Attachment No. 2 - PC Staff Report and Resolution - January 17, 2023

City of Fontana
Action Report
Planning Commission
8353 Sierra Avenue
Fontana, CA 92335
File #: 21-1928 Agenda Date: 1/17/2023
Agenda #: PH-A Category: Public Hearing
FROM:

Planning Department
TITLE:

Master Case No. 20-083: Tentative Parcel Map No. 20464 (TPM No. 20-021), Variance No. 22-001, Conditional Use Permit No. 20-025, Conditional Use Permit No. 22-019, Conditional Use Permit No. 22-028, and Design Review No. 20-031 - for the development of commercial retail center to include a banquet hall, dual branded hotel, restaurant/retail building, and a drive-through restaurant on an approximately 8.9 adjusted gross acre site.

RECOMMENDATION:

Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution PC No. 2023-___; and,

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

2. Approve Tentative Parcel Map No. 20464 (TPM No. 20-021),

3. Approve Variance No. 22-001,

4. Approve Conditional Use Permit No. 20-025,

5. Approve Conditional Use Permit No. 22-019,

6. Approve Conditional Use Permit No. 22-028, and

7. Approve Design Review No. 20-031.

APPLICANT:

Jinder Singh
61380 29 Palms Highway, Suite 15 & 16
Joshua Tree, CA 92252
LOCATION:

The project site is located at the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228-301-01 through -08, 0228-310-20, -21, -22, -23, 0228-310-33 through -49, -51, and 52).

REQUEST:

Tentative Parcel Map No. 20464 (TPM No. 20-021) - a proposal to consolidate 31 parcels (APNs:
0228-301-01 through -08, 0228-310-20, -21, -22, -23, 0228-310-33 through -49, -51, and 52) and vacate a portion of Highland Avenue into four parcels totaling 8.9 adjusted gross acres for the City of Fontana Printed on 1/10/2023Page 1 of 7
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1 File #: 21-1928 Agenda Date: 1/17/2023
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vacate a portion of Highland Avenue into four parcels totaling 8.9 adjusted gross acres for the development of a commercial retail center.

Variance No. 22-001 - a proposal to reduce the rear yard landscape setback abutting a freeway from 25 feet to a minimum of two (2) feet in certain locations at the rear of the project site.

Conditional Use Permit No. 20-025 - a proposal to establish a dual branded hotel consisting of a 5- story, 75 room hotel (Holiday Inn Express) and a 5-story, 109 room hotel (Staybridge Suites Hotel) with various amenities.

Conditional Use Permit No. 22-019 - a proposal to operate a State of California Alcohol Beverage Control (ABC) license type 47 (On-Sale General - Eating Place) for the place of assembly (banquet hall).

Conditional Use Permit No. 22-028 - a proposal to operate a place of assembly (banquet hall) within the Fontana Square commercial retail center.

Design Review No. 20-031 - a proposal for the site and architectural review for the development of commercial retail center including a banquet hall, two hotels, a sit down restaurant/retail, and an In-n- out drive-through restaurant on an approximately 8.9 adjusted gross acre site located within General Commercial (C-2) Zoning District.

PROJECT PLANNER:

Salvador Quintanilla, Senior Planner
BACKGROUND INFORMATION:

Land Use Designation:

General Plan Zoning /Overlay Existing Land Use
Site: General Commercial (C-
G)
General Commercial (C-2) Vacant
North: Interstate 210 Freeway Interstate 210 Freeway Freeway South: Single-Family
Residential (R-SF)
Single-Family Residential
(R-1)
Existing Single-Family
Homes
East: General Commercial (C-
G)
General Commercial (C-2) /
Planning Area 3 of the Auto
Center Overlay
Commercial Shopping
Center Under
Construction
West: General Commercial (C-
G) / Single-Family
Residential (R-SF)
General Commercial (C-2) /
Single-Family Residential
(R-1)
Existing Liquor Store /
Single-Family Homes/
Vacant Land
PROJECT DESCRIPTION:

A. Site Area: Approximately 8.9 adjusted gross acres
B. Lot Coverage:

Maximum allowed: 50 percent
(maximum
coverage)
Provided: 23 percent
C. Building/Unit Analysis:

Banquet Hall Approximately 38,907 square feet
Staybridge/Holiday Inn Approximately 122,151 square feet Restaurant/Retail Approximately 5,000 square feet
In-N-Out Approximately 3,885 square feet
Total: 169,943 square feet
D. Parking Analysis:

Vehicle Spaces Required: 480 spaces
Provided: 431 spaces*
*Pursuant to Fontana Municipal Code (FMC) Section 30-685, the Planning Commission may reduce the number of parking spaces required for multiple uses on a lot subject to the approval of parking study (see Attachment No. 5)
E. Landscaping:

Minimum Required: 15 percent
Proposed: 23.1 percent
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A. Site Area: Approximately 8.9 adjusted gross acres
B. Lot Coverage:

Maximum allowed: 50 percent
(maximum
coverage)
Provided: 23 percent
C. Building/Unit Analysis:

Minimum Required: 15 percent
Proposed: 23.1 percent
ANALYSIS:

The applicant, Jinder Singh, has submitted applications for the proposed development of a new commercial retail center that includes a banquet hall, a dual brand hotel (Staybridge and Holiday Inn), a building for retail and restaurant uses, and a drive through restaurant (In-N-Out) on an approximately 8.9 adjusted gross acre site located within the General Commercial (C-2) zoning district. The site has a General Commercial land use designation for both the General Plan Land Use Map and Zoning District Map. The site is located on the northwest corner of Citrus Avenue and South Highland Avenue. The project site is bounded by the 210 freeway to the north, single-family residential across South Highland Avenue to the south, a new shopping center (under construction) across Citrus Avenue at the east, and an existing liquor store and vacant land to the west.

Tentative Parcel Map No. 20464:

Tentative Parcel Map No. 20464 is a request to consolidate 31 parcels and vacate a portion of Highland Avenue into four (4) parcels totaling approximately 8.9 adjusted gross acres for the purpose of developing a commercial retail center. The lots, as proposed, will comply with all standards of the City’sMunicipal Code including Chapter 26 (Subdivisions) and Chapter 30 (Zoning and Development Code). The project site will have three (3) points of access along South Highland Avenue and one (1) access point along Catawba Avenue.

Variance No. 22-001:

Pursuant to the FMC Section 30-494, Table 30-494.C (Minimum Required Setbacks for Parking Areas) parking spaces abutting a freeway requires a 25-foot landscape setback. The applicant proposes a rear yard landscape setback (abutting the freeway) that ranges from 2 feet to 12 feet for the project site where a 25-foot setback is required. The proposed parking spaces and drive aisle are not directly adjacent to the actual freeway; however, they are adjacent to the Citrus Avenue off-ramp.

The project site is a rectangularly-shaped parcel that is constrained by Catawba Avenue, Citrus Avenue, South Highland Avenue and the existing Citrus Avenue freeway off-ramp which limits the City of Fontana Printed on 1/10/2023Page 3 of 7
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Avenue, South Highland Avenue and the existing Citrus Avenue freeway off-ramp which limits the area of the development. Furthermore, the Citrus Avenue freeway off-ramp is higher in elevation than the project site and the site is adjacent to the freeway right-of-way as opposed to the actual I-210 freeway, which is 142 feet from the rear property line. Based on the shape of the project site and being adjacent to South Highland Avenue and the slope from the Citrus Avenue off-ramp (not the freeway) the project site cannot be expanded to meet the required 25-foot landscape setback. The constraints from the shape of the project site, right-of-way (South Highland Avenue) and the Citrus Avenue off-ramp deprive the property of privileges enjoyed by other properties in the vicinity and under identical zoning classifications. Due to the shape and constraints of the site, the variance will not grant special privileges inconsistent with the limitation on other properties in the vicinity.

Therefore, based on the above mentioned constraints, limitations, shape, and adjacency to the right- of-way rather than the freeway, staff is in support of the proposed variance.

Conditional Use Permit No. 20-025:

A hotel is conditionally permitted use in the General Commercial (C-2) zoning district. As proposed, the applicant is proposing dual branded 5-story hotel building which includes a Holiday Inn Express and a Staybridge Suites hotel. The main entrance for guest would be provided on the south side of the building via the lobby located on the southwest corner of the building. The dual branded hotel would provide 184 hotel rooms (75 rooms for the Holiday Inn Express and 109 for the Staybridge Suites) and associated amenities such as pool, hot tub, and patio area. Additionally, the dual branded hotel will have a great room seating area, living room, buffet area, lobby area, fitness center, bar area, and kitchen area.

The proposed hotel building would be generally located on the western half of the project site and will be surrounded by a pool, patio area, vehicle parking, landscaping, a 12’x45’loading dock, and SR- 210 to the north. The hotel building will be accessed via the driveways facing South Highland Avenue. Patrons will be able to access the hotel building through the main entrance and additional entrances throughout the building. The proposed hotel is mainly a traveler’s hotel with no large conference rooms or banquet facilities.

Conditional Use Permit No. 22-019:

The applicant has submitted an application for a State of California Alcohol Beverage Control (ABC) license for a type 47 (On-Sale General - Eating Place) for the place of assembly (banquet hall). The ABC License will authorize the sale of beer, wine and distilled spirits for consumption of alcohol on the licensed premises (banquet hall).

Census Tract No: The subject site is located within Census Tract No. 23.08 which is bounded by Sierra Avenue to the east, Miller Avenue to the south, Citrus Avenue to the west and the 210 Freeway to the north. This area encompasses approximately 2.5 square miles of area. If approved, the banquet hall within the Fontana Square center will be the only one within the immediate vicinity.

Therefore, staff supports the approval of the Conditional Use Permit to sell alcohol for on-site consumption. The appropriate findings were made (Attachment No. 6). The applicant will request an ABC License for the Staybridge Hotel at a later time.

Conditional Use Permit No. 22-028:

Place of Assembly establishments are a conditionally permitted use within General Commercial (C-2) zoning district. As proposed, the development will have a two (2) story banquet hall (38,907-square- feet) with an 810-seating capacity. The banquet hall will have a kitchen area, three (3) assembly City of Fontana Printed on 1/10/2023Page 4 of 7
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feet) with an 810-seating capacity. The banquet hall will have a kitchen area, three (3) assembly rooms, porte cochere, lobby, office, laundry room, storage room, and changing rooms. The banquet hall would be located on the northwest corner of the project site. The banquet hall will be for special events such as receptions for weddings, quinceneras, birthday parties, and conferences. The place of assembly has been reviewed and meets the development standards required by the Zoning and Development Code for parking, landscaping, drive aisle width, and all other standards as required by the Zoning and Development Code. Given the proximity to the freeway and well-designed site layout, the place assembly, if approved, will provide the community with a convenient place where people can gather and have festivities.

Design Review No. 20-031:

As previously mentioned, the applicant is proposing a commercial retail center called the “Fontana Square” retail center. The proposed project is a commercial development comprised of a banquet hall, a hotel (anticipated Holiday Inn Express Hotel and a Staybridge Suites), a retail/restaurant building, and a drive-through restaurant (anticipated In-N-Out Burger). If approved, the retail center would have a total building square footage of approximately 169,943 square feet. The applicant has worked diligently with staff to incorporate architectural and site details that will beautify and enhance the overall aesthetics of the site. Some of the features include a Spanish architectural theme for the center, patios and drive entries, porte cocheres for the drive thru restaurant, a unique and well- designed corner statement at Citrus Avenue and South Highland Avenue, additional landscaping, and building lighting that will provide pedestrian security to the center as well as adding to the architectural character to the center. The proposed project will be built in phases: the drive-through restaurant (In-n-out) will be built first, followed by the hotel and the banquet hall, with the retail and restaurant building expected to be built last. As required by the conditions of approval (Exhibit E, Condition No. 13) the applicant will fence off any future undeveloped pad areas with a four (4) foot high white vinyl fence and hydroseed the undeveloped pad area. The fence and hydroseeding will be completed with the on-site improvements. All on-site improvements will be constructed as part of phase one, which includes all parking, landscape, ADA path of travel, loading areas, drive aisles, building pads for the future tenants, and lighting.

The Spanish architecture theme selected for the shopping center is appropriate for the area and is consistent with surrounding uses and the design guidelines in the Development Code. In addition, the proposed project is consistent with the goals and policies of the General Plan and applicable provisions of the zoning district, including Goal 5.3, Policy 5: (Community Design Element) stating that buildings “shallincorporate distinct and varied architectural details through varied rooflines, and detailed façade treatments”. Design characteristics of the banquet hall and freestanding restaurant include decorative cornices, gable roofs, tower elements, pop-outs, veneer, stucco wall surface with various colors that enhance the character of the building. The dual brand hotel will incorporate a traditional corporate design which includes light to dark brown color scheme with a pastel color as an accent color, rock veneer, varied roof lines, tower elements, and a decorative canopy at the main entrance of the lobby. The drive through restaurant will incorporate the typical In-N-Out corporate design, which includes cornices, white smooth stucco finish, expose lighting at the top of the building, porte cochere, and rock veneer at the base of the building.

Grading/Circulation/Parking:

Grading/Wall:

The site is vacant and currently has a natural grade. After the proposed development, the site will City of Fontana Printed on 1/10/2023Page 5 of 7
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The site is vacant and currently has a natural grade. After the proposed development, the site will have a less than a two-percent grade to the south into the porous pavement area. The on-site runoff will be directed to the south, where a bio retention area will capture all run-off water. The applicant is proposing a six (6) foot high decorative freestanding wall to screen the patio area of the hotel, a 2’- 3’ retaining wall to create the Bio retention basin along South Highland Avenue, and a retaining wall on the west side of the project site abutting Catawba Avenue.

Circulation:

Main ingress and egress to the site would be via a 52’-foot-widedriveway (Driveway No.1), divided a raised median, located directly across from Tokay Avenue. Driveway No.1 would allow for full ingress movements on all directions but would only allow eastbound and westbound egress onto South Highland Avenue. Driveway No. 2 is a 35’-foot-widedriveway located on the southwest corner of the site, directly across from Jacaranda Avenue. Driveway No. 3 is an approximately 23’-foot-wide driveway located on the northwest corner of the site with direct access to Catawba Avenue. Driveway No. 4 is a 35’-foot-widedriveway located southeast portion of the site, directly across Cherimoya Avenue. The proposed project will include a fire access route, fire hydrants, and speed humps throughout the site.

Parking:

The project will have parking spaces surrounding each individual building, and parking spaces to the west, north and south of the project site. Pursuant to the Zoning and Development, the project site requires 480 parking space. The applicant is proposing 431 parking spaces for the project site, which is a difference of 49 parking spaces (8%). However, pursuant to Fontana Municipal Code (FMC) Section 30-685, the Planning Commission may reduce the number of parking spaces required for multiple uses on a lot subject to the approval of parking study. The applicant submitted a parking study (see Attachment No. 5) to support reducing the number of parking spaces for the commercial center. The Engineering Department has reviewed the parking study and has approved it as submitted by the applicant. Based on the findings of the parking study, staff is in support of the reduction in the parking spaces due to hours of operation and activities for the different types of uses that are proposed.

