed specific plan.

Environmental
Determination:

A Final SEIR has been completed for the project,
including responses to comments received on the
Draft SEIR (SCH No. 2021100400) during the 45-day
public comment period between April 14, 2022 and
May 31, 2022. Based on comments received, no
substantial revisions to the SEIR were necessary that
would require recirculation of the SEIR.

Location of
Property:

The 102-acre project site is located south of
Interstate 15 (I-15), west of Citrus Avenue, both north and south of Duncan Canyon Road, and north of the
Southern California Edison (SCE) Transmission Line
Corridor.

Date of Hearing: July 5, 2022
Place of Hearing: City Hall Council Chambers
8353 Sierra Avenue
Fontana, CA 92335
Project Site
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Time of Hearing: 6:00 P.M.

Availability of the Supplemental Environmental Impact Report: The Draft and Final SEIR can be viewed at the following URL: https://www.fontana.org/2137/Environmental-Documents. The hearing can be viewed: On Local Cable:

KFON Channel 3 and Streaming Online: https://fontana.legistar.com/Calendar.aspx Should you have any questions concerning this project, please contact Salvador Quintanilla, Senior Planner at (909) 350-6656 or [email protected].

ANY INTERESTED PARTY MAY PROVIDE INFORMATION BY LETTER OR EMAIL WHICH MAY BE OF ASSISTANCE TO THE PLANNING COMMISSION. A COPY OF THE APPLICATION AND ENVIRONMENTAL DOCUMENTATION IS AVAILABLE FOR INSPECTION. PLEASE CONTACT THE PLANNER LISTED ABOVE.

IF YOU CHALLENGE IN COURT ANY ACTION TAKEN CONCERNING A PUBLIC HEARING ITEM, YOU MAY BE

LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING

DESCRIBED IN THIS NOTICE, OR IN WRITTEN CORRESPONDENCE TO THE CITY AT, OR PRIOR TO, THE PUBLIC HEARING.

Publish date: June 24, 2022
Fontana Herald Newspaper
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins Facts, Findings, and Statement of Overriding Considerations for the Ventana at Duncan Canyon Specific Plan Amendment Project
(State Clearinghouse No. 2021100400)
I. INTRODUCTION
The City Council of the City of Fontana (the “Council”), in certifying the Supplemental Environmental Impact Report (“SEIR”) for the Ventana at Duncan Canyon Specific Plan Amendment SPA No. 21-001 and General Plan Amendment GPA No. 21-006 (“Project”), makes the Findings described below and adopts the Statement of Overriding Considerations presented at the end of the Findings. The SEIR was prepared by the City of Fontana (“City”) acting as lead agency pursuant to the California Environmental Quality Act (“CEQA”). Hereafter, unless specifically identified, the Notice of Preparation (“NOP”), Notice of Availability & Completion (“NOA/NOC”), Draft Supplemental Environmental Impact Report (“DSEIR”), Technical Studies, Final Supplemental Environmental Impact Report containing Responses to Comments (“FSEIR”), and the Mitigation Monitoring and Reporting Program (“MMRP”) will be referred to collectively herein as the “SEIR.” These Findings are based on the entire record before this Council, including the SEIR. This Council adopts the facts and analyses in the SEIR, which are summarized below for convenience. The omission of some detail or aspect of the SEIR does not mean that it has been rejected by this Council.

Background
As required by CEQA Guidelines Section 15087, a Notice of Completion (“NOC”) of the Draft SEIR State Clearinghouse No. 2021100400 for the Ventana at Duncan Canyon Specific Plan Amendment Project was filed with the State Clearinghouse on April 14, 2022, and the Notice of Availability (“NOA”) of the Draft SEIR was filed with the San Bernardino County Clerk on April 14, 2022. A reposting of the NOA was circulated on April 25, 2022, and was also re-filed with the County Clerk, to announce a one-day extension to May 31, 2022, in accommodation of the Memorial Day Holiday. Accordingly, the Draft SEIR was circulated for public review for a period of 47 days, from April 14, 2022 to May 31, 2022. Copies of the Draft SEIR were distributed to all Responsible Agencies and to the State Clearinghouse in addition to various public agencies, 1290 144
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -2- citizen groups, and interested individuals. Copies of the Draft SEIR were also made available for public review at the City of Fontana Planning Department, the Fontana Lewis Library & Technology Center, and on the internet.

II. PROJECT SUMMARY
A. PROJECT DESCRIPTION

1. Project Location
The Project is comprised of approximately 102 acres located in the northern part of the City of Fontana. The Project is bound by Interstate 15 (I-15) to the north and west, Citrus Avenue to the east, and a Southern California Edison Transmission Line Corridor to the south.

The Project site is currently undeveloped and relatively flat. The City’s Zoning District map designates the project area as the Ventana at Duncan Canyon Specific Plan (i.e., existing Specific Plan). The existing Specific Plan area has two designations of General Commercial (CG) and Multi Family Residential (R-MF). The existing Specific Plan allows for the following uses: Medium Density Residential (MDR), Medium-High Density Residential (MHDR), Mixed Use (MU), and Commercial (C). The existing Specific Plan identified ten Planning Areas (“PA”) and included the development of up to 574,500 square feet of commercial uses and 842 dwelling units. The Final EIR for the existing Specific Plan (State Clearinghouse No. 2005111048) was certified and the project approved by the City of Fontana on March 27, 2007.

2. Project Description
The Project includes a comprehensive Specific Plan Amendment to modify and update the overall development plan to reflect current planning and market demands. The Project reenvisions the project site to include the development of up to 476,500 square feet of commercial uses, 1,671 dwelling units in three separate residential villages with accompanying amenities, a focal point piazza (public square), and the construction of the realigned Lytle Creek Road, on an approximately 102-acre site.

The proposed Project would have many of the same features as envisioned under the existing Specific Plan, including residential villages, commercial uses, a focal point piazza, a campanile tower feature, and the construction of Lytle Creek Road through the Project site. 1291 145
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -3- The greatest difference between the existing Specific Plan and the proposed Project is the overall increase of 1,671 residential units compared to 842 residential units under the existing Specific Plan. This increase of 829 units represents an increase of 98 percent, or nearly double the residential units. The additional units are accommodated via an increase in density from 15.0 to

25.9 units per acre, as well as a small increase in residential acreage of 8.6 acres (15 percent). In addition, the total commercial area would be reduced by 98,000 s.f. (17 percent), from 574,500 s.f. under the existing Specific Plan, to 476,500 s.f. for the proposed Project.

3. Actions Covered by the SEIR
The SEIR will support the following discretionary and non-discretionary approvals:
 Certification of the Supplemental Environmental Impact Report;  Approval of the Amendment to the Ventana at Duncan Canyon Specific Plan (SPA No. 21-001);
 Approval of the Amendment to the City of Fontana General Plan (GPA No. 21- 006);
 Approval of a tree removal permit for removal of on-site “heritage trees” per Section 28-64 of the Fontana Municipal Code; and
 Design review of the development plan for each planning area associated with the Specific Plan.

Approvals and permits required by other agencies include:
 A Water Supply Assessment for the Project provided by the West Valley Water District (approved on December 17, 2020); and
 Approval of trash enclosure and bin placements provided by Burrtec Waste Industries, Inc.

B. PROJECT OBJECTIVES
The Project Objectives include the following:
(1) To support the area demand for housing and contribute residential units to meet the City’s housing goal of 17,519 units;
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -4- (2) To create a master‐planned, mixed‐use community that creates a unique sense of place;
(3) To provide quality housing with various size options to accommodate different housing needs;
(4) To actualize the City’s vision for the Regional Mixed-Use designation in north Fontana;
(5) To establish a unique window into North Fontana from I-15; (6) To introduce a vibrant, pedestrian-oriented activity center in this area of the city;
(7) To integrate a mix of commercial, office and residential uses both vertically and horizontally;
(8) To create a protected urban village environment that is unique to Fontana and the Inland Empire;
(9) To enhance the northern Fontana visual environment; (10) To contribute to the jobs/housing balance;
(11) To facilitate revenue generating uses; and
(12) To facilitate a walkable village environment.

III. ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION
The City has conducted an extensive review of this Project which included the DSEIR, the FSEIR, and supporting technical studies, along with a public review and comment period first during the circulation of the Notice of Preparation and then through the circulation of the DSEIR.

The following is a summary of the environmental review of this Project:
 On October 20, 2021, the City circulated a Notice of Preparation (“NOP”) that identified the environmental issues that the City anticipated would be analyzed in the Project’s DSEIR to the State Clearinghouse, responsible agencies, and other interested parties.
1293 147
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -5-  The City held a virtual scoping meeting on October 27, 2021. The meeting included a presentation providing information about the proposed project and the CEQA process to members of public agencies, interested stakeholders, and residents/community members. Approximately eight parties participated in the scoping meeting, including planning staff from the City of Rancho Cucamonga.  The NOP public review period ran for 30 days, from October 21, 2021 to November 19, 2021. The City received comments from three agencies and one tribal group in response to the NOP during the public review period. There were no verbal comments received during the SEIR Scoping Meeting. These issues were addressed in the DSEIR where appropriate (see Table 1-1).  As required by CEQA Guidelines Section 15087, a Notice of Completion (“NOC”) of the Draft SEIR State Clearinghouse No. 2021100400 for the Ventana at Duncan Canyon Specific Plan Amendment Project was filed with the State Clearinghouse on April 14, 2022, and the Notice of Availability (“NOA”) of the Draft SEIR was filed with the San Bernardino County Clerk on April 14, 2022. A reposting of the NOA was circulated on April 25, 2022, and was also re-filed with the County Clerk, to announce a one-day extension to May 31, 2022, in accommodation of the Memorial Day Holiday on May 30, 2022, thereby resulting in a 47-day public review period.
 The Draft SEIR was circulated for public review for a period of 47 days, from April 14, 2022 to May 31, 2022. Copies of the Draft SEIR were distributed to all Responsible Agencies and to the State Clearinghouse in addition to various public agencies, citizen groups, and interested individuals. Copies of the Draft SEIR were also made available for public review at the City of Fontana Planning Department, the Fontana Lewis Library & Technology Center, and on the internet. A total of nine (9) comment letters were received on the DSEIR. Two of the comment letters received were from State, regional, or local agencies. Two comment letters were received from organizations, and five letters were received from individuals. The City also received verbal comments from Planning Commissioners during the Planning Commission public hearing that occurred at the City Hall Council 1294 148
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -6- Chambers on May 3, 2022. The City prepared specific responses to all comments.

The responses to comments are included in Section 2 of the FSEIR.  On June 24, 2022, Notice of the Planning Commission hearing to consider the Project was provided in the following newspaper(s) of general and/or regional circulation: Fontana Herald Newspaper.
 On July 5, 2022, the Planning Commission held a public hearing to consider the Project. The Commission, after considering written comments and oral testimony on the SEIR, determined that no new information was presented that would require recirculation of the SEIR. Following public testimony, submission of additional written comments, and staff recommendations, the Commission recommended that the City Council certify the SEIR, adopting these Facts, Findings and the Statement of Overriding Considerations, and the further recommendations in the Staff Report, recommending that it approve the Project (collectively the “Approvals”).  On July 14, 2022, Notice of the City Council hearing to consider the Project was provided in the following newspaper(s) of general and/or regional circulation:

Fontana Herald Newspaper.
 On July 26, 2022, the City Council held a public hearing to consider the Project and staff recommendations. The City, after considering written comments and oral testimony on the SEIR, determined that no new information was presented that would require recirculation of the SEIR. Following public testimony, submission of additional written comments, and staff recommendations, this Council certified the SEIR, adopted these Facts, Findings and the Statement of Overriding Considerations, and the further recommendations in the Staff Report, and approved the Project (collectively the “Approvals”).

IV. INDEPENDENT JUDGMENT FINDING
The Applicant retained the independent consulting firm of Rincon Consultants, Inc. (“Rincon”) to prepare the SEIR for the Project. Rincon has prepared the SEIR under the supervision, direction, and review of the City. The City of Fontana is the Lead Agency for the preparation of the SEIR, as defined by CEQA, Public Resources Code Section 20167, as amended. 1295 149
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -7- The City Council has received and independently reviewed the SEIR prior to certifying the SEIR and prior to making any decision to approve or disapprove the Project.

Finding: The SEIR for the Project reflects the City’s independent judgment. The City has exercised independent judgment in accordance with Public Resources Code Section 21082.1(c)(3) in directing the consultant in the preparation of the SEIR, as well as reviewing, analyzing, and revising material prepared by the consultant.

A. GENERAL FINDING ON MITIGATION MEASURES
In preparing the Approvals for this Project, City staff incorporated the mitigation measures recommended in the SEIR as applicable to the Project. In the event that the Approvals do not use the exact wording of the mitigation measures recommended in the SEIR, in each such instance, the adopted Approvals are intended to be identical or substantially similar to the recommended mitigation measure. Any minor revisions were made for the purpose of improving clarity or to better define the intended purpose.

Finding: Unless specifically stated to the contrary in these findings, it is this Council’s intent to adopt all mitigation measures recommended by the SEIR which are applicable to the Project. If a measure has, through error, been omitted from the Approvals or from these Findings, and that measure is not specifically reflected in these Findings, that measure shall be deemed to be adopted pursuant to this paragraph. In addition, unless specifically stated to the contrary in these Findings, all Approvals repeating or rewording mitigation measures recommended in the SEIR are intended to be substantially similar to the mitigation measures recommended in the SEIR and are found to be equally effective in avoiding or lessening the identified environmental impact. In each instance, the Approvals contain the final wording for the mitigation measures.

V. ENVIRONMENTAL IMPACTS AND FINDINGS
The City staff reports, the SEIR, written and oral testimony at public meetings or hearings, these facts, findings, and statement of overriding considerations, and other information in the administrative record, serve as the basis for the City’s environmental determination.

The detailed analysis of potentially significant environmental impacts and proposed mitigation measures for the Project is presented in Section 4 of the DSEIR and Section 3 of the 1296 150
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -8- FSEIR. Responses to comments on the DSEIR, along with copies of the comments, are provided in Section 2 of the FSEIR.

The SEIR evaluated sixteen major environmental categories for potential impacts including Aesthetics/Visual Resources, Air Quality, Biological Resources, Cultural Resources and Tribal Cultural Resources, Energy, Geology and Soils, Greenhouse Gases, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Population and Housing, Public Services and Recreation, Transportation, Utilities and Service Systems, and Wildfire. Both Project-specific and cumulative impacts were evaluated. Of these sixteen major environmental categories, this Council concurs with the conclusions in the SEIR that the issues and sub issues discussed in Sections V(A) and V(B) below either are less-than-significant without mitigation or can be mitigated below a level of significance. For the remaining potential environmental impacts that cannot feasibly be mitigated below a level of significance discussed in Section V(C), overriding considerations exist which make these potential impacts acceptable to this Council.

A. LESS-THAN-SIGNIFICANT ENVIRONMENTAL IMPACTS NOT

REQUIRING MITIGATION
The Fontana City Council hereby finds that the following potential environmental impacts of the Project are less-than-significant and therefore do not require the imposition of mitigation measures.

1. Aesthetics/Visual Resources
a. Scenic Vistas
Potential Significant Impact: Whether the Project would have substantial adverse effects on scenic vistas.

Findings: Potential impacts of the Project related to scenic vistas are discussed in detail in Section

4.1 of the DSEIR. Based on the entire record before us, this Council finds that approval of the Project will not result in significant impacts related to scenic vistas; therefore, no mitigation is required.

Facts in Support of the Findings: According to Section 4.1 of the DSEIR, scenic vistas in the area include those inclusive of views of the San Bernardino and San Gabriel Mountains, located north and northwest of the Project site. The Project site itself is not within a scenic vista. The City 1297 151
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -9- of Fontana has designated Sierra Avenue as a view corridor to allow for the preservation of mountain views in North Fontana. The Project would not affect the gateway to the City at Sierra Avenue and I-15, nor would it affect views of the mountains along the Sierra Avenue view corridor. Building setback requirements for individual structures would preserve distant mountain views and prevent total view obstruction on area roads. Additionally, the construction of the realigned Lytle Creek Road is expected to provide new views to the area. Impacts related to scenic vistas would be less than significant. No mitigation is required (DSEIR, pg. 4.1-7). b. Existing Visual Character and Surroundings
Potential Significant Impact: Whether the Project would substantially degrade the existing visual character or quality of the site and its surroundings.

Findings: Potential impacts of the Project related to the existing visual character and surroundings are discussed in detail in Section 4.1 of the DSEIR. Based on the entire record before us, this Council finds that approval of the Project will not result in significant impacts related to existing visual character of the site and surroundings; therefore, no mitigation is required.

Facts in Support of the Findings: The visual character of the project site is composed of previously disturbed land, non-native grass, Southern California Edison transmission lines, I-15, and eucalyptus windrows. The project site occurs in an area that consists of a mosaic of undeveloped/vacant land and new residential developments. The proposed Project would change the character of the Project site from primarily disturbed “natural” area to a more structured setting.

However, with the site being devoid of native plant species, notable outcroppings, buildings, or other defining features, the development of the Project site will add defined edges between roads, parkways, improved landscaped areas, parking lots, buildings, pathways, and a cohesive aesthetic to the area. The design of the Project would create a visually distinct view that would be consistent with the City’s intent to define Duncan Canyon Road as an entryway to the City, and would support the transition of the surrounding area from agricultural use to an urban setting. Development will be designed and constructed per applicable development standards, sign regulations, and design guidelines in the proposed Specific Plan, prior to the approval of building permits. Therefore, because no demonstrable negative aesthetic effect to the existing visual character or quality of the Project site or its surroundings is anticipated to result from the proposed Project, no significant 1298 152
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -10- impact related to this issue would occur and no mitigation is required (DSEIR, pp. 4.1-8 to 4.1- 10).
c. Light and Glare
Potential Significant Impact: Whether the Project will create a new source of substantial light or glare that would adversely affect daytime or nighttime views in the area.

Findings: Potential impacts of the Project related to light and glare are discussed in detail in Section 4.1 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts related to light and glare; therefore, no mitigation is required.

Facts in Support of the Findings: Section 4.1 of the DSEIR identifies no sources of light or glare on the Project site. New sources of light and glare from the Project would come from windows, outdoor landscaping and safety lighting, and light and glare from vehicles accessing the project site. However, the proposed project is largely consistent with the existing Specific Plan in terms of lighting, which includes outdoor lighting guidelines that provide a unified design within the developments. Furthermore, the Project would comply with the lighting requirements in the revised Specific Plan and the development standards in the City’s Zoning and Development Code.

The City’s Development Code requires all light sources to be directed and/or shielded to prevent spillover and glare. Lighting plans would need to be reviewed by the City to ensure that there is no spillover into adjacent properties. Future development on the site would be required to submit lighting plans for design review and approval by the City. Compliance with the outdoor lighting guidelines in the Specific Plan and the City’s development regulations regarding lighting would prevent the creation of significant adverse light and glare impacts. Moreover, the Project’s Tuscan themed architectures emphasize the use of natural, textured, and colored materials and would serve to further reduce sources of glare associated with buildings and structures. Therefore, the Project would not create a new source of substantial glare that would adversely affect daytime or nighttime views in the area, and impacts related to light and glare would be less than significant and no mitigation is required (DSEIR, pp. 4.1-11 to 4.1-12).
d. Cumulative Impacts
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -11- Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would incrementally affect aesthetics.

Findings: Potential impacts of the Project related to the cumulative effect on aesthetics and visual resources are discussed in detail in Section 4.1 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts related to aesthetics and visual resources; therefore, no mitigation is required.

Facts in Support of the Findings: The Project would continue the transition of the area and adjacent uses from rural agricultural to urban non-agricultural use. All new development would be consistent with applicable building regulations and guidelines from the Fontana General Plan and the Ventana at Duncan Canyon Specific Plan. Adherence to these policies would reduce impacts associated with the visual character or quality of public views of the site and its surroundings and maintain visual consistency and quality with surrounding development. Additionally, this would reduce cumulative impacts to light, and glare.

Development of the proposed Project and cumulative projects within north Fontana and adjacent areas along the I-15 corridor would create an overall increase in nighttime ambient lighting conditions, as well as glare associated with development compared to predevelopment conditions.

However, new development would be subject to design review and City design requirements for lighting and architectural, as well as General Plan policy supporting high-quality development in design standards and in land use decisions. Compliance with such standards would result in less than significant cumulative impacts related to increases in nighttime ambient lighting and daytime glare. Cumulative impacts to aesthetics, light, and glare would be less than significant (DSEIR, pp. 4.1-12 to 4.1-13).

2. Air Quality
a. Air Quality Management Plan Consistency
Potential Significant Impact: Whether the Project would conflict with or obstruct implementation of the applicable air quality plan.

Findings: Potential impacts of the Project related to air quality management plan consistency are discussed in detail in Section 4.2 of the DSEIR. Based on the entire record before us, this Council 1300 154
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -12- finds that development of the Project will not result in significant impacts relating to consistency with air quality management plans; therefore, no mitigation is required.

Facts in Support of the Findings: A project may be inconsistent with the AQMP if it would generate population, housing, or employment growth exceeding the forecasts used in the development of the AQMP. The proposed Project would allow for development of 476,500 square feet of commercial use and 1,671 dwelling units. The populations resulting from the Project are estimated to be 6,801 residents and 473 employees, for a total of 7,274 persons. The population increase from the Project was compared to the growth forecasts in the Southern California Association of Governments’ (“SCAG”) 2016 RTP/SCS socioeconomic forecast for the City of Fontana, which was incorporated into the AQMP. The SCAG 2016 RTP/SCS anticipates a growth increase of 80,700 persons and 23,800 employees. Therefore, the Project would not generate air pollution emissions that would impede or conflict with the 2016 AQMP. There would be no new or substantially more severe impacts than what was already analyzed in the 2007 EIR. Impacts would be less than significant and no mitigation is necessary (DSEIR, pp. 4.2-12 to 4.2-13). b. Localized Carbon Monoxide Hotspots and Toxic Air
Contaminants
Potential Significant Impact: Whether the Project would expose sensitive receptors to substantial pollutant concentrations.

Findings: Potential impacts of the Project related to localized carbon monoxide hotspots and toxic air contaminants are discussed in detail in Section 4.2 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to localized carbon monoxide hotspots and toxic air contaminants; therefore, no mitigation is required.

Facts in Support of the Findings: Localized carbon monoxide (“CO”) hotspots can occur at intersections where traffic levels are sufficiently high such that the local CO concentration exceeds the federal one-hour standard of 35.0 ppm or the federal and state eight-hour standard of 9.0 ppm.

A detailed CO analysis was conducted during the preparation of SCAQMD’s 2003 AQMP, in which the highest CO concentration of 4.6 ppm was observed at the intersection of Wilshire Boulevard and Veteran Avenue in Los Angeles having an average daily trip (“ADT”) count of 100,000 vehicles per day. The total existing ADT for the nearest major intersection to the Project 1301 155
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -13- area, Duncan Canyon Road and I-15 northbound ramp, was estimated at 10,200 vehicles. In the year 2030, the traffic volume would increase to 17,550 average daily vehicles. In the opening year of Phase 1 (2023), the ADT at this intersection would increase to 22,150 vehicles with the Project generating approximately 4,600 trips (21 percent of the total new trips). Both the existing and opening year ADT are below the 100,000-vehicle count on the Wilshire Boulevard/Veteran Avenue intersection that was already well below the CO standards. Project-generated local mobile-source CO emissions would not result in, or substantially contribute to, concentrations that exceed the one-hour or eight-hour CO standard. Therefore, impacts would be less than significant.

On-site construction emissions would not exceed SCAQMD LST screening levels during any phase of construction. Therefore, the proposed Project would not expose sensitive receptors to substantial criteria pollutant concentrations and impacts would be less than significant.

Toxic air contaminants (“TAC”) emissions generated from construction would not be anticipated to result in an increased risk to nearby sensitive receptors that would result in an exceedance of applicable significance thresholds because the Project would comply with applicable SCAQMD standards. As for TAC emissions generated from Project operation, because land uses proposed under the project are not associated with emissions of TACs and forecast growth would not result in the generation of mobile source TACs along area roadways in excess of applicable health risk screening criteria, operational impacts would be less than significant. Therefore, no mitigation is necessary (DSEIR, pp. 4.2-21 to 4.2-24).

3. Biological Resources
a. Riparian Habitat, Wetlands, or Other Sensitive Natural Communities
Potential Significant Impact: Whether the Project would have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.

Potential Significant Impact: Whether the Project would have a substantial adverse effect on state or federally protected wetlands through direct removal, filling, hydrological interruption, or other means.
1302 156
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -14- Findings: Potential impacts of the Project related to riparian habitat, wetlands, and sensitive natural communities are discussed in detail in Section 4.3 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to riparian habitat, wetlands, and sensitive natural communities; therefore, no mitigation is required.

Facts in Support of the Findings: The 2007 EIR determined that there were no drainage channels, wetland areas, or hydric soils on or near the site. The Project site has been effectively cut off from the historic fluvial flow patterns and scouring regimes of Lytle Creek and flows exiting out of the San Gabriel Mountains due to the construction of I-15, and developments north of the project site, which have disrupted the natural flood regime within the area, resulting in poor quality habitats onsite. The Project site does not support any discernible drainage courses, inundated areas, wetland features, or hydric soils that would be considered jurisdictional by the USACE, RWQCB, or CDFW. Furthermore, there are no native plant communities on or adjacent to the Project site, and vegetation is substantially limited to non-native grassland, and eucalyptus windrows. As a result, the Project site lacks riparian habitat and is not located within any sensitive natural community.

Therefore, the Project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by CDFW or USFWS and impacts would be less than significant. Therefore, no mitigation is necessary (DSEIR, p. 4.3-20).
b. Wildlife Movement
Potential Significant Impact: Whether the Project would interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.

Findings: Potential impacts of the Project related to wildlife movement are discussed in detail in Section 4.3 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to wildlife movement; therefore, no mitigation is required.

Facts in Support of the Findings: The Project site does not serve as a major wildlife corridor for the region and nearby open areas may be better utilized as wildlife corridors closer to the foothills, northeast of the Project site as I-15 forms a barrier to terrestrial wildlife movement. The Project 1303 157
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -15- site has not been identified as occurring within a Wildlife Corridor or Linkage pursuant to the San Bernardino County General Plan. The Project site is isolated from regional wildlife corridors and linkages by I-15 and there are no riparian corridors, creeks, or useful patches of steppingstone habitat (natural areas) within or connecting the Project site to any identified wildlife corridors or linkages. Therefore, the conditions are similar to the previous 2007 EIR and the Project would not interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. Impacts would be less than significant. Therefore, no mitigation is necessary (DSEIR, p. 4.3-21).
c. Adopted Policies, Ordinances, and Plans
Potential Significant Impact: Whether the Project would conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Potential Significant Impact: Whether the Project would conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Findings: Potential impacts of the Project related to adopted policies, ordinances, and plans are discussed in detail in Section 4.3 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to adopted policies, ordinances, and plans; therefore, no mitigation is required.

Facts in Support of the Findings: A total of 154 trees were identified on the Project site during the tree inventory within the windrows on the northeastern boundary of the Project site, all composed of a single distinct species river gum (Eucalyptus camaldulensis). No trees onsite were native to California. However, 121 of the 154 trees (79 percent) onsite were arranged within existing windrows qualifying them as Heritage Trees under the City of Fontana Tree Ordinance.

No other trees onsite have any other special designations. A tree removal permit would need to be acquired from the City to remove these trees from the Project site. The Project would comply with the standard conditions in the previous 2007 EIR, which require adherence to the City’s Preservation of Heritage, Significant and Specimen Trees (Fontana Municipal Code Section 28- 60) and the payment of applicable fees under the North Conservation Program. In addition, the Project would not conflict with any local policies or ordinances protecting biological resources, 1304 158
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -16- such as a tree preservation policy or ordinance. Impacts would be less than significant. Therefore, no mitigation is necessary (DSEIR, pp. 4.3-21 to 4.3-22).

4. Cultural Resources and Tribal Cultural Resources
a. Historic Resources
Potential Significant Impact: Whether the Project would cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5.

Findings: Potential impacts of the Project related to historic resources are discussed in detail in Section 4.4 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts to historic resources; therefore, no mitigation is required.

Facts in Support of the Findings: The 2007 EIR found the project site had existing buildings on site, and that the buildings and building foundations were significant historic resources. The project would involve development of the same project footprint as the existing Specific Plan. A records search identified four historic-period cultural resources previously recorded within the Project site. However, only the Lytle Creek Winery resources appears to have been eligible for listing in the California Register of Historic Resources, and was demolished between 2002 and 2009. Extant remains of the resource do not contain integrity. Mitigation measures contained in the 2007 EIR are no longer applicable because the resources addressed in this mitigation measures are no longer present on the Project site. Therefore, Project implementation would not result in substantial adverse changes in the significance of a historical resource pursuant to Section 15064.5 of the CEQA Guidelines. Impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.4-16 to 4.4-18).
b. Human Remains
Potential Significant Impact: Whether the Project would disturb any human remains, including those interred outside of formal cemeteries.

Findings: Potential impacts of the Project related to human remains are discussed in detail in Section 4.4 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts to human remains; therefore, no mitigation is required.
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -17- Facts in Support of the Findings: The Project would include ground disturbing activities. No Native American sacred sites or cemeteries are known to be present in the area, however, past human occupation was present within the Grapeland community, which included the site and nearby areas. The discovery of human remains is always a possibility during ground disturbing activities. The Project is required to adhere to State regulations regarding the unanticipated discovery of human remains. With adherence to existing regulations, Project impacts to human remains would be less than significant. Therefore, no mitigation is necessary (DSEIR, pp. 4.4-20 to 4.4-21).

5. Energy
a. Inefficient or Wasteful Consumption
Potential Significant Impact: Whether the Project would result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation.

Findings: Potential impacts of the Project related to wasteful, inefficient, or unnecessary consumption of energy resources are discussed in detail in Section 4.5 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to wasteful or inefficient energy use; therefore, no mitigation is required.

Facts in Support of the Findings: Energy use during construction would be temporary in nature, and construction equipment used would be typical of similar-sized construction projects in the region. In addition, construction contractors would be required to comply with the provisions of California Code of Regulations Title 13 Sections 2449 and 2485, which prohibit diesel-fueled commercial motor vehicles and offroad diesel vehicles from idling for more than five minutes and would minimize unnecessary fuel consumption. Construction equipment would be subject to the USEPA Construction Equipment Fuel Efficiency Standard, which would also minimize inefficient, wasteful, or unnecessary fuel consumption. Therefore, the Project would not involve the inefficient, wasteful, and unnecessary use of energy during construction, and the constructionphase impact related to energy consumption would be less than significant. 1306 160
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -18- Project operation would contribute to regional energy demand by consuming electricity, natural gas, and gasoline and diesel fuels. Vehicles driven by future residents of development facilitated by the Project would be subject to increasingly stringent State fuel efficiency standards, thereby minimizing the potential for the inefficient consumption of vehicle fuels. Development facilitated by the Project would comply with the 2019 California Building Energy Efficiency Standards and CALGreen (CCR Title 24, Parts 6 and 11) or later versions, which are anticipated to be more stringent than the 2019 codes. The 2019 standards require the provision of electric vehicle charging equipment, water-efficient plumbing fixtures and fittings, recycling services, solar on low-rise residential development, and other energy efficiency measures that would reduce the potential for the inefficient use of energy. Further, development facilitated by the Project would be located in the vicinity of transit, Downtown jobs, services, and open space, which would reduce energy use by lowering VMT. Development facilitated by the Project would not result in a wasteful, inefficient, or unnecessary consumption of energy, and would not result in potentially significant environmental effects due to the wasteful, inefficient, or unnecessary consumption of energy.

Impacts would be less than significant. Therefore, no mitigation is necessary (DSEIR, pp. 4.5-9 to 4.5-12).
b. Renewable Energy or Energy Efficiency Plans
Potential Significant Impact: Whether the Project would conflict with or obstruct a state or local plan for renewable energy or energy efficiency.

Findings: Potential impacts of the Project related to renewable energy or energy efficiency plans are discussed in detail in Section 4.5 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to renewable energy or energy efficiency plans; therefore, no mitigation is required.

Facts in Support of the Findings: The City of Fontana has not adopted any specific renewable energy or energy efficiency plan. The Project would be consistent with applicable General Plan policies intended to encourage energy efficiency. As such, the Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency, and there would be no impacts. No mitigation is necessary (DSEIR, p. 4.5-13). c. Cumulative Impacts
1307 161
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -19- Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would incrementally affect energy resources.

Findings: Potential impacts of the Project related to cumulative energy resources are discussed in detail in Section 4.5 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts relating to energy resources; therefore, no mitigation is required.

Facts in Support of the Findings: Cumulative development would increase demand for energy resources, but those resources would not be consumed in a wasteful, inefficient, or unnecessary manner. Moreover, new iterations of the California Building Energy Efficiency Standards and CALGreen would require increasingly more efficient appliances and building materials that reduce energy consumption in new development. In addition, vehicle fuel efficiency is anticipated to continue improving through implementation of the existing Pavley Bill regulations under AB 1493. Furthermore, housing development under the proposed Project is presumed to lower VMT due to the proximity to office and commercial uses. Therefore, the Project’s contribution to a significant cumulative energy impact is not cumulatively considerable. The Project would not make a cumulatively considerable contribution to a significant cumulative impact (DSEIR, pp.

4.5-13 to 4.5-14).

6. Geology and Soils
a. Rupture of a Known Earthquake Fault and Seismic Ground Shaking
Potential Significant Impact: Whether the Project directly or indirectly causes potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault.

Potential Significant Impact: Whether the Project directly or indirectly causes potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking.

Findings: Potential impacts of the Project related to rupture of a known earthquake fault or effects relating to seismic ground shaking are discussed in detail in Section 4.6 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in 1308 162
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -20- significant impacts from rupture of a known earthquake fault or effects relating to strong seismic ground shaking; therefore, no mitigation is required.

Facts in Support of the Findings: The Project site is not directly located in an Alquist-Priolo Fault Zone and does not contain any known fault lines. However, there are a number of regional fault lines in close proximity to the Project area, which have the potential to cause moderate to large earthquakes. The nearest earthquake zone includes the Cucamonga Fault Zone in the Sierra Madre Fault System, located approximately 0.2-mile northwest of the project site, at Lytle Creek Canyon. In addition, the San Jacinto Fault is located approximately 1.6 miles northeast of the project site. The Project site could potentially be subject to ground shaking generated from fault activities from the Cucamonga Fault and the San Jacinto fault. Proposed structures would be constructed to comply with the seismic design criteria of the California Building Code (“CBC”).

The CBC requires various measures of all construction in California to minimize risks associated with seismic shaking. With adherence to the requirements of the CBC, as required by the Fontana Code of Ordinances, the Project would result in less than significant impacts related to seismicallyinduced ground shaking from nearby faults. Thus, compliance with City General Plan Goals and Policies and CBC would reduce the potential impacts related to seismic ground shaking to less than significant. No mitigation is necessary (DSEIR, pp. 4.6-8 to 4.6-9).

7. Greenhouse Gas
a. Greenhouse Gas Emissions
Potential Significant Impact: Whether the Project would generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment.

Findings: Potential impacts of the Project related to greenhouse gas emissions are discussed in detail in Section 4.7 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to greenhouse gas emissions; therefore, no mitigation is required.

Facts in Support of the Findings: Construction facilitated by the Project would generate temporary greenhouse gas (“GHG”) emissions primarily from the operation of construction equipment on-site as well as from vehicles transporting construction workers to and from the Project site and heavy trucks to transport building materials and soil export. According to Section 1309 163
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -21-

4.7 of the DSEIR, GHG emissions over the entire construction process are expected to be 7,191 metric tons of carbon dioxide equivalents (“MTCO2e”); amortized over a 30-yer period in accordance with SCAQMD guidance, construction and operation associated with the full buildout of the project would generate 240 MTCO2e per year.

The full buildout of the project would generate approximately 19,313 MTCO2e. The emissions would be 2.7 MTCO2e per year per service population. These emissions would be below the 4.7 MTCO2e per service population level necessary to demonstrate consistency with the statewide 2030 GHG reduction targets established by SB 32. Therefore, the project would be consistent with the statewide 2030 GHG reduction targets established by SB 32. Impacts would be less than significant and no mitigation is necessary (DSEIR, pp. 4.7-14 to 4.7-16). b. Greenhouse Gas Plan, Policy, and Regulation Consistency Potential Significant Impact: Whether the Project would conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases.

Findings: Potential impacts of the Project related to greenhouse gas regulation consistency are discussed in detail in Section 4.7 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to greenhouse gas regulation consistency; therefore, no mitigation is required.

Facts in Support of the Findings: The proposed Project is consistent with statewide greenhouse gas reduction strategies, including the California Air Resources Board’s 2017 Scoping Plan and the Southern California Association of Governments’ 2020-2045 RTP/SCS. The 2017 Scoping Plan’s strategies that are applicable to the Project include reducing fossil fuel use, energy demand, and vehicle miles traveled (“VMT”); maximizing recycling and diversion from landfills; and increasing water conservation. The Project would be consistent with these goals through project design, which includes complying with the latest Title 24 Green Building Code and Building Efficiency Energy Standards, providing EV parking spaces and charging equipment, and complying with the AB 341 waste diversion goal of 75 percent. Cumulative VMT would also decrease with development of the Project. In addition, the Project would receive electricity from SCE, which is required to reduce GHG emissions by increasing procurement from eligible renewable energy by set target years. The Project’s consistency with the 2020-2045 RTP/SCS is discussed in Table 4.7-5 in DSEIR Section 4.7. As shown therein, the Project would be consistent 1310 164
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -22- with the GHG emission reduction strategies contained in the 2020-2045 RTP/SCS. For these reasons, the proposed Project is consistent with local and state GHG regulations and thus impacts are less than significant. No mitigation is necessary (DSEIR, pp.4.7-16 to 4.7-19). c. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would incrementally affect greenhouse gas emissions.

Findings: Potential impacts of the Project related to cumulative greenhouse gas emissions are discussed in detail in Section 4.7 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts relating to greenhouse gas emissions; therefore, no mitigation is required.

Facts in Support of the Findings: GHG emissions and climate change are, by definition, cumulative impacts. Thus, the issue of climate change involves an analysis of whether a project’s contribution towards an impact is cumulatively considerable. The Ventana at Duncan Canyon Project would be consistent with applicable plans and programs aimed at reducing emissions as discussed herein in Section V(A)(7)(a)–(b). Therefore, project impacts related to GHG emissions would be less than significant and would therefore not be cumulatively considerable (DSEIR, pp.

4.7-19).

8. Hazards and Hazardous Materials
a. Conflict with Emergency Response Plans
Potential Significant Impact: Whether the Project would impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.

Findings: Potential impacts of the Project related to adopted emergency response plans are discussed in detail in Section 4.8 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to emergency response plans; therefore, no mitigation is required.

Facts in Support of the Findings: Development under the existing Specific Plan would be required to comply with applicable City codes and regulations pertaining to emergency response and evacuation plans maintained by the City police and fire departments. The Project would not interfere with the implementation of the City’s emergency management plans from the City’s 1311 165
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -23- General Plan Safety and Noise Element. Ultimately, the development of the newly aligned Lytle Creek Road would improve connectivity and emergency access for the area. Both San Bernardino County Fire Department (“SBCFD”) and Fontana Police Department (“FPD”) would be able to service the Project at existing staffing levels. Further, temporary impacts to traffic and access during Project construction would be addressed through the implementation of the Project Construction Traffic Management Plan, which would include coordination with emergency service providers. Project construction and operational activities would not result in any street closures that could impede emergency access or evacuation. The Project does not propose or require facilities or operations that would interfere with any identified emergency response or emergency evacuation plan. Therefore, the potential for the Project to impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan would be less than significant. No mitigation is necessary (DSEIR, pp. 4.8-19 to 4.8-20). b. Wildland Fire Risks
Potential Significant Impact: Whether the Project would expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires.

Findings: Potential impacts of the Project related to wildfire risks are discussed in detail in Section

4.8 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to wildfire risks; therefore, no mitigation is required.

Facts in Support of the Findings: The proposed Project would be required to include the fire protection measures for consistency with the California Building Code and Fire Code. The safety measures under the California Fire Code include ignition-resistant construction with exterior walls of noncombustible or ignition resistant material from the surface of the ground to the roof system, and sealing any gaps around doors, windows, eaves and vents to prevent intrusion by flame or embers. Development would also be required to meet California Building Code requirements, including CCR Title 24, Part 2, which includes specific requirements related to exterior wildfire exposure. CCR Title 14 sets forth the minimum development standards for emergency access, fuel modification, setback, signage, and water supply, which help prevent loss of structures or life by reducing wildfire hazards risk. Compliance with existing regulatory requirements for implementation of fire protection measures (e.g., ignition-resistant construction materials and 1312 166
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -24- measures) would further reduce impacts associated with wildfire spread. Impacts associated with exposure of people or structures to significant risk involving wildland fires is less than significant.

