City of Fontana
Action Report
Planning Commission
8353 Sierra Avenue
Fontana, CA 92335
File #: 21-1454 Agenda Date: 7/5/2022
Agenda #: PH-B Category: Public Hearing
FROM:
Planning Department
TITLE:
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-___, 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.
REQUEST:
This request is for a Specific Plan Amendment for a comprehensive modification to the overall Ventana at Duncan Canyon Specific Plan and General Plan Amendment to modify the existing land uses designation to be consistent with the proposed specific plan amendment land use designation, which will 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.
PROJECT PLANNER:
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1 File #: 21-1454 Agenda Date: 7/5/2022
Agenda #: PH-B Category: Public Hearing
Salvador Quintanilla, Senior Planner
BACKGROUND INFORMATION:
Existing Land Use Designations:
Project Site
General Plan Zoning Existing Land
Use
Site: Multi-Family Residential (R-MF)
General Commercial (C-G)
Planning Area Nos. 1,3,4,8, and
10 (Commercial), Planning Area
Nos. 2 and 9 (Mixed Use),
Planning Area Nos. 6 and 7
(Medium Density Residential),
and Planning Area No. 5
(Medium High Density
Residential) - within the Ventana
at Duncan Canyon Specific Plan
Vacant
North: Right of Way (ROW) - Interstate 15
Freeway
Right of Way (ROW) - Interstate
15 Freeway
Interstate 15
Freeway
South:
Public Utility Corridors (P-UC) Public Utility Corridors (P-UC) Edison Easement
East: Regional Mixed Use (RMU) Regional Mixed Use (R-MU) Vacant and Development
of Single
Family
Residential
West: Right of Way (ROW) - Interstate 15
Freeway
Right of Way (ROW) - Interstate
15 Freeway
Interstate 15
Freeway
PROJECT DESCRIPTION:
A. Background Information:
· The proposed SEIR examines the comprehensive modification to the existing Ventana at Duncan Canyon Specific Plan. The existing Specific Plan was adopted by the City Council on March 27 2007, to create a unique master planned development that captured the City’svision for the “RegionalMixed Use”zoning classification in northern Fontana, and the City’s vision for a Corporate Corridor along I-15. Ten distinct development areas, designated as “PlanningAreas,”were established to implement the goals and objectives of the Specific Plan. The ten Planning Areas consisted of four types of land use designations including Commercial, Mixed Use, Medium Density Residential, and Medium-High Density Residential.
· The applicant received approval for a previous Specific Plan Amendment (SPA No. 21- 004) and Design Review (DR No. 21-02) by the City Council on September 14, 2021, to change the development standards for Planning Area 6 to accommodate the proposed construction of a 257 unit attached multi-family residential project with various amenities including a clubhouse with a pool, walking paths, and courtyards.
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2 File #: 21-1454 Agenda Date: 7/5/2022
Agenda #: PH-B Category: Public Hearing
B. Specific Plan Site: Approximately 102 acres
C. Proposed Planning Areas:
Planning Area No. 1 (Medium
Density Residential):
Approximately 20.7 acres
Planning Area No. 2
(Commercial):
Approximately 9.7 acres
Planning Area No. 3 High
Density Residential):
Approximately 13.2 acres
Planning Area No. 4 (Mixed
Used):
Approximately 25 acres
Planning Area No. 5a
(Commercial):
Approximately 2.4 acres
Planning Area No. 5b
(Commercial):
Approximately 4.8 acres
Planning Area No. 6a (Mixed
Use):
Approximately 5.7 acres
Planning Area No. 6b
(Commercial):
Approximately 2.5 acres
ANALYSIS:
The applicant, HO4 LLC, is requesting that the Planning Commission recommend approval to the City Council for a specific plan amendment that will modify and update the overall specific plan to reflect the current planning and market demands. The project is located south of Interstate 15, west of Citrus Avenue, north and south of Duncan Canyon Road. The project re-envisions the project site with six (6) Planning Areas instead of the existing ten with approximately 102 acres as well as a general plan amendment to modify the existing land use areas identified as General Commercial (C- G) and Multi-Family Residential (R-MF).
The Ventana at Duncan Canyon Specific Plan is a 102-acre master planned, mixed-use community that creates a unique sense of place in North Fontana. The design reflects a Mediterranean theme and focuses on a mixed-use and Tuscan village environment. The design will be visually distinctive and will create a unique “window” into Fontana from the Interstate 15 Freeway.
Currently, the project site is undeveloped and predominately flat, with a gentle slope. The project area includes five (5) eucalyptus windrows containing approximately 185 trees, which are located on the triangular parcel north of Duncan Canyon Road. Distribution lines are located along Duncan Canyon Road and Citrus Avenue. Additionally, the northwest corner of Duncan Canyon Road and Citrus Avenue is currently under construction to develop 257 multi-family units.
Specific Plan Amendment No. 21-001
The current specific plan has ten distinct development areas, designated as “Planning Areas,” to establish and implement the goals and objectives of the Specific Plan. As mentioned, the ten Planning Areas consisted of four types of land use designations including Commercial, Mixed Use, Medium Density Residential, and Medium-High Density Residential. The existing Specific Plan has City of Fontana Printed on 6/29/2022Page 3 of 6
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Medium Density Residential, and Medium-High Density Residential. The existing Specific Plan has the potential for the development of up to 574,500 square feet of commercial uses; up to 842 dwelling units in three separate residential villages; a Corporate Office Corridor, including mid-rise office buildings, a multi-story hotel, and quality business restaurants; a focal point “Piazza” a “campanile”tower feature; pedestrian corridors and bridges; and the construction of the realigned Lytle Creek Road on a 102-acre site.
The proposed Ventana at Duncan Canyon Specific Plan Amendment will modify and update the overall specific plan by establishing new Planning Areas that will have unique land uses, development standards, design guidelines, and create a special place for people to live, work, play, shop, and visit. Based on the amendment, the new specific plan will provide the opportunity to have a “one stop shop” for travelers along Interstate 15 freeway. The proposed project will include the development of up to 476,500 square feet of commercial uses, 1,671 residential dwelling units in three (3) separate residential villages, a focal point piazza (public square), and the construction of the realigned Lytle Creek Road. The proposed specific plan amendment will renumber the existing planning areas and establish six (6) new Planning Areas (labeled as PA1, PA2, PA3, PA4, PA5, and PA6) with four different zoning classifications. The proposed zoning designation will be Medium Density Residential, High Density Residential, Mixed-Use, and Commercial. Planning Area No. 1 is the “Residential Village” (max density of 26 du/ac) which will allow for the development of attached condominiums, townhomes, and multi-family development with varies recreational amenities that residents will enjoy. Planning Areas No. 2, 5a, 5b and 6a have a “Commercial”designation that allows for a variety of uses that include corporate offices, hotels, sit-down restaurants, research and development uses, retail, and athletic facilities. Planning Area 3 is the “High Density Residential”(max density of 30 du/ac) which envisions high density attached products such as multi- family attached, townhomes or flats that range from two to four stories. These housing types will appeal to singles, young couples, families, and seniors. These zoning district will allow a variety of uses that further complement the vision of the specific plan and the City’svision for Regional Mixed Development in the north Fontana area.
To summarize, the most significant difference between the existing Specific Plan and the proposed project is the overall increase from a maximum of 842 residential units under the existing Specific Plan to 1,671 units for the proposed project. Additionally, the total commercial area would be reduced by 98,000 square feet (17 percent), from 574,500 square feet under the existing Specific Plan, to 476,500 square feet for the proposed project.
The proposed project will 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.
General Plan Amendment No. 21-006
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.
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Environmental
Draft Supplemental Environmental Impact Report / Technical Studies Subsequent to the preparation and distribution of the Notice of Preparation (NOP), a Draft Supplemental Environmental Impact Report (DSEIR) was prepared for the project. The environmental analysis contained in the DSEIR is based in part on specific studies and assessments undertaken for the City by qualified environmental scientists, specialists, and consultants. These studies address air quality/greenhouse gas emissions/human health risk impacts, biological resource impacts, cultural resource impacts, geology and soils, greenhouse gases, hazards and hazardous materials, noise impacts, and transportation/traffic impacts. These technical studies are contained in the Technical Appendices SEIR. The Draft and Final SEIR for the Ventana Project can be viewed at the following link: <https://www.fontana.org/2137/Environmental-Documents>.
The DSEIR determined that 15 categories of environmental effects would have potential impacts found not to be significant. These categories are Air Quality, Biological Resources, Cultural Resources, Energy, Greenhouse Gas Emissions, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Population and Housing, Public Services, Transportation, Tribal Cultural Resources, Utilities and Service Systems, and Wildfire. The potential impacts from the aforementioned topical areas are fully addressed in the SEIR and can be brought to a level of less than significant with mitigation with the exception of air quality emissions associated with operation of the project. With respect to Air Quality, the analysis in the SEIR determined that mobile source (i.e., vehicle) emissions from project operation at full buildout would exceed applicable regional thresholds.
According to the analysis in the DSEIR and supporting studies, impacts related to air quality from project operation would remain significant and unavoidable in both the opening year and cumulative scenarios even with incorporation of proposed mitigation measures. Because there are significant and unavoidable impacts as a result of the proposed project, a Statement of Overriding Considerations (SOC) is required.
Alternatives
As required by CEQA, a SEIR shall describe a range of reasonable alternatives to the project which meets the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project and evaluate the comparative merits of the alternatives. The proposed alternatives for this project include “No Project/Existing Specific Plan” and “Reduce Density.” Environmental Document Circulation
The project Draft SEIR was circulated for the 45-day public review period on April 14, 2022, with the review period closing on May 31, 2022. The document was submitted to the State Clearinghouse for notification of State agencies for their possible comment. The Planning Commission conducted a public hearing on the DEIR on May 3, 2022, to receive public comments, and prior to the end of the comment period of May 31, 2022, the City received comments on the Draft SEIR from public agencies, organizations, and individuals; responses to these comments are included in the Final City of Fontana Printed on 6/29/2022Page 5 of 6
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5 File #: 21-1454 Agenda Date: 7/5/2022
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SEIR.
Final SEIR
The Final Supplemental Environmental Impact Report (FSEIR) consists of the Draft SEIR, comments and responses to comments on the Draft SEIR, a list of those commenting on the Draft EIR, and any other information added by the lead agency. Based on the comments received, no changes or revisions to the text of the Draft SEIR were necessary. To approve the project, the City Council must adopt a Statement of Overriding Considerations identifying that the project benefits override or outweigh the project’s identified unavoidable environmental impacts.
Public Communications
Staff received six emails for the proposed projects (see Attachment No. 11).
MOTION:
Approve Staff Recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Site Plan
3. Existing General Plan Land Use Designation
4. Proposed General Plan Land Use Designation
5. Existing Specific Plan Land Use Map - Ventana at Duncan Canyon
6. Proposed Specific Plan Land Use Map - Ventana at Duncan Canyon
7. Proposed Specific Plan Document
8. Planning Commission Resolution PC 2022- _______
9. Public Hearing Notice
10. Statement of Facts and Findings
11. Public Communications
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6 ATTACHMENT NO. 1
VICINITY MAP
DATE: July 5, 2022
CASE: Master Case No. 21-099R1
Specific Plan Amendment No. 21-001
General Plan Amendment No. 21-006
NORTH
CITY OF FONTANA PLANNING DEPARTMENT
CIT
Subject Site
7 ATTACHMENT NO. 2
SITE PLAN
DATE: July 5, 2022
CASE: Master Case No. 21-099R1
Specific Plan Amendment No. 21-001
General Plan Amendment No. 21-006
CITY OF FONTANA PLANNING DEPARTMENT
CIT
Project Site
8 ATTACHMENT NO. 3
EXISTING
GENERAL PLAN
DATE: July 5, 2022
CASE: Master Case No. 21-099R1
Specific Plan Amendment No. 21-001
General Plan Amendment No. 21-006
CITY OF FONTANA PLANNING DEPARTMENT
CIT
Project Site
9 ATTACHMENT NO. 4
PROPOSED
GENERAL PLAN
DATE: July 5, 2022
CASE: Master Case No. 21-099R1
Specific Plan Amendment No. 21-001
General Plan Amendment No. 21-006
CITY OF FONTANA PLANNING DEPARTMENT
CIT
Subject Site
10 ATTACHMENT NO. 5
EXISTING
SPECIFIC PLAN
LAND USE MAP
DATE: July 5, 2022
CASE: Master Case No. 21-099R1
Specific Plan Amendment No. 21-001
General Plan Amendment No. 21-006
CITY OF FONTANA PLANNING DEPARTMENT
CIT
Subject Site
11 ATTACHMENT NO. 6
PROPOSED
SPECIFIC PLAN
LAND USE MAP
DATE: July 5, 2022
CASE: Master Case No. 21-099R1
Specific Plan Amendment No. 21-001
General Plan Amendment No. 21-006
CITY OF FONTANA PLANNING DEPARTMENT
CIT
Subject Site
12 Ventana
at Duncan Canyon
Specific Plan Amendment
13 14
Ventana
at Duncan Canyon
May 3, 2022
Prepared For:
Prepared By:
Frontier Enterprises
SWA Group
Architects Orange
Fuscoe
The City of Fontana
Specific Plan Amendment
15 4
Ventana at Duncan Canyon Specific Plan Amendment
Table of Contents
Introduction ..................................... 9
1.1 Summary and Background ........................10
1.2 Purpose and Intent ....................................12
1.3 Authority For, & Scope of the Specific
Plan .....................................................................12
1.4 Organization Of The Specific Plan ...........13
1.5 Regional and Local Context ......................14
1.6 Surrounding Growth ..................................16
1.7 Existing Site Conditions ............................18
1.8 Property Ownership..................................20
1.9 Relationship to Relevant Planning
Documents .......................................................20
1.9.1 Fontana General Plan ...........................................20
1.9.2 Fontana Zoning Code ..........................................20 Project Vision .................................25
2.1 The Character of Place .............................26
2.2 Scale ...........................................................26
2.3 Public Realm ..............................................26
2.4 Drama ......................................................... 27
2.5 Capturing the Senses .............................. 27 Land Use ..........................................29
3.1 Land Use Designations .............................30 Circulation ..................................... 33
4.1 Street Network ..........................................34
4.2 Pedestrian Network ................................. 39
4.3 Regional Trails ...........................................39 16 5
Development Standards ............... 43
5.1 Planning Area 1 ..........................................46
5.1.1 Permitted Uses ......................................................46
5.1.2 Development Standards .....................................46
5.2 Planning Area 2 .........................................48
5.2.1 Permitted Uses .....................................................48
5.2.2 Development Standards ....................................49
5.3 Planning Area 3 ..........................................51
5.3.1 Permitted Uses ......................................................51
5.3.2 Development Standards .....................................51
5.4 Planning Area 4 .........................................53
5.4.1 Permitted Uses .....................................................54
5.4.2 Development Standards ....................................54
5.5 Planning Area 5 .........................................57
5.5.1 Permitted Uses ......................................................57
5.5.2 Development Standards ....................................58
5.6 Planning Area 6A ......................................60
5.6.1 Permitted Uses .....................................................60
5.6.2 Development Standards .....................................61
5.7 Planning Area 6B .......................................63
5.7.1 Permitted Uses ......................................................63
5.7.2 Development Standards .....................................64
5.8 Sign Regulations .......................................66
5.8.1 Design Standards for Retail Commercial and
Office Signage .................................................................67 Community Design Guidelines ......69
6.1 Community Design Guidelines ................72
6.1.1 Community Theme ................................................72
6.1.2 Site Planning Criteria ...........................................74
6.2 Architectural Design Guidelines .............77
6.2.1 Architectural Style - Tuscan ...............................77
6.2.2 Residential Architectural Guidelines ................81
6.2.3 Commercial Architectural Guidelines .............85
6.2.4 Vertical Mixed-Use Architectural Guidelines .91
6.3 Public Realm Design Guidelines .............92
6.3.1 Streetscape Guidelines .......................................92
6.3.2 Entry and Monumentation Guidelines ............94
6.3.3 Community Wall and Fence Guidelines ...........97
6.3.4 Plant Material Guidelines ....................................97
6.3.5 Plant Palette ........................................................ 98
6.3.6 Irrigation............................................................... 101
6.3.7 Commercial Site Landscape Guidelines ........102
6.3.8 Residential Site Landscape Guidelines .........102 Public Services & Utilities ...........109
7.1 Schools .......................................................110
7.2 Police ..........................................................110
7.3 Fire ..............................................................110
7.4 Drainage .....................................................111
7.5 Sewer ..........................................................111
7.6 Water ..........................................................112
7.7 Dry Utilities ................................................113
7.8 Waste & Recycling ....................................113 Implementation ............................ 115
8.1 Grading .......................................................116
8.2 Cut and Fill ................................................118
8.3 Phasing .................................................... 120
8.4 Methodology & Procedures .................. 122
8.4.1 Specific Plan Adoption .......................................122
8.4.2 Implementation ..................................................122
8.4.3 Procedures For Review, Approval And
Amendments.................................................................123 17 6
Ventana at Duncan Canyon Specific Plan Amendment
List of Figures
Introduction ..................................... 9
Figure 1: Regional Location Map ....................11
Figure 2: Local Vicinity Map ............................15 Figure 3: Surrounding Specific Plans ...........17
Figure 4: Topography Map ..............................19 Figure 5: Property Ownership Map ................21
Figure 6: Existing General Plan Land Use Map
22 Figure 7: Proposed General Plan Land Use
Map ....................................................................23 Project Vision .................................25
Land Use ..........................................29
Figure 8: Land Use Plan ..................................31 Circulation ..................................... 33
Figure 9: Connectivity Diagram ....................34
Figure 10: Circulation Plan .............................35 Figure 11: Duncan Canyon Road Section
(West of Lytle Creek Road) .............................36 Figure 12: Duncan Canyon Road Section
(East of Lytle Creek Road) .............................36 Figure 13: Citrus Avenue Section .................37
Figure 14: Lytle Creek Road 4-Lane Section ....
37 Figure 15: Lytle Creek Road 2-Lane Section ....
38 Figure 16: Local Road Section .......................38 Figure 17: Alley Section ..................................39 Figure 18: Pedestrian Circulation Plan ........40
Figure 19: Regional Trails Plan .......................41 Development Standards ............... 43
Community Design Guidelines ......69
Figure 20: Concept Illustrative ....................70 Figure 21: Plazas & Paseos ............................ 73 Figure 22: Monumentation ............................ 73 Figure 23: Monumentation Plan ................... 75
Figure 24: Elevation of Feature Wall at
Duncan Canyon Road & Lytle Creek Road ... 76
Figure 25: Perspective of Monuments at
Duncan Canyon Road & Citrus Avenue ........76
Figure 26: Representative Examples of
Historic Tuscan Architecture ........................78 Figure 27: Architectural Color, Material
Palette, and Details .........................................79 Figure 28: Architectural Color, Material
Palette, and Details (Continued) ..................80
Figure 29: Residential Design Guidelines PA-
1A, PA-1B ...........................................................82 Figure 30: Residential Design Guidelines PA-
3, PA-4, PA-6A .................................................83 Figure 31: Example Architectural Elevations ...
84 Figure 32: Commercial Architectural Material
Palette and Details ..........................................86 Figure 33: Office, R&D, and Light Industrial
Design Guidelines PA-2 ..................................87 Figure 34: Retail and Restaurant Pads Design
Guidelines PA-5A/5B, and Partial PA-4 .......88
Figure 35: Grand Piazza and Retail Design
Guidelines PA-4 ...............................................89 Figure 36: Corporate Office, and Mixed-Use
Design Guidelines PA-6A/6B .........................90
Figure 37: Streetscape Landscape Plan ...... 93
Figure 38: Monumentation Elevations ........ 94
Figure 39: Wall and Fence Plan .....................95
Figure 40: Wall and Fence Elevations ..........96
Figure 41: Concept Illustrative Enlargement -
North of Duncan Canyon Road ....................104
Figure 42: Concept Illustrative Enlargement
- PA-3 ..............................................................105 Figure 43: Concept Illustrative Enlargement
- PA-4 ..............................................................106 Figure 44: Concept Illustrative Enlargement
- PA-6 ..............................................................107 18 7
List of Tables
Table 1: Land Use Table ...................................30 Table 2: Cut & Fill Calculations .....................118 Public Services & Utilities ...........109
Figure 45: Drainage Plan ...............................110 Figure 46: Sewer Plan .....................................111 Figure 47: Water Plan .....................................112 Figure 48: Dry Utilities Plan ..........................113 Implementation ............................ 115
Figure 49: Elevation Map ...............................117 Figure 50: Cut & Fill Plan ...............................119 Figure 51: Phasing Plan .................................121 19 20
Introduction
21 10
Ventana at Duncan Canyon Specific Plan Amendment
1.1 Summary and Background
The Ventana at Duncan Canyon Specific Plan
is a 101.5-acre master planned, mixed-use
community that creates a unique sense of
place in North Fontana. It follows the vision the
City of Fontana has set forth in the General Plan
for this area of the City. The design reflects a
Mediterranean theme and focuses on a mixed-
use, Tuscan village environment. Its design will
be visually distinctive and will create a unique
“window” into Fontana from the Interstate 15
Freeway. Ventana at Duncan Canyon combines
higher density housing, retail commercial,
research and development, light manufacturing,
and high-tech assembly uses that are
connected with a meandering pedestrian-
oriented paseo, providing connectivity among
uses. Large plazas create key focal points along
the paseo with the grand piazza, surrounded
by commercial and residential uses at the
southwest corner of Duncan Canyon Road
and Lytle Creek Road. This plaza will include a
“campanile” tower feature that will be visually
prominent in northern Fontana.
The Ventana at Duncan Canyon Specific Plan
project area is bounded by the Interstate 15
Freeway on the north and west, Citrus Avenue
on the east and the Southern California Edison
power line transmission corridor on the south.
The site is currently undeveloped.
Ventana at Duncan Canyon consists of the
following major components:
h A focal point “Piazza” surrounded by mixed-
uses that include retail commercial and
residential lofts between the Freeway
and Lytle Creek Road, on the south side of
Duncan Canyon Road;
h A “campanile” tower feature that will serve
as a major monument and landmark visible
from the Freeway and the surrounding
region;
h A maximum of 1,671 medium and higher
density dwelling units in three separate
residential and mixed-use Villages
that provide alternative urban living
environments generally not available in this
area, with unique housing types, designs
and sizes that include studio, one-bedroom,
two-bedroom and three-bedroom units in a
pedestrian friendly “Village” setting;
h Pedestrian paseos that connect the
residential villages and commercial uses to
the Piazza through intimate corridors and
small plazas;
h Construction of the realigned Lytle Creek
Road, consistent with the City’s Circulation
Master Plan.
Chino HillsChino Hills
State ParkState Park
22 NORTH N.T. S.
City Boundary 11
Introduction
Figure 1: Regional Location Map
Rancho Rancho
CucamongaCucamonga
FontanaFontana
San San
BernardinoBernardino
OntarioOntario
RiversideRiverside
Moreno Moreno
ValleyValley
CoronaCorona
Chino HillsChino Hills
State ParkState Park
Angeles National ForestAngeles National Forest
PROJECT SITEPROJECT SITE
60 91
71 66
259210
210
15 15
10 215
215
23 12
Ventana at Duncan Canyon Specific Plan Amendment
1.2 Purpose and Intent
The Ventana at Duncan Canyon Specific Plan
has been prepared pursuant to the provisions
of the Fontana Development Code and the
California Government Code. State law grants
the City the authority to prepare specific plans
of development for areas covered by its General
Plan. The intent of this Specific Plan is to create
a unique development project, fostered and
encouraged through the adoption of carefully
designed development controls and design
guidelines that reflect thorough planning and
careful coordination with affected property
owners, developers and builder(s).