Environmental:

An Initial Study (IS), Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program has been prepared for this project pursuant to the California Environmental Quality Act (CEQA) and the 2019 Local Guidelines for Implementing CEQA. Based on the information in the IS, the project could not have a significant effect on the environment as a result of project implementation and the Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program; a Notice of Determination have been prepared for the Planning Commission’s consideration. The mitigation measures from the Mitigation Monitoring and Reporting Program are included herein as part of the Conditions of Approval. The IS/MND for the Fontana Square project can be found at <https://www.fontana.org/2137/Environmental-Documents>.

MOTION:

Approve staff’s recommendation
ATTACHMENTS:

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6 File #: 21-1928 Agenda Date: 1/17/2023
Agenda #: PH-A Category: Public Hearing

1. Vicinity Map

2. Tentative Parcel Map No. 20464

3. Project Plans

4. ABC Census Tract 23.08 Map

5. Parking Study

6. Planning Commission Resolution, Findings and Conditions of Approval

7. Notice of Determination

8. Notice of Public Hearing
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7 ATTACHMENT NO. 1

VICINITY MAP
DATE: January 17, 2023
CASE: Master Case No. 20-083
Tentative Parcel Map No. 20464 (TPM
No. 20-021)
Variance No. 22-001
Conditional Use Permit Nos. 20 -025,
22-018, 22-019, & 22-028
Design Review No. 20-031

CITY OF FONTANA PLANNING DEPARTMENT

CIT
Project Site
NORTH
N
South Highland Ave
210 Freeway
Citrus Ave
8 9

TITLE SHEET AND DRAWING INDEX
11/11/2022
HS
MG
A0.0.0
1 · ·
· ·
·
·
·
“”
·
·
TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
Phone: (702) 396-5113, Fax: (702)446-8155
Folsom, CA 95630
1024 Iron Point Road, Suite 1046
OF 20
19-03

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
10 CATAWBA AVE.

HWY 210
S. HIGHLAND AVE.

INTERSTATE FREEWAY 210
11/11/2022
HS
MG
2 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

OF 20
19-03

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
11 CATAWBA AVE.

HWY 210
S. HIGHLAND AVE.

INTERSTATE FREEWAY 210
11/11/2022
HS
MG
3 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

OF 20
19-03

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
12 SURGACE
MOUNT

FRAMELESS

WINDSCREEN
CLAMP
5'-0"MAX.
2"
25%50%25%

PANEL WIDTH
2"
4'-0"
1/2" TEMPERED

GLASS PANEL

FLAT POLISHED
EDGES
2' HIGH CMU WALL
2'-0"
2"3'-6"
6'-0"
3'-4"
3" SQ. POST

TUBULAR STEEL GATE

W/ SELF CLOSING

HINGES, ONE WAY
1/2" TEMPERED GLASS FENCE
1/2" TEMPERED GLASS PANEL
2"
10" STEEL KICK PLATE

DOOR HARDWARE

CARD READER

ATTACHMENT

STANCHION

ALUMINUM POST AND

FRAME, POWDER

COATED FINISH
11/11/2022
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A1.0.1
4 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
13 133'-338"
29'-4"
34'-338"
30'-0"
38'-0"
4 2
4 42
5 5
4 4
4 4
1 AIR

CURTAIN
55 5
5 5
5 4
4 4
4 1
5 5
5 5
5 5
5 55
2 2
4 4
2222
4 3
2 2
2 2
3 3
3 1
2 2
2 2
2 2
2 4
4 4
G1
G1
G1
G1
G1
G1
G1
G1
G1
G1
G1
G1G1
G1 G1
G1
G1
G22G22
G23 G20
G21
G22G22
G19
G16
G15
G14
G17
G18
G10
G11
G4a
G9
G23
G3
G4a G3
G3
G12
G13
G1
G8
G7
G6
G5
G1
G5
G7
C1 C1
C2
C2
C2
C3
C2
D1
D2
D2
7'-4"
133'-338"
210'-938"
60'-1"
15'-718"39'-014"20'-278"15'-2"9'-358"
2'-3"
18'-5"5'-1158"
31'-1034"28'-8"12'-1078"22'-1178"4'-11"49'-378"
60'-1"31'-1034"28'-8"12'-1078"22'-1178"4'-11"49'-378"
210'-938"
7'-4"15'-718"39'-014"20'-278"15'-2"9'-358"
2'-3"
18'-5"5'-1158"

FIRST FLOOR PLAN (BANQUET)
11/11/2022
JSC
MG
A1.1.0
5 REMARKS CEILING WALLS
PAINTED GYPBD. @ 8'-0"
HEIGHT
5/8" TYPE 'X' GYP. BD.
42" H. CT/ PNTD GYP.

SUSP. ACC. TILE
BY COOLER MFGR.

FLOOR BASE

VINYL TILE

CERAMIC COVE

VINYL SHEET

QUARRY TILE
FINISH
6" VINYL

CERAMIC TILE
N/A
PNTD. GYPSUM BOARD LOCATION

CASHIER

BACK OF HOUSE

RESTROOM

WALK-IN-COOLER

CUSTOMER AREA

BEER CAVE
OFFICE
LATEX PAINTED, 3 COATS
LATEX PAINTED, 3 COATS
ENAMEL PAINTED, 3 COATS W/ TILE WAINSCT. TO 4'-0" A.F.F.

COOLER/FREEZER WALLS AND CLG. BY MFGR.

REFER SHEET FOR INTERIOR FINISHES

REFER SHEET FOR INTERIOR FINISHES
NOTE FOR CONTRACTOR FOR HAZARDOUS MATERIAL:

IF ANY HAZARDOUS MATERIALS WILL BE STORED AND/OR USED WITHIN THE BUILDING. IF SO, PROVIDE A DESCRIPTION OF THE TYPES OF HAZARDOUS MATERIALS AND THE QUANTITIES THAT WILL BE STORED OR USED. HAZARDOUS MATERIAL TYPES AND QUANTITY LIMITS ARE LISTED IN CBC TABLES 307.1(1) AND 307.1(2).

EXTERIOR WALL NOTE:

FIRE BARRIERS SHALL EXTEND FROM THE TOP OF THE FOUNDATION OR

FLOOR/CEILING ASSEMBLY BELOW TO THE UNDERSIDE OF THE FLOOR OR ROOF SHEATHING SLAB OR DECK ABOVE AND SHALL BE SECURELY ATTACHED THERETO.

SUCH FIRE BARRIERS SHALL BE CONTINUOUS THROUGH CONCEALED SPACE, SUCH AS THE SPACE ABOVE A SUSPENDED CEILING. WHERE OPENINGS OCCUR IN A FIRE BARRIER, THEY SHALL COMPLY WITH SECTION 707.6.

P.H.-
TE1- INDICATES TACTILE 'EXIT' SIGN (ILLUMINATED)
TE2- INDICATES TACTILE 'EXIT ROUTE' SIGN (ILLUMINATED)
TE4- INDICATES LOW LEVEL TACTILE 'EXIT' SIGN (ILLUMINATED) TE5- INDICATES LOW LEVEL TACTILE 'EXIT ROUTE' SIGN (ILLUMINATED) FS- INDICATES FLOOR SINK. LOCATION PER PLUMBING PLANS.

INDICATES PANIC HARDWARE REQUIRED MOUNT BETWEEN
34 INCHES & 44 INCHES ABOVE THE FINISH FLOOR.

SI - STAIRWAY IDENTIFICATION TACTILE SIGN
TE3- INDICATES TACTILE 'EXIT STAIR DOWN' SIGN.
(INCLUDING LOW LEVEL SIGN) (ILLUMINATED)
FE
PROVIDE STAND PIPE PER CBC SEC SECTION 905.1 PER
FIRE DEPT. APPROVAL
TE6- INDICATES EMERGENCY/FIRE SIGNS. (IN CASE OF FIRE USE STAIRWAY FOR EXIT. DO NOT USE ELEVATOR.)(ILLUMINATED)
NOTE: EXIT SIGNS SHOULD BE ILLUMINATED AT ALL TIMES. FOR

EXTERNALLY ILLUMINATED SIGNS, TO ENSURE CONTINUED ILLUMINATION FOR A DURATION OF NOT LESS THAN 90,MIN. IN CASE OF PRIMARY

POWER LOSS, THE SIGN ILLUMINATION MEANS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM PROVIDED FROM A 2ND POWER SOURCE.

RECEIVER JACKS: RECEIVERS REQUIRED FOR USE WITH AN ASSISTIVE LISTENING SYSTEM SHALL INCLUDE A 1
8" STANDARD MONO JACK.
receiver HEARING-AID COMPATIBILITY: RECEIVERS REQUIRED TO BE HEARING-AID

COMPATIBLE SHALL INTERFACE WITH TELECOILS IN HEARING AIDS THROUGH THE PROVISION OF NECKLOOPS.

SOUND PRESSURE LEVEL: ASSISTIVE LISTENING SYSTEMS SHALL BE CAPABLE OF PROVIDING A SOUND PRESSURE LEVEL OF 110 dB MINIMUM AND 118 dB MAXIMUM WITH A DYNAMIC RANGE ON THE VOLUME CONTROL OF 50 dB.

SIGNAL-TO-NOISE RATIO: THE SIGNAL-TO-NOISE RATIO FOR INTERNALLY GENERATED NOISE IN ASSISTIVE LISTENING SYSTEMS SHALL BE 18 dB MINIMUM.

PEAK CLIPPING LEVEL: PEAK CLIPPING SHALL NOT EXCEED 18 dB OF CLIPPING RELATIVE TO THE PEAKS OF SPEECH.

NOTE:

MANUAL DOORS AND DOORWAYS AND MANUAL GATES INTENDED
FOR USER PASSAGE SHALL COMPLY AS FOLLOWS:

DOOR OPENINGS SHALL PROVIDE A CLEAR WIDTH OF 32 INCHES
MINIMUM.

FIRE BARRIER STC-56 (1 HOUR RATED)

NON-BEARING WALL
FIRE PARTITION STC 50-54 (1 HOUR RATED)

EXTERIOR WALL
INTERIOR WALL 1
2 3
4 5
PORTABLE FIRE EXTINGUISHER (2A 10BC TYPE PER RFC 906).

SHALL BE HUNG ON THE WALL WITH THE BRACKETS PROVIDED SUCH

THAT FIRE EXTINGUISHERS SHALL BE INSTALLED WITH THEIR HIGHEST OPERABLE PARTS ARE NO MORE THAN 48” ABOVE THE GROUND, WITH MINIMUM 4” OF FLOOR CLEARANCE, PER CFC 906.9. (EACH FE SHOULD BE MAX. 75'-0" AWAY FROM EACH OTHER)

MOLMAXIMUM OCCUPANT LOAD SIGN
803.1 GENERAL

INTERIOR WALL AND CEILING FINISH MATERIALS SHALL BE CLASSIFIED FOR FIRE PERFORMANCE AND SMOKE DEVELOPMENT IN ACCORDANCE WITH SECTION 803.1.1 OR 803.1.2, EXCEPT AS SHOWN IN SECTIONS 803.2 THROUGH 803.13. MATERIALS TESTED IN ACCORDANCE WITH SECTION 803.1.2 SHALL NOT BE REQUIRED TO BE TESTED IN ACCORDANCE WITH SECTION 803.1.1.
803.1.1 INTERIOR WALL AND CEILING FINISH MATERIALS

INTERIOR WALL AND CEILING FINISH MATERIALS SHALL BE CLASSIFIED IN ACCORDANCE WITH ASTM E84 OR UL 723. SUCH INTERIOR FINISH MATERIALS

SHALL BE GROUPED IN THE FOLLOWING CLASSES IN ACCORDANCE WITH THEIR FLAME SPREAD AND SMOKE-DEVELOPED INDEXES.

CLASS A: = FLAME SPREAD INDEX 0-25; SMOKE-DEVELOPED INDEX 0-450.

CLASS B: = FLAME SPREAD INDEX 26-75; SMOKE-DEVELOPED INDEX 0-450.

CLASS C: = FLAME SPREAD INDEX 76-200; SMOKE-DEVELOPED INDEX 0-450.

EXCEPTION: MATERIALS TESTED IN ACCORDANCE WITH SECTION 803.1.2.

TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
14 DN
15'-1018"14'-1034"8'-278"16'-1018"8'-278"14'-818"8'-278" 3'-038"
19'-514"16'-6"
133'-338"
9'-878"50'-978"35'-1034"4'-11"49'-378" 60'-1"
8'-6"14'-818"13'-734"9'-6"16'-1018"8'-278"14'-818"8'-278"12'-4" 127'-378"
49'-378" 6'-758" 30'-318"
3'-11"
120'-734"
22'-218"
20'-778"
7'-4"
44 4 4
2 2
444
444
2 2
2 G24
G25
G25
G21
G21
G24
CR1
CR2
CR3
CR1
CR2
CR3
CR1
CR2
CR3
CR1
CR2
CR3
CR1
CR2
CR3
CR1
CR2
CR3

SECOND FLOOR PLAN (BANQUET)
11/11/2022
JSC
MG
A1.1.1
6 EXTERIOR WALL NOTE:

FIRE BARRIERS SHALL EXTEND FROM THE TOP OF THE FOUNDATION OR

FLOOR/CEILING ASSEMBLY BELOW TO THE UNDERSIDE OF THE FLOOR OR ROOF SHEATHING SLAB OR DECK ABOVE AND SHALL BE SECURELY ATTACHED THERETO.

SUCH FIRE BARRIERS SHALL BE CONTINUOUS THROUGH CONCEALED SPACE, SUCH AS THE SPACE ABOVE A SUSPENDED CEILING. WHERE OPENINGS OCCUR IN A FIRE BARRIER, THEY SHALL COMPLY WITH SECTION 707.6.

INDICATES PANIC HARDWARE REQUIRED MOUNT BETWEEN 34 INCHES & 44 INCHES ABOVE THE FINISH FLOOR.

SI - STAIRWAY IDENTIFICATION TACTILE SIGN
TE3- INDICATES TACTILE 'EXIT STAIR DOWN' SIGN.
(INCLUDING LOW LEVEL SIGN) (ILLUMINATED)
FE
PROVIDE STAND PIPE PER CBC SEC SECTION 905.1 PER
FIRE DEPT. APPROVAL
TE6- INDICATES EMERGENCY/FIRE SIGNS. (IN CASE OF FIRE
USE STAIRWAY FOR EXIT. DO NOT USE ELEVATOR.)(ILLUMINATED) NOTE: EXIT SIGNS SHOULD BE ILLUMINATED AT ALL TIMES. FOR EXTERNALLY

ILLUMINATED SIGNS, TO ENSURE CONTINUED ILLUMINATION FOR A DURATION OF NOT LESS THAN 90,MIN. IN CASE OF PRIMARY POWER LOSS, THE SIGN ILLUMINATION MEANS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM PROVIDED FROM A 2ND POWER SOURCE.