No mitigation is necessary (DSEIR, pp. 4.8-20 to 4.8-21).

9. Hydrology and Water Quality
a. Water Quality Standards and Waste Discharge Requirements Potential Significant Impact: Whether the Project would violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality.

Findings: Potential impacts of the Project related to water quality standards and waste discharge requirements are discussed in detail in Section 4.9 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to water quality standards and waste discharge requirements; therefore, no mitigation is required.

Facts in Support of the Findings: Construction and operation of the Project could increase erosion and stormwater runoff due to site disturbance and increased impervious surface area.

Compliance with applicable regulations and policies, including preparation of a Stormwater Pollution Prevention Plan (“SWPPP”) during construction and on-site capture and treatment of stormwater runoff through biofiltration systems and detention basins during operation, would reduce water quality impacts. Impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.9-16 to 4.9-18).
b. Groundwater
Potential Significant Impact: Whether the Project would substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin.

Findings: Potential impacts of the Project related to groundwater are discussed in detail in Section

4.9 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to groundwater; therefore, no mitigation is required.

Facts in Support of the Findings: The proposed Project would not involve on-site groundwater extraction because the Project would be served by West Valley Water District’s existing and planned supplies, reducing potential impacts to groundwater levels. Impervious surface cover 1313 167
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -25- would increase on the Project site under the proposed Project, reducing the potential for recharge of the underlying aquifer. However, on-site runoff would continue to discharge to Lytle Creek, and Etiwanda Creek, where additional potential for infiltration and recharge exists. Impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.9-18 to 4.9-19). c. Drainage Pattern and Capacity-Related Impacts
Potential Significant Impact: Whether the Project would substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site.

Potential Significant Impact: Whether the Project would substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site.

Potential Significant Impact: Whether the Project would substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner that would create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff.

Potential Significant Impact: Whether the Project would substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flood flows.

Findings: Potential impacts of the Project related to drainage pattern and capacity-related impacts are discussed in detail in Section 4.9 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to drainage pattern and capacity-related impacts; therefore, no mitigation is required.

Facts in Support of the Findings: Under the proposed Project, on-site stormwater runoff would be captured and treated via stormwater drainage system consisting of catchment basins, biofiltration systems, and detention basins. the proposed Project would not result in substantial on1314 168 Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -26- or off-site hydromodification impacts and would not alter the course of a river or stream given that the Project would comply with applicable water quality standards, waste discharge requirements, BMPs, and would include project-specific design features. This impact would be less than significant. No mitigation is necessary (DSEIR, pp. 4.9-20 to 4.9-21). d. Water Quality Control Plans
Potential Significant Impact: Whether the Project would conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.

Findings: Potential impacts of the Project related to water quality control plans are discussed in detail in Section 4.9 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to water quality control plans; therefore, no mitigation is required.

Facts in Support of the Findings: The proposed Project would implement water quality BMPs in accordance with applicable local and regional requirements, reducing potential downstream water quality impacts. As such, the proposed Project would not conflict with or obstruct implementation of the water quality control plan for the Santa Ana Region. The Project site overlies an adjudicated groundwater basin and would not conflict with or obstruct implementation of a sustainable groundwater management plan. This impact would be less than significant. No mitigation is necessary (DSEIR, pp. 4.9-21 to 4.9-22).
e. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts on hydrology and water quality.

Findings: Potential impacts of the Project related to cumulative hydrology and water quality are discussed in detail in Section 4.9 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts upon hydrology and water quality and, therefore, no mitigation is required.

Facts in Support of the Findings: Cumulative development could increase the discharge of urban pollutants to surface waters and groundwater. However, all new development would be subject to the water quality requirements of the SARWQCB, the San Bernardino County MS4 permit, and other applicable federal, state, and local regulations. Adherence to such regulations would address 1315 169
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -27- any adverse cumulative impacts resulting from individual new developments and reduce cumulative impacts with respect to hydrology and water quality to a less than significant level.

Therefore, cumulative impacts related to hydrology and water quality would be less than significant (DSEIR, p. 4.9-22).

10. Land Use and Planning
a. Conflict with Applicable Land Use Plans, Policies, or Regulations
Potential Significant Impact: Whether the Project would cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.

Findings: Potential impacts of the Project related to conflicts with applicable land use plans, policies, or regulations are discussed in detail in Section 4.10 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts due to conflicts with applicable land use plans, policies, or regulations and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental because the project would comply with the development and design standards in the existing Ventana at Duncan Canyon Specific Plan. The Project would also be consistent with applicable 2020-2045 RTP/SCS goals. Table 4.10-2 in the DSEIR analyzes the Project’s consistency with numerous RTP/SCS strategies and concludes that the Project would either be consistent with such strategies, or found such strategies to not be applicable. Impacts would be therefore less than significant. No mitigation is necessary (DSEIR, pp. 4.10-4 to 4.10- 8).
b. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts on land use.

Findings: Potential impacts of the Project related to cumulative land use are discussed in detail in Section 4.10 of the DSEIR. Based on the entire record before us, this Council finds that 1316 170
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -28- development of the Project will not result in significant cumulative impacts upon land use and, therefore, no mitigation is required.

Facts in Support of the Findings: Cumulative development in the City and the surrounding area would modify existing land use patterns through the development of vacant lots or through redevelopment. However, land use regulations and policy consistency impacts associated with other cumulative projects would be addressed on a case-by-case basis in order to determine their consistency with applicable plans and policies. With approval of the proposed land use entitlements, the project would be consistent with the underlying land use regulations and policies.

Therefore, the Project would have a less than significant impact to cumulative land use (DSEIR, p. 4.10-8).

11. Noise
a. Temporary Increases to Ambient Noise Levels
Potential Significant Impact: Whether the Project would generate a substantial temporary increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

Findings: Potential impacts of the Project related to temporary increases in ambient noise levels are discussed in detail in Section 4.11 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts due to temporary increases in ambient noise levels and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would not cause a significant environmental impact due to temporary increases in ambient noise levels because temporary construction activities would be restricted to the hours specified by the City’s noise ordinance and would not exceed the FTA noise limits. The project would not be constructed all at once but built out in six phases. Actual buildout would be subject to market and economic conditions, jurisdictional processing of approvals, and infrastructure timing, and may vary from the construction phasing currently anticipated. Table 4.11-9 in the DSEIR shows the combined hourly and maximum construction noise levels attributable to construction of each Planning Area modeled, noise sensitive receivers analyzed, and resulting exterior and interior noise levels. Planning Area construction exterior hourly noise levels would range from 62 dBA Leq to 75 dBA Leq at the nearest 1317 171
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -29- noise sensitive receivers, with maximum noise levels ranging from 63 dBA Lmax to 76 dBA Lmax.

Planning Area construction interior hourly noise levels would range from 37 dBA Leq to 50 dBA Leq at the nearest noise sensitive receivers, with maximum noise levels ranging from 38 dBA Lmax to 51 dBA Lmax. The FTA’s daytime construction noise limit is 80 dBA Leq for residential uses; therefore, Project construction noise levels would not exceed construction noise thresholds.

Accordingly, temporary construction related noise impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.11-13 to 4.11-14). b. Permanent Increases to Ambient Noise Levels from HVAC Equipment
Potential Significant Impact: Whether the Project would generate a substantial permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

Findings: Potential impacts of the Project related to permanent increases in ambient noise levels are discussed in detail in Section 4.11 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts due to permanent increases in ambient noise levels relating to operation of on-site operation of mechanical equipment (i.e., HVAC units) and, therefore, no mitigation is required.

Facts in Support of the Findings: Operation of the Project would generate on-site noise from mechanical equipment (i.e., HVAC units) that may periodically be audible to existing noisesensitive receivers in the vicinity and on the Project site. As shown in Table 4.11-9 of the DSEIR, operational HVAC noise on the project site would generate noise levels up to 47 dBA Leq at nearby residential-zoned properties. The operational noise from project HVAC mechanical equipment would not exceed the City’s operational noise standards of 65 dBA Leq and therefore such impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.11-14 to 4.11-15). c. Ground-Borne Vibration or Ground-Borne Noise Levels
Potential Significant Impact: Whether the Project would expose persons to or generate excessive ground-borne vibration or ground-borne noise levels.

Findings: Potential impacts of the Project related to ground-borne vibration or ground-borne noise levels are discussed in detail in Section 4.11 of the DSEIR. Based on the entire record before us, 1318 172
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -30- this Council finds that development of the Project will not result in significant impacts due to ground-borne vibration or ground-borne noise levels and, therefore, no mitigation is required.

Facts in Support of the Findings: Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures and soil type. It is expected that ground-borne vibration from Project construction activities would cause only intermittent, localized intrusion. The greatest anticipated source of vibration during general project construction activities would be from a dozer, which may be used within 50 feet of the nearest on-site vibration sensitive use. A dozer creates approximately 0.089 in./sec. PPV at a distance of 25 feet. This would equal a vibration level of 0.0315 in./sec. PPV at 50 feet. This vibration level is lower than the human annoyance threshold of 0.24 in./sec. PPV and the structural damage threshold of 0.4 in./sec. PPV. Therefore, temporary impacts associated with construction would be less than significant. The Project does not include any substantial vibration sources associated with operation. Therefore, operational vibration impacts would be less than significant.

No mitigation is necessary (DSEIR, pp. 4.11-23 to 4.11-24).

12. Population and Housing
a. Unplanned Population Growth
Potential Significant Impact: Whether the Project would induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure).

Findings: Potential impacts of the Project related to unplanned population growth are discussed in detail in Section 4.12 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts due to unplanned population growth and, therefore, no mitigation is required.

Facts in Support of the Findings: The proposed Project would include employment generating uses (commercial, light industrial, etc.). The Project would result in a small decrease in employment generating square-footage, from 574,500 square feet under the existing Specific Plan to 476,500 square feet under the proposed Project, a decrease of 98,000 square feet. Employment associated with commercial development (mainly retail) would likely be filled by residents in the 1319 173
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -31- Specific Plan area or neighboring local jurisdictions and would not result in substantial population growth.

The Project would increase housing units beyond levels anticipated in the existing Specific Plan.

The proposed Project would increase the number of dwelling units from 842 units under the existing Specific Plan to 1,671 units. This increases the number of housing units by 829, or nearly a doubling of dwelling units when compared to the existing Specific Plan. The 1,671 units would account for less than 10 percent of the latest Regional Housing Needs Assessment of 17,519 housing units and are, therefore, within anticipated growth planned under the General Plan Housing Element by 2030.

As shown in Table 4.12-3 of the DSEIR, the addition of 7,274 persons (conservatively assuming Project employees are also residents) would consist of approximately 29 percent of the City’s projected growth by 2030. Therefore, the proposed Project would not generate population growth in exceedance of existing SCAG population forecasts. The Project would also be consistent with State and local requirements for housing and development. The Project would not create any new roads or infrastructure not already anticipated in the existing Specific Plan. Therefore, the Project population would not induce substantial unplanned growth, either directly or indirectly, and impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.12-5 to 4.12-6). b. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts on population and housing.

Findings: Potential impacts of the Project related to cumulative population and housing impacts are discussed in detail in Section 4.12 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts upon population and housing and, therefore, no mitigation is required.

Facts in Support of the Findings: According to Section 4.12 of the DSEIR, based on regional growth forecasts for the year 2030, the proposed Project, when combined with the projects listed in Table 3-1 of the DSEIR, could increase the population in the city by approximately 25,000 persons. The proposed Project would account for an estimated 29 percent of the population increase due to its total service population of 7,274 persons. The needed infrastructure to support 1320 174
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -32- the Project’s growth is already planned in the existing Specific Plan (roads, utilities, etc.). In addition, each project’s incremental contribution to growth is accompanied by payment of proportionate property taxes and, development fees toward meeting the needs of additional growth, in accordance with City requirements. Therefore, potential environmental impacts related to substantial unplanned population growth, including the proposed Project, would be less than significant (DSEIR, p. 4.12-6).

13. Public Services and Recreation
a. Fire Protection Facilities
Potential Significant Impact: Whether the Project would result in substantial adverse physical impacts associated with the provision of new or physically altered fire protection facilities, or the need for new or physically altered fire protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Findings: Potential impacts of the Project related to fire protection facilities are discussed in detail in Section 4.13 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to fire protection facilities and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would be located within the existing service area San Bernardino County Fire Department (“SBCFD”). Today, fire protection services are provided by the SBCFD which operates seven fire stations within the City. The closest fire station to the Project site is Station 79 at 4075 Coyote Canyon Road, approximately 0.1 miles west of the Project site. Fire Station 79 was constructed in 2007 to accommodate the changing use of the area as it transitions from rural to residential and commercial use. Fire Station 79 is approximately 3 minutes travel time from the Project site. The average response time to fires within Fontana is four minutes, 51 seconds.

The Project would be required to pay public applicable safety improvement fees to the City’s public safety improvement fund prior to issuance of a building permit. Fees paid by the Project would be used solely for the construction or reimbursement for construction of public safety improvements identified in the City’s five-year capital improvement program. Therefore, the 1321 175
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -33- Project’s contribution to demand for new fire protection services would be offset by payment of required public safety improvement fees. At the current rate, project buildout of 1,671 dwelling units would contribute $584,850 to fire services. Payment of developer impact fees would assist in funding the needed public facility expansion and service improvements needed to serve the proposed developments on the site. The Project would have a less than significant impact on physical impacts associated with the provision of new or physically altered fire protection facilities, or the need for new or physically altered fire protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives. No mitigation is necessary (DSEIR, pp.

4.13-8 to 4.13-9).
b. Police Protection Facilities
Potential Significant Impact: Whether the Project would result in substantial adverse physical impacts associated with the provision of new or physically altered police protection facilities, or the need for new or physically altered police protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Findings: Potential impacts of the Project related to police protection facilities are discussed in detail in Section 4.13 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to police protection facilities and, therefore, no mitigation is required.

Facts in Support of the Findings: Law enforcement services for the Project area is provided by the Fontana Police Department (“FPD”). The nearest station is located approximately 4.4 miles south from the Project site, at 17005 Upland Avenue, Fontana. The potential increase in population and commercial uses in the project area would result in an increase in the demand for police protection services, including officers, equipment, and facilities. Consequently, the Project would contribute incrementally to demand for new or expanded police protection facilities.

Commercial development would be required to implement building security specifications and multi-family developments would be designed consistent with the principles of Crime Prevention through Environmental Design, as required by the FPD. To ensure compliance, all developments would be subject to building and site plan review and approval by the FPD. Furthermore, the 1322 176
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -34- Project would be required to pay public safety improvement fees to the City’s public safety improvement fund prior to issuance of a building permits. Fees paid by the Project would be used solely for the construction or reimbursement for construction of public safety improvements.

Therefore, the Project’s contribution to demand for new police protection services would be offset by payment of required public safety improvement fees. With Project buildout, 1,671 dwelling units would contribute $748,608 to police services. Payment of developer impact fees would assist in funding the needed public facility expansion and service improvements needed to serve the proposed developments on the site. With adherence to applicable policies, payment of development fees and design review by the FPD, the proposed Project would have a less than significant impact on police protection facilities. No mitigation is necessary (DSEIR, pp. 4.13-10 to 4.13-11).
c. School Facilities
Potential Significant Impact: Whether the Project would result in substantial adverse physical impacts associated with the provision of new or physically altered schools, or the need for new or physically altered schools, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios or other performance objectives.

Findings: Potential impacts of the Project related to school facilities are discussed in detail in Section 4.13 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to school facilities and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project site is in the Fontana Unified School District (“FUSD”) area and would be served by Hemlock Elementary School (K-Grade 5), Fontana Middle School (Grades 6-8), and Fontana High School (Grades 9-12). The Project would accommodate 6,801 residents, some of which may be school-age children. School-age children living in the Project’s residential units would incrementally increase student enrollment at FUSD schools, which could result in or contribute to the need for new or physically altered schools. The FUSD is currently over capacity, as identified in Table 4.13-5 of the DSEIR. Thus, the addition of the Project to the area may result in the need for new or modified school facilities to accommodate 1,086 additional new students resulting from the Project. 1323 177
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -35- However, the FUSD assesses a school impact fee, based on the floor area of new dwelling units and non-residential developments that would be used to fund school services and facilities. School impacts fees paid by future development on the Project site would assist in the provision of school services to residents of the site. State law assumes the developer’s payment of school impact fees to the local school district, in an amount established by the school district, would address school capacity impacts. Therefore, although the Project would increase enrollment at FUSD schools, payment of the school impact developer fees would be considered full mitigation for the Project’s impacts under CEQA and impacts to schools would be less than significant.

Future commercial development on the site is not expected to lead directly to a demand for school services. While employees at the proposed commercial uses on the site may request intra-district, transfers based on employment location, this is only allowed based on the availability of space and is expected to be minimal. Therefore, school service demand from commercial uses would not adversely impact local schools and would not be significant. No mitigation is necessary (DSEIR, pp. 4.13-11 to 4.13-13).
d. Parks and Recreation Facilities
Potential Significant Impact: Whether the Project would result in substantial adverse physical impacts associated with the provision of new or physically altered parks, or the need for new or physically altered parks, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios or other performance objectives.

Potential Significant Impact: Whether the Project would increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated.

Potential Significant Impact: Whether the Project includes recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment.

Findings: Potential impacts of the Project related to parks and recreation facilities are discussed in detail in Section 4.13 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to parks and recreation facilities and, therefore, no mitigation is required.
1324 178
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -36- Facts in Support of the Findings: The proposed Project would result in 829 additional dwellings units atop the 842 units under the existing Specific Plan, resulting in 1,671 dwelling units under Project buildout. Similar to the existing Specific Plan, the proposed Project would increase the demand for recreation and park facilities. According to the Fontana General Plan EIR, the performance objective or standard for parks and recreation is five acres of parkland for every 1,000 residents (two acres of community parks for every 1,000 residents and three acres of neighborhood parks for every 1,000 residents). Fontana has approximately 1,359 acres of park and recreation land.

Assuming the proposed Project would accommodate a service population of 7,274 persons, the ratio of parks to 1,000 residents would be approximately 6.1 acres of park land which is consistent with the City’s performance objectives. Furthermore, the Project would include the construction of various recreational facilities, including three recreation centers and swimming pools, which would help meet recreation needs of on-site residents and employees. As required under the Fontana Municipal Code (Chapter 21, Article IV), development will be required to pay Quimby fees for the development of neighborhood and community parks in North Fontana. Therefore, with payment of Quimby fees for the development of parks and recreational facilities in North Fontana, the Project would not have a less than significant impact on parks in Fontana. No mitigation is necessary (DSEIR, pp. 4.13-13 to 4.13-14).
e. Other Public Facilities
Potential Significant Impact: Whether the Project would result in substantial adverse physical impacts associated with the provision of new or physically altered public facilities, or the need for new or physically altered public facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Findings: Potential impacts of the Project related to other public facilities are discussed in detail in Section 4.13 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to other public facilities and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would increase the number of dwelling units by 829, compared to 842 under the existing Specific Plan, resulting in up to 1,671 dwelling units at 1325 179
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -37- Project buildout. Therefore, the Project would incrementally increase the service population of the Fontana Public Library, above that anticipated in the Specific Plan. According to Fontana Municipal Code Section 5-9, the Project’s contribution to population increase would be offset by payment of proportionate development impact fees, which include a public library facilities fee.

These fees are used to fund library services and facilities needed to serve the site and the City.

Payment of these fees would mitigate impacts associated with the demand for library services that would be generated by future residents of the Project. Therefore, Project impacts to public library facilities would be less than significant. No mitigation is necessary (DSEIR, pp. 4.13-14 to 4.13- 15).
f. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts on public services and recreation.

Findings: Potential impacts of the Project related to public services and recreation impacts are discussed in detail in Section 4.13 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts upon public services and recreation and, therefore, no mitigation is required.

Facts in Support of the Findings: The addition of new residents would generate a proportional increase in demand for additional fire protection and emergency medical services, police protection, school services, use of parks and recreation facilities, and use of libraries and other public services. But implementation of the Project would not create a cumulatively considerable need for new or expanded public services that could not be offset by the payment of development fees. New development in Fontana, including the projects listed in Table 3-1 in Section 3 of the DSEIR may also contribute to an increase in service population and use of public services, and cumulatively, there may be a need for new or improved facilities to maintain acceptable service ratios, response times, or other applicable goals. However, each project’s incremental contribution to demand for new services would be offset by payment of proportionate property taxes, development fees, and/or development impact fees in accordance with Fontana Municipal Code.

Additionally, new development projects would be reviewed by the SBCFD staff prior to development permit approval to ensure adequate fire safety and security measures are provided for each site-specific development.
1326 180
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -38- Therefore, potential environmental impacts related to the construction of new or expanded public facilities would be assessed on a project-specific level when such development of public services and facilities are considered. Therefore, cumulative impacts to public services and facilities would be less than significant (DSEIR, pp. 4.13-15).

14. Transportation
a. Circulation System Programs, Plans, Ordinances, or Policies Potential Significant Impact: Whether the Project would conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities.

Findings: Potential impacts of the Project related to the circulation system are discussed in detail in Section 4.14 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to the circulation system and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would generate short-term traffic during construction, and long-term traffic during the operational life of the Project. A traffic control plan will be prepared and submitted for City review and address temporary closures, detours, and notification of key agencies (emergency providers, etc.) if necessary. In addition, the proposed haul route for construction equipment and materials delivery is subject to review and approval by the City. With these requirements and City oversight, impacts related to construction would be less than significant.

The Project would include sidewalk and paseos that would serve as the two main categories of pedestrian access serving the Project area. The addition of sidewalk within and around the currently undeveloped Project area would promote future walkability and pedestrian activities in the neighborhood. Although the proposed residential and commercial land uses on the site could generate a demand for bus transit, the Project would be developed approximately 0.75 mile from the nearest bus stop on Citrus Avenue, which would allow for access to public transportation for project residents. Therefore, the Project would encourage the use of alternative means of transportation consistent with Goal 3 and Goal 5 of the Community Mobility and Circulation chapter of the City’s General Plan.
1327 181
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -39- Although the Project would involve site and side adjacent roadway improvements as part of the Project, such modifications would remain subject to the review and approval by the City’s Planning Department per the Specific Plan Amendment. Therefore, with this requirement and City oversight, the Project would not involve off-site changes to the roadway system with the potential to impact existing or planned bicycle facilities.

In addition, on‐site traffic signing and roadway striping would be implemented consistent with the provisions of the California Manual on Uniform Traffic Control Devices and in conjunction with detailed construction plans for the Project site. Given these considerations, the proposed Project would have less than significant impacts related to programs, plans, ordinances, or policies governing the City’s public transit, bikeways, and pedestrian facilities. No mitigation is necessary (DSEIR, pp. 4.14-10 to 4.14-11).
b. Vehicle Miles Traveled (“VMT”) Impacts
Potential Significant Impact: Whether the Project would conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b).

Findings: Potential impacts of the Project related to consistency with CEQA Guidelines Section 15064.3(b) are discussed in detail in Section 4.14 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to consistency with CEQA Guidelines Section 15064.3(b) and, therefore, no mitigation is required.

Facts in Support of the Findings: Construction traffic would be temporary and would not permanently affect VMT characteristics in this part of Fontana or elsewhere. The project-level VMT analysis in the DSEIR utilizes the most current version of the San Bernardino Transportation Analysis Model (“SBTAM”) baseline and cumulative models and the City’s adopted VMT calculation methodology of VMT per service population. As calculated in the Traffic Study and shown in Table 4.14-1 of the DSEIR, the Project’s baseline VMT per service population is 27.03 whereas the Project’s cumulative VMT per service population is 23.50. Table 4.14-2 of the DSEIR, in turn, compares the Project’s baseline VMT per service population and cumulative VMT per service population, as calculated in the Traffic Study, to the City’s adopted impact threshold.

As shown therein, the Project would not exceed the City’s adopted threshold of 15 percent below County of San Bernardino baseline VMT per service population (i.e., 27.8) in both baseline and cumulative scenarios. Furthermore, consistent with City Guidelines, the Traffic Study includes an 1328 182
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -40- additional assessment to evaluate the project’s effect on VMT since the project proposed to amend the City’s General Plan land use. As calculated in the Traffic Study, there is a net decrease of 0.30 VMT per service population within the City for baseline conditions and a net decrease of 0.22 VMT per service population within the City for cumulative conditions, which would indicate that the proposed Project does not have a negative effect on VMT under baseline and cumulative conditions. The Project’s VMT impact is therefore considered less than significant. No mitigation is necessary (DSEIR, pp. 4.14-11 to 4.14-12).
c. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts on transportation.

Findings: Potential impacts of the Project related to cumulative transportation impacts are discussed in detail in Section 4.14 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts upon transportation and, therefore, no mitigation is required.

Facts in Support of the Findings: The proposed Project would not conflict with any programs or polices governing the City’s circulation system and, therefore, would not cumulatively contribute to a significant impact. All other planned and pending projects in Fontana will be assessed under CEQA and with City oversight for consistency with existing plans and programs. Furthermore, the proposed Project would not result in a significant VMT impact under baseline and cumulative conditions. Therefore, cumulative impacts would be less than significant (DSEIR, pp. 4.14-13).

15. Utilities and Service Systems
a. New or Relocated Utilities and Service Systems
Potential Significant Impact: Whether the Project would require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects.

Findings: Potential impacts of the Project related to new or relocated utilities and service systems are discussed in detail in Section 4.15 of the DSEIR. Based on the entire record before us, this 1329 183
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -41- Council finds that development of the Project will not result in significant impacts relating to new or relocated utilities and service systems and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would involve the relocation of electrical and telecommunications facilities and construction of new or expanded water, wastewater treatment, and stormwater drainage facilities on the Project site. However, the Project would be served by existing and planned WVWD supplies, which are not anticipated to require major WVWD treatment or distribution facility improvements. Therefore, impacts with respect to new or expanded water facilities would be less than significant.

The Project would be expected to generate approximately 451,287 gpd of wastewater, or approximately 0.5 MGD. As shown in Table 4.15-3 of the DSEIR, wastewater treatment facilities serving the Project have sufficient capacity to process additional wastewater generated by the project. The Project would be responsible for constructing on-site wastewater treatment conveyance systems and paying standard sewer connection fees. Consequently, impacts with respect to wastewater treatment facilities would be less than significant.

As with water and wastewater facilities, proposed storm drain infrastructure would be constructed within the disturbance area of the Project and would not result in substantial additional environmental impacts. Given that the Project would capture and retain on-site runoff from the 100-year storm event, off-site improvements to the storm drain network would not be necessary.

As such, impacts related to new or expanded stormwater facilities would be less than significant.

The Project would increase electricity and natural gas demand on the Project site. However, such increased demand would account for a minimal fraction of Southern California Edison’s and the Southern California Gas Company’s total demand in the region. The nominal increase in energy demand is not anticipated to require additional electricity substations or natural gas storage/transmission facilities beyond those currently serving the Fontana area. Impacts with respect to new or expanded electric power or natural gas facilities would be less than significant.

AT&T telecommunications lines are collocated with Southern California Edison transmission lines and would be extended north and south along Lytle Creek Road from existing facilities on Duncan Canyon Road. Substantial additional ground disturbance, grading, or use of heavy equipment beyond that necessary for the proposed roadway improvements would not be 1330 184
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -42- anticipated. No additional telecommunications improvements are proposed as part of the Project.

Consequently, impacts would be less than significant.

No mitigation is necessary (DSEIR, pp. 4.15-12 to 4.15-14). b. Adequate Water Supply
Potential Significant Impact: Whether the Project would have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry and multiple dry years.

Findings: Potential impacts of the Project related to adequate water supply are discussed in detail in Section 4.15 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to adequate water supply and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would generate both construction-related and operational water demand. Construction water demand would be temporary and, therefore, would not result in a long-term strain on water supplies. Given the temporary and minimal nature of construction water demand as compared to operational water consumption, as well as the fact that WVWD would be able to restrict or require conservation measures for water intensive construction activities, impacts related to construction water consumption would be less than significant.

As for operational demand, the Project would introduce a new commercial and residential development containing up to 476,500 s.f. of commercial uses, 1,671 dwelling units in three separate residential villages, a focal point piazza (public square), and the construction of the realigned Lytle Creek Road, on an approximately 102-acre site. According to Table 4-3 of the Water Supply Assessment prepared for the Project, the total estimated water demand for the project is 358 acre feet per year. The Project would comply with all requirements of the California Green Building Code, as adopted by Fontana in Chapter 5 of the Municipal Code, pertaining to maximum flow rates for plumbing fixtures, such as toilets, showerheads, and faucets in non-residential buildings. The plants and planting methods used to landscape the site would be selected based on compatibility with the soil and climate conditions to maximize efficient water use. The Project’s landscape plan features drought-tolerant plants in compliance with Fontana Municipal Code Section 28.98, including low water use trees, shrubs, and ground cover. Landscaping would be 1331 185
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -43- maintained via a low flow irrigation system and would accommodate hydrozones accordingly, separating high, medium, and low water-use plants.

WVWD estimates water supply availability for normal, single-dry, and multiple-dry year scenarios from 2020 through 2040 based on the San Bernardino Valley 2015 Regional UWMP. For all years and all scenarios, anticipated supply exceeds anticipated demand. Table 4.15-4 of the DSEIR summarizes supply, demand, and the Project’s anticipated share of excess supply for the normal year scenario. Anticipated Project demand would not exceed WVWD’s supply during normal and single-dry year scenarios. Additionally, the 2015 Regional UWMP estimates future water supply availability for multiple-dry year scenarios. WVWD anticipates no distinction between normal and single-dry year scenarios, and anticipates demand reductions in the second through fourth multiple-dry years as increasingly stringent conservation measures are implemented. Anticipated project demand would account for less than five percent of excess supply during all single- and multiple-dry year scenarios. In sum, the Project would not exceed WVWD’s projected supply during all normal, single-dry, and multiple-dry year scenarios through 2040. Therefore, based on the water demand projections, projected local water supplies are sufficient to serve the Project during normal, single-dry, and multiple-dry years. Impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.15-15 to 4.15-17). c. Wastewater Treatment Capacity
Potential Significant Impact: Whether the Project would result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments.

Findings: Potential impacts of the Project related to wastewater treatment capacity are discussed in detail in Section 4.15 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to wastewater treatment capacity and, therefore, no mitigation is required.

Facts in Support of the Findings: Project-generated wastewater would be adequately served by available capacity at the IEUA RP-4 plant. Wastewater generated by the Project would account for less than 13 percent of the remaining available capacity at the plant, which was recently expanded to accommodate a maximum capacity of 14 MGD. As such, the Project would not result in a determination by the wastewater treatment provider that it does not have adequate capacity to 1332 186
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -44- serve the Project’s projected demand in addition to the provider’s existing commitments. Impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.15-17). d. Solid Waste Capacity and Reduction Regulations
Potential Significant Impact: Whether the Project would generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals.

Potential Significant Impact: Whether the Project would comply with federal, state, and local management and reduction statutes and regulations related to solid waste.

Findings: Potential impacts of the Project related to solid waste capacity and reduction regulations are discussed in detail in Section 4.15 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to solid waste capacity and reduction regulations and, therefore, no mitigation is required.

Facts in Support of the Findings: Daily export of soil during the grading period would not exceed the 7,500 tons per day permitted throughput of the Mid-Valley Sanitary Landfill. Due to the site’s historic agricultural use, soils exported from the project site may require disposal at other area landfills that accept contaminated soil. The anticipated daily export of soil during the grading phase would account for approximately 33.7 percent of the 4,800-ton daily permitted throughput at Badlands Sanitary Landfill and approximately 32.3 percent of the 5,000-ton daily permitted throughput at Lamb Canyon Sanitary Landfill. Furthermore, exported soil could be transported to other area landfills that accept soil and construction debris in San Bernardino County to further reduce impacts at any single solid waste disposal facility.

The handling of all debris and waste generated during construction of the Project would be subject to 2016 CALGreen requirements and the California Integrated Waste Management Act of 1989 (AB 939) requirements. Furthermore, pursuant to Section 24 of the Fontana Municipal Code, the Project would be required to keep the construction site and surrounding area clear of constructionrelated trash and debris and place all construction waste in appropriate containers or an authorized disposal area. Therefore, impacts related to solid waste generated during construction would be less than significant.
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -45- The Project’s anticipated solid waste generation would account for approximately 0.1 percent of Mid-Valley Sanitary Landfill’s daily permitted throughput of 7,500 tons per day. Given this small proportion of permitted throughput and the existing surplus capacity at Mid-Valley Sanitary Landfill, the solid waste generated by operation of the project would be adequately accommodated by existing landfills. The Project would be required to comply with federal, State, and local statutes and regulations related to solid waste. Therefore, because the Project would be served by landfills with sufficient capacity and would comply with applicable regulations related to solid waste, impacts would be less than significant (DSEIR, pp. 4.15-18 to 4.15-19). e. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts on utilities and service systems.

Findings: Potential impacts of the Project related to cumulative impacts on utilities and service systems are discussed in detail in Section 4.15 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts on utilities and service systems and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project would account for less than five percent of WVWD’s excess water supply during all normal, single-dry, and multiple-dry year scenarios through 2040. This excess supply represents the supply available to WVWD after fulfilling future demand associated with buildout of planned, pending, and reasonably foreseeable future projects in the WVWD service area, including the 26 cumulative projects detailed in Section 3 of the DSEIR. Furthermore, future projects would be required to obtain service commitments from WVWD prior to construction, and those meeting the definition of a project pursuant to SB 610 would be required to prepare project specific WSAs. As such, cumulative impacts related to water would be less than significant.

As for wastewater, the IEUA RP-4 plan currently treats approximately 10 MGD of wastewater and was recently expanded to treat up to 14 MGD, resulting in an excess capacity of approximately four MGD. Planned, pending, and reasonably foreseeable development would continue to increase demands on the existing wastewater treatment and conveyance facilities in the RP-4 plant service area. However, the proposed Project would account for less than 13 percent of the remaining capacity at the RP-4. This percentage excludes the 26 planned and pending projects listed in Table 1334 188
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -46- 3-1 of Section 3 of the DSEIR. Furthermore, future projects would be required to obtain commitments from WVWD to provide wastewater treatment services prior to construction, which would be dependent on remaining treatment capacity at the RP-4 plant. Given that the Project would use a relatively small portion of the remaining capacity at the RP-4 plant and the facility’s recent expansion to accommodate up to 14 MGD of wastewater, cumulative impacts associated with wastewater services would be less than significant.

Regarding stormwater, individual projects would be subject to the stormwater capture and treatment requirements of the applicable MS4 Permit, reducing potential impacts to stormwater drainage facilities. Therefore, cumulative impacts to stormwater/drainage facilities would be less than significant.

Planned, pending, and reasonably foreseeable future development in the Mid-Valley Sanitary Landfill wasteshed would result in increased solid waste generation. Once operational, the Project would account for less than 0.1 percent of the Landfill’s annual throughput. In addition, compliance with applicable solid waste regulations and, for projects in Fontana, General Plan policies that would maintain or improve upon solid waste diversion rates. Other cities in the region are also subject to solid waste diversion requirements and implementation of waste diversion programs and policies in order to meet State-mandated solid waste diversion rates. Given the nominal fraction of annual throughput accounted for by the Project and local, regional, and statewide efforts to improve solid waste diversion rates, cumulative impacts to solid waste facilities would be less than significant.

Cumulative development projects would be subject to applicable local, regional, State, and federal policies regarding energy efficiency, in turn reducing the need for new or expanded electrical and natural gas facilities. As such, cumulative impacts would be less than significant.

Cumulative development would increase demand for telecommunications infrastructure in Fontana. However, cumulative projects would each be required to provide adequate telecommunications infrastructure upgrades on a project-by-project basis and would be subject to the appropriate level of project-specific environmental review. As with the project, such upgrades would typically be expected to occur within the development footprints of other cumulative projects. Therefore, cumulative impacts related to telecommunications infrastructure would be less than significant (DSEIR, pp. 4.15-19 to 4.15-22).
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16. Wildfire
a. Wildfire Risks from Slopes, Prevailing Winds, and Other Factors
Potential Significant Impact: If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, whether the Project, due to slope, prevailing winds, and other factors, would exacerbate wildfire risks and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

Findings: Potential impacts of the Project related to wildfire risks from slopes, prevailing winds, or other factors are discussed in detail in Section 4.16 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to wildfire risks from slopes, prevailing winds, or other factors and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project is located near areas designated as Very High Fire Hazard Severity Zones. The Project area is subject to Santa Ana winds, which are strong dry offshore winds that affect southern California in autumn and winter. Despite the potential for Santa Ana winds, the project site is relatively flat and its lack of topographical features (i.e., slopes) would help reduce risks related to wildfire spread and subsequent exposure of individuals to pollutant concentrations. Furthermore, the Project site’s proximity to Fire Station 79 and other stations with availability to quickly respond to potential fires would help reduce impacts associated with wildfire spread and subsequent exposure of individuals to pollutant concentrations. The site is also adjacent to I-15 to the west, which acts as a large fire break from properties on the western portion of the site. In addition, the proposed Project would be required to include the fire protection measures required by the California Building Code and Fire Code. Those measures include ignition-resistant construction with exterior walls of noncombustible or ignition resistant material from the surface of the ground to the roof system sealing any gaps around doors, windows, eaves, and vents to prevent intrusion by flame or embers. Development would also be required to meet California Building Code requirements, including CCR Title 24, Part 2, which includes specific requirements related to exterior wildfire exposure. Compliance with existing regulatory requirements for implementation of fire protection measures (e.g., ignition-resistant construction materials and measures) would further reduce impacts associated with wildfire spread and subsequent exposure of individuals to pollutant concentrations. Final project design would be 1336 190
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -48- subject to plan check by the FFPD to verify compliance with applicable fire prevention and protection requirements. Thus, no significant fire hazards are expected to be created on the Project site. Impacts would be less that significant. No mitigation is necessary (DSEIR, pp. 4.16-10 to

4.16-12).
b. Wildfire Risks from Project Infrastructure
Potential Significant Impact: If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, whether the Project would require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

Findings: Potential impacts of the Project related to wildfire risks from project infrastructure are discussed in detail in Section 4.16 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to wildfire risks from project infrastructure and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project is located near areas designated as Very High Fire Hazard Severity Zones. However, as part of project implementation, project-related infrastructure would be required to meet minimum California Building Code and California Fire Code standards for fire safety. The Project would improve vehicle circulation via the proposed realignment of Lytle Creek Road, which would run diagonally through the project area and offer improved internal connection from the primary roads to each of the individual planning areas.

The Project would be served by existing water infrastructure along Duncan Canyon Road and Citrus Avenue south of Duncan Canyon Road. The project would include installation of utility infrastructure; however, the project would be required to provide fire safety measures to support fire suppression activities, including compliance with State and local fire codes, a fire hydrant system, paved access, and secondary access routes. These features would be subject to review by the FFPD to ensure that emergency vehicles may respond quickly to potential occurrences of wildfire. In addition, the Project would not trigger the need for new or unique infrastructure to respond to a potential wildfire hazard, so no new impacts to the environment would occur from fire-related infrastructure. Therefore, the infrastructure associated with the Project would not 1337 191
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -49- exacerbate fire risk and impacts would be less than significant. No mitigation is necessary (DSEIR, pp. 4.16-12 to 4.16-13).
c. Exposure to Risks from Post-Fire Slope Instability and Flooding
Potential Significant Impact: If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, whether the Project would expose people or structures to significant risks, including downslopes or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes.

Findings: Potential impacts of the Project related to wildfire risks from post-fire slope instability and flooding are discussed in detail in Section 4.16 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts relating to wildfire risks from post-fire slope instability and flooding and, therefore, no mitigation is required.

Facts in Support of the Findings: The Project is located near areas designated as Very High Fire Hazard Severity Zones. The Project site is relatively flat and, as discussed in the Initial Study (Appendix A-2) and Section 4.6 of the DSEIR, the Project site is not located in a landslide hazard area and there are no landslide hazards in the vicinity. The site’s lack of topographical features (i.e., slopes) in conjunction with a minimal flood potential of the project area would reduce impacts associated with exposure of people or structures to risks, including flooding or landslides, from post-fire runoff and slope instability. Impacts would be less than significant.

Drainage on site would change with implementation of the proposed Project; however, BMPs would slow the velocity of water and allow sediment and debris to settle out of the water column, thereby minimizing the potential for downstream flooding, erosion/siltation, or exceedances of stormwater drainage system capacity. Impacts would be less than significant. No mitigation is necessary (DSEIR, p. 4.16-13).
d. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts relating to wildfire. 1338 192
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -50- Findings: Potential impacts of the Project related to cumulative impacts relating to wildfire are discussed in detail in Section 4.16 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts relating to wildfire and, therefore, no mitigation is required.

Facts in Support of the Findings: Development of cumulative projects occurring within fire hazard severity zones would be subject to compliance with the California Building Code and California Fire Code. Development occurring within the City would be subject to review by the City and FFPD to ensure cumulative development is designed to provide a minimum of fire safety and support fire suppression activities. The Project would not result in significant wildfire hazard impacts following conformance with the California Building Code, California Fire Code, Fontana Municipal Code, and other City and FFPD requirements. The proposed realignment of Lytle Creek Road would improve area circulation and better allow FFPD emergency access to the project area.