This Specific Plan serves as the regulatory
mechanism that guides all future development
proposals within the Specific Plan area. This
plan addresses site specific issues such as
conceptual development plans, development
regulations, permitted uses, design themes,
topography and other physical constraints, local
street design, building setbacks, pedestrian
corridors, and utility infrastructure.
1.3 Authority For, & Scope of
the Specific Plan
The Ventana at Duncan Canyon Specific Plan
has been prepared pursuant to the provisions
of California Government Code Section 65450
through 65457. It grants local planning agencies
the authority to prepare a specific plan of
development for any area covered by a general
plan, for the purpose of establishing systematic
methods for implementation of the agency’s
general plan. California Government Code
Sections 65450 through 65457 establishes
the authority to adopt a specific plan, identifies
the required contents of a specific plan and
mandates consistency with the general plan.
In addition to this Specific Plan, an Environmental
Impact Report (EIR) is being prepared under
the City’s authority in compliance with the
California Environmental Quality Act (CEQA).
The Ventana at Duncan Canyon Program EIR
serves as the project-wide environmental
document for the Specific Plan and all
subsequent development projects undertaken
within the Specific Plan boundaries. The EIR
is intended to be an informational document
designed to provide the City decision makers
and general public with a full understanding
of the potential environmental effects of the
Specific Plan development proposal.
24 13
Introduction
1.4 Organization Of The
Specific Plan
The Ventana at Duncan Canyon Specific Plan is
organized into the following sections:
Section 1: Introduction
This section includes general information about
the Specific Plan, its’ location, site conditions,
along with the purpose and intent, authority
and scope, relationship with the General Plan
and the plan’s organization.
Section 2: Project Vision
This section identifies the overarching key
principles that will guide the development to
ensure alignment with the vision.
Section 3: Land Use
This section sets forth Ventana at Duncan
Canyon’s land use plan, and development
potential.
Section 4: Circulation
This section discusses the interrelated
circulation and mobility networks, including
connectivity internal to the plan area and
connections to the regional trail system,
Section 5: Development Standards
This section includes specific development
criteria for each of the Specific Plan’s Planning
Areas.
Section 6: Community Design Guidelines
This section contains design guidelines which
will define the character of the community
including architecture, landscaping, hardscape,
walls, fences, and screening.
Section 7: Public Services & Utilities
This section describes the Plans’ infrastructure
facilities including water, wastewater, drainage,
dry utilities, as well as public services such as
schools and public safety.
Section 8: Implementation
This section sets forth administrative
procedures for implementing the Specific Plan.
25 14
Ventana at Duncan Canyon Specific Plan Amendment
1.5 Regional and Local
Context
The Ventana at Duncan Canyon Specific Plan
is located in the very northern part of the City
of Fontana, on the sloping alluvial plain of the
nearby San Gabriel Mountains, in western San
Bernardino County. Regionally, this project
site is approximately five (5) miles north of
Downtown Fontana, ten (10) miles west of
Downtown San Bernardino, twenty-two (22)
miles north of the City of Riverside, and fifty
(50) miles east of the City of Los Angeles.
Figure 1: Regional Location Map, shows the
Ventana at Duncan Canyon Specific Plan
location within the southern California region.
The site is adjacent to the southeast side of the
Interstate 15 Freeway, at the Duncan Canyon
Interchange, giving the project site direct
access to the regional freeway transportation
system. Regional access is also provided by the
nearby 210, 10, and 215 Freeways.
The Ventana at Duncan Canyon Specific
Plan project area is bounded by the following
freeways, highways, streets and utility
corridors:
h Interstate 15 Freeway to the North and West,
h Citrus Avenue to the East,
h Southern California Edison (SCE)
Transmission Line Corridor to the South
Figure 2: Local Vicinity Map, shows an aerial
photograph of the project area and surrounding
streets and development. Duncan Canyon
Road, running east/west, bisects the Specific
Plan project area, connects with an interchange
to Interstate I-15 and then connects to Coyote
Canyon Road and Cherry Avenue to the west.
Currently, Citrus Avenue provides north/south
access to the project area. Lytle Creek Road
will be extended through the project area to
provide a second north/south route.
26 NORTH N.T. S.
15 Introduction
Figure 2: Local Vicinity Map
SPECIFIC PLAN SPECIFIC PLAN
BOUNDARYBOUNDARY
Duncan Canyon RoadDuncan Canyon Road
Citrus AvenueCitrus Avenue
15 Freeway15 Freeway
Angeles National ForestAngeles National Forest
27 16
Ventana at Duncan Canyon Specific Plan Amendment
1.6 Surrounding Growth
The Ventana at Duncan Canyon Specific Plan
project area is located in a fast growing portion
of North Fontana. The General Plan identifies
this area of the City as a “Growth Area”, and
includes all of Northern Fontana. This area is
currently experiencing significant amounts of
new development. There are over a dozen Master
Planned Developments in North Fontana, north
of the 210 Freeway, that comprise thousands of
new dwelling units and millions of square feet of
commercial use that are approved and currently
being built out. This area contains significant
open space and recreational uses, including
a golf course, a soccer complex, sports fields
and other community and local park resources.
Figure 3 identifies the known Master Planned
Developments in Northern Fontana that are
developed and built out, in the process of
being developed, those in the process of being
considered by the City, or those that are known
to be in the planning stage.
28 NORTHmi0.50.250
LEGEND
Project Boundary
City Limits
Parcel
Freeway
Specific Plan Areas 17
Introduction
Figure 3: Surrounding Specific Plans
#23
#27
#22#21#17
#12
#19
Ventana at
Duncan Canyon
Arboretum
Summit at
RosenaCitrus Heights North
Westgate
Hunter’s Ridge
Coyote Canyon
Angeles National ForestAngeles National Forest
29 18
Ventana at Duncan Canyon Specific Plan Amendment
1.7 Existing Site Conditions
The Ventana at Duncan Canyon Specific Plan
project area is located on an alluvial plain
formed by Lytle Creek. This drainage system is
the primary collector for a significant watershed
that includes large portions of the San Gabriel
Mountains to the north. Portions of this alluvial
fan serve as areas for groundwater recharge.
No streams or seasonal creeks cross or impact
the Specific Plan project area.
The site is devoid of native vegetation. There are
no Riparian, Coastal Sage Scrub or Annual Grass
Habitats within this area. Portions of the project
site are disked regularly for Fire Department
Flammable Material Abatement. The primary
vegetative resources within the Specific Plan
project area are trees. There are five eucalyptus
windrows that contain approximately 185
trees located on the triangular parcel north of
Duncan Canyon Road, west of Citrus Avenue
and east of the I-15 Freeway. These windrows
were planted in the 1930s-to-1940s to protect
vineyards from strong winds that are often
present near the Cajon Pass.
The site’s topography is generally flat to gently
sloping in a northeast-to-southwest direction.
This area does not have any distinguishing
geologic features or formations. There are no
rock outcroppings, hills or swales within the
project area. Figure 4 is a Topography Map that
shows the site and the adjacent area. Elevations
range from approximately 1,835 feet above
sea level at the northern edge of the project
area at the I-15 and Citrus Avenue, down to
approximately 1,675 feet at the southern edge
along Lytle Creek Road and the I-15 Freeway.
This area slopes at approximately three percent
(3%) from north to south and has an elevation
change of around 160 feet. Three major active
faults are located in the surrounding region.
This includes the San Andreas, the San Jacinto,
and the Cucamonga Fault Zones, all located
north of the project area. There are no known
active faults that directly impact the Specific
Plan project area.
30 NORTHmi0.50.250
High: 10,000’
Low: 180’
Elevation
LEGEND
Project Boundary
City Limits
Parcel
Freeway
Specific Plan Areas
1’ Contour
19 Introduction
Figure 4: Topography Map
1675’
1835’
1765’
1765’
3% slope
5240’
Angeles National ForestAngeles National Forest
31 20
Ventana at Duncan Canyon Specific Plan Amendment
1.8 Property Ownership
The Specific Plan area is comprised of four
property owners. Frontier Enterprises owns
the majority of the Specific Plan area at 80.6
acres. The remainder of the property, 15.2
acres, is owned by the other three landowners.
Additionally, 5.7 acres is part of the existing
right-of-way owned by the City of Fontana.
Figure 5: Property Ownership Map shows the
arrangement of land ownership within the
Specific Plan area.
1.9 Relationship to Relevant
Planning Documents
1.9.1 Fontana General Plan
The City of Fontana General Plan Land Use
Map shows two existing land use categories
within the Ventana at Duncan Canyon Specific
Plan area: Multi-Family Residential (R-MF), and
General Commercial (C-G).
The Ventana at Duncan Canyon Specific Plan
has been developed to implement the goals
and policies of the City of Fontana General Plan,
by providing site specific, detailed description
of development regulations, standards and
guidelines.
Three different General Plan Land Uses will
be applied to the Ventana at Duncan Canyon
Specific Plan area: Multi-Family Medium/High
(R-MFMH), General Commercial (C-G), and
Regional Mixed-Use (RMU). These land uses will
be applied as illustrated in Figure 7: Proposed
General Plan Land Use Map.
The R-MFMH General Plan land use designation
allows for development of residential densities
ranging from 24.1 to 39 dwelling units per acre.
The R-MFMH General Plan land use designation
does not entitle the entire area designated as
such to be developed at the maximum density.
Residential densities must be consistent with
Figure 8: Land Use Plan. Any development
proposed must not exceed the maximum
dwelling units permitted for the specific plan as
identified in Table 1: Land Use Table.
A general plan amendment removing the
existing R-MF, modifying the locations of the
existing C-G, and adding the R-MFMH and RMU
designations was approved concurrently with
the adoption of this Specific Plan Amendment.
1.9.2 Fontana Zoning Code
The plan area was previously designated as SP
(Specific Plan) with the adoption of the original
Ventana at Duncan Canyon Specific Plan. The
plan area will continue to be designated as SP
(Specific Plan) with the amended development
Standards contained herein.
32 NORTH0 0.1 0.2miles
LEGEND
Project Boundary
City Limits
Parcel
Freeway
Ownership
Frontier Enterprises
John M Blucker
Lytle Creek Road Investors
Yucaipa Holding Trust
21 Introduction
Figure 5: Property Ownership Map
33 NORTHmi0.50.250
R-E
R-PC
R-SF
R-M
R-MF
WMXU-1
C-C
C-G
P-PF
P-R
OS
LEGEND
Project Boundary
City Limits
Parcel
Freeway
Land Use
22 Ventana at Duncan Canyon Specific Plan Amendment
Figure 6: Existing General Plan Land Use Map
34 NORTHmi0.50.250
R-E
R-PC
R-SF
R-M
R-MF
R-MFMH
RMU
C-C
C-G
P-PF
P-R
OS
LEGEND
Project Boundary
City Limits
Parcel
Freeway
Land Use
23 Introduction
Figure 7: Proposed General Plan Land Use Map
35 36
Project Vision
37 26
Ventana at Duncan Canyon Specific Plan Amendment
The Ventana at Duncan Canyon Specific plan
is designed to create a special place, unique
to Fontana and inspired by Tuscan villages.
The following key principles help guide the
development to ensure alignment with this
vision:
2.1 The Character of Place
An integral part of charming Tuscan villages is
their authentic character — the forms, spaces and
experiences within the urban environment that
reflects the rich character and craftsmanship
of the place. Meandering through the streets
takes one on an architectural journey full of
surprise and discovery.
2.2 Scale
Modestly scaled buildings, built from the ground
up to draw people in and connect them to the
larger place, help orient people and provide
comfort in their surroundings. The progression
from an intimate street opening to a grand
plaza provides a sense of surprise and whimsy.
2.3 Public Realm
38 27
Project Vision
Immersive public realm environments capture
the imagination and draw people back again
and again for their sense of place. World-class
cities are known for memorable and inviting
outdoor environments, as the quality of a
destination’s public realm directly relates to its
identity, vibrancy and allure.
2.4 Drama
Organic and informal spatial qualities facilitate
unexpected journeys, with surprises awaiting
around the turn of every corner.
2.5 Capturing the Senses
The rich qualities of the place are an outgrowth
of the community, culture and character that
define it. Children’s laughter echoing off stone
walls, the tranquil rhythm of a fountain’s
cascading waters, fragrant smells of flowering
jasmine, songbirds singing from an orange
tree’s overhead branches — each of these
moments provides a splash of color to those
vivid memories, elevating the experience to
one of lasting impact.
39 40
Land Use
41 30
Ventana at Duncan Canyon Specific Plan Amendment
3.1 Land Use Designations
The Ventana at Duncan Canyon Specific Plan
proposes four types of land use categories
which include the following land use
designations: Medium Density Residential
(MDR), High Density Residential (HDR), Mixed-
Use (MU), and Commercial (COM).
• Areas designated Medium Density
Residential (MDR) include up to 538 dwelling
units at a maximum of 26 du/ac, amenities
and open space.
• Areas designated for High Density
Residential (HDR) include up to 396 dwelling
units at a maximum of 30 du/ac, amenities
and open space.
• Areas designated for Mixed-Use (MU)
include up to 737 dwelling units at a
maximum of 24 du/ac, and commercial uses
including restaurants, retail, office space up
to 178,000 s.f., amenities and open space.
• Areas designated for Commercial (COM)
include office, medical, retail, research and
development, manufacturing and light
industrial up to a total of 298,500 s.f.
A detailed breakdown of land use target
acreages are listed below on Table 1: Land Use
Table.
Ventana ‐ Land Use Table
Target DU/AC
Acres DU Acres DU Acres DU Acres DU Acres GFA Acres DU GFA
41.5 797 14.5 45 574,500 104.8 842 574,500 Applicant
PA1 ‐ ‐ 20.7 538 ‐ ‐ ‐ ‐ ‐ ‐ 20.7 538 ‐ PA2 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 9.7 180,000 9.7 ‐ 180,000 PA3 ‐ ‐ ‐ ‐ 13.2 396 ‐ ‐ ‐ ‐ 13.2 396 ‐ PA4 ‐ ‐ ‐ ‐ ‐ ‐ 25.0 600 ‐ 104,000 25.0 600 104,000 PA5A ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 2.4 60,000 2.4 ‐ 60,000 Applicant Sub‐Total ‐ ‐ 20.7 538 13.2 396 25.0 600 12.1 344,000 71.0 1,534 344,000 Non‐Applicant
PA5B ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 4.8 32,500 4.8 32,500 PA6A ‐ ‐ ‐ ‐ ‐ ‐ 5.7 137 ‐ 74,000 5.7 137 74,000 PA6B ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 2.5 26,000 2.5 26,000 Non‐Applicant Sub‐Total ‐ ‐ ‐ ‐ ‐ ‐ 5.7 136.8 7.3 132,500 13.0 137 132,500 Arterial Roads 7.2 ‐
Backbone Roads 10.3 ‐
Total Project ‐ ‐ 20.7 538 13.2 396 30.7 737 19.4 476,500 101.5 1,671 476,500 Change (41.5) (797) 20.7 538 13.2 396 16.2 692 19.4 (98,000) (3.3) 829 (98,000) Existing Proposed
Total
Current Specific Plan
Previous Specific Plan
Mixed‐Use
24 Medium/High
Density
Residential
Medium
Density
Residential
26 30
High Density
Residential Commercial
Table 1: Land Use Table
42 250 500feet NORTH0
AR
Land Use
BR HDR
COM
MU
MDR
LEGEND
Project Boundary
Parcel
31 Land Use
Figure 8: Land Use Plan
43 44
Circulation
45 NORTH0 0.1 0.2miles
LEGEND
Project Boundary Vehicular Circulation
Pedestrian CirculationCity Limits
Parcel
Freeway
Potential Pedestrian
Connection
34 Ventana at Duncan Canyon Specific Plan Amendment
4.1 Street Network
As shown in Figure 10: Circulation Plan, the
Plan Area is accessible through two primary
roads, Duncan Canyon Road and Citrus Avenue,
and a collector road, Lytle Creek Road. Duncan
Canyon Road connects the site to the adjacent
interstate highway. Citrus Avenue connects the
site to the greater part of the City of Fontana.
The collector road, Lytle Creek Road, runs
diagonally through the Specific Plan area and
offers improved internal connection from the
primary roads to each of the individual planning
areas.
Figure 9: Connectivity Diagram
46 NORTH0 0.1 0.2miles
LEGEND
Project Boundary Citrus Ave
Duncan Canyon Rd
Lytle Creek Rd
City Limits
Parcel
Freeway
Local Road 35
Circulation
Figure 10: Circulation Plan
47 36
Ventana at Duncan Canyon Specific Plan Amendment
Figure 11: Duncan Canyon Road Section (West of Lytle Creek Road) Figure 12: Duncan Canyon Road Section (East of Lytle Creek Road) 5'-0"
BIKE
13'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
R/W
13'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
5'-0"
BIKE
R/W
CL
6'-0"
PLTG
6'-0"
WALK
6'-0"
WALK
6'-0"
PLTG
26'-0"
RAISED LANDSCAPED MEDIAN
12'-0"
12'-0"
134'-0"
R.O.W.
110'-0"
CURB TO CURB
5'-0"
BIKE
13'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
R/W
13'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
5'-0"
BIKE
R/W
CL
6'-0"
PLTG
6'-0"
WALK
6'-0"
WALK
6'-0"
PLTG
26'-0"
RAISED LANDSCAPED MEDIAN
24'-0"
12'-0"
134'-0"
R.O.W.
98'-0"
CURB TO CURB
12'-0"
PLTG
48 37
Circulation
Figure 14: Lytle Creek Road 4-Lane Section
Figure 13: Citrus Avenue Section
14'-0"
RAISED
LANDSCAPED MEDIAN
6'-0"
PLTG
6'-0"
WALK
80'-0"
CURB TO CURB
6'-0"
PLTG
6'-0"
WALK
12'-0"
104'-0"
R.O.W.
CL
R/W
R/W
13'-0"
DRIVE AISLE
15'-0"
DRIVE AISLE
5'-0"
BIKE
13'-0"
DRIVE AISLE
15'-0"
DRIVE AISLE
5'-0"
BIKE
12'-0"
6'-0"
PLTG
6'-0"
WALK
12'-0"
6'-0"
PLTG
6'-0"
WALK
12'-0"
68'-0"
CURB TO CURB
92'-0"
R.O.W.
CL
R/W
R/W
10'-0"
RAISED
LANDSCAPED
MEDIAN
12'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
5'-0"
BIKE
12'-0"
DRIVE AISLE
12'-0"
DRIVE AISLE
5'-0"
BIKE
49 38
Ventana at Duncan Canyon Specific Plan Amendment
Figure 16: Local Road Section
6'-0"
PLTG
6'-0"
WALK
12'-0"
DRIVE AISLE
(W/ BIKE)
6'-0"
PLTG
6'-0"
WALK
8'-0"
PARKING
12'-0"
DRIVE AISLE
(W/ BIKE)
8'-0"
PARKING
12'-0"
40'-0"
CURB TO CURB
12'-0"
64'-0"
R.O.W.
R/W
R/W
CL
P
P
Figure 15: Lytle Creek Road 2-Lane Section
CL
R/W R/W
6'-0"
PLTG
6'-0"
WALK
12'-0"
6'-0"
PLTG
6'-0"
WALK
12'-0"
44'-0"
CURB TO CURB
68'-0"
R.O.W.
17'-0"
DRIVE AISLE
5'-0"
BIKE
17'-0"
DRIVE AISLE
5'-0"
BIKE
50 39
Circulation
4.2 Pedestrian Network
As shown in Figure 18: Pedestrian Circulation
Plan, the Plan Area is served by two main
categories of pedestrian access - sidewalk and
paseos. The sidewalks serve as a backbone to
the site’s pedestrian traffic while the paseos
establish a network of experiential pedestrian
corridors that celebrate the charming Tuscan
character of the development.
4.3 Regional Trails
As shown in Figure 19: Regional Trails Plan, the
Plan Area is in close proximity to a number of
public open space amenities. In addition to
existing bike and pedestrian trails, the Specific
Plan area is situated within a short distance of
proposed future trails and parks as well as the
Fontana North Skate Park and the Fontana Park
Aquatic Center.
Figure 17: Alley Section
3'-0"
GARAGE
SETBACK
13'-0"
DRIVE WAY
13'-0"
DRIVE WAY
26'-0"
CURB TO CURB
32'-0"
R.O.W.
3'-0"
GARAGE
SETBACK
CL
R/W
R/W
51 NORTH0 0.1 0.2miles
Proposed Class I Trail (City of Fontana)
Proposed Off-Street Trail
Potential Paseo Connection
LEGEND
Project Boundary
Paseo
Sidewalk
City Limits
Parcel
Freeway
40 Ventana at Duncan Canyon Specific Plan Amendment
Figure 18: Pedestrian Circulation Plan
52 NORTHmi0.50.250
Amenities
LEGEND
Project Boundary
City Limits
Existing Bike Lane
Connection to San Sevaine Trail
Proposed Class I Trail (City of Fontana)
Proposed Bike Lane
Proposed Bike Lane (City of Fontana)
Parcel
Existing Trail
Freeway
Park
Private ParkOpen Space Land Use
(City of Fontana) 41
Circulation
Fontana Park
Aquatic Center
Shady Trails
Rec. Center
Fontana North
Skate Park
Falcon Ridge
Elem. School
Coyote Canyon Park
Figure 19: Regional Trails Plan
53 54
Development Standards
55 44
Ventana at Duncan Canyon Specific Plan Amendment
Purpose and Intent:
The Development Regulations and Standards
contained in this Section are set forth to
implement the planning and design concepts
of the Ventana at Duncan Canyon Specific Plan.
These regulations address site development
standards and provide the basic criteria that
govern all development within the boundaries
of the Specific Plan project area.
Future development within the Specific Plan
project area is subject to the review processes
set forth in Section 8 of this Specific Plan. Any
regulation or standard contained in this Section
that differs from the City of Fontana Zoning and
Development Code shall take precedent over, and
supercede the Zoning and Development Code,
unless otherwise prohibited. Any regulation
or standard of the 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 be applicable to this
Specific Plan. If discrepancies occur which
unreasonably restrict the attainment of the
goals, objectives and implementation of this
Specific Plan and the Fontana General Plan,
a Specific Plan Amendment shall be required.
The Development Standards set forth in this
Section shall be applied to all properties located
within the defined boundaries of The Ventana
at Duncan Canyon Specific Plan.
General Notes:
The following General Notes are intended to
clarify the Development Standards established
in this Section of the Specific Plan.
1. The approximate number of dwelling
units within each residential or mixed-use
planning area is established in Table 1: Land
Use Table. Each planning area contains an
approximate or potential number of dwelling
units. During the refined site planning and
tentative tract map stage of design, the
actual number of dwelling units allocated
to a particular planning area may differ from
the number shown in Table 1: Land Use Table.
Up to fifteen percent (15%) of the dwelling
units in the applicable planning area may
be transferred to another residential or
mixed-use planning area, provided that the
maximum unit count for the Specific Plan as
a whole is not exceeded.
2. The approximate amount of commercial
square footage within each Commercial
or mixed-use planning area is established
in Table 1: Land Use Table. Each planning
area contains an approximate, or potential
amount of commercial square footage.