FIRE BARRIER STC-56 (1 HOUR RATED)

NON-BEARING WALL
FIRE PARTITION STC 50-54 (1 HOUR RATED)
EXTERIOR WALL (1 HOUR RATED)
INTERIOR WALL (1 HOUR RATED)1
2 3
4 5
RECEIVER JACKS: RECEIVERS REQUIRED FOR USE WITH AN ASSISTIVE LISTENING SYSTEM SHALL INCLUDE A 1 8" STANDARD MONO JACK.

RECEIVER HEARING-AID COMPATIBILITY: RECEIVERS REQUIRED TO BE HEARING-AID COMPATIBLE SHALL INTERFACE WITH TELECOILS IN HEARING AIDS THROUGH THE PROVISION OF NECKLOOPS.

SOUND PRESSURE LEVEL: ASSISTIVE LISTENING SYSTEMS SHALL BE CAPABLE OF PROVIDING A SOUND PRESSURE LEVEL OF 110 DB MINIMUM AND 118 DB MAXIMUM WITH A DYNAMIC RANGE ON THE VOLUME CONTROL OF 50 DB.

SIGNAL-TO-NOISE RATIO: THE SIGNAL-TO-NOISE RATIO FOR INTERNALLY GENERATED NOISE IN ASSISTIVE LISTENING SYSTEMS SHALL BE 18 DB MINIMUM.

PEAK CLIPPING LEVEL: PEAK CLIPPING SHALL NOT EXCEED 18 DB OF CLIPPING RELATIVE TO THE PEAKS OF SPEECH.

PORTABLE FIRE EXTINGUISHER (2A 10BC TYPE PER RFC 906).

SHALL BE HUNG ON THE WALL WITH THE BRACKETS PROVIDED SUCH THAT FIRE

EXTINGUISHERS SHALL BE INSTALLED WITH THEIR HIGHEST OPERABLE PARTS ARE NO MORE THAN 48” ABOVE THE GROUND, WITH MINIMUM 4” OF FLOOR CLEARANCE, PER CFC 906.9. (EACH FE SHOULD BE MAX. 75'-0" AWAY FROM EACH OTHER) NOTE FOR CONTRACTOR FOR HAZARDOUS MATERIAL:

INTERIOR WALL AND CEILING FINISH MATERIALS SHALL BE CLASSIFIED FOR

FIRE PERFORMANCE AND SMOKE DEVELOPMENT IN ACCORDANCE WITH SECTION 803.1.1 OR 803.1.2, EXCEPT AS SHOWN IN SECTIONS 803.2 THROUGH 803.13.

MATERIALS TESTED IN ACCORDANCE WITH SECTION 803.1.2 SHALL NOT BE REQUIRED TO BE TESTED IN ACCORDANCE WITH SECTION 803.1.1. 803.1.1 INTERIOR WALL AND CEILING FINISH MATERIALS

INTERIOR WALL AND CEILING FINISH MATERIALS SHALL BE CLASSIFIED IN ACCORDANCE WITH ASTM E84 OR UL 723. SUCH INTERIOR FINISH MATERIALS

SHALL BE GROUPED IN THE FOLLOWING CLASSES IN ACCORDANCE WITH THEIR FLAME SPREAD AND SMOKE-DEVELOPED INDEXES.

CLASS A: = FLAME SPREAD INDEX 0-25; SMOKE-DEVELOPED INDEX 0-450.

CLASS B: = FLAME SPREAD INDEX 26-75; SMOKE-DEVELOPED INDEX 0-450.

CLASS C: = FLAME SPREAD INDEX 76-200; SMOKE-DEVELOPED INDEX 0-450.

EXCEPTION: MATERIALS TESTED IN ACCORDANCE WITH SECTION 803.1.2.

TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
15 ELEV. 12'-8"
ELEV. 17'-0"
ELEV. 32'-0"
ELEV. 14'-0"
ELEV. 2'-0"
ELEV. 24'-0"
'T'
'T'
'T'
'T'
'T'
'T'
'T'
'T'
'T'
'T'
'T'
'T'
'T'
'T''T''T''T'
44'-103 8"
214'-1158"
ELEV. 12'-8"
ELEV. 17'-0"
ELEV. 32'-0"
ELEV. 14'-0"
ELEV. 2'-0"
ELEV. 24'-0"
41'-114"
162'-834"
ELEV. 12'-8"
ELEV. 17'-0"
ELEV. 32'-0"
ELEV. 14'-0"
ELEV. 2'-0"
ELEV. 24'-0"
ELEV. 44'-1"
44'-114"
166'-758"
ELEV. 12'-8"
ELEV. 17'-0"
ELEV. 32'-0"
ELEV. 14'-0"
ELEV. 2'-0"
ELEV. 24'-0"
41'-114"
215'-214"

EXTERIOR ELEVATIONS (BANQUET HALL)
11/11/2022
JSC
MG
A1.2.0
7 ¾"
TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
16 24579101112131415161819
A
B
C
D
E
H
I
817 136
J
F
G
K
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5'-6"27'-6"
1 A2.2.0
3 A2.2.0
4 A2.3.0

FITNESS
CENTER
ELEC.

MECHANICAL
TLT
TLT

KITCHEN
BREAK
ROOM
OPS
NTWK
TLT
BAG.

GM OFFICE
SALES
ADMIN
THE

LAUNDRY
ROOM

WELCOME
TABLE
LOBBY
LIVING
ROOM
TLTTLT
VEST.

CART
FOYER
CORR. E
PBX
BOH

CORRIDOR
CORR. C
CORR. D
BOH VEST.

GREAT
ROOM
CORR. A.1

THE PANTRY
LOBBY

CIRCULATION

LAUNDRY
ICE

STORAGE
C C C
BUFFET
FOYER

KITCHEN
ENTRY

ELEV EQUIP
ROOM
ATM
ELEV. LOBBY
ELEV. 2 ELEV. 1
ELEV. LOBBY
ELEV. 2 ELEV. 1

FRONT PORCH

CANOPY ABOVE
LINEN
CHUTE
TE1
TE4
TE4
TE1
TE4
TE4
TE1
TE1
TE4
TE1
TE4
TE2
TE5
TE1
TE4
TE1TE1
TE4
TE1
TE4
TE1
TE4
TE5
TE2 TE5
TE2
TE5
TE2
TE5
TE2
TE5
TE2
TE5
TE2
TE1
TE4
TE1
TE4
POOL
ACC.

DOUBLE QUEEN
SUITE

DOUBLE QUEEN

DOUBLE QUEEN
SUITE

DOUBLE QUEEN

KING WIDE
STAIR #2
UP
KING
KING
KING
KING
KING

STUDIO KING ASTUDIO KING A

STUDIO QUEEN QUEEN

ADA ONE BEDROOM
KING

STUDIO KING A STUDIO

QUEEN QUEEN

STUDIO KING A ONE BEDROOM

KING STUDIO KING A
17'-514"17'-8"17'-8"17'-8"17'-514"23'-212"17'-514"17'-8"17'-1058"9'-018"27'-6" 4'-2"
1'-478"
26'-1"31'-7"54'-034"15'-8"18'-712"22'-9"52'-1178"9'-018"60'-6" 4'-2" 296'-978"
17'-8"17'-514"8'-314"17'-934"5'-6"16'-814"9'-434"
3'-712"
19'-3"
103'-1058"
4'-112"
19'-3"
127'-318"
1'-478"
26'-1"5'-6"26'-1"17'-514"17'-8"17'-8"17'-8"17'-514"23'-212"17'-514"17'-8"17'-1058"9'-018"27'-6"6'-4"26'-8" 4'-2"
4'-2"
60'-6" 9'-018" 17'-778" 18'-112" 17'-212" 23'-212" 73'-614" 14'-934" 57'-212" 1'-478"296'-978"
3'-712"
9'-434" 16'-814" 5'-6" 17'-934" 8'-314" 17'-514" 17'-8" 9'-712" 53'40'32'-314"
127'-318"
2 A2.3.0
POOL
EQUIP.

PATIO

ELEV EQUIP
ROOM ELEV. 2 ELEV. 2 ELEV. 1

ELECTRICALFIRE RISER

DOUBLE QUEEN
1'-1178"
26'-1" 5'-6" 26'-1"
1'-478"
9'-712" 1'-1178"
19'-3"
1 A4.0.0
2 A4.0.0
4 A4.0.0
3 A4.0.0
5 A4.0.0
6 A4.0.0
8 A4.0.0
16 A4.1.0
11 A4.1.0
$
6' HIGH WALL
(4' GLASS OVER 2' CMU WALL)
REFER DETAIL #2 ON SHEET A1.0.1.

STAIR #3
TE1
TE4
UP

MEETING
ROOM
ACC.KING WIDE

HOUSE KEEPING
1'-1178"

PORTE COCHERE

FIRST FLOOR PLAN (DUAL BRAND)
SCALE:

FIRST FLOOR PLAN
3/32" = 1'-0" 1

FIRE EXTINGUISHER
PROVIDE STAND PIPE PER CBC SEC SECTION 905.1 PER
FIRE DEPT. APPROVAL
TWO WAY COMMUNICATION (TELEPHONE OUTLET WITH CAT 6)

GUEST ROOMS WITH MOBILITY FEATURES
FE

EYE WASH

1. AT LEAST TWO ACCESSIBLE MEANS OF ENTRY SHALL BE

PROVIDED FOR SWIMMING POOLS COMPLYING PER SECTION
11B-242.2.

2. AT LEAST ONE ACCESSIBLE MEANS OF ENTRY SHALL BE
PROVIDED FOR SPA COMPLYING PER SECTION 11B-242.4.

SWIMMING POOL NOTES:

1. AT FITNESS ROOM, PROVIDE CLEAR FLOOR SPACE COMPLYING WITH SECTION 11B-305 POSITIONED FOR TRANSFER OR FOR

USE BY AN INDIVIDUAL SEATED IN A WHEEL CHAIR AT A

MINIMUM OF ONE OF EACH TYPE OF EXERCISE MACHINE OR
EQUIPMENT PER SECTION 11B-236.1.

FITNESS ROOM NOTES:

GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL

ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF
THE GLAZING IS WITHIN A 24" ARC OF EITHER VERTICAL EDGE

OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM
EXPOSED EDGE OF THE GLAZING IS LESS THAN 18" ABOVE THE

WALKING SURFACE SHALL BE CONSIDERED A HAZARDOUS
LOCATION.

SAFETY GLAZING ADJACENT TO DOORS:

LEGEND :

NOTE :

MS - MOP SINK

1. ALL UTILITY BOXES TO BE UNDERGROUND.

GUEST ROOMS WITH COMMUNICATIONS FEATURES
TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA

THE BACK WALL DESIGN SHALL INCLUDE SIGNS OF BOTH BRANDS (HOLIDAY INN EXPRESS & STAYBRIDGE SUITES.)
RECEPTION BACK WALL:
$
17 24579101112131415161819
A
B
C
D
E
H
I
817 136
J
F
G
K
L

STUDIO KING

CUSTOMISE

STUDIO KING
ADA

STUDIO KING A

ELECTRICALSTORAGE
CORR. B

STUDIO KING A
GUEST

STORAGE

LOW ROOF

STORAGE
VEST.

GUEST

STORAGE
GUEST

STORAGE
ELEV. LOBBY

HOUSEKEEPING
ELEV. 2 ELEV. 1

CANOPY BELOW
RD
M1.1 M1.1

ONE BEDROOM
KING

STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A

STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A

STUDIO KING A
ACC. ONE

BEDROOM KING
1 A3.2.0
2 A3.2.0
2 A3.2.0
3 A3.2.0 LINEN
CHUTE
IDF
FE FE
RD
KING

ONE BEDROOM
KING

STUDIO KING A
KING
SUITE

STUDIO KING A

STUDIO KING A
KING
KING
KING

DOUBLE QUEEN
SUITE
ACC.

DOUBLE QUEEN

DOUBLE QUEEN
SUITE

DOUBLE QUEEN
KING

STUDIO QUEEN
QUEEN

STUDIO KING A

DOUBLE QUEEN

DOUBLE QUEEN
STAIR #2
UP
DN

ELECTRICAL
ELEV. 2 ELEV. 1

DOUBLE QUEEN
ACC.

KING
SUITE

HOUSEKEEPING

LOW ROOF

KING WIDE
17'-514"17'-8"17'-8"17'-8"17'-514"23'-212"17'-514"17'-8"17'-1058"9'-018"27'-6"27'-6" 4'-2"
1'-478"
26'-1"31'-7"23'-212"52'-1178"9'-018"60'-6"
4'-2"
1'-1178"9'-712"17'-8"17'-514"8'-314"5'-6"16'-814"
3'-712"
19'-3"
54'-1178"40'32'-314"
127'-318"
17'-8"17'-514"8'-314"5'-6"9'-434"
3'-712"
62'-434"43'-712"
127'-318"
4'-2"
27'-6" 5'-6" 27'-6" 9'-018" 17'-1058" 17'-8" 17'-514" 23'-212" 17'-514" 17'-8" 17'-8" 17'-8" 17'-514" 26'-1" 5'-6" 26'-1" 1'-478"60'-6" 9'-018" 17'-1034" 17'-8" 17'-514" 23'-212" 69'-514" 4'-1"
14'-934" 58'-738"
296'-978"
19'-3"
19'-3"
13'-9"13'-2"13'-2"12'-11"
53'
17'-934"16'-814"
87'-1012"
17'-934"9'-434"
5'-6" 26'-1" 5'-6" 26'-1"
1'-478"
296'-978"
4'-2"
3 A4.0.0
7 A4.0.0
9 A4.1.0
12 A4.1.0
10 A4.1.0
14 A4.1.0
15 A4.1.0
STAIR #1

STORAGE
9'-712" 1'-1178"
1'-1178"
ICE &
WATER

LOW ROOF

SECOND FLOOR PLAN (DUAL BRAND)
SCALE:

SECOND FLOOR PLAN
3/32" = 1'-0" 1

FIRE EXTINGUISHER
PROVIDE STAND PIPE PER CBC SEC SECTION 905.1 PER
FIRE DEPT. APPROVAL
TWO WAY COMMUNICATION (TELEPHONE OUTLET WITH CAT 6)

GUEST ROOMS WITH MOBILITY FEATURES

EYE WASH

1. AT LEAST TWO ACCESSIBLE MEANS OF ENTRY SHALL BE

PROVIDED FOR SWIMMING POOLS COMPLYING PER SECTION
11B-242.2.

2. AT LEAST ONE ACCESSIBLE MEANS OF ENTRY SHALL BE
PROVIDED FOR SPA COMPLYING PER SECTION 11B-242.4.

SWIMMING POOL NOTES:

1. AT FITNESS ROOM, PROVIDE CLEAR FLOOR SPACE COMPLYING WITH SECTION 11B-305 POSITIONED FOR TRANSFER OR FOR

USE BY AN INDIVIDUAL SEATED IN A WHEEL CHAIR AT A

MINIMUM OF ONE OF EACH TYPE OF EXERCISE MACHINE OR
EQUIPMENT PER SECTION 11B-236.1.