Therefore, the proposed Project would not contribute to a cumulatively significant impact (DSEIR, pp. 4.16-13 to 4.16-14).

B. ENVIRONMENTAL IMPACTS MITIGATED TO A LEVEL OF LESSTHAN-SIGNIFICANT Public Resources Code Section 21081 states that no public agency shall approve or carry out a project for which an EIR has been completed which identifies one or more significant effects unless the public agency makes one or more of the following findings:
(1) Changes or alterations have been required in, or incorporated into, the Project which mitigate or avoid the significant effects on the environment. (2) Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency. (3) Specific economic legal, social, technological, or other considerations make infeasible the mitigation measures or alternatives identified in the EIR, and overriding economic, legal, social, technological, or other benefits of the Project outweigh the significant effects on the environment.

Certain of the following issues from the environmental categories analyzed in the SEIR, including biological resources, cultural and tribal resources, geology and soils, hazards and 1339 193
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -51- hazardous materials, and noise, were found to be potentially significant, but can be mitigated to a less-than-significant level with the imposition of mitigation measures. This Council hereby finds pursuant to Public Resources Code Section 21081 that all potentially significant impacts listed below can and will be mitigated to below a level of significance by imposition of the mitigation measures in the SEIR; and that these mitigation measures are included as Conditions of Approval and set forth in the Mitigation Monitoring and Reporting Program (“MMRP”) adopted by this Council. Specific findings of this Council for each category of such impacts are set forth in detail below.

1. Biological Resources
a. Adverse Effects on Candidate, Sensitive, or Special Status Species
Potential Significant Impact: The SEIR evaluated and concluded that the Project has the potential to have a substantial adverse effect, either directly or through habitat modifications, on species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for the burrowing owl and nesting birds and raptors through removal of ground cover and habitat, and from construction during the breeding season:

BIO-1A Burrowing Owl Preconstruction Survey:

A burrowing owl pre-construction clearance survey shall be conducted prior to any ground disturbance or vegetation removal activities to ensure that burrowing owls remain absent from the project site. In accordance with the CDFW’s Staff Report on Burrowing Owl Mitigation (2012), two pre-construction clearance surveys shall be conducted 14- 30 days, and 24 hours prior to any ground disturbance or vegetation removal activities.

BIO-1B Burrowing Owl Avoidance Measures:

A burrowing owl survey shall be conducted no more than 30 days prior to the onset of construction to ensure avoidance of this species. If no occupied burrows are found, a report shall be submitted to the City and construction may begin without further actions. If owl burrows are found, a 300-foot buffer zone shall be established around each burrow with an active nest until the young have fledged and are able to exit the burrow. For occupied burrows without active nesting or active burrows after the young have fledged, passive relocation of the owls would be performed. This shall involve installation of a one-way door at the burrow 1340 194
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -52- entrance. The Burrowing Owl Survey Protocol and Mitigation Guidelines (California Burrowing Owl Consortium 1993) shall be utilized for current methods for passive relocation of any owls found during the survey. A qualified biologist shall conduct the relocation activities and provide construction monitoring during construction activities near the burrows.

BIO1-C Nesting Bird Avoidance:

All construction activities shall comply with the MBTA and CFGC Sections 3503, 3511 and 3513. The MBTA governs the taking and killing of migratory birds, their eggs, parts, and nests and prohibits the take of any migratory bird, their eggs, parts, and nests. Prior to issuance of grading permits, the following measures shall be implemented:
 To avoid disturbance of nesting and special-status bird species protected by the MBTA and California Fish and Game Commission, construction activities related to the project, including but not limited to, vegetation removal, ground disturbance, and construction and demolition shall occur outside of the bird breeding season (February 1 through August 31). If construction must begin during the breeding season, then a pre-construction nesting bird survey shall be conducted no more than 30 days prior to initiation of construction activities.

The nesting bird pre-construction survey shall be conducted on foot inside the project site disturbance areas. If an active avian nest is discovered during the pre-construction clearance survey, construction activities shall stay outside of a 300-foot buffer around the active nest. For listed and raptor species, this buffer shall be expanded to 500 feet.
 Inaccessible areas (e.g., private lands) shall be surveyed from afar using binoculars to the extent practical. The survey shall be conducted by a qualified biologist familiar with the identification of avian species known to occur in the valley/foothill areas of San Bernardino County. If nests are found, an appropriate avoidance buffer shall be determined by a qualified biologist and demarcated by a qualified biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. Effective buffer distances are highly variable and based on specific project stage, bird species, stage of nesting cycle, work type, and the tolerance of a particular bird pair. The buffer may be up to 500 feet in diameter, depending on the species of nesting bird found and the biologist’s observations.

Facts in Support of the Finding: The 2007 EIR determined that the Project site had a low potential to support burrowing owl. The most current field investigation found no burrowing owl or recent sign (i.e., pellets, feathers, castings, or whitewash) on the Project site. Although potentially suitable burrows for the owl are found onsite, the presence of larger raptors explains the absence of burrowing owl and owl sign. No bird or raptor nests were specifically identified during field reconnaissance; however, it is likely birds use the project site for nesting (generally from early February through late August), which could be impacted by construction activities 1341 195
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -53- associated with the Project. Vegetation within and surrounding the Project site has the potential to provide refuge cover from predators, perching sites, and foraging opportunities that could also be impacted by project implementation, though a variety of anthropogenic disturbances have eliminated the natural plant communities that once occurred onsite which has reduced potential foraging, coverage, and nesting/denning opportunities for special-status wildlife species.

Nonetheless, project implementation has potential to result in direct and indirect impacts to nesting birds, including year-round and seasonal avian residents, as well as migrating songbirds protected under the MBTA, if they nest on the project site and/or in the immediate vicinity during construction activities. Mitigation Measures BIO-1A through BIO-1C have been identified to reduce potential impacts to special-status species to less than significant levels by avoiding impacts to individual burrowing owl and nesting birds in accordance with the guidelines in the MBTA.

Impacts would be less than significant with implementation of mitigation (DSEIR, pp. 4.3-17 to

4.3-19).
b. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would incrementally affect biological resources.

Findings: Potential impacts of the Project related to cumulative biological resources are discussed in detail in Section 4.3 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts to biological resources.

Facts in Support of the Findings: In conjunction with other planned and pending projects in the Project site vicinity, the Project would cumulatively increase the potential to impact biological resources. Potential impacts of the Project would be reduced to a less-than-significant level due to implementation of Mitigation Measures BIO-1A, BIO-1B, and BIO-1C, which would address potential impacts to migratory and nesting birds, in addition to burrowing owls. Compliance with CEQA requirements by individual projects, including the implementation of recommendations provided in project-specific biological resources studies, on all new development would ensure that the project would not be cumulatively significant. Furthermore, all projects are required to comply with the North Fontana Conservation Program. Therefore, cumulative impacts related to biological resources would be less than significant (DSEIR, pp. 4.3-22 to 4.3-23). 1342 196
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2. Cultural Resources and Tribal Cultural Resources
a. Archaeological Resources
Potential Significant Impact: The SEIR evaluated and concluded that the Project could cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for archaeological resources:

CUL-2A Archaeological Resources:
a. The City shall designate a qualified archaeologist to monitor all project-related ground disturbing activities. Archaeological monitoring shall be performed under the guidance and direction of a Project Archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for archeology (National Park Service 1983). A Native American monitor from the consulting tribes (those tribes that have consulted on the project under AB 52) shall also be retained to monitor ground disturbing activities. Upon discovery of any tribal cultural or archaeological resources, all construction activities in the immediate vicinity (50 feet) of the find shall cease until the find can be assessed. All tribal cultural and archaeological resources unearthed by project construction activities shall be evaluated by the qualified archaeologist and tribal monitor/consultant from a consulting tribe. If the resources are Native American in origin, interested Tribes (as a result of correspondence with area Tribes) shall coordinate with the landowner regarding treatment (including evaluations for CRHR listing) and curation of these resources. Work may continue on other parts of the project while evaluation takes place. b. Monitors shall have the authority to halt and redirect work should any archaeological resources be identified during monitoring. If archaeological resources are encountered during ground-disturbing activities, work in the immediate area must halt and the find evaluated for listing in the California Register of Historic Resources (CRHR). Construction monitoring may be reduced or halted at the discretion of the Project Archaeologist, in consultation with the lead agency, as warranted by conditions that include, but are not limited to encountering bedrock, non-native sediments (infill), or negative findings. Should archaeological spot-checking be recommended by the Project Archaeologist, it will only occur in areas of new construction, where ground disturbance will extend to depths not previously reached (unless those depths are within bedrock). Upon completion of project related ground disturbance and monitoring efforts, a monitoring report should be submitted to the City for review and approval. The final report should be transmitted to the SouthCentral Coastal Information Center housed at California State University, Fullerton.
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -55- c. Preservation in place shall be the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavation to remove the resource from its current location for reburial elsewhere on the project site. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be reburied on the project site.

CUL-2B Workers’ Environmental Awareness Program:

A qualified archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualifications Standards for archeology (National Park Service [NPS] 1983) shall conduct worker environmental awareness program (WEAP) training, prior to the commencement of any ground-disturbing activities. The sensitivity training shall include a description of the types of cultural material that may be encountered, cultural sensitivity issues, the regulatory environment, and the proper protocol for treatment and disposition of cultural materials in the event of a find. The training shall be required for all earthmoving construction personnel and a sign-in-sheet shall also be required.

Facts in Support of the Finding: The 2007 EIR, indicated several archaeological resources were recorded in the Project vicinity, but none were found on the project site. Similarly, the recent records search and pedestrian survey did not identify any archaeological resources within the Project site. However, the surveyors noted poor surface visibility based on heavy disturbance throughout the project site in the form of three to four inches of plowing and disking, several large modern trash dumps, and dense vegetation. Due to the poor visibility on site, the potential for subsurface archaeological resources cannot be ruled out, and the Project site is considered to have a moderate sensitivity for archaeological cultural resources. Therefore, the Project has the potentially to adversely affect subsurface archeological resources, if present. Implementation of Mitigation Measures CUL-2A and CUL-2B would reduce potential impacts to archaeological resource to a less than significant (DSEIR, pp. 4.4-18 to 4.4-20). b. Tribal Cultural Resources
Potential Significant Impact: The SEIR evaluated and concluded that the Project could cause a substantial adverse change in the significance of a tribal cultural resource, as defined in PRC Section 21074, that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources, as defined in PRC Section 5020.1(k), or that the Project could cause a substantial adverse change in the significance of a tribal cultural resource, as defined in PRC Section 21074, that is a resource determined by the lead agency, in its discretion and 1344 198
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -56- supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of PRC Section 5024.1.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for tribal cultural resources: CUL-2A and CUL-2B, above.

Facts in Support of the Finding: No tribal cultural resources have been identified at the Project site. However, construction of the project would involve ground-disturbing activities, including grading and excavation, which have the potential to impact unknown subsurface tribal cultural resources. Therefore, impacts to tribal cultural resources would be potentially significant.

Per AB 52 consultation, the San Manuel Band of Mission Indians and the Gabrieleno Band of Mission Indians – Kizh Nation have identified that the site is within ancestral territory with proximity to known tribal cultural resources. On March 15, 2022, the City of Fontana met with the Chairperson of the Gabrieleno Band of Mission Indians – Kizh Nation to discuss the Project. In this meeting, the Kizh Nation provided proposed mitigation measures to reduce potential impacts to tribal cultural resources. Mitigation Measures CUL-2A and CUL-2B are modeled after the measures provided by the Kizh Nation. Given that multiple tribes requested consultation under AB 52, the mitigation developed allows for inclusion of all consulting tribes. In response to comments on the DSEIR by the San Manuel Band of Mission Indians, the FSEIR concludes that Mitigation Measures CUL-2A and CUL-2B are more conservative/protective of tribal cultural resources than the language suggested by the commenting tribe. (FEIR, p. 13.) Implementation of Mitigation Measures CUL-2A and CUL-2B would therefore reduce potential impacts to cultural resources and tribal cultural resources to less than significant (DSEIR, pp. 4.4-21 to 4.4-22). c. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would incrementally affect cultural resources.

Findings: Potential impacts of the Project related to cumulative cultural resources are discussed in detail in Section 4.4 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts to cultural resources.

Facts in Support of the Findings: The Project, in conjunction with other planned and pending projects in the project site vicinity, would cumulatively increase the potential to encounter 1345 199
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -57- sensitive cultural, archaeological, and tribal cultural resources and human remains. In the event that cultural, archaeological, tribal cultural resources, and/or human remains are discovered, each individual project would be required to comply with the applicable regulatory requirements and mitigate any potential impacts to resources on the individual project site. Potential impacts of the Project would be reduced to a less-than-significant level due to implementation of Mitigation Measures CUL-2A and 2B, which would protect cultural, archaeological, and tribal cultural resources and human remains. Compliance with CEQA requirements, including the implementation of recommendations provided in project-specific cultural resource studies, on all new development would ensure that the project would not be cumulatively significant. In the event that tribal cultural resources are discovered, each individual project would be required to comply with the applicable regulatory requirements and the consultation requirements of AB 52, and if applicable SB 18, to determine and mitigate any potential impacts to tribal cultural resources.

Therefore, cumulative impacts to cultural and tribal cultural resources would be less than significant (DSEIR, pp. 4.4-22 to 4.4-23).

3. Geology and Soils
a. Expansive Soils
Potential Significant Impact: The SEIR evaluated and concluded that the Project is underlain by soils possessing moderate collapse potential and low expansive potential.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for expansive or collapsible soils:

GEO-2 Implement Engineering Recommendations:

Final design for each planning area shall incorporate engineering recommendations based on site specific soil investigations, and shall consider collapsible soils, protection from corrosive soils, and other applicable soil conditions. More specifically, final design shall incorporate recommendations from the Preliminary Geological Investigation Approximately 81.1-Acre Site Duncan Canyon, City of Fontana California, prepared by Converse Consultants in September 2005, or subsequent analysis.

Facts in Support of the Finding: Soil borings at the site determined that the on-site soils are not expansive but have moderate collapse potential. In addition, they have negligible sulfate exposure to concrete and are moderately corrosive to ferrous metals. Thus, the site has onsite soil characteristics which warrant consideration for collapse potential and corrosivity. Site 1346 200
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -58- characteristics including on-site soils, the expansion, compaction, moisture content, and other geologic properties of the site need to be considered in the design of structures and infrastructure, to ensure that the structural integrity of on-site buildings and infrastructures is not compromised.

The geotechnical investigation included in the 2007 EIR provides structural design and construction recommendations for earthwork, foundation design, and other necessary geologic and seismic considerations that would need to be considered in design and implemented for building construction. In addition, the Project would comply with design requirements in the UBC, which would minimize risks to life and property related to soil characteristics. Mitigation Measure GEO-2 allows for the consideration of additional geotechnical and/or engineering analysis based on the specific design for each planning area. Impacts would be less than significant with mitigation incorporated (DSEIR, pp. 4.6-9 to 4.6-10).
b. Unique Paleontological Resources and Sites or Unique Geologic Features
Potential Significant Impact: The SEIR evaluated and concluded that the Project could have a significant adverse effect on a paleontological resource or site or unique geologic feature.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for unique paleontological resources or sites or unique geologic features:

GEO-3 Paleontological Monitoring:

Monitoring shall be conducted for excavation activities extending to estimated depths of eight feet or more below the existing ground surface. If required, the palaeontologic monitor shall be equipped to salvage fossils as they are unearthed to avoid construction delays and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. Monitors are empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface, or if present, are determined upon exposure and examination by qualified palaeontologic personnel to have low potential to contain fossil resources. Also, the following measures shall be made during the monitoring of excavation activities on undisturbed subsurface Pleistocene sediments.  During monitoring, preparation of recovered specimens to a point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates should occur.  During monitoring, identification and curation of specimens into a museum repository with permanent retrievable storage should occur. The paleontologist 1347 201
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -59- must have a written repository agreement in hand prior to the initiation of mitigation activities.
 During monitoring, preparation of a report of findings with an itemized inventory of specimens should occur. The report and inventory, when submitted to the City of Fontana (as the Lead Agency), will signify completion of the program to mitigate impacts to paleontological resources.

Facts in Support of the Finding: The 2007 EIR determined that no paleontological resources have been identified in the city or the Project site based on the General Plan. However, grounddisturbing activities during project construction may impact previously unknown paleontological resources that may be present below the Project site surface. Therefore, disturbance of potential paleontological resources may occur during ground-disturbing activities at depths beyond eight feet below ground surface. A significant impact on paleontological resources could result if an inadvertent discovery is made during ground-disturbing activities associated with construction of the Project. Mitigation Measure GEO-3 is recommended to reduce potential impacts on paleontological resources to less than significant levels (DSEIR, pp. 4.6-10 to 4.6-11). c. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would incrementally affect geologic resources and soils.

Findings: Potential impacts of the Project related to cumulative geology and soils are discussed in detail in Section 4.6 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts relating to geology and soils.

Facts in Support of the Findings: The Project, in conjunction with other planned and pending projects in the Project site vicinity, would cumulatively increase the potential to encounter geologic phenomena (faults, seismic ground shaking, landslides, etc.), similar soil conditions, and paleontological resources. Each individual project would be required to investigate and address the site specific geologic and soil conditions in conjunction with engineering recommendations incorporated into the final design, consistent with CBC requirements. Similarly, in the event that paleontological resources are discovered, each individual project would be required to comply with the applicable regulatory requirements and mitigate any potential impacts to resources on the individual project site. Compliance with CEQA requirements, including the implementation of 1348 202
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -60- recommendations provided in project-specific resource studies, on all new development, would reduce impacts at a project level, and in-turn avoid significant impacts on a cumulative basis.

Potential impacts of the Project would be reduced to a less-than-significant level due to implementation of Mitigation Measures GEO-2 and GEO-3. The site-specific soil characteristics of the project site will be considered in the engineering requirements and the final design for each planning area. Therefore, the Project would not make a cumulatively considerable contribution to a significant cumulative impact (DSEIR, pp. 4.6-11 to 4.6-12).

4. Hazards and Hazardous Materials
a. Release of Hazardous Materials
Potential Significant Impact: The SEIR evaluated and concluded that the Project could create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for hazards resulting from the release of hazardous materials into the environment:

HAZ-1A Soil Sampling – Phase II ESA:

Prior to the start of construction (demolition or grading), the project applicant will retain a qualified environmental consultant, California Professional Geologist (PG) or California Professional Engineer (PE), to prepare a Phase II ESA of the project site that will be developed, to determine whether the soil has been impacted at concentrations exceeding regulatory screening levels for residential/commercial land uses. The Phase II ESA will be completed prior to construction and will be focused on the former agricultural use of the property (all Planning Areas), potential presence of aerially deposited lead (Planning Areas 3, 4, 5b, and 6), and the onsite presence of undocumented soil piles/trash (Planning Areas 4 and 6).

As part of the Phase II ESA, the qualified environmental consultant will screen the analytical results against the San Francisco Regional Water Quality Control Board environmental screening levels (ESL). These ESLs are risk-based screening levels for direct exposure of a construction worker under various depth and land use scenarios. The lead agency will review and approve the Phase II ESA prior to demolition and grading (construction).

If the Phase II ESA for the development site indicates that contaminants are detected in the subsurface at the project site, the project applicant will take appropriate steps to protect site workers and the public. This may include the preparation of a Soil Management Plan for Impacted Soils (see Mitigation Measure 1349 203
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -61- HAZ-1B) prior to project construction.

If the Phase II ESA for the contaminant site indicates that contaminants are present at concentrations exceeding hazardous waste screening thresholds for contaminants in soil and/or groundwater (California Code of Regulations [CCR] Title 22, Section 66261.24 Characteristics of Toxicity), the project applicant will take appropriate steps to protect site workers and the public. This may include the completion of remediation (see Mitigation Measure HAZ-1C) at the proposed project prior to onsite construction.

HAZ-1B Soil Management Plan for Impacting Soils:

If impacted soils or other impacted wastes are present at the project site, the project applicant will retain a qualified environmental consultant (PG or PE), to prepare a Soil Management Plan (SMP) prior to construction. The SMP, or equivalent document, will be prepared to address onsite handling and management of impacted soils or other impacted wastes, and reduce hazards to construction workers and offsite receptors during construction. The plan must establish remedial measures and/or soil management practices to ensure construction worker safety, the health of future workers and visitors, and the off-site migration of contaminants from the site. These measures and practices may include, but are not limited to:
 Stockpile management including stormwater pollution prevention and the installation of BMPs
 Proper disposal procedures of contaminated materials
 Monitoring and reporting
 A health and safety plan for contractors working at the site that addresses the safety and health hazards of each phase of site construction activities with the requirements and procedures for employee protection
 The health and safety plan will also outline proper soil handling procedures and health and safety requirements to minimize worker and public exposure to hazardous materials during construction.

The lead agency will review and approve the development site Soil Management Plan for Impacted Soils prior to demolition and grading (construction).

HAZ-1C Remediation:

If soil present within the construction envelope at the development site contains chemicals at concentrations exceeding hazardous waste screening thresholds for contaminants in soil (California Code of Regulations [CCR] Title 22, Section 66261.24), the project applicant will retain a qualified environmental consultant (PG or PE), to conduct additional analytical testing and recommend soil disposal recommendations, or consider other remedial engineering controls, as necessary.

The qualified environmental consultant will utilize the development site analytical results for waste characterization purposes prior to offsite transportation or disposal of potentially impacted soils or other impacted wastes. The qualified 1350 204
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -62- environmental consultant will provide disposal recommendations and arrange for proper disposal of the waste soils or other impacted wastes (as necessary), and/or provide recommendations for remedial engineering controls, if appropriate.

The project applicant will review and approve the disposal recommendations prior to transportation of waste soils offsite, and review and approve remedial engineering controls, prior to construction.

Remediation of impacted soils and/or implementation of remedial engineering controls, may require additional delineation of impacts; additional analytical testing per landfill or recycling facility requirements; soil excavation; and offsite disposal or recycling.

The lead agency will review and approve the development site disposal recommendations prior to transportation of waste soils offsite and review and approve remedial engineering controls, prior to construction.

Facts in Support of the Finding: The previous 2007 EIR determined that construction activities associated with the development of the Project site would involve the use of hazardous materials for construction. The transportation of hazardous materials on area roadways is regulated by the California Highway Patrol (CHP), U.S. Department of Transportation (Hazardous Materials Transportation Act) and Caltrans, and use of these materials is regulated by the DTSC (22 Cal.

Code Regs. Section 66001, et seq.). All existing and future projects on the project site would be required to comply with federal, State, and local regulations regarding the handling, transportation, disposal, and cleanup of hazardous materials. Nonetheless, impacts associated with worker exposure and environmental release of pesticides, arsenic, hydrocarbons, ADLs or other hazardous chemicals would be potentially significant. Mitigation Measure HAZ-1A through HAZ-1C would safeguard construction workers from residual pesticides, arsenic, ADLs, or other hazardous chemicals found on the project site. Mitigation Measure HAZ-1A requires a soil investigation for agricultural residue (pesticides, arsenic, etc.). Mitigation Measures HAZ-1B and HAZ-1C would reduce impacts associated with on-site hazards by implementing an SMP to reduce exposure to impacted soil, and would require proper assessment and disposal of trash and soil piles. Impacts would be less than significant with the implementation of mitigation (DSEIR, pp. 4.8-14 to 4.8- 17).
b. Hazardous Emissions in Proximity to Schools
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -63- Potential Significant Impact: The SEIR evaluated and concluded that the Project could emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for hazards resulting from the emission or handling of hazardous materials with proximity to schools: HAZ-1A and HAZ-1B, above.

Facts in Support of the Finding: There is one school located in close proximity to the Project site, Falcon Ridge Elementary School, which is located approximately 0.25 mile to the south of the site. The 2007 EIR determined that construction activities associated with the development under the existing Specific Plan would involve the use of hazardous materials for construction.

However, compliance with relevant federal, state, and local regulations, including standard conditions, on the Project site would preclude the creation of hazards to on-site users and adjacent areas and reduce impacts to a less than significant level.

As described under Impact HAZ-1 in the DSEIR, the Project site generally consists of undeveloped, vacant land. The site has been previously developed with agricultural and residential structures, but subsequently cleared and disturbed. Project construction would involve the removal and transport of potentially contaminated soils during grading and excavation activities.

Implementation of Mitigation Measures HAZ-1A and HAZ-1B would ensure that contaminated soils present on the project site are investigated, remediated, and handled according to applicable State and federal requirements. Therefore, Project construction would result in less than significant impacts with mitigation.

Project operation would include residential and commercial uses, which would not involve the use or storage of significant quantities of hazardous materials. Compliance with the procedures and guidelines described in Section 4.8.2 of the DSEIR regarding the handling of such materials throughout Project operation would ensure that operation of the Project would not create a significant hazard to Falcon Ridge Elementary School. Therefore, with compliance with existing regulations, Project operational impacts would be less than significant (DSEIR, pp. 4.8-18 to 4.8- 19).
c. Cumulative Impacts
1352 206
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -64- Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would cumulatively increase the risk of hazardous materials and exposure to hazardous materials.

Findings: Potential impacts of the Project related to cumulative hazardous materials impacts are discussed in detail in Section 4.8 of the DEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant impacts related to cumulative hazardous materials.

Facts in Support of the Findings: The Project, in conjunction with other planned and pending projects in the project site vicinity, would cumulatively increase the potential for exposure of people to hazards and hazardous materials when considering the potential for these hazards to be present at other development sites. In the event that hazardous materials are utilized or encountered, each individual project would be required to comply with the applicable regulatory requirements and mitigate any potential impacts to resources on the individual project site.

Potential impacts of the Project would be reduced to a less-than-significant level due to implementation of Mitigation Measures HAZ-1A, HAZ-1B, and HAZ-1C. Compliance with CEQA requirements, including the implementation of recommendations provided in projectspecific hazardous materials technical studies, on all new development would ensure that the project would not be cumulatively significant. Therefore, cumulative impacts related to hazardous materials would be less than significant (DSEIR, pp. 4.8-21 to 4.8-22).

5. Noise
a. Permanent Increase in Ambient Noise Levels from New
Vehicle Trips
Potential Significant Impact: The SEIR evaluated and concluded that the Project could generate a substantial permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies relating to new vehicle trips.

Findings: Implementation of the following mitigation measures will reduce the potential adverse impacts to less than significant for hazards resulting from the permanent increase in ambient noise levels from new vehicle trips:
1353 207
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -65- N-3 Exterior-to-Interior Noise Analysis:

For residential units where exterior noise levels exceed 65 dBA CNEL, the project applicant shall coordinate with the project architects and other contractors to ensure compliance with the 45 dBA CNEL interior noise level standard. This shall be achieved through additional exterior-to-interior noise analysis and incorporation of noise attenuation features once specific building plan information is available. The information in the analysis shall include wall heights and lengths, room volumes, window and door tables typical for a building plan, as well as information on other openings in the building shell. With this specific building plan information, the analysis shall determine the predicted interior noise levels at the planned on-site buildings. If predicted noise levels are found to be in excess of the applicable limit, the report shall identify architectural materials or techniques that could be included to reduce noise levels to the applicable limit. The project applicant shall comply with mitigation measures included in the interior noise report to reduce interior noise levels where applicable noise limits are exceeded.

Facts in Support of the Finding: The Project would generate new vehicle trips that would increase noise levels on nearby roadways. However, impacts relating to off-site traffic noise would be less than significant because such project-generated traffic noise level increases would range from 1dBa CNEL to 4 dBa CNEL.

For on-site traffic noise, noise levels up to 65 dBa CNEL are considered compatible with exterior noise criteria for land use compatibility provided in the City’s General Plan Noise and Safety Chapter. Pool areas for the Project’s multi-family residential uses would be exposed to traffic noise levels below 65 dBa CNEL, and would thus not conflict with the City’s compatibility standards.

Similarly, the commercial component of the Specific Plan would not be subject to noise levels in conflict with the City’s compatibility standards. However, the façades of certain residential Planning Area components would be subject to noise levels greater than 65 dBa CNEL. Due to estimated exterior noise levels at the Project’s building façades, interior noise levels may exceed 45 dBA CNEL. The FHWA’s guidelines indicate that modern building construction generally provides an exterior-to-interior noise level reduction of 20 to 35 dBA with closed windows. Based on a noise exposure level of up to 75 dBA CNEL and a noise attenuation of 20 dBA, the interior noise levels would be up to 55 dBA CNEL. Therefore, where building façade noise levels would exceed 65 dBA CNEL (i.e., residential units adjacent to I-15 and Duncan Canyon Road), interior noise levels for the Project would not comply with the City’s interior noise standard of 45 dBA CNEL for residential uses. However, by incorporating Mitigation Measure N-3, impacts would be less than significant with implementation of mitigation (DSEIR, pp. 4.11-15 to 4.11-23). 1354 208
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -66- b. Cumulative Impacts
Potential Significant Impact: Whether the Project in connection with past, current, and probable future projects would have significant cumulative impacts on noise.

Findings: Potential impacts of the Project related to cumulative noise impacts are discussed in detail in Section 4.11 of the DSEIR. Based on the entire record before us, this Council finds that development of the Project will not result in significant cumulative impacts upon noise.

Facts in Support of the Findings: All development in the city would be required to comply with the construction hours permitted by the Section 18-63(b)(7) of the Fontana Municipal Code. In addition, construction noise attenuates greatly with distance, and unless construction of cumulative projects occurs near each other and simultaneously, noise and vibration from individual construction projects have a low chance of combining to create significant cumulative impacts.

Therefore, the proposed Project would not contribute considerably to temporary cumulative construction noise and vibration impacts.

Cumulative operational noise impacts would consist of combined operational noise of the proposed Project in conjunction with planned projects in the vicinity. On-site operational noise generated by the project would not exceed the City’s noise standards and impacts would be less than significant. While on-site development (particularly residential units adjacent to I-15 and Duncan Canyon Road) may be subject to interior noise levels in excess of the City’s interior noise standard of 45 dBA for residential uses, such noise impacts would be less than significant with implementation of Mitigation Measure N-1. Therefore, the proposed project would not contribute considerably to cumulative noise increases in the project vicinity above ambient noise levels (DSEIR, p. 4.11-24).

C. ENVIRONMENTAL IMPACTS NOT FULLY MITIGATED TO A LEVEL

OF LESS-THAN-SIGNIFICANT
The Fontana City Council finds the following environmental impacts identified in the SEIR remain significant even after application of all feasible mitigation measures: air quality (individually and cumulatively). In accordance with CEQA Guidelines Section 15092(b)(2), the City Council of the City of Fontana cannot approve the Project unless it first finds (1) under Public Resources Code Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3), that specific economic, legal, social, technological, or other considerations, including provisions for new 1355 209
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -67- employment opportunities and services, make infeasible the mitigation measures or Project alternatives identified in the SEIR; and (2) under CEQA Guidelines section 15092(b), that the remaining significant effects are acceptable due to overriding concerns described in the CEQA Guidelines Section 15093 and, therefore, a statement of overriding considerations is included herein.

1. Air Quality
a. Operational Emissions
Significant Unavoidable Impact: The EIR evaluated and concluded that the Project has the potential to result in a cumulatively considerable net increase of an criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard.

Finding: Based on the entire record before us, this Council finds that this impact is potentially significant but will be reduced to the extent feasible through mitigation measures. The Council finds that Mitigation Measure AQ-2 is incorporated into the MMRP for the Project, and will be implemented as specified therein. However, the Council finds that even with application of these mitigation measures, air quality impacts are considered significant and unavoidable.

AQ-2 Transportation Control Measures:

The proposed project shall implement transportation control measures (TCMs) to reduce vehicular emissions to and from the site, which may include the following:
 Ridesharing Programs
o Area-wide Carpooling and Vanpooling – The developer/building managers shall provide information brochures on carpooling and vanpooling.
o Modified Work Schedules – The developer/building managers shall encourage commercial and office tenants to allow modified work schedules for employees.
o Park and Ride Facilities – The developer/building managers shall accommodate the parking of vehicles to promote carpooling and vanpooling. Areas for future bus stops shall be reserved, where feasible.  Parking Management
o Off-street Parking Controls – Measures to discourage single-occupant vehicles shall be implemented through parking controls. 1356 210
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -68- o Parking Management Programs – Measures to discourage singleoccupant vehicles (SOV) shall be implemented.  Non-Motorized Strategies
o Bicycle Lanes and Storage Facilities – Bicycle paths and bike racks shall be provided on-site.
o Pedestrian Improvements – Sidewalks and pedestrian walkways shall be provided throughout the site.
 Telecommunications
o Adequate system connections in all homes – Telecommunication systems shall be provided in residential villages.
o Wi-Fi “hot-spots” within the Community – High-speed wireless local area network shall be provided at select locations on-site.
o The developer shall incorporate the TCMs above to facilitate the option to select a non- SOV transportation option.

Facts in Support of the Finding: Table 4.2-7 of the DSEIR summarizes the estimated maximum daily emissions of pollutants associated with construction of the proposed project and concludes that VOC, NOX, CO, SOx, PM10, and PM2.5 emissions would not exceed SCAQMD regional thresholds or LSTs. Because air pollutant emissions generated by Project construction would not exceed SCAQMD’s regional significance thresholds or LSTs, Project construction would not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is in non-attainment.

However, mobile emissions from operation of the Specific Plan Amendment at full buildout would potentially exceed SCAQMD regional thresholds even with mitigation, which was an impact already identified in the 2007 EIR from operation of the existing Specific Plan. Table 4.2-9 in the DSEIR shows that the VOC and NOx emissions from the full buildout of the Specific Plan Amendment would be 104 and 58 pounds per day, respectively. The VOC and NOx emissions would exceed the SCAQMD regional threshold of 55 pounds per day for VOC and NOx. The exceedance is primarily due to operational emissions from mobile sources, similar to the operational emissions disclosed in the 2007 EIR. Therefore, operational air quality impacts from the project would be potentially significant.

While incorporation of Mitigation Measure AQ-2 would reduce impacts associated with mobile operational air quality emissions, the exact amount of VOC and NOx emissions that would be reduced cannot be quantified at the plan level since the measures would be implemented by 1357 211
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -69- individual development. Therefore, similar to the impact identified in the 2007 EIR, buildout of the Specific Plan Amendment would potentially exceed SCAQMD regional thresholds even with mitigation. Furthermore, project design features and mitigation are not available that would feasibly reduce impacts from operational VOC and NOx emissions to a less-than-significant level.

Therefore, impacts from operational emissions would be significant and unavoidable (DSEIR, pp.

4.2-14 to 4.2-21).
b. Cumulative Impacts
Significant Unavoidable Impact: The SEIR evaluated and concluded that the Project could potentially result in a cumulatively considerable net increase of criteria pollutants for which the Project region is non-attainment under an applicable federal or state ambient air quality standard.

Finding: Based on the entire record before us, this Council finds that this impact is potentially significant and, even with mitigation, would remain significant and unavoidable in the cumulative scenario.

Facts in Support of the Finding: The cumulative context for air quality is regional. The Project would contribute PM and the ozone precursors, VOC and NOx, to the area during construction and operation. Regional emissions during construction would not exceed SCAQMD thresholds, would not contribute substantially to an existing or projected air quality violation, and would not be potentially significant. Therefore, the proposed Specific Plan Amendment would not have a significant and unavoidable cumulatively considerable contribution of VOC, NOx, CO, SOx, PM10, or PM2.5 from construction emissions.

However, VOC and NOx emissions from operation of the full buildout of the Project would exceed the SCAQMD thresholds due to mobile emissions. Compliance with Mitigation Measure AQ-2 would help reduce the Project’s contribution to a potential cumulative impact by requiring implementation of transportation control measures; however, the exact reduction of emissions cannot be quantified at the plan level. Therefore, even with mitigation, this impact would remain significant and unavoidable in the cumulative scenario. The proposed Project would have a significant and unavoidable cumulatively considerable contribution of VOC and NOx, from operational emissions.
1358 212
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -70- The Project would not have a significant impact from CO hotspots or construction or operational emissions of TACs. In addition, the land uses proposed as part of the Project would not be associated with odor-generation. Therefore, while cumulative impacts associated with exposure of sensitive receptors to substantial pollutant concentrations or odors may be potentially significant, the proposed Project’s contribution to such impacts would not be cumulatively considerable. In addition, the Project site is not located near existing or planned projects that would generate TAC or odor emissions affecting a substantial number of people. Therefore, no cumulative TAC or odor emissions impacts would occur (DSEIR, pp. 4.2-24 to 4.2-25).

D. ADEQUACY OF THE RANGE OF PROJECT ALTERNATIVES
The DSEIR analyzed two alternatives to the Project as proposed and evaluated these alternatives for their ability to meet the Project’s objectives as described in Section II(B) above.

CEQA requires the evaluation of a “No Project Alternative” to assess a maximum net change in the environment as a result of implementation of the Project. The No Project/Existing Specific Plan Alternative makes a reasoned assessment as to the future development of the subject site should the Project under consideration not be developed. The reduced intensity alternative, on the other hand, involves changes to the Project that may reduce the project-related environmental impacts identified in the DSEIR. Alternatives have been developed to provide a reasonable range of options to consider that would help decision-makers and the public understand the general implications of revising or eliminating certain components of the proposed Project.

1. Alternative 1 – No Project/Existing Specific Plan Alternative Description: The No Project/Existing Specific Plan Alternative assumes that the proposed Project would not be implemented, and the Project site would be developed under the existing Specific Plan. Under the existing Specific Plan, on-site development would consist of 842 housing units and 574,500 square feet of total commercial area rather than 1,671 units and 476,500 square feet under the proposed Project. The existing Specific Plan would consist of retail commercial, office, hotel, restaurant, and research and development uses on the central section and northwestern boundary and residential uses on the southwestern and eastern sections of the site. Many of the same features from the proposed Project would remain under the existing Specific Plan, including residential villages, a focal point piazza, a campanile tower, and the construction of Lytle Creek Road through the Project site.
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -71- Impacts: Under the No Project/Existing Specific Plan Alternative, some impacts would be equivalent to those of the proposed Project, including impacts relating to aesthetics, biological resources, cultural and tribal resources, geology and soils, hazards and hazardous materials, and wildfire. However, because development under Alternative 1 would reduce overall density within the Project site by contributing 1,891 fewer persons to the service population and resulting in 829 fewer housing units, some impacts would be incrementally lessened commensurate with the reduction in density. These impacts include those relating to air quality emissions, energy use, GHG emissions, demand for water, land use and planning, noise, population, demand for public services, transportation, and utilities and service systems. The one significant impact identified for the Project that cannot be fully reduced to less than significant even with implementation of mitigation (i.e., operational mobile source emissions resulting in an increase of VOC and NOx emissions) would remain significant under Alternative 1.

Objectives: Alternative 1 would meet most Project Objectives, specifically Objectives 2 through

12. However, Alternative 1 would not fulfill Objective 1 to the same extent as the proposed Project, which would contribute 1,671 units to the City’s housing goal and RHNA of 17,519 units allocated to the City by SCAG.

Findings: Under the No Project/Existing Specific Plan Alternative, development of 842 housing units and 574,500 square feet of total commercial area would be realized rather than 1,671 units and 476,500 square feet under the proposed Project. The City Council hereby finds that the No Project/Existing Specific Plan Alternative would reduce impacts of the Project related to air quality emissions, energy use, GHG emissions, demand for water, land use and planning, noise, population, demand for public services, transportation, and utilities and service systems. However, this Alternative would not eliminate the significant and unavoidable impacts relating to operational air quality emissions from mobile sources (i.e., Impact AQ-2). This Alternative would also meet some of the Project Objectives, but not to the same extent as the Project. The City Council hereby rejects the No Project/Existing Specific Plan Alternative.

2. Alternative 2 – Reduced Density
Description: The Reduced Density Alternative would include the development of 476,500 square feet of commercial uses, dwelling units in three separate residential villages with accompanying amenities, a focal point piazza (public square), and the realignment of Lytle Creek Road, on an 1360 214
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -72- approximately 102-acre site. Alternative 2 would have the same footprint and location as the proposed Project. However, Alternative 2 would include 1,257 residential units (rather than 1,671 residential units under the proposed project). Alternative 2 would involve an approximately 25 percent reduction in units when compared to the proposed Project. Alternative 2 would be otherwise consistent with the proposed Project.

Impacts: Under the Reduced Density Alternative, some impacts would be equivalent to those of the proposed Project, including impacts relating to aesthetics, biological resources, cultural and tribal resources, geology and soils, hazards and hazardous materials, land use and planning, and wildfire. However, because development under Alternative 2 would reduce overall density within the Project site by developing approximately 25 percent fewer housing units, some impacts would be incrementally lessened commensurate with the reduction in density. These impacts include those relating to air quality emissions, energy use, GHG emissions, demand for water, noise, population, demand for public services, transportation, and utilities and service systems. The one significant impact identified for the Project that cannot be fully reduced to less than significant even with implementation of mitigation (i.e., operational mobile source emissions resulting in an increase of VOC and NOx emissions; Impact AQ-2) would remain significant under Alternative

2. Objectives: Alternative 2 would meet most Project Objectives, particularly Objectives 2 through

12. However, Alternative 2 would not fulfill Objective 1 to the same extent as the proposed Project, which would contribute 1,671 units to the City’s housing goal and RHNA of 17,519 units allocated to the City by SCAG.