During the refined site planning and
tentative tract map stage of design, the
actual amount of commercial square feet
allocated to a particular planning area may
differ from the amount shown in Table 1:
Land Use Table. Up to fifteen percent (15%)
of the allowable square footage in the
applicable planning area may be transferred
to another commercial or mixed-use
planning area, provided that the maximum
amount of commercial square feet for the
Specific Plan is not exceeded.
3. Minor boundary and acreage variations [up
to fifteen percent (15%)] in the planning
areas shall be permitted, subject to approval
by the Director of Planning, without an
amendment to the Specific Plan document
being required.
56 45
Development Standards
The following section sets forth development
regulations for all Planning Areas within The
Ventana at Duncan Canyon Specific Plan. This
section has been prepared in compliance with
California Government Code Section 65450
and all applicable development and design
standards of the City of Fontana Zoning and
Development Code, with modifications as
permitted by The Ventana at Duncan Canyon
Land Use Plan and Development Standards
set forth herein. All setbacks established in
this Section, unless otherwise noted in the
following Development Regulations, shall be
measured from the street right-of-way, except
that setbacks from private streets shall be
measured from the face of the curb, or the face
of the sidewalk where they occur.
4. Development regulations relating to room
additions, pools, spas and accessory
structures that are not included in this
Section shall conform to the City of Fontana
Zoning and Development Code.
5. Development regulations 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
set forth in project Codes, Covenants and
Restrictions (CC&Rs).
6. Any 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. Adequate access for
emergency vehicles shall be maintained at
all times.
7. Table 30-432 of the Fontana Zoning and
Development Code shall apply regarding the
keeping of animals on residential properties,
in addition to other project CC&Rs.
8. Section 30-466 of the Fontana Zoning and
Development Code shall apply to all private
swimming pools, spas and hot tubs.
9. Parking restrictions shall be included in
all commercial, residential and mixed-
use CC&Rs for enforcement of all on-
site parking requirements. The intent in
residential planning areas is to ensure full
use of garages for vehicles, and that guest
parking is not occupied by residents.
10. CC&Rs for residential, commercial and
mixed-use projects within the Specific Plan
project area shall establish recreational
vehicle parking requirements on private
streets, driveways and parking lots that are
as restrictive or more restrictive that the
Fontana Municipal Code.
11. All electrical, telephone, cable TV, fiber and
other similar utilities are required to be
underground, or as required by the Director
of Planning. Wireless and broadband
telecommunication facilities must be fully
integrated into the design and architecture
of buildings or other structures, as a stealth
facility.
57 46
Ventana at Duncan Canyon Specific Plan Amendment
5.1 Planning Area 1
Planning Area 1 is the Residential Village, located
west of Citrus Avenue, north of Duncan Canyon
Road and east of the realigned Lytle Creek Road
extension. This area has approximately 20.7
net acres and can accommodate a maximum
of 538 dwelling units. The envisioned housing
type could be higher density attached products
such as townhomes or flats that range from
two to four stories.
The net maximum residential density is 26 units
per acre. Units could be for-sale or for-rent and
consist of studios to four bedroom dwelling
units. The intent is to allow the flexibility to
offer a range of housing types that appeal to a
range of market segments, including singles,
young couples, families and seniors. Flexibility
is provided in the development regulations to
allow a variety of densities while maintaining
the overall limit on the total number of allowed
dwelling units.
The streets would be private and maintained
through a Homeowners Association or similar
entity. This area should have approximately 5.2
acres of open space and contain a recreation
center, swimming pool, a tot lot and other
village amenities.
5.1.1 Permitted Uses
Land Use: Medium Density Residential
Principal Permitted Uses:
1. Attached Condominiums and Townhomes
2. Multi-family Attached Residential
Accessory Permitted Uses:
1. Utility Facilities
2. Private Recreation/Community Facilities
3. Recreation Centers
4. Swimming Pools
5. Tot Lots/Playgrounds
6. Spas
7. Court Games (Basketball, Volleyball,
Handball, etc)
8. Community Gardens
9. Farmers’ Markets
10. Village Market/Cafe
11. Construction Trailers and Containers
(Temporary)
12. Leasing Office
13. Other accessory uses as determined by
the Director of Planning to be substantially
compatible with the principal permitted
residential use.
Conditionally Permitted Uses:
1. Other conditionally permitted uses as
determined by the Director of Planning to
be substantially compatible with principal
permitted uses.
Prohibited Uses:
1. Any other uses not specifically identified
as a principal, accessory, or conditionally
permitted use.
5.1.2 Development Standards
Maximum Density: 26 Dwelling Units per Acre
Minimum Building and Parking Setbacks*:
Min. Building & Parking
Setbacks Building Parking
Setback from
Duncan Canyon Rd. Twenty Feet (20’) Ten Feet (10’)
Setback from
Citrus Avenue Twenty Feet (20’) Ten Feet (10’)
Setback from
Lytle Creek Rd. Ten Feet (10’) Ten Feet (10’)
* From Right-of-way.
Maximum Building Height:
1. Buildings and other structures shall not
exceed fifty feet (50’) in height.
2. Tower features, architectural features,
chimneys, and other architectural
projections may exceed the maximum
building height, up to sixty feet (60’).
Features exceeding sixty feet (60’) shall be
subject to the approval through Fontana’s
Design Review Application process set
forth in Chapter 30, Article II, Division 11,
Subdivision I of the Fontana Zoning Code.
58 47
Development Standards
Residential Unit Size Requirements:
1. Minimum Unit Size: 550 square feet
2. Minimum Number of Bedrooms: Studio
3. Unit Mix shall be within the following:
Unit Type Percentage Mix
Studio 10% Max
1-bedroom 60% Max
2-bedrooms or more 40% Min
Lot Requirements:
1. Minimum Lot Size: 1,000 square feet
2. Minimum Lot Width: 21 feet
3. Minimum Lot Depth: 45 feet
4. Maximum Lot Coverage: 100%
Recreational Amenities:
1. Developments consisting of 50 to 79 units
shall provide a minimum of four of the
following recreational facilities:
• Enhanced Public Realm with Dedicated
Pedestrian Circulation Network of
Paseos and Plazas
• Indoor Gym/Fitness Facility
• Community Multi-Purpose Room
equipped with Kitchen, Restrooms and
Shower
• Pool and Spa, with Cabana Building
(Restrooms/Showers)
• BBQ Area and Picnic Benches
2. Developments consisting of 80 to 200 units
shall provide all of the recreational amenities
listed above
3. For each 100 units above the first 200 units,
another recreational amenity as described
below, or equivalent, shall be provided.
• Tot-lot with Multiple Activities
• Plaza with Fountain
• Fireplace with Seating Area
• Community Picnic Area
• Lap Pool
• Off-leash Dog Park
• Community Garden
• Additional BBQ Areas and Picnic
Benches
• Court facility (e.g. Bocce, Tennis,
Volleyball, Basketball, etc.)
4. Other recreational facilities not listed above
may be considered subject to the Planning
Commission review and approval.
5. Related recreational activities may be
grouped together and located at any one
area of the common open space.
Minimum Open Space:
1. Private Open Space: A minimum of sixty-
five (65) square feet of open space shall
be provided for each dwelling unit. The
minimum dimension shall be six feet (6’)
in any direction. Private open space may
include ground floor patios or courtyards,
second and third floor balconies or decks,
and rooftop decks. Private open space may
be covered, but must be open on at least
one side.
2. Common Open Space: A minimum of twenty-
five percent (25%) shall be provided for
common open space. Common open space
may include all areas that are not building
footprints, trash/waste enclosures, parking
or drive aisles. Enclosed common amenities/
areas (recreational buildings, lounge, etc.)
may be included in the common open space
calculation.
Parking and Circulation:
1. 1.8 spaces per unit of which one space shall
be covered. Spaces can be provided as on-
street parking so long as the total number of
spaces can be included entirely within the
planning area.
2. Minimum size parking stalls for open and
covered parking are nine feet (9’) by eighteen
feet (18’).
Landscaping:
1. Required setback areas shall be landscaped
with trees shrubs, plants, grasses and
hardscape as recommended within The
Ventana at Duncan Canyon Specific Plan
Design Guidelines and Plant Palette.
2. All residential uses shall have a minimum
of fifteen-percent (15%) landscaping of the
net project site, minus the building area
footprint.
59 48
Ventana at Duncan Canyon Specific Plan Amendment
5.2 Planning Area 2
Planning Area 2 is located adjacent to the
Interstate 15 Freeway and has excellent
visibility from the Freeway in both directions.
Planning Area 2 contains approximately 9.7 net
acres and would allow up to 180,000 square
feet of office and commercial development.
Other related uses that may be allowed in these
areas include Research and Development, Light
Manufacturing/High Tech Assembly, Retail and
similar uses.
5.2.1 Permitted Uses
Land Use: Commercial
Principal Permitted Uses:
1. Offices, Corporate and Professional Services
2. Hotel
3. Sit-down Restaurants
4. Banks and Savings and Loan Institutions
5. Credit Unions
6. Fast Food Restaurants
7. Research and Development
8. Light Manufacturing*
9. High Tech Assembly*
10. Food Courts
11. Retail Shops
12. Sports Clubs, Gyms and Athletic Facilities
13. Salons and Spas
14. Art Galleries and Auctions associated with
Art Galleries
15. Retail Commercial
16. Any other use not specifically identified as
conditionally permitted or prohibited use,
deemed compatible with other permitted
uses by the Director of Planning.
*Note: For Light Manufacturing and High-tech Assembly
uses, no outdoor storage or servicing is allowed; no truck loading bays in addition to that required by Code are
allowed; storage areas within light manufacturing and
high-tech assembly uses are limited to ten percent (10%) of the building area.
Walls and Fences:
1. All perimeter walls and fences shall be
designed to be consistent with The Ventana
at Duncan Canyon Specific Plan Design
Guidelines set forth herein.
2. Freestanding walls and fences constructed
on interior lot lines, or at the rear of the
required landscape setback area shall not
exceed eight feet (8’) in height.
3. Combined retaining walls and wall(s) and
fence(s) shall not exceed a combined total
height of sixteen feet (16’) as measured
from the future adjoining grade. Combined
retaining walls and wall(s) and fence(s)
that exceed eight feet (8’) in height shall
be constructed with a decorative block or
finish, or screened with landscape.
4. These height limitations may be exceeded
with the approval of an administrative
variance.
5. All trash and storage areas shall be screened
with a decorative block wall that consists of
split-face or slump-stone block, or a stucco
finish.
6. All types of barbed or razor wire are
prohibited. Chain link fencing is only allowed
as a temporary use during construction for
security purposes.
7. All service, trash and storage areas shall be
screened from view from public streets by
walls and approved fencing.
Lighting:
1. Lighting fixtures shall be properly shielded
to prevent off-site glare. Spot fixtures shall
be directed downward and/or upward, but
not outward from the project area.
2. Lighting is required to accent buildings,
monumentation and specimen trees within
this Planning Area.
Accessory Structures:
1. Accessory structures located in private
patio areas, including, but not limited to
spas, patio trellis and covers, permanent
barbecues, remote garages, carports
and storage buildings shall adhere to the
requirements defined in the Fontana Zoning
Code and California Building Code. 60
49 Development Standards
Accessory Permitted Uses:
1. Utility Facilities
2. Automatic Teller Machines (ATMs)
3. Kiosk and Small Cart Retail
4. Parking Structures
5. Indoor Self-Storage Facilities*
6. Construction Trailers and Containers
(Temporary)
7. Other accessory uses as determined by
the Director of Planning to be substantially
compatible with principal permitted uses.
* Indoor Self-Storage Facilities means a structure(s)
containing separate storage spaces of varying sizes,
leased or rented on an individual basis, accessible from within a conditioned space.
Conditionally Permitted Uses:
1. Restaurants and Cafes with Entertainment
and/or Dancing (Alcoholic beverages
allowed)
2. Wireless Telecommunication Facilities that
are fully integrated into the architecture of
structures, as a stealth facility.
3. Nightclubs (Alcoholic beverages allowed)
4. Storage Facilities
5. Gas Stations
6. Car Washes as an accessory use to a gas
station
7. Other conditionally permitted uses as
determined by the Director of Planning to
be substantially compatible with principal
permitted uses.
Prohibited Uses:
1. Warehousing and Storage Facilities
2. Auctions not associated with a permitted
use
3. New and Used Automobile Sales
4. Drive-through Fast Food and Coffee Shops
5. Pawn Shops
6. Tattoo Parlors
7. Freestanding Wireless telecommunication
Facilities that are not camouflaged or
fully integrated into the architecture of
structures
8. Any other uses not specifically identified
as a principal, accessory, or conditionally
permitted use, and uses deemed
incompatible by the Director of Planning.
5.2.2 Development Standards
Commercial Floor Area Ratio Maximum:
1 FAR
Minimum Building and Parking Setbacks*:
Min. Building & Parking
Setbacks Building Parking
Setback from Interstate
15 Freeway Twenty-five Feet (25’) Five Feet (5’)
Setback from Duncan
Canyon Rd. Twenty Feet (20’) Ten Feet (10’)
Setback from Adjacent
Mixed-Use Uses Twenty-five Feet (25’) Ten Feet (10’)
Setback from Lytle Creek
Rd. Fifteen Feet (15’) Ten Feet (10’)
* From Right-of-way
Maximum Building Height:
1. Buildings and other structures shall not
exceed sixty-five feet (65’) in height.
2. Tower features, architectural features,
chimneys, and other architectural
projections may exceed the maximum
building height, up to seventy-five feet (75’).
Features exceeding seventy-five feet (75’)
shall be subject to the approval through
Fontana’s Design and Administrative Site
Plan Review process set forth in Article III.
Division 1., Sections 30-103 through 30-112
of the Zoning and Development Code.
Lot Requirements:
1. Minimum Lot Size: 2 Acres
2. Minimum Average Lot Width: 150 feet
3. Minimum Average Lot Depth: 200 feet
4. Maximum Lot Coverage: 50%
Off-Street Parking, Circulation and Loading
Zones:
1. Except as specified herein, off-street
parking within the Specific Plan project area
is required per Zoning and Development
Code Article XI, Division 2., Table 30-314.A.
2. For Uses not specified in the Specific Plan or
Code, the Director of Planning shall establish
the required number of spaces based upon
standards for similar uses
61 50
Ventana at Duncan Canyon Specific Plan Amendment
3. The Director of Planning shall have the
authority to grant the joint use of parking
facilities for two or more uses. Joint, or
reciprocal use of parking facilities may
only occur when the uses/parties sharing
the parking demonstrate that there is not
a significant overlap in demand, and that
the total number of spaces are sufficient
to meet the peak parking demand of any
combination of simultaneous uses.
4. Driveway aisle widths are required per the
Zoning and Development Code Article IX,
Division 2, Section 30-221, Table 30-221.A.
5. Minimum size parking stalls are nine feet (9’)
by eighteen feet (18’).
6. Minimum loading areas for buildings may
differ from the minimum size required by the
City’s Development Code or any other City
ordinances. The minimum size loading area
for single tenant buildings less than 10,000
square feet is 12’ x 19’.
Landscaping:
1. All commercial site areas shall have
a minimum of fifteen-percent (15%)
landscaping of the net project site, minus
the building area footprint.
2. Required setback areas shall be landscaped
with trees, shrubs, plants, grasses and
hardscape as recommended within The
Ventana at Duncan Canyon Specific Plan
Design Guidelines and Plant Palette.
3. Landscape setback areas adjacent to public
rights-of-way and property boundaries,
and areas occupied by exterior potted
plants shall be included in the required 15%
landscape area of the net project site.
Walls and Fences:
1. All perimeter walls and fences shall be
designed to be consistent with The Ventana
at Duncan Canyon Specific Plan Design
Guidelines set forth herein.
2. Freestanding walls and fences constructed
on interior lot lines, or at the rear of the
required landscape setback area shall not
exceed eight feet (8’) in height. Sound walls
adjacent to the I-15 Freeway right-of-way
may exceed this height limit.
3. Combined retaining walls and wall(s) and
fence(s) shall not exceed a combined total
height of sixteen feet (16’) as measured
from the future adjoining grade. Combined
retaining walls and wall(s) and fence(s)
that exceed eight feet (8’) in height shall
be constructed with a decorative block or
finish, or screened with landscape.
4. These height limitations may be exceeded
with the approval of an administrative
variance.
5. All trash and storage areas shall be screened
with a decorative block wall that consists of
split-face or slump-stone block, or a stucco
finish.
6. All types of barbed or razor wire are
prohibited. Chain link fencing is only allowed
as a temporary use during construction for
security purposes.
7. All service, trash and storage areas shall be
screened from view from public streets by
walls and approved fencing.
Lighting:
1. Lighting fixtures shall be properly shielded
to prevent off-site glare. Spot fixtures shall
be directed downward and/or upward, but
not outward from the project area.
2. Lighting is required as accents on buildings,
on monumentation, and on specimen trees
within this planning area.
62 51
Development Standards
5.3 Planning Area 3
Planning Area 3 is located west of Citrus
Avenue, south of Duncan Canyon Road and east
of the realigned Lytle Creek Road extension.
This area has approximately 13.2 net acres and
can accommodate a maximum of 396 dwelling
units. The envisioned housing type could be
higher density attached products such as
townhomes or flats that range from two to four
stories.
The net maximum residential density is 30 units
per acre. Units could be for-sale or for-rent and
consist of studios to four bedroom dwelling
units. The intent is to allow the flexibility to
offer a range of housing types that appeal to a
range of market segments, including singles,
young couples, families and seniors. Flexibility
is provided in the development regulations to
allow a variety of densities while maintaining
the overall limit on the total number of allowed
dwelling units.
The streets would be private and maintained
through a Homeowners Association or similar
entity. This area should have approximately 3.3
acres of open space and contain a recreation
center, swimming pool, a tot lot and other
village amenities.
5.3.1 Permitted Uses
Land Use: High Density Residential
Principal Permitted Uses:
1. Attached Condominiums and Townhomes
2. Multi-family Attached Residential
Accessory Permitted Uses:
1. Utility Facilities
2. Private Recreation Facilities
3. Recreation Centers
4. Swimming Pools
5. Tot Lots
6. Spas
7. Court Games (Basketball, Volleyball,
Handball, etc)
8. Construction Trailers and Containers
(Temporary)
9. Leasing Office
10. Parking Structure
11. Other accessory uses as determined by
the Director of Planning to be substantially
compatible with the principal permitted
residential use.
Conditionally Permitted Uses:
1. Other conditionally permitted uses as
determined by the Director of Planning to
be substantially compatible with principal
permitted uses.
Prohibited Uses:
1. Any other uses not specifically identified
as a principal, accessory, or conditionally
permitted use.
5.3.2 Development Standards
Maximum Density: 30 Dwelling Units per Acre
Minimum Building and Parking Setbacks*:
Min. Building & Parking
Setbacks Building Parking
Setback from Duncan
Canyon Rd. Twenty Feet (20’) Ten Feet (10’)
Setback from Citrus
Avenue Twenty Feet (20’) Ten Feet (10’)
Setback from Lytle Creek
Rd. Ten Feet (10’) Ten Feet (10’)
Setback from SCE Trans-
mission Line Corridor Ten Feet (10’) Five Feet (5’)
* From Right-of-way.
Maximum Building Height:
1. Buildings and other structures shall not
exceed sixty feet (60’) in height.
2. Tower features, architectural features,
chimneys, and other architectural
projections may exceed the maximum
building height, up to seventy feet (70’).
Features exceeding seventy feet (70’) shall
be subject to the approval through Fontana’s
Design Review Application process set
forth in Chapter 30, Article II, Division 11,
Subdivision I of the Fontana Zoning Code.
63 52
Ventana at Duncan Canyon Specific Plan Amendment
Residential Unit Size Requirements:
1. Minimum Unit Size: 550 square feet
2. Minimum Number of Bedrooms: Studio
3. Unit Mix shall be within the following:
Unit Type Percentage Mix
Studio 10% Max
1-bedroom 60% Max
2-bedrooms or more 40% Min
Lot Requirements:
1. Minimum Lot Size: 1,000 square feet
2. Minimum Lot Width: 21 feet
3. Minimum Lot Depth: 45 feet
4. Maximum Lot Coverage: 100%
Recreational Amenities:
1. Developments consisting of 50 to 79 units
shall provide a minimum of four of the
following recreational facilities:
• Enhanced Public Realm with Dedicated
Pedestrian Circulation Network of
Paseos and Plazas
• Indoor Gym/Fitness Facility
• Tot-lot with Multiple Activities
• Pool and Spa, with Cabana Building
(Restrooms/Showers)
• BBQ Area and Picnic Benches
2. Developments consisting of 80 to 200 units
shall provide all of the recreational amenities
listed above
3. For each 100 units above the first 200 units,
another recreational amenity as described
below, or equivalent, shall be provided.
• Community Multi-Purpose Room
equipped with Kitchen, Restrooms and
Shower
• Fire Feature with Seating Area
• Community Picnic Area
• Lap Pool
• Off-leash Dog Park
• Community Garden
• Additional BBQ Areas and Picnic
Benches
• Court facility (e.g. Bocce, Tennis,
Volleyball, Basketball, etc.)
4. Other recreational facilities not listed above
may be considered subject to the Planning
Commission review and approval.
5. Related recreational activities may be
grouped together and located at any one
area of the common open space.
Minimum Open Space:
1. Private Open Space: A minimum of sixty
(60) square feet of open space shall
be provided for each dwelling unit. The
minimum dimension shall be six feet (6’)
in any direction. Private open space may
include ground floor patios or courtyards,
second and third floor balconies or decks,
and rooftop decks. Private open space may
be covered, but must be open on at least
one side.
2. Common Open Space: A minimum of twenty-
five percent (25%) shall be provided for
common open space. Common open space
may include all areas that are not building
footprints, trash/waste enclosures, parking
or drive aisles. Enclosed common amenities/
areas (recreational buildings, lounge and
business center, etc.) may be included in
the common open space calculation.
Parking and Circulation:
1. 1.8 spaces per unit of which one space shall
be covered. Spaces can be provided as on-
street parking so long as the total number of
spaces can be included entirely within the
planning area.
2. Minimum size parking stalls for open and
covered parking are nine feet (9’) by eighteen
feet (18’).
Landscaping:
1. Required setback areas shall be landscaped
with trees shrubs, plants, grasses and
hardscape as recommended within The
Ventana at Duncan Canyon Specific Plan
Design Guidelines and Plant Palette.
2. All residential uses shall have a minimum
of fifteen-percent (15%) landscaping of the
net project site, minus the building area
footprint.
64 53
Development Standards
Walls and Fences:
1. All perimeter walls and fences shall be
designed to be consistent with The Ventana
at Duncan Canyon Specific Plan Design
Guidelines set forth herein.
2. Freestanding walls and fences constructed
on interior lot lines, or at the rear of the
required landscape setback area shall not
exceed eight feet (8’) in height.
3. Combined retaining walls and wall(s) and
fence(s) shall not exceed a combined total
height of sixteen feet (16’) as measured
from the future adjoining grade. Combined
retaining walls and wall(s) and fence(s)
that exceed eight feet (8’) in height shall
be constructed with a decorative block or
finish, or screened with landscape.
4. These height limitations may be exceeded
with the approval of an administrative
variance.
5. All trash and storage areas shall be screened
with a decorative block wall that consists of
split-face or slump-stone block, or a stucco
finish.
6. All types of barbed or razor wire are
prohibited. Chain link fencing is only allowed
as a temporary use during construction for
security purposes.
7. All service, trash and storage areas shall be
screened from view from public streets by
walls and approved fencing.
Lighting:
1. Lighting fixtures shall be properly shielded
to prevent off-site glare. Spot fixtures shall
be directed downward and/or upward, but
not outward from the project area.