FITNESS ROOM NOTES:

GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL

ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF
THE GLAZING IS WITHIN A 24" ARC OF EITHER VERTICAL EDGE

OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM
EXPOSED EDGE OF THE GLAZING IS LESS THAN 18" ABOVE THE

WALKING SURFACE SHALL BE CONSIDERED A HAZARDOUS
LOCATION.

SAFETY GLAZING ADJACENT TO DOORS:

LEGEND :

NOTE :

MS - MOP SINK

1. ALL UTILITY BOXES TO BE UNDERGROUND.

GUEST ROOMS WITH COMMUNICATIONS FEATURES
TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
18 24579101112131415161819
A
B
C
D
E
H
I
817 136
J
F
G
K
L

STUDIO KING

CUSTOMISE

STUDIO KING
ADA

STUDIO KING A

ELECTRICALSTORAGE
CORR. B

STUDIO KING A
GUEST

STORAGE STORAGE
VEST.

GUEST

STORAGE
GUEST

STORAGE
ELEV. LOBBY

HOUSEKEEPING
ELEV. 2 ELEV. 1

ONE BEDROOM
KING

STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A

STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A

STUDIO KING A
1 A2.2.0
2 A2.3.0
3 A2.2.0
4 A2.3.0 LINEN
CHUTE
IDF
TE2
TE5
FE FE
KING

ONE BEDROOM
KING

STUDIO KING A
KING
SUITE

STUDIO KING A

STUDIO KING A
KING
KING
KING

DOUBLE QUEEN
SUITE

DOUBLE QUEEN
KING

STUDIO QUEEN
QUEEN

STUDIO KING A

DOUBLE QUEEN

DOUBLE QUEEN
STAIR #2
UP
DN

ELECTRICAL
ELEV. 2 ELEV. 1

DOUBLE QUEEN

HOUSEKEEPING
ACC. KING

STUDIO KING

CUSTOMISE

STUDIO KING A

HOUSE KEEPING
17'-514"17'-8"17'-8"17'-8"17'-514"23'-212"17'-514"17'-8"17'-1058"9'-018"27'-6"27'-6" 4'-2"
1'-478"
26'-1"31'-7"23'-212"52'-1178"9'-018"60'-6"
4'-2"
1'-1178"9'-712"17'-8"17'-514"8'-314"5'-6"16'-814"
3'-712"
19'-3"
54'-1178"40'32'-314"
127'-318"
17'-8"17'-514"8'-314"5'-6"9'-434"
3'-712"
64'-458"43'-712"
127'-318"
4'-2"
27'-6" 5'-6" 27'-6" 9'-018" 17'-1058" 17'-8" 17'-514" 23'-212" 17'-514" 17'-8" 17'-8" 17'-8" 17'-514" 26'-1" 5'-6" 26'-1" 1'-478"60'-6" 9'-018" 17'-1034" 17'-8" 17'-514" 23'-212" 69'-514" 4'-1"
14'-934" 58'-738"
296'-978"
19'-3"
19'-3"
13'-9"13'-2"13'-2"12'-11"
53'
17'-934"16'-814"
87'-1012"
17'-934"9'-434"
5'-6" 26'-1" 5'-6" 26'-1"
1'-478"
296'-978"
4'-2"
13 A4.1.0

DOUBLE QUEEN
SUITE
KING
SUITE
HOUSE KEEPINGSTAIR 1
FE
UP
DN

STORAGE
9'-712"
1'-1178"
ICE &
WATER

THIRD & FOURTH FLOOR PLAN (DUAL BRAND)
SCALE: 1

FIRE EXTINGUISHER
PROVIDE STAND PIPE PER CBC SEC SECTION 905.1 PER
FIRE DEPT. APPROVAL
TWO WAY COMMUNICATION (TELEPHONE OUTLET WITH CAT 6)

GUEST ROOMS WITH MOBILITY FEATURES

EYE WASH

1. AT LEAST TWO ACCESSIBLE MEANS OF ENTRY SHALL BE

PROVIDED FOR SWIMMING POOLS COMPLYING PER SECTION
11B-242.2.

2. AT LEAST ONE ACCESSIBLE MEANS OF ENTRY SHALL BE
PROVIDED FOR SPA COMPLYING PER SECTION 11B-242.4.

SWIMMING POOL NOTES:

1. AT FITNESS ROOM, PROVIDE CLEAR FLOOR SPACE COMPLYING WITH SECTION 11B-305 POSITIONED FOR TRANSFER OR FOR

USE BY AN INDIVIDUAL SEATED IN A WHEEL CHAIR AT A

MINIMUM OF ONE OF EACH TYPE OF EXERCISE MACHINE OR
EQUIPMENT PER SECTION 11B-236.1.

FITNESS ROOM NOTES:

GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL

ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF
THE GLAZING IS WITHIN A 24" ARC OF EITHER VERTICAL EDGE

OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM
EXPOSED EDGE OF THE GLAZING IS LESS THAN 18" ABOVE THE

WALKING SURFACE SHALL BE CONSIDERED A HAZARDOUS
LOCATION.

SAFETY GLAZING ADJACENT TO DOORS:

LEGEND :

NOTE :

MS - MOP SINK

1. ALL UTILITY BOXES TO BE UNDERGROUND.

GUEST ROOMS WITH COMMUNICATIONS FEATURES
TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA

THIRD & FOURTH FLOOR PLAN (DUAL BRAND)
3/32" = 1'-0"
19 24579101112131415161819
A
B
C
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E
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817 136
J
F
G
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STUDIO KING

CUSTOMISE

STUDIO KING
ADA

STUDIO KING A

ELECTRICALSTORAGE
CORR. B

STUDIO KING A
GUEST

STORAGE STORAGE
VEST.

GUEST

STORAGE
GUEST

STORAGE
ELEV. LOBBY

HOUSEKEEPING
ELEV. 2 ELEV. 1

ONE BEDROOM
KING

STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A

STUDIO KING A STUDIO KING A STUDIO KING A STUDIO KING A

STUDIO KING A
1 A2.2.0
2 A2.3.0
3 A2.2.0
4 A2.3.0 LINEN
CHUTE
IDF
FE FE
KING

ONE BEDROOM
KING

STUDIO KING A
KING
SUITE

STUDIO KING A

STUDIO KING A
KING
KING
KING

DOUBLE QUEEN
SUITE

DOUBLE QUEEN
KING

STUDIO QUEEN
QUEEN

STUDIO KING A

DOUBLE QUEEN

DOUBLE QUEEN
STAIR #2
DN
17'-514"17'-8"17'-8"17'-8"17'-514"23'-212"17'-514"17'-8"17'-1058"9'-018"27'-6"27'-6" 4'-2"
1'-478"
26'-1"31'-7"23'-212"52'-1178"9'-018"60'-6"
4'-2"
9'-712"17'-8"17'-514"8'-314"5'-6"16'-814"
3'-712"
19'-3"
54'-1178"40'32'-314"
127'-318"
17'-8"17'-514"8'-314"5'-6"9'-434"
3'-712"
64'-458"43'-712" 127'-318"
4'-2"
27'-6" 5'-6" 27'-6" 9'-018" 17'-1058" 17'-8" 17'-514" 23'-212" 17'-514" 17'-8" 17'-8" 17'-8" 17'-514" 26'-1" 5'-6" 26'-1" 1'-478"60'-6" 9'-018" 17'-1034" 17'-8" 17'-514" 23'-212" 69'-514" 4'-1"
14'-934" 58'-738"
296'-978"
19'-3"
19'-3"
13'-9"13'-2"13'-2"12'-11"
53'
17'-934"16'-814"
87'-1012"
17'-934"9'-434"
5'-6"

ELECTRICAL
ELEV. 2 ELEV. 1

DOUBLE QUEEN

HOUSEKEEPING
ACC. KING

STUDIO KING

CUSTOMISE

STUDIO KING A
26'-1" 5'-6" 26'-1"
1'-478"
296'-978"
1'-1178"
4'-2"
KING
SUITE

DOUBLE QUEEN
SUITE
STAIR 1
FE
TE2
TE5Ω
27'-6"

HOUSE KEEPING

STORAGE
DN
9'-712"
1'-1178"
ICE &
WATER

FIFTH FLOOR PLAN (DUAL BRAND)
SCALE:

FIFTH FLOOR PLAN
3/32" = 1'-0" 1

FIRE EXTINGUISHER
PROVIDE STAND PIPE PER CBC SEC SECTION 905.1 PER
FIRE DEPT. APPROVAL
TWO WAY COMMUNICATION (TELEPHONE OUTLET WITH CAT 6)

GUEST ROOMS WITH MOBILITY FEATURES

EYE WASH

1. AT LEAST TWO ACCESSIBLE MEANS OF ENTRY SHALL BE

PROVIDED FOR SWIMMING POOLS COMPLYING PER SECTION
11B-242.2.

2. AT LEAST ONE ACCESSIBLE MEANS OF ENTRY SHALL BE
PROVIDED FOR SPA COMPLYING PER SECTION 11B-242.4.

SWIMMING POOL NOTES:

1. AT FITNESS ROOM, PROVIDE CLEAR FLOOR SPACE COMPLYING WITH SECTION 11B-305 POSITIONED FOR TRANSFER OR FOR

USE BY AN INDIVIDUAL SEATED IN A WHEEL CHAIR AT A

MINIMUM OF ONE OF EACH TYPE OF EXERCISE MACHINE OR
EQUIPMENT PER SECTION 11B-236.1.

FITNESS ROOM NOTES:

GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL

ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF
THE GLAZING IS WITHIN A 24" ARC OF EITHER VERTICAL EDGE

OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM
EXPOSED EDGE OF THE GLAZING IS LESS THAN 18" ABOVE THE

WALKING SURFACE SHALL BE CONSIDERED A HAZARDOUS
LOCATION.

SAFETY GLAZING ADJACENT TO DOORS:

LEGEND :

NOTE :

MS - MOP SINK

1. ALL UTILITY BOXES TO BE UNDERGROUND.

GUEST ROOMS WITH COMMUNICATIONS FEATURES
TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
20 D EA8.11
D1
A

8.11 B2 B2 B3B3 B1B3B2

5.35 8.1
B2B2B2 CF B3 B3 B3 B2B2B2B2 B2E B1B1B1B1B1B3B3
E
B2 CF
4646
CB1
B2B2
B3B3
C

5.35 A
A

8.11 8.8 8.1
45 5.35
D

8.10 8.11
B3
B3
B2 B2 B1
B1 10.5 D
C
E E
B1
B1
46 1ST FLOOR
2ND FLOOR
4TH FLOOR
5TH FLOOR
ROOF

T/ PARAPET

T/ TOWER
65' - 7"
3RD FLOOR
14'-0"
24'-6"
35'-4"
46'-0"
56'-8"
61'-7"
SCALE: 3/32" = 1'-0"1

EXTERIOR ELEVATION - FRONT
SCALE: 3/32" = 1'-0"3

EXTERIOR ELEVATION - LEFT
11/11/2022
HS
MG
A2.2.0
12 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA

KEYNOTES

5.35CANOPY

8.1ALUMINUM STOREFRONT

8.4ALUMINUM WINDOW.

8.7ARCHITECTURAL LOUVER.

8.8MECHANICAL LOUVER.

8.9SLIDING ENTRY DOORS.

8.10VENT FOR WATER HEATER.

8.11LAUNDRY EXHAUST.

10.5SIGNAGE, REFER TO SIGNAGE PACKAGE.

COORDINATE SIZING AND LOCATION
REQUIREMENTS WITH BRAND.
45NO STONE ACCENTS AROUND WINDOWS.
46ROOF MOUNTED MECHANICAL UNITS
49WALL SCONCE
¾””
’
21 D EA8.11
D1
A

8.11 B2 B2 B3B3 B1B3B2

5.35 8.1
B2B2B2 CF B3 B3 B3 B2B2B2B2 B2E B1B1B1B1B1B3B3
E
B2 CF
4646
CB1
B2B2
B3B3
C

5.35 A
A

8.11 8.8 8.1
45 5.35
D

8.10 8.11
B3
B3
B2 B2 B1
B1 10.5 D
C
E E
B1
B1
46 1ST FLOOR
2ND FLOOR
4TH FLOOR
5TH FLOOR
ROOF

T/ PARAPET

T/ TOWER
65' - 7"
3RD FLOOR
14'-0"
24'-6"
35'-4"
46'-0"
56'-8"
61'-7"
SCALE: 3/32" = 1'-0"1

EXTERIOR ELEVATION - FRONT
SCALE: 3/32" = 1'-0"3

EXTERIOR ELEVATION - LEFT
11/11/2022
HS
MG
A2.2.0
12 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA

KEYNOTES

5.35CANOPY

8.1ALUMINUM STOREFRONT

8.4ALUMINUM WINDOW.

8.7ARCHITECTURAL LOUVER.

8.8MECHANICAL LOUVER.

8.9SLIDING ENTRY DOORS.

8.10VENT FOR WATER HEATER.

8.11LAUNDRY EXHAUST.

10.5SIGNAGE, REFER TO SIGNAGE PACKAGE.