Findings: Under the Reduced Density Alternative, development would have the same footprint and location as the proposed Project, but would include only 1,257 residential units rather than 1,671 residential units under the proposed Project. Alternative 2 would thus involve an approximately 25 percent reduction in units when compared to the proposed Project. The City Council hereby finds that the Reduced Density Alternative would reduce impacts of the Project related to air quality emissions, energy use, GHG emissions, demand for water, noise, population, demand for public services, transportation, and utilities and service systems. However, this Alternative would not eliminate the significant and unavoidable impacts relating to operational air quality emissions from mobile sources (i.e., Impact AQ-2). This Alternative would also meet some 1361 215
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3. Alternatives Considered and Rejected
Additional alternatives were considered as part of the DSEIR’s Alternatives Analysis (DSEIR, pp. 6-13 to 6-14). The following provides discussion of the two development scenarios that were considered and rejected as potential alternatives to implementation of the Project based on Section 15126.6 of the CEQA Guidelines:
 No Build Alternative: Due to the previous adoption of the existing Specific Plan, the site has already been identified as an area where commercial/residential development could be built. Because this area is meant to fulfill RHNA requirements, future development would still occur on the site. Therefore, this scenario was rejected from further consideration.
 Alternative Project Site: CEQA Guidelines Section 15126.6(f)(2) sets forth considerations to be used in evaluating an alternative location. The section states that the “key question” is whether any of the significant effects of the project would be avoided or substantially lessened by relocating the project. The CEQA Guidelines establish that only locations that would accomplish this objective should be considered alternative locations for the proposed project. As discussed in Section

4.2 of the DSEIR, the proposed Project would have a significant and unavoidable impact (even with implementation of mitigation) related to air quality emissions from mobile sources at operation. This impact is independent of project location, and thus development of the same land uses at an alternative site would result in a similar significant and unavoidable impact. Since the 2007 EIR had previously identified this significant and unavoidable impact related to air quality emissions at full buildout of the Project site, this scenario was rejected from further consideration.

4. Environmentally Superior Alternative
As explained in Section 6.4 of the DSEIR, the proposed Project would meet all objectives with similar impacts in terms of environmental significance when compared to Alternative 1 and 1362 216
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -74- Alternative 2. Alternative 1 would result in the least construction and operational impacts when compared to Alternative 2 and the proposed Project. However, in accordance with the CEQA Guidelines requirement to identify an Environmentally Superior Alternative other than the No Project Alternative (in this case Alternative 1), a comparative evaluation of Alternative 2 was also conducted. Alternative 2 would reduce project impacts to a greater degree than the proposed Project due to the 25 percent reduction in housing units while modernizing development plans for the Specific Plan area. Therefore, Alternative 2 is selected as the Environmentally Superior Alternative. However, Alternative 2 would not fulfill Objective 1 of the Project Objectives to the same extent as the proposed Project, which would contribute 1,671 units to the City’s housing goal and RHNA of 17,519 units. For these reasons, the alternatives are rejected in favor of the proposed Project.

E. GROWTH-INDUCING IMPACTS
CEQA requires a discussion of ways in which the Project could be growth inducing.

Specifically, CEQA Guidelines Section 15126.2(d) states than an EIR must describe the ways in which the Project could foster economic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding environment.

Section 5.2 of the DSEIR identifies the extent to which the Project would directly generate population growth because it includes residential uses. The proposed 1,671 units would account for less than 10 percent of the City’s Regional Housing Needs Allocation (“RHNA”) of 17,519 housing units and are, therefore, within anticipated growth planned under the General Plan Housing Element by 2030. As shown in Table 4.2-7 in Section 4.2 of the DSEIR, the proposed Project would accommodate a service population consisting of 6,801 residents and 473 employees.

If all projected employees and their families were to relocate to Fontana, there would be a population growth of 7,274 persons. According to the 2020-2045 Southern California Association of Governments (“SCAG”) Regional Transportation Plan/Sustainable Communities Strategy (“RTP/SCS”) growth forecasts project an increase of approximately 72,800 persons in the City’s population over the next 23 years, for an estimated 2045 population of 286,700 residents. Based on this forecast population, the City’s population would be approximately 239,266 in 2030 (the buildout year of the proposed Project), which is an increase of 25,322 persons atop the current population of 213,944. As such, the addition of 7,274 persons (assuming project employees are 1363 217
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -75- also residents) would consist of approximately 29 percent of the City’s projected growth by 2030.

Therefore, the proposed project would not generate population growth in exceedance of existing SCAG population forecasts. Population growth associated with the project would not result in significant long-term physical environmental effects as discussed in Section 5.2.1 of the DSEIR.

The Project also involves commercial uses including, but not limited to, restaurants, retail, office space, medical, research and development, and light industrial use. Table 5-2 in the DSEIR shows the potential increase in job opportunities generated by the proposed Project. The project would result in a small decrease in employment generating square-footage, from 574,500 square feet under the existing Specific Plan to 476,500 square feet under the proposed project, a decrease of 98,000 square feet. It is anticipated that most employment opportunities associated with on-site commercial development would be staffed by existing residents in the Specific Plan area or neighboring jurisdictions and would not result in substantial population growth. The proposed Project would not induce substantial economic expansion to the extent that direct physical environmental effects would result. Moreover, the environmental effects associated with any future development in or around Fontana would be addressed as part of the CEQA environmental review for such development projects.

The proposed Project would construct Duncan Canyon Road at its ultimate half‐width (north side) as a Major Highway (132‐foot right‐of‐way) and construct Citrus Avenue at its ultimate half‐width as a Primary Highway (104‐foot right‐of‐way). Additionally, the proposed project would include the realignment of Lytle Creek Road. These changes would not present a significant change to existing circulation and would be intended to accommodate expected traffic volumes and project site access needs. The project implementation would not remove an obstacle to growth.

F. SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL IMPACTS
Public Resources Code Section 21100(b)(2)(B) and CEQA Guidelines Sections 15126(c), 15126.2(c), and 15127, require that for certain types or categories of projects, an EIR must address significant irreversible environmental changes that would occur should the Project be implemented. As presented at CEQA Guidelines Section 15127, the topic of Significant Irreversible Environmental Changes needs to be addressed in EIRs prepared in connection with any of the following activities:
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -76- a) The adoption, amendment, or enactment of a plan, policy, or ordinance of a public agency;
b) The adoption by a local agency formation commission of a resolution making determinations; or
c) A Project which will be subject to the requirements for preparing of an environmental impact statement pursuant to the requirements of the National Environmental Policy Act of 1969, 42 U.S.C. Sections 4321-4347.

The Project triggers the first condition cited in Guidelines §15127, since it requires a Specific Plan Amendment and a General Plan Amendment.

The proposed Project involves infill development on a currently undeveloped area in the City of Fontana. Construction and operation of the Project would involve an irreversible commitment of construction materials and non-renewable energy resources. The Project would involve the use of building materials and energy, some of which are non-renewable resources.

Consumption of these resources would occur with any development in the region and are not unique to the proposed Project .

The proposed Project would also irreversibly increase local demand for non-renewable energy resources such as petroleum products and natural gas. The Project would consume electricity, natural gas, and fuel during construction and operation. However, the Project would not place significant additional demand on the energy providers (Southern California Edison or Southern California Gas) and would comply with applicable conservation standards.

Additional vehicle trips associated with the proposed Project would incrementally increase local traffic and regional air pollutant and GHG emissions. However, development and operation of the Project would not generate GHG emissions that would result in a significant impact.

Likewise, as discussed in Section 4.2 of the DEIR, the construction of the Project would not generate air quality emissions that would result in a significant impact. VOC and NOx emissions associated with the operation of the Project would, however, exceed SCAQMD thresholds, and be considered a significant impact. Long-term transportation impacts associated with the proposed Project would be less than significant based on City and regional thresholds. The Project would also require a commitment of law enforcement, fire protection, water supply, wastewater 1365 219
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -77- treatment, and solid waste disposal services, but impacts to these service systems would be less than significant.

VI. STATEMENT OF OVERRIDING CONSIDERATIONS
The California Environmental Quality Act (CEQA) requires the lead agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. The City of Fontana proposes to approve the Ventana at Duncan Canyon Specific Plan Amendment Project although significant and unavoidable adverse air quality impacts have been identified in the EIR.

Specifically, even after implementation of all feasible mitigation measures, project operational-source VOC and NOx emissions exceedances would persist and would constitute significant and unavoidable air quality impacts, and would result in a significant and unavoidable contribution of VOC and NOx within the nonattainment areas.

Even though these adverse impacts are not reduced to a level considered less than significant, the Fontana City Council finds, after balancing these impacts with the benefits of the project, that those impacts are outweighed by the benefits of the project. Further, the alternatives which were identified in the EIR would not meet either in part or in whole to the same extent as the proposed project, the project objectives, and or would not substantially lessen identified environmental impacts.

The City Council hereby declares that the SEIR has identified and discussed significant effects that may occur as a result of the Project. With the implementation of the mitigation measures discussed in the SEIR, these impacts can be mitigated to a level of less than significant except for the unavoidable and significant impacts discussed in Section V(C) herein.

The City Council hereby declares that it has made a reasonable and good faith effort to eliminate or substantially mitigate the potential impacts resulting from the Project.

Pursuant to Public Resources Code Section 21081(b) and the Guidelines Section 15093, the City has balanced the benefits of the proposed Project against the unavoidable adverse impacts associated with the proposed Project and has adopted all feasible mitigation measures with respect to the significant and unavoidable air quality impacts described above. 1366 220
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -78- The City Council hereby declares that to the extent any mitigation measures recommended to the City are not incorporated, such mitigation measures are infeasible because they would impose restrictions on the Project that would prohibit the realization of specific economic, social, and other benefits that this City Council finds outweigh the unmitigated impacts. The City also has examined alternatives to the proposed Project, none of which both meets the Project objectives to the same extent as the proposed project and is environmentally preferable to the proposed Project.

California Public Resource Code 21002 provides: “In the event specific economic, social and other conditions make infeasible such Project alternatives or such mitigation measures, individual projects can be approved in spite of one or more significant effects thereof.” Section 21002.1(c) provides: “In the event that economic, social, or other conditions make it infeasible to mitigate one or more significant effects of a Project on the environment, the Project may nonetheless be approved or carried out at the discretion of a public agency…” Finally, Section 15093(a) of the CEQA Guidelines states: “If the benefits of a Project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered acceptable.” The City, after balancing the specific economic, legal, social, technological, and other benefits of the proposed Project, has determined that the unavoidable adverse environmental impacts identified above may be considered “acceptable” due to the following specific considerations which outweigh the unavoidable, adverse environmental impacts of the proposed Project. Each of the separate benefits of the proposed Project, as stated herein, is determined to be, unto itself and independent of the other Project benefits, a basis for overriding all unavoidable adverse environmental impacts identified in these Findings. The City Council and City Planning Staff have independently verified the existence of all facts stated below to justify the State of Overriding Considerations. Project benefits include:
 The Project will support the area demand for housing and contribute 1,671 residential units to help meet the City’s Regional Housing Needs Allocation of 17,519 units.
 The Project will create a master-planned, mixed-use community that creates a unique sense of place.
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -79-  The Project will provide quality housing with various size options to accommodate different housing needs.
 The Project will actualize the City’s vision for the Regional Mixed-Use designation in north Fontana.
 The Project will establish a unique window into North Fontana from I-15.  The Project will integrate a mix of commercial, office and residential uses both vertically and horizontally.
 The Project will create a protected urban village environment that is unique to Fontana and the Inland Empire.
 The Project will enhance the northern Fontana visual environment.  The Project will contribute to the jobs/housing balance.  The Project will facilitate revenue generating uses and provide tax revenue to the City.
 The Project will facilitate a walkable village environment.  Based on a Market Analysis prepared by the applicant, the Project, for the next subsequent five-year period (2026 to 2030), it is projected that it could capture up to 5.0% of the total projected demand for Research and
Development/Flex/Office/General Commercial business space in this Fontana area.  Fueled by strong employment growth over the past five-plus years, the demand for apartment units in the Inland Empire and the City of Fontana has expanded significantly. As a result, pent-up demand for new apartment units has accumulated.

Thus, in the near-term (i.e., 1 to 2 years), the demand for new apartments is projected to exceed the average annual projection of 190 units. Therefore, the Project, will be able to help with the demand of apartment units.  The Project can capture significant shares of the projected demand in each of the four land uses studied – Residential, Commercial Retail, Commercial Office, and Light Industrial.
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Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -80- Therefore, the Fontana City Council, having reviewed and considered the information contained in the SEIR and the public record makes and adopts this Statement of Overriding Considerations by which the Fontana City Council, after balancing the economic, legal, social, technological and other benefits of the project, against the unavoidable adverse impacts of the project, states the specific reasons to support its approval of the project notwithstanding the existence of the significant and unavoidable impacts described above.

VII. CERTIFICATION OF THE FINAL SUPPLEMENTAL ENVIRONMENTAL

IMPACT REPORT
The Fontana City Council finds that it has reviewed and considered the FSEIR in evaluating the Project, that the FSEIR is an accurate and objective statement that fully complies with CEQA and the CEQA Guidelines, and that the FSEIR reflects the independent judgment of the City Council.

The City Council declares that no new significant information as defined by CEQA Guidelines Section 15088.5 has been received by the City Council after the circulation of the DSEIR that would require recirculation. All of the information added to the FSEIR merely clarifies, amplifies or makes insignificant modifications to an already adequate DSEIR pursuant to CEQA Guidelines Section 15088.5(b).

The City Council hereby certifies the SEIR based on the following findings and conclusions:

A. FINDINGS

1. CEQA Compliance
As the decision-making body for the Project, the City Council has reviewed and considered the information contained in the Findings and supporting documentation. The City Council determines that the Findings contain a complete and accurate reporting of the environmental impacts and mitigation measures associated with the Project as well as complete and accurate reporting of the unavoidable impacts and benefits of the Project as detailed in the Statement of Overriding Considerations. The City Council finds that the SEIR was prepared in compliance with CEQA and that the City Council complied with CEQA’s procedural and substantive requirements. 1369 223
Ventana at Duncan Canyon Specific Plan Amendment Project Facts, Findings, and Statement of Overriding Consideratoins -81-

2. Significant Unavoidable Impacts/Statement of Overriding Considerations
The Project will have significant adverse impacts even following adoption of all feasible mitigation measures which are required by the City Council. The following significant environmental impacts have been identified in the FSEIR and will require mitigation but cannot be mitigated to a level of insignificance as set forth in Section V(C) of these Findings:
 Air Quality Impacts (Operational Air Pollutant Emissions and Cumulative Impacts) due to the type of project, the Project would exceed SCAQMD VOC and NOx thresholds and available mitigation would not reduce impacts to less than significant levels.

The City Council has eliminated or substantially reduced environmental impacts where feasible as described in the Findings, and the City Council determines that the remaining unavoidable significant adverse impacts are acceptable due to the reasons set forth in the preceding Statement of Overriding Considerations.

3. Conclusions
a. All potentially significant environmental impacts from implementation of the Project have been identified in the SEIR and, with the implementation of the mitigation measures defined herein and set forth in the MMRP, will be mitigated to a less-than-significant level, except for the impacts identified in Section V(C) above. b. No reasonable alternatives to the Project that could feasibly achieve the basic objectives of the Project have been considered and rejected in favor of the Project. c. Environmental, economic, social and other considerations and benefits derived from the development of the Project override and make infeasible alternatives to the Project or further mitigation measures beyond those incorporated into the Project.

VIII. ADOPTION OF MITIGATION MONITORING AND REPORTING PROGRAM Pursuant to Public Resources Code Section 21081.6, the City Council hereby adopts, as conditions of approval of the Project, the Mitigation Monitoring and Reporting Plan (“MMRP”) set forth in Section 3 of the Final SEIR. In the event of any inconsistencies between the mitigation measures as set forth herein and the MMRP, the MMRP shall control, except to the extent that a 1370 224
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ATTACHMENT NO. 11

EMAILS OF OPPOSITION

1. Ms. Torres

2. Mr. Torres

3. Francisco Garcia

4. Evelin Butler

5. Mr. Torres

6. Mr. and Mrs. Smilor
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Tuesday, July 5, 2022
6:00 PM
City of Fontana
8353 Sierra Avenue
Fontana, CA 92335
Grover W. Taylor Council Chambers
Planning Commission
Cathline Fort, Chair
Raj Sangha, Vice Chair
Idilio Sanchez, Secretary
Matthew Gordon, Commissioner
Ralph Thrasher, Commissioner
Minutes

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CALL TO ORDER/ROLL CALL:

The Regular Meeting of the Fontana Planning Commission was held on Tuesday, July 5, 2022, in the Grover W. Taylor Council Chambers at 8353 Sierra Avenue, Fontana, California.

Chair Fort called the meeting to order at 6:02 p.m.

ROLL CALL:

Present: Chair Fort, Vice Chair Sangha, and Commissioners Thrasher and Gordon

Absent: Secretary Sanchez
City Clerk McClellan Key announced that Attorney Jennifer Farrell was absent, and in her place Jessica Sanders attended the meeting.

INVOCATION/PLEDGE OF ALLEGIANCE:

Following the Invocation by Commissioner Gordon, the Pledge of Allegiance was led by Vice Chair Sangha.

PUBLIC COMMUNICATIONS:

There were no public communications received.

CONSENT CALENDAR:

ACTION: Motion was made by Commissioner Gordon, seconded by Vice Chair Sangha, and passed by a vote of 4-0 to adopt Consent Calendar Item CC-A .

The motion carried by the following vote:

Chairperson Fort, Vice Chair Sangha, Commissioner Gordon and Commissioner Thrasher

Aye:

A. Approval of Minutes
Approve the Regular Planning Commission Meeting Minutes of June 21, 2022.

CC-A Approval of Minutes of June 21, 2022 21-1514
PUBLIC HEARINGS:

PH-A Master Case No. 21-129, Conditional Use Permit No. 21-026 and Design Review No. 21-051, a proposal to construct a mixed-use development that includes 340 multi-family
residential units, 1,500 square foot of commercial space and four live-work units on a site of approximately 8.8 acres.

RECOMMENDATION:

Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff
recommends that the Planning Commission adopt Resolution 21-1516

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PC No. 2022-023; and,

1. Adopt the Mitigated Negative Declaration, Mitigation, Monitoring, and Reporting Program, (MMRP) and direct staff to file a Notice of Determination;

2. Adopt Conditional Use Permit No. 21-026; and

3. Approve Design Review No. 21-028
APPLICANT:

CRP/WP Alta Fontana Venture, LLC
11849 West Olympic Blvd., Suite 204
Los Angeles, CA 90064
LOCATION:

The project site is located on the southwest corner of Foothill Boulevard and Live Oak Avenue at 14817 Foothill Boulevard (APNs: 0230-071-03 and 0230-071-04).

PROJECT PLANNER:

Salvador Quintanilla, Senior Planner
Chair Fort opened Public Hearing Item PH-A.

Senior Planner Salvador Quintanilla provided the staff report.

Written communications were received from the following:
- Californians for Homeownership
Representing CRP/WP Alta Fontana Venture, LLC, Adam Karaczynski acknowledged that he had read and agreed to the Conditions of Approval.

The commission, staff and applicant discussed R5-High Density Zone permittable uses, parking, available storage space per unit, use and maintenance of facility amenities such as community kitchen, club room, fitness center, pool, live-work units’ availability, and compliance with code.

There were no public communications received for this item.

The Public Hearing was closed.

ACTION: Motion was made by Commissioner Gordon, seconded by Commissioner Thrasher, and passed by a vote of 4-0 to adopt Public Hearing Item PH-A.

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The motion carried by the following vote:

Chairperson Fort, Vice Chair Sangha, Commissioner Gordon and Commissioner Thrasher

Aye:

PH-B Master Case No. 20-099R1, Specific Plan Amendment No. 21-001 - Comprehensive amendment of the overall Ventana at Duncan Canyon Specific Plan, and General Plan Amendment No. 21-006 - Modification of the existing land use designation for consistency with the proposed specific plan amendment.

RECOMMENDATION:

Based on the information contained in this staff report, staff recommends that the Planning Commission adopt
Resolution No. PC 2022-024, and forward a recommendation to the City Council to:

1. Adopt a resolution to certify the Supplemental
Environmental Impact Report (SEIR), adopt a Statement of Overriding Consideration, a Mitigation Monitoring and
Reporting Program, and a Statement of Facts and Findings, and direct staff to file a Notice of Determination;

2. Adopt a resolution approving General Plan Amendment No. 21-006; and

3. Adopt an Ordinance approving Specific Plan Amendment No. 21-001.

APPLICANT:

HDO4 LLC, dba Ventana
2151 E. Convention Center Way, Suite No. 110
Ontario, CA 90212
LOCATION:

The project site is composed of eight (8) parcels totaling approximately 102 acres. The proposed Ventana at Duncan Canyon Specific Project is located south of the I-15 Freeway, west of Citrus Avenue, south and north of Duncan Canyon Road.

PROJECT PLANNER:

Salvador Quintanilla, Senior Planner
21-1454
Chair Fort opened Public Hearing Item PH-B.

Senior Planner Salvador Quintanilla provided the staff report.

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No written communications were received.

Representing HDO4 LLC, dba Ventana, Andrew Wennerstrom was invited to speak on the project.

There were no public communications received for this item.

The Public Hearing was closed.

ACTION: Motion was made by Commissioner Thrasher, seconded by Commissioner Gordon, and passed by a vote of 4-0 to adopt Public Hearing Item PH-B.

The motion carried by the following vote:

Chairperson Fort, Vice Chair Sangha, Commissioner Gordon and Commissioner Thrasher

Aye:

PH-C Master Case No. 21-040, General Plan Amendment No. 21-001, Zoning Change No. 21-002, Design Review No. 21-014 and
Development Agreement No. 22-001 - A request to amend the General Plan Land Use Designation for the subject site from General Commercial (C-G) to Light Industrial (I-L) and to amend the Zoning Map from General Commercial (C-2) to Light Industrial (M-1) and for a development agreement for the purpose of the development of a 102,330 square foot industrial commerce building.

RECOMMENDATION:

Based on the information contained in this staff report, staff recommends that the Planning Commission adopt
Resolution No. PC 2022-025, and forward a recommendation to the City Council to:

1. Adopt the Initial Study, Mitigated Negative Declaration and Mitigation Monitoring and reporting Program and direct staff to file a Notice of Determination; and

2. Adopt a resolution approving General Plan Amendment No. 21-001; and,

3. Adopt an ordinance approving Zone Change No. 21-002; and,

4. Adopt an ordinance approving Development Agreement No. 22-001; and,
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5. Adopt a resolution approving Design Review No. 21-014, subject to the attached Findings and Conditions of Approval APPLICANT:

Ray Allard
Allard Engineering
16866 Seville Avenue
Fontana, CA 92335
LOCATION:

The project site is located on the northeast corner of Sierra Avenue and Summit Avenue (APN: 0239-161-28)
PROJECT PLANNER:

Cecily Session-Goins, Associate Planner
Chair Fort opened Public Hearing Item PH-C.

Associate Planner Cecily Session-Goins provided the staff report.

Written communications were received from the following:
- Center for Community Action and Environmental Justice - South Fontana Concerned Citizens Coalition
- LoZeau Drury, LLP
Commissioner Gordon inquired about the development agreement and whether there will be a community benefit.

Associate Planner Session-Goins stated that the development agreement does consist of a Community benefit fee of approximately four hundred and thirty four thousand dollars ($434,000).

Discussion ensued regarding the following: Traffic signal at the southeast corner of Sierra and Summit Avenues; traffic flow; entrance and exit routes in relation to the traffic signal; left and right traffic turns at Sierra and Summit Avenues; traffic flow from the facility going west on to Summit Avenue; truck route signage, enforcement and penalties; truck queuing plan; parking spaces; and the private property adjacent to the facility.

Chair Fort expressed her concerns regarding truck traffic flow west on to Summit Avenue. She requested a design option to keep truck traffic from going west on to Summit Avenue.

There were no public communications received for this item.

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The hearing was closed.

Representing Allard Engineering, Ray Allard acknowledged that he had read and agreed to the Conditions of Approval.

The Commission and applicant discussed traffic flow design options at Sierra and Summit Avenue traffic signal.

The Commission and staff discussed public right of way improvements in relation to sidewalks along the south side of the building.

The Commission requested the applicant to work with staff regarding the traffic flow design. The applicant agreed to work with staff.

Commissioner Gordon made a motion to include the condition that “the applicant will work with staff regarding the traffic flow design commission concerns”.

ACTION: Motion was made by Commissioner Gordon, seconded by Vice Chair Sangha, and passed by a vote of 4-0 to adopt Public Hearing Item PH-C to include the condition that “the applicant will work with staff regarding the traffic flow design commission concerns".

The motion carried by the following vote:

Chairperson Fort, Vice Chair Sangha, Commissioner Gordon and Commissioner Thrasher

Aye:

PH-D Master Case No. 21-123, General Plan Amendment No. 21-009 - amend the General Plan Land Use Designation from
Community Commercial (C-C) to Medium Density Residential (R-M), Zone Change No. 21-011 - to change the zoning district from Community Commercial (C-1) to Medium Density
Residential (R-2), Tentative Tract Map No. 21-008 (TTM No. 20513) - to subdivide one parcel (APN: 0239-141-30) totaling approximately 8.65 adjusted gross acres into 76 parcels, Conditional Use Permit No. 21-022 - establish a Planned Unit Development (PUD) which includes establishing development standards for the proposed 76 detached motorcourt (cluster) units, and Design Review No. 21-047 - for site and architectural review to construct approximately 76 detached motorcourt (cluster) single-family residential units with various amenities.

RECOMMENDATION:

Based on the information contained within this staff report, and subject to the attached findings and Conditions of
Approval, staff recommends that the Planning
Commission adopt Resolution PC No. 2022-026, and
forward a recommendation to the City Council to:
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1. Adopt the Initial Study/Mitigated Negative
Declaration/Monitoring and Reporting Program and, pursuant to Sections 15162 through 15164, and Section 15183 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.10 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA and direct staff to file the Notice of Determination; and,

2. Adopt a resolution approving General Plan Amendment No. 21-009;

3. Adopt an ordinance approving Zone Change No. 21-011;

4. Adopt a resolution approving Tentative Tract Map No. 21-008 (TTM No. 20513), Conditional Use Permit No. 21-022, and Design Review No. 21-047.

APPLICANT:

Ryan Combe
Lennar Homes
980 Montecity Drive, Suite No. 302
Corona, CA 92879
LOCATION:

The project site is located at northeast corner of Citrus Avenue and Summit Avenue (APN: 0239-141-30).

PROJECT PLANNER:

Salvador Quintanilla, Senior Planner
Chair Fort opened Public Hearing Item PH-D.

Senior Planner Salvador Quintanilla provided the staff report.

There were no written communications received.

Representing Lennar Homes, Candyce Burnett acknowledged that she had read and agreed to the Conditions of Approval.

The Commission and staff discussed entrance/exit route on Summit Avenue, Emergency Exit, gated community, traffic flow, parking, general plan amendment and zone change in relation to a community benefit.

In relation to a Community Benefit, Director Nevins stated the project would not require a community benefit agreement.

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There were no public communications received for this item.

The Public Hearing was closed.

ACTION: Motion was made by Commissioner Thrasher, seconded by Commissioner Gordon, and passed by a vote of 4-0 to adopt Public Hearing Item PH-D.

The motion carried by the following vote:

Chairperson Fort, Vice Chair Sangha, Commissioner Gordon and Commissioner Thrasher

Aye:

PH-E Master Case No. 21-124; Specific Plan Amendment No. 21-007; Tentative Tract Map No. 20512 (TTM No. 21-009); Design
Review No. 21-046 - A request for the construction of 85 detached residential units on a 9-acre lot at the northwest corner of Summit Avenue and Citrus Avenue.

RECOMMENDATION:

Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff
recommends that the Planning Commission adopt
Resolution PC No. 2022-027; and, forward a recommendation to the City Council to:

1. Adopt the Addendum and Mitigation, Monitoring, and
Reporting Program (MMRP) to the SWIP PEIR (SCH NO.
2003111125) and direct staff to file a Notice of Determination; and,

2. Adopt an ordinance approving Specific Plan Amendment No. 21-007; and,

3. Adopt a resolution approving Tentative Tract Map No. 20512 (TTM No. 21-009); and Design Review No. 21-046.

APPLICANT:

Ryan Combe
Lennar Homes of California
980 Montecito Drive, Suite 302
Corona, CA 92879
LOCATION:

The project site is located on the northwest corner of the intersection of Summit Avenue and Citrus Avenue (APN:
1107-262-37).
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PROJECT PLANNER:

Alejandro Rico, Associate Planner
Chair Fort opened Public Hearing Item PH-E.

Associate Planner Alejandro Rico provided the staff report.

There were no written communications received.

The Commission and staff discussed parking ratio, parking plan, garages and parking spaces.

Representing Lennar Homes of California, Candyce Burnett acknowledged that she had read and agreed to the Conditions of Approval.

There were no public communications received for this item.

The Public Hearing was closed.

ACTION: Motion was made by Commissioner Gordon, seconded by Vice Chair Sangha, and passed unanimously by a vote of 4-0 to adopt Public Hearing Item PH-E.

The motion carried by the following vote:

Chairperson Fort, Vice Chair Sangha, Commissioner Gordon and Commissioner Thrasher

Aye:

DIRECTOR COMMUNICATIONS:

There were no Director communications.

COMMISSION COMMENTS:

Commissioner Gordon thanked Planning and Information Technology departments staff for their hard work and support of the commission. In addition, he thanked Planning Department staff for their staff reports and for providing detailed information that allows the commission to make decisions. In relation to development agreement community benefit fee, he stated he would like to be educated on commercial versus residential aspects.

Commissioner Thrasher stated that he is excited about the proposed apartment development on Foothill Boulevard and thanked the Planning and Information Technology departments staff.

Vice Chair Sangha thanked the Information Technology department staff and Planning staff for the staff reports and presentations. He stated that he is excited about all the new development and great projects that are coming into the city. He thanked everyone for the opportunity to serve and wished everyone a good night.

1388
Planning Commission Minutes July 05, 2022
Chair Fort echoed her fellow commissioners’ comments and stated she agreed with what had already been stated. She requested the meeting be adjourned in memory of the victims of the Fourth of July Highland Park shooting.

ADJOURNMENT:

By consensus, the Planning Commission meeting adjourned at 7:45 p.m. in memory of the victims of the Fourth of July Highland Park Shooting to the next Regular Planning Commission Meeting on Tuesday, July 19, 2022, at 6:00 p.m. in the Grover W. Taylor Council Chambers located at 8353 Sierra Avenue, Fontana, California.
__________________________
Evelyne C. Ssenkoloto
Senior Administrative Analyst

THE FOREGOING MINUTES WERE APPROVED BY THE PLANNING COMMISSION ON THE 19TH DAY OF JULY 2022.
___________
Cathline Fort
Chairperson

1389
City of Fontana
Action Report
City Council Meeting
8353 Sierra Avenue
Fontana, CA 92335
File #: 21-1508 Agenda Date: 7/26/2022
Agenda #: B. Category: Public Hearing
FROM:

Planning Department
SUBJECT:

Master Case No. 21-124; Specific Plan Amendment No. 21-007; Tentative Tract Map No. 20512 (TTM No. 21-009); Design Review No. 21-046 - A request for entitlements supporting the construction of 85 detached residential units on a 9-acre lot at the northwest corner of Summit Avenue and Citrus Avenue.

RECOMMENDATION:

1. Adopt Resolution No. 2022-106, a Resolution adopting an Addendum and Mitigation, Monitoring, and Reporting Program (MMRP) to the Citrus Heights North Specific Plan PEIR (SCH NO. 2003111125) pursuant to Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.06 of the City of Fontana’s 2019 Local CEQA Guidelines, and approving Tentative Tract Map No. 20512 (TTM No. 21-009) to subdivide a parcel approximately 9 acres into a tract of 85 lots for single-family residential development; and approving Design Review No. 21-046 for the development of 85 cluster unit single-family units with amenities, landscaping and parking; and,

2. Read by title only and waive further reading of and introduce Ordinance No. 2022-1903, an Ordinance of the City of Fontana approving Specific Plan Amendment No. 21-007 to modify Specific Plan land use districts to allow the development of single-family residences in Planning Area 12 of the Citrus Heights North Specific Plan area.

COUNCIL GOALS:
· To promote economic development by establishing a quick, consistent development process. · To promote affordable housing by construction of high-quality multi-family housing which also serves to address the affordability needs of this community. · To preserve the local environment for generations to come and to create a healthy economic and environmental future by adopting policies that promote compact and efficient development in new and existing communities.

DISCUSSION:

The project was considered by the Planning Commission at a duly noticed public hearing on July 5th, 2022. The Planning Commission voted (4 - 0) to: Adopt Resolution PC No. 2022-027 thereby forwarding a recommendation of approval to the City Council to adopt an Addendum to the Citrus Heights North Specific Plan PEIR (SCH NO. 2003111125) and a Mitigation Monitoring Program; adopt an ordinance approving Specific Plan Amendment No. 21-007; and adopt a resolution approving Tentative Tract Map No. 20512 (TTM No. 21-009) and approving Design Review No. 21- City of Fontana Page 1 of 3 Printed on 7/21/2022
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File #: 21-1508 Agenda Date: 7/26/2022
Agenda #: B. Category: Public Hearing
046.

ANALYSIS:

The applicant, Lennar Homes, is requesting that the City Council review and approve entitlements in support of an 85-unit condominium project on approximately 9 acres, with a density of 9.4 du/ac. In addition to the construction of the building and associated site improvements, the project will include off-site improvements for sidewalks and parkways along with curb and gutter along Summit Avenue and Citrus Avenue.

Specific Plan Amendment (SPA 21-007): The specific plan amendment is a request to modify the existing Planning Area 12 (PA-12) district within the Citrus Heights North Specific Plan. Currently, Planning Area 12 allows for commercial development; thus, a Specific Plan amendment is required to allow for the proposed residential development. Residential development standards include allowing detached units in PA-12 at a density of twelve units per acre. The architecture is proposed with highquality Progressive Traditional, Progressive Prairie and Modern Farmhouse styles with tile roofing, window shutters, pop-outs, siding, pot shelves and thick window frames. PA-12 will also have requirements for landscaping to ensure that there are adequate and attractive trees, shrubs and groundcover. Pedestrian paseos will provide connectivity within the project and utilize a walking path for the residents.

Tentative Tract Map No. 20512 (TTM No. 21-009): The project site is located in PA-12 of the Citrus Heights North Specific Plan. The Specific Plan amendment, if approved, would permit residential development at a density of up to twelve (12) units per acre. The surrounding properties and uses are predominately characterized by residential communities within Citrus Heights, Sierra Lakes and R-2 zoning. The project consists of one (1) parcel totaling approximately 9 acres. The applicant is proposing the development of 100 condominiums which requires a Tentative Tract Map for condominium purposes.

Design Review No. 21-046: The applicant has proposed high-quality architecture styles to be built for this project of 85 detached units as detailed above. As mentioned in the specific plan amendment section, the proposed architecture styles feature pop-outs, capped walls, pot shelves, window shutters, veneer, thick window framing and tile roofing. Also proposed is a variety of buildings with different color schemes and distinct buildings. Units are proposed with three (3) to four (4) bedrooms with a kitchen, two (2) car garage, 100 cubic feet of storage space, washer and dryer room and ample backyard space for each unit.

An entry statement is proposed along Summit Avenue to include dense landscaping, monumentation signs, and decorative paving at the entryway. The site will have a citrus theme with orange trees incorporated into the entry area and within the site. Additionally, a centralized park with park furniture, soccer field and tot lot are proposed in the public open space. Two (2) additional open space areas are planned throughout the project and will also be designed with orange trees and cornhole games.

Environmental: Pursuant to Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.06 of the City of Fontana’s 2019 Local CEQA Guidelines, an Addendum to the Citrus Heights North Specific Plan Program Environmental Impact Report (SWIP PEIR) (State Clearinghouse [SCH] No. 2003111125) has been prepared for this proposed project.

The aforementioned EIR was adopted by the City Council on August 17, 2004 and it anticipated the City of Fontana Page 2 of 3 Printed on 7/21/2022
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development of a residential community and also adequately identified any potential impacts associated with this project. No new additional impacts beyond what was anticipated in the EIR mentioned above were identified and accordingly, an addendum was prepared for the project.

FISCAL IMPACT:

None
MOTION:

Accept Staff’s Recommendation.

ATTACHMENTS:

1. City Council Ordinance for SPA No. 21-007

2. Citrus Heights North Specific Plan Amendment Text

3. City Council Resolution, Findings and Conditions of Approval

4. Vicinity Map

5. Project Plans

6. Planning Commission Packet dated July 5th, 2022, and Minutes

7. City Council Notice of Public Hearing

8. Notice of Determination
City of Fontana Page 3 of 3 Printed on 7/21/2022
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ATTACHMENT NO. 1
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF CITY OF FONTANA,
APPROVING SPECIFIC PLAN AMENDMENT 21-007 TO AMEND PLANNING AREA 12 COMPRISING APPROXIMATELY 9 GROSS ACRES OF THE
CITRUS HEIGHTS NORTH SPECIFIC PLAN (APN 1107-262-37) TO ALLOW DEVELOPMENT OF SINGLE-FAMILY RESIDENTIAL UNITS.

WHEREAS, all the notices required by statute or the Fontana City Code have been given as required; and
WHEREAS, on December 14, 2021, the applicant submitted Specific Plan Amendment 21-007 to amend the Citrus Heights North Specific Plan to provide for residential uses within the subject site; and
WHEREAS, on July 5, 2022, the Planning Commission duly conducted a noticed public hearing on Specific Plan No. 21-007, received testimony and information from any and all parties, and recommended its approval to the City Council by resolution; and.

WHEREAS, all the notices required by statute or the Fontana City Code have been given as required; and
WHEREAS, based on the information presented to the City Council at the public hearing held for Specific Plan No. 21-007, on July 26, 2022, the testimony received, and the supporting documents in evidence, the City Council finds that the proposed specific plan amendment is in conformance with the goals and policies of the General Plan.

WHEREAS, Specific Plan No. 21-007 is consistent with the goals and policies of the City of Fontana, General Plan by providing high quality residential development.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FONTANA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. Pursuant to Section 15162 and Section 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section No. 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the Citrus Heights North Program Environmental Impact Report (PEIR) (SCH NO. 2003111125) has been prepared for this proposed project. The aforementioned EIR anticipated various types of residential uses. The City Council finds that the Addendum contains a complete and accurate reporting of all the environmental impacts associated with the project. The City Council further finds that the Addendum has been completed in compliance with Sections 1393
Ordinance No. ___
2 15162 and 15164 of the CEQA Guidelines and Section 8.06 of the City of Fontana’s 2019 Local CEQA Guidelines. A Mitigation Monitoring and Reporting Program has been prepared for this project pursuant to the California CEQA and the 2019 Local Guidelines for Implementing CEQA.

Section 2. The City of Fontana City Council hereby makes the following findings for Specific Plan Amendment No. 21-007 in accordance with Section 30-67 “Purpose” of the Fontana Zoning and Development Code:

Finding: A Specific Plan may be amended by changing the development standards or zoning designation of any zone whenever such an amendment is deemed necessary to
protect or promote the public’s health, safety or general welfare or when modification is viewed as appropriate in the context of generally accepted planning principles, surrounding land uses, and the General Plan.

Finding of Fact: The applicant is proposing to modify the Citrus Heights North Specific Plan to provide for residential uses. The proposed residential project will provide for diversity of housing choice within the City, and the Specific Plan ensures that the project design and development standards will produce an
appropriate and desirable residential development for the City and will meet or exceed the criteria developed for such development.

Section 3. Specific Plan Amendment No. 21-007 is hereby approved modifying the text of the Citrus Heights North Specific Plan as shown in Exhibit “A”, attached hereto and by this reference incorporated.

Section 4. This Ordinance shall take effect thirty (30) days after the date of the adoption and prior to the expiration of fifteen (15) days from the passage thereof, shall be published by the City Clerk at least once in the Herald News or other local newspaper of the general circulation, published and circulated in the City of Fontana, and henceforth and thereafter the same shall be in full force and effect.

APPROVED AND ADOPTED this 26th day of July, 2022.