2. Lighting is required to accent buildings,
monumentation and specimen trees within
this Planning Area.
Accessory Structures:
1. Accessory structures located in private
patio areas, including, but not limited to
spas, patio trellis and covers, permanent
barbecues, remote garages, carports
and storage buildings shall adhere to the
requirements defined in the Fontana Zoning
Code and California Building Code.
5.4 Planning Area 4
Planning Area 4 is adjacent to the Interstate
15 Freeway and has excellent visibility from
the Freeway in both directions. Additionally,
Planning Area 4 is located at the community’s
entry along Duncan Canyon Road. The Mixed-
Use designation is intended to create a unique,
village scale, pedestrian-oriented core.
Planning Area 4 contains approximately 25 net
acres and would allow up to 104,000 square feet
of commercial and office uses, and up to 600
residential units. It is located adjacent to the
major entry into the Specific Plan project area
from the 15 Freeway. It consists of a Tuscan-
inspired commercial center focused around
a large “Piazza” surrounded by residential
and commercial buildings. A tall “campanile”
tower feature would be attached to one of
the buildings on the Piazza which will serve
as a significant visual monument from the
surrounding area.
The net maximum residential density is 24 units
per acre. Units could be for-sale or for-rent and
consist of studios to four bedroom dwelling
units. The intent is to allow the flexibility to
offer a range of housing types that appeal to a
range of market segments, including singles,
young couples, families and seniors. Flexibility
is provided in the development regulations to
allow a variety of densities while maintaining
the overall limit on the total number of allowed
dwelling units.
The streets would be private and maintained
through a Homeowners Association or similar
entity. This area should have approximately 6.3
acres of open space and contain a recreation
center, swimming pool, a tot lot and other
village amenities.
65 54
Ventana at Duncan Canyon Specific Plan Amendment
5.4.1 Permitted Uses
Land Use: Mixed-Use
Principal Permitted Uses:
1. Vertically Mixed Uses that include Retail
Commercial, Office Professional and
Residential
2. Attached Condominiums and Townhomes
3. Multi-family Attached Residential
4. Sit Down Restaurants
5. Offices, Corporate and Professional Services
6. Grocery Store/Specialty Market
7. Hotels
8. Fast Food Restaurants
9. Food Courts
10. Retail Shops
11. Kiosk and Small Cart Retail
12. Arcades with Video Games
13. Book Stores
14. Art Galleries and Auctions associated with
the Art Gallery Use
15. Sports Clubs, Gyms and Athletic Facilities
16. Music and Vocational Instruction
17. Salons and Spas
18. Any other use not specifically identified as
a conditionally permitted or prohibited use,
deemed compatible with other permitted
uses by the Director of Planning.
Accessory Permitted Uses:
1. Utility Facilities
2. Automatic Teller Machines (ATMs)
3. Kiosk and Small Cart Retail
4. Parking Structures
5. Construction Trailers and Containers
(Temporary)
6. Leasing Office
7. Private Recreation Facilities
8. Recreation Centers
9. Swimming Pools
10. Tot Lots
11. Spas
12. Court Games (Basketball, Volleyball,
Handball, etc)
13. Other accessory uses as determined by
the Director of Planning to be substantially
compatible with principal permitted uses.
Conditionally Permitted Uses:
1. Restaurants and Cafes with Entertainment
and/or Dancing (Alcoholic beverages
allowed)
2. Night Clubs (Alcoholic beverages allowed)
3. Winery and Micro-brewery (Alcoholic
beverages allowed)
4. Wireless Telecommunication Facilities that
are fully integrated into the architecture of
structures, as a stealth facility
5. Other conditionally permitted uses as
determined by the Director of Planning to
be substantially compatible with principal
permitted uses
Prohibited Uses:
1. Car Washes
2. Storage Facilities
3. Gas Stations
4. Free-standing Drive-through Fast Food and
Coffee Shops
5. Auctions not associated with a permitted
use
6. New and Used Automobile Sales
7. Pawn Shops
8. Tattoo Parlors
9. Freestanding Wireless Facilities that are not
camouflaged or fully integrated into the
architecture of structures
10. Any other uses not specifically identified
as a principal, accessory, or conditionally
permitted use, and uses deemed
incompatible by the Director of Planning
5.4.2 Development Standards
Commercial Floor Area Ratio Maximum:
1 FAR
Maximum Residential Density:
24 Dwelling Units per Acre
66 55
Development Standards
Minimum Building and Parking Setbacks*:
Min. Building & Parking
Setbacks Building Parking
Setback from Duncan
Canyon Rd. Twenty Feet (20’) Ten Feet (10’)
Setback from Lytle Creek
Rd. Ten Feet (10’) Ten Feet (10’)
Setback from Interstate 15 Twenty Feet (20’) Five Feet (5’) Setback from Adjacent
Commercial Use Twenty Feet (20’) Five Feet (5’)
* From Right-of-way.
Maximum Building Height:
1. Buildings and other structures shall not
exceed sixty-five feet (65’) in height.
2. Tower features, architectural features,
chimneys, and other architectural
projections may exceed the maximum
building height, up to seventy-five feet (75’).
Features exceeding seventy-five feet (75’)
shall be subject to the approval through
Fontana’s Design Review Application
process set forth in Chapter 30, Article II,
Division 11, Subdivision I of the Fontana
Zoning Code.
Residential Unit Size Requirements:
1. Minimum Unit Size: 550 square feet
2. Minimum Number of Bedrooms: Studio
3. Unit Mix shall be within the following:
Unit Type Percentage Mix
Studio 10% Max
1-bedroom 60% Max
2-bedrooms or more 40% Min
Residential Lot Requirements:
1. Minimum Lot Size: 1,000 square feet
2. Minimum Lot Width: 21 feet
3. Minimum Lot Depth: 45 feet
4. Maximum Lot Coverage: 100%
Recreational Amenities:
1. Developments consisting of 50 to 79 units
shall provide a minimum of four of the
following recreational facilities:
• Enhanced Public Realm with Dedicated
Pedestrian Circulation Network of
Paseos and Plazas
• Indoor Gym/Fitness Facility
• Tot-lot with Multiple Activities
• Pool and Spa, with Cabana Building
(Restrooms/Showers)
• BBQ Area and Picnic Benches
2. Developments consisting of 80 to 200 units
shall provide all of the recreational amenities
listed above
3. For each 100 units above the first 200 units,
another recreational amenity as described
below, or equivalent, shall be provided.
• Community Multi-Purpose Room
equipped with Kitchen, Restrooms and
Shower
• Fire Feature with Seating Area
• Community Picnic Area
• Lap Pool
• Off-leash Dog Park
• Community Garden
• Additional BBQ Areas and Picnic
Benches
• Court facility (e.g. Bocce, Tennis,
Volleyball, Basketball, etc.)
4. Other recreational facilities not listed above
may be considered subject to the Planning
Commission review and approval.
5. Related recreational activities may be
grouped together and located at any one
area of the common open space.
Minimum Open Space:
1. Private Open Space: A minimum of fifty (50)
square feet of open space shall be provided
for each dwelling unit. The minimum
dimension shall be six feet (6’) in any
direction. Private open space may include
ground floor patios or courtyards, second
and third floor balconies or decks, and
rooftop decks. Private open space may be
covered, but must be open on at least one
side.
67 56
Ventana at Duncan Canyon Specific Plan Amendment
2. Common Open Space: A minimum of twenty-
five percent (25%) shall be provided for
common open space. Common open space
may include all areas that are not building
footprints, trash/waste enclosures, parking
or drive aisles. Enclosed common amenities/
areas (recreational buildings, lounge and
business center, etc.) may be included in
the common open space calculation.
Parking and Circulation:
1. 1.8 spaces per unit of which one space shall
be covered. Spaces can be provided as on-
street parking so long as the total number of
spaces can be included entirely within the
planning area.
2. Except as specified herein, parking within
the Specific Plan project area is required per
Zoning and Development Code Article XI,
Division 2., Table 30-314.A.
3. For Uses not specified in the Specific Plan
or the Zoning Code, the Director of Planning
shall establish the required number of
spaces based upon standards for similar
uses
4. The Director of Planning shall have the
authority to grant the joint use of parking
facilities for two or more uses. Joint, or
reciprocal use of parking facilities may
only occur when the uses/parties sharing
the parking demonstrate that there is not
a significant overlap in demand, and that
the total number of spaces are sufficient
to meet the peak parking demand of any
combination of simultaneous uses.
5. Driveway aisle widths are required per the
Zoning and Development Code Article IX,
Division 2, Section 30-221, Table 30-221.A.
6. Minimum size parking stalls for open and
covered parking are nine feet (9’) by eighteen
feet (18’).
Landscaping:
1. Required setback areas shall be landscaped
with trees shrubs, plants, grasses and
hardscape as recommended within The
Ventana at Duncan Canyon Specific Plan
Design Guidelines and Plant Palette.
2. All areas shall have a minimum of fifteen-
percent (15%) landscaping of the net project
site, minus the building area footprint.
Walls and Fences:
1. All perimeter walls and fences shall be
designed to be consistent with The Ventana
at Duncan Canyon Specific Plan Design
Guidelines set forth herein.
2. Freestanding walls and fences constructed
on interior lot lines, or at the rear of the
required landscape setback area shall not
exceed eight feet (8’) in height. Sound walls
adjacent to the I-15 Freeway right-of-way
may exceed this height limit.
3. Combined retaining walls and wall(s) and
fence(s) shall not exceed a combined total
height of sixteen feet (16’) as measured
from the future adjoining grade. Combined
retaining walls and wall(s) and fence(s)
that exceed eight feet (8’) in height shall
be constructed with a decorative block or
finish, or screened with landscape.
4. These height limitations may be exceeded
with the approval of an administrative
variance.
5. All trash and storage areas shall be screened
with a decorative block wall that consists of
split-face or slump-stone block, or a stucco
finish.
6. All types of barbed or razor wire are
prohibited. Chain link fencing is only allowed
as a temporary use during construction for
security purposes.
7. All service, trash and storage areas shall be
screened from view from public streets by
walls and approved fencing.
68 57
Development Standards
5.5 Planning Area 5
Planning Area 5 is located adjacent to the
Interstate 15 Freeway and has excellent
visibility from the Freeway from both directions.
Planning Area 5 is currently owned by two
separate entities and have sub-designations of
5A and 5B based on this ownership. Each sub-
planning area may be developed independently.
Planning Area 5A contains approximately 2.4
net acres and would allow up to 60,000 square
feet of office and commercial development.
Planning Area 5B contains approximately 4.8
net acres and would allow up to 32,500 square
feet of office and commercial development.
Alternatively, Planning Areas 5A and 5B may
be developed as a joint venture. Should this
occur, the approximately 7.2 net acre site would
allow up to 92,500 square feet of office and
commercial development.
Other related uses that may be allowed in these
areas include Research and Development, Light
Manufacturing/High Tech Assembly, Retail and
similar uses.
5.5.1 Permitted Uses
Land Use: Commercial
Principal Permitted Uses:
1. Offices, Corporate and Professional Services
2. Hotel
3. Sit-down Restaurants
4. Banks and Savings and Loan Institutions
5. Credit Unions
6. Fast Food Restaurants
7. Research and Development
8. Light Manufacturing*
9. High Tech Assembly*
10. Food Courts
11. Retail Shops
12. Sports Clubs, Gyms and Athletic Facilities
13. Salons and Spas
Lighting:
1. Lighting fixtures shall be properly shielded
to prevent off-site glare. Spot fixtures shall
be directed downward and/or upward, but
not outward from the project area.
2. Lighting is required on the tower features,
as accents on buildings, on monumentation,
and on specimen trees within this planning
area.
3. Unique lighting is encouraged within, and
radiating out from the Piazza.
Accessory Structures:
1. Accessory structures located in private
patio areas, including, but not limited to
spas, patio trellis and covers, permanent
barbecues, remote garages, carports
and storage buildings shall adhere to the
requirements defined in the Fontana Zoning
Code and California Building Code.
69 58
Ventana at Duncan Canyon Specific Plan Amendment
Prohibited Uses:
1. Warehousing and Storage Facilities
2. Auctions not associated with a permitted
use
3. New and Used Automobile Sales
4. Drive-through Fast Food and Coffee Shops
5. Pawn Shops
6. Tattoo Parlors
7. Freestanding Wireless telecommunication
Facilities that are not camouflaged or
fully integrated into the architecture of
structures
8. Any other uses not specifically identified
as a principal, accessory, or conditionally
permitted use, and uses deemed
incompatible by the Director of Planning.
5.5.2 Development Standards
Commercial Floor Area Ratio Maximum:
1 FAR
Minimum Building and Parking Setbacks*:
Min. Building & Parking
Setbacks Building Parking
Setback from Interstate
15 Freeway Twenty-five Feet (25’) Five Feet (5’)
Setback from Duncan
Canyon Rd. Twenty Feet (20’) Ten Feet (10’)
Setback from Adjacent
Mixed-Use Uses Twenty-five Feet (25’) Ten Feet (10’)
Setback from Lytle Creek
Rd. Fifteen Feet (15’) Ten Feet (10’)
* From Right-of-way
Maximum Building Height:
1. Buildings and other structures shall not
exceed sixty-five feet (65’) in height.
2. Tower features, architectural features,
chimneys, and other architectural
projections may exceed the maximum
building height, up to seventy-five feet (75’).
Features exceeding seventy-five feet (75’)
shall be subject to the approval through
Fontana’s Design and Administrative Site
Plan Review process set forth in Article III.
Division 1., Sections 30-103 through 30-112
of the Zoning and Development Code.
14. Art Galleries and Auctions associated with
Art Galleries
15. Retail Commercial
16. Any other use not specifically identified as
conditionally permitted or prohibited use,
deemed compatible with other permitted
uses by the Director of Planning.
*Note: For Light Manufacturing and High-tech Assembly
uses, no outdoor storage or servicing is allowed; no truck loading bays in addition to that required by Code are
allowed; storage areas within light manufacturing and
high-tech assembly uses are limited to ten percent (10%) of the building area.
Accessory Permitted Uses:
1. Utility Facilities
2. Automatic Teller Machines (ATMs)
3. Kiosk and Small Cart Retail
4. Parking Structures
5. Indoor Self-Storage Facilities*
6. Construction Trailers and Containers
(Temporary)
7. Other accessory uses as determined by
the Director of Planning to be substantially
compatible with principal permitted uses.
* Indoor Self-Storage Facilities means a structure(s)
containing separate storage spaces of varying sizes,
leased or rented on an individual basis, accessible from within a conditioned space.
Conditionally Permitted Uses:
1. Restaurants and Cafes with Entertainment
and/or Dancing (Alcoholic beverages
allowed)
2. Wireless Telecommunication Facilities that
are fully integrated into the architecture of
structures, as a stealth facility.
3. Nightclubs (Alcoholic beverages allowed)
4. Storage Facilities
5. Gas Stations
6. Car Washes as an accessory use to a gas
station
7. Other conditionally permitted uses as
determined by the Director of Planning to
be substantially compatible with principal
permitted uses.
70 59
Development Standards
Lot Requirements:
1. Minimum Lot Size: 2 Acres
2. Minimum Average Lot Width: 150 feet
3. Minimum Average Lot Depth: 200 feet
4. Maximum Lot Coverage: 50%
Off-Street Parking, Circulation and Loading
Zones:
1. Except as specified herein, off-street
parking within the Specific Plan project area
is required per Zoning and Development
Code Article XI, Division 2., Table 30-314.A.
2. For Uses not specified in the Specific Plan or
Code, the Director of Planning shall establish
the required number of spaces based upon
standards for similar uses
3. The Director of Planning shall have the
authority to grant the joint use of parking
facilities for two or more uses. Joint, or
reciprocal use of parking facilities may
only occur when the uses/parties sharing
the parking demonstrate that there is not
a significant overlap in demand, and that
the total number of spaces are sufficient
to meet the peak parking demand of any
combination of simultaneous uses.
4. Driveway aisle widths are required per the
Zoning and Development Code Article IX,
Division 2, Section 30-221, Table 30-221.A.
5. Minimum size parking stalls are nine feet (9’)
by eighteen feet (18’).
6. Minimum loading areas for buildings may
differ from the minimum size required by the
City’s Development Code or any other City
ordinances. The minimum size loading area
for single tenant buildings less than 10,000
square feet is 12’ x 19’.
Landscaping:
1. All commercial site areas shall have
a minimum of fifteen-percent (15%)
landscaping of the net project site, minus
the building area footprint.
2. Required setback areas shall be landscaped
with trees, shrubs, plants, grasses and
hardscape as recommended within The
Ventana at Duncan Canyon Specific Plan
Design Guidelines and Plant Palette.
3. Landscape setback areas adjacent to public
rights-of-way and property boundaries,
and areas occupied by exterior potted
plants shall be included in the required 15%
landscape area of the net project site.
Walls and Fences:
1. All perimeter walls and fences shall be
designed to be consistent with The Ventana
at Duncan Canyon Specific Plan Design
Guidelines set forth herein.
2. Freestanding walls and fences constructed
on interior lot lines, or at the rear of the
required landscape setback area shall not
exceed eight feet (8’) in height. Sound walls
adjacent to the I-15 Freeway right-of-way
may exceed this height limit.
3. Combined retaining walls and wall(s) and
fence(s) shall not exceed a combined total
height of sixteen feet (16’) as measured
from the future adjoining grade. Combined
retaining walls and wall(s) and fence(s)
that exceed eight feet (8’) in height shall
be constructed with a decorative block or
finish, or screened with landscape.
4. These height limitations may be exceeded
with the approval of an administrative
variance.
5. All trash and storage areas shall be screened
with a decorative block wall that consists of
split-face or slump-stone block, or a stucco
finish.
6. All types of barbed or razor wire are
prohibited. Chain link fencing is only allowed
as a temporary use during construction for
security purposes.
7. All service, trash and storage areas shall be
screened from view from public streets by
walls and approved fencing.
Lighting:
1. Lighting fixtures shall be properly shielded
to prevent off-site glare. Spot fixtures shall
be directed downward and/or upward, but
not outward from the project area.
2. Lighting is required as accents on buildings,
on monumentation, and on specimen trees
within this planning area.
71 60
Ventana at Duncan Canyon Specific Plan Amendment
11. Kiosk and Small Cart Retail
12. Arcades with Video Games
13. Book Stores
14. Art Galleries and Auctions associated with
the Art Gallery Use
15. Sports Clubs, Gyms and Athletic Facilities
16. Music and Vocational Instruction
17. Salons and Spas
18. Any other use not specifically identified as
a conditionally permitted or prohibited use,
deemed compatible with other permitted
uses by the Director of Planning.
Accessory Permitted Uses:
1. Utility Facilities
2. Automatic Teller Machines (ATMs)
3. Kiosk and Small Cart Retail
4. Parking Structures
5. Construction Trailers and Containers
(Temporary)
6. Leasing Office
7. Private Recreation Facilities
8. Recreation Centers
9. Swimming Pools
10. Tot Lots
11. Spas
12. Court Games (Basketball, Volleyball,
Handball, etc)
13. Other accessory uses as determined by
the Director of Planning to be substantially
compatible with principal permitted uses.
Conditionally Permitted Uses:
1. Restaurants and Cafes with Entertainment
and/or Dancing (Alcoholic beverages
allowed)
2. Night Clubs (Alcoholic beverages allowed)
3. Winery and Micro-brewery (Alcoholic
beverages allowed)
4. Wireless Telecommunication Facilities that
are fully integrated into the architecture of
structures, as a stealth facility
5. Other conditionally permitted uses as
determined by the Director of Planning to
be substantially compatible with principal
permitted uses
5.6 Planning Area 6A
Planning Area 6A is located adjacent to the
Interstate 15 Freeway and has excellent
visibility from the Freeway in both directions.
Planning Area 6A contains approximately 5.7
net acres and would allow up to 74,000 square
feet of commercial and office uses, and up to
137 residential units.
The net maximum residential density is 24 units
per acre. Units could be for-sale or for-rent and
consist of studios to four bedroom dwelling
units. The intent is to allow the flexibility to
offer a range of housing types that appeal to a
range of market segments, including singles,
young couples, families and seniors. Flexibility
is provided in the development regulations to
allow a variety of densities while maintaining
the overall limit on the total number of allowed
dwelling units.
The streets would be private and maintained
through a Homeowners Association or similar
entity. This area should have approximately 1.4
acres of open space and contain a recreation
center, swimming pool, tot lot and other village
amenities, if residential units are included.
5.6.1 Permitted Uses
Land Use: Mixed-Use
Principal Permitted Uses:
1. Vertically Mixed Uses that include Retail
Commercial, Office Professional and
Residential
2. Attached Condominiums and Townhomes
3. Multi-family Attached Residential
4. Sit Down Restaurants
5. Offices, Corporate and Professional Services
6. Grocery Store/Specialty Market
7. Hotels
8. Fast Food Restaurants
9. Food Courts
10. Retail Shops
72 61
Development Standards
Prohibited Uses:
1. Car Washes
2. Storage Facilities
3. Gas Stations
4. Free-standing Drive-through Fast Food and
Coffee Shops
5. Auctions not associated with a permitted
use
6. New and Used Automobile Sales
7. Pawn Shops
8. Tattoo Parlors
9. Freestanding Wireless Facilities that are not
camouflaged or fully integrated into the
architecture of structures
10. Any other uses not specifically identified
as a principal, accessory, or conditionally
permitted use, and uses deemed
incompatible by the Director of Planning
5.6.2 Development Standards
Commercial Floor Area Ratio Maximum:
1 FAR
Maximum Residential Density:
24 Dwelling Units per Acre
Minimum Building and Parking Setbacks*:
Min. Building & Parking
Setbacks Building Parking
Setback from Duncan
Canyon Rd. Twenty Feet (20’) Ten Feet (10’)
Setback from Lytle Creek
Rd. Ten Feet (10’) Ten Feet (10’)
Setback from Interstate 15 Twenty Feet (20’) Five Feet (5’) Setback from Adjacent
Commercial Use Twenty Feet (20’) Five Feet (5’)
* From Right-of-way.
Maximum Building Height:
1. Buildings and other structures shall not
exceed sixty-five feet (65’) in height.
2. Tower features, architectural features,
chimneys, and other architectural
projections may exceed the maximum
building height, up to seventy-five feet (75’).
Features exceeding seventy-five feet (75’)
shall be subject to the approval through
Fontana’s Design Review Application
process set forth in Chapter 30, Article II,
Division 11, Subdivision I of the Fontana
Zoning Code.
Residential Unit Size Requirements:
1. Minimum Unit Size: 550 square feet
2. Minimum Number of Bedrooms: Studio
3. Unit Mix shall be within the following:
Unit Type Percentage Mix
Studio 10% Max
1-bedroom 60% Max
2-bedrooms or more 40% Min
Residential Lot Requirements:
1. Minimum Lot Size: 1,000 square feet
2. Minimum Lot Width: 21 feet
3. Minimum Lot Depth: 45 feet
4. Maximum Lot Coverage: 100%
73 62
Ventana at Duncan Canyon Specific Plan Amendment
Parking and Circulation:
1. 1.8 spaces per unit of which one space shall
be covered. Spaces can be provided as on-
street parking so long as the total number of
spaces can be included entirely within the
planning area.
2. Except as specified herein, parking within
the Specific Plan project area is required per
Zoning and Development Code Article XI,
Division 2., Table 30-314.A.