COORDINATE SIZING AND LOCATION
REQUIREMENTS WITH BRAND.
45NO STONE ACCENTS AROUND WINDOWS.
46ROOF MOUNTED MECHANICAL UNITS
49WALL SCONCE
¾””
’
22 7'-9
14"18'-8
78"
7'-10
58"7'-0"7'-0"13'-3
14"27'-9"
5'-6
12"4'-6
34"7'-0"45'-9
34"
62'-11"
3'-8"
24'-7
78"
3'-8"3'-8"
25'-0
78"
3'-8"
22'-5
18"29'-9
14"6'-5
58"20'-9
34"
24'-5" 25'-5
34" 24'-3
14" 5'-3
58"
3'-8" 15'-0
18" 3'-8
14" 4'-5
14" 3'-8
14" 13'-2
12" 3'-8
14" 6'-3
14" 3'-8
14" 19'-11
38" 3'-8"
79'-5
34"
35'-11
78"16'-11
58"
3'-8"37'-10"
3'-8"3'-8"
28'-5
58"3'-8"
79'-5
34"
35'-4"13'-7
34"10'-0"
3'-11
18"
3'-8"
25'-2
78"
3'-8"3'-8"
24'-7
58"
3'-8"
62'-11"
FLOOR PLAN (RESTAURANT 3)
SCALE:- 3/16" = 1'-0"
FLOOR PLAN - (RESTAURANT 3)
11/11/2022
HS
MG
A4.1.0
14 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
1 23
ELEV. 0'-0"
ELEV. 32'-10"
ELEV. 8'-0"
B B
G
G
G
A
BBBB
I
DC 2
A
33'-1"
80'-1112"
G
ELEV. 0'-0"
ELEV. 32'-10"
ELEV. 8'-0"
I
A
G
I
1 B
G
A
I
B
32'-10"
80'-1112"
ELEV. 8'-0"
ELEV. 0'-0"
ELEV. 25'-7"
ELEV. 32'-10"
BBBB
I
D
C
2 G G
A A
64'-5"
32'-10"
ELEV. 8'-0"
ELEV. 0'-0"
ELEV. 25'-7"
ELEV. 32'-10"
BBBB
AA
GG
I
DC2
64'-5"
33'-1"
LEGENDS:(STUCCO COLORS BY SHERWIN WILLIAMS)
ASTUCCO: (DB), COLOR: VIRTUAL TAUPE SW7039

BSTONE CLADDING, LEDGESTONE SOUTHWEST BLEND

CSHT-MTL-WH
DSTUCCO: (WH), ALABASTER SW7008
GSTUCCO: (LS), COLOR: ACCESSIBLE BEIGE SW7036
IASPHALT SHINGLE TIMBERLINE 30,GAF

MATERIALS CORP-BARKWOOD
EXTERIOR ELEVATIONS (RESTAURANT 3)
11/11/2022
HS
MG
A4.2.0
15 LEFT ELEVATION (RESTAURANT 3)
SCALE:- 1/8" = 1'-0"
RIGHT ELEVATION (RESTAURANT 3)
SCALE:- 1/8" = 1'-0"
FRONT ELEVATION (RESTAURANT 3)
SCALE:- 1/8" = 1'-0"
REAR ELEVATION (RESTAURANT 3)
SCALE:- 1/8" = 1'-0"

ABBREVATIONS
HM :- HOLLOW METAL
DR :- DOOR
FR :- FRAME
12 3 4
TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
24 3D VIEW- DUAL BRAND
11/11/2022
HS
MG
A6.0.0
16 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
25 3D VIEW- DUAL BRAND
11/11/2022
HS
MG
A6.1.0
17 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
26 3D VIEW- BANQUET HALL
12/13/2022
HS
MG
A6.2.0
18 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
27 3D VIEW- RESTAURANT-3
12/13/2022
HS
MG
A6.3.0
19 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
28 AERIAL VIEW
12/13/2022
HS
MG
A6.4.0
20 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
29 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
29673
5046
30 COLORED FIRST FLOOR PLAN (BANQUET)
11/11/2022
JSC
MG
A1.1.0A
2 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
31 COLORED SECOND FLOOR PLAN (BANQUET)
11/11/2022
JSC
MG
A1.1.1A
3 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
32 COLORED EXTERIOR ELEVATIONS (BANQUET)
11/11/2022
JSC
MG
A1.2.0A
4 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
FRONT ELEVATION(SOUTH) 1
REAR ELEVATION(NORTH)2
33 COLORED EXTERIOR ELEVATIONS (BANQUET)
11/11/2022
JSC
MG
A1.2.0B
5 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
LEFT ELEVATION(WEST)3
RIGHT ELEVATION(EAST)4
34 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
35 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
36 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
37 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
38 COLORED FLOOR PLAN - (RESTAURANT 3)
11/11/2022
HS
MG
A4.1.0A
10 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
39 COLORED EXTERIOR ELEVATIONS (RESTAURANT 3)
11/11/2022
HS
MG
A4.2.0A
11 TITLE

PROJECT
DWG. BY:

DATE:

JOB :

SHEET
REVISIONS:

CHK. BY:

FONTANA SQUARE
NWC CITRUS & SO. HIGHLAND AVE,

FONTANA, CALIFORNIA
40 Phone: (702) 396-5113, Fax: (702)446-8155
Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
FOLSOM, CA 95630
1024 IRON POINT ROAD
PHONE
NORTH

PROJECT
”
41 PATIO
POOL
FF=1504.50
FF=1506.00
FF=1506.75
FF=1507.40
Phone: (702) 396-5113, Fax: (702)446-8155
Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
FOLSOM, CA 95630
1024 IRON POINT ROAD

PROJECT
42 FFE=1504.50

PROPOSED

BANQUET HALL
FFE=1506.00

STAY BRIDGE SUITE/

HOLIDAY INN EXPRESS
184 ROOM 5 STORY
FFE=1506.75
RESTAURANT-3
FFE=1506.00

STAY BRIDGE SUITE/

HOLIDAY INN EXPRESS
184 ROOM 5 STORY
FFE=1504.50
RESTAURANT-3
Phone: (702) 396-5113, Fax: (702)446-8155
Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
FOLSOM, CA 95630
1024 IRON POINT ROAD
43 FF=1504.50
FF=1506.00
FF=1506.75
FF=1507.40
Phone: (702) 396-5113, Fax: (702)446-8155
Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
FOLSOM, CA 95630
1024 IRON POINT ROAD

PROJECT
44 Phone: (702) 396-5113, Fax: (702)446-8155
Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
FOLSOM, CA 95630
1024 IRON POINT ROAD
45 Phone: (702) 396-5113, Fax: (702)446-8155
Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
FOLSOM, CA 95630
1024 IRON POINT ROAD
46 Phone: (702) 396-5113, Fax: (702)446-8155
Land Planning Civil Engineering Architectural Design Structural Engineering ACE Design LLCACE Design LLC
FOLSOM, CA 95630
1024 IRON POINT ROAD

PROJECT
(1505)
47 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039
NWC Citrus & So. Hightland Ave.

Fontana, CA.

SHEET INDEX

FONTANA SQUARE
NEW LANDSCAPE CONSTRUCTION PLANS FOR:

SITE MAP
Important Notice - Underground Service Alert
Section 4216/4217 of the Government Code requires a
Dig Alert Identification Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert Identification Number call Underground Service Alert.

TOLL FREE at 1-800-227-2600 two working days before
you dig.

Construction contractor agrees that in accordance with generally accepted construction practices, construction contractor will be required to assume sole and complete responsibility for job site conditions during the course of construction of the project, including safety of all persons and property, that this requirement shall be made to apply continuously and not be limited to normal working hours, and construction contractor further agrees to defend, indemnify and hold design professional harmless from any and all liability, real or alleged, in connection with the performance of work on this project, excepting liability arising from the sole negligence of design professional.

SHEET
NO.

SHEET DESCRIPTION
L1.0

TITLE SHEET
L2.0

HARDSCAPE PLAN
L3.0

LANDSCAPE PLAN
L3.1

LANDSCAPE PLAN
L3.2

LANDSCAPE PLAN
L3.3

LANDSCAPE DETAILS
L4.0

IRRIGATION PLAN
L4.1

IRRIGATION PLAN
L4.2

IRRIGATION PLAN
L4.3

IRRIGATION DETAILS
L5.0

LIGHTING PLAN
L5.1

LIGHTING PLAN
L5.2

LIGHTING PLAN
NWC Citrus & So. Hightland Ave.

Fontana, CA.

TITLE SHEET
L 1.0
N

PROJECT

REVISED
1 2
3 4
5 GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES

PROJECTO LOCATION

PROJECT INFORMATION
SCOPE OF WORK:

Installation of Irrigation, Plant Material and
Landscape Lighting
LEGAL ADDRESS:

NWC Citrus & So. Hightland Ave.

Fontana, CA.

PARCEL NUMBER A.P.N.
0228-301-01, 0228-301-02,
0228-301-03, 0228-301-04,
0228-301-05, 0228-301-06,
0228-301-07, 0228-301-08,
0228-301-20, 0228-301-21,
0228-301-22, 0228-301-23,
0228-301-33, 0228-301-34,
0228-301-35, 0228-301-36,
0228-301-37, 0228-301-38,
0228-301-39, 228-301-40,
0228-301-41, 228-301-42,
0228-301-43, 228-301-44,
0228-301-45, 228-301-46,
0228-301-47, 228-301-48,
0228-301-49, 228-301-51
AND 0228-301-52
DESIGNER:

HOURS OF CONSTRUCTION
October 1st through April 30th:

Monday - Friday: 7:00AM to 5:30PM
Saturday: 8:00AM - 5:00PM
Sunday: None
Government Code Holidays: None
No person doing or causing work prohibited by Subsection A of this section, after being informed orally or in writing that the work has caused noise or sounds which disturb any other person's peace and quiet, shall fail, refuse or neglect to take whatever steps or use whatever means are necessary to assure that the work does not again disturb the other person's peace and quiet.

May 1st through September 30th:

Monday - Friday: 6:00AM to 7:00PM
Saturday: 8:00AM - 5:00PM
Sunday: None
Government Code Holidays: None
PROJECT DESCRIPTION:

HOTEL

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
48 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

HARDSCAPE PLAN

REVISED
1 2
3 4
5 L 2.0
S. HIGHLAND AVE

LANDSCAPING

WALKWAYS
00 40'
160'
80'
N
SCALE: 1" = 40'-0"

LANDSCAPING

WALKWAYS

WALKWAYS
JACARANDA AVE.

TOKAY AVE

ILLUMINATED MONUMENT
SIGNAGE (35' HIGH) MIN. APP SQ.FT.

OF SEASONAL COLOR AT

BASE OF SIGN

ILLUMINATED MONUMENT
SIGNAGE (35' HIGH) MIN. APP SQ.FT.

OF SEASONAL COLOR AT

BASE OF SIGN
CHERIMOYA AVE.

IN-N-OUT
GROSS AREA 3,885 SQ.FT.
74 INDOOR SEATS

LOADING
RESTAURANT - 3

GROSS AREA
5,000 SQ.FT.

SEATING AREA
3,750 SQ.FT

PROPOSED PROTERTY LINE

STAYBRIDGE SUITES
184 ROOMS 5 STORY
TOP OF PARAPET 64' - 6"

LANDSCAPING
6' HIGH

CMU WALL

GATES EQUIPPED WITH THE

COUNTY FIRE KNOX BOX

SYSTEM FOR FIRE ACCESS

LANDSCAPING

LANDSCAPING
AREA = 113,497
SQ.FT.

2.60 AC

PROPOSED PROTERTY LINE
6' HIGH

CMU WALL

ALL TRASH ENCLUSURES

SHAL BE REVIEWED BY

BURRTEC

OUTDOOR POOL

PROPOSED

BANQUET HALL

BUILDING FOOTPRINT
28000 SQ.FT.
30'-0" HIGH
AREA = 71918 SQ.FT.

1.65 AC

LANDSCAPING

LANDSCAPING
ROUTE 210

CATAWBA AVE
6' HIGH

CMU WALL

REFER TO PLANS BY
MSL ENGINEERING, INC.
49 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

LANDSCAPE PLAN

REVISED
1 2
3 4
5 L3.0
N
L3.1
L3.0
L3.1
L3.0
00 20'
80'
40'
SCALE: 1" = 20'-0"
50 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

LANDSCAPE PLAN

REVISED
1 2
3 4
5 L3.1
N
L3.1
L3.0
L3.1
L3.0
00 20'
80'
40'
SCALE: 1" = 20'-0"
L3.2
L3.1
L3.2
L3.1
51 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

LANDSCAPE PLAN

REVISED
1 2
3 4
5 L3.2

PLANT LEGEND
TREES
SYM.

NAME
WATER
NEEDS
SIZE
QTY

COMMENTS
PLANT
FACTOR

QUERCUS AGRIFOLIA

COAST LIVE OAK
24" BOX
16 .20

QUERCUS ILEX

HOLLY OAK
4 .20

PLATANUS MEXICANA

MEXICAN SYCAMORE
23 .50
SHRUBS
SYM.

NAME
WATER
NEEDS
SIZE
QTY

COMMENTS
PLANT
FACTOR
Lavandula Spp.

Contractor to select
5 gal
191
.20
Physocarpus Capitatus
Western Nine Bark
5 gal
Satureja Douglasii
Yerba Buena
5 gal
78 Standard
Ceanothus Thyrsiflorus
Wild Lilac
5 gal
53 Salvia Coahuilensis
Coahuila Sage
5 gal
230
N
L3.2
L3.1
L3.2
L3.1
00 20'
80'
40'
SCALE: 1" = 20'-0"
24" BOX
24" BOX

PISTACIA CHINENSIS

STOCKTON CHINESE PISTACHE
15 GAL

RHUS LANCEA

AFRICAN SUMAC
8 .20
15 GAL

PYRUS CALLERUANA

BRADFORD PEAR
8 .50
15 GAL
Standard
Standard
Standard
Standard
Standard
.50
27 Sidalcea Malviflora
Checkerbloom
5 gal
81 .50
Sedum Species
Stonecrop
1 gal
48 Heteromeles Arbutifolia
Toyon (shrub in bio retention)
1 gal
17 Berberis Nevinii
Nevin Mahonia
1 gal
8 .20
29 LOW
LOW
MOD
MOD
LOW
MOD
MOD
LOW
LOW
LOW
LOW
MOD
LOW
LOW
LOW
.20
.20
.20
.20
.20
.20
NOTES
FORNEW PLANTING AREAS PROVIDE 4 CUBIC YARDS OF NITROLIZED WOOD SHAVINGS 20# OF 16-6-8 FERTILIZER PER 1,000 SQ.FT. OF PLANTING AREA. ROTOTILL INTO TOP 6 INCHES.

STAKE EACH TREE WITH 2-2" DIAMETER X 10' TREE STAKES TIED IN TWO (2) PLACES WITH CINCH TIES.

CONTRCTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR (1) YEAR FROM DATE OF OWNER'S ACCEPTANCE.

PROVIDE 3" LAYER OF SHREDDED BARK AS TOP DRESSING FOR ALL PLANTER AREAS.

SIGN STANDARD TO BE LOCATED 12" BACK OF CURB WITH A 7FT. VERTICAL CLEARANCE FROM SURFACE OF SIDEWALK.

IN AREAS WHERE SIDEWALK ARE 5FT. OR LESS IN WIDTH, SIGN STANDARDS SHALL BE LOCATED 12" BEHIND SIDEWALK.

SIGN STANDARDS SHALL BE PLACED 150 FT. O.C. FOR LENGHT OF FIRE LANE WITH A MINIMUM OF TWO (2) PER BLOCK.

SIGN SHALL BE R26F (CA). 2 SIDED SIGN.

SIGN BRACKET SHALL BE A "HAWKINS' SET SCREW TYPE L-BRACKET (CAT. # M2G - 2LBS.).

SIGN BRACKET AND SIGN SHALL BE INSTALLED PARALLEL TO THE DIRECTION OF TRAFFIC FLOW. "FIRE LANE" SHALL BE STENCILED IN WHITE PAINT 25' INERVALS ALONG FACE OF RED CURB.

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

11. REFER TO LANDSCAPE PLANS

BY MSL ENGINEERING

REFER TO LANDSCAPE PLANS

BY MSL ENGINEERING
52 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

LANDSCAPE DETAILS

REVISED
1 2
3 4
5 L3.3

PALM TREE PLANTING NOTES

1. PALMS SHALL BE PLANTED USING ESTABLISHED PLANTING PROCEDURES NOTED ON PLANTING DETAILS.

2. PALM TREE ROOT BALLS SHALL BE TRIMMED OR CUT TO ENSURE RECOVERY FROM TRANSPLANTING SHOCK.

3. PALM TREES MUST BE IN A HEALTHY CONDITION AT TIME OF DELIVERY. PALM TREES DETERMINED UNHEALTHY

OR DAMAGED AT TIME OF DELIVERY OR INTALLATION SHALL BE REJECTED BY CONTRACTOR AND REPLACED BY SUBCONTRACTOR AT HIS EXPENSE.