READ AND APPROVED AS TO LEGAL FORM:
_________________________________________
1394
Ordinance No. ___
3 City Attorney
I, Germaine McClellan Key, City Clerk of the City of Fontana, and Ex-Officio Clerk of the City Council, do hereby certify that the foregoing Ordinance is the actual Ordinance adopted by the City Council and was introduced at a regular meeting on the 26
th day of July, 2022, and was finally passed and adopted not less than five days thereafter on the 13th day of September, 2022, by the following vote to wit:

AYES:

NOES:

ABSENT:
_________________________________________
City Clerk of the City of Fontana
_________________________________________
Mayor of the City of Fontana
ATTEST:
_________________________________________
City Clerk
1395
Ordinance No. ___
4 Exhibit “A”
Citrus Heights North Specific Plan Amendment
(See Attachment No. 2)
1396
Citrus Heights North
A Master Planned Community
Prepared for:

City of Fontana
8353 Sierra Avenue
Fontana, California 92335
(909) 350-6718
Proposed by:

SC Fontana Development Company, LLC
1156 North Mountain Avenue
Upland, California 91786
(909) 985-0971
Adopted:

August17, 2004
Amended November 12, 2019
Amended July X, 2022
1397
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 1.0 INTRODUCTION
1-2

1.0 INTRODUCTION

1.1 PURPOSE AND INTENT
The Citrus Heights North Specific Plan is designed as a master-planned community on 211.4 gross acres in North Fontana. The Specific Plan will contain a variety of residential housing types, a neighborhood commercial center, and several recreational facilities integrated into gated neighborhoods. Infrastructure improvements are also planned to service the community.

Development of the Citrus Heights North Specific Plan will enhance the image of North Fontana through the provision of parks, roadway improvements with expanded landscape zones and sidewalks, entry monuments, and well-designed architecture.

This document serves as the City of Fontana’s long-range plan for development of the Citrus Heights North Specific Plan. This Specific Plan provides detailed text and exhibits that describe the various land uses, amenities, and infrastructure improvements that are envisioned to occur in the community.

Chapter 3 of this document sets forth the master development plan. Design guidelines and development standards contained in Chapters 4 and 5 will guide site planning, architecture design and landscaping to create a cohesive community identity. In-depth thought and analyses have been undertaken to ensure that implementation of the project’s design standards result in the construction of a high-quality community. This Specific Plan serves as the guide to all future development proposals within the boundaries of Citrus Heights North. This document will also guide the buildout of the Citrus Heights North Specific Plan in a manner that is consistent with City and State policies and standards and assures that the various community elements will be developed in a coordinated manner.

A Final Environmental Impact Report (FEIR) has been prepared as a companion document to this Specific Plan, which will provide California Environmental Quality Act (CEQA) review for consideration of the Citrus Heights North Specific Plan.

An Addendum Environmental Impact Report (EIR) to the Citrus Heights North FEIR has been prepared to accompany this SPA in order to provide an environmental assessment of Planning Area 12 development in accordance with CEQA.

1.2 AUTHORITYAND SCOPE
The Citrus Heights North Specific Plan has been prepared pursuant to the provisions of California Government Code Section 65450, which grants local government agencies the authority to prepare specific plans of development for any area covered by a General Plan, for the purpose of establishing systematic methods of implementation of the agency's General Plan. A Specific Plan, as the name implies, is specific in nature as compared to a General Plan. It is designed to address site-specific issues and to create a bridge between the City’s General Plan and a specific development proposal.

A General Plan does not show local streets, individual parcels or specific land uses, whereas a Specific Plan does show this level of detail. While a General Plan examines an entire city or county, a Specific Plan concentrates on the individual development issues of a particular project or region.

The City of Fontana Zoning and Development Code Section 30-62, specifies the purpose, 1398
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 1.0 INTRODUCTION
1-3
requirements, regulations, and procedures for preparation of a Specific Plan in the City of Fontana.

California Government Code Sections 65450 through 65454 establishes the authority to adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with the General Plan.

The California Government Code states that a “Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan, and further, that it may not be adopted or amended unless found to be consistent with the General Plan”. Consistency of the Citrus Heights North Specific Plan with the City of Fontana General Plan is addressed in Appendix A of this document.

In response to government requirements, this Specific Plan has been prepared to provide the essential link between City of Fontana General Plan policies and actual development in the 211.4-acre Specific Plan area. By functioning as a regulatory document, the Citrus Heights North Specific Plan provides a means of implementing the City of Fontana’s General Plan and detailing a specific development proposal for the property. In this regard, all future development plans, tentative parcel and/or tract maps or other similar entitlements, shall be consistent with regulations set forth in this document and with all applicable City regulations.

1.3 SPECIFIC PLAN USER’S GUIDE
This Specific Plan is organized into six chapters, as detailed below:
 Chapter 1 - Introduction: includes the document’s purpose and intent, authority and scope, and this guide to the Specific Plan.
 Chapter 2 - Project Location and Setting: provides general information about the property location, existing site conditions and the Specific Plan’s general relationship to the City of Fontana General Plan and Land Use Zoning Map.  Chapter 3 - Community Development Plan: sets forth a master plan for development of the property consisting of a land use plan, a circulation plan, and public facility information.
 Chapter 4 - Development Standards and Regulations: includes zoning criteria for the Specific Plan area. These criteria will be applied in a manner similar to the Fontana Zoning and Development Code elsewhere within the City.  Chapter 5 - Design Guidelines: contains design guidelines that will define the community character including, but not limited to: architecture, landscaping, walls and fences, and signage.
 Chapter 6 - Specific Plan Administration: describes the project phasing and sets forth administrative procedures for implementing the Specific Plan. 1399
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-1

2.0 PROJECT LOCATION AND SETTING

2.1 LOCATION
The Citrus Heights North Specific Plan is located in the northern portion of the City of Fontana, near the foot of the San Gabriel Mountains (see Figure 1, Regional Map). Located within western San Bernardino County, the property is situated approximately 52 miles east of the City of Los Angeles and 15 miles north of the City of Riverside. Regional access to the site and to the City of Fontana is provided by Interstate 10 (I-10), Interstate 15 (I-15) and Interstate 210 (I-210).

Specifically, the Citrus Heights North Specific Plan area is bordered on the south by Summit Avenue, on the east by Citrus Avenue, and on the west by Lytle Creek Road (see Figure 2, Vicinity Map). Access to individual development areas within the community are made possible from these roadways, as well as from Knox Avenue, which will be extended from Summit Avenue northeasterly through the Specific Plan area to connect with Citrus Avenue.

2.2 SURROUNDINGLAND USES AND DEVELOPMENT
The Citrus Heights North Specific Plan is located in a newly developing area of North Fontana. At the present time, most of the surrounding property is either vacant, is developed with low-density residential use, or is under construction as part of other approved Specific Plans (see Figure 3, Aerial Photograph). Surrounding land uses include vacant lands and isolated residences to the north, west, and east, vacant land to the south that is approved for residential development under the Citrus Heights Specific Plan, and Summit High school. The Summit Heights Specific Plan area is to the southwest and the Sierra Lakes Specific Plan area is to the southeast. Not-a-part of the Citrus Heights North Specific Plan are two utility easement corridors that traverse the western, northern, and southern portions of the Specific Plan area and run in northeast to southwest and east to west alignments.

2.3 EXISTING SITE CONDITIONS
The CITRUS HEIGHTS NORTH property lies on a broad alluvial plain formed by Lytle Creek. This natural drainage system serves as the primary collector for a large watershed encompassing portions of both the San Gabriel and San Bernardino Mountains. Historically, this permeable alluvial fan has served as a sieve to replenish a large aquifer underlying Fontana and surrounding communities. No significant drainage courses cross the site and storm water drains as sheet flow generally from northeast to southwest. The project site lacks available surface water resources, which results in very 1400
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-2
Figure 1, Regional Map
1401
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Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-3
Figure 2, Vicinity Map
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Figure 2
Citrus Heights North not to scale

VICINITY MAP

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1404
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-4
Figure 3, Aerial Photograph
1405

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Figure 3
Citrus Heights North
Project
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1406
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-5
low wildlife activity. Large areas of natural habitats have been eliminated by past agricultural practices and other human activity.

Topographically, the site is characterized as flat to gently sloping in a southwesterly direction as shown in Figure 4, Topographic Map. Elevations range from 1,595 feet to 1,740 feet above mean sea level. The property does not have any distinguishing geologic formations or topographic features due to its relative flatness. Three major active faults are located near the site; the San Andreas, San Jacinto, and Cucamonga faults. There are no active faults crossing the Specific Plan area. The nearest active fault, the Cucamonga Fault, is located approximately one-half mile to the northwest of the project site at the base of the San Gabriel Mountains.

Soils on the Citrus Heights North project site and throughout the City of Fontana consist primarily of coarse alluvium and silty sand eroded from the San Gabriel Mountains. Expansive soils are considered to be minimal in this area. The local groundwater table is relatively deep, and no foundation problems are expected as the result of fluctuations in the groundwater levels. The soils are generally well-drained and the soil condition throughout the area will provide support for development under controlled grading and proper foundation design.

The CITRUS HEIGHTS NORTH project site is generally devoid of vegetation, except for a few isolated locations. The majority of native vegetation on-site exists in a disturbed condition as a result of past wildfire and grazing livestock. Disturbed native vegetation consists primarily of successional buckwheat scrub and non-native grasslands. Over the years, the site has been largely developed, with the exception of Planning Area 12, which has remained undeveloped. regularly been cleared and plowed for weed and fire control purposes. The site is currently vacant, with the exception of a rock crushing area to be removed with implementation of this Specific Plan, located in the southeastern portion of the project site. Historically, a number of small ranches and agricultural operations existed in the North Fontana area and in the vicinity of the CITRUS HEIGHTS NORTH project site. However, there is no evidence of any current agricultural activity within the project site.

2.4 LAND USE DESIGNATIONS AND ZONING
A. GENERALPLAN
The City of Fontana’s General Plan Land Use Policy Map is shown in Figure 5, General Plan Land Use Designations, and designates a majority of the CITRUS HEIGHTS NORTH property R-PC, Residential Planned Community. The exception is approximately 9.0 acres in the southeast corner of the property, which is designated as C-C, Community Commercial. Planning Area 12 was previously designated C-C, Community Commercial but was amended to R-PC land use designation and PA12:

Neighborhood Commercial in the CHNSP.

The R-PC designation is a special classification that provides for Specific Plan development to promote master-planned growth within North Fontana. The R-PC district requires that appropriate infrastructure and public services be provided with development. Developments within the R-PC district require approval of a Specific Plan if residential lots less than 10,000 s.f. are proposed.

Because the minimum residential lot size in CITRUS HEIGHTS NORTH is less than 10,000 s.f. and attached residential units are also planned within the community, a Specific Plan is required. The CC designation is intended to allow for support commercial uses for residential development. 1407
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-6
Figure 4, Topographic Map
1408
Figure 4
Citrus Heights North
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1409
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-7
Figure 5, General Plan Land Use Designations
1410
P-R
Recreational
P-R
Recreational
C-C
P-S
School
Arboretum
Specific
Plan
RP-C
Residential
Planned
Community
RP-C
Residential Planned
Community
Citrus
Heights
Specific
Plan
RP-C
Residential Planned
Community
Ventana
Specific Plan
P-UC
Utility Corridor
P-UC
Utility Corridor
P-UC
Utility Corridor
Figure 5
Citrus Heights North not to scale

GENERAL PLAN

LAND USE DESIGNATIONS
Summit
HS
✓ ✓
V/
✓
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✓
/
✓ Z
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✓
✓
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1411
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 2.0 PROJECTLOCATION &SETTING 2-8
Project compliance to the City of Fontana General Plan is demonstrated in Appendix A to this Specific Plan. With project implementation, the property’s Land Use Policy Map designations will be amended to identify the location of the CITRUS HEIGHTS NORTH Specific Plan area.

B. ZONING
A majority of the Specific Plan area is zoned R-PC by the City of Fontana with the exception of a

9.0-acre area in the southeast corner that is zoned C-1, Community Commercial. The R-1-10,000 zone requires single-family residences to have a minimum lot size of 10,000 square feet, or adoption of a Specific Plan if lots less than 10,000 s.f. are proposed. The C-1 zone is intended for a wide range of retailing and service activities. With adoption of this Specific Plan, the project site’s zoning will be changed from R-PC and C-1 to SP (Specific Plan). Development standards for both residential and commercial are contained in Chapter 4 of this document. 1412
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-1

3.0 COMMUNITY DEVELOPMENT PLAN

3.1 PROJECTSUMMARY
Citrus Heights North is envisioned as a master-planned community containing a maximum of 1,154 homes, a neighborhood commercial center, and public and private recreational facilities. A variety of detached and attached residential homes will be provided to achieve a complementary mix of housing types that will appeal to a wide range of future homebuyers and create a synergistic community of villages. Public and private recreation amenities will enhance the area and include such facilities as a community sports center, neighborhood parks, and a comprehensive trail system.

In addition, a neighborhood commercial center is planned in the southeastern portion of the community to provide retail services to the project residents and to the community at-large. The residential portions of the community will be gated and will contain private internal streets while the commercial center, community sports center and associated public park will be accessible to the general public.

As part of the development, infrastructure improvements will be made to the surrounding circulation system, including widening, landscaping, street lighting and sidewalk installation along the property’s frontage with Summit Avenue, Citrus Avenue, and Lytle Creek Road. Knox Avenue will be extended and improved through the Specific Plan area northerly from Summit Avenue to connect Citrus Avenue. Other infrastructure improvements will also be installed to support the development such as water, wastewater and drainage systems. Two utility easements traverse the western, northern, and southern portions of the project site, which will remain and are not included within the Specific Plan boundaries. Disturbances within the utility easements may include the installation of trails, landscaping, or community gardens as well as one crossing of the easement by the extension of Knox Avenue and one crossing at the midpoint of the development to connect the two villages. Any community features or access points proposed within the easement will require coordination and approval by Southern California Edison. Development of roadways and public facilities will occur concurrently with residential development and are planned to accommodate the build-out requirements of Citrus Heights North, ensuring that the City’s standards for orderly growth are implemented. A detailed description of the Citrus Heights North community is included in the remainder of this Chapter.

3.2 DESIGN OBJECTIVES
The Citrus Heights North Specific Plan provides for a long-range comprehensive planning approach that cannot be accomplished solely by designing the site at a parcel level. To achieve this goal, a number of important issues were considered during the preparation of this Specific Plan document, including the City of Fontana’s Zoning and Development Code, General Plan and other regulatory policies, as well as engineering feasibility, environmental constraints, market acceptance, economic viability, development phasing, and local community goals. To ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of the Specific Plan to the North Fontana area, this extensive analysis was used to establish the following list of project objectives. The Citrus Heights North project is intended to:
1413
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-2
 Set forth a comprehensive development plan that implements the applicable portions of the City of Fontana General Plan and achieves the City’s development goals for this portion of North Fontana.
 Provide a balance of compatible and complementary residential, and recreational and commercial land uses in a well-designed master-planned community.  Provide a community design that establishes a cluster of unique residential villages with housing options for diverse ages and income levels.  Provide recreational facilities and amenities to meet the needs of project residents and the City at-large by incorporating a community sports center and public park, a trail system, and private recreation facilities.
 Contribute to the range of existing housing choices in the North Fontana area by providing both attached and detached housing options in one master-planned community.
 Anticipate marketing needs and public demand by providing homes that will be marketable within the evolving economic profile of North Fontana and the surrounding region.
 Create an aesthetically pleasing and distinct community identity (“sense of place”) through the establishment of design criteria for architecture, landscaping, walls, street improvements, signs, entry monuments, and other planning and design features. The project walkability will also create a broader sense of community connectivity and the relationship of buildings to the street will create a strong sense of arrival into the project.

3.3 LAND USE PLAN OVERVIEW
The Citrus Heights North Specific Plan area will contain a high quality and aesthetically pleasing community composed of residential homes and recreational and commercial land uses on 206.9 gross acres. The land use plan was developed to create a complementary mix of housing types, and recreational amenities, and commercial uses that will appeal to many different segments of the City’s population. Various residential product types are planned within the community to meet the market needs of the North Fontana area. The Citrus Heights North site design also reflects a plan consistent with applicable City of Fontana ordinances, development standards, and guidelines.

The Specific Land Use Plan for Citrus Heights North is illustrated on Figure 6, Land Use Plan, and includes 22 planning areas. Specific information on each of the planning areas is provided in Table 1, Statistical Summary, and in Figures 7 through 29, Planning Areas 1-22. 1414
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-3
Table 1

CITRUSHEIGHTS NORTHSTATISTICALSUMMARY

LAND USE

PLANNING
AREA
GROS
S
ACRE
S

DENSITY
RANGE
(DU/AC)
MAX.

DWELLING
UNITS
RESIDENTIAL – SINGLE FAMILY
10,000 s.f. Lots 1 4.9 1.7 – 3.7 13
5 9.5 1.8 – 3.8 27
3 15 1.9-3.9 43
Subtotal 83
7,000 s.f. Lot 3 14.
7 2.9 – 4.9 57
6,000 s.f. Lots 2 25.
6 3.3 – 5.3 110
5,000 s.f. Lots 4 12.
7 3.6 – 5.6 58
7 14.
0 3.7 – 5.7 66
Subtotal 291
4,000 s.f. Lots 8 6.8 4.3 – 6.3 36
9 7.0 4.1 – 6.1 36
Subtotal 72
4,000 s.f. Lots (rear loaded) 10 8.8 5.5 – 7.5 57
11 6.9 4.2 – 6.2 36
Subtotal 93
Detached Condominiums 13 and 14 13.
6 6.5 – 8.5 102
Subtotal 102
Residential-Medium Density
Cluster Homes 12 8.98 9.4 85
Subtotal 85
Residential – SingleFamily – Subtotal -- 139.5
148.48
641
726
RESIDENTIAL – HIGH DENSITY
15 9.6 13.2-15.2 136
16 9.6 14-18.1 139
17 13.
1 11.0-14.8 151
High Density Res. – Subtotal -- 32.
3 426
PARKS/RECREATION/DET. BASIN
Community SportsCenter 6A 9.1
8 -- --
Private Recreation 18 0.5 -- --
19 0.5
20 1.0
21 3.5 -- --
1415
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-4
22 1.0 -- --
InterimDetention Basin 6B 4.2
5 -- --
Street A 6.5
Parks/Recreation/Det.Basin – Subtotal -- 26.43 -- --
TOTAL -- 198.23
206.71

5.4 5.59
1,067
1,152

COMMERCIAL
Neighborhood Commercial 12 9.0 -- --
Note: Residential acreage includes private residential lots, internalstreets, and common areas such as expanded entry statements. 1416
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-5
Figure 6, Land Use Plan
1417
Residential-High Density
PA1
PA2
PA4
PA7
PA8
PA9
PA10
PA11
PA5

4.9 25.6

12.7 14.0

6.8 7.0

8.8 6.9

9.5 13
110
58 66
36 36
57 36
27 1.7-3.7

3.3-5.3

3.6-5.6

3.7-5.7

4.3-6.3

4.1-6.1

5.5-7.5

4.2-6.2

1.8-3.8

8.9 9.6

9.6 13.1
67 136
139
151

6.5-8.5

13.2-15.2

14.0-18.1

11.0-14.8

0.5 0.5

1.0 3.5

1.0 Streets 6.5
NOTE: Paseo acreage included in PA acres, residential acreage includes private residential lots.

Internal streets and common areas such as expanded entry statements.

LAND USE PLAN
Figure 6
  ’  
PA 9

RESIDENTIAL

4.7 ACRES 34 DUs
PA 14
.
4,000 S.F.

RESIDENTIAL

7.0 ACRES
36 Dus



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” “  
“”

NEIGHBORHOOD

RECREATION

0.5 ACRES
PA 18

PRIVATE

RECREATION

3.5 ACRES
PA 21
PA 6A

NEIGHBORHOOD

RECREATION

0.5 ACRES
N.A.P.
.
5,000 S.F.

RESIDENTIAL

14.0 ACRES
66 Dus
PA 7
10,000 S.F.

RESIDENTIAL

4.9 ACRES
13 Dus
PA 1
5,000 S.F.

RESIDENTIAL

12.7 ACRES
58 DUs
PA 4
PA 19

COMMUNITY
SPORTS
CENTER

9.18 ACRES

PRIVATE

RECREATION

1.0 ACRES
PA 22

HIGH DENSITY

RESIDENTIAL

9.6 ACRES
136 Dus
PA 15 PA 12

NEIGHBORHOOD

COMMERCIAL

9.0 ACRES

PRIVATE

RECREATION

1.0 ACRES
PA 20
PA 3
6,000 S.F.

RESIDENTIAL

25.6 ACRES
110 Dus
PA 2
4,000 S.F.

RESIDENTIAL

6.8 ACRES
36 DUs
PA 8
4,000 S.F.

RESIDENTIAL
(rear loaded)

8.8 ACRES
57 DUs
PA 10
PA 11

RESIDENTIAL

8.9 ACRES
67 Dus
PA 13
4,000 S.F.

RESIDENTIAL(rear loaded)

6.9 ACRES
36 Dus
10,000 S.F.

RESIDENTIAL
15 ACRES
43 DUs
Detached Condominiums PA13

TOTALS
Subtotal
198.2 1,066
10,000 S.F.

RESIDENTIAL

9.5 ACRES
27 DUs
PA 5
134.8 640
PA 6B

DETENTION
BASIN

4.25 ACRES

STATISTICAL ANALYSIS
Residential-Single Family

LAND USE PA GROSS AC DENSITY
10,000 S.F. Lots
5,000 S.F. Lots
4,000 S.F. Lots
DUs
Subtotal
Multi-Family Attached
Multi-Family Attached
Community Sports Center
6,000 S.F. Lots
5,000 S.F. Lots
4,000 S.F. Lots
4,000 S.F. Lots (rear loaded)
4,000 S.F. Lots (rear loaded)
Detached Condominiums PA14 4.7 34 6.5-8.5
PA15
PA16
Multi-Family Attached &
Detached Condominiums
PA17
Subtotal
Parks/Recreation
PA18
PA6A
PA6B
PA21
Neighborhood Recreation
Detention Basin
Private Recreation
10,000 S.F. Lots
Neighborhood Recreation
Private Recreation
PA19
PA20
Private Recreation PA22
PA12

4.25 9.0

9.18 Citrus Heights North
Residential Planned Community

5.38 32.3 426

26.43 This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.
10,000 S.F. Lots
PA3 15.0 43 1.9-3.9
7,000 S.F. Lots PA3 14.7 57 2.9-4.9
&
7,000 S.F.

RESIDENTIAL

14.7 ACRES
57 DUs
H
R
PA 16

IGH DENSITY

ESIDENTIAL
9 ACRES .6
139 DUs
PA 17

HIGH DENSITY

RESIDENTIAL
151 DUs

13.1 ACRES
N.A.P N.A.P
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1418
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-6
The land uses within the CITRUS HEIGHTS NORTH Specific Plan are as follows:
 RESIDENTIAL LAND USES
Residential planning areas account for 171.5 184.48 acres of the project site, containing 1,067 1,152 dwelling units. The overall gross density of the project will be 5.4 5.9 dwelling units per adjusted gross acre. In conformance with project goals, a variety of single-family detached and high- density residential attached housing styles, sizes, and values are proposed, appealing to a wide range of future Citrus Heights North residents. The housing mix will offer lot sizes ranging between 4,000 2,500 to 10,000 square feet, in addition to cluster homes and high-density residential uses.
• Minimum 10,000 S.F. Lots – will consist of 83 dwelling units on a total of 29.4 acres. These units will occur in Planning Areas 1, 3 and 5. • Minimum 7,000 S.F. Lots – will consist of 57 dwelling units on a total of 14.7 acres.

These units are located within Planning Area 3.
• Minimum 6,000 S.F. Lots – will consist of 110 dwelling units on a total of 25.6 acres. These units are located in Planning Area 2.
• Minimum 5,000 S.F. Lots – will consist of 124 dwelling units on a total of 26.7 acres in Planning Areas 4 and 7.
• Minimum 4,000 S.F. Lots – will consist of 165 dwelling units on a total of 29.5 acres. These units are located in Planning Areas 8, 9, 10 and 11. • Detached Condominiums – will consist of 102 dwelling units on at total of 13.6 acres in Planning Areas 13 and 14.
• Detached Cluster Homes – will consist of 85 dwelling units on a total of 8.98 acres in Planning Area 12.
• High Density Residential – will consist of 426dwelling units on a total of 32.3 acres in Planning Areas 15, 16, and 17.
 NON-RESIDENTIAL LAND USES
Non-residential land uses account for 35.43 26.45 acres of the Specific Plan and are comprised of a public community sports center, three private recreation areas, and one detention basin/open space area, and a neighborhood commercial center. • Community Sports Center – A 9.18-acre community sports center will be developed in Planning Area 6A within the southwest portion of the project site. This public facility is intended to provide organized recreational and community facilities for residents of North Fontana and the public at-large. Typical amenities may include an 1419
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-7
athletic center, picnic areas, open turf areas, and a mix of basketball, softball/baseball, and soccer facilities.
• Private Recreation Facilities – Three private recreation areas and two neighborhood parks, totaling 6.5 acres, will be developed in Planning Areas 18, 19, 20, 21 and 22, and are intended to service the Citrus Heights North community exclusively. Typical amenities include swimming pools, basketball/volleyball courts, tot lots, gazebos, water features, community gardens, BBQ areas, open turf areas, picnic tables, on-site parking, and similar neighborhood serving uses.
• Interim Detention Basin – Areas for detaining drainage will occupy 4.25 acres and will be located within Planning Area 6B.
• Neighborhood Commercial – A 9.0-acre neighborhood commercial center will be developed in Planning Area 12, located at the intersection of Summit Avenue and Citrus Avenue in the southeastern portion of the project site. The neighborhood commercial center is intended to serve North Fontana residents and provide a variety of retail services.
 NOT-A-PART (N.A.P.)
Two utility easements traverse the project site and run in north-east and east-west alignments.

These easements will remain and are not included within the Citrus Heights North Specific Plan boundaries. Disturbances within the utility easements as a result of this Specific Plan may include crossing of the easement by the northerly extension of Knox Avenue and an internal residential road. Approvals for these improvements will be required from Southern California Edison (SCE), Southern California Gas (SCG), and the Metropolitan Water District (MWD), as well as the City of Fontana.
1420
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-8

3.4 PLANNINGAREAS
Twenty-two (22) distinct development areas, referred to as “planning areas” have been designated to implement the planning objectives of the Citrus Heights North Specific Plan. These planning areas were formed on the basis of logical clustering’s of development. Each planning area will have unique characteristics, but will be integrated into the broader, cohesive collection of residential villages.

Collectively, the various planning areas will form the interlinked CITRUS HEIGHTS NORTH community through complementary architectural and landscape themes, a network of community trails, and common recreational amenities positioned throughout the community.

Development standards for each planning area are described below. Although development in the planning areas of Citrus Heights North will conform closely to the design standards presented in this section, actual residential lotting, site planning of the commercial site, and selection of specific recreational amenities will not be determined until the tentative tract map stage and may result in slight adjustments to the development standards upon written approval by the Planning Division.

During the tentative tract map stage of design, the actual number of dwelling units allocated to a particular residential planning area may slightly differ from the number specified in the Citrus Heights North Specific Plan. Up to 10% of the detached units in a particular residential planning area may be transferred to another detached planning area, provided the maximum unit count for the Specific Plan as a whole does not exceed 1,067 1,152 units. With prior written approval of the Planning Manager, up to 10% of the high density units in a particular residential planning area may be transferred to another attached planning area, provided the maximum unit count for the high density residential, as a whole, does not exceed 426 units. The Development Standards and Design Guidelines contained in Sections 4 and 5 of this Specific Plan, respectively, will ensure uniformity of use and design as it pertains to zoning and community character.

A. PLANNINGAREA 1
Planning Area 1 will contain a maximum of 13 single-family dwelling units located on 4.9 acres. Lot size shall be a minimum of 10,000 s.f. and will be developed at a density from 1.7 to 3.7 du/ac. This planning area is located immediately east of Lytle Creek Road in the northwest portion of the project site, immediately adjacent to Planning Area 2. The design considerations of Planning Area 1 are as follows (see Figure 7, Planning Areas 1):

1. A community theme wall shall be provided along the common boundary of Planning Area 1 and the utility easement to the east.

2. A community theme wall shall be provided along the northern Planning Area 1 boundary and along the common boundary of Planning Area 2 in areas that are private and not located in common areas. Whenever a wall is visible from the public right of way or common areas, a Community Theme Wall shall be provided. 1421
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-9
Figure 7, Planning Area 1
1422
Figure 7
Citrus Heights North
PLANNING AREA 1
RESIDENTIAL 10,000 SF

4.9 ACRES
13 DWELLING UNITS

1.7 - 3.7 DU/AC

LYTLE C REEK RO AD
Lytle Creek Road
Streetscape
PA1
1”=400’
Key Map
PA1
PA5
PA5
Community
Theme Wall
Community
Theme Wall
Neighborhood
Gated Entry
Community
Theme Wall
Neighborhood
Gated Entry
Community
Theme Wall
Community
Theme Wall
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
PA 22
N . A . P. N . A . P.

V'PA 3
PA 3
1*A~T3
PA PA 13 PA 14 2
PA 10 PA 8 A 3 4
N.A.P.

N.A «.A.P.

PA 11 PA 9
PA 6B
PA 21
PA 6A PA 7
PA 15 PA 12
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PA 12 1423
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-10
B. PLANNINGAREA 2
Planning Area 2 will contain a maximum of 110 single-family dwelling units located on 25.6 acres.

Lot size shall be a minimum of 6,000 s.f. and will be developed at a density from of 3.3 to 5.3 du/ac.

This planning area is located immediately east of Lytle Creek Road in the northwest portion of the project site. The design considerations of Planning Area 2 are as follows (see Figure 8, Planning Area 2):

1. A roadway landscape treatment shall be provided along the project’s frontage with Lytle Creek Road.

2. Gated neighborhood entry treatments shall be provided at the entrances to Planning Area 2 from Lytle Creek Road.

3. A community theme wall shall be provided along the common boundary of Planning Area 2 and the utility easement to the east. Secured wall breaks are permitted with Planning Manager approval to provide pedestrian access to the trail proposed within the utility easement.

4. A community theme wall shall be provided along the northern Planning Area 2 boundary. Whenever a wall is visible from the public right-of-way or common areas, a community theme wall shall be provided. A community theme wall shall be provided along the common boundary of Planning Area 2 and Lytle Creek Road.

C. PLANNINGAREA 3
Planning Area 3 will contain a maximum of 100 single-family dwelling units located on 29.7 acres.

Fifty-seven (57) units will be developed with a minimum lot size of 7,000 s.f. at a density ranging from 2.9 to 4.9 du/ac. Forty-three (43) units will be developed with a minimum lot size of 10,000 s.f. with densities ranging from 1.9 to 3.9 du/ac. This planning area is located north of Knox Avenue and west of Citrus Avenue. The design considerations of Planning Area 3 are as follows (see Figure 9, Planning Area 3):

1. A roadway landscape treatment shall be provided along the project’s frontage with Knox Avenue.

2. A roadway landscape treatment shall be provided along the project’s frontage with Citrus Avenue.

3. Gated neighborhood entry treatments shall be provided at the entrances to Planning Area 3 from Knox Avenue and Citrus Avenue.

4. A combination wrought iron fence and split face block wall shall be provided along the common boundary of Planning Area 3 and the utility easement traversing the site. 1424
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-11

5. A community theme wall shall be provided along the common boundary of Planning Area 3 and vacant off-site property to the north and northwest. Whenever a wall is visible from the public right-of-way or common areas, a community theme wall shall be provided.

6. A community theme wall shall be provided along the common boundary of Planning Area 3 and Knox Avenue and Citrus Avenue.

D. PLANNINGAREA 4
Planning Area 4 will contain a maximum of 58 single-family dwelling units located on 12.7 acres.

Lot size within Planning Area 4 shall be a minimum of 5,000 s.f. and be developed at a density from

3.6 to 5.6 du/ac. This planning area is located south of Knox Avenue and west of Citrus Avenue. The design considerations of Planning Area 4 are as follows (see Figure 10, Planning Area 4):

1. A roadway landscape treatment shall be provided along the project’s frontage with Citrus Avenue.

2. A gated neighborhood entry treatment shall be provided at the entrance to Planning Area 4 from Citrus Avenue.

3. A combination wrought iron fence and split face block wall shall be provided between the proposed residential land uses and the utility easement to the south.

Secured wall breaks are permitted with Planning Manager approval to provide pedestrian access to trails that may be located within the utility easement.

4. A community theme wall shall be provided along the common boundary of Planning Areas 4 and 8 that are visible from the common areas and roadways, or a precision block wall where facing private residences.

5. A community theme wall or combo wrought iron and split face fence, to be determined during site planning to minimize tunnel effects but still ensure privacy and capitalize on views, shall be provided along the common boundary of Planning Area 4 and the private recreational uses in Planning Area 20 subject to Planning Manager approval.

6. A community theme wall shall be provided along the common boundary of Planning Area 4 and Citrus Avenue. Walls in private areas shall be constructed of precision block.
1425
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-12
Figure 8, Planning Area 2
1426
Figure 8
Citrus Heights North
PLANNING AREA 2
RESIDENTIAL 6,000 SF

25.6 ACRES
110 DWELLING UNITS

3.3 - 5.3 DU/AC

LYTLE C REEK ROAD
PA2
Key Map
PA2
PA5
1”=400’
PA5
Lytle Creek Road
Streetscape
Community
Theme Wall
Neighborhood
Gated Entry
Community
Theme Wall
Neighborhood
Gated Entry
Community
Theme Wall
Community
Theme Wall
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
PA 22
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PA 12 1427
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-13
Figure 9, Planning Area 3
1428
Figure 9
Citrus Heights North
PLANNING AREA 3
RESIDENTIAL 10,000 SF
15 ACRES
43 DWELLING UNITS

1.9 - 3.9 DU/AC
&
RESIDENTIAL 7,000 SF

14.7 ACRES
57 DWELLING UNITS

2.9 - 4.9 DU/AC

KNOX AVENUE
PA3

C ITRUS AVENUE
Key Map
PA3
PA3
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Theme Wall
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Gated Entry
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Wall
Community
Theme Wall
Community Theme
Wall
Combination W.I./
Split Face Block
Wall
Citrus Avenue
Streetscape
Community
Theme Wall
Knox Avenue
Streetscape
Community Entry
(Knox Avenue)
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
PA 22
N . A . P. N . A . P.
3 PA PA 13 PA 14 2
'PA 1
PA 10 PA 8 A s4
N.A.P.

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PA 6B
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PA 12 1429
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-14
Figure 10, Planning Area 4
1430
Figure10
Citrus Heights North
PLANNING AREA 4

RESIDENTIAL

12.7 ACRES
58 DWELLING UNITS

3.6 - 5.6 DU/AC

C TI RUS AVENUE
PA 4

KNOX AVENUE
Key Map
PA5
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Gated Entry
Citrus Avenue
Streetscape
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Theme Wall
Combination W.I./
Split Face Block
Wall
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Streetscape
Non-Gated
Neighborhood
Entry
Community
Theme Wall
Combination W.I./
Split Face Block
Wall
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
PA 22
N . A . P. N . A . P.
17' PA 3
PA 3
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PA PA 13 PA 14 2
'PA 1
PA 10 PA 8
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PA 12 1431
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-15
E. PLANNINGAREA 5
Planning Area 5 will contain a maximum of 27 single-family dwelling units located on 9.5 acres. Lot size within Planning Area 5 shall be a minimum of 10,000 s.f. and be developed at a density from 1.8 to 3.8 du/ac. This planning area is located north of Summit Avenue and east of Lytle Creek Road, and is transected by the utility easement traversing the project site. The design considerations of Planning Area 5 are as follows (see Figure 11, Planning Area 5):

1. A roadway landscape treatment shall be provided along the project’s frontage with Summit Avenue.

2. A roadway landscape treatment shall be provided along the project’s frontage with Lytle Creek Road.

3. A gated neighborhood entry treatment shall be provided at the entrances to Planning Area 5 from Summit Avenue and Lytle Creek Road.

4. A combination wrought iron fence and split face block wall shall be provided along the common boundary of Planning Area 5 and the utility easement traversing the site.

Secured wall breaks are permitted with Planning Manager approval to provide pedestrian access to trails that may be located within the utility easement.

5. Walls in private areas shall be constructed of precision block.

6. A community theme wall shall be provided along the common boundary of Planning Area 5 and the proposed community sports center and interim detention basin in Planning Areas 6A and 6B.

7. A community theme wall shall be provided along the common boundary of Planning Area 5 and Summit Avenue and Lytle Creek Road.
1432
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-16
Figure 11, Planning Area 5
1433
Figure 11
Citrus Heights North
PLANNING AREA 5
RESIDENTIAL 10,000 SF

9.5 ACRES
27 DWELLING UNITS

1.8 - 3.8 DU/AC
1”=400’
PA5
PA5

LYTLE C REEK ROAD

KNOX AVENUE
PA5
Neighborhood
Gated Entry
Lytle Creek Road
Streetscape
Community
Theme Wall
Community
Theme Wall
Neighborhood
Gated Entry
Combination W.I./
Split Face Block
Wall
Corner Treatment
Combination W.I./
Split Face Block
Wall
Community
Theme Wall
Neighborhood
Gated Entry
Community
Theme Wall
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
PA 22
N . A . P. N . A . P.
17' PA 3
PA 3
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PA 10 PA 8 A 4
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PA 12 1434
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-17
F. PLANNINGAREA 6A
Planning Area 6A will accommodate a 9.18-acre community sports center. This planning area is located west of Knox Avenue and north of Summit Avenue, in the southwest portion of the project site. Proposed amenities for the community sports center and shall include some of the following:
• Athletic Center
• Community Building
• Picnic Facilities
• Shade Tree Plantings and Turf Areas
Tot Lots
• Sand Volleyball Courts
• Specific Specialty Sports including
soccer/football fields and/or baseball/
softball fields
The design considerations of Planning Area 6A are as follows (see Figure 12, Planning Area 6A):

1. Roadway landscape treatments shall be provided along the project’s frontage with Summit Avenue and Knox Avenue.

2. A community theme wall shall be provided along the common boundary of Planning Area 6A and the proposed residential uses in Planning Area 5 and a wrought iron fence shall be provided along the common boundary of interim detention basin in Planning Area 6B.

G. PLANNINGAREA 6B
Planning Area 6B will contain a 4.25-acre interim detention area located west of Knox Avenue and east of the utility easement bisecting the site, adjacent to Planning Area 6A. The design considerations of Planning Area 6B are as follows (see Figure 13, Planning Area 6B):

1. A roadway landscape treatment shall be provided along the project’s frontage with Knox Avenue.

2. A community theme wall shall be provided along the common boundary of Planning Area 6B and the utility easement traversing the site subject to Planning Manager approval.

3. A wrought iron fence shall be provided along the common boundary of Planning Area 6B and the proposed community sports center in Planning Area 6A.

H. PLANNINGAREA 7
Planning Area 7 will contain a maximum of 66 single-family dwelling units located on 14.0 acres.

Lot size shall be a minimum of 5,000 s.f. and will be developed at a density from 3.7 to 5.7 du/ac.

This planning area is located east of Knox Avenue and north of Summit Avenue. The design considerations of Planning Area 7 are as follows (see Figure 14, Planning Area 7):
1435
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-18

1. A roadway landscape treatment shall be provided along the project’s frontage with Summit Avenue.

2. A roadway landscape treatment shall be provided along the project’s frontage with Street “A”.

3. A major gated neighborhood entry treatment shall be provided at the entrance to Planning Area 7 from Summit Avenue.

4. A community theme wall shall be provided along the common boundary of Planning Areas 7 and 16 where visible from the common areas, precision block wall where visible from private residences. Private walls shall be constructed of precision block.

5. A community theme wall shall be provided along the common boundary of Planning Area 7 and Summit Avenue and Street “A”.

I. PLANNINGAREA 8
Planning Area 8 will contain a maximum of 36 single-family dwelling units located on 6.8 acres. Lot size shall be a minimum of 4,000 s.f. and will be developed at density from 4.3 of 6.3 du/ac. This planning area is situated in an interior location south and east of Knox Avenue, immediately adjacent to Planning Area 10, and just north of the utility easement. The design considerations of Planning Area 8 are as follows (see Figure 15, Planning Area 8):

1. A combination wrought iron fence and split face block wall shall be provided along the common boundary of Planning Area 8 and the utility easement to the south.

2. Secured wall breaks are permitted to provide pedestrian access to trails that may be located within the utility easement subject to Planning Manager approval.

3. A community theme wall shall be provided along the common boundary of Planning Areas 4 where visible from common areas, a precision block wall shall be provided where visible from private residences.

4. A combination wrought iron and split face wall shall be provided along the common boundary of Planning Area 8 and the proposed private recreational uses in Planning Area 20.