3. For Uses not specified in the Specific Plan
or the Zoning Code, the Director of Planning
shall establish the required number of
spaces based upon standards for similar
uses
4. The Director of Planning shall have the
authority to grant the joint use of parking
facilities for two or more uses. Joint, or
reciprocal use of parking facilities may
only occur when the uses/parties sharing
the parking demonstrate that there is not
a significant overlap in demand, and that
the total number of spaces are sufficient
to meet the peak parking demand of any
combination of simultaneous uses.
5. Driveway aisle widths are required per the
Zoning and Development Code Article IX,
Division 2, Section 30-221, Table 30-221.A.
6. Minimum size parking stalls for open and
covered parking are nine feet (9’) by eighteen
feet (18’).
Landscaping:
1. Required setback areas shall be landscaped
with trees shrubs, plants, grasses and
hardscape as recommended within The
Ventana at Duncan Canyon Specific Plan
Design Guidelines and Plant Palette.
2. All areas shall have a minimum of fifteen-
percent (15%) landscaping of the net project
site, minus the building area footprint.
Recreational Amenities:
1. Developments consisting of 50 to 79 units
shall provide a minimum of three of the
following recreational facilities:
• Enhanced Public Realm with Dedicated
Pedestrian Circulation Network of
Paseos and Plazas
• Indoor Gym/Fitness Facility
• Tot-lot with Multiple Activities
• Pool and Spa, with Cabana Building
(Restrooms/Showers)
• BBQ Area and Picnic Benches
2. Developments consisting of more than 80
units shall provide four of the recreational
amenities listed above
3. Other recreational facilities not listed above
may be considered subject to the Planning
Commission review and approval.
4. Related recreational activities may be
grouped together and located at any one
area of the common open space.
Minimum Open Space:
1. Private Open Space: A minimum of fifty (50)
square feet of open space shall be provided
for each dwelling unit. The minimum
dimension shall be six feet (6’) in any
direction. Private open space may include
ground floor patios or courtyards, second
and third floor balconies or decks, and
rooftop decks. Private open space may be
covered, but must be open on at least one
side.
2. Common Open Space: A minimum of twenty-
five percent (25%) shall be provided for
common open space. Common open space
may include all areas that are not building
footprints, trash/waste enclosures, parking
or drive aisles. Enclosed common amenities/
areas (recreational buildings, lounge and
business center, etc.) may be included in
the common open space calculation.
74 63
Development Standards
Walls and Fences:
1. All perimeter walls and fences shall be
designed to be consistent with The Ventana
at Duncan Canyon Specific Plan Design
Guidelines set forth herein.
2. Walls and fences constructed on interior lot
lines, or at the rear of the required landscape
setback area shall not exceed eight feet
(8’) in height. Sound walls adjacent to the
I-15 Freeway right-of-way can exceed this
height limit.
3. All trash and storage areas shall be screened
with a decorative block wall that consists of
split-face or slump-stone block, or a stucco
finish.
4. All types of barbed or razor wire are
prohibited. Chain link fencing is only allowed
as a temporary use during construction for
security purposes.
5. All service, trash and storage areas shall be
screened from view from public streets by
walls and approved fencing.
Lighting:
1. Lighting fixtures shall be properly shielded
to prevent off-site glare. Spot fixtures shall
be directed downward and/or upward, but
not outward from the project area.
2. Lighting is required on the tower features,
as accents on buildings, on monumentation,
and on specimen trees within this planning
area.
3. Unique lighting is encouraged within, and
radiating out from the Piazza.
Accessory Structures:
1. Accessory structures located in private
patio areas, including, but not limited to
spas, patio trellis and covers, permanent
barbecues, remote garages, carports
and storage buildings shall adhere to the
requirements defined in the Fontana Zoning
Code and California Building Code.
5.7 Planning Area 6B
Planning Area 6B is located adjacent to the
Interstate 15 Freeway and has excellent
visibility from the Freeway in both directions.
Planning Area 6B contains approximately 2.5
net acres and would allow up to 26,000 square
feet of office and commercial development.
Other related uses that may be allowed in these
areas include Research and Development, Light
Manufacturing/High Tech Assembly, Retail and
similar uses.
5.7.1 Permitted Uses
Land Use: Commercial
Principal Permitted Uses:
1. Offices, Corporate and Professional Services
2. Hotel
3. Sit-down Restaurants
4. Banks and Savings and Loan Institutions
5. Credit Unions
6. Fast Food Restaurants
7. Research and Development
8. Light Manufacturing*
9. High Tech Assembly*
10. Food Courts
11. Retail Shops
12. Sports Clubs, Gyms and Athletic Facilities
13. Salons and Spas
14. Art Galleries and Auctions associated with
Art Galleries
15. Retail Commercial
16. Any other use not specifically identified as
conditionally permitted or prohibited use,
deemed compatible with other permitted
uses by the Director of Planning.
*Note: For Light Manufacturing and High-tech Assembly
uses, no outdoor storage or servicing is allowed; no truck loading bays in addition to that required by Code are
allowed; storage areas within light manufacturing and
high-tech assembly uses are limited to ten percent (10%) of the building area.
75 64
Ventana at Duncan Canyon Specific Plan Amendment
5.7.2 Development Standards
Commercial Floor Area Ratio Maximum:
1 FAR
Minimum Building and Parking Setbacks*:
Min. Building & Parking
Setbacks Building Parking
Setback from Interstate
15 Freeway Twenty-five Feet (25’) Five Feet (5’)
Setback from Duncan
Canyon Rd. Twenty Feet (20’) Ten Feet (10’)
Setback from Adjacent
Mixed-Use Uses Twenty-five Feet (25’) Ten Feet (10’)
Setback from Lytle Creek
Rd. Fifteen Feet (15’) Ten Feet (10’)
* From Right-of-way
Maximum Building Height:
1. Buildings and other structures shall not
exceed sixty-five feet (65’) in height.
2. Tower features, architectural features,
chimneys, and other architectural
projections may exceed the maximum
building height, up to seventy-five feet (75’).
Features exceeding seventy-five feet (75’)
shall be subject to the approval through
Fontana’s Design and Administrative Site
Plan Review process set forth in Article III.
Division 1., Sections 30-103 through 30-112
of the Zoning and Development Code.
Lot Requirements:
1. Minimum Lot Size: 2 Acres
2. Minimum Average Lot Width: 150 feet
3. Minimum Average Lot Depth: 200 feet
4. Maximum Lot Coverage: 50%
Off-Street Parking, Circulation and Loading
Zones:
1. Except as specified herein, off-street
parking within the Specific Plan project area
is required per Zoning and Development
Code Article XI, Division 2., Table 30-314.A.
2. For Uses not specified in the Specific Plan or
Code, the Director of Planning shall establish
the required number of spaces based upon
standards for similar uses
Accessory Permitted Uses:
1. Utility Facilities
2. Automatic Teller Machines (ATMs)
3. Kiosk and Small Cart Retail
4. Parking Structures
5. Indoor Self-Storage Facilities*
6. Construction Trailers and Containers
(Temporary)
7. Other accessory uses as determined by
the Director of Planning to be substantially
compatible with principal permitted uses.
* Indoor Self-Storage Facilities means a structure(s)
containing separate storage spaces of varying sizes,
leased or rented on an individual basis, accessible from within a conditioned space.
Conditionally Permitted Uses:
1. Restaurants and Cafes with Entertainment
and/or Dancing (Alcoholic beverages
allowed)
2. Wireless Telecommunication Facilities that
are fully integrated into the architecture of
structures, as a stealth facility.
3. Nightclubs (Alcoholic beverages allowed)
4. Storage Facilities
5. Gas Stations
6. Car Washes as an accessory use to a gas
station
7. Other conditionally permitted uses as
determined by the Director of Planning to
be substantially compatible with principal
permitted uses.
Prohibited Uses:
1. Warehousing and Storage Facilities
2. Auctions not associated with a permitted
use
3. New and Used Automobile Sales
4. Drive-through Fast Food and Coffee Shops
5. Pawn Shops
6. Tattoo Parlors
7. Freestanding Wireless telecommunication
Facilities that are not camouflaged or
fully integrated into the architecture of
structures
8. Any other uses not specifically identified
as a principal, accessory, or conditionally
permitted use, and uses deemed
incompatible by the Director of Planning. 76
65 Development Standards
3. The Director of Planning shall have the
authority to grant the joint use of parking
facilities for two or more uses. Joint, or
reciprocal use of parking facilities may
only occur when the uses/parties sharing
the parking demonstrate that there is not
a significant overlap in demand, and that
the total number of spaces are sufficient
to meet the peak parking demand of any
combination of simultaneous uses.
4. Driveway aisle widths are required per the
Zoning and Development Code Article IX,
Division 2, Section 30-221, Table 30-221.A.
5. Minimum size parking stalls are nine feet (9’)
by eighteen feet (18’).
6. Minimum loading areas for buildings may
differ from the minimum size required by the
City’s Development Code or any other City
ordinances. The minimum size loading area
for single tenant buildings less than 10,000
square feet is 12’ x 19’.
Landscaping:
1. All commercial site areas shall have
a minimum of fifteen-percent (15%)
landscaping of the net project site, minus
the building area footprint.
2. Required setback areas shall be landscaped
with trees, shrubs, plants, grasses and
hardscape as recommended within The
Ventana at Duncan Canyon Specific Plan
Design Guidelines and Plant Palette.
3. Landscape setback areas adjacent to public
rights-of-way and property boundaries,
and areas occupied by exterior potted
plants shall be included in the required 15%
landscape area of the net project site.
Walls and Fences:
1. All perimeter walls and fences shall be
designed to be consistent with The Ventana
at Duncan Canyon Specific Plan Design
Guidelines set forth herein.
2. Walls and fences constructed on interior lot
lines, or at the rear of the required landscape
setback area shall not exceed eight feet
(8’) in height. Sound walls adjacent to the
I-15 Freeway right-of-way can exceed this
height limit.
3. All trash and storage areas shall be screened
with a decorative block wall that consists of
split-face or slump-stone block, or a stucco
finish.
4. All types of barbed or razor wire are
prohibited. Chain link fencing is only allowed
as a temporary use during construction for
security purposes.
5. All service, trash and storage areas shall be
screened from view from public streets by
walls and approved fencing.
Lighting:
1. Lighting fixtures shall be properly shielded
to prevent off-site glare. Spot fixtures shall
be directed downward and/or upward, but
not outward from the project area.
2. Lighting is required as accents on buildings,
on monumentation, and on specimen trees
within this planning area.
77 66
Ventana at Duncan Canyon Specific Plan Amendment
to be so erected or constructed on the premises
shall be submitted in conjunction with the
application for the conditional use permit or
variance as part of the precise plan of design.
No sign shall be erected or used for business
purposes of any kind, except such signs that
are located on the place of business, and used
solely for the naming designating or identifying
that specific business, enterprise, calling,
product or services available on and within the
premises.
All applications for approval of signs shall be
submitted to the City in the form of a Design
Review Sign Application. The Sign Application
shall outline and present the type, size, height,
composition, location, color and design of all
signs, banners and other types of exterior
advertising to be constructed or installed. No
sign, banners or other advertising shall be
installed unless it conforms to an approved
Design Review Sign Permit.
A sign program is required from the developer
prior to the issuance of the first building permit
for development within each planning area.
The design of signage within each planning
area shall be coordinated with all previous
signage programs for the other commercial and
residential planning areas within the Specific
Plan. Signage designs shall embody an overall
Tuscan design theme, with colors, lettering
styles, formats and materials that complement
that theme.
No lighted or luminous sign shall be so
constructed, erected or placed so as to direct
or reflect artificial light onto any structure used
exclusively for residential purposes.
5.8 Sign Regulations
Purpose and Intent:
Retail commercial and office signage and site
advertising are key factors and an important
aspect of The Ventana at Duncan Canyon
Specific Plan. Uses within the neighborhood-
serving commercial, corporate business park
and light manufacturing planning areas are
critical to the success of Ventana.
A coordinated signage program as a means
to identify businesses within the Ventana at
Duncan Canyon Specific Plan project area is
an important design element of the physical
environment and an important aspect of
business communication. As a planned
architectural feature, a sign can be pleasing
and can harmonize with the physical character
of its environment. This results in preserving
and improving the appearance of Ventana and
providing an economically stable and visually
attractive community through site planning,
building design, landscaping and signing.
Authority and Requirements:
Ventana at Duncan Canyon Signage and
Advertising plans shall be reviewed and
approved pursuant to Development Advisory
Board (DAB) review process set forth in Article
Il., Division 4, Sections 30-22 through 30-24 of
the Fontana Zoning and Development Code.
No sign shall be erected, re-erected,
constructed, installed or altered except as
provided for in Chapters 3 and 30 of the Fontana
Municipal Code, or as approved by the Director
of Planning, through the DAB review process, as
set forth above. A sign permit must be obtained
from the Building and Safety Division prior to
the construction or installation of all permanent
and temporary signs within the Specific Plan
area. Where a conditional use permit or variance
is needed for another purpose, the applicant
need not submit a separate application for a
sign permit, if the applicant wishes to submit
sign plans at the same time. Any plan for signs
78 67
Development Standards
5.8.1 Design Standards for Retail
Commercial and Office Signage
The design standards set forth in this section
shall be adhered to for all signage within The
Ventana at Duncan Canyon Specific Plan. Each
sign shall be designed with the intent and
purpose of relating to the architectural style
of the main building or buildings within each
Planning Area. The sign shall also be compatible
with the style or character of signage and
development in adjacent planning areas. Signs
located within commercial planning areas
but adjacent to predominantly residential
areas shall consider compatibility with such
residential area.
In the interest of both aesthetics and traffic
safety, sign information shall be kept to a
minimum. Only the name or use of the business
or the name of the shopping center shall appear
on the sign. The use of subordinate information
such as telephone numbers, lists of products,
pictures of products, etc., is discouraged, but
may be considered at the discretion of the
Director of Planning and shall be based on
size of lettering and location of information.
Where subordinate information is allowed,
the name or use of the business shall be the
dominant message on the sign. No subordinate
information will be allowed which may present
a traffic hazard.
Sign Colors:
Sign colors should be compatible with the
building architecture. Within the commercial
and mixed-use planning areas, sign color should
complement the color scheme for a Tuscan
style center. The use of garish or fluorescent
colors is considered inappropriate, but may be
considered at the discretion of the Director of
Planning. No more than a three-color scheme
shall be permitted.
Where there is more than one monument sign
located within a Planning Area, all such signs
shall have designs which are well related to each
other by the similar treatment or incorporation
of not less than four of the following six design
elements:
1. Type of construction materials as used
in the several sign components, such as
cabinet, sign copy, supports.
2. Letter style of sign copy.
3. Illumination.
4. Type or method used for supports, uprights
or structure on which sign is supported.
5. Sign cabinet or other configuration of sign
area.
6. Shape of entire sign and its several
components.
Each monument sign shall be located in a
planted, landscaped area, which is of a shape,
design, and size that will provide a compatible
setting and ground definition to the sign, as
determined by the Director of Planning. The
planted landscaped area shall be maintained on
a reasonable and regular basis. Monument signs
shall be non-moving stationary structures. All
components and illumination (if any) shall be
maintained by artificial light (either internally or
externally), which is stationary and constant in
intensity and color at all times (non-flashing).
79 80
Community Design
Guidelines
81 NORTH0 250 500 feet
LEGEND
Project Boundary
Parcel
Freeway
70 Ventana at Duncan Canyon Specific Plan Amendment
Figure 20: Concept Illustrative
82 71
Community Design Guidelines
Purpose and Intent:
The Ventana at Duncan Canyon Specific
Plan Design Guidelines provide criteria for
site planning, architecture, monumentation,
landscaping, hardscape and lighting design.
These Guidelines are established to achieve a
high-quality development that has community
character and individual identity in this
important location in Fontana. The primary
goal of these Design Guidelines is to create
a development that is unique to this area of
Fontana that implements the goals, policies
and actions established by the Fontana General
Plan. It encourages a mixed-use master planned
development where people can live, work and
shop. It combines a wide range of retail and
office space uses as well as shops, restaurants
and office facilities with a variety of residential
housing types and densities. It also encourages
a walkable community with pedestrian linkages
within each planning area.
These Guidelines are intended to provide
direction and criteria for design, while also
allowing for and encouraging flexibility for
architects, engineers; landscape architects,
developers, builders and others involved with
project design. Variation and customization
within the context of these guidelines is
encouraged to achieve distinctive commercial
activity centers and quality residential
neighborhoods. Careful and thorough
collaboration between the City, the master
developer, the builder(s), and their consultant
teams will result in a quality development.
Design Guideline Objectives:
The primary objectives of these Guidelines are
to:
1. Provide guidance to developers and builders,
and their professional consultant teams to
achieve quality design;
2. Achieve a combination of mixed land uses
and design elements that creates a unique
“Village” environment in this area of the City;
3. Establish linkages and the separation of
pedestrians and vehicles within a pleasant
“Village” setting;
4. Suggest design elements that will result
in a Mediterranean style Tuscan village
atmosphere and setting with strong
pedestrian connectivity.
These Design Guidelines are intended to be
flexible in order to encourage creativity and
to complement the Development Standards
set forth in Section 5 of this Specific Plan,
to establish quality to the character of each
planning area. These Guidelines will be
implemented through careful coordination
between the master developer and the City of
Fontana during the entitlement review process.
83 72
Ventana at Duncan Canyon Specific Plan Amendment
6.1 Community Design
Guidelines
The following sections set forth architectural
and public realm guidelines for the commercial,
residential, and mixed-use areas within the
Ventana at Duncan Canyon Specific Plan.
The goal is to assure that all site plans and
architecture will be of high design quality and
to attain a cohesive and unified community
theme.
6.1.1 Community Theme
A community theme is an important factor in
creating a distinctive identity, continuity, and a
sense of community. In developing a unifying
theme for Ventana, a “Tuscan” village character
was selected. The Tuscan style derives its
forms and character from southern Italy,
similar in geographic and climatic conditions to
Southern California and to a heritage steeped
in a tradition of agriculture and vineyards.
Another attraction of the Tuscan theme is it
incorporates the use of masonry and earth
tone colors in its primary buildings. This is
appropriate to the Fontana area given the
occurrence of natural stone within the local
alluvial soils and the natural color hues of the
surrounding mountains. In addition, the Tuscan
tradition includes a rich landscape character,
with stands of Italian cypress, olive trees and
other landscape materials that characterize
many communities in the surrounding region.
The figures in the following sections include
many examples of quality buildings that reflect
a Tuscan character. However, the intent is to
apply a modern translation to the Tuscan style.
Therefore, a literal interpretation of the style is
not required. Instead, design solutions should
incorporate key elements that complement
a Tuscan theme. This includes the use of
manufactured stone materials, inclusion of
arches, arbors and trellises, brick veneer, earth
tone building colors, and creating architectural
interest and variation through variations in
massing, form and details.
The supporting figures include a variety of
residential and commercial buildings and are
intended to demonstrate a level of design
quality with attention to form, scale, color,
details and materials. The examples provided
are not intended to represent any actual building
or particular design nor are they intended to
require that all design images be incorporated
into the design of the various planning areas.
Rather, they are provided as a “palette” of
design elements that should guide the design
of the various sites. Developers, builders,
planners and architects are encouraged to use
creativity and imagination in developing their
precise design proposals.
Any changes in architectural styles contained
within the design guidelines as shown must
meet or exceed the quality shown herein and
shall be subject to approval by the Director of
Planning prior to issuance of building permits
for the respective building.
84 LEGEND
LEGEND
Paseo/Pedestrian Corridor
Entry
Tertiary Tower
Archway
Feature WallSecondary Tower
Primary Tower
73 Community Design Guidelines
Duncan Canyon Rd
Duncan Canyon Rd
Citrus Ave
Citrus Ave
Lytle Creek Rd
Lytle Creek Rd
Lytle Creek Rd
Lytle Creek Rd
Grand Piazza
Grand Piazza
Figure 21: Plazas & Paseos
Figure 22: Monumentation
85 74
Ventana at Duncan Canyon Specific Plan Amendment
6.1.2 Site Planning Criteria
Design Principles:
The intent of these site planning criteria is to
encourage a strong, attractive architectural
village character that is pedestrian friendly and
interconnects each neighborhood. At the same
time, the goal of the site plan is to accommodate
the needs for functionality and the creation of
an appealing layout that will attract a broad
cross-section of residents, quality retail, and
office users/tenants.
Site Planning Concepts:
As illustrated in the conceptual sketches,
plans, and renderings, the goal is to establish a
unique destination that balances the Old-World
ambience of Tuscany with modern amenities
and conveniences. The centerpiece of this is
a pedestrian paseo that connects the Grand
Piazza, plazas, and other amenities across the
different planning areas and land uses. This
paseo will create a classic and elegant urban
form as well as provide protection from the
seasonal winds and noise of the surrounding
streets.
The concept planned for Ventana places
the emphasis on pedestrian character. All
residential buildings, whether detached or
attached, are required to locate the majority
of garages off the pedestrian paseo and
instead along alleyways or parking courts. In
this way, the paseo becomes one where the
beauty of front porches, balconies and other
architectural features enliven the pedestrian
walkways and street. It also creates a safer
neighborhood environment, whereby children
can walk along paseos and streets without the
constant concern of automobiles backing in
and out of garages.
Located in PA-4, the Grand Piazza is the
centerpiece of the pedestrian paseo. The Grand
Piazza serves as the connection between the
residential buildings and the commercial/retail
buildings that anchor the southwest corner of
Duncan Canyon Road and Lytle Creek Road.
As the pedestrian paseo connects through
the commercial area, it adopts a more urban
form and adapts to the requirements of a retail
environment.
The following is a summary of the site planning
criteria required:
• A cohesive set of monumentation, including
a hierarchy of towers, arches, and feature
walls shall be provided to create a strong
“sense of place” for Ventana. Towers and
feature walls should be illuminated to create
a dramatic evening and nighttime effect
based on the hierarchy. Figure 23 illustrates
a conceptual monumentation plan.
• A fountain shall be provided at the Grand
Piazza, reminiscent of many European
piazzas where adults and children can
socialize, relax and cool off in the summer
months. A tiered or other cascading type
fountain is encouraged in order to mask and
mitigate the noise from the adjacent streets
and freeway.
• Several pedestrian access locations are
to be provided into the paseo. Access
should be provided to allow pedestrians
from adjacent perimeter streets to enter at
various locations.
• To enhance each village character, the
primary entry to all residential villages
should orient to a community amenity, such
as an open space, private recreation and/or
pool facility.
• Other retail, office, commercial and
residential buildings located off of the main
paseo shall provide special emphasis on
pedestrian connectivity and crosswalks.
While adjustments to the master plan elements
may occur over time as interested tenants/
users submit applications for development, the
intent herein is to establish a cohesive concept.
The pedestrian paseo linking the planning areas
and Grand Piazza is conceptually illustrated in
Figure 21.
86 NORTH0 250 500 feet
Tertiary Tower
Archway
Primary Feature Wall
LEGEND
Project Boundary
Secondary Tower
Primary Tower
Parcel
75 Community Design Guidelines
Duncan Canyon Rd
Citrus Ave
Lytle Creek Rd
Lytle Creek Rd
Duncan Canyon Rd
Citrus Ave
Lytle Creek Rd
Lytle Creek Rd
Figure 23: Monumentation Plan
87 76
Ventana at Duncan Canyon Specific Plan Amendment
Figure 24: Elevation of Feature Wall at Duncan Canyon Road & Lytle Creek Road Figure 25: Perspective of Monuments at Duncan Canyon Road & Citrus Avenue 88 77
Community Design Guidelines
6.2 Architectural Design
Guidelines
6.2.1 Architectural Style - Tuscan
The Tuscan architectural style originated from
an agricultural region of Italy called Tuscany,
which is known for its romantic landscapes
and hilltop towns. Tuscan architecture
combines vernacular elements with a refined
architectural vocabulary developed during
the Renaissance period. Overtime, Tuscan
style architecture has been paired with
complementary contemporary elements
to provide an appropriate interpretation of
the historical style within today’s building
standards and methodologies.