4. ALL PALMS SHALL BE CLEANED OF ECESSIVE DEAD AND RAGGED FRONDS OR FROND STUBBLE. CUT FRONDS SHOULD BE CUT TO A MAXIMUM LENGHT OF 6".

5. CALLED OUT HEIGHTS OF PALMS SHALL BE THE HEIGHT FROM TOP OF ROOT BALL TO BOTTOM OF LIVE FRONDS.

6. PALM TREES TO BE PROPERLY WATERED IN A SOIL PROPERLY TAMPED AROUND THE ROOT BALL WHEN PLANTING.

DO NOT LEAVE ANY VOIDS OF SOIL AROUND ROOT BALLS.

7. PALM TREES SHALL BE PLANTED VERTICALLY, UNLESS NOTED ON THE PLAN.

8. TRUNKS SHOULD BE ROUGHT WITH FRONDS BASES STILL SECURELY ATTACHED.

9. TRUNKS MAY NOT BE TOTALLY SKINNED UNLESS NOTED ON PLAN.

10. TRUNK BASES MAY BE SKINNED TO A MAXIMUM HEIGHT OF 3'-4" (TALLER PALM 6'-0").

11. SKINNED AREAS ABOVE THE 6'-0" MARK WILL BE ACCEPTED, AT THE DIRECTION OF THE LANDSCAPE DESIGNER.

12. CARE SHOULD BE EXERCISED IN THE CABLING DURING TRANSPORT AND PLANTING SO AS NOT TO DAMAGE BARK.

13. SEVERE CRACKING OR HOLED IN THE BASAL TRUNK AREA WILL BOT BE ACCEPTABLE.

14. ONE INITIAL WATERING WILL BE PERFORMED BY SUBCONTRACTOR. BASIN WILL BE LEFT ON EACH PALM SO SUBSEQUENT WATERING CAN BE PERFORMED BY OTHERS. BASIN TO BE REMOVED DURING FINISH GRADING.

15. SUBCONTRACTOR TO UNTIE FROND TOPS (60) DAYS AFTER PLANTING.

16. PALM TREES SHALL BE PLANTED A MINIMUM OF 18" AWAY FROM BUILDING EAVES.

17. IT IS RECOMMENDED THAT ANY PALM TREE PLANTED WITHIN 5'-0" OF ANY WALKWAY, WALL, OR STRUCTURE BE PLANTED WITH DEEP ROOT BARRIER TO A DEPTH OF 2'-0" MINIMUM.

18. WASHINGTONIA ROBUSTA TRUNKS ARE TO HAVE A MINIMUM DIAMETER OF 14" MEASURED 4'-0" HIGH.

19. NO PALM TREE SHALL BE OUT OF THE ORIGINAL GROUND FOR MORE THAN (48) HOURS PRIOR TO PLANTING.

PLANTING NOTES

1. BEFORE ANY PLANTS ARE PLANTED, ALL PLANTING AREAS MUST BE GRADED IN AN ACCEPTABLE MANNER TO ASSURE POSITIVE DRAINAGE PER THE DRADING NOTES.

2. WHERE CIRCUMSTANCES PERMIT, TREES TO BE PLANTED NO CLOSER THAN 18" TO AN EDGE OF HARDSCAPE.

3. REMOVE ALL STAKES FROM VINES.

4. PLANTING MATERIAL THAT IS ACCILMATED TO THE COACHELLA VALLEY MUST BE USED WHENEVER POSSIBLE.

5. WHEN TYING VINES OR ESPALIERS, WIRES SHOULD BE SPACED AS FOLLOWS:
1ST (2) AT 1'-6" APART FROM FINISHED GRADE, THE NEXT (3) AT 1'-0" APART TO MAKE THE TOOP WIRE AT 6'-0" ABOVE FINISHED GRADE. WIRES SHOULD BE A MINIMUM OF 8'-0" LONG CENTERE ON PLANTS. WHEN VINE OR SPALIERS ARE CLOSER THAN 10'-0" APART, USE A CONTINUOUS WIRE BETWEEN BOTH PLANTS..

6. PLANT MATERIAL LISTED ON LEGEND MAY OR MAY NOT HAVE BEEN APPROVED BY THE AGRICULTURAL COMMISSIONER'S OFFICE. LANDSCAPE CONTRATOR TO CONTACT THE DEVELOPER FOR STATUS OF AGRUCULTURAL COMISSIONER'S APPROVAL OR DENIAL. PLANT MATIERIAL NOT CONFORMING WITH QUARANTINE LAWS MAY BE DETROYED AND CIVIL ACTION TAKEN. ALL PLANT MATERIAL IS SUBJECT TO INSPECTION AT THE DISCRETION OF THE AGRICULTURAL COMMISSIONER'S OFFICE. ALL PLANT MATERIAL MUST BE FREE RED SCALE (AONIDIELLA AURANTII).

7. NO SHRUBS ARE TO BE PLANTED WITHIN 18" OF HARDSCAPE, MEASURED FROM CENTER OF SHRUB.

DEEP ROOT BARRIER APPLICATION

1. PREPARE THE INITIAL PLANTING HOLE AS ILLUSTRATED ON PLANTING NOTES. IT'S BASED UPON THE COMBINATION OF DESIRE BARRIER DIAMETER AND DEPTH. CONSIDER IF DRAINAGE DEVICES OR AMENDMENTS ARE NEEDED TO CORRECT ANY ADVERSE SOIL OR PLANTING CONDTIONS IN THE BACKFILL AREA.

2. ASSEMBLE THE APPROPRATE NUMBER OF DEEP ROOT UNIVERSAL BARRIER PANELS. THE VERTICAL ROOT DEFLECTING RIBS ON THE PANEL MUST FACE INWARD, TOWARD THE ROOT BALL. THIS IS VERY IMPORTANT, OTHERWISE THE ROOTS WILL BECOME GIRDLED BY TRAVELING AROUND THE SMOOTH WALLED SURFACE.

3. NEXT PLACE THE BARRIER IN THE CENTER OF THE PLANTING HOLE, KEEPING IN MIND THAT THE DOUBLE TOP EDGE OF THE BARRIER SHULD BE POSITIONED APPROXIMATELY 1/2" ABOVE GRADE. THIS HELPS RETARD POTENTIAL ROOT OVERGROWTH WHICH CAN LEAD TO UPROOTED HARDSCAPES.

4. BACKFILL AND COMPACT WITH SOIL INSIDE THE BARRIER TO THE LEVEL WHERE THE BOTTOM OF THE ROOT BALL APPROXIMATELY 1" ABOVE GRADE.

5. REMOVE THE TREE FROM ITS CONTAINER, OR CUT AWAY THE TOP PORTION OF BURLAP AND POSITION IN THE CENTER OF THE BARRIER. COMPLETE THE BACKFILL OF THE SOIL. DISTRIBUTE EVENLY TO MAINTAIN THE SHAPE OF THE BARRIER AND COMPACT THE BACKFILL EVERY 4"-6". ROOTS WILL DIE QUICKLY IF LEFT EXPOSED TOT HE ELEMENTS SO KEEP EXPOSURE OF THE ROOTS TO A MINIMUM.

6. IF STOKING OF GUYING IS REQURED, IT IS RECOMMENDED OF USING THE SOFT, SAFE AND ECONOMICAL ALTERNATIVE TO TRADITIONAL WIRE AND HOSE, ARBORTIE(SEE WWW.DEEPROOT.COM FOR DETAILS)

7. IF THE TREE(S) WILL BE SUBJECT TO MAINTENANCE WORK SUCH AS LAWN MOWING OR WEED TRIMMING IT IS RECOMMENDED TO INSTALL THE ARBORGARD+ TREE TRUNK PROTECTOR WHICH IS PLACED AROUND

THE BASE OF YOUNG TREES TO PROTECT THEM FROM DAMAGE BY WEED TRIMMERS, LAWN MOWERS AND SMALL RODENTS.

8. WATER AND FOLLOW TREE MAINTENANCE PRACTICES.

9. TREES DO REQUIRE CARE AND NURTURING AFTER PLANTING. CONSULT WITH YOUR LOCAL SUPPLIER FOR PROPER CARE PROCEDURES FOR THE SPECIES YOU ARE PLANTING. THE PLANTING INSTRUCTION NOTED ABOVE ARE BY NO MEANS A COMPREHENSIVE GUIDE. RATHER THEY ARE GENERAL GUIDELINES TO PLANTING WITH DEEPROOT BARRIERS AND A SURVEY OF CURRENT PLANTING METHODS.

CONDITIONS WILL VARY HOWVER AND IT IS RECOMMENDED THAT AN ARBORIST BE CONSULTED BEFORE PLANTING. ADDITIONAL INFORMATION IS AVAILABLE AT WWW.DEEPROOT.COM 53 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

IRRIGATION PLAN

REVISED
1 2
3 4
5 L4.0
L4.1
L4.0
L4.1
L4.0
1A
15 1"
2A
15 1"
3A
15 1"
4A
15 1"
5A
15 1"
6A
15 1"
54 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

IRRIGATION PLAN

REVISED
1 2
3 4
5 L4.1
L4.1
L4.1
L4.1
L4.0
L4.1
L4.0
L4.2
L4.2
7A
15 1"
8A
15 1"
9A
15 1"
10A
15 1"
11A
15 1"
33A
15 1"
34A
15 1"
35A
15 1"
36A
15 1"
37A
15 1"
38A
15 1"
39A
15 1"
40A
15 1"
41A
15 1"
42A
15 1"

IRRIGATION METER/PEDESTAL

MONUMENT/SIGNAGE METER

20.3'
A
ISM
A
55 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039
Important Notice - Underground Service Alert
Section 4216/4217 of the Government Code
requires a Dig Alert Identification Number be issued
before a "Permit to Excavate" will be valid. For your
Dig Alert Identification Number call Underground
Service Alert.

TOLL FREE at 1-800-227-2600 two working days
before you dig.

STATION & CONTROLLER NO.

VALVE SIZE

FLOW (GPM)
T

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

IRRIGATION PLAN

REVISED
1 2
3 4
5 L4.2

EXISTING IRRIGATION POINT OF CONNECTION -
IRRIGATION POINT CONNECTION FROM WATER METER SOURCE.
(STATIC PRESSURE @65 PSI)
(NEW METER TO BE INSTALLED BY C.V.W.D.)
MAINLINE PIPING-SCHEDULE 40 PVC
(USING DEEP SOCKET DESIGN SCHEDULE 40 FITTINGS)
INSTALL CL 315 PVC MAINLINE FROM 2" AND LARGER
NON-PRESSURE LATERAL PIPPING - PVC CLASS 200
(USING DEEP SOCKET DESIGN SCHEDULE 40 FITTINGS)

PIPE SLEEVING SHALL OCCUR UNDER ALL HARDSCAPE,
SLEEVING SHALL BE 2X THE DIAMETER OF THE PIPE.

PIPE SIZING CHART

PIPE SIZE
MAX. ALLOWABLE
FLOW
1/2"
5 GPM
3/4"
10 GPM
1"
16 GPM
1"
16 GPM
1-1/4"
26 GPM
1-1/2"
40 GPM
2"
60 GPM
L4.1
L4.1
L4.2
L4.2
12A
15 1"
24A
15 1"
25A
15 1"
26A
15 1"
27A
15 1"
28A
15 1"
29A
15 1"
30A
15 1"
31A
15 1"
32A
15 1"
SYMBOL

RAINBIRD

IRRIGATION LEGEND

MANUFACTURER
MODEL NO.

DESCRIPTION

ESP - LXD
50-200 STATION COMPATABLE

TWO WIRE DECODER COMMERCIAL CONTROLLER
SYMBOL

MANUFACTURER
MODEL NO.

DESCRIPTION
NOZZLE
FLOW
GPM
PSI

PATTERN

RAINBIRD
100-EFB-CP
FS 100 B
MASTER BRASS VALVE WITH 1" BRASS

TEE FLOW SENSOR

RAINBIRD

PEB SERIES
100-PEB-PRS-D

ELECTRIC CONTROL VALVE FOR TREE & PALM TREE BUBBLERS,
SIZE AS NOTED ON PLAN, REFER TO DETAIL ON L4.1

RAINBIRD
XCZ-075-PRF
075-DVF
ELECTRIC CONTROL VALVE FOR DRIP AREAS. SIZE AS NOTED ON PLAN, REFER TO DETAIL SHEET L4.1
NIBCO
T-113
FULL PORT VALVE (LINE SIZE). REFER TO IRRIGAITON DETAIL SHEET L4.1

RAINBIRD
33DRC
3/4" QUICK COUPLER. REFER TO IRRIGATION DEAIL SHEET L4.1

EXISTING

BACKFLOW PREVENTOR

RAINBIRD

PFR/FRA

XERI-BUG

EMITTER
XB-20PC-1032
.20
30 DRIP

RAINBIRD

PFR/FRA

XERI-BUG

EMITTER
XB-10PC-1032
.10
30 DRIP

RAINBIRD
XFS-09-12
EMITTER @ 12"
O.C.

SUB-SURFACE

DRIPLINE

0.9 30

TRICKLE

PATTERN
A

RAINBIRD

LXMMSSPED

STAINLESS STEEL PEDESTAL

FOR ESP - LX SERIES CONTROLLERS

IRRIGATION POC

TO BE CONFIRMED
Contractor shall review existing
irrigation backflow,
connection to 2" Domestic Water.

Contractor to verity
if the irrigation system
requires pressure regulator.

ISM

IRRIGATION
METER

SECONDARY IRRIGATION METER

INSTALLED BY WATER COMPANY
56 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

IRRIGATION DETAILS

REVISED
1 2
3 4
5 L4.3

ATMOSPHERIC VACUUM BREAKER
COPPER MALE ADAPTER (1 OF 2)
MIN. OF 12 INCHES ABOVE HIGHEST

POINT OF DISCHARGE
COPPER 90* ELL (1 OF 3)

COPPER PIPE (TYPICAL)

COPPER FEMALE ADAPTER

FINISH GRADE

IRRIGATION MAINLINE PIPE

PVC MALE ADAPTER

PIPE FROM REMOTE CONTROL VALVE
NOTE:

INSTALL BACKFLOW PREVENTER AS REQUIRED BY LOCAL CODES
AND HEALTH DEPARTMENT. VERIFY LOCAL REQUIREMENTS PRIOR
TO INSTALLATION.

ATMOSPHERIC VACCUM BREAKER

NOT TO SCALE
A

BALL VALVE

NOT TO SCALE
B

FINISH GRADE

TAN ROUND VALVE BOX W/LID

BRICK SUPPORT
( 1 OF 2 )

PVC MAIN LINE
1 CU.FT. PEA GRAVEL
PVC MALE ADAPTERS ( 1 OF 2 )

DRIP VALVE ASSEMBLY

NOT TO SCALE
C

FINISH GRADE

TAN RECTANGULAR

VALVE BOX W/LID
COL. WIRE PER SPECIFICATIONS

PVC PIPE

PVC UNION (THREADED

FOR SERVICING ASSEMBLY

PRESSURE TREATED

WOOD SUPPORT

PEA GRAVEL

COMMON WIRE

WIRE CONNECTOR

TRENCHING

NOT TO SCALE
E

TYPICAL WIRE CONNECTION

NOT TO SCALE
F

MAIN SUPPLY

BY OTHERS

LATERALS
120 VOLT
WIRING

MAIN SUPPLY

LATERAL & WIRING
WIRING
24 VOLT

ALL MAIN SUPPLY LINES TO BE

INSTALLED IN ACCORDANCE WITH

MANUFACTURER'S INSTALLATION

SPECIFICATIONS

INSTALL RAINBID 'ACV SERIES

ADJUSTABLE CHECK VALVE
LINE SIZE - INSTALL PER EVERY 10FT
OF GRADE CHANGE.