5. A community theme wall shall be provided along the North boundary of Planning Area 8. Precision block walls shall be provided in private areas. 1436
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-19
J. PLANNINGAREA 9
Planning Area 9 will contain a maximum of 36 single-family dwelling units located on 7.0 acres. Lot size shall be a minimum of 4,000 s.f. and will be developed at a density from 4.1 to 6.1 du/ac. This planning area is located east of Knox Avenue and north of Street “A”. The design considerations of Planning Area 9 are as follows (see Figure 16, Planning Area 9):

1. A roadway landscape treatment shall be provided along the project’s frontage with Knox Avenue.

2. A roadway landscape treatment shall be provided along the project’s frontage with the Street “A”.

3. A gated entry treatment shall be provided at the entrance to the Street “A.

4. A combination wrought iron fence and split face block wall shall be provided along the common boundary of Planning Area 9 and the utility easement to the north.

Secured wall breaks are permitted with Planning Manager approval to provide pedestrian access to trails that may be located within the utility easement.

5. A community theme wall shall be provided along the common boundary of Planning Areas 9 and 11 where visible from common areas.

6. A community theme wall shall be provided along the common boundary of Planning Area 9 and Knox Avenue and Street “A”.
1437
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-20
Figure 12, Planning 6a
1438
Figure 12
Citrus Heights North
PLANNING AREA 6A

CONCEPTUAL COMMUNITY SPORTS CENTER

9.18 ACRES

KNOX AVENUE

SUMMIT AVENUE
Key Map
PA5
1”=400’
PA5
Knox Avenue
Streetscape
Combination W.I./
Split Face Block
Wall
Community Sports
Center Entry
Community
Identification
Element
W.I. Fence
Community
Theme Wall
W.I. Fence
Summit Avenue
Streetscape
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
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PA 12 1439
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-21
Figure 13, Planning 6 b
1440
Figure13
Citrus Heights North
PLANNING AREA 6B

DENTENTION BASIN

4.25 ACRES

KNOX AVENUE

SUMMIT AVENUE
Key Map
PA5
PA6B
PA6B
1”=400’
PA5
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Streetscape
Combination W.I./
Split Face Block
Wall
Community Sports
Center Entry
Community
Identification
Element
W.I. Fence
Community
Theme Wall
Summit Avenue
Streetscape
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
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17' PA 3
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PA 12 1441
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-22
Figure 14, Planning Area 7
1442
Figure 14
Citrus Heights North
PLANNING AREA 7
RESIDENTIAL 5,000 SF

14.0 ACRES
66 DWELLING UNITS

3.7 - 5.7 DU/AC
STREET “A”

SUMMIT AVENUE
Key Map
PA5
PA 7
1”=400’
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Community
Theme Wall
Summit Avenue
Streetscape
Street “A”
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Theme Wall
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Entry
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Theme Wall
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Streetscape
Non-Gated
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Entry
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This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

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PA 12 1443
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-23
Figure 15, Planning Area 8
1444
Figure 15
Citrus Heights North
PLANNING AREA 8

RESIDENTIAL

6.8 ACRES
36 DWELLING UNITS

4.3 - 6.3 DU/AC

C TI RUS AVENUE
PA 8

KNOX AVENUE
Key Map
PA5
PA 8
1”=400’
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Community Entry
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Gated Entry
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Theme Wall
Knox Avenue
Streetscape
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Wall
Community Theme
Wall
Neighborhood
Gated Entry
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

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PA 12 1445
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-24
Figure 16, Planning Area 9
1446
Figure16
Citrus Heights North
PLANNING AREA 9
RESIDENTIAL 4,000 SF

7.0 ACRES
36 DWELLING UNITS

4.1 - 6.1 DU/AC

KNOX AVENUE
PA 9
Key Map
PA5 PA 9
1”=400’
PA5
Community
Theme Wall
Combination W.I./
Split Face Block
Wall
Major Gated Entry
Community
Theme Wall
Knox Avenue
Streetscape
Community
Theme Wall
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
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PA 12 1447
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-25
K. PLANNINGAREA 10
Planning Area 10 will contain a maximum of 57 rear-loaded, single-family dwelling units located on

8.8 acres. Lot size shall be a minimum of 4,000 s.f. and will be developed at a density from 5.5 to 7.5 du/ac. This planning area is situated in an interior location south and east of Knox Avenue, immediately adjacent to Planning Area 13, and just north of the utility easement. The design considerations of Planning Area 10 are as follows (see Figure 17, Planning Area 10):

1. Gated neighborhood entry treatments shall be provided at the entrances to Planning Area 10 from Knox Avenue.

2. A combination wrought iron fence and split face block wall shall be provided along the common boundary of Planning Area 10 and the utility easement to the south.

3. Secured wall breaks are permitted with Planning Manager approval to provide pedestrian access to trails that may be located within the utility easement.

4. A combination wrought iron and split face block wall shall be provided along the common boundary of Planning Areas 8 and 13. Precision block walls shall be provided in private areas.

L. PLANNINGAREA 11
Planning Area 11 will contain a maximum of 36 rear loaded, single-family dwelling units located on

6.9 acres. Lot size shall be a minimum of 4,000 s.f. and will be developed at a density from 4.2 to 6.2 du/ac. This planning area is located east of Knox Avenue and north of Street “A”. The design considerations of Planning Area 11 are as follows (see Figure 18, Planning Area 11):

1. A roadway landscape treatment shall be provided along the project’s frontage with the Street “A”.

2. A gated entry treatment shall be provided at the entrance to the Street “A”.

3. A combination wrought iron fence and precision block wall shall be provided along the common boundary of Planning Area 11 and the utility easement to the north and on Southern boundary along Street “A”. Secured wall breaks are permitted to provide pedestrian access to trails that may be located within the utility easement. A community theme wall shall be provided along the common boundary of Planning Area 11 and Planning area 17 and Planning Area 9.
1448
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-26
Figure 17, Planning Area 10
1449
Figure 17
Citrus Heights North
PLANNING AREA 10
RESIDENTIAL 4,000 SF
(REAR LOADED)

8.8 ACRES
57 DWELLING UNITS

5.5 - 7.5 DU/AC

KNOX AVENUE
PA 10
Key Map
PA 10
PA5
1”=400’
PA5
Combination W.I./
Split Face Block
Wall
Knox Avenue
Streetscape
Combination W.I./
Split Face Block
Wall
Combination W.I./
Split Face Block
Wall
Combination W.I./
Split Face Block
Wall
Neighborhood
Gated Entry
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
PA 22
N . A . P. N . A . P.
17' PA 3
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El 'PA 1
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PA 12 1450
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-27
Figure 18, Planning Area 11
1451
Figure 18
Citrus Heights North
PLANNING AREA 11
RESIDENTIAL 4,000 SF
(REAR LOADED)

6.9 ACRES
36 DWELLING UNITS

4.2 - 6.2 DU/AC
Key Map
PA 11
PA5 PA 11
1”=400’
PA5
Community
Theme Wall
Combination W.I./
Split Face Block
Wall
Community
Theme Wall
Combination W.I./
Split Face Block
Wall
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
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PA 12 1452
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-28
M. PLANNINGAREA 12
Planning Area 12 will be developed with a neighborhood commercial center located on 9.0 acres.

The neighborhood commercial center will provide commercial retail and neighborhood services for residents of Citrus Heights North and surrounding communities. This planning area is located north of Summit Avenue and west of Citrus Avenue, at the southeastern project boundary. The design considerations of Planning Area 12 are as follows (see Figure 19, Planning Area 12):

1. A roadway landscape treatment shall be provided along the project’s frontage with Summit Avenue.

2. A roadway landscape treatment shall be provided along the project’s frontage with Citrus Avenue.

3. A community theme wall shall be provided between the proposed neighborhood commercial land uses and adjacent residential land uses in Planning Areas 16 and 17.

4. A commercial entry treatment shall be provided at the entrances to Planning Area 12 from Summit Avenue and Citrus Avenue.

5. A secured pedestrian access shall be provided between the proposed commercial land uses and residential and private recreation uses in Planning Areas 16 and 17.

Planning Area 12 will contain a residential neighborhood with a maximum of 85 single family residential cluster dwelling units on 8.98 acres. Development density for the planning area will be 9.4 dwelling units per acre. The design considerations for Planning Area 12 are as follows (see Figure 19, Planning Area 12):

1. A two-lane gated entrance will be provided for Planning Area 12 along Summit Avenue that will allow for simultaneously entry and exit from the neighborhood. The gated entrance driveway will include planted dividers/median and a traffic island.

2. An additional emergency vehicle access point will be developed on the eastern border of Lot B within the northeastern portion of Planning Area

12. 3. Decorative paving will be utilized at multiple locations within Planning Area 12 including the gated entryway and internal intersections connecting to the main roadway loop.

4. An additional corner monument will be placed at the corner of Summit Avenue and Citrus Avenue along the southern border of Planning Area

12. 5. 261 Parking spaces will be provided for residents and guests. Parking provisions within Planning Area 12 include 170 garage spaces , 48 open parking spaces, and 45 guest parking spaces. Parking would meet the 1453
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-29
City’s parking requirements as required in the zoning code.

6. Three lot areas (Lot A, Lot B, and Lot C) of Planning Area 12 will be developed with community recreational amenities and open space totaling 117.69 acres of usable open space. Private open space would be included with all dwelling units within Planning Area 12.

N. PLANNINGAREAS 13 AND14
Planning Areas 13 and 14 will contain a maximum of 102 residential dwelling units located on 13.6 acres. This residential product will be developed at a density from 6.5 to 8.5 du/ac. Planning Areas 13 and 14 are located on the south side of Knox Avenue, adjacent to the bend in the street, east of the utility easement. The design considerations of Planning Areas 13 and 14 are as follows (see Figure 20, Planning Area 13):

1. An entry treatment shall be provided at the entrances to Planning Area 13 from Planning Area 10 or from Knox Avenue (as appropriate).

2. A roadway landscape treatment shall be provided along the project’s frontage with Knox Avenue.

3. A split face block wall shall be provided along Knox Avenue and along the adjacent proposed residential use in Planning Areas 4, 8 and 10. 1454
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-30
Figure 19, Planning Area 12
1455
Figure 19
Citrus Heights North
PLANNING AREA 12

RESIDENTIAL

9.0 ACRES
Key Map
PA5
PA 12
1”=400’
PA5
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
PA 17
PA 22
N . A . P. N . A . P.
17' PA 3
PA 3
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'PA 1
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Open Lawn Area Corner Monument
Summit Avenue
Streetscape
Entry Gate with
Monument
Signage
Updated title from Commercial
to Residential
Updated PA12 map with Residential Project Development and call outs.
1456
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-31
Figure 20, Planning Area 13 and 14
1457
Figure 20
Citrus Heights North
PLANNING AREA 13

RESIDENTIAL
(GARDEN COURTS)

8.9 ACRES
67 DWELLING UNITS

6.5 - 8.5 DU/AC

KNOX AVENUE
PA 13
Key Map
1”=400’
Community
Theme Wall
Knox Avenue
Streetscape
Combination W.I./
Split Face Block
Wall
Combination W.I./
Split Face Block
Wall
Combination
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Block Wall
Combination W.I./
Split Face Block
Wall
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

Split Face
Block Wall
Split Face
Block Wall
Split Face
Block Wall
Split Face
Block Wall
Knox Avenue
Streetscape
PLANNING AREA 13 & 14

RESIDENTIAL

DETACHED CONDOMINIUMS

13.6 ACRES
101 DWELLING UNITS
7 - 10 DU/AC
PA5
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PA 12 1458
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-32
O. PLANNING AREA 15
Planning Area 15 will contain a maximum of 136 high-density residential dwelling units located on

9.6 acres. This residential product will be developed at a density of 13.2 to 15.2 du/ac. This planning area is located east of Knox Avenue and north of Summit Avenue, in the southern portion of the project site. The design considerations of Planning Area 15 are as follows (see Figure 22, Planning Area 15):

1. A roadway landscape treatment shall be provided along the project’s frontage with the Street “A”.

2. Roadway landscape treatments shall be provided along the project’s frontage with Summit Avenue and Knox Avenue.

3. A major gated neighborhood entry treatment shall be provided at the entrance to Planning Area 15 from Summit Avenue.

4. A non-gated entry treatment shall be provided at the entrance to Planning Area 15 from Street “A”.

5. A community theme wall shall be provided along the common boundary of Planning Area 15 and Knox Avenue, Summit Avenue, and Street “A”. 1459
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-33
Figure 21, Planning Area 14
1460
Figure 21
Citrus Heights North
PLANNING AREA 14

HIGH DENSITY RESIDENTIAL

4.7 ACRES
70 DWELLING UNITS

13.9 - 15.9 DU/AC
Key Map
PA5
PA 14
1”=400’
PA5
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PLANNING AREA 14
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PA 12 1461
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-34
Figure 22, Planning Area 15
1462
Figure 22
Citrus Heights North
PLANNING AREA 15

HIGH DENSITY RESIDENTIAL

9.6 ACRES
136 DWELLING UNITS

13.2 - 15.2 DU/AC

KNOX AVENUE

SUMMIT AVENUE
Key Map
PA5
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This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
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PA 12 1463
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-35
P. PLANNINGAREA 16
Planning Area 16 will contain a maximum of 139 high-density residential dwelling units located on

9.6 acres. This residential product will be developed at a density of 14.1 to 18.1 du/ac. This planning area is located north of Summit Avenue, adjacent to Planning Area 12. The design considerations of Planning Area 16 are as follows (see Figure 23, Planning Areas 16):

1. A roadway landscape treatment shall be provided along the project’s frontage with Summit Avenue.

2. A roadway landscape treatment shall be provided along the project’s frontage with Street “A”.

3. A gated neighborhood entry treatment shall be provided at the entrance to Planning Area 16 from Summit Avenue.

4. A community theme wall shall be provided between the proposed residential land uses and neighborhood commercial center in Planning Area 12 visible from common areas.

5. A community theme wall shall be provided along the common boundary of Planning Areas 7 and 16 visible from common areas.

6. A community theme wall shall be provided along the common boundary of Planning Area 16 and Summit Avenue and Street “A”.

Q. PLANNINGAREA 17
Planning Area 17 will contain a maximum of 151 high-density residential dwelling units located on

13.1 acres. This residential product will be developed at a density of 11.0 to 14.8 du/ac. This planning area is located immediately adjacent to Citrus Avenue at the termination of the Street “A”.

The design considerations of Planning Area 17 are as follows (see Figure 24, Planning Area 17):

1. A roadway landscape treatment shall be provided along the project’s frontage with the Citrus Avenue.

2. A roadway landscape treatment shall be provided along the project’s frontage with Street “A”.

3. A community theme wall shall be provided between the proposed residential land uses and neighborhood commercial center in Planning Area 17 visible from common areas.
1464
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-36

4. A combination wrought iron fence and precision block wall shall be provided along the common boundary of Planning Area 17 and the utility easement to the north.

5. A community theme wall shall be provided along the common boundary of Planning Area 17 and Citrus Avenue.

R. PLANNINGAREA 18
Planning Area 18 will provide for a 0.5-acre private recreation area. This planning area is located north of Knox Avenue, within Planning Area 3. Proposed amenities for the private recreation area shall include a minimum of three of the following:
• Tot Lot
• Central Shade Gazebo
• Picnic Facilities
• Open Turf Play Area
• Passive Seating Area
• BBQ Area
• Greenbelt/Paseo Connection
The design considerations of Planning Area 18 are as follows (see Figure 25, Planning Area 18):

1. A gated neighborhood entry treatment shall be provided at the entrance to Planning Area 3 from Knox Avenue.

2. A community theme wall or combination wrought iron fence and split face block wall, subject to Planning Manager approval, shall be provided along the common boundary of Planning Area 18 and the proposed residential uses in Planning Area.

S. PLANNINGAREA 19
Planning Area 19 will provide for a 0.5-acre private recreation area. This planning area is located west of Knox Avenue, within Planning Area 2. Proposed amenities for the private recreation area shall include a minimum of three of the following:
• Large Turf Play Area
• Central Shade Gazebo
• Picnic Facilities
• Passive Open Turf Area
• Passive Seating Area
• Sport Court
• BBQ/Outdoor Kitchen
• Theme Gardens
The design considerations of Planning Area 18 are as follows (see Figure 26, Planning Area 19):

1. A gated neighborhood entry treatment shall be provided at the entrance to Planning Area 2 from Knox Avenue.
1465
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-37

2. A community theme wall or combination wrought iron fence and split face block wall, to be determined during site planning shall be provided along the common boundary of Planning Area 19 and the proposed residential uses in Planning Area 2 where visible from common areas and subject to the approval of the Planning Manager.
1466
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-38
Figure 23, Planning Area 16
1467
Figure 23
Citrus Heights North
PLANNING AREA 16

HIGH DENSITY RESIDENTIAL

9.6 ACRES
139 DWELLING UNITS

14.0 - 18.1 DU/AC
STREET “A”

SUMMIT AVENUE
PA 16
Key Map
PA5
PA 16
1”=400’
PA5
Community
Theme Wall
Community
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Neighborhood
Gated Entry
Community
Theme Wall
Summit Avenue
Streetscape
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

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PA 12 1468
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-39
Figure 24, Planning Area 17
1469
Figure 24
Citrus Heights North
PLANNING AREA 17

HIGH DENSITY RESIDENTIAL

13.1 ACRES
151 DWELLING UNITS

11.0 - 14.8 DU/AC

C TI RUS AVENUE
PA 17
Key Map
PA5
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Neighborhood
Gated Entry
Citrus Avenue
Streetscape
This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

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PA 12 1470
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-40
Figure 25, Planning Area 18
1471
Figure 25
Citrus Heights North
PLANNING AREA 18

NEIGHBORHOOD RECREATION

0.5 ACRES

KNOX AVENUE
PA18

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Key Map
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This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

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PA 12 1472
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-41
Figure 26, Planning Area 19
1473
Figure 26
Citrus Heights North
PLANNING AREA 19

NEIGHBORHOOD RECREATION

0.5 ACRES

LYTLE C REEK ROAD
PA19
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This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

PA 16
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PA 12 1474
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-42
T. PLANNINGAREA 20
Planning Area 20 will provide for a 1.0-acre private recreation area. This planning area is located south of Knox Avenue, immediately adjacent to Planning Areas 4 and 8. Proposed amenities for the private recreation area shall include, but not be limited to:
• Tot Lot
• Shade Tree Plantings and Turf Areas
• Picnic Facilities
• Pool and Jacuzzi
• Clubroom and Restroom Facility (Clubroom shall consist of a minimum 500 s.f. fitness center, and a 500 minimum s.f. area consisting of a kitchen and flex space for a variety of uses and gatherings).

The design considerations of Planning Area 20 are as follows (see Figure 27, Planning Area 20):

1. A split face block wall or combination wrought iron fence and precision block wall, to be determined during site planning shall be provided along the common boundary of Planning Area 20 and the proposed residential uses in Planning Areas 4 and 8 subject to Planning Manager approval.

2. A wrought iron fence shall be provided along northern boundary of Planning Area

20. U. PLANNINGAREA 21
Planning Area 21 will provide for a 3.5-acre private
recreation area. This planning area is located east of the future extension of Knox Avenue and south of Street
“A”. Proposed amenities for the private recreation area shall include, but are not limited to:
• 14,000 square foot Clubhouse with
Professional Quality Gym, Library,
Business Center, Theatre, and Conference
Room.
• Tot Lot
• Shade Tree Plantings and Turf Areas
• Picnic Facilities
• “Junior” Olympic Pool and Jacuzzi
• Restroom Facility
1475
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-43
The design considerations of Planning Area 21 are as follows (see Figure 28, Planning Area 21):

1. A roadway landscape treatment shall be provided along the project’s frontage with Street “A”.

2. A wrought iron fence or combination wrought iron fence and split face block wall shall be provided along the northern, western, and eastern Planning Area 21 boundaries to satisfaction of Planning Manager.

V. PLANNINGAREA 22
Planning Area 22 will provide for a 1.0-acre private recreation area. This planning area is located north of Planning Area 16 at the termination of Street “A”. It is envisioned that this recreation area would provide a secured pedestrian linkage to the neighborhood commercial located in Planning Area 12. Proposed amenities for the private recreation area shall include, but are not limited to:
• Tot Lot
• Shade Tree Plantings and Turf Areas
• Dog Park
• Outdoor Kitchen
The design considerations of Planning Area 22 are as follows (see Figure 29, Planning Area 22):

1. A roadway landscape treatment shall be provided along the project’s frontage with Street “A”.
1476
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-44
Figure 27, Planning Area 20
1477
Figure 27
Citrus Heights North
PLANNING AREA 20

PRIVATE RECREATION

1.0 ACRE

C TI RUS AVENUE
PA 20

KNOX AVENUE
Key Map
PA5
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PA5
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This exhibit is a conceptual design, allowing for maximum density only.

All Planning Area designs will be reviewed and approved through the tentative map process.

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PA 12 1478
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-45
Figure 28, Planning Area 21
1479
Figure 28
Citrus Heights North
PLANNING AREA 21

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PA 12 1480
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-46
Figure 29, Planning Area 22
1481
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Citrus Heights North
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PA 12 1482
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-47

3.5 CIRCULATION
A roadway concept has been developed for Citrus Heights North as illustrated on Figure 30, Circulation Plan. Circulation improvements constructed for the project will improve the functional efficiency of the North Fontana circulation system and will enhance the aesthetics of the street network through landscape improvements along the project’s frontage.

Access to the project site will be provided via Summit Avenue, Knox Avenue, Citrus Avenue, and Lytle Creek Road. The main objective of the circulation plan and the planned roadway improvements is to provide direct and convenient access to the community through a safe and efficient network of roadways. A description of the roadway improvements that will be implemented as part of Citrus Heights North are described below. Typical Street Cross Sections are illustrated in Figure 31.  Summit Avenue: Forms the southerly boundary of the project site and is designated by the City’s General Plan Circulation Element as a Modified Secondary Highway, with a base right-of-way width of 92 feet, a raised median, and a Class II bike lane. A signalized intersection is planned on Summit Avenue, just east of Knox Avenue, and will provide the location for Citrus Heights North’s major entry monumentation.  Citrus Avenue: Forms the easterly boundary of the project site and is designated by the City’s General Plan Circulation Element as a Primary Highway, with a base rightof-way width of 104 feet. The project will result in half-width improvements to Citrus Avenue along the project’s frontage and install landscape and sidewalk improvements along the western side of the right-of-way.  Knox Avenue: Designated by the City’s General Plan Circulation Element as a Collector Road that runs in a north-south direction and currently terminates at Citrus Avenue. Knox Avenue will be extended north-easterly by the Citrus Heights North project connecting to Citrus Avenue, with a base right-of-way width of 68 feet. The project will result in full-width improvements to Knox Avenue between Summit Avenue and Citrus Avenue.
 Lytle Creek Road: Forms the western boundary of the project site and is classified as a Secondary Highway north of Summit Avenue, with a base right-of-way width of 92 feet. The project will result in half-width improvements to Lytle Creek Road along the project’s frontage with landscape and sidewalk improvements.  Street “A”: Extends in an east-west alignment from the northerly extension of Knox Avenue. Street “A” will provide direct access to the residential neighborhoods and recreational amenities located in the southern portion of Citrus Heights North with a base right-of way width of 90 feet.
 Internal Streets and Cul-De-Sacs: Provide circulation within the individual planning areas. The project entries will be access-controlled by gates and the internal roadways will be privately owned and maintained by a Homeowners Association (H.O.A.). The 1483
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-48
City of Fontana Zoning and Development Code and project Covenants, Codes, and Restrictions (CC&Rs) shall control parking.

Internal streets will have a base right-of-way width of 56 or 60 feet with non-contiguous sidewalks.

The 56-foot standard would apply to streets at the end of a cul-de-sac, and the 60-foot standard would apply to internal streets that collect traffic and do not dead end. Non-vehicular circulation will be provided by the installation of trails, sidewalks, and painted bicycle lanes along the primary public roadways. The project will comply with the City’s bikeway plan in effect at the time of Specific Plan approval. Turning radii in entrances and any roundabouts shall be designed to the satisfaction of the City Engineer.

3.6 RECREATION PLAN
An important element of the Citrus Heights North community is the Recreation Plan, Figure 21. The recreation plan provides for a variety of recreational opportunities available for the enjoyment of project residents and the surrounding community, including a community sports center, private recreation facilities, and pocket parks.

A. COMMUNITY SPORTS CENTER & PUBLIC RECREATIONALFACILITIES As a part of the Citrus Heights North Specific Plan, a community sports center (to be developed and managed by the City of Fontana) will be provided at the intersection of Knox Avenue and Summit Avenue. Upon completion, the community sports center will provide up to 9.6 acres of recreational uses and offer City residents an additional location for organized recreational and civic events. It is envisioned to serve as an active community gathering area for Fontana by providing a highly diversified sports complex. This sports complex will compliment Fontana residents’ strong support and participation in organized youth sports and will contribute to an outstanding quality of life for children and adults.

Besides meeting the current and future needs of the City of Fontana, the sports complex will be a visual amenity for the North Fontana area and will provide an attraction for future residents. The community sports center will provide an integrated and accessible sporting, recreation, and leisure experience, with a focus on participation of City residents. The unique design of the community sports center will be ideal for youth and amateur sports leagues, tournaments, and practices. Proposed amenities for the community sports center may include, but not be limited to, an athletic center and gymnasium, pool, community building, picnic facilities, tot lots, and soccer, football, baseball, and softball fields.
1484
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-49
Figure 30, Circulation Plan
1485
CIRCULATION PLANFigure30
Citrus Heights North 0' 125’ 250' 500'
SOURCE: MADOLE & ASSOCIATES
LEGEND

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1486
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-50
Figure 31, Typical Street Cross-Sections
1487
TYPICAL STREET CROSS SECTIONS Figure31
Citrus Heights North
SOURCE: MADOLE & ASSOCIATES
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1488
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-51
Figure 32, Recreation Plan
1489
RECREATION PLANFigure32
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1490
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-52
B. PRIVATERECREATION FACILITIES
Citrus Heights North will incorporate three private recreation facilities as an important element of community design. The private recreation facilities are intended to serve as neighborhood gathering areas and provide active and passive recreation for the residents of the community. The private recreation facilities will be developed in Planning Areas 20, 21, and 22, providing 5.5 acres of passive and active recreation. The private recreation area in Planning Area 21 will serve as the larger primary facility and is envisioned to be highly amenitized. This community focal point will be located at the termination of the major community entry at Summit Avenue. Facilities to be provided within the private recreational facilities shall include, but are not limited to, a pool and spa, restroom facilities, basketball and tennis court, tot lots, open space turf areas for various activities, and barbeque facilities.

Planning Area 12 Private Recreation Facility
In conformance with the City’s Zoning Code and standards, Planning Area 12 will incorporate a minimum of four amenities within the communities three distinct private recreation facilities including a large central open space and 2 smaller pocket parks with distinctive planting, landscape and amenity features. These amenities can include facilities such as open lawn areas, tot-lots, barbecue facilities, sport courts, and walking trails. Within Planning Area 12, parks have been designed to be both passive with minimal seating areas, amenities and unique landscape features that embrace the agricultural history of the site or have been designed fully amenitized to function as a programed space for specific uses to complement the character of the Project. The community will provide more than the required four amenities required by code and as described below and as shown in Figure 62b.

One large community open space area would be developed in the center of Planning Area 12. The central open space area (Lot A) would be 16,727 square feet of active open space with large lawn, picnic tables seating, grills, shared structures and play structures. The two smaller pocket park open space areas would total 4,020 square feet of active open space. One of these spaces also doubles as the developments EVA and features include a path that is organically laid out among islands of artificial turf with a concrete path that is etched with playful roadway markings to act as both the emergency vehicle accessway and a children’s bicycle path. Planning Area 12 also includes additional non-amenitized, landscaping, and other open space areas distributed throughout the planning area that would provide informal seating and gathering spaces at the end of street sections and around the community. This additional non-amenitized area would provide an additional 17,673 square feet of landscaping and informal greenspace around the community. The total amenitized and non-amenitized/landscaped open space area in the Citrus West community would be approximately 10% of the site. Additionally, private open space areas are provided for each resident for a total of approximately 79,026 square feet of patio, backyards, and balcony space. The total open space for private open space is approximately 20% of the site.

C. NEIGH BO R H O O D PARKS
In addition to the private recreation facilities, a minimum of two (2) neighborhood parks totaling one acre are planned for development within Citrus Heights North in Planning Areas 18 and 19. The private neighborhood parks are intended to both serve as visual amenities and provide passive recreation for residents. Typical amenities shall include passive sitting areas, gazebos, gardens, 1491
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-53
barbeque areas, open space turf areas for various activities, tot lots, walkways, and decorative lighting.

D. TRAILS & PASEOS
A trail and paseo system (Figure 33) shall be provided to encourage pedestrian activity in the Citrus Heights North Specific Plan. These trails may provide residents with a comprehensive system of linkages that will facilitate pedestrian movement and provide convenient access to the recreational amenities planned for the community.

Planning Area 12 Trails and Paseos
To enhance pedestrian circulation and connection to the community facilities in Planning Area 12, pedestrian pathways have been designed to connect from all residential clusters to adjacent opens space amenities, community facilities and the central open space amenity. Furthermore, Planning Area 12 also includes a wellness walk which is includes 2 designated walking paths that connect the open space and amenity areas throughout the community. Each wellness loop provides signage to define the location of the walking path and the distance of the overall half-mile loop. See Figure 63b.

3.7 GRADINGCONCEPT
Grading for Citrus Heights North is tailored to the existing topography of the project site. The project site is part of a flat to gently sloping alluvial plain. Soils and geologic conditions present no significant constraints to grading. The primary objectives of the grading concept are to: a) establish road grades that are consistent with those of the existing City streets around the site; b) provide stable development pads for residential structures and recreation amenities; and, c) balance the cut and fill grading quantities on-site.

Grading is expected to balance on-site and will not require import or export of materials.

Approximately 950,000 cubic yards of cut and fill will be necessary to accommodate development of the site. This quantity may vary as final grading plans are developed. The grading plans shall be designed to accommodate drainage and a street system that meets City of Fontana standards. 1492
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-54
Figure 33 Trails and Paseos
1493
PEDESTRIAN CONNECTIONS & PASEOS PLAN Figure33
Citrus Heights North 0' 125’ 250' 500'

LYTLE CREEK ROAD

CITRUS AVENUE

SUMMIT AVENUE

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1494
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-55

3.8 Public Facilities
A. WATER DISTRIBUTION
Fontana Water Company (FWC) and the West Valley Water District (WVWD) provide water service to the area. FWC operates a reservoir, transmission mains, and local lines serving residents located primarily east of Beech Avenue and south of Summit Avenue. WVWD operates facilities that serve residences located generally east of Sierra Avenue but also including areas north of Summit Avenue west of Sierra Avenue.

Domestic water will service the residential, commercial, parks, and common landscape areas of Citrus Heights North. FWC and WVWD draw water for supply to their service areas from stream flow in the Lytle Creek region and from numerous wells within the Chino groundwater basin. The two water companies’ infrastructure consists of reservoir tanks, booster pump facilities, and a network of pipeline facilities to deliver water throughout its service area.

The primary connection points available for the Citrus Heights North Specific Plan area are located in Summit Avenue. The primary source of water will be provided by connecting to an existing 25- inch transmission main in Summit Avenue. Note that the Metropolitan Water District (MWD) has a 144-inch transmission main located approximately half-way between Summit Avenue and Duncan Canyon Road, in the general location of the proposed east-west segment of Knox Avenue. This line will not be available to serve the community.

The proposed water system, as shown in Figure 34, Master Water Plan, will include a 17-inch line in Lytle Creek Road extending from Summit Avenue to (existing) Casa Grande Road, and a 17-inch line in Citrus Avenue along the project frontage. Within the internal roadways, 6-inch and 8-inch lines owned and maintained by FWC and WVWD will serve to provide domestic service to each proposed residence and commercial tenant as well as supplying sufficient fire flows to fire hydrants placed in accordance with San Bernardino County Fire Department standards.

B. SEWER SERVICES
The City of Fontana is responsible for the collection of wastewater within its corporate limits. The City contracts with the Inland Empire Utilities Agency (IEUA), (formerly the Chino Basin Municipal Water District), for wastewater treatment. The project will need to be annexed to the IEUA prior to recordation of the first final tract map for residential and commercial planning areas.

A proposed 15-inch main sewer line was constructed by the Citrus Heights and Summit High School projects in Lytle Creek Road from Curtis Avenue to Summit Avenue. That system will flow to the RP-4 treatment plant located at the intersection of Sixth Street and Etiwanda Avenue in the City of Rancho Cucamonga. A second point of connection will be to an existing 15-inch main sewer line in Citrus Avenue at Summit Avenue.
1495
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-56
Figure 34, Master Water Plan
1496
MASTER WATER PLAN Figure34
Citrus Heights North 0' 125’ 250' 500'
SOURCE: MADOLE & ASSOCIATES
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1497
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-57
The proposed sewer plan consists of an extension of the already existing facilities, as shown in Figure 35, Master Sewer Plan. A 15-inch trunk line is proposed within Citrus Avenue, connecting to the existing 15-inch sewer in Citrus Avenue at Summit Avenue. A second 15-inch trunk line is proposed in Lytle Creek Road, which will connect to the proposed line to be constructed by others in Lytle Creek at Summit Avenue. A 10-inch main sewer line will be built in Summit Avenue across the project frontage, also connecting to the proposed facility in Lytle Creek Road.

The Citrus Heights North project site will be served by 8- and 12-inch gravity sewers. Use of force mains or pump stations is not required. 8-inch lines within the internal development will connect to the proposed 15-inch line in Citrus Avenue, the proposed 10-inch line in Summit Avenue, or a 15- inch line in Lytle Creek Road. Sewage disposal facilities shall be installed in accordance with the requirements and specifications of the State Department of Health Services and the San Bernardino County Health Department.

C. DRAINAGEPLAN
A drainage system has been developed for Citrus Heights North as illustrated on Figure 36, Master Drainage Plan. A preliminary on-site hydrology study was performed by the project engineer, Madole & Associates, Inc. This study was used to analyze the project’s approximate 211.9 acres to determine an approximation of flows generated by the current undeveloped conditions and build-out conditions of project development, utilizing a conceptual grading scheme for the proposed project.

All development proposed within Citrus Heights North shall be required to incorporate the design criteria discussed in this section, as necessary and appropriate.

Citrus Heights North is located generally in the San Sevaine Creek watershed. The site is within the Line “B” drainage area of the Master Plan of Storm Drainage for the City of Fontana. Line “B” is tributary to the existing Hawker-Crawford Channel located on the west side of Interstate 15 at Summit Avenue. Existing topographic relief consists of relatively flat contours, with the existing site drainage generally sheet flowing in a southerly-southwesterly direction. No 100-year floodplains are located on the site.

The proposed on-site drainage facilities will be split into two separate systems. The westerly portion (Planning Areas 1, 2 and 19) will drain to a proposed 72-inch master plan of storm drain facility to be installed in Lytle Creek Road. The easterly portion (Planning Areas 3-18 and 20-22) will drain to Planning Area 6 located at the northwest corner of Knox Avenue and Summit Avenue, at which point the project will need to install a proposed 11-foot by 9-foot reinforced concrete box (RCB) storm drain in Summit Avenue.

In addition, due to downstream restrictions on capacity of the regional flood control facilities, any new development tributary to the Etiwanda/San Sevaine System (as is this project) is required to mitigate developed run-off to a level slightly below the predevelopment rate. 1498
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-58
Figure 35, Master Sewer Plan
1499
MASTER SEWER PLANFigure 35
Citrus Heights North 0' 125’ 250' 500'
SOURCE: MADOLE & ASSOCIATES
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1500
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-59
Figure 36, Master Drainage Plan
1501
MASTER DRAINAGE PLANFigure 36
Citrus Heights North 0' 125’ 250' 500'
LEGEND

PROPOSED STORM DRAIN

IMPROVEMENTS NECESSARY IF

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1502
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-60
This is typically done by installing interim detention basins, and one such basin is anticipated for the Citrus Heights North project. The proposed interim detention basin is identified on Figure 36, Master Drainage Plan, which is located at northwest corner of Knox Avenue and Summit Avenue in Planning Area 6B (basin size is approximate; to be determined based on project Hydrology Study and design of on-site improvements).

Prior to the approval of any final map associated with the Citrus Heights North Specific Plan, detailed drainage/hydrological studies shall be required to address on-site drainage conditions and increased runoff flows associated with proposed land uses on a subdivision-level basis. Drainage facilities within public road right-of-ways and drainage easements are proposed to be maintained by the City of Fontana.

3.9 PUBLIC SERVICES
The following information is a brief summary of services to be provided to Citrus Heights North. A more detailed discussion of facilities and service availability is presented in the Final Environmental Impact Report (FEIR). A map showing the community service locations near the project site is provided as Figure 37, Relationship to Off-Site Public Services.

A. POLICE AND FIREPROTECTION
The City of Fontana Police Department will provide law enforcement for Citrus Heights North. The City of Fontana currently maintains a ratio of 1.14 sworn officers per 1,000 residents.

The Fontana Fire Protection District (FFPD) provides fire protection to the site, which is part of the San Bernardino County Fire Agency. FFPD also provides paramedic service in the area.

B. PUBLIC SCHOOLS
The Fontana Unified School District (FUSD) serves the student population of Citrus Heights North and its surrounding neighborhoods. It is anticipated that students in the community will attend the Sierra Lakes Elementary School, Wayne Ruble Middle School, and Summit High School.

C. PUBLIC LIBRARY
Library services to the City of Fontana are provided by the San Bernardino County Library system, Fontana Branch. The library is located at 8334 Emerald Avenue, approximately four (4) miles south of the project site. However, the existing library will be relocating to the intersection of Valencia Avenue and Nuevo Avenue, further south of the project site. 1503
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-61
D. UTILITIES
Citrus Heights North will be served with telephone, cable, internet (data), electric, natural gas, and solid waste collection service from private companies serving the North Fontana area as detailed below:

UTILITY PROVIDER
Electricity Southern California Edison
Gas Southern California Gas Company
Water Fontana Water Company / West Valley Water District Sewer City of Fontana
Solid Waste Burrtec Waste
Telephone AT&T
Cable Spectrum
1504
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 3.0 COMM UNITY DEVELOP M ENT PLAN 3-62
Figure 37, Relationship to Off-Site Public Services
1505
Figure 37
Citrus Heights North not to scale

RELATIONSHIP TO

OFF-SITE PUBLIC SERVICES

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LEGEND
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HS Summit High School
PS Fontana Police Department
FS Central Valley Fire District Station 78
ES Sierra Lakes Elementary School
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HS A.B. Miller High School
MS Wayne Ruble Middle School
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1506
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-1

4.0 DEVELOPMENT STANDARDSAND REGULATIONS
The following Development Standards and Regulations implement the planning and design concepts of this Specific Plan. These standards and regulations address site development issues and provide the basic criteria that govern all development within the boundaries of Citrus Heights North.

Development within the Specific Plan shall be subject to the review processes discussed in Chapter 6 of this Specific Plan. Any standard or regulation contained herein that differs from the City of Fontana Zoning and Development Code shall take precedence over and supercede the City of Fontana Zoning and Development Code, unless otherwise prohibited. Any standard or regulation of the City of Fontana Zoning and Development Code not covered by this Specific Plan in the areas of site development, administration, review procedures, environmental review, and parking regulations shall apply to this Specific Plan. Where a discrepancy occurs which unreasonably restricts the implementation of this Specific Plan, a Specific Plan Amendment shall be required.

4.1 GENERAL PROVISIONS
A. DEFINITION OFTERMS
All terms used in this document shall have the same definitions as provided in the City of Fontana Zoning and Development Code, Section 30-11, including but not limited to the following:
 Acreage, Gross. All land within a defined area, including private and public ownerships, rights-of-way, easements, etc., measured to centerline of street.  Acreage, Net. The developable portion of a given site less public rights-of-way, easements, and public and dedicated open space.
 Balcony. A platform projecting from the external wall of a building and enclosed by a railing or parapet.
 Buffer Areas. An area of land used to visibly separate one land use from another or to shield noise, lights or other possible nuisances.  Building Coverage. The relationship between the ground floor area (footprint) of the building(s) and the net lot area.
 Building Height. The vertical distance above a reference point measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof. The reference point shall be selected by either of the following, whichever yields a greater height of building:
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Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-2
(1) The elevation of the highest adjoining sidewalk or ground surface within a fivefoot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than ten feet above lowest grade. (2) An elevation ten feet higher than the lowest grade when the sidewalk or ground surface described in item (1) above is more than ten feet above lowest grade.