Vehicular Parking and Circulation:
All ingress and egress into planning areas
should be designed to minimize impacts on
the surrounding uses while permitting ease of
access. Parking areas should be enhanced with
canopy/shade trees. To the extent feasible,
parking should be minimized and shared
parking measures implemented.
Pedestrian Circulation:
One of the major amenities provided at Ventana
will be the accessibility to the retail core in
a safe and attractive setting. Most, if not all
residents, will be able to walk from their homes
to the planned shops, cafes, restaurants and/or
offices within ten minutes along a generously
landscaped and amenitized paseo or tree lined
streets. Future employers and employees within
the hotel, office buildings and retail uses will
also appreciate the convenience and amenities
of a pedestrian oriented environment.
89 78
Ventana at Duncan Canyon Specific Plan Amendment
© 2020 Google
© 2020 Google
© 2020 Google
Figure 26: Representative Examples of Historic Tuscan Architecture 90 79
Community Design Guidelines
Figure 27: Architectural Color, Material Palette, and Details 91 80
Ventana at Duncan Canyon Specific Plan Amendment
Figure 28: Architectural Color, Material Palette, and Details (Continued) 92 81
Community Design Guidelines
6.2.2 Residential Architectural
Guidelines
The residential guidelines are intended to
promote diverse village textures within a
strong identity, consistent with the overall
Tuscan theme. Refer to Figure 27 and 28 for an
Architectural Material Palette.
Massing and Scale:
Notable in successful urban areas within
Tuscany is the use of hierarchy to emphasize
the most important elements to organize the
development. These hierarchical elements are
demonstrated at building corners, enhanced
details, focal points, entry elements, and public
plazas. The articulation of building facades
and variation in roof lines further heightens
the attractiveness of traditional hillside Tuscan
towns.
In the spirit of hillside Tuscan architecture,
varying roof heights will be used to break up
long building elevations and create interesting
and dynamic roof line profiles. In addition,
vertical plane walls will be articulated to further
break down the scale of the buildings. Refer to
Figure 31 for example elevations.
Building Materials and Colors:
Building materials and colors play an important
role enhancing each neighborhood and the
community in general. While earth tones are
preferred to complement the Tuscan theme,
a variety of color palettes are recommended
in order to avoid a monotonous or continuous
appearance of buildings with the same color
and tones. Examples of preferred earth tone
color palettes that blend with the Tuscan theme
are provided in Figure 27 and 28. A Tuscan
palette includes warm red, gold, olive green,
ochre, eggplant, deep brown, and sky blue.
Materials should include terracotta roof tiles,
stucco plaster, and brick or stone, along with
window trims and decorative corbels.
Windows:
Windows details differentiate architectural
styles and can provide a high level of
architectural enrichment. The selection and
proportion of the windows to the facade should
be responsive to the architectural style of the
building. Size and shape should be considered
to assure a balanced relationship with the
surrounding roof and walls. Accent shutters
are ways to further enhance the architecture
and should be in keeping with the scale of the
windows. In general, windows should enhance
rather than dominate the overall architectural
character.
Porches and Balconies:
Porches and balconies help add depth to a
building facade and break up large wall masses.
The design of porches or balconies should
be consistent with the architectural design
and detailing. Front porches and balconies
also provide a pedestrian friendly scale and
opportunity for social interaction. Wrap-
around corner balconies on corner units are
encouraged.
Columns and Posts:
Whether serving as structural or aesthetic
elements, columns and posts can reinforce
the theme and character of a particular
architectural design. The size and scale of
columns and posts will vary depending upon
the architectural style and should convey a
solid, durable image. They may be freestanding
or used as a support.
93 82
Ventana at Duncan Canyon Specific Plan Amendment
Duncan Canyon Rd
Citrus Ave
Lytle Creek Rd
REVISION LOG
NO. DESCRIPTION Date
1 FIRST SUBMITTAL 1.14.21
2 SECOND SUBMITTAL 3.10.21
2 3
4 5
Project Team
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\~19-585_G1.0 COVER SHEET.DWG Thursday, April 29, 2021 2:05:50 PM
G1.0
SHEET DESCRIPTION
G1.0 COVER SHEET
G1.1 PROJECT INFORMATION - UNIT SUMMARY, PARKING
A1.0 SITE PLAN
A1.1 FIRE ACCESS PLAN
A2.0 BUILDING #1 COMPOSITE PLAN
A2.1 BUILDING #2 COMPOSITE PLAN
A2.2 BUILDING #3 COMPOSITE PLAN
A2.3 BUILDING #4 COMPOSITE PLAN
A2.4 BUILDING #5 COMPOSITE PLAN
A2.5 BUILDING #6 COMPOSITE PLAN
A3.0 UNIT PLANS
A4.1 BUILDING #1 ELEVATIONS
A4.2 BUILDING #2 ELEVATIONS
A4.3 BUILDING #3 ELEVATIONS
A4.4 BUILDING #4 ELEVATIONS
A4.5 BUILDING #5 ELEVATIONS
A4.6 BUILDING #6 ELEVATIONS
A4.7 STREET SCENE ELEVATIONS
A4.8 INTERIOR PLAZA ELEVATIONS
A4.9 CLUBHOUSE / RECREATION BUILDING ELEVATIONS
A5.0 ANCILLARY STRUCTURES
A5.1 CLUBHOUSE / RECREATION BUILDING
A6.0 COLOR AND MATERIAL BOARD
L0.00 COVER SHEET, KEY MAP, AND INDEX
L0.01 SITE ILLUSTRATIVE
L0.02 MATERIAL LEGEND
L0.03 PLANT LEGEND
L0.04 PLANT IMAGERY
L0.05 SITE PERSPECTIVES
L0.06 SITE PERSPECTIVES
L1.01 LAYOUT AND MATERIALS PLAN
L1.02 LAYOUT AND MATERIALS PLAN
L1.03 LAYOUT AND MATERIALS PLAN
L1.04 HARDSCAPE DETAILS
L2.01 IRRIGATION DIAGRAM
L2.02 IRRIGATION DIAGRAM
L2.03 IRRIGATION DIAGRAM
L3.01 PLANTING PLAN
L3.02 PLANTING PLAN
L3.03 PLANTING PLAN
L3.04 PLANTING REQUIREMENT DIAGRAM
L3.03 PLANTING PLAN
C-1 TITLE SHEET
C-2 CONCEPTUAL GRADING PLAN
C-3 CONCEPTUAL GRADING CROSS-SECTION
C-4 LOT LINE DIMENSION PLAN
C-5 CONCEPTUAL UTILITY PLAN
SHEET INDEX
Contact:Contact:
APPLICANT / OWNER
Frontier Enterprises
2151 E. Convention Way, Suite 114
Ontario, CA 91764
(909) 354-8010
Andrew Wennerstrom
Tim Nguyen
Contact:Contact:
RESIDENTIAL ARCHITECT
AO ARCHITECTS
144 N. Orange Street
Orange, CA 92866
(714) 639-9860
Serafin Maranan
Travis Mahoney
Contact:Contact:
LANDSCAPE ARCHITECT
SWA
570 Glenneyre Street
Laguna Beach, CA 92651
(949) 497-5471
Stephen Rydzon
Andrew Watkins
Contact:Contact:
CIVIL ENGINEER
Fusco Engineering, Inc.
2850 Inland Empire Boulevard, Suite B
Ontario, CA 91764
(909) 581-0676
Luis Figueroa
AGENCY 3RD SUBMITTAL
FONTANA, CA
APRIL 28, 2021
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
36'-6"
15'-1"
12'-1"
LEVEL 2
LEVEL 1
21'-0"
40'-0"
15 23
4 7
3 3
6 16'-0"
12'-0"
26'-0"
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\19-585_A4.9 CLUBHOUSE ELEVATIONS.DWG Thursday, April 29, 2021 10:15:46 AM
A4.9CLUBHOUSE & ARCH WAY ELEVATION
ARCHWAY
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
MATERIAL LEGEND
1. STUCCO PAINT FINISH
2. FABRICATED METAL RAILING
3. FOAM EAVE CORNICES & TRIM
4. VINYL WINDOWS
5. BRICK VENEER WALL
6. STONE VENEER
7. CONCRETE S-TILE ROOF
FRONT ELEVATION
3/32"=1'-0"
10' 20' 30'0 5'
REAR ELEVATION
RIGHT ELEVATION
LEFT ELEVATION
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
SCALE: 3/16" = 1'-0"
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\19-585_A4.7 - A4.8 STREET SCENE ELEVATIONS.DWG Thursday, April 29, 2021 1:41:48 PM
A4.7EXTERIOR STREET SCENE ELEVATIONS
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
1"=20'-0"
20' 40' 60'0 10'
1. DUNCAN CANYON ROAD - ELEVATION
2. CITRUS AVENUE - ELEVATION
3. LYTLE CREEK ROAD - ELEVATION
KEY MAP
CITRUS AVE
DUNCAN CANYON
NORTH
N.T.S.
1 2
3 4
56 3
1 2
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\19-585_A4.7 - A4.8 STREET SCENE ELEVATIONS.DWG Thursday, April 29, 2021 1:42:28 PM
A4.8INTERIOR PLAZA ELEVATIONS
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
1"=20'-0"
20' 40' 60'0 10'
1. INTERIOR PLAZA- ELEVATION
2. INTERIOR PLAZA - ELEVATION
KEY MAP
CITRUS AVE
DUNCAN CANYON
NORTH
N.T.S.
1 2
3 4
56 21
1"=20'-0"
20' 40' 60'0 10'
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\19-585_A4.7 - A4.8 STREET SCENE ELEVATIONS.DWG Thursday, April 29, 2021 1:42:28 PM
A4.8INTERIOR PLAZA ELEVATIONS
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
1"=20'-0"
20' 40' 60'0 10'
1. INTERIOR PLAZA- ELEVATION
2. INTERIOR PLAZA - ELEVATION
KEY MAP
CITRUS AVE
DUNCAN CANYON
NORTH
N.T.S.
1 2
3 4
56 21
1"=20'-0"
20' 40' 60'0 10'
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\19-585_A4.7 - A4.8 STREET SCENE ELEVATIONS.DWG Thursday, April 29, 2021 1:41:48 PM
A4.7EXTERIOR STREET SCENE ELEVATIONS
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
1"=20'-0"
20' 40' 60'0 10'
1. DUNCAN CANYON ROAD - ELEVATION
2. CITRUS AVENUE - ELEVATION
3. LYTLE CREEK ROAD - ELEVATION
KEY MAP
CITRUS AVE
DUNCAN CANYON
NORTH
N.T.S.
1 2
3 4
56 3
1 2
Tuscan Style
Primary Tower Detail
Two Story Clubhouse
Archway(Typical
Archway)
Primary Feature Wall
Interior Plaza - Elevation
Interior Plaza Elevation
Figure 29: Residential Design Guidelines PA-1A, PA-1B
94 83
Community Design Guidelines
Duncan Canyon Rd
Citrus Ave
Lytle Creek Rd
REVISION LOG
NO. DESCRIPTION Date
1 FIRST SUBMITTAL 1.14.21
2 SECOND SUBMITTAL 3.10.21
2 3
4 5
Project Team
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\~19-585_G1.0 COVER SHEET.DWG Thursday, April 29, 2021 2:05:50 PM
G1.0
SHEET DESCRIPTION
G1.0 COVER SHEET
G1.1 PROJECT INFORMATION - UNIT SUMMARY, PARKING
A1.0 SITE PLAN
A1.1 FIRE ACCESS PLAN
A2.0 BUILDING #1 COMPOSITE PLAN
A2.1 BUILDING #2 COMPOSITE PLAN
A2.2 BUILDING #3 COMPOSITE PLAN
A2.3 BUILDING #4 COMPOSITE PLAN
A2.4 BUILDING #5 COMPOSITE PLAN
A2.5 BUILDING #6 COMPOSITE PLAN
A3.0 UNIT PLANS
A4.1 BUILDING #1 ELEVATIONS
A4.2 BUILDING #2 ELEVATIONS
A4.3 BUILDING #3 ELEVATIONS
A4.4 BUILDING #4 ELEVATIONS
A4.5 BUILDING #5 ELEVATIONS
A4.6 BUILDING #6 ELEVATIONS
A4.7 STREET SCENE ELEVATIONS
A4.8 INTERIOR PLAZA ELEVATIONS
A4.9 CLUBHOUSE / RECREATION BUILDING ELEVATIONS
A5.0 ANCILLARY STRUCTURES
A5.1 CLUBHOUSE / RECREATION BUILDING
A6.0 COLOR AND MATERIAL BOARD
L0.00 COVER SHEET, KEY MAP, AND INDEX
L0.01 SITE ILLUSTRATIVE
L0.02 MATERIAL LEGEND
L0.03 PLANT LEGEND
L0.04 PLANT IMAGERY
L0.05 SITE PERSPECTIVES
L0.06 SITE PERSPECTIVES
L1.01 LAYOUT AND MATERIALS PLAN
L1.02 LAYOUT AND MATERIALS PLAN
L1.03 LAYOUT AND MATERIALS PLAN
L1.04 HARDSCAPE DETAILS
L2.01 IRRIGATION DIAGRAM
L2.02 IRRIGATION DIAGRAM
L2.03 IRRIGATION DIAGRAM
L3.01 PLANTING PLAN
L3.02 PLANTING PLAN
L3.03 PLANTING PLAN
L3.04 PLANTING REQUIREMENT DIAGRAM
L3.03 PLANTING PLAN
C-1 TITLE SHEET
C-2 CONCEPTUAL GRADING PLAN
C-3 CONCEPTUAL GRADING CROSS-SECTION
C-4 LOT LINE DIMENSION PLAN
C-5 CONCEPTUAL UTILITY PLAN
SHEET INDEX
Contact:Contact:
APPLICANT / OWNER
Frontier Enterprises
2151 E. Convention Way, Suite 114
Ontario, CA 91764
(909) 354-8010
Andrew Wennerstrom
Tim Nguyen
Contact:Contact:
RESIDENTIAL ARCHITECT
AO ARCHITECTS
144 N. Orange Street
Orange, CA 92866
(714) 639-9860
Serafin Maranan
Travis Mahoney
Contact:Contact:
LANDSCAPE ARCHITECT
SWA
570 Glenneyre Street
Laguna Beach, CA 92651
(949) 497-5471
Stephen Rydzon
Andrew Watkins
Contact:Contact:
CIVIL ENGINEER
Fusco Engineering, Inc.
2850 Inland Empire Boulevard, Suite B
Ontario, CA 91764
(909) 581-0676
Luis Figueroa
AGENCY 3RD SUBMITTAL
FONTANA, CA
APRIL 28, 2021
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\19-585_A4.7 - A4.8 STREET SCENE ELEVATIONS.DWG Thursday, April 29, 2021 1:41:48 PM
A4.7EXTERIOR STREET SCENE ELEVATIONS
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
1"=20'-0"
20' 40' 60'0 10'
1. DUNCAN CANYON ROAD - ELEVATION
2. CITRUS AVENUE - ELEVATION
3. LYTLE CREEK ROAD - ELEVATION
KEY MAP
CITRUS AVE
DUNCAN CANYON
NORTH
N.T.S.
1 2
3 4
56 3
1 2
R:\2019\2019-585 FRONTIER VENTANA PA6 FONTANA\03 DESIGN\SCHEM\AUTOCAD\19-585_A4.7 - A4.8 STREET SCENE ELEVATIONS.DWG Thursday, April 29, 2021 1:41:48 PM
A4.7EXTERIOR STREET SCENE ELEVATIONS
FRONTIER ENTERPRISES
2151 E. CONVENTION WAY, SUITE 114, ONTARIO, CA 91764 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860
AO ARCHITECTS
VENTANA DUNCAN CANYON PA6 FONTANA, CA
DATE: 4-26-21
JOB NO.: 2019-585
1"=20'-0"
20' 40' 60'0 10'
1. DUNCAN CANYON ROAD - ELEVATION
2. CITRUS AVENUE - ELEVATION
3. LYTLE CREEK ROAD - ELEVATION
KEY MAP
CITRUS AVE
DUNCAN CANYON
NORTH
N.T.S.
1 2
3 4
56 3
1 2
Grand Piazza
Citrus Avenue - Elevation
Lytle Creek Road - Elevation
Archway (Typical
Archway)
Monuments at Duncan Canyon
Road & Citrus Avenue
Figure 30: Residential Design Guidelines PA-3, PA-4, PA-6A 95 84
Ventana at Duncan Canyon Specific Plan Amendment
Figure 31: Example Architectural Elevations
96 85
Community Design Guidelines
6.2.3 Commercial Architectural
Guidelines
Key architectural elements of commercial
buildings should include stone exterior walls,
terracotta roofs and floor tiles, decorative
wrought iron elements and plaster or stucco
walls. Manufactured stone veneers resembling
natural stone are a cost-effective alternative
to the natural stone of traditional Tuscan
architecture. Cream, green and red are a
traditional Tuscan color combination while
more modern buildings might incorporate rich
yellows or olive green with deep purples as
accents. Red and burgundy shades can also
accent a space and add interest. Commercial
buildings should pick-up on the architectural
elements, details, and colors from residential
buildings, ensuring a cohesive design.
Commercial buildings should be arbors.
Pedestrian links between multiple use areas –
residential, commercial, flex buildings, public
spaces, etc. will be created with pedestrian
promenades linking all uses through creative
landscaping, appropriately scaled plant palette,
shade trees, overhead structures, and well-
placed site furniture. As appropriate, outdoor
seating and dining areas between buildings
should be provided with enhanced landscaping
and may include water features, small ponds or
fountains. These outdoor landscape features
will help transform patio spaces into attractive
gathering areas for everyone to enjoy.
Retail tenant signage and lighting will be
located and designed to complement the
building facades and the overall architectural
theme.
Building Massing and Scale:
Building mass and scale are key elements
in the successful design of all commercial
architecture. To unify the commercial uses,
generous use of arch type forms, whether in
entryways, windows or freestanding arbors
and trellises should be included. Design
features include heavy use of stone and plaster,
shaped timber tails at eaves, simple balconies
with wrought iron railings or solid half walls,
asymmetric fenestration patterns, vertical
forms mixed with horizontal mass and use of
arched openings. Window openings are typically
deep set at minimum 8 inches. Muntins are also
used on the narrow and tall window openings
with wood shutters. Fabric awnings provide
shade and also help accentuate the openings.
Building Materials and Colors:
Colors, materials and finishes should be
coordinated on all exterior elevations of all
buildings to achieve continuity of design. Earth
tones, brown or beige window frames, vibrant
accent colors, terracotta roofs, stucco, stone
and brick walls are the main exterior finishes.
Roof Forms and Materials:
A variety of roof forms are permitted with the
retail center. Shallow-pitched roofs both gable
and hip are acceptable. Flat roofs should be
accented or hidden by a parapet wall. All roofing
materials (excluding moldings, decoration,
parapets, and similar architectural features)
that are visible from ground level should be
constructed of concrete or terracotta tile to
assure continuity in texture and character.
97 86
Ventana at Duncan Canyon Specific Plan Amendment
Figure 32: Commercial Architectural Material Palette and Details A variety of roof forms, shallow pitches gable, round or hip. Different shapes of tiles, barrel or pan&barrell and booster tile accents.
Accent roof cornices and exposed stylized wood rafter tails.
Finish materials include stone,brick and
stucco with window shutters.
Arch type forms at entry ways, windows or
freestanding arbor.
Classical Tuscan proportion of mouldings
and columns
Classical Tuscan ProportionColor Palletes
98 87
Community Design Guidelines
Citrus Ave
Lytle Creek Rd
Figure 33: Office, R&D, and Light Industrial Design Guidelines PA-2 Building scale and massing showing assymetric window fenestration patterns, and use of vertical forms of horizontal massing Cornice, wall base, window/door surround, and trim details 99 88
Ventana at Duncan Canyon Specific Plan Amendment
Duncan Canyon Rd
Lytle Creek Rd
Figure 34: Retail and Restaurant Pads Design Guidelines PA-5A/5B, and Partial PA-4 Accentuated tower entry and hierarchy of building mass
Use of modern forms as accent compliments
the overall architectural theme
Combination of precast columns and wood
trellis are encouraged
Use of wrought iron gateway and blade sign
frames are encouraged
Paseo to activate with patio with
outdoor seating.
Enhanced corner plaza/patio with ammenities
Example of use of rustic materials such as
stone
Generous use of arches in entryways and/or
windows
100
89 Community Design Guidelines
5 Grand Piazza and Retail
Design Guidelines PA-4
Water elements, clock tower, outdoor seating,
shade trees, and enhanced paving create a
vibrant community plaza
Paseo with outdoor seating
Shade trees, kiosks and outdoor seating areas help activate the plaza and patio areas Grand
Piazza
Figure 35: Grand Piazza and Retail Design Guidelines PA-4 Water elements, clock tower, outdoor seating,
shade trees, and enhanced paving create a
vibrant community plaza
Paseo with outdoor seating
Shade trees, kiosks and outdoor seating areas help activate the plaza and patio areas 101
90 Ventana at Duncan Canyon Specific Plan Amendment
Lytle Creek Rd
Figure 36: Corporate Office, and Mixed-Use Design Guidelines PA-6A/6B Precast concrete with stone accent
Precast concrete building with stone accents
Incorporating arches within the office references forms within traditional Mediterranean and Tuscan architecture 102
91 Community Design Guidelines
Example photo of Vertical Mixed-Use project with ground floor commercial and residential units above. Exterior colors should complement adjacent retail and residential uses with emphasis on earth tones
6.2.4 Vertical Mixed-Use Architectural
Guidelines
The mixed-use guidelines are intended to
include one or two story commercial or retail use
on the ground floor with residential units above,
consistent with the overall Tuscan theme, Refer
to Figure 27 and 28 for an Architectural Material
Palette.
Features:
The residential and commercial portions of the
mixed-use building should correspond to the
respective architectural design guidelines for
each use. Refer to Sections 6.2.1-6.2.3.
Massing and Scale:
Notable in successful urban areas within
Tuscany is the use of hierarchy to emphasize
the most important elements to organize the
development. These hierarchical elements are
demonstrated at building corners, enhanced
details, focal points, entry elements, and public
plazas. The articulation of building facades
and variation in roof lines further heightens
the attractiveness of traditional hillside Tuscan
towns.
In the spirit of hillside Tuscan architecture,
varying roof heights will be used to break up
long building elevations and create interesting
and dynamic roof line profiles. In addition,
vertical plane walls will be articulated to further
break down the scale of the buildings. Refer to
Figure 31 for example elevations.
103
92 Ventana at Duncan Canyon Specific Plan Amendment
6.3 Public Realm Design
Guidelines
6.3.1 Streetscape Guidelines
Streetscapes play an important part of the
developing a distinctive community. Parkway
trees and background trees, shrubs and
groundcovers that are located within the
streetscapes all contribute to creating a unified
and beautiful community.
The streetscape design elements are described
below and illustrated in the Figure 37.
Duncan Canyon Road:
This six-lane, divided road will be the primary
entry into the community from the I-15 freeway.