ALL 120 VOLT WIRING IN CONDUIT

TO BE INSTALLED IN ACCORDANCE

WITH LOCAL CODES
TIE A LOOSE 20 INCH LOOL IN ALL

WIRING AT CHANGES OF DIRECTION
GREATER THAN 30 INCHES.

UNTIE ALL LOOPS AFTER ALL

CONNECTIONS HAVE BEEN MADE

LATERAL

MAIN LINE
2'-0"
2'-0"
1'-0"
2'-0"

SLIP BASE SOCKET OVER END WIRES
STRIP WIRES APPROCIMATELY 5/8" FROM END

TWIST ENDS TOGETHER
STEP 1.

APPLY SEALER TO OUTSIDE OF SEATING PLUG

FILL CAVITY WITH SEATER

PUT CRIMP SLEEVE OVER WIRE ENDS

CRIMP SLEEVE AND CUT OFF EXCESS WIRE
STEP 2.

PULL BASE SOCKET OVER WIRE END

AS FAR AS POSSIBLE

PUSH SEATING PLUG INTO BASE SOCKET
STEP 3.

PUSH WIRES TO END OF BASE SOCKET TO

ASSURE COMPLETE SEALING OF CONNECTION

RAINBIRD PEN-TIE WIRE CONNECTOR
STEP 4.

NOTE:

FOR WIRE SIZES No. 14, 12 AND 10

DEEP WATER IRRIGATION

NOT TO SCALE
G

DRIP EMITTER

NOT TO SCALE
H

END SELF-FLUSHING VALVE

NOT TO SCALE
I

EMITTER LAYOUT

NOT TO SCALE
J

TRENCHING DETAIL

NOT TO SCALE
K

TREE & PALM VALVE ASSEMBLY

NOT TO SCALE
TWO-WIRE DECODER CONTROLLER:

RAINBIRD ESP-LXD TWO-WIRE DECODER CONTROLLER

WITH LXMM METAL CABINET AND LXMMPED METAL
PEDESTAL. INSTALL CONTROLLER, CABINET AND PEDESTAL
PER MANUFACTURER'S SPECIFICATIONS.

CONCRETE PAD: 6-INCH MINIMUM THICKNESS

FINSIH GRADE

POWER SUPPLY WIRE
1-INCH SCH 40 PVC CONDUIT, FITTINGS AND SWEEP EEL

FOR POWER SUPPLY
3-INCH SCH 40 PVC CONDUIT, FITTINGS AND SWEEP EEL

FOR TWO-WIRE CABLE

MAXICABLE TWO-WIRE PATH TO DECODERS
USE A DIFFERENT CABLE JACKET COLOR FOR EACH PATH.

COMPACTED SUBGRADE
1 2
3 4
5 6
7 8
NOTES:

PROVIDE PROPER GROUDING COMPONENTS TO ACHIEVE
GROUND RESISTANCE OF 10 OHMS OR LESS.
57 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

LIGHTING PLAN

REVISED
1 2
3 4
5 L5.0
N

LIGHTING LEGEND
SYM.

NAME
QTY

COMMENTS
VOLT G4 Infiniti
60 Integrated LED Brass Spotlight (Bronze)
136
Available at ProTrade (SiteOne)
Vista 600w Stainless Steel HP
Multi-Tap Transformer
Contractor to specify locations
00 20'
80'
40'
SCALE: 1" = 20'-0"
58 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

LIGHTING PLAN

REVISED
1 2
3 4
5 L5.1
N
00 20'
80'
40'
SCALE: 1" = 20'-0"
59 Date Created
8/18/22

FONTANA SQUARE
P.O. Box 5891 La Quinta, CA. 92248
[email protected] www.garzaconcepts.com
Llic # 1050039

GARZA CONCEPTS

JOSE GARZA LANDSCAPE CONTRACTOR AND DRAFTING SERVICES
NWC Citrus & So. Hightland Ave.

Fontana, CA.

PROJECT

LIGHTING PLAN

REVISED
1 2
3 4
5 L5.2
N
00 20'
80'
40'
SCALE: 1" = 20'-0"
60 61
62 FIRE RISER
ROOM

PREP AREA
105
COOLER
106

DINING ROOM
100

VESTIBULE
116
SELF

SERVING

BAR AREAKITCHEN AREA
103

DRIVE THRU
CL
CL
CL
POTATO

PEELING
107

KITCHEN

ACCESSORY
AREA
104
POTATO

STORAGE
115

DRESSING
109

DRESSING
110
OFFICE
108

MIS ROOM
108A
74 seatsA12.0
1 2
3 4
2A
1 4
5 4A
3A
3 9
10 8
2 C1
C1
C
C
F
G
H
I
J
B
A
A12.0
5 6
7 8

SERVING
AREA
102
A12.1
1 2
3 A12.1
1 4
5 6
A12.0
9 10
11 12
A12.1
9 7
8 A12.1
14 15
16 17 A12.1
10 11
12 13
A12.1
18 19
20 21
A12.1
30 31
32 33
EE1K
L
A12.1
18 19
20 21
℄
A12.0
14 15
16 13
A12.0
9 14
A15.0
5 A15.0
14 A15.0
5 A15.0
1 A16.0
5 A15.0
B
A10.0
2 A8.0
A
A10.0
A
A10.0
D
A10.1
2 A9.0
C
A10.1
B
A10.0
1 A8.0
C
A10.1
E
A10.1
1 A9.0
1 A16.0
5 A16.1
1 A16.0
5 A15.0
11 A14.0
14 A17.0
14 A17.0
5 A15.0
6 A15.0
1 A16.0
1 A15.02
A15.0
4 A15.0 1
A15.0
SIM
4 A15.0 6
A15.0
1 A15.0
2 A15.0
1 A16.0
1 A15.0
3 A16.1
5 A16.1
12 A16.0
12 A16.0
SIM
3 A19.0
7 A14.0
10 A14.0
6 A14.08
A14.0
7 A17.0
5 A17.0
3 A16.1
5 A15.0

GENERAL NOTES
C
13 A16.1
A12.017
SCALE:
1 A5.0

FLOOR PLAN
1/4" = 1'-0"

C CL L L
5 A15.0
1 A16.0
1 A16.0
5 A15.0
2 A16.0
OPP.
9 A17.0
F
A10.1
CL LC

HALLWAY
111

WOMEN'S
113

RESTROOM

VESTIBULE
114
6 6A
7 MEN'S
112
A12.1
22 23
24 25
A12.1
26 27
28 29
A19.0/1
1 2 4
1/A19.0
3 2/A19.02
3 4
2/A19.0
1 7
A14.0
SIM.
";EXIT
";EXIT

5 A20.0
9 A20.0
THE INFORMATION, DRAWINGS AND SPECIFICATIONS SHOWN ARE AND SHALL REMAIN THE PROPERTY OF IN-N-OUT BURGER.

THESE DOCUMENTS MAY NOT BE USED WITHOUT THE EXPRESSED WRITTEN CONSENT OF IN-N-OUT BURGERS.

SHEET OF 1
13502 HAMBURGER LANE
BALDWIN PARK, CA 91706
R
SCALE: 1/4"=1'-0"
0'5'10'
R R

FONTANA, CA

NWC CITRUS & HIGHLAND
A5.0 FLOOR PLAN
63 64
"GOD BLESS AMERICA"
13502 HAMBURGER LANE
BALDWIN PARK, CA 91706

FONTANA, CA
NWC CITRUS & S. HIGHLAND AVE.

ISSUED: 12/14/22

BONE CHINA STUCCO, PRO LEDGE BLACK FOREST WAINSCOT, METAL AWNINGS WITH RED PALMS 65 "GOD BLESS AMERICA"
13502 HAMBURGER LANE
BALDWIN PARK, CA 91706

FONTANA, CA
NWC CITRUS & S. HIGHLAND AVE.

ISSUED: 12/14/22

BONE CHINA STUCCO, PRO LEDGE BLACK FOREST WAINSCOT, METAL AWNINGS WITH RED PALMS 66 2.42.11.81.51.31.10.90.91.01.1

2.42.32.22.12.21.91.41.21.21.3 2.62.52.94.87.66.73.01.51.41.5

2.83.05.1 1.41.6

3.43.57.6 1.51.6

3.73.56.3 8.62.9

3.63.34.0 10.64.0

3.43.36.1 10.66.7

3.12.86.0 11.95.8

2.62.22.4 11.44.2

2.62.27.9 11.63.6

3.02.712.5

13.63.3 3.13.011.68.78.44.914.94.11.71.7

3.23.012.912.59.72.92.51.81.41.4

3.02.32.72.92.92.52.11.71.41.3 2.61.62.22.52.62.42.31.81.51.1

2.52.12.12.32.52.32.22.01.71.6 2.42.01.92.02.02.02.01.91.61.5

1.82.32.93.33.63.83.83.63.63.33.23.13.02.92.82.82.72.52.32.01.61.31.00.80.70.81.01.11.31.21.31.2 2.12.43.13.84.14.24.24.14.03.93.83.63.33.13.13.12.82.32.32.11.81.31.00.80.81.01.11.31.41.51.51.4

1.82.32.03.24.04.84.74.13.93.94.44.34.03.53.03.03.23.12.72.42.11.81.31.00.80.81.01.31.51.41.31.31.4 2.22.52.93.64.45.45.13.83.64.14.94.64.43.83.22.63.13.53.02.62.21.8

1.21.51.31.21.31.4 2.43.03.64.55.56.35.95.24.95.05.45.35.14.64.03.83.94.23.83.12.41.8

1.31.51.41.31.31.4 2.63.44.35.46.36.76.66.36.16.15.95.95.75.44.84.54.64.54.03.42.61.8

1.31.41.51.51.51.4 2.83.64.55.66.46.87.06.86.66.46.26.15.95.65.24.84.94.53.93.32.61.8

1.21.41.51.51.51.4 2.73.44.35.46.26.77.06.66.26.26.46.35.85.35.04.84.84.33.73.12.41.6

1.21.31.41.21.21.2 2.52.93.94.96.06.36.05.45.35.76.05.95.54.94.23.94.04.03.52.92.01.3

1.21.31.31.00.90.9 1.92.42.73.44.35.65.74.74.54.15.05.04.94.84.33.53.33.33.73.22.51.81.2

1.31.31.20.90.70.6 1.92.43.03.74.55.55.54.84.34.04.64.64.64.54.03.33.13.23.63.22.61.91.5

1.41.41.20.90.7 1.92.53.44.24.95.25.45.14.64.34.34.54.64.33.83.53.43.53.63.43.02.42.0

1.51.51.31.00.8 1.92.63.24.14.74.95.25.14.74.44.14.14.13.93.73.73.73.93.73.43.12.72.42.12.12.12.01.81.51.61.41.2

1.82.42.93.54.24.74.94.74.34.23.93.73.73.53.53.43.43.83.83.53.12.82.52.42.42.42.11.61.41.41.51.4 1.52.02.62.93.43.94.34.34.03.73.63.43.33.33.23.13.33.63.63.43.02.22.42.62.52.32.11.71.31.31.41.3

1.11.62.22.42.33.13.53.83.63.33.23.13.03.02.92.83.13.33.43.22.61.62.22.52.52.42.21.81.51.11.6 1.01.51.92.12.42.83.13.33.33.13.02.92.82.82.82.62.82.83.03.02.52.12.12.32.52.32.22.01.71.61.4

1.01.31.51.92.42.72.92.92.92.92.82.82.82.72.72.52.52.62.82.92.42.01.92.02.02.02.01.91.61.51.2 0.81.01.31.72.12.42.72.82.52.42.52.82.92.72.42.02.12.42.72.62.32.21.91.81.71.71.71.61.31.2

0.60.81.11.41.72.02.42.52.22.02.22.62.72.62.31.91.92.22.52.42.22.01.61.41.41.31.31.21.0 0.60.81.11.41.72.02.22.01.62.02.42.62.62.31.91.62.02.22.22.11.71.21.01.00.90.80.8

0.50.71.01.31.51.71.91.92.12.22.42.42.32.01.91.91.81.81.71.30.90.60.50.50.5 PROJECT NUMBER

SHEET NUMBER

SHEET TITLE

GOD BLESS AMERICA

PROJECT NAME
14901 Quorum Dr. #565 Dallas, TX 75254rtmec.com | 972.387.3500 PROTOTYPE VERSION16C.2.127IN-N-OUTBURGERFONTANACALIFORNIANWC CIRTRUS &S HIGHLAND AVEFONTANA, CA 92337 210975

REVISION RECORD

ISSUE RECORDDATEDESCRIPTION

PROFESSIONAL SEAL
SITE LIGHTINGPHOTOMETRIC PLANE11.0

STATISTICS
CALC ZONE #22.9 FC7.0 FC0.5 FCCALC ZONE #13.3 FC14.9 FC14.0:15.8:129.8:16.6:10.5 FC 67 SCALE
5 DOUBLE GATE DETS3" = 1'-0"
SCALE
4 MAN GATE DTLS3" = 1'-0"
SCALE
9 NOT USEDNONE
11'-9"
T.O. FASCIA
10'-0"
B.O. BEAM
SCALE
12 CORNICE DETAIL1 1/2" = 1'-0"
SCALE
10 DOUBLE GATE SLIDE BOLT1 1/2" = 1'-0"
SCALE
8 CANE BOLT1 1/2" = 1'-0"
3'-4"

ABOVE PAVING
SCALE
11 COL/GATE HINGE DTL.1" = 1'-0"
SCALE
15 GATE HINGE DETAIL1" = 1'-0"
SCALE
6 GATE-HINGE JAMB1" = 1'-0"
SCALE
14 HOSE BIB DETAIL3/4" = 1'-0"
ELEV 2'-6 1/2"
13 A17.0
12 A13.0
SIM
12 A13.0
10'-0"

BO BEAM
11'-9"

TO FASCIA
10'-0"
TO CMU
11'-9"

TO FASCIA
11 A13.0
SIM
SCALE
16 WALL SECTION1/2" = 1'-0"
SCALE
13 WALL SECTION1/2" = 1'-0"
13 A17.0
0'-0"

TO SLAB
0'-0"

TO SLAB
SCALE
1 ELEVATIONS1/4" = 1'-0"
SCALE
3 FLOOR PLAN1/4" = 1'-0"
SCALE
7 ROOF PLAN1/4" = 1'-0"
1 1
2 2

ELEVATION 'A'