The height of a stepped or terraced building is the maximum height of any segment of the building.
 Common Area. Land in a residential development held in common and/or single ownership and not reserved for the exclusive use or benefit of an individual tenant or owner.
 Conditional Use. A use permitted in a particular zoning district only upon showing that such use in a specified location will comply with all the conditions and standards for the location or operation of such use as specified according to zone and authorized by the Planning Commission.
 Density. The number of dwelling units, or housing structures per net acre of land.  Development Advisory Board (D.A.B.). Consists of representatives of the various city departments and public agencies. The D.A.B. serves to review projects for consistency with the general plan, zoning ordinance, and other policies and procedures established by the City Council and Planning Commission on development proposals. The D.A.B is strictly advisory.
 Dwelling, Single-Family Detached. A building designed and/or used for one dwelling unit, exclusive of a secondary unit, located on a single lot, and separated from any other dwelling unit.
 Easement. A grant of one or more of the property rights by the property owner to and/or for the use by the public, a corporation or another person or entity.  Floor Area, Gross. The total horizontal area, in square feet, including the exterior walls of all floors of a structure.
 Frontage. The length of that portion of a lot abutting a street.  Garage. A building or portion thereof in which a motor vehicle containing flammable or combustible liquids or gas in its tank is stored or kept.  Grade (adjacent ground elevation). The lowest point of elevation of the finished surface of the ground, paving or sidewalk within the area between the building and the property line or, when the property line is more than five feet from the building, between the building and a line five feet from the building. 1508
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NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-3
 Grade, finished. The final elevation of the ground surface after development.  Grade, natural. The elevation of the ground surface in its natural state, before man-made alterations.
 Guest Parking. On-site parking spaces provided for intermittent use by visitors.  Homeowners Association. A community association which is organized within a development in which individual owners share common interests and responsibilities for open space, landscaping, and/or facilities.  Lot Area, Net. The area within the lot lines of a lot exclusive of any dedications for public rights-of-way, parks, school sites, open space, surface rights easements, or other impediments which prevent the property owner from constructing a structure on that portion of the site.
 Lot, Corner. A lot or parcel of land abutting upon two or more streets at their intersection, or upon two parts of the same street forming an interior angle of less than 135 degrees.
 Lot Coverage. The percentage of the net area of the lot that is covered by the main building and all accessory structures (as viewed from a plan perspective).  Lot, Cul-de-sac. A lot located on the turning end of a dead-end street.  Lot Depth. The average linear measurement between the front and rear lot lines when measured at 90 degree angles from the front lot line, or the tangent or chord line of a curved front lot line.
 Lot, Flag. A lot having access to a street by means of a private driveway access, easement, or parcel of land not meeting the requirements of this Specific Plan for lot width, but having a dimension of at least 30 feet at its narrowest point.  Lot Frontage. The length of the defined front lot line measured at the street rightof-way.  Lot, Interior. A lot other than a corner lot.
 Lot, Knuckle. A lot that has frontage on the outside turning radius of two intersecting streets.
 Lot Line. Lines bounding a lot as defined herein.
 Lot Line, Front. The line separating the narrowest street frontage of the lot from the street right-of-way.
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Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-4
 Lot Line, Rear. The lot line opposite and most distant from the front lot line; or in the case of an irregularly shaped lot, a straight line not less than ten feet long, within the lot, and most nearly parallel to and at the maximum distance from the front lot line.
 Lot Line, Side. Any lot lines other than the front or rear lot lines.  Lot Width. The average linear distance between side lot lines when measured at a 90-degree angle to the front lot line.
 Maximum Lot (Building) Coverage. The maximum area of the lot that may be covered by buildings and roofed structures. This may be expressed in square footage or as a percentage of the minimum lot area.
 Minimum Lot Area. The amount of land that must be contained in a lot for each dwelling unit to be built on that lot. This ratio is typically applied in multiplefamily zones. In single-family zones, it is the same as minimum lot size.  Setback Area. The minimum distance required by zoning to be maintained between two structures or between a structure and a property line.  Specific Plan. A fully planned community, with all design controls, servicing requirements and financing techniques incorporated into the plan, which is adopted with a self-contained regulatory text and serves to implement the general plan in more detail.
 Yard, Front. A yard extending the full width of the lot between the front lot line and a line parallel thereto and passing through the nearest point of the building; provided that, if a future street right-of-way has been established, such measurement shall be from the future street right-of-way line.
 Yard, Rear. A yard extending the full width of the lot between the rear lot line and a line parallel thereto. For through lots, if a future street right-of-way has been established, such measurement shall be from the future street right-of-way line.  Yard, Side. A yard between the side lot line and a line parallel thereto and extending from the front yard to the rear yard.
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NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-5
B. GENERALNOTES

1. The maximum number of residential dwelling units permitted by the Citrus Heights North Specific Plan shall be 1,067 1,152. The approximate number of dwelling units within each residential planning area is established on the Citrus Heights North Land Use Plan (Figure 6). Each planning area contains a target gross density and an approximate number of dwelling units. During the site plan and tentative map stage of design, the actual number of dwelling units allocated to a particular planning area may slightly differ from the number shown on the Land Use Plan (Figure 6). Up to 10% of the detached units in a particular residential planning area may be transferred to another detached planning area, provided the maximum unit count for the Specific Plan as a whole does not exceed 1,067 1,152 units. Up to 10% of the attached units in a particular residential planning area may be transferred to another attached planning area, provided the maximum unit count for the high density residential uses as a whole does not exceed 426 units.

2. Minor boundary, density, and acreage variations (up to 10%) in the planning areas shall be permitted, subject to approval of the Planning Manager, without an amendment to the Specific Plan document.

3. Development standards relating to parking, signage, balconies, porches, room additions, pools, spas, and accessory structures are not included in this Chapter and shall conform to City of Fontana Zoning and Development Code.

4. Performance standards for noise, vibration, light and glare, odors and electromagnetic interference shall comply with the City of Fontana Zoning and Development Code and any supplemental performance standards contained in the project’s CC&R’s.

5. All private streets within the Specific Plan shall be permanently reserved and maintained for their intended purpose by a means acceptable to and enforceable by the City of Fontana. Access for emergency vehicles shall be maintained at all times.

6. Table 30-157.A of the Fontana Zoning and Development Code shall apply regarding the keeping of animals on residential property, in addition to the project’s CC&R’s.

7. Section 30-178 of the Fontana Zoning and Development Code shall apply to all private swimming pools, spas, and hot tubs.

8. Recreational vehicle parking requirements on private streets and driveways shall be established by the project’s CC&R’s.

9. A maximum of 20 lots (no more than 2 lots per Planning Area) may be designed as flag lots. The Planning Commission may choose to allow more at their discretion. 1511
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-6

10. Staggered building placement required for variation in streetscape shall not encroach into the minimum required setback area for any given lot (variations in building footprints shall be set back from the minimum front yard setback required).

4.2. DEVELOPMENTSTANDARDS AND REGULATIONS
The following Section sets forth development standards for all land uses within the Citrus Heights North community. This section has been prepared in accordance with California Government Code Section 65450 and all applicable development and design standards of the City of Fontana Zoning and Development Code, with some modification to accommodate the Citrus Heights North land use plan.

All setbacks established by this Chapter, unless otherwise noted below, shall be measured from the property line, except setbacks from streets that shall be measured from the outside of the curb (approximately six-inches from the curb face).

A. MINIMUM10,000 S.F. LOTS (PLANNINGAREAS 1, 3, AND5)
The following standards are applicable to Planning Areas 1, 3 and 5 within the Citrus Heights North Specific Plan (Figure 38).
(1) Minimum Lot Size
The minimum residential lot size shall be 10,000 square feet, including easements. (2) Minimum Lot Width
The lot width shall not be less than 65 feet. This standard does not apply to cul-de-sac, knuckle, and flag lots.
**Minimum width of cul-de-sac, knuckle, and flag lots shall be 30 feet, as measured at the front property line. If lot width is less than 42 feet, then an extra parking space shall be provided on site.
(3) Minimum Lot Depth
Lot depth shall be a minimum of 100 feet.

Minimum lot depth for cul-de-sac lots, flag lots, or lots fronting on a knuckle shall be 90 feet. For purposes of this requirement, each side of the lot may be averaged if one side is longer than the other to determine the lot depth.
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Citrus Heights North – Specific Plan
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(4) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 45% of the area of a lot.
(5) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure or a porch shall be not less than 21 feet from the front property line. (6) Front Yard Setback – Garage
Side-entry garages shall maintain a minimum front yard setback of 21 feet measured from the garage to the front property line. Side-entry garages shall also maintain a minimum lot width of 55 feet for adequate entry/exit. When side entry garages are proposed, applicants must provide evidence that adequate radius access to the garage (without the need for multiple turning movements) is available.

Direct-entry garages shall maintain a minimum front yard setback of 25 feet measured from the garage door to the front property line.
(7) Rear Yard Setback
Required rear yards shall be a minimum of 20 percent of the depth of the lot, to a depth not to exceed 25 feet. Additional setback may also be provided beyond this maximum.

Rear yard setback for a one-story house open patio cover shall be a minimum of 10 feet.

Rear yard setback for a two-story house open patio cover shall be a minimum of 10 feet. (8) Side Yard Setback – Interior Lot
Side yard width shall not be less than 5 feet. Minimum distance between structures shall be 15 feet, excluding allowed projections as described in B (14), below. (9) Side Yard Setback – Corner Lot/Reversed Corner Lot
On the side that adjoins another lot, the side yard shall be the same as that required on an interior lot. On the street side and lots adjacent to a gated entry, the width of the required side yard shall be a minimum of 10 feet and such side yard shall extend the full length of the lot, excluding the corner lot cutout.
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Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-8
(10) Minimum Building Separation – Interior Side Yard
The minimum side yard separation between primary structures on adjacent lots is 15 feet for adjacent two-story homes. To encourage the plotting of one-story homes, the minimum side yard separation between one-story homes and any adjacent primary structure is reduced to 10 feet. Side yard separation standards do not apply to accessory structures. See below for allowed permitted projections. (11) Maximum Building Height
No building shall exceed a height of 35 feet.

An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 40 feet. (12) Minimum Floor Area
The minimum single-story dwelling unit size shall be 1,850 square feet.

The minimum two-story dwelling unit size shall be 3,000 square feet. (13) Projections into Yards
Balcony. A balcony is permitted to project up to 6 feet into any required front or rear yard setback.

Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 18 inches nor create any yard less than 3.5 feet in width.

Porch. An uncovered porch or platform which does not extend vertically above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code. Porch depth shall be a minimum of 6 feet.
**Where a side gate is provided, a clear path of travel to accommodate a 96-gallon trash container (exclusive of all balconies, fireplaces, porches, media niches, air conditioning pads, etc.) shall be maintained and demonstrated to the satisfaction of the Planning Manager.

Roof line. Roof projections are permitted to extend up to 3 feet into any required yard area.
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Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-9
Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures.
(15) Permitted Uses
Permitted and conditionally permitted uses in Planning Areas 1 and 5 shall be all those allowed under the R-1 Zone of the Fontana Municipal Code. Public and private common recreation areas are specifically permitted as an accessory use.

Second units and granny flats shall be subject to provisions identified in the Fontana Municipal Code.
1515
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-10
Figure 38 10,000 sq ft
1516
Figure 38
Citrus Heights North not to scale

DEVELOPMENT STANDARDS
10,000 S.F. LOTS
21’ min. to house
21’ min. to side entry garage
15’ min. to porch
25’ min. to garage
20% min. of depth of lot
not to exceed 25’
10’ min. to open patio
cover (1 or 2-story)
Rear
Front
45% max. lot
coverage
5’ min. side yard
on interior lot or
10’ min. side yard
on corner lot
10,000 S.F. LOTS
Street
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PORCH
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II
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1517
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-11
B. MINIMUM6,000 S.F. (PLANNINGAREA 2)
The following standards are applicable to Planning Area 2 within the Citrus Heights North Specific Plan (Figure 39).
(1) Minimum Lot Size
The minimum residential lot size shall be 6,000 square feet, including easements. (2) Minimum Lot Width
The lot width shall not be less than 55 feet. This standard does not apply to cul-de-sac, knuckle, and flag lots.
**Minimum width of cul-de-sac, knuckle, and flag lots shall be 30 feet, as measured at the front property line. If lot width is less than 42 feet, then an extra parking space shall be provided on site.
(3) Minimum Lot Depth
Lot depth shall be a minimum of 90 feet.

Minimum lot depth requirement of cul-de-sac lots, flag lots, or lots fronting on a knuckle shall be 85 feet. For purposes of this requirement, each side of the lot may be averaged if one side is longer than the other to determine the lot depth. (4) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 50% of the area of a lot.
(5) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure shall be not less than 18 feet from the front property line. Front yard setback to porch shall not be less than 12 feet.
(6) Front Yard Setback – Garage
Side-entry garages shall maintain a minimum front yard setback of 16 feet measured from the garage to the front property line. Side-entry garages shall also maintain a minimum lot width of 55 feet for adequate entry/exit. When side entry garages are proposed, applicants must provide evidence that adequate radius access to the garage (without the need for multiple turning movements) is available. 1518
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-12
Direct-entry garages shall maintain a minimum front yard setback of 22 feet measured from the garage door to the front property line.
(7) Rear Yard Setback
Required rear yards shall be a minimum of 20 percent of the depth of the lot, to a depth not to exceed 25 feet.

Rear yard setback for a one-story house open patio cover shall be a minimum of 10 feet.

Rear yard setback for a two-story house open patio cover shall be a minimum of 10 feet. (8) Side Yard Setback – Interior Lot
Side yard width shall not be less than 5 feet. Minimum distance between structures shall be 15 feet, excluding allowed projections as described below. (9) Side Yard Setback – Corner Lot/Reversed Corner Lot
On the side that adjoins another lot, the side yard shall be the same as that required on an interior lot. On the street side and lots adjacent to a gated entry, the width of the required side yard shall be a minimum of 10 feet and such side yard shall extend the full length of the lot, excluding the corner lot cutout.
(10) Minimum Building Separation – Interior Side Yard
The minimum side yard separation between primary structures on adjacent lots is 15 feet for adjacent two-story homes. To encourage the plotting of one-story structures, the minimum side yard separation between one-story homes and any adjacent primary structure is reduced to 10 feet. Side yard separation standards do not apply to accessory structures. See below for allowed permitted projections. (11) Maximum Building Height
No building shall exceed a height of 35 feet.

An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 40 feet. (12) Minimum Floor Area
The minimum single-story dwelling unit size shall be 1,850 square feet.

The minimum two-story dwelling unit size shall be 2,300 square feet. 1519
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-13
(13) Floor Plan Requirement
A minimum of 15% of the lots shall accommodate single-story living (one bedroom and bathroom on first floor).
(14) Projections into Yards
Balcony. A balcony is permitted to project up to 6 feet into any required front or rear yard setback.

Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 18 inches nor create any yard less than 3.5 feet in width.

Porch. An uncovered porch or platform which does not extend vertically above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code. Porch depth shall be a minimum of 6 feet.
**Where a side gate is provided, a clear path of travel to accommodate a 96-gallon trash container (exclusive of all balconies, fireplaces, porches, media niches, air conditioning pads, etc.) shall be maintained and demonstrated to the satisfaction of the Planning Manager.

Roof line. Roof projections are permitted to extend up to 3 feet into any required yard area.

Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures.
(15) Permitted Uses
Permitted and conditionally permitted uses in Planning Area 2 and 3 shall be all those allowed under the R-1 Zone of the Fontana Municipal Code. Public and private common recreation areas are specifically permitted as an accessory use. 1520
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-14
Figure 39 6000 sq ft
1521
Figure 39
Citrus Heights North not to scale

DEVELOPMENT STANDARDS
6,000 S.F. LOTS
Rear
Front
20% min. of depth of lot
not to exceed 25’
10’ min. to open patio
cover (1 or 2-story)
50% max. lot
coverage
22’ min. to garage
18’ min. to house or
side entry garage
12’ min. to porch
5’ min. side yard
on interior lot or
10’ min. side yard
on corner lot
6,000 S.F. LOTS
Street
— —
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PORCH
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□
1522
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-15
C. MINIMUM7,000 S.F. (PLANNINGAREA 3)
The following standards are applicable to Planning Area 3 within the Citrus Heights North Specific Plan.
(1) Minimum Lot Size
The minimum residential lot size shall be 7,000 square feet, including easements. (2) Minimum Lot Width
The lot width shall not be less than 60 feet. This standard does not apply to cul-de-sac, knuckle, and flag lots.
**Minimum width of cul-de-sac, knuckle, and flag lots shall be 30 feet, as measured at the front property line. If lot width is less than 42 feet, then an extra parking space shall be provided on site.
(3) Minimum Lot Depth
Lot depth shall be a minimum of 95 feet.

Minimum lot depth for cul-de-sac lots, flag lots, or lots fronting on a knuckle shall be 90 feet. For purposes of this requirement, each side of the lot may be averaged if one side is longer than the other to determine the lot depth.
(4) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 45% of the area of a lot.
(5) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure shall be not less than 21 feet from the front property line. (6) Front Yard Setback – Garage
Side-entry garages shall maintain a minimum front yard setback of 16 feet measured from the garage to the front property line. Side-entry garages shall also maintain a minimum lot width of 55 feet for adequate entry/exit. When side entry garages are proposed, applicants must provide evidence that adequate radius access to the garage (without the need for multiple turning movements) is available. 1523
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-16
Direct-entry garages shall maintain a minimum front yard setback of 25 feet measured from the garage door to the front property line.
(7) Rear Yard Setback
Required rear yards shall be a minimum of 20 percent of the depth of the lot, to a depth not to exceed 25 feet.

Rear yard setback for a one-story house open patio cover shall be a minimum of 10 feet.

Rear yard setback for a two-story house open patio cover shall be a minimum of 10 feet. (8) Side Yard Setback – Interior Lot
Side yard width shall not be less than 5 feet. Minimum distance between structures shall be 15 feet, excluding allowed projections as described below. (9) Side Yard Setback – Corner Lot/Reversed Corner Lot
On the side that adjoins another lot, the side yard shall be the same as that required on an interior lot. On the street side and lots adjacent to a gated entry, the width of the required side yard shall be a minimum of 10 feet and such side yard shall extend the full length of the lot, excluding the corner lot cutout.
(10) Minimum Building Separation – Interior Side Yard
The minimum side yard separation between primary structures on adjacent lots is 15 feet for adjacent two-story homes. To encourage the plotting of one-story homes, the minimum side yard separation between one-story homes and any adjacent primary structure is reduced to 10 feet. Side yard separation standards do not apply to accessory structures. See below, for allowed permitted projections. (11) Maximum Building Height
No building shall exceed a height of 35 feet.

An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 40 feet. (12) Minimum Floor Area
The minimum single-story dwelling unit size shall be 1,850 square feet.

The minimum two-story dwelling unit size shall be 2,800 square feet. 1524
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-17
(13) Floor Plan Requirement
A minimum of 15% of the lots shall accommodate single-story living (one bedroom and bathroom on first floor).
(14) Projections into Yards
Balcony. A balcony is permitted to project up to 6 feet into any required front or rear yard setback.

Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 18 inches nor create any yard less than 3.5 feet in width.

Porch. An uncovered porch or platform which does not extend vertically above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code. Porch depth shall be a minimum of 6 feet.
**Where a side gate is provided, a clear path of travel to accommodate a 96-gallon trash container (exclusive of all balconies, fireplaces, porches, media niches, air conditioning pads, etc.) shall be maintained and demonstrated to the satisfaction of the Planning Manager.

Roof line. Roof projections are permitted to extend up to 3 feet into any required yard area.

Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures.
(15) Permitted Uses
Permitted and conditionally permitted uses in Planning Area 2 and 3 shall be all those allowed under the R-1 Zone of the Fontana Municipal Code. Public and private common recreation areas are specifically permitted as an accessory use. 1525
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-18
Figure 40 7000 sq ft
1526
Figure 40
Citrus Heights North not to scale

DEVELOPMENT STANDARDS
7,000 S.F. LOTS
Rear
Front
20% min. of depth of lot
not exceed 25’
10’ min. to open patio
cover (1 or 2-story)
45% max. lot
coverage
25’ min. to garage
21’ min. to house or
side entry garage
15’ min. to porch
5’ min. side yard
on interior lot or
10’ min. side yard
on corner lot
7,000 S.F. LOTS
Street
— —
7^
£=,Jl fcj
PORCH
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— - ■
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□
1527
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-19
D. MINIMUM5,000 S.F. LOTS (PLANNINGAREAS4 AND 7)
The following standards are applicable to Planning Areas 4 and 7 within the Citrus Heights North Specific Plan.
(1) Minimum Lot Size
The minimum residential lot size shall be 5,000 square feet, including easements. (2) Minimum Lot Width
The lot width shall not be less than 50 feet. This standard does not apply to cul-de-sac, knuckle, and flag lots.
**Minimum width of cul-de-sac, knuckle, and flag lots shall be 30 feet, as measured at the front property line. If lot width is less than 42 feet, then an extra parking space shall be provided on site.
(3) Minimum Lot Depth
Lot depth shall be a minimum of 90 feet.

Minimum lot depth for cul-de-sac lots, flag lots, or lots fronting on a knuckle shall be 80 feet. For purposes of this requirement, each side of the lot may be averaged if one side is longer than the other to determine the lot depth.
(4) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 60% of the area of a lot.
(5) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure shall be not less than 16 feet from the front property line, 10 feet to porch. A maximum of 30% of units may have a front yard living area setback of 10 feet (inclusive of porch) provided that 50% of the units in the overall Planning Area include a porch. The number of units requiring porches shall have a proportional relationship to the number of units with a 10-foot front yard living area setback. For example, if 15% of the units have a front yard setback of 10 feet, 25% of the units in the Planning Area will include a porch. If none of the units utilize the 10-foot front yard living area setback, no porches shall be required.
1528
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-20
(6) Front Yard Setback – Garage
Side-entry garages shall maintain a minimum front yard setback of 10 feet measured from the garage to the front property line. Side-entry garages shall also maintain a minimum lot width of 55 feet for adequate entry/exit. When side entry garages are proposed, applicants must provide evidence that adequate radius access to the garage (without the need for multiple turning movements) is available.

Direct-entry garages shall maintain a minimum front yard setback of 22 feet measured from the garage door to the front property line.
(7) Rear Yard Setback
Rear yard setback shall be a minimum of 15 feet.

Rear yard setback for a one-story house open patio cover shall be a minimum of 5 feet.

Rear yard setback for a two-story house open patio cover shall be a minimum of 10 feet. (8) Side Yard Setback – Interior Lot
Side yard width shall not be less than 5 feet. Minimum distance between structures shall be 10 feet, excluding allowed projections as described in C (13), below. (9) Side Yard Setback – Corner Lot/Reversed Corner Lot
On the side that adjoins another lot, the side yard shall be the same as that required on an interior lot. On the street side and lots adjacent to a gated entry, the width of the required side yard shall be a minimum of 10 feet and such side yard shall extend the full length of the lot, excluding the corner lot cutout.
(10) Minimum Building Separation – Interior Side Yard
The minimum side yard separation between primary structures on adjacent lots is 10 feet for adjacent two-story homes. The minimum side yard side yard separation between one-story homes and any adjacent primary structure is 10 feet. Side yard separations do not apply to accessory structures. See below for permitted projections. (11) Maximum Building Height
No building shall exceed a height of 35 feet.

An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 40 feet. 1529
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-21
(12) Minimum Floor Area
The minimum single-story dwelling unit size shall be 1,700 square feet.

The minimum two-story dwelling unit size shall be 2,100 square feet. (13) Floor Plan Requirement
A minimum of 15% of the lots shall accommodate single-story living (one bedroom and bathroom on first floor).
(14) Projections into Yards
Balcony. A balcony is permitted to project up to 6 feet into any required front or rear yard setback.

Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 18 inches nor create any yard less than 3.5 feet in width.

Porch. An uncovered porch or platform which does not extend vertically above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code. Porch depth shall be a minimum of 6 feet.
**Where a side gate is provided, a clear path of travel to accommodate a 96-gallon trash container (exclusive of all balconies, fireplaces, porches, media niches, air conditioning pads, etc.) shall be maintained and demonstrated to the satisfaction of the Planning Manager.

Roof line. Roof projections are permitted to extend up to 3 feet into any required yard area.

Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures.
1530
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-22
(15) Permitted Uses
Permitted and conditionally permitted uses in Planning Area 4 and 7 shall be all those allowed under the R-1 Zone of the Fontana Zoning and Development Code. Public and private common recreation areas are specifically permitted as an accessory use.

Permitted uses in Planning Area 21 shall be limited to only include (a) private parks and playgrounds; (b) accessory structures; (c) private swimming pool; (d) private tennis court; (e) construction trailers; and (f) sales or rental office. 1531
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-23
Figure 41, 5,000 sf lots
1532
Figure 41
Citrus Heights North not to scale

DEVELOPMENT STANDARDS
5,000 S.F. LOTS
10’ min. to porch
16’ min. to house
10’ min. to side entry garage
22’ min. to garage
10’ min. to open patio
cover (2-story) or
5’ min. to open patio
cover (1-story)
15’ min. to house
Rear
Front
60% max. lot
coverage
5’ min. side yard
on interior lot or
10’ min. side yard
on corner lot
5,000 S.F. LOTS
Street
■ □
li
j k I Tv
ir
-•
—
PORCH
—
ii=K
— *i=3|
V
—
1533
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-24
E. MINIMUM4,000 S.F. LOTS (PLANNINGAREAS8 AND 9)
The following standards are applicable to Planning Areas 8 and 9 within the Citrus Heights North Specific Plan (Figure 42).
(1) Minimum Lot Size
The minimum residential lot size shall be 4,000 square feet, including easements. (2) Minimum Lot Width
The lot width shall not be less than 40 feet. This standard does not apply to cul-de-sac, knuckle, and flag lots. If lot width is less than 42 feet, then an extra parking space shall be provided on site.
(3) Minimum Lot Depth
Lot depth shall be a minimum of 70 feet.
**Minimum lot depth requirement shall not apply to cul-de-sac lots, flag lots, or lots fronting on a knuckle.
(4) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 65% of the area of a lot.
(5) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure shall be not less than 14 feet from the front property line, and 10 feet to porch. A maximum of 30% of units may have a front yard living area setback of 10 feet (inclusive of porch) provided that 50% of the units in the overall Planning Area include a porch. The number of units requiring porches shall have a proportional relationship to the number of units with a 10-foot front yard living area setback. For example, if 15% of the units have a front yard setback of 10 feet, 25% of the units in the Planning Area will include a porch. If none of the units utilize the 10-foot front yard living area setback, no porches shall be required.
(6) Front Yard Setback – Garage
Side-entry garages shall maintain a minimum front yard setback of 10 feet measured from the garage to the front property line. Side-entry garages shall also maintain a minimum lot width of 55 feet for adequate entry/exit.
1534
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-25
Direct-entry garages shall maintain a minimum front yard setback of 22 feet measured from the garage door to the front property line.
(7) Rear Yard Setback
Rear yard setback shall be a minimum of 10 feet.

Rear yard setback for a one-story home open patio cover shall be a minimum of 3 feet.

Rear yard setback for a two-story home open patio cover shall be a minimum of 5 feet. (8) Side Yard Setback – Interior Lot
Side yard width shall not be less than 5 feet. Minimum distance between structures shall be 10 feet, excluding projections as described in D (13), below. (9) Side Yard Setback – Corner Lot/Reversed Corner Lot
On the side which adjoins another lot, the side yard shall be the same as that required on an interior lot. On the street side and lots adjacent to a gated entry, the width of the required side yard shall be a minimum of 10 feet and such side yard shall extend the full length of the lot, excluding the corner lot cutout.
(10) Minimum Building Separation – Interior Side Yard
The minimum side yard separation between primary structures on adjacent lots is 10 feet. Side yard separations do not apply to accessory structures. See D (13), below, for permitted projections.
(11) Maximum Building Height
No building shall exceed a height of 35 feet.

An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 40 feet. (12) Minimum Floor Area
The minimum single-story dwelling unit size shall be 1,500 square feet.

The minimum two-story dwelling unit size shall be 1,700 square feet. 1535
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-26
(13) Projections into Yards
Balcony. A balcony is permitted to project up to 6 feet into any required front or rear yard setback.

Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 3 feet nor create any yard less than 3 feet in width.

Porch. An uncovered porch or platform which does not extend above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code.

Roof line. Roof projections are permitted to extend up to 3 feet into any required yard area.

Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures.
(14) Permitted Uses
Permitted and conditionally permitted uses in Planning Areas 8 and 9 shall be all those allowed under the R-1 Zone of the Fontana Zoning and Development Code. Public and private common recreation areas are specifically permitted as an accessory use. 1536
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-27
Figure 42, 4,000 sq ft lots
1537
Figure 42
Citrus Heights North not to scale

DEVELOPMENT STANDARDS
4,000 S.F. LOTS
Rear
Front
10’ min. to house
5’ min. to open patio
cover (2-story) or
3’ min. to open patio
cover (1-story)
65% max. lot
coverage
14’ min. to house
10’ min. to side entry
garage
10’ min. to porch
22’ min. to garage
5’ min. side yard
on interior lot or
10’ min. side yard
on corner lot
4,000 S.F. LOTS
Street
— —
1 I
BBBa PORCH
JCL
r.
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1538
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-28
F. MINIMUM4,000 S.F. LOTS, REAR LOADED(PLANNINGAREAS 10 AND11) The following standards are applicable to Planning Areas 10 and 11 within the Citrus Heights North Specific Plan (Figure 43).
(1) Minimum Lot Size
The minimum residential lot size shall be 4,000 square feet, including easements. (2) Minimum Lot Width
The lot width shall not be less than 40 feet. This standard does not apply to cul-de-sac, knuckle, and flag lots.
(3) Minimum Lot Depth
Lot depth shall be a minimum of 70 feet.
**Minimum lot depth requirement shall not apply to cul-de-sac lots, flag lots, or lots fronting on a knuckle.
(4) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 65% of the area of a lot.
(5) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure shall be 15 feet.

Front yard setback to a porch shall be not less than 10 feet from the front property line. (6) Rear Yard Setback
Rear yard setback to the residential living area shall be a minimum of 10 feet. A minimum 5-foot setback shall be provided to the garage.

Rear yard setback for a one-story home open patio cover shall be a minimum of 5 feet.

Rear yard setback for a two-story home open patio cover shall be a minimum of 5 feet. 1539
Citrus Heights North – Specific Plan
NOVEMBER12, 2019 July X, 2022 4.0 DEVELOPMENTSTANDARDS&REGULATIONS 4-29
(7) Side Yard Setback – Interior Lot
Side yard width shall not be less than 5 feet. Minimum distance between structures shall be 10 feet, excluding projections as described below. (8) Side Yard Setback – Corner Lot/Reversed Corner Lot
On the side that adjoins another lot, the side yard shall be the same as that required on an interior lot. On the street side and lots adjacent to a gated entry, the width of the required side yard shall be a minimum of 8 feet and such side yard shall extend the full length of the lot, excluding the corner lot cutout.
(9) Minimum Building Separation – Interior Side Yard
The minimum side yard separation between primary structures on adjacent lots is 10 feet. Side yard separations do not apply to accessory structures. See below, for permitted projections.
(10) Maximum Building Height
No building shall exceed a height of 35 feet.

An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 40 feet. (11) Minimum Floor Area
The minimum single-story dwelling unit size shall be 1,500 square feet.

The minimum two-story dwelling unit size shall be 1,700 square feet. (12) Projections into Yards
Balcony. A balcony is permitted to project up to 6 feet into any required front or rear yard setback.

Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 3 feet nor create any yard less than 3 feet in width.

Porch. An uncovered porch or platform which does not extend above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. Open work railing may be installed provided such railing is 1540
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not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code.

Roof line. Roof projections are permitted to extend up to 3 feet into any required yard area.

Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures.
(14) Guest Parking
Where alley loaded products face each other on the street, one (1) guest parking space shall be provided per every five (5) units. This requirement shall not apply to singleloaded streets. (15) Permitted Uses
Permitted and conditionally permitted uses in Planning Areas 10 and 11 shall be all those allowed under the R-1 Zone of the Fontana Zoning and Development Code.

Public and private common recreation areas are specifically permitted as an accessory use.
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Figure 43, 4,000 sq ft rear loads
1542
Figure 43
Citrus Heights North not to scale

DEVELOPMENT STANDARDS
4,000 S.F. LOTS (REAR LOADED)
Alley
8’ min. side yard
on corner lot
5’ min. to open patio
cover (1 & 2-story)
5’ min. to alley entry
garage 10’ min. to house
10’ min. to porch
15’ min. to house
5’ min. side yard
on interior lot
Front
Rear
65%
max. lot
coverage
3l E
E
11 fl, !
%
T-T
-

PORCH PORCH
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EZIX_ -v1543
Citrus Heights North – Specific Plan
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G. DETACHED CONDOMINIUMS (PLANNINGAREAS 13AND 14)
The following standards are applicable to Planning Areas 13 and 14 within the Citrus Heights North Specific Plan (Figure 44).
(1) Minimum Lot Area
Minimum residential lot size shall be .5 acres, including easements (2) Minimum Lot Width
Minimum lot width shall not be less than 60 feet.
(3) Minimum Lot Depth
Minimum lot depth shall be 100 feet.
(4) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 65% of the area of the lot.
(5) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure or a porch shall be not less than 10 feet from the pad line. Porches located within the front yard shall have a minimum setback of 8 feet from the pad line. Staggering of the front yard setback shall not be required. The garage door shall be a minimum of 18 feet from the pad line.
(6) Rear Yard Setback
Rear yard setback from the pad line to residential living area shall be 6 feet. Rear yard building to building separation shall be 12 feet.

Rear yard setback for an open patio cover (two-story) shall be 5 feet. (7) Side Yard Setback
Minimum distance between structures shall be 7 feet, excluding projections as described in number (8) below.

Side yard width on a corner lot shall not be less than 10 feet, and shall extend the full length of the lot, excluding the corner lot cutout.
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(8) Minimum Building Separation
The minimum building separation between adjacent two-story structures shall be 7 feet.
(9) Projections into Yards
Balcony. A balcony is permitted to project up to 6 feet into any required front or rear yard setback.

Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 3 feet nor create any yard less than 3 feet in width.

Porch. An uncovered porch or platform which does not extend above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 5 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code.

Roof line. Roof projections are permitted to extend into any required yard area so long as a 4’ separation is maintained between structures.

Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures. (10) Maximum Building Height
No building shall exceed a height of 35 feet. An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 40 ft.
(11) Minimum Floor Area
The minimum one story dwelling unit size shall be 1,200 square feet.

The minimum two story dwelling unit size shall be 1,500 square feet. 1545
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(12) Guest Parking
Guest parking shall be provided at a ratio of one-half (0.50) space per unit. 1546
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Figure 44, Garden Court
1547
Figure 44
Citrus Heights North not to scale

DEVELOPMENT STANDARDS

GARDEN COURT
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I 18’ 18'
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1548
Citrus Heights North – Specific Plan
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H. HIGH DENSITY RESIDENTIAL (PLANNING AREAS 15, 16, AND 17) AND PRIVATE RECREATION AREAS(PLANNINGAREAS 21AND 22)
The following standards are applicable to Planning Areas 15, 16, and 17 within the Citrus Heights North Specific Plan. As stated in E (14) below, permitted uses in Planning Areas 21 and 22 are limited to those appropriate to a private recreation center (Figure 45). (1) Maximum Density
The maximum density shall be 18.1 dwelling units per acre. (2) Minimum Lot Size
The minimum residential lot size shall be 0.5 acre, including easements. (3) Minimum Lot Width
Lot width shall not be less than 60 feet.
(4) Minimum Lot Depth
Lot depth shall be a minimum of 100 feet.
(5) Maximum Lot Coverage
All buildings, including accessory buildings and structures, shall not cover more than 50% of the area of a lot.
(6) Side Yard Setback – Corner Lot
Side yard width on a corner lot shall not be less than 10 feet. 1549
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(7) Minimum Building Separation
The minimum building separation between primary structures at Planning Area 15 and 16 shall be as follows:

BUILDING
ORIENTATION 1 TO 1 STORY 1 TO 2 STORY 2 TO 2 STORY 2 TO 3 STORY 3 TO 3 STORY Front to Front 25 feet 25 feet 19 feet 30 feet 35 feet
Rearto Rear 15 feet 15 feet 25 feet 25 feet 25 feet
Front to Rear 25 feet 25 feet 30 feet 30 feet 35 feet
Side to Side 10 feet 10 feet 15 feet 15 feet 15 feet
SidewallsParallelw/
Front or Rear Walls 20 feet 20 feet 30 feet 30 feet 30 feet ObliquelyAligned Distances specified above may be decreased by five feet at one building corner provided there is an equal or greater distance increase at the other end.

The minimum building separation between primary structures at Planning Area 17 shall be as follows:

BUILDING

ORIENTATION
2 TO 2 STORY
Front to Front 19 feet
Rearto Rear 10 feet
Side to Side 6.5 feet
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(8) Maximum Building Height
No building shall exceed a height of 45 feet.

An architectural projection such as a chimney or tower may exceed the maximum building height, but shall not exceed a height of 50 feet. (9) Minimum Floor Area
Each dwelling unit shall have a minimum living floor area as listed below, which includes walls and excludes garage and accessory uses such as patios and balconies:

NUMBER OF BEDROOMS MINIMUM FLOOR AREA
1 Bedroom 800 square feet
2 Bedroom 900 square feet
3 Bedroom 1,100 square feet
(10) Minimum Open Space
Private Open Space. A minimum of 100 square feet of private open space shall be provided per each dwelling unit located on the first floor and 75 square feet for each dwelling unit located on the second and third floors. Private open space may include ground floor patios or courtyards, second or third floor balconies or decks, and roof-top decks. Private open space may be covered, but must be open on at least one side.

Common Open Space. A minimum of 25% shall be dedicated to common open space. (11) Off-Street Parking
Resident parking shall be provided as detailed below:

NUMBER OF BEDROOMS REQUIRED SPACES
1 Bedroom 1.5
2 Bedroom 2.0
3 Bedroom 2.5
Resident parking shall include a minimum of 1 space within an enclosed garage per each 1-bedroom unit. Where two or more spaces are required, 1 space shall be provided within an enclosed garage and remaining spaces shall be covered. Tandem parking shall be counted toward satisfying parking requirements.

Guest or visitor parking shall include a minimum of 1 space for every 3 dwelling units and shall include street parking, parking lots, and carports. 1551
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(12) Storage Facilities
A separate area having a minimum of 200 cubic feet of private and secure storage space shall be provided for each dwelling unit and can be located within the garage, provided it does not interfere with garage use for automobile parking. Normal closet and cupboard space within the dwelling unit shall not count toward meeting this requirement. Enclosed garages are required to provide 200 cubic feet of storage cabinet space, or 200 cubic feet of storage space may be provided elsewhere on the site. (13) Permitted Uses
Permitted uses in Planning Areas 15, 16, and 17 shall be all those allowed under the R-3 Zone of the Fontana Zoning and Development Code. Public and private common recreation areas are specifically permitted as an accessory use. Permitted uses in Planning Area 22 shall include (a) private parks and playgrounds; (b) accessory structures; (c) private swimming pool; (d) private tennis court; (e) construction trailers; and (f) sales office (temporary).

I. NEIGHBORHOOD COMMERCIALResidential Cluster Units (PLANNINGAREA 12) All development standards and guidelines contained within Article VI of the Fontana Zoning and Development Code shall be applicable to Planning Area 12. The following standards are applicable to Planning Area 12 within the Citrus Heights North Specific Plan. Permitted uses in Planning Area 12 shall be all those allowed under the C-3 R-2 Zone of the Fontana Zoning and Development Code (Figure 45b).
(1) Maximum Density
The maximum density shall be 12 dwelling units per acre. (2) Minimum Lot Size
The minimum lot size shall be 2,500 square feet.
(3) Minimum Lot Width
The lot width shall not be less than 40 feet. This standard does not apply to cul-de-sac, knuckle, and flag lots. If lot width is less than 40 feet, then an extra parking space or open space shall be provided adjacent to the parcel.
(4) Minimum Lot Depth
The minimum lot depth shall be 70 feet. If lot depth is less than 70 feet, then an extra parking space or open space shall be provided adjacent to the parcel. (5) Maximum Lot Coverage
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All buildings, including accessory buildings and structures, shall not cover more than 65% of the area of a lot.
(6) Front Yard Setback
Front yard setback to the residential living space (habitable portion) of the structure or a porch from the private driveway or alley shall be not less than 3 feet from the edge of the driveway. Porches located within the front yard shall have a minimum setback of 3 feet from the driveway. Staggering of the front yard setback shall not be required. The garage door shall be a minimum of 3 feet from the driveway. (7) Rear Yard Setback
Cluster units would have a rear yard setback of at least 10 feet. (8) Minimum Building Separation
Each building would have a side to side separation of at least 10 feet (9) Maximum Building Height
The maximum height for dwelling units within Planning Area 12 is 35 feet. (10) Minimum Floor Area

NUMBER OF BEDROOMS MINIMUM FLOOR AREA
1 Bedroom 800 square feet
2 Bedroom 900 square feet
3 Bedroom 1,100 square feet
(11) Projections Into Yards
Fireplace. Fireplaces and chimneys are permitted to be located in any rear or side setback, provided they do not reduce the required yard more than 18 inches nor create any yard less than 3.5 feet in width.

Porch. An uncovered porch or platform which does not extend vertically above the first floor of a building is permitted to extend up to 6 feet into any required yard area, provided it does not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code. Porch depth shall be a minimum of 6 feet.
**Where a side gate is provided, a clear path of travel to accommodate a 96-gallon trash container (exclusive of all balconies, fireplaces, porches, media niches, air conditioning pads, etc.) shall be maintained and demonstrated to the satisfaction of the Planning Manager.
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Roof line. Roof projections are permitted to extend up to 3 feet into any required yard area.