Duncan Canyon Road is considered a “decorative
corridor” with enhanced landscaping and
decorative streetlights. This area will include a
combination of Olive and Sycamore trees that
create an effortlessly formal entry character
to the community that is typical of Tuscany.
A layering of shrubs and groundcovers, many
which flower in the spring and summer months,
will be located beneath the trees. As the primary
entry into the community, Duncan Canyon
Road will establish the character that extends
throughout the community.
Citrus Avenue:
As the secondary entry to the community,
it is important that Citrus Avenue continues
the character that Duncan Canyon Road
establishes. This includes a combination of
Olive and London Plane trees with a layering of
shrubs and groundcovers beneath.
Lytle Creek Road:
As the internal spine road that connects the
different areas of the community, it is important
that Lytle Creek maintains a consistent
character that complements Duncan Canyon
Road and Citrus Avenue, yet remains distinct. To
achieve this, evergreen elms are planned as the
street tree. A backdrop of informally clustered
pines or oaks will be provided where space
allows. A layering of shrubs and groundcovers,
many which will flower during the spring and
summer months, are also located beneath the
pines.
104
NORTH0 250 500 feet
Community Edge Roads
Duncan Canyon Road
Citrus Avenue
Community Spine Road
Lytle Creek Road
LEGEND
Project Boundary
Parcel
93 Community Design Guidelines
Duncan Canyon Rd
Citrus Ave
Lytle Creek Rd
Lytle Creek Rd
Figure 37: Streetscape Landscape Plan
105
Primary Entry Monument
Secondary Entry Monument
Auto Court Entry Monument and Pilaster
94 Ventana at Duncan Canyon Specific Plan Amendment
6.3.2 Entry and Monumentation
Guidelines
A combination of both architectural and
landscape elements will establish an exciting
and impressive array of entry monumentation
features into Ventana and the City of Fontana.
Upon entering the community from the I-15
freeway, a feature wall at the northeast corner
of Duncan Canyon Road and Lytle Creek Road,
will create an entry statement and sense of
arrival. Refer to Figure 24 for the conceptual
design of this key entry statement.
As the second major entry point, feature walls
will also be located on the northwest and
southwest corners of Duncan Canyon Road and
Citrus Avenue. The character of these feature
walls is illustrated in Figure 25. To highlight
planning area entry points, secondary feature
walls may be constructed.
Additional monumentation may be located
at key community intersections and paseo
sightlines.
Figure 38: Monumentation Elevations
106
NORTH0 250 500 feet
Community Theme Wall
View Fence
LEGEND
Project Boundary
Parcel
95 Community Design Guidelines
Duncan Canyon Rd
Citrus Ave
Lytle Creek Rd
Lytle Creek Rd
Figure 39: Wall and Fence Plan
107
Community Theme Wall
Split Face Block Option
Community Theme Wall
Stucco Option
View Fence
96 Ventana at Duncan Canyon Specific Plan Amendment
Figure 40: Wall and Fence Elevations
108
97 Community Design Guidelines
6.3.3 Community Wall and Fence
Guidelines
Community walls and fences are planned
where residential uses are adjacent to the
I-15 freeway. Refer to Figure 40 for overall
community wall and fence plan imagery
examples. As development plans are submitted,
wall locations not identified in this specific plan
may be utilized.
Community Theme Wall:
The community theme wall is intended
complement the Tuscan community theme
while providing separation between uses where
needed. Walls may extend the materiality of
the adjacent architecture, be articulated with
a textured split face block and a concrete cap,
or be constructed of precision CMU block with
a stucco finish and concrete cap. The wall shall
generally not exceed six (6) feet in height,
unless necessary for noise attenuation or other
special circumstances.
View Fencing:
Tubular steel “View Fencing” shall be consistent
in design and color throughout the community.
The use of view fencing should be limited to
amenity areas such as pools or dog parks.
Combination View Fence:
The community view fences should be located
to create variety and articulation by providing
view windows in the community. Locations
adjacent to the major roads are subject to the
acoustical study.
Masonry Walls:
Masonry walls will be required between single
family detached homes, if any are constructed.
These will provide enclosure for private patios.
No wood privacy fencing is permitted.
6.3.4 Plant Material Guidelines
The quality of, and long-term appearance
for all landscaped areas will depend on
many factors including the initial selection
of the plant materials, soil preparation and
installation, irrigation management and care
and maintenance. These guidelines apply
to all public areas that will be maintained by
a landscape maintenance district or similar
entity.
General Landscape Requirements:
• All areas required to be landscaped should
be planted with turf, groundcover, shrub
and/or trees selected from the plant
palette contained in these guidelines or as
supplemented by the City of Fontana. In
general, the plant material designs should
provide a layered appearance, with lower
growing plants in the foreground and larger
growing plants in the background.
• Cut slopes equal to or greater than eight feet
in vertical height and fill slopes equal to or
greater than five feet in vertical height shall
be planted with a ground cover to protect
the slope from erosion and instability. Slopes
exceeding 15 feet in vertical height shall
be planted with shrubs spaced not more
than ten feet average on center, or trees
spaced not to exceed thirty feet average
on center, or a combination of shrubs and
trees at equivalent spacing, in addition to
the groundcover. The plants selected and
planting methods shall be suitable for the
soil and climatic conditions.
• Reference should be made to the City of
Fontana Standards for erosion control
methods for slopes and other landscaped
areas.
Climate:
The Plant material palette has been selected
based on compatibility with the climatic
conditions among other considerations
discussed below.
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98 Ventana at Duncan Canyon Specific Plan Amendment
Invasive Species:
Non-native invasive plant species identified
below shall not be used in landscape plans .
Invasive Species
Botanical Name Common Name
Non-native Acacia
spp.
Non-native Acacia’s
Ailanthus altissima* Tree of Heaven*
Arundo donax* Giant reed*
Carpobrotus edulis* Hottentot-fig*
Chrysanthemum
coronarium*
Garland
chrysanthemum*
Cortaderia
atacamensis*
Pampas grass*
Cytisus
monspessulans
French broom
Cytisus scoparius* Scotch broom*
Mesembryanthemum
crvstallinum*
Crystal ice plant*
Mesembryanthemum
nodiflorum
Small-flowered ice
plant
Oxalis pes-caprae* Bermuda buttercup*
Senecio mikanoides* German ivy*
Vinca major* Pink periwinkle*
Tamarix spp.* Tamarisk*
Uiex europaeus Gorse
* Indicates a species that may not be used in any plant palettes, regardless of location in the development, due to its ability to readily spread via airborne seed, rather than vegetatively.
Plant Pest and Disease Control:
Diseases and pests can have deleterious
affects on one or many plants, whether native
or ornamental in origin. Recent pest and disease
problems include oleander scorch blight and
several eucalyptus problems, requiring that
these specific varieties should be avoided.
Other plants that today are without known
problems may develop problems in the future.
While there is no way to predict the occurrence
of new pests or diseases there are useful
methods to limit the impact of outbreaks and
should be incorporated into final design plans
for each project. These include the following:
• Maintain optimum plant health through
soil preparation, water management, and
nutrient monitoring.
• Review community plant material on a
regular basis to observe health problems
due to disease or pest infestation and take
appropriate action.
• Place plant material in appropriate planting
areas and provide proper spacing consistent
with the requirements of the plant species.
• Place plants in similar hydro zone groupings
to maximize efficient water use.
6.3.5 Plant Palette
The plant palette below has been selected to
create a unified and cohesive design theme for
the community. They have also been selected
for their appropriateness to climatic conditions,
soil conditions, and concern for maintenance
and water conservation.
Plant selections should take into consideration
groupings of plants with similar cultural
requirements in order to minimize water use
and to provide conditions where plant material
will thrive.
110
99 Community Design Guidelines
Community Plant Palette
Trees
Botanical Name Common Name
Acacia subporosa Weeping Acacia
Arbutus unedo Strawberry Tree
Betula alba White Birch
Brachychiton
populneus
Bottle Tree
Cedrus deodora Deodar Cedar
Cinnamonum
camphora
Camphor Tree
Cupressus
sempervirens
Italian Cypress
Eucalyptus spp. Eucalyptus
Fraxinus uhdei Evergreen Ash
Gleditsia triacanthos
var. inermis
Thornless Honey
Locust
Koelreuteria spp. Flame Tree
Lagerstroemia spp. Crape Myrtle
Liquidambar
styraciflua
Liquidambar
Lirondendron
tulipifera
Tulip Tree
Magnolia grandiflora Magnolia
Olea europaea
(fruitless)
Fruitless Olive Tree
Pinus spp. Pine
Pistacia chinensis Chinese Pistache
Platanus acerifolia London Plane Tree
Platanus racemosa Sycamore
Podocarpus gracilior Fern Pine
Podocarpus
macrophyllus
Fern Pine
Prunus spp. Flowering Peach
Pyrus spp. Ornamental Pear
Quercus agrifolia Coast Live Oak
Quercus spp. Oak spp.
Rhus lancea African Sumac
Robinia pseudoacacia Locust
Salix babylonica Weeoinq Willow
Schinus melle California Pepper
Trees
Botanical Name Common Name
Tiouana Tipu Tipu Tree
Ulmus parvifolia Chinese Elm
Zelkova serrulata Sawleaf Zelkova
Shrubs
Botanical Name Common Name
Abelia spp. Abelia
Agapanthus spp. Lily of the Nile
Arctostaphylos spp. Manzanita
Baccharis spp. Desert Broom
Bouteloua gracilis
‘Blonde Ambition’
Blonde Ambition Blue
Grama
Bulbine frutescens Bulbine
Ceanothus spp. California Lilac
Cistus spp. Rockrose
Cotoneaster spp. Cotoneaster
Dietes Veseta Fortniaht Lily
Elaeagnus pungens Silver Berrv
Escallonia fradesii Pink Escallonia
Euryops pectinatus NCN
Feiioa sellowiana Pineapple Guava
Grevillea Noelli NCN
Grewia caffra Lavender Starflower
Hemerocallis species Daylily
Heteromeles
arbutifolia
Toyon
Iris douglasiana Douglas iris
Juniperus torulosa Hollywood Juniper
Juniperus horizontalis
‘Bar Harbor’
Bar Harbor True
Juniper
Laurus nobilis Bay Laurel
Lantana spp. Lantanas
Lavandula spp. Lavenders
Ligustrum spp. Privet
Moraea bicolor Fortnight Lily
Muhlenbergia dubia NCN
111
100
Ventana at Duncan Canyon Specific Plan Amendment
Groundcovers
Botanical Name Common Name
Acacia redolens
‘desert carpet’
Dwarf Trailing Acacia
Arctostaphylos ‘John
Dourley’
John Dourley
Manzanita
Ceanothus griseus
horizontalis ‘Yankee
Point’
California Lilac
Fragaria chiloenses Wild Strawberry
Gazania rigens Clumping Gazania
Lantana spp. Lantanas
Myoporum species Myoporum
Rosemarinus
officinalis species
Rosemary
Teucrium x lucidrys Germander
Trachelospermum
jasminoides
Star Jasmine
Turf Grasses Various Drought
Tolerant Varieties
Other plants compatible with the above may
be included with approval of the Director of
Planning.
Shrubs
Botanical Name Common Name
Muhlenbergia rigens Deer Grass
Myrtus communis True Myrtle
Nandina sop. Heavenly Bamboo
Olea europaea ‘Little
Ollie’
Dwarf Olive
Ornamental grasses Fountain Grass
Phlomis fruticosa Jerusalem Sage
Phormium tenax New Zealand Flax
Photinia fraseri Photinia
Pittosporum tobira &
‘wheelers dwarf’
Mock Oranae
Plumbaqo auriculata Cape Plumbago
Pyracantha species Firethorn
Rhamnus californica Coffeeberry
Rhapiolepis spp. India Hawthorn
Rhus ovata Sugar Bush
Rosa californica California Wildrose
Rosmarinus ssp. Rosemary
Salvia spp. Sages
Santolina ssp. Santolina
Taxus baccata English Yew
Teucrium x lucidrys Germander
Tulbaahia Violacea Society Garlic
Xylosma congestum Shiny Xylosma
Vines
Botanical Name Common Name
Distictis buccinatoria Blood Red Trumoet
Vine
Ficus spp. Creeping Fig
Grewia caffra Lavendar Star Flower
Vine
Macfadyena unguis-
cati
Cat’s Claw Vine
Parthenocissus
tricuspidata
Boston Ivy
Wisteria floribunda Wisteria
112
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Community Design Guidelines
6.3.6 Irrigation
Irrigation systems should be designed to
conserve water resources by efficiently and
uniformly distributing water. Less watering,
fertilizing, and chemical control required
for landscape design reduces the need for
irrigation and associated water use.
Water Conservation Measures:
• Irrigation design should be based upon
appropriate California Department of Water
Resources ordinances, City guidelines, and
tailored to the climate of the City of Fontana.
The combined summer elements of heat and
wind should be taken into account to assure
proper irrigation design and equipment
selection.
• Irrigation should be provided for plant
establishment. All public areas and rights-
of-way should have an automatic irrigation
system. Use of low volume spray heads and
drip irrigation systems should be maximized.
• New irrigation techniques and drip irrigation
systems should be used to insure more
efficient delivery of water.
• Irrigation design should accommodate
hydrozones accordingly, separating high,
medium and low water-use plants.
• Automatic irrigation systems should include
a rain shutoff valve.
• Moisture sensors should be installed at
appropriate intervals in commercial and
mixed-use areas and along streetscapes to
minimize overwatering.
• Shrubs and trees should be irrigated with a
drip system or MPR heads to provide deeper,
more even watering and promote water
conservation.
• Irrigation controls and backflow prevention
devices should be located with minimum
public visibility or screened from view from
the street by landscaping or other attractive
site materials.
• Soils should be mulched with 3 inches of
organic material to reduce evaporation,
keep the soil temperature even, and control
weeds.
General Requirements:
Irrigation systems and plans will be
prepared pursuant the respective landscape
maintenance district guidelines and/or City of
Fontana ordinances.
113
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Ventana at Duncan Canyon Specific Plan Amendment
6.3.8 Residential Site Landscape
Guidelines
Each residential site shall be required to adhere
to the minimum following guidelines and
standards:
• The builder or developer shall be responsible
for landscaping all public and private
common areas. Private use areas enclosed
by privacy walls or fences or separated by
other architectural elements shall not be
required to be landscaped by the builder
or developer. A homeowners association
or similar entity shall maintain all private
common areas.
• All plant materials for private common areas
shall be selected from the Landscape Palette
located in this Specific Plan. Additional plant
material may be selected if approved by the
Director of Planning.
• A minimum of fifteen percent (15%) of
the total site shall include common
area landscaping. All landscaped areas
shall be counted towards the common
area landscape requirements, including
recreation areas, tot lots, private streets
and perimeter landscape areas not part of
the public right of way dedications.
6.3.7 Commercial Site Landscape
Guidelines
Commercial sites shall be required to adhere
to the minimum following guidelines and
standards:
Landscape Requirements:
• The builder or developer shall refer to
standards contained in this Specific Plan
for the percentage of gross commercial site
acreage required to be landscaped.
• All areas of the site not occupied by buildings,
parking, service and storage areas, or
otherwise utilized shall be landscaped with
plant materials identified in plant palette.
• Service areas should be screened with a
six-foot wall.
• It is recommended that vehicular access
points be enhanced with accent planting.
Parking Areas:
• Parking area landscaping is required for
the screening of large parking areas to limit
their visual impact.
• Landscaped islands shall be provided at the
ends of interior stall rows to enhance parking
areas. Between islands, the minimum
total number of parking lot trees shall be
calculated by determining the length of the
parking row and dividing by five. These trees
may be equally spaced or arranged in an
informal pattern.
• When parking is located adjacent to an
arterial public street, a combination of
landscaped berms and/or planting totaling
three feet high (within approximately two
years of planting) shall be provided to screen
parked cars from view.
• The parking lot shall have crosswalks as
required for ADA access and for pedestrian
circulation. Enriched paving is encouraged
for crosswalks.
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Community Design Guidelines
• Street trees in public rights of ways shall
be selected that are consistent with the
landscape sections and guidelines provided
herein.
• All trees in common areas shall be 15-gallon
minimum.
• All areas that are used for private patios
may be screened with a six-foot wall, or
combination wall and tubular steel fence. If
a combination wall/fence is selected, then
vines and/ or shrubs shall be planted on the
public facing side to provide an additional
sense of separation. In certain cases a two to
three foot high wall with no additional fence
may be preferable. This shall be determined
during the design review stages for each
site plan.
• It is recommended that vehicular and
pedestrian access points into the individual
neighborhoods be enhanced with accent
planting, in either formal or informal
groupings.
115
NORTH0 125 250 feetLEGEND
Project Boundary
Parcel
104
Ventana at Duncan Canyon Specific Plan Amendment
Figure 41: Concept Illustrative Enlargement - North of Duncan Canyon Road 116
NORTH0 125 250 feetLEGEND
Project Boundary
Parcel
105
Community Design Guidelines
Lytle Creek Rd.
Figure 42: Concept Illustrative Enlargement - PA-3
117
NORTH0 125 250 feetLEGEND
Project Boundary
Parcel
106
Ventana at Duncan Canyon Specific Plan Amendment
Duncan Canyon Rd.
Figure 43: Concept Illustrative Enlargement - PA-4
118
NORTH0 125 250 feetLEGEND
Project Boundary
Parcel
107
Community Design Guidelines
Figure 44: Concept Illustrative Enlargement - PA-6
119
120
Public Services & Utilities
121
LEGEND
Project Boundary
City Limits
Existing
Parcel
Proposed (Frontier)
Proposed (by others)
Freeway110
Ventana at Duncan Canyon Specific Plan Amendment
7.1 Schools
The Ventana at Duncan Canyon Specific Plan
area is located within the Fontana Unified
School District. The FUSD provides preschool,
elementary, middle and high school facilities
within the district.
7.2 Police
Public Safety Services for the Plan Area are
currently provided by The Fontana Police
Department.
7.3 Fire
Fire protection services for the Plan Area
are currently provided by The Fontana Fire
Protection District through contract by the San
Bernardino County Fire Department. Station 79,
located west of Highway 15 on Coyote Canyon
Rd., is expected to provide coverage to the Plan
Area. Additionally, Station 81 is planned to be
constructed at Sierra Ave and Casa Grande
Ave, within 1.5 miles of the Plan Area.
Proposed 10x9 RCB
Line A-2
Future 90” RCP
Proposed 30” RCP
Proposed 48” RCP
Existing 48”
Proposed 42” RCP
Proposed 96” RCP
Proposed 36” RCP
Future 96” Line A-3
Existing 12x10 RCB
Figure 45: Drainage Plan
122
LEGEND
Project Boundary
POC
POC
POC
POC
POC
City Limits
Existing 15”
Parcel
Proposed 8” (Frontier)
Proposed 10” (Frontier)
Proposed 12” (Frontier)
Proposed 8”
(by others)
Freeway
111
Public Services & Utilities
7.4 Drainage
The drainage of the plan area is expected to
generally follow the existing on-site drainage
pattern, flowing from the northeast to the
southwest. New storm drain lines will be
installed on Citrus Ave north of Duncan Canyon
and on Duncan Canyon between the Plan Area’s
western edge and Citrus Ave. This will intercept
a main line that follows the Lytle Creek Rd.
alignment north of Duncan Canyon Rd. The
area south of Duncan Canyon will drain to a
main line in Lytle Creek Rd. that connects to
an existing storm drain south of the Plan Area.
Lateral lines will be extended to each Planning
Area as needed.
7.5 Sewer
The Ventana at Duncan Canyon Specific Plan
area is within the boundaries of the Inland
Empire Utilities Agency’s (IEUA/Agency)
sewage service area. IEUA, under the Chino
Basin Regional Sewage Service Contract,
provides sewage utility services to the City of
Fontana and six other cities nearby.
A sewer main line is expected to follow the Lytle
Creek Rd. alignment and gravity flow to the
southwest, connecting to an existing sewer line
south of the Plan Area. Points of Connection
(POC) will be provided to each Planning Area as
needed.
Figure 46: Sewer Plan
123
LEGEND
Project Boundary
City Limits
Existing
Parcel
Proposed (Frontier)
Proposed (by others)
Freeway112
Ventana at Duncan Canyon Specific Plan Amendment
7.6 Water
Water service to The Ventana at Duncan Canyon
Specific Plan Area will be provided by West San
Bernardino County Water District (West Valley
Water District) based on the approved Water
Supply Assessment, dated December 17, 2020.
Duncan Canyon Rd. and Citrus Ave south
of Duncan Canyon Rd. have existing water
infrastructure. Planned water infrastructure
on Citrus Ave is anticipated to be completed
as part of the Monterado development. A new
water main line will follow the alignment of
Lytle Creek Rd. North of Duncan Canyon Rd.
the main line will create a loop connection with
the planned infrastructure in Citrus Ave. To the
south of Duncan Canyon Rd., the main line will
connect to an existing line along Highway 15 at
the southern edge of the Plan Area. Laterals will
be provided to each Planning Area as needed.
Proposed 12”
Existing 16”
Proposed 12”
Proposed 16”
Primary
Connection Point
Primary
Connection Point
Exis
ting 24”
Figure 47: Water Plan
124
LEGEND
Project Boundary
City Limits
Existing
Parcel
Proposed (Frontier)
Proposed (by others)
Freeway 113
Public Services & Utilities
7.7 Dry Utilities
Dry Utility services (Electrical, Gas, and
Telecomm) will be extended north and south
along Lytle Creek Road from existing facilities in
Duncan Canyon Rd. Service to Planning Areas
will be provided as needed.
Electrical service to the Plan Area will be
provided by Southern California Edison (SCE).
Gas service to the Plan Area will be provided by
SoCal Gas.
Telecomm service to the Plan Area will be
provided by AT&T (telephone service).
7.8 Waste & Recycling
Waste and recycling services to The Ventana
at Duncan Canyon Specific Plan Area will be
provided by Burrtec Waste Industries.
Figure 48: Dry Utilities Plan
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126
Implementation
127
116
Ventana at Duncan Canyon Specific Plan Amendment
8.1 Grading
As shown in Figure 49: Elevation Map, the
Plan Area is graded into a series of 2% pads
that respond to individual development areas.
Development pads will be further fine graded in
response to specific development typologies.
The highest grade differential between pads
is currently approximately 12’. In addition, the
proposed design is able to accommodate a
minimum of three entry and exit points per
planning area.
128
250 500feet NORTH0
Low - 1682’
Project Boundary
2’ Contour
High - 1831’
Parcel
Elevation
LEGEND
117
Implementation
Figure 49: Elevation Map
129
118
Ventana at Duncan Canyon Specific Plan Amendment
8.2 Cut and Fill
As shown in Figure 50: Cut & Fill Plan, each
development area is designed to maximize
balance on-site. The deepest cut on the site
is approximately 8’ while the deepest fill is
approximately 12’. Total earthwork for the plan
area is approximately 150,000 cubic yards.
Table 2: Cut & Fill Calculations
PA1 PA2 PA3 PA4 PA5 (A+B) PA6 Total
Acreage 20.7 13.2 9.7 25.0 7.2 7.7 83.5 Cut/Fill (Cu Yd) 41,000 24,000 14,000 49,000 8,000 16,000 152,000 Cu Yd/Acre 1,981 1,818 1,443 1,960 1,111 2,078 1,820 130
250 500feet NORTH0
Fill
Project Boundary
Cut
Grading
LEGEND
Parcel
LEGEND
2’ Contour
119
Implementation
Figure 50: Cut & Fill Plan
131
120
Ventana at Duncan Canyon Specific Plan Amendment
8.3 Phasing
As shown in Figure 51: Phasing Plan, the Plan
Area is envisioned be developed in chronological
order based on the planning area designations.