ELEVATION 'C'ELEVATION 'D'

ELEVATION 'B'
15 A13.0
8 A13.0TYP
1 EP-1
EP-1
5 A13.0
4 A13.0
SIM
6 A13.0
SIM
EP-1
1 EP-1
1 EP-1
EP-1
EP-1
EP-1
EP-1
2 1
EP-1
1 EP-1
1 2
EP-1
EP-1
EP-4
EP-1
8'-0"
TO CMU
10'-0"

BO BEAM
11'-9"

TO FASCIA
8'-0"
TO CMU
10'-0"

BO BEAM
11'-9"

TO FASCIA
2'-6 1/2"

TO STONE CAP
2'-6 1/2"

TO STONE CAP
2 14
A13.0
4 A13.0
1A
A13.0
1D
A13.0
16 A13.0
TYP
1B
A13.0
13 A13.0TYP
6 A13.0
11 A13.0
1C
A13.0
SLOPE
1/8" / FT
12 A13.0
SLOPE
1/4" / FT
SLOPE
1/4" / FT
12 A13.0
5 A13.0
SCALE
2 R.C.P.1/8" = 1'-0"

TRASH ENCLOSURE

PLANS & ELEVATIONS
OPTION "C"
A13.0

PROJECT NUMBER

SHEET NUMBER

SHEET TITLE

ISSUE RECORD

PROFESSIONAL SEAL

DESCRIPTIONDATE

IN-N-OUT
BURGER

FONTANA, CA

GOD BLESS AMERICA

URBAN DESIGN PROTOTYPE

REVISION RECORD

PROJECT NAME
Architecture / Development
14901 Quorum Drive
Dallas Texas 75254
Suite 300
Ph: (972) 239-8884
Fax: (972) 239-5054
68 XXXX
2 EP-112EP-12EP-2
9 2EP-12EP-3 10912EP-1 2EP-252EP-12EP-3 10
9 11
5 7
2EP-242EP-32EP-22EP-24 62EP-2
C1CC1B

TOP OF SLAB
10'-1"
BOT. OF TRUSS
13'-7"

TOP OF CANOPY
19'-10"

TOP OF PARAPET
1 A17.0
SIM
3 A16.0
4 A16.0
3 A16.0
5 A15.0
1 A16.0
7 7
19EP-3
16'-0"

CENTER OF SIGN LETTERS

TOP OF SLAB
6 6
66666
2"
6"
2"
6"
SCALE:
2 A8.0

EAST ELEVATION
1/4" = 1'-0"
3 A16.0
14 A15.0
RECESSED KNOX BOX AT 5'-0" HIGH TO THE RIGHT OF FIRE RISER ROOM. SEE DETAIL 10/A17.0 1/4" WIDE METAL PENN SCREED: SEE DETAIL 4/A16.0. ALIGN CONTROL JOINTS ON DRIVE-THRU CANOPY FASCIA WITH CONTROL JOINTS ON BOTTOM OF SOFFIT.
4" MIN. HIGH WHITE LETTERING "RISER ROOM" ON RED BACKGROUND SIGN. MOUNT ON RISER ROOM DOOR ALUMINUM WINDOWS: CLEAR ANODIZED ALUMINUM.

ALUMINUM STOREFRONT DOORS: CLEAR ANODIZED ALUMINUM.

BONE CHINA
REMARKS COLOR NAME MFR. NO.

EXTERIOR PAINT SCHEDULE
SLOPED ALUMINUM WINDOWS: U.S. ALUMINUM S-010. GLASS JOINTS TO HAVE POLISHED EDGES WITH SILICONE JOINTS.

REDWOOD FRAMES TO BE PRIMED WITH AXALTA IMRON IND 9P01 - PRIMER CAN BE TINTED GRAY. FINISH COAT TO BE AXALTA IMRON IND 9T01 TINTED CUSTOM COLOR EP-4.

IN-N-OUT BURGER ILLUMINATED LOGO SIGN: UNDER SEPARATE PERMIT.

STUCCO: 20/30 FINE SAND FLOAT FINISH

KEY NOTES
BUILDING ADDRESS NUMBERS TO BE 12" HIGH, 4" MIN. W/ MIN. STROKE WIDTH OF 0.5 INCH PER FIRE DEPARTMENT AND CITY JURISDICTION ADDRESS DISPLAY REQUIREMENTS:

1. ADDRESS SHALL BE DISPLAYED & VISIBLE FROM BOTH STREET DIRECTIONS OF APPROACHING VEHICLES.

2. PERMANENT NUMBERS AND LETTERS SHALL BE MADE OF DURABLE AND CLEARLY VISIBLE MATERIAL SUCH AS WOOD, METAL, CERAMIC, PLASTIC AND VINYL. (PAINTED OR GLUED ON NUMBERS ARE NOT ACCEPTABLE MATERIALS).

3. NUMBERS SHALL BE OF COLORS CONTRASTING WITH BACKGROUND TO WHICH THEY ARE ATTACHED.

4. NUMBERS SHALL BE A MINIMUM PROPORTION RATIO OF 6:1 (HEIGHT TO WIDTH).

5. NUMBERS CANNOT BE SPELLED.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
EP-3
EP-2
EP-1
HOLLOW METAL DOOR: SEE SHEET A11.0, HM DOORS AND JAMBS SHALL HAVE POWDER COAT FINISH AS FOLLOWS:

INTERIOR DOORS- TIGER DRYLAC - SMOOTH, HIGH GLOSS FINISH, "BENGAL WHITE", EXTERIOR DOORS- CARDINAL - GLOSS, SMOOTH FINISH, "BONE CHINA" OR TO MATCH EXTERIOR STUCCO PAINT COLOR - (VERIFY ELEVATIONS- EP-1). WHERE FIELD

PAINTING DOORS AND JAMBS IS NECESSARY- NOT RECOMMENDED, THE ALTERNATE WOULD BE TO USE AXALTA IMRON IND 9P01 WHITE PRIMER. FINISH COAT TO BE AXALTA IMRON IND 9T01 GLOSS WHITE. EXTERIOR HM DOORS & JAMBS- USE SAME PRODUCT TINTED TO MATCH EXTERIOR BUILDING PAINT COLOR EP-1. NOTE- TRASH ENCLOSURE METAL DOORS AND POSTS TO BE FIELD PAINTED USING AXALTA IMRON AS DESCRIBED ABOVE. 5'-0" HIGH STUB OUT FOR Co2 LINE
RECESSED 8' LED LIGHT FIXTURE IN SOFFIT. SEE DETAIL 9/A17.117 18 TEXTURE EXPOSED FOUNDATION WALL BELOW STUCCO WEEP SCREED AND PAINT TO MATCH WALL.19 PRIME W/ D.E. ULTRA-GRIP

PREMIUM PRIMER
ARISTOSHIELD 70
MODELCOLOR #
DEW 339
FINISH

BONE CHINA

BONE CHINA
EP-4INO RED
A84W01151
DUNN

EDWARDS
DUNN

EDWARDS
HIGH
GLOSS
HIGH
GLOSS
HIGH
GLOSS
HIGH
GLOSS
STUCCO: PRIME W/ LOXON CONCRETE & EXT
LATEX PRIMER WHITE - A24W08300.

GALV METAL: PRIME W/ GALVITE HS ACRYLIC
COATING - B50WZ0030, OFF WHITE
SEE REMARKS FOR EP-1 ALT MFR. ALT.

MFR.

A84W01151 SHERWIN

WILLIAMS
HIGH
GLOSS

SUPER PAINT
LATEX
ALT.

MFR.

A84W01151 SHERWIN

WILLIAMS
HIGH
GLOSS

SUPER PAINT
LATEX
SEE REMARKS FOR EP-1 ALT MFR.

IN-N-OUT

BONE CHINA

IN-N-OUT

BONE CHINA

IN-N-OUT

BONE CHINA
L.E.D. DOUBLE BAND LIGHTING: UNDER SEPARATE PERMIT.

HIGH
GLOSS
DUNN

EDWARDS
ALT.

MFR.

SHERWIN

WILLIAMS

SUPER PAINT
LATEX
ARISTOSHIELD 70
ARISTOSHIELD 70
IMRON
DEW 339
DEW 339
PRIME W/ D.E. ULTRA-GRIP

PREMIUM PRIMER
PRIME W/ D.E. ULTRA-GRIP

PREMIUM PRIMER
PRIMER: AXALTA IMRON IND 9P01. PRIMER CAN BE

TINTED GRAY
FINISH COAT: AXALTA IMRON IND 9T01 GLOSS

POLYURETHANE
COLOR FORMULA: NON-CUM GUIDE 2/20/20
MIX SIZE: 102.4OZ (GALLON)
9T04 VIOLET321.2
9T10 RED-ORANGE 349.3
9T13 ORANGE 2577.6

SEE REMARKS

FOR COLOR

FORMULA
AXALTA
NOT USED.

STONE VENEER - "BLACK FOREST" PRO-LEDGE BY CORONADO STONE WITH MATCHING CORONADO STONE WAINSCOT SILL. APPLY PER MFR RECOMMENDATIONS. DRY STACK.

METAL AWNINGS: COLOR TO BE ANODIZED ALUMINUM. REFER TO SHEET A17.3. 7 2EP-31021225 EP-1EP-2 EP-1
2EP-12EP-3 10 9
2EP-2
2EP-2 2EP-1 12EP-110
2EP-3 2EP-1 10
7 2 EP-3
5 9
C1A
2EP-2
4 6
62EP-33
2EP-22EP-2 172EP-2 6
19'-10"

TOP OF PARAPET
23'-0"

TOP OF PARAPET

TOP OF SLAB
19'-10"

TOP OF PARAPET
3 A16.0
4 A17.1
12 A17.1
3 A16.0
5 A15.0
1 A16.0
9 A17.0
3 A16.0
4 A16.0
19EP-3
16'-0"

CENTER OF SIGN LETTERS
2EP-2 6 62EP-2

TOP OF SLAB
6 SCALE:
1 A8.0

NORTH ELEVATION
1/4" = 1'-0"
17 7
13'-7"
TOP OF CANOPY 16
A15.0
SIM11'-0 1/4"

ARCH SPRINGPOINT
2 3
1 2'-6 1/2"
T.O. STONE
2'-6 1/2"
T.O. STONE
23'-0"
T.O. PARAPET
24'-0"
T.O. PARAPET
12EP-112EP-1
2'-6 1/2"
T.O. STONE
2'-6 1/2"
T.O. STONE
23'-0"
T.O. PARAPET
24'-0"
T.O. PARAPET
12EP-1
12EP-112EP-1
THE INFORMATION, DRAWINGS AND SPECIFICATIONS SHOWN ARE AND SHALL REMAIN THE PROPERTY OF IN-N-OUT BURGER.

THESE DOCUMENTS MAY NOT BE USED WITHOUT THE EXPRESSED WRITTEN CONSENT OF IN-N-OUT BURGERS.

SHEET OF 1
13502 HAMBURGER LANE
BALDWIN PARK, CA 91706
R
SCALE: 1/4"=1'-0"
0'5'10'
R R

FONTANA, CA

NWC CITRUS & HIGHLAND
ELEVATIONS A8
69 39
10 L
C1 C
F H J E1
K
E
2EP-1 2EP-2
12EP-1
10 2EP-1 2 EP-3102 EP-32109 EP-12EP-112EP-1 10 2EP-2
2EP-3
9 12EP-12EP-1
2EP-2
8 9
2EP-213132EP-3
15 6
2EP-1 2EP-310
9 2 EP-32 EP-28
2EP-24
82 EP-22 EP-3
10 9 2EP-12EP-1 12EP-1
12EP-1 102EP-1
2EP-110
7 7
2EP-3
9 2EP-3
7 TOP OF SLAB
19'-10"

TOP OF PARAPET
10'-1"

TOP OF PLATE
13'-7"

TOP OF CANOPY

TOP OF SLAB
19'-10"

TOP OF PARAPET
10'-1"

TOP OF PLATE
13'-7"

TOP OF CANOPY
23'-0"

TOP OF TOWER

TOP OF SLAB
19'-10"

TOP OF PARAPET
10'-1"
BOT. OF TRUSS
13'-7"

TOP OF CANOPY
23'-0"

TOP OF PARAPET
19'-10"

TOP OF PARAPET
4 A16.0
3 A16.0
1 A17.0
SIM
12B
A15.0
3 A16.0
1 A16.0
1 A16.0
1 A15.0
3 A16.0
3 A16.0
1 A17.0
EP-1
14 A14.0
5 A17.0
7 7
12 7

ELECTRICAL
ROOM
RISER
ROOM
7 19
666 6 EP-3
2"
6"
2"
6"
2"
6"
EP-3
19EP-319EP-3
16'-0"

CENTER OF SIGN LETTERS
16'-3"

CENTER OF SIGN LETTERS
5 A15.0

TOP OF SLAB
2 EP-1
6 666 6
6"
2"
6 6
6 1
A16.0
14 SCALE:
2 A9.0

WEST ELEVATION
1/4" = 1'-0"
SCALE:
1 A9.0

SOUTH ELEVATION
1/4" = 1'-0"
14 A14.0
4 A16.0
16 12EP-1
3A
13 23'-0"

TOP OF PARAPET
13 EP-3
7 RECESSED KNOX BOX AT 5'-0" HIGH TO THE RIGHT OF FIRE RISER ROOM. SEE DETAIL 10/A17.0 1/4" WIDE METAL PENN SCREED: SEE DETAIL 4/A16.0. ALIGN CONTROL JOINTS ON DRIVE-THRU CANOPY FASCIA WITH CONTROL JOINTS ON BOTTOM OF SOFFIT.
4" MIN. HIGH WHITE LETTERING "RISER ROOM" ON RED BACKGROUND SIGN. MOUNT ON RISER ROOM DOOR ALUMINUM WINDOWS: CLEAR ANODIZED ALUMINUM.

ALUMINUM STOREFRONT DOORS: CLEAR ANODIZED ALUMINUM.

BONE CHINA
REMARKS COLOR NAME MFR. NO.

EXTERIOR PAINT SCHEDULE
SLOPED ALUMINUM WINDOWS: U.S. ALUMINUM S-010. GLASS JOINTS TO HAVE POLISHED EDGES WITH SILICONE JOINTS.

REDWOOD FRAMES TO BE PRIMED WITH AXALTA IMRON IND 9P01 - PRIMER CAN BE TINTED GRAY. FINISH COAT TO BE AXALTA IMRON IND 9T01 TINTED CUSTOM COLOR EP-4.

IN-N-OUT BURGER ILLUMINATED LOGO SIGN: UNDER SEPARATE PERMIT.

STUCCO: 20/30 FINE SAND FLOAT FINISH

KEY NOTES
BUILDING ADDRESS NUMBERS TO BE 12" HIGH, 4" MIN. W/ MIN. STROKE WIDTH OF 0.5 INCH PER FIRE DEPARTMENT AND CITY JURISDICTION ADDRESS DISPLAY REQUIREMENTS:

1. ADDRESS SHALL BE DISPLAYED & VISIBLE FROM