Maximum Encroachments- Decorative architectural projection. Any feature of a building structure which protrudes from the main building wall(s) and functions to enhance the visual attractiveness of said structure by breaking up the flat, monotonous relief of a flat wall, including but not limited to, pilasters, window surrounds, shadow lines, chimneys, and decorative bands, may be located in any required yard, provided they do not create any side yard setback less than 3.5 feet in width per side or rear yard setback less than 10 feet in depth. This standard does not apply to accessory structures.
(12) Storage Facilities
A separate area having a minimum of 200 cubic feet of private and secure storage space shall be provided for each dwelling unit and can be located within the garage, provided it does not interfere with garage use for automobile parking. Normal closet and cupboard space within the dwelling unit shall not count toward meeting this requirement. Enclosed garages are required to provide 200 cubic feet of storage cabinet space, or 200 cubic feet of storage space may be provided elsewhere on the site. (13) Permitted Uses
Permitted and conditionally permitted uses in Planning Areas 1 and 5 shall be all those allowed under the R-2 zone of the Fontana Municipal Code. Public and private common recreation areas are specifically permitted as an accessory use.

Second units and granny flats shall be subject to provisions identified in the Fontana Municipal Code.

J. COMMUNITY SPORTS CENTER (PLANNINGAREA 6A)
All development standards and guidelines contained within Article XV of the Fontana Zoning and Development Code shall be applicable to Planning Area 6A. Permitted uses in Planning Area 6 shall be all those allowed under the P-F Zone of the Fontana Zoning and Development Code.

K. INTERIMDETENTION BASIN(PLANNINGAREA 6B)
Planning Area 6B is designated for use as an interim detention basin. 1554
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Figure 45, High Density Residential
1555
Figure 45
Citrus Heights North not to scale

DEVELOPMENT STANDARDS

HIGH DENSITY RESIDENTIAL
Rear
Front
Street
10’ min. to building
50% max. lot
coverage
10’ min. to building
5’ min. side yard
on interior lot
(see table for more
details regarding
building separation)
10’ min. side yard
on corner lot
3’ max. projection
permitted into all yards
for building, chimney,
or porch/balcony
I I fORCM
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uni
na D1
on E7
oa urn
mi on ha
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1556
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4-43
Figure 45c, Medium Density Residential
1557
Figure 45b
Citrus Heights North not to scale

DEVELOPMENT STANDARD
MEDIUM DENSITY RESIDENTIAL (PA12)
rwli llili I
V
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45% maximum lot coverage; 25% actual
10' min. rear
yard setback
10' min. side
yard setback
on corner lot
Minimum
distance between
structures shall
be 10'
Lot coverage: 65%
3' min. front yard
setback
Min. side yard
separation of 10'
3' min. front yard
setback
This is a new exhibit for PA12
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Table 2A
DEVELOPMENT STANDARDS SUMMARY – SINGLEFAMILY RESIDENTIAL (TRADITIONALLOTS) DEVELOPMENT STANDARD 4,000 S.F.

LOTS
4,000 S.F.

LOTS
(REAR LOADED)
5,000 S.F.

LOTS
6,000 S.F.

LOTS
7,000 S.F.

LOTS
10,000 S.F.

LOTS
PLANNING AREA(S) 8, 9 10, 11 4, 71 2 3 1, 5
MinimumLotArea 4,000 s.f. 4,000 s.f. 5,000 s.f. 6,000 s.f. 7,000 s.f. 10,000s.f.

MinimumLotWidth2 40 feet 40 feet 50 feet 55 feet 60 feet 65 feet MinimumLotDepth2 70 feet 70 feet 90 feet 90 feet 95 feet 100 feet MinimumLotDepthona Cul deSacorKnuckleLot N/A N/A 80 feet 85 feet 90 feet 90 feet MaximumLotCoverage 65% 65% 60% 50% 45% 45%
MinimumYardSetbacks:

Front Yard Setback– ResidentialLivingArea 14 feet 15 feet 16 feet 18 feet 21 feet 21 feet Front Yard Setback -Porch 10 feet 10 feet 10 feet 12 feet 15 feet 15 feet Front Yard Setback– Side EntryGarage 10 feet N/A 10 feet 16 feet 16 feet 16 feet Front Yard Setback– DirectEntry Garage 22 feet N/A 22 feet 22 feet 25 feet 25 feet Rear Yard Setback – ResidentialLivingArea 10 feet 10 feet 15 feet 20%4 20%4 20%4 Rear Yard Setback – OpenPatioCover(One-Story Home) 3 feet 5 feet 5 feet 10 feet 10 feet 10 feet Rear Yard Setback – OpenPatioCover(Two-StoryHome) 5 feet 5 feet 10 feet 10 feet 10 feet 10 feet Side Yard Setback– Interior Lot 5 feet 5 feet 5 feet 5 feet 5 feet 5 feet Side Yard Setback– Corner Lot 10 feet 8 feet 10 feet 10 feet 10 feet 10 feet MinimumLotWidth– Side EntryGarage 55 feet N/A 55 feet 55 feet 55 feet 55 feet MinimumBuilding Separation:

BetweenAdjacentTwo-Story Structures
BetweenOne-StoryandAnyAdjacentPrimary Structures
10 feet
10 feet
10 feet
10 feet
10 feet
10 feet
15 feet
10 feet
15 feet
10 feet
15 feet
10 feet
MaximumProjectionPermittedintoYards
MaximumBuilding Height 35 feet 35 feet 35 feet 35 feet 35 feet 35 feet MinimumFloorArea– One StoryHomes 1,500 s.f. 1,500 s.f. 1,700 s.f. 1,850 s.f. 1,850 s.f. 1,850 s.f.

MinimumFloorArea– Two Story Homes 1,700 s.f. 1,700 s.f. 2,100 s.f. 2,300 s.f. 2,800 s.f. 3,000 s.f. 1 Use restrictions for private recreation areas in Planning Areas 20 are provided in Section 4.0 - C. 2 Does not apply to cul-de-sac lots, flag lots, or lots fronting on a knuckle. 3 Development of Planning Area 6B with residential and/or recreational uses shall be permitted without requiring an amendment to this Specific Plan. 4 Required rear yards shall be a minimum of 20 percent of the depth of the lot, to a depth not to exceed 25 feet. 1559
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Table 2B
DEVELOPMENT STANDARDSSUMMARY – SINGLEFAMILY RESIDENTIAL (DETACHED CONDOMINIUMS)

DEVELOPMENT STANDARD HIGH DENSITY RESIDENTIAL
PLANNING AREA(S) 13 AND 14
MaximumDensity 8.5 du/ac
MinimumLotArea .5 acre
MinimumLotWidth 60 feet
MinimumLotDepth 100 feet
MaximumLotCoverage 50%
BuildingSetback andSeparationfromrights-of-way:

Major or primary
Secondary or collector
Local
Private streetor driveway
Alley
25 feet
20 feet
15 feet
5 feet
0 feet
MinimumBuilding Separation:

Side to Side
Rearto Rear
For additional Setback Criteria, See “DevelopmentStandards &Regulationsfor DetachedCondominiums”
7 feet
12 feet
MaximumProjectionPermittedintoYards see standards containedin text MaximumBuilding Height 35 feet
MinimumFloorArea
One-StoryHomes
Two-StoryHomes
1,200 sf
1,500 sf
Private Open Space 100 sf per DU
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Table 2C
Development Standards Summary-Cluster Units
Table 3
DEVELOPMENT STANDARDS SUMMARY– HIGHDENSITY RESIDENTIAL

DEVELOPMENT STANDARD HIGH DENSITY RESIDENTIAL
PLANNING AREA(S) 15, 16, 17 1
MaximumDensity 18.1 du/ac
MinimumLotArea .5 acre
MinimumLotWidth 60 feet
Development Standards Medium Density Residential
Planning Area(s) 12
Maximum Density 12 du/ac
Minimum Lot Area 2,500 sf
Minimum Lot Width 40 feet
Unless adjacent to an open
space
Minimum Lot Depth 70 feet
Unless adjacent to an open
space
Maximum Lot Coverage 65%
Building Setback and Separation from Right-of-Way
Major or primary (Citrus Avenue)1 25 feet
Secondary or collector(Summit Avenue)2 20 feet
Local 15 feet
Private street or driveway 3 feet
Alley 3 feet
Minimum Building Separation 10 feet
Maximum Projection Permitted into Yards Maintain a minimum of 3’6” setback
Maximum Building Height 35 feet
Minimum Floor Area
1 Bedroom 600 square feet
2 Bedroom 800 square feet
3 Bedroom 900 square feet
3 or more Bedroom 900 square feet
Private Open Space
First Floor 150 square feet
2nd Floor 100 square feet
Common Open Space 5% of lot
Off Street Parking
Residential Parking (1 Bedroom) 1.5 spaces
Resident Parking (2 Bedroom) 2.0 spaces
Resident Parking (3 Bedroom) 2.5 spaces
Resident Parking (4 Bedroom) 2.7 spaces
Guest Parking 1 space per three units

1. A 5-foot reduction in setback is permitted adjacent to the deceleration lane along Citrus Avenue for a maximum setback of 20 feet.

2. A 5-foot reduction in setback is permitted for lots adjacent to the bus turn out lane along Sierra Avenue for a maximum setback of 15 feet.
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MinimumLotDepth 100 feet
MaximumLotCoverage 50%
BuildingSetback andSeparationfromrights-of-way:

Major or primary
Secondary or collector
Local
Private streetor driveway
Alley
25 feet
20 feet
15 feet
5 feet
0 feet
MinimumBuilding Separation:

Front to Front (1 to 1 Story, 1 to 2, 2 to 2, 2 to 3, 3 to 3) Rearto Rear(1 to 1 Story, 1 to 2, 2 to 2, 2 to 3, 3 to 3) Side to Side (1 to 1 Story, 1 to 2, 2 to 2, 2 to 3, 3 to 3) 25 feet, 25 feet, 18 feet, 30feet, 35feet
15 feet, 15 feet, 10 feet, 25feet, 25feet
10 feet, 10 feet, 15 feet, 15feet, 15 feet
MaximumProjectionPermittedintoYards see standards containedin text MaximumBuilding Height 45 feet
MinimumFloorArea:
1 Bedroom
2 Bedroom
3 Bedroom
800 squarefeet
900 squarefeet
1,100 squarefeet
Private Open Space:
1stFloor Unit
2ndor 3rd Floor Units
100 square feetper unit
75 square feet per unit
Common OpenSpace: 25% of lot
Off-StreetParking:

Resident Parking (1 Bedroom)
Resident Parking (2 Bedroom)
Resident Parking (3 Bedroom)
ResidentParking(4 Bedroom)
Guest Parking

1.5 spaces per unit

2.0 spaces per unit

2.5 spaces per unit

2.5 spaces per unit
1 space per 3 units2
1 Use restrictions for private recreation areas in Planning Areas 21 and 22 are provided in Section 4.0 - E. 2 Includes street parking, parking lots, and carports.
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5-1

5.0 DESIGN GUIDELINES

5.1 PURPOSE AND INTENT
The Citrus Heights North Design Guidelines provide general criteria for architecture, landscaping, entry monumentation, and lighting design in order to ensure a high-quality development and strong community character. The overall goal of the Citrus Heights North Design Guidelines is to create a unique master planned community within the City of Fontana. This Specific Plan document recognizes that the development of Citrus Heights North will play a vital role in the growth of the North Fontana area.

These guidelines are intended to provide criteria for design, while allowing flexibility for architects, landscape architects, developers, builders, and others involved in the design of community elements.

Variation and customization within the context of the guidelines by a builder is encouraged in order to achieve individually distinctive neighborhoods complemented by recreational amenities and a neighborhood commercial component in the same community. Through collaboration and cooperation between the master developer, the builder(s), and the City of Fontana, the Citrus Heights North master planned community is destined to be a successful and desirable addition to the North Fontana area.

The specific objectives of the design guidelines are to:
 Provide guidance to builders, engineers, architects, landscape architects, and other professionals in order to obtain high quality design.
 Provide a framework for the formation of Covenants, Conditions, and Restrictions (CC&Rs) for the use of land in the Specific Plan area.
 Provide the City of Fontana with the necessary assurances that the community of CITRUS HEIGHTS NORTH will be developed in accordance with a certain quality and character as set forth in this document.

The Design Guidelines are intended to be flexible and work in concert with the Development Standards contained in Section 4.0 of this document. These guidelines establish standards that will ensure the quality of development, the community landscape, and its character. These guidelines and the standards they contain shall be followed in the design and build-out of the community; they should not be viewed as voluntary. Through review of the plans by the Master Developer and official design review by the City of Fontana, these guidelines shall be enforced and implemented.

Projects where nearly identical buildings line streets without variation in placement and form will not be allowed.
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5-2

5.2 ARCHITECTURAL DESIGNGUIDELINES
A. GENERALARCHITECTURALGUIDELINES (APPLIES TO ALL PLANNINGAREAS) The goal of the architectural design guidelines is to allow for a diversification of architecture styles while ensuring visual compatibility. These guidelines do not promote rigid adherence to style descriptions but assist in achieving a particular design direction and high quality construction.

1. STYLE
Achieving variety and diversity in neighborhood architecture is a key community objective. For inspiration, Citrus Heights North has embraced compatible architectural styles that have historical precedence in Southern California and are capable of contemporary interpretation and variation.

Modern interpretations of historical architectural styles shall address today’s market conditions, economics, and building industry standards. The palette of architectural styles selected for these design guidelines contributes to this goal as each style has a historic lineage that shares this “common sense” approach to the use of materials and colors indigenous to the region. Selected styles include:
 Colonial
 Spanish Colonial
 Cottage
 Monterey
 Craftsman
 Italianate
 Progressive Traditional
 Progressive Prairie
 Modern Farmhouse
Style elements (walls, windows, roof, etc.) are also identified for each architectural style. These details are identified as a sampling of architectural characteristics that shall be applied as appropriate.

Not all style elements are required on every structure; rather, a sampling of these features shall be combined to create the appropriate architectural feel. Mixing of styles, e.g. Gothic columns with Spanish Colonial architecture shall be avoided.

It should also be noted that additional architectural styles not listed above may be incorporated into Citrus Heights North project and serve as substitutes for any of the styles identified in this section.

Any new architectural styles introduced into the community must be complementary to the existing styles and require approval by the Planning Department.

2. COLORS ANDMATERIALS
The colors and building materials used at Citrus Heights North shall be complementary, and when considered together, shall reflect a distinct community character. The use of elements such as terracotta color roof tile or concrete flat tile, white washed plaster, painted siding, stone and brick veneer, fiber cement lap siding, and wrought iron will provide variety and contrast. New interpretations of these classic combinations of materials and inherent colors are encouraged as they relate to a general 1564
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feeling of neighborhood unity.

Color palettes that reflect traditional architectural themes are the basis for successful modern interpretations as proposed for Citrus Heights North. A variety of natural materials and earth tone based colors will provide the diversity required for visual interest while unifying the buildings with their settings and creating a timeless appeal. The primary purpose of the architectural style palette selection is to avoid monotony, provide a variety of color schemes, and promote visual diversity.

3. ARCHITECTUREORIENTED TO THESTREET
Architecture shall be oriented to the street so that interactive elements create a human scale and are inviting to the street scene. Furthermore, all developments shall be consistent with the City’s policy to incorporate 360-degree architecture and designed to integrate elements to create visual interest.

Interactive elements include; porches, verandas, porte-cocheres, balconies, decks, porticos, trellises, arbors, and courtyards.

The quality design and orientation of interactive elements provide “eyes on the street” and contribute to pedestrian safety, a sense of place, activity, and neighborhood socialization.

B. ARCHITECTURAL DIVERSITY – DETACHED SINGLE-FAMILY (APPLIES TO PLANNING AREAS 1- 5, 7- 11, 13 AND 14)
Detached residential Planning Areas within Citrus Heights North shall utilize a minimum of three architectural styles, one from each of the following three groups. Although three styles are required within each Planning Area, a minimum of six different styles must be utilized throughout the entire project.

GROUP I GROUP II GROUP III
Spanish Colonial Colonial Cottage
Italianate Monterey Craftsman
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A maximum of 40% and a minimum of 20% of any one style shall be used within each Planning Area of Citrus Heights North. Each style is presented on the following pages in the form of a matrix description of its main components. The matrix will be used by the City of Fontana’s Planning Department to determine if the submitted architecture plans substantially conform to the architecture styles identified in this document. Every element listed on the matrix is not required to be present on the architectural plans; rather, the matrix is intended to set forth a description of style elements and features generally associated with the architectural style. 1566
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1. SPANISHCOLONIAL– GROUPI
STYLE

ELEMENTS
Form
 Simply articulated twostoryboxedplanwith onestoryelementacrossfront elevation  Deep recessedarches
 Boxed outelements at 2nd floor
Roof
 3 ½:12 to 4 ½:12lowpitchroof
 Predominantly gable side to side roofwith forward facinghip roof element  Unenclosedeave overhangwith exposedraftertails
 Concrete‘s’ or barreltiles with varigatedor blendedcolors  Continuousfascia boards
 24’’Overhangs
Walls  Sand orSpanish texture stuccofinish
Windows
 9 and 12pane windows with colonialaccent trim
 Rectangularshape feature windows onfrontelevationwith single or gangedcurve top edge  Simplified windows onside andrear elevations
 Recessed windows
Colors
 White tone body ormid-valuebodywith contrastingfascia andwindowtrim colors  Wood tonedtrims
 Contrastingbodycolor atbase
 Garage door color complementarytobodycolors andtrim
Details
 Ornate wrought ironaccentdetails atwalls andwindows
 Wrought iron balconies
 Decoratively shapedraftertails
 Stucco overfoamwindowanddoortrim
 Decorative tilesrecessedin wallplane
 Decorative iron
 Shutters
Typical
Elevation
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2. ITALIANTE– GROUPI
STYLE

ELEMENTS
Form  2-story simple massingwith atleast 1 verticaland1 horizontalbreak  Tower element Roof
 Main hip roofwith minor hip or gable
 6:12 to 4:12lowpitchroof
 Concrete‘s’ or barreltiles with varigatedor blendedcolors  Tight to 24’’ overhangs Walls  Smoothstucco orsand finish
Windows
 Verticalwindows often gangedtogetherin double andtriples  Deep recessed in wallplane
 Roundtopwindowoverrectangularwindows at feature locations  Paned windows atfront  Simplified windows onside andrear elevations Colors
 Mid-valuesaturated
 Contrastingtrim – Tuscanhues
 Contrastingbodycolor atbase
 Garage door color complimentarytobodycolors andtrim
Details
 Door and windowheadertrimmatch
 Wrought iron hardwareandlight fixtures
 Belt course trim
 Taperedroundorsquare simple stuccoor pre-cast concrete columns  Colonialarchwindowtrim
 2nd story balconiesin wrought iron
 Entry porches accented bycolumns
 Shutters
 Stucco overtrim surrounds atwindowsanddoors  Cornerwallquoins Typical
Elevation
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3. COLONIAL– GROUPII
STYLE

ELEMENTS
Form  Simple rectangularmassingstackedwallplanes
Roof
 5:12 to 7:12roof pitch
 12’’ – 24’’ overhangs
 Cornice atgables  Texture flatconcretetile with varigatedor blended colors Walls  Sand orsmoothstucco finish
 Horizontallapsiding
Windows
 Verticalmulti-panein groupings
 Decorative half round windows
 Oval, decorativewindows  Simplified windows onside andrear elevations Colors  White to mid-valuebodies
 White trims
Details
 Brick veneers accenton walls
 Dormers
 Shutters onfrontelevations
 Entry door pediments
 Columns
 Entry door porches  Corbels
Typical
Elevation
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4. MONTEREY – GROUPII
STYLE

ELEMENTS
Form
 Single gable roof sideto side or backto back
 2-story horizontalmassing,simple form
 2nd story balconyatfront elevations
 Verticalmassingheld to25%to 35%of front elevation
 Horizontalandverticalmassingbreaks
Roof
 5:12 to 8:12normalmain roof pitch
 Balcony shedroof breakat 3 ½ to 4 ½ slope
 Shingle texture flattile or‘s’ concreterooftile with variated or blendedcolors  Overhangs with continuousfascia board andexposedrafters Walls
 Smoothstucco orsand finish
 Horizontalor verticalsidingat 2nd floor balconywall
 Horizontalor verticalsidingaccents atgable ends
Windows
 Verticalwindowshapewith multiple panes often usedin groupings  Gothic shapeor curvedtopfeature windowatfirst floor
 Colonialwindowanddoortrim
 Simplified windows onside andrear elevations
Colors  White tonedbodies ormediumrange earthtones &white tonedtrims Details
 Wood framedbalconywith knee braceposts&simple woodcolumn detail  4’’to 6’’ diameterroundgable tile vents
 Arched orslopingfinn walls
 Recessed orshutteredwindows
 Brick veneerwainscotatbaseof building
Typical
Elevation
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5. COTTAGE– GROUPIII
STYLE

ELEMENTS
Form
 Gentle to steeppitchedroofs with projectinggable ends  Typically steep 2nd storyroofs breakingover 1ststory elements  Gable, hip, and/orshed roof dormers Roof
 6:12 to 12:12high pitchroof
 Flat concretetile
 Tight to 12’’ overhangs
 Multiple gable elementroofs with brokenpitches
Walls
 Stone or brick veneer base
 1 ½ to 2-story stoneor brick accentwallplanesatfront elevation  Sand stucco orsmooth finish
 Sidingaccentsin gable ends
Windows
 Bay windows
 Rectangularmulti-panedwindows
 Roundandcurvedtopwindows
 Simplified windows onside andrear elevations
Colors
 Light earth tonebodies
 Contrastingcoolorwarmtrims
 Whites or dark stuccobodycolors
Details
 Shutters&recessedwindows
 Decorative potshelves
 Batteredcolumns
 Entry door porches  Wood columns with braces
Typical
Elevation
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6. CRAFTSMAN – GROUPIII
STYLE

ELEMENTS
Form  Cross gabled or gable fronted one ortwo-story boxlike massingundermain roof  Entry porch Roof
 4:12 to 8:12normalroof pitch
 Shingle texture flatconcrete roof tile
 Plain cut raftertails
 Overhangs 6’’to 18’’
 Hip and gable roofs
Walls
 Horizontalsiding
 Plain wood shingle siding
 Sand orsmoothstucco finish
 Blended stuccoandsiding
 Stucco with stonebase, batteredwallforms
Windows
 Ribbon windows – 3 ormore ganged
 Single hungwindows
 Mullion upper half ofwindow
 Simplified windows onside andrear elevations
Colors  Light or deep earthtonecolors
Details
 Stone andbrick blendedaccent chimney
 Full length porch
 Layeredwood entrydoor and windowdetails
 Classically styledcolumns
 Decorative ridge beams andpurlins
 Stone or brick base
 Triangular knee braces
Typical
Elevation
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B.2 Architectural Diversity- Cluster (Applies to Planning Area 12) The clustered residential Planning Area 12 within Citrus Heights North shall utilize all architectural styles identified from the following groups.

1. Progressive Traditional
STYLE

ELEMENTS
Form
 Cross gabled or gable fronted two-story box like massing under main roof  Entry Porch
Roof
 Concrete flat tiles
 Cross gabled construction with slight overhangs
 Simulated vent gable ends
 2”x6” wood fascia
Walls
 Stucco siding
 Brick veneer
 Simulated wood lap siding
Windows
 Vinyl
 Simulated wood shutters
Colors
 Light earth tone bodies
 White window treatments
 Grey roof tiles
 Dark grey tone brick veneer
Details
 Window accents
 Lamps along the garage and adjacent to the front door.  Multiple glass panel front door
 Metal sectional garage door
Typical
Elevation

2. Progressive Prairie
STYLE

ELEMENTS
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Form
 Cross hipped frontage with two story box-like massing under main roof.  Entry Porch Roof
 Concrete flat tiles
 Cross gabled construction with slight overhangs
 Simulated vent gable ends
 2”x6” wood fascia
Walls
 Stucco siding
 Stone veneer  Simulated wood lap siding
Windows
 Vinyl  Stucco trim
Colors
 Darker earth tone bodies
 White window treatments
 Grey roof tiles
 Light grey/white tone brick veneer
Details
 Window accents
 Lamps along the garage and adjacent to the front door.  Large glass panel front door
 Metal sectional garage door
Typical
Elevation

3. Modern Farmhouse
STYLE

ELEMENTS
Form
 Cross gabled or gable fronted two-story box like massing under main roof  Entry Porch
Roof
 Concrete flat tiles
 Cross gabled construction with slight overhangs
 Front facing roof barge  2”x6” wood fascia
Walls
 Stucco siding
 Board and batten paneling
 Brick veneer
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Windows
 Vinyl windows
 Gridded panels
 Simulated wood shutters
Colors
 White walls and siding
 Dark/black window treatments  Dark roofing tiles
Details
 Window accents
 Lamps along the garage and adjacent to the front door.  Simulated etched wood front door
 Metal sectional garage door
Typical
Elevation

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ADDITIONAL REPRESENTATIVEARCHITECTURE –

SINGLE FAMILY RESIDENTIAL
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ADDITIONAL REPRESENTATIVEARCHITECTURE –
SINGLE FAMILY RESIDENTIAL (CONT’D)
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C. ARCHITECTURAL DESIGN STANDARDS AND REQUIREMENTS – DETACHED SINGLE FAMILY (APPLIES TO PLANNINGAREAS 1- 5 AND 7- 11)

1. BUILDING MATERIALS & COLORS
To further the goal of diversity, the following criteria shall be met:
a. Each elevation shall have a minimum of three colors. For example: one body, one trim, and one accent color. Depending on elevation, more colors may be required as determined by the City of Fontana’s Planning Department. b. Front elevation design and materials are to wrap around the side elevation to an appropriate transition point, as determined by the Planning Department. If the rear elevation is visible from a public street (Citrus Avenue, Lytle Creek Road, Knox Avenue, or Summit Avenue) or Street “A” and Major Community Gated Entry Drive off Summit Avenue, rear elevation design and materials shall also wrap around the side elevation.
c. Each product line shall have a minimum of three different roofing colors. d. Material samples and manufacturers cut sheets shall be submitted to the City of Fontana Community Development Department at preliminary design phase. e. Individual color schemes must be appropriate to the architectural styles selected with a harmonious selection of accent materials and roof profile and colors.
f. No two adjacent homes using the same floor plan shall have the same exterior color scheme. A scheme of color values on exterior elements shall be distinct on adjacent homes, with deeper tones encouraged to promote variation. g. If balconies are provided, materials shall match or complement those used on the main portion of the building.
h. Brick and stone products and manufacturers shall be reviewed and approved by the Planning Department at the time architectural plans are submitted. i. All homes shall upgrade the hardscape used within the concrete walkways leading to the main structure to complement the home’s exterior architectural elements. (Example: use of decorative troweled bands; decorative patterned scoring; exposed aggregate finishes; stamped concrete, etc.). j. Planning Areas 8, 9, 10, and 11 shall have enhanced landscaping, decorative hardscape, or other treatments used to reduce the impact of the building consistent with the representative architectural photos in these guidelines. 1578
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k. Weather resistant materials shall be provided to promote longevity and minimize ongoing maintenance to the satisfaction of the Planning Department.

2. BUILDING MASS, FORM, AND SCALE
Creating a street scene that functions well and has visual variety is a key community objective. The following massing and scale criteria are intended to develop variation in appearance and a sense of individuality for each home. Projects where nearly identical buildings are placed on streets without variation in placement and form are not permitted. Listed below are massing and plotting techniques and standards which will create a quality environment.
a. Single story components such
as porches, reduced heights of
living spaces, and/or garage
areas shall be used to create a
sense of variety within the
street scene and to break up
building massing.
b. Twenty percent (20%) of all
plans and elevations plotted
shall have a significant single
story component, which can
include garages and covered
porches. Significant single story components shall be a minimum of 225 square feet for lots in Planning Areas 4, 7, 8, 9, 10, and 11 (4,000 and 5,000 square foot lots). The significant single story component for lots in Planning Areas 1, 2, 3, and 5 (6,000, 7,000 and 10,000 square foot lots) shall be increased to a minimum of 400 square feet.
c. To reduce building massing at project entries, single story homes or significant single story components are required on corner lots located adjacent to gated entries.
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d. Homes shall be designed with entries, windows, front porches, and living areas placed directly adjacent to the street on most plan variations, while recessing the garages, are encouraged. A total of 68 units (15% of units in non-rear loaded Planning Areas) shall have a recessed or side in garage. e. The proportion of windows and doors to the wall massing shall vary according to the architectural style chosen. Windows and doors shall enhance, rather than dominate, the overall architectural character of the home.

The selected style of window shall be appropriate to the architectural style of the house.
f. Garage doors shall be fully integrated into the design of the architecture and shall complement the building elevation. Accent colors shall be considered to complement the architecture and to provide visual variety along streetscapes.

Windows in garage doors are required for all homes unless otherwise approved by the Planning Department. Staggered setbacks, recessed garages, and side-entry garages shall be considered to further vary the streetscape.

3. REAR BUILDING ELEVATIONS
The dominant impact from the street is the shape of the building and roofline of twostory plans. Therefore, these second story rear building elevations shall adhere to the following guidelines.
a. Long stretches of unbroken exterior walls are not allowed in favor of articulated elevations with projections, recesses, windows, doors, and specialized architectural detailing, which are required. b. The second story portion of the rear elevation of all structures which face Citrus Avenue, Lytle Creek Road, Knox Avenue, Summit Avenue, Street “A”, or Major Community Gated Entry Drive off Summit Avenue shall incorporate varied wall planes, roof forms and orientation, or window treatments.
c. Articulate the rear elevation and roof plane to minimize the visual impact of repetitious flat plans, similar building silhouettes, and similar ridge heights on 1580
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homes viewed from Citrus Avenue, Lytle Creek Road, Knox Avenue, Summit Avenue, Street “A”, or Major Community Gated Entry Drive off Summit Avenue.
d. For each floor plan submitted to the Planning Department for review, three elevations are required per floor plan. At least two out of every three elevations per floor plan shall provide general architectural relief at the rear elevation of each home in order to avoid one continuous wall or flat surface on the rear of the home. Fireplaces, rear yard trellises, and media niches are allowed.

4. PLOTTING CONCEPTS
The following criteria shall be considered when placing a structure on a single-family lot:
a. Reduce the scale and size of each neighborhood by creating “subneighborhoods” or “villages” through the use of short or curved street segments, and short cul-de-sac streets.
b. Plot alternative floor plan types and/or elevation styles on contiguous lots. A floor plan shall not be used consecutively more than two times in a row, whether reversed or not.
c. Any one floor plan shall comprise no more than 65% of the number of lots on any cul-de-sac or along any street between intersecting streets. d. For safety purposes, houses on flag lots shall be visible from the street. e. Adjacent homes shall have varying front yard setbacks. Minimum variation shall be four (4) feet for lots located in Planning Areas 1, 2 3, 4, and 7, and three (3) feet for lots located in Planning Areas 8, 9, 10, and 11. This requirement does not apply to lots located on a curvilinear street, cul-de-sac, 1581
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or knuckle, which already provide a varied street scene. When one and twostory homes are adjacent, the two-story home shall have the larger front yard setback. In no event shall varying front yard setbacks allow encroachments for front facing garages less than 22 feet from face of garage door. f. Driveways on corner lots shall
be located on the opposite
side of the lot as the
intersection to allow
expanded opportunities for
landscaping at street
intersections.
g. All utility boxes shall be
underground or camouflaged.
h. Each lot shall be provided
with four (4) phone lines to
the house.
i. An eight (8) foot setback from the line of sight on public streets only shall be provided for landscaping.
j. Shadow conduit shall be provided to each home.

5. ROOFS
Roofs serve as major structural and architectural design elements. A variety of roof types are permitted and encouraged within the project. Roofs shall be consistent with the neighborhood or product-type architectural concept and the style, materials, and scale of the building.
a. As it relates to styles, a variety of roofs shall be permitted, including hip, gable, and shed roofs. Roof heights, pitch and planes shall vary to create interplay between the roof and the walls of the structure. Varying roof pitches on the same building shall be avoided unless they are integral to the architectural style or extending over porches and balconies. b. Roofs shall be constructed of non-combustible materials. Acceptable materials include clay and concrete tile. Unacceptable materials include pressed wood, corrugated fiberglass, asphalt roll roofing, and corrugated metal.
c. Roofing trim materials shall be of similar materials and complementary colors. Roof vents and appurtenances shall be painted to match the roof color.
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d. Roof overhangs are permitted and shall be designed as an integral part of the roof form.

6. GARAGES
The home and front yard rather than the garage is the primary emphasis of the front elevation. In order to de-emphasize the role of the garage in front elevations, setbacks, side-entries, detached garages, and other “neo-traditional” treatments are permitted.
a. Garages shall be constructed of materials compatible with the architectural style of the primary structure.
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b. No two adjacent homes having the same floor plan and elevation shall use the same garage door pattern. In no case shall more than two (2) adjacent homes of any floor plan or elevation have the same garage door pattern. c. A variety of designs shall be used on garage doors. Minimize the visual impact of garages facing the street by varying garage door patterns, varying colors, varying setbacks, splitting doors into two or more single doors, incorporating windows into garage doors, and using alternative garage configurations.
d. Swing-in (side loaded) garages are prohibited on lots less than 55’ wide at the front setback line.
e. Side elevations of garages facing the street shall have architectural detailing. f. All garage doors shall be sectional and roll-up with windows, unless otherwise approved by the Planning Department.
g. The three-car garage configuration requires careful consideration to deemphasize its impact on the street. The use of tandem garage design is permitted so that three garage spaces appear as two from the street. Tandem parking shall be counted toward satisfying parking requirements. h. The following design techniques shall be incorporated in homes with three car garages:
 Where allowed, the standard front facing three-car configuration can be used in a maximum of 65% of plan configurations.
 When the standard front facing three-car configuration is used, it must be combined with one of the following measures:

1. Provide a minimum 75 square feet of porch area (horizontal or vertical).

2. Extend a portion of the home a minimum of 5’ in front of the garage.

3. Offset the dual car garage door 2’ from the single car garage door.

4. Provide three separate garage doors to break up the building mass.
i. In the case of the recessed two-car garage configuration, a 12-foot driveway shall be allowed that tapers to 16 feet to de-emphasize its impact on front elevations.
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7. PORCHES AND ENTRYWAYS
Entrances to homes shall be
clear and easily recognizable.

Covered entrances, porches,
and arcades are desirable,
because they serve to identify
entrances and provide frontyard and side-yard elevational differences. All front doors
shall reflect the architectural
style that may include a
window or other decorative
treatment. A sample of door
treatments shall be provided for
Planning Department review
and approval. Porches and entryways shall be used to visually break up large, monolithic buildings into smaller units, more in keeping with the desired human scale. Where present, porches shall be used on buildings of two or more stories as a transition from nearby single-story structures or other taller structures. Porches shall be constructed of wood, stucco, stone, brick and other similar materials. Wrought iron railings are permitted and acceptable.

8. DOORS AND WINDOWS
By varying the spacing, sizes, shapes, and locations of door and window openings in building facades, structures shall be made more visually interesting and attractive. It is especially important to vary the placement of doors and windows on buildings located in close proximity to each other in the same neighborhood. In addition, windows and doors shall be recessed into or projected out of structures to emphasize important areas of the building. Windows, frames, mullions, and door frames shall utilize complementary colors with the rest of the building. Doors shall include inset panels, carvings, and/or window panes.

9. BALCONIES AND OVERHANGS
Balconies and overhangs are desirable elements of a building because they provide architectural interest even when not serving a practical purpose. Balconies and overhangs add visually to a structure by breaking-up wall masses, offsetting floors, and creating a sense of human scale. Balcony railings shall reflect the architectural style. Balcony railings can be solid, if desired. Accent tile is permitted in moderate amounts. In all cases, balconies and overhangs shall be designed such that detailing, form, color, and materials are similar and/or compatible to the main structure. 1585
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D. ARCHITECTURALDESIGN STANDARDS ANDREQUIREMENTS – DETACHED SINGLE FAMILY (APPLIES TO PLANNINGAREAS 13 AND14)

1. BUILDING MATERIALS & COLORS
To further the goal of diversity, the following criteria shall be met:
a. Each elevation shall have a minimum of three colors. For example: one body, one trim, and one accent color. Depending on elevation, more colors may be required as determined by the City of Fontana’s Planning Department. b. Front elevation design and materials are to wrap around the side elevation to an appropriate transition point, as determined by the Planning Department. If the rear elevation is visible from a public street (Citrus Avenue, Lytle Creek Road, Knox Avenue, or Summit Avenue) or Street “A” and Major Community Gated Entry Drive off Summit Avenue, rear elevation design and materials shall also wrap around the side elevation.
c. Each product line shall have a minimum of three different roofing colors. d. Material samples and manufacturers cut sheets shall be submitted to the City of Fontana Community Development Department at preliminary design phase. e. Individual color schemes must be appropriate to the architectural styles selected with a harmonious selection of accent materials and roof profile and colors. f. No two adjacent homes using the same floor plan shall have the same exterior color scheme. A scheme of color values on exterior elements shall be distinct on adjacent homes, with deeper tones encouraged to promote variation. g. If balconies are provided, materials shall match or complement those used on the main portion of the building.
h. Brick and stone products and manufacturers shall be reviewed and approved by the Planning Department at the time architectural plans are submitted. i. All homes shall upgrade the hardscape used within the concrete walkways leading to the main structure to complement the home’s exterior architectural elements. (Example: use of decorative troweled bands; decorative patterned scoring; exposed aggregate finishes; stamped concrete, etc.). j. Planning Areas 13 and 14 shall have enhanced landscaping, decorative hardscape, or other treatments used to reduce the impact of the building consistent with the representative architectural photos in these guidelines. k. Weather resistant materials shall be provided to promote longevity and minimize ongoing maintenance to the satisfaction of the Planning Department. 1586
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2. BUILDING MASS, FORM, AND SCALE
Creating a street scene that functions well and has visual variety is a key community objective. The following massing and scale criteria are intended to develop variation in appearance and a sense of individuality for each home. Projects where nearly identical buildings are placed on streets without variation in placement and form are not permitted. Listed below are massing and plotting techniques and standards which will create a quality environment.
a. The proportion of windows and doors to the wall massing shall vary according to the architectural style chosen. Windows and doors shall enhance, rather than dominate, the overall architectural character of the home.

The selected style of window shall be appropriate to the architectural style of the house.
b. Garage doors shall be fully integrated into the design of the architecture and shall complement the building elevation. Accent colors shall be considered to complement the architecture and to provide visual variety along streetscapes.

Windows in garage doors are required for all homes unless otherwise approved by the Planning Department. Staggered setbacks, recessed garages, and/or cantilevered living space over the garage shall be considered to further vary the streetscape.

3. REAR BUILDING ELEVATIONS
The dominant impact from the street is the shape of the building and roofline of twostory plans. Therefore, these second story rear building elevations shall adhere to the following guidelines.
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a. Long stretches of unbroken exterior walls are not allowed in favor of articulated elevations with projections, recesses, windows, doors, and specialized architectural detailing, which are required. b. The second story portion of the rear elevation of all structures which face Citrus Avenue, Lytle Creek Road, Knox Avenue, Summit Avenue, Street “A”, or Major Community Gated Entry Drive off Summit Avenue shall incorporate varied wall planes or window treatments.
c. Articulate the rear elevation and roof plane to minimize the visual impact of repetitious flat plans, similar building silhouettes, and similar ridge heights on homes viewed from Citrus Avenue, Lytle Creek Road, Knox Avenue, Summit Avenue, Street “A”, or Major Community Gated Entry Drive off Summit Avenue.
d. For each floor plan submitted to the Planning Department for review, three elevations are required per floor plan. At least two out of every three elevations per floor plan shall provide general architectural relief at the rear elevation of each home in order to avoid one continuous wall or flat surface on the rear of the home. Fireplaces, rear yard trellises, and media niches are allowed.

4. PLOTTING CONCEPTS
The following criteria shall be considered when placing a structure on a single-family lot:
a. Reduce the scale and size of each neighborhood by creating “subneighborhoods” or “villages” through the use of short or curved street segments, and short cul-de-sac streets.
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b. Plot alternative floor plan types and/or elevation styles on contiguous lots. A floor plan shall not be used consecutively more than two times in a row, whether reversed or not.
c. Any one floor plan shall comprise no more than 65% of the number of lots on any cul-de-sac or along any street between intersecting streets. d. For safety purposes, houses on flag lots shall be visible from the street. e. Driveways on corner lots shall
be located on the opposite
side of the lot as the
intersection to allow
expanded opportunities for
landscaping at street
intersections.
f. All utility boxes shall be
underground or camouflaged.
g. Each lot shall be provided
with four (4) phone lines to
the house.
h. An eight (8) foot setback from the line of sight on public streets only shall be provided for landscaping.
i. Shadow conduit shall be provided to each home.