The arterial (Duncan Canyon Road and Citrus
Avenue) and backbone roads (Lytle Creek Road)
will be developed together during phase 1. Once
this backbone infrastructure is in place, the
remaining planning areas have the flexibility
to be developed at any time. Development
timelines for phases 5 and 6, which are currently
under separate ownership from the rest of the
plan area, are currently undetermined.
132
NORTH0 0.1 0.2miles
3 5
4 6
LEGEND
1 3
2 4
5 6
6 Project Boundary
2 1City Limits
Parcel
Freeway
Phasing
121
Implementation
Figure 51: Phasing Plan
133
122
Ventana at Duncan Canyon Specific Plan Amendment
8.4 Methodology &
Procedures
The Ventana at Duncan Canyon Specific
Plan serves as the Zoning and General Plan
implementation document for the subject
property in conjunction with Chapter 30 of
the Fontana Zoning Code and Ordinance
No. 845. The methods and procedures for
implementation and administration of this
Specific Plan document are as follows:
8.4.1 Specific Plan Adoption
Government Code Section 65453(a) states
that:
‘A Specific Plan shall be prepared, adopted and
amended in the same manner as a General
Plan, except the Specific Plan may be adopted
by resolution or by ordinance and may be
amended as often as deemed necessary by the
legislative body. “
The Ventana at Duncan Canyon Specific Plan
will be adopted by Ordinance in accordance
with City policy.
This Specific Plan has been developed as
both a regulatory document and a land use
policy plan. The development standards
have been structured in a format consistent
with the City of Fontana Zoning Ordinance,
incorporating general provisions, permitted
uses, development standards, project approval
procedures and other zoning related provisions.
The remaining sections of the Specific Plan
are oriented to land use policies and include
background and project information, planning
policies, design criteria, conceptual plans and
infrastructure proposals.
8.4.2 Implementation
The Ventana at Duncan Canyon Master Planned
Community shall be implemented through
the processing of tract maps, parcel maps
and site plans. The implementation process,
as described below, provides the mechanism
for reviewing precise plans and ensuring
development consistency with the Specific
Plan objectives.
Applicability:
All development within the Master Planned
Community shall be subject to the
implementation procedures described herein.
Development Review Process:
Tentative Tract/Parcel Maps and Site Plans
for development within a Specific Plan area
shall be submitted to the Director of Planning
for review and processing. Tentative Maps and
Site Plans shall be prepared and submitted in
accordance with City requirements and local
codes (Fontana Municipal Codes). They will be
reviewed by the City for consistency with the
Land Use Plan Map and Development Standards
that are set forth in this document.
Relationship of the Specific Plan’s
Environmental Impact Report to Subsequent
Discretionary Permits:
Projects that will be exempt from additional
environmental documentation based on the
Environmental Impact Report prepared on the
Ventana at Duncan Canyon Specific Plan are
the individual tentative tract maps, site plan
review of each tract map through the City’s
Development Advisory Board (DAB), signage
programs, water quality management plans,
capital improvement programs and financing
mechanisms. Projects that may require
additional environmental documentation
would be tract maps that do not meet the
development regulations set forth within this
Specific Plan.
134
123
Implementation
Cost Recovery:
The applicant is required to cover all costs
and fees associated with the City of Fontana’s
preparation, review and administration of the
adoption of this Specific Plan.
8.4.3 Procedures For Review, Approval
And Amendments
The following procedures are to be used for the
review and approval of Site Plans for individual
planning areas, and establish the requirements
for making changes or additions to the Master
Planned Community. It should be noted that
upon adoption of this Specific Plan document,
the land use designations indicated on the Land
Use Plan shall be applied and will attain the
regulatory equivalence of zoning ordinances.
Site Plan Approval:
The “Site Plan Review” process will be employed
for project implementation. Site Plan(s) for a
particular development area shall be reviewed
at a duly noticed public hearing by the Planning
Commission for consistency with the Specific
Plan document. Notice of said hearings shall
be given at the same time and in the same
manner as specified for hearings for Tract Maps
and Parcel Maps in the Municipal Code. If the
Site Plan is found to be consistent with the
Specific Plan and this chapter, the Planning
Commission shall approve the Site Plan and
direct that the Zoning Map of the City be
amended when necessary. The decision of the
Planning Commission shall be final, subject to
appeal or review by the City Council in the same
time and manner as provided for appeal from
decisions of the advisory agency on Tract Maps
or Parcel Maps as set forth in Chapter 30 of the
City’s Municipal Code.
Site Plan Consistency:
Following approval of a Site Plan, if any
changes are proposed regarding the location
or alteration of any use or structure shown on
an approved Site Plan, a revised plan shall be
submitted to the Director of Planning and/or
Director of Planning for approval. If the Director
of Planning or his/her designee determines
that the proposed revision complies with the
provisions of the Specific Plan document and
the general intent of the approved Site Plan,
the revised Site Plan may be approved without
resubmittal to the approval process described
in the above Section (Site Plan Approval). Such
decision shall be final unless appealed to the
City Council within ten (10) days from the date
of such decision.
Specific Plan Amendments:
Because the Ventana development will be
phased over a number of years, it is anticipated
that market conditions and development
practices may change, thereby necessitating
Specific Plan Amendments. Amendments may
be requested at any time pursuant to Section
65453(a) of the Government Code. If the Director
of Planning deems the Amendment major, it
will be processed in the same manner as the
original Specific Plan. Proposed amendments
deemed to be minor modifications by the
Director of Planning, as defined herein, will be
processed administratively by the
Administrative Review process.
Depending upon the nature of the proposed
Specific Plan Amendment, a supplemental
environmental analysis may be required,
pursuant to the California Environmental
Quality Act (CEQA), Section 15162. It is the
applicant’s responsibility to provide an analysis
of the impacts of the amendment relative to
the original EIR.
135
124
Ventana at Duncan Canyon Specific Plan Amendment
Findings for Approval of Specific Plan
Amendments:
In considering approval or disapproval of
Specific Plan Amendments, the City Council
shall find that the proposed Amendment is in
compliance with the following:
1. The proposed Amendment is consistent
with the General Plan and its Elements in
effect at the time of submission.
2. The proposed Amendment does not result
in an incompatibility with surrounding land
uses with respect to use, development
standards, density, or issues of health,
public safety or general welfare.
3. The proposed Amendment is consistent
with the overall design character and
general community structure of Ventana.
4. The proposed Amendment is not likely to
cause substantial environmental damage, or
substantially and avoidably injure significant
wildlife, or their habitat.
Minor Modifications:
The following minor modifications to the Specific
Plan do not require a Specific Plan Amendment
and are subject to review and approval by the
Director of Planning. The Director of Planning
shall, however have the discretion to refer any
such request for modification to the Planning
Commission.
a. Final facility sizing and precise location
of water, sewer and storm drainage
improvements when directed by the City
Engineer.
b. Change in utility and/or infrastructure
servicing agency.
c. Arterial, collector or local road alignment
adjustment only when reviewed and
approved by the Director of Planning and
City Engineer.
d. Collector street alignments within
tracts. Off-site connections or four-way
intersections at arterial roads only when
reviewed and approved by the Director of
Planning and City Traffic Engineer.
e. Alignment of pedestrian trails and off-street
bike lanes.
f. Decrease in project density.
g. Adjustment of planning areas so long as the
total acreage of that planning area does not
decrease or increase by more than 10% of
that stated within this Specific Plan.
h. Minor landscape, wall material, wall
alignment and streetscape design
modifications, which are consistent with
the design guidelines, contained in this
document.
i. Modifications to Architectural Design
Guidelines, such as variations of materials
within the particular architectural style and
minor variations in colors.
j. Changes in park facilities or conceptual park
drawings.
k. Minor revisions to project graphics which do
not substantially change the intent of the
graphics in the Ventana at Duncan Canyon
Specific Plan.
l. Transfer of units of 10% or less.
m. Modifications to architecture, plotting and
unit size that have been previously reviewed
and approved through the design review
process.
n. Specific modifications of a similar nature
to those listed above, which the Director of
Planning deems minor, which are in keeping
with the intent of the Specific Plan and
which are in conformance with the General
Plan.
Effective Date:
All Amendments per this Section adopted by
ordinance shall take effect thirty (30) days after
final adoption by the City Council.
136
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Implementation
137
ATTACHMENT NO. 8
RESOLUTION PC NO. 2022-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
FONTANA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN
RESOLUTION TO CERTIFY THE FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE
NO. 2021100400) THE STATEMENT OF OVERRIDING
CONSIDERATIONS, THE MITIGATION MONITORING AND
REPORTING PROGRAM AND THE STATEMENT OF FACTS AND
FINDINGS, ADOPT A RESOLUTION APPROVING GENERAL PLAN
AMENDMENT NO. 21 -006 AND ADOPT AN ORDINANCE
APPROVING SPECIFIC PLAN AMENDMENT NO. 21-001.
WHEREAS, the proposed project is a request for approval of Specific Plan Amendment No. 21-001 and General Plan Amendment No. 21-006.
Project Applicant: HDO4 LLC, dba Ventana
2151 E. Convention Center Way
Ontario, CA 91764
Project Location: The project site is composed of eight (8) parcels totaling approximately 102 acres. The proposed revisions to the Ventana at Duncan Canyon Specific Project (Project), is located south of the I -15 Freeway, west of Citrus Avenue, south and north of Duncan Canyon Road.
Project Site Area: 102 adjusted gross acres
WHEREAS, on July 5, 2022, the Planning Commission received a staff report and all the information, evidence, and public testimony and considered Specific Plan Amendment No. 21-001 and General Plan Amendment No. 21-006.
WHEREAS, the City of Fontana wishes to protect and preserve the quality of the life throughout the City, through effective land use and planning; and
WHEREAS, the Ventana Specific Plan includes approximately 102 gross acres, located within the northern portion of the City of Fontana and County of San Bernardino, California; and
WHEREAS, the Ventana Specific Plan Specific Plan site has a total of six (6) new Planning Areas, based on residential, mixed-use and commercial land uses; and
WHEREAS, the Ventana Specific Plan Specific Plan Amendment (proposed project) is a comprehensive modification of the overall Specific Plan which will establish new guidelines for the residential, mixed use and commercial planning areas; and
WHEREAS, the applicant is requesting a General Plan Amendment to amend the existing land uses to be consistent with the propose Ventana Specific Plan; 138
Resolution PC No. 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 revi ew 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 am ended 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 o f generally accepted planning principles,
surrounding land uses, and the General Plan.
139
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 piazz a (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, housin g 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 an d 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.
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 5th 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 5th day of July 2022, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________
Idilio Sanchez, Secretary
141
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 th e 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 TH E 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 Sp ecific Plan area located in the northern area of the City of Fontana (City) within San Bernardino Count y. 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 comme rcial 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 s ix (6) Planning Areas (instead of the exi sting ten [10]) comprised of Medium Density Residential, H igh Density Residential, Mixed U se, and Commercial uses. The specific plan am edment wi ll allow for the fu ture development of up to 476,500 squar e f eet 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 exis ting Specific Plan, and a General Plan Amendment (GPA No. 21-006) to amend a portion of the p roject site from com mercial 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 re sponses to comments received on the
Draft SEIR (SCH No. 2021100400) during the 45-day
public comment period between April 14, 2 022 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) Tra nsmission Line
Corridor.
Date of Hearing:
July 5, 2022
Place of Hearing: City Hall Council Chambers
8353 Sierra Avenue
Fontana, CA 92335
Project Site
142
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 Ca ble:
KFON Channel 3 and Streaming Online: https://fontana.legistar.com/Calendar.aspx
Should you have any questions concerning this project, please co ntact Salvador Q uintanilla, Senior Planner at (909) 350-6656 or [email protected].
ANY INTERESTED PARTY MAY PROVID E 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 CHALL ENGE IN COURT ANY ACTION TA KEN CONCE RNING 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
143
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”). H ereafter, 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 var ious public agencies, 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 (C - G) 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 dem ands. The Project re - envisions 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 P roject would have many of the same features as envisioned under the existing Specific Plan, including residential vi llages, commercial uses, a focal point piazza, a campanile tower feature, and the construction of Lytle Creek Road through the Project site. 145
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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 Ge neral 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 Va lley 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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(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 t echnical 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 D SEIR to the State Clearinghouse, responsible agencies, and other interested parties.
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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. Approxi mately 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 loc al agencies. Two comment letters wer e 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 148
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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 g eneral 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 Counc il 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 recom mendations, 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. 149
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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 substanti ally 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 in tent 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 150
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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 Qualit y, 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 a nd 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 leve l 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 i mpacts 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 a nd San Gabriel Mountains, located north and northwest of the Project site. The Project site itself is not within a scenic vista. The City 151
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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 signif icant 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 152
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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 proje ct 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 P roject would comply wit h 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 i mpacts related to light and glare would be less t han significant and no mitigation is required (DSEIR, pp. 4.1-11 to 4.1-12).
d. Cumulative Impacts
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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 corrido r 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 Proj ect 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 154
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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 Cal ifornia 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 Pro ject 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 n ot 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 155
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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.
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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 habit at 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, o r 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 res ident 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 157
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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 co rridors, 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, N atural 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 th e northeastern boundary of the P roject 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 a nd 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, 158
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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. Ba sed 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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Facts in Support of the Findings: The Project would include ground disturbing activities. N o 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. T he Project is required to adhere to State regulations regarding the unanticipated discovery of human remains. With adherence to existing regulations, Project i mpacts 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 significa nt 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 contract ors 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 invo lve the inefficient, wasteful, and unnecessary use of energy during construction, and the construction- phase impact related to energy consumption would be less than significant. 160
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Project operation would contribute to regional energy demand by consuming elec tricity, 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 fa cilitated 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 deve lopment 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 effici ency, and there would be no impacts. No mitigation is necessary (DSEIR, p. 4.5-13). c. Cumulative Impacts
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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 signif icant 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, ineff icient, 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 ad dition, 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 P roject’s contribution to a significant cumulative energy impact is not cumulatively considerable. The Project would not make a cumulatively considerable contribut ion 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 cause s 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 cause s potential substantial adverse effects, including the risk of loss, injury, or death involving strong sei smic 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 dev elopment of the Project will not result in 162
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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 di rectly 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 Fa ult and the San Jacinto fault. P roposed structures would be constructed to comply with the seismic design criteria of t he 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 seismically- induced 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 th e 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 163
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4.7 of the DSEIR, GHG emissions over the entire construction process are expected to be 7,191 metric tons of carbon dioxide equivalents (“MTCO 2e”); 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 inc ludes 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 164
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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 redu cing 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 maint ained 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 165
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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 ac tivities 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 P roject 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. Developm ent 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 166
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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 sign ificant 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 P roject would be served by West Valley Water District’s existing and planned supplies, reducing potential impacts to groundwater levels. Impervious surface cover 167
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would increase on the Project site under the proposed Project, reducing the potential for recharge of the underlying aquifer. H owever, 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 cou rse 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 on- 168
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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, wa ste discharge requirements, BMPs, and would include pro ject-specific design features. T his 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 t he 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 o f 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 BMP s in accordance with applicable local and regional requirements, reducing potential downstream water quality impacts. As such, the proposed P roject would not conflict with or obstruct implementation of t he water quality control plan for the Santa Ana R egion. The P roject site overlies an adjudicated groundwater basin and would not conflict with or obstruct implementation of a sustainable groundwater management plan. T his impact would be less than signifi cant. 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 169
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any adverse cumulative impacts resulting from individual new developments and reduce cumulative impacts with respect to hydrology and water quality to a less than signif icant 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 applicabl e. 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 D SEIR. Based on the entire record before us, this Council finds that 170
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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 significan t 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 woul d 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 171
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noise sensitive receivers, with maximum noise levels ranging from 63 dBA L max to 76 dBA Lmax.
Planning Area construction interior hourly noise levels would range from 37 dBA L eq to 50 dBA Leq at the nearest noise sensitive receivers, with maximum noise levels ranging from 38 dBA Lmax to 51 dBA L max. The FTA’s daytime construction noise limit is 80 dBA L eq 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 gene rate 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 fr om mechanical equipment ( i.e., HVAC units) that may periodically be audible to existing noise - sensitive 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, 172
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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 v ibration 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 173
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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 approxima tely 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 D SEIR. 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 4.1 2 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 pr oposed 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 174
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the Project’s growth is already planned in the existing Specific Plan (roads, uti lities, 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, po tential 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 D SEIR. 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 t he 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 rur al 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 safet y 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 Cit y’s five -year capital improvement program. Therefore, the 175
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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 si gnificant 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 environmenta l 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 resul t 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 approxim ately 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 ensur e compliance, all developments would be subject to building and site plan review and approval by the FPD. Furthermore, the 176
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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 safet y 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 D SEIR. Based on the entire record before us, this Council finds that development of the Project will not resul t in significant impacts relating to school facilities and, therefore, no mitigation is required.
Facts in Support of the Findings : The P roject 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. Sch ool-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 ne ed 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. 177
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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.
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Facts in Support of the Findings: The proposed Project would result in 829 additional dwellings units atop the 842 units under the existing Specific Pla n, 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 an d 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. Furt hermore, 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 maintai n 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 D SEIR. Based on the entire record before us, this Cou ncil finds that development of the Project will not resul t 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 179
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Project buildout. Therefore, the Project would incrementally increase the service population of the Fontana Public Library, above that anticipated in the Specif ic 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 developmen t 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.
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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 D SEIR. 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 P roject would generate sh ort-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 (emerge ncy 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 P roject 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 P roject would encourage the use of alternative means of transportation consistent with Goal 3 and Goal 5 of the Community Mobility and Circula tion chapter of the City’s General Plan.
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Although the Project would involve site and side adjacent roadw ay 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 P roject 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 p opulation (i.e., 27.8) in both baseline and cumulative scenarios. Furthermore, consistent with City Guidelines, the Traffic Study includes an 182
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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 183
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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 constr uction of new or expanded water, wastewater treatment, and stormwater drainage facilities on the P roject site. However, the P roject would be served by existing and planned WVWD supplies, which are not anticipated to require major WVWD treatment or distrib ution 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 P roject 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 f raction 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 facilit ies 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 wou ld not be 184
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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 D SEIR. 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 s train 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 r ates 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 effici ent 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 185
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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 resul t in significant im pacts 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 186
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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 3 3.7 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 C ALGreen requirements and the California Integrated Waste Management Ac t of 1989 (AB 939) requirements. Furthermore, pursuant to Section 24 of t he Fontana Municipal Code, the Project would be required to keep the construction site and surrounding area clear of construction- related 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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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 s cenarios 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 wo uld 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 188
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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, i ndividual 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 dive rsion 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, cumula tive 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 dev elopment 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 th ereby 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 resul t in significant impacts relating to wildfire risks from slopes, prevailing winds, or other facto rs 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 exposur e 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 fir e 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 190
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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 source s, 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 191
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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 wou ld 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 D SEIR. Based on the entire record before us, this Council finds that development of the Project will not resul t 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 discu ssed 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 lan dslide 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. 192
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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 occur ring 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 LESS-
THAN-SIGNIFICANT
Public Resources Code Section 21081 states that no public agency shall approve or ca rry 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 t he mitigation measures or alt ernatives 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 a nalyzed in the SEIR, including biological resources, cultural and tribal resources, geology and soils, hazards and 193
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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 impositi on 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 Fis h 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 disturba nce 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 194
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entrance. The Burrowing Owl Survey Protocol and M itigation 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 measure s 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 thro ugh 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 spec ies, 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 Su pport 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 l ikely birds use the project site for nesting (generally from early February through late August), which could be impacted by construction activities 195
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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 ha s 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 o f 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 pr ojects, 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). 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 a n 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 arch aeologist 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 monitor ing. 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 gr ound 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 South - Central Coastal Information Center housed at California State University, Fullerton.
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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 elsewhe re 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 i nstitution 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 f or 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 constructi on 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 archa eological 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 198
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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 cul tural 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 wi thin 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 199
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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, ar chaeological, 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 sha ll 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 200
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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 considere d 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 a re 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 201
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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, ground- disturbing 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 plann ed and pending projects in the P roject 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 a ddress 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 individ ual 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 202
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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 pro tect site workers and the public. This may include the preparation of a Soil Management Plan for Impacted Soils (see Mitigation Measure 203
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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 ons ite 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 p urposes prior to offsite transportation or disposal of potentially impacted soils or other impacted wastes. The qualified 204
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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 remedi al 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 requireme nts; 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, e t 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, i mpacts 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 o n-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 t he implementation of mitigation (DSEIR, pp. 4.8 -14 to 4.8- 17).
b. Hazardous Emissions in Proximity to Schools
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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 excava tion 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 pr ocedures 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. Theref ore, 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
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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 cumu lative hazardous materials.
Facts in Suppor t 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 thes e 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 res ources on the individual project site.
Potential impacts of the Project would be reduced to a less -than-significant level due to implementation of Mitigation Meas ures HAZ -1A, HAZ -1B, and HAZ -1C. Compliance with CEQA requirements, including the implementat ion of recommendations provided in project - specific 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:
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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 ac hieved 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 mitig ation 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 fa çades 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). 208
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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 residenti al 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 vici nity 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 m easures: 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 209
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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 mitigat ion 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. 210
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o Parking Management Programs – Measures to discourage single- occupant 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 pr oject 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 t he 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 211
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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 pollutant s 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 NO x, 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, NO x, 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 transportatio n 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 NO x, from operational emissions.
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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 object ives 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 devel opment 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 exis ting 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 o f Lytle Creek Road through the Project site.
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Impacts: Under the No Project/Existing Specific Plan Alternative, some impacts wo uld 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. Th ese 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 i dentified 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 un its 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 214
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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 th e 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 an d 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 imp acts 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 t he 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 un its 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 215
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of the Project Objectives, but not to the same extent as the Project. The City Council hereby rejects the Reduced Density Alternative.
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 com mercial/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 Gui delines 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 relo cating 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 sign ificant and unavoidable impact (even with implementation of mitigation) related to air quality emissions from mobile sources at oper ation. This impact is independent of project location, and thus development of the same land uses at an alternative site would result in a similar sig nificant 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 P roject 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 216
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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 tha n 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 whi ch 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 per cent 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 estima ted 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 21 3,944. As such, the addition of 7,274 persons (assuming project employees are 217
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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 exceedan ce 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 ex pansion 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). Additi onally, 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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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 statem ent 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. T he Project would consume electricity, natural gas, and fuel during construction and operation. However, the Project would not place s ignificant 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 o f 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. L ong-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 219
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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 p roject, 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 impl ementation 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 h as 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. 220
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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 out weigh 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 environm entally prefe rable 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 appro ved 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 j ustify 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 wil l create a master -planned, mixed -use community that creates a unique sense of place.
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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 p rovide 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 R esearch 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 Inla nd Empire an d 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 un its. 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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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 ec onomic, 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 F SEIR in evaluating the Project, that the F SEIR is an accurate and objective statement that fully complies with CEQA and the CEQA Guidelines, and that the F SEIR 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 F SEIR merely clarifies, amplifies or makes insignificant modifications to an already adequate D SEIR 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. 223
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2. Significant Unavoidable Impacts/Statement of Overriding Considerations
The Project will have significant adverse impa cts 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 F SEIR 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 n ot reduce impacts t o 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 alternati ves 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 224
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mitigation measure contained herein is inadvertently omitted from the MMRP, in which case such mitigation measure shall be deemed as if it were included in the MMRP. 225
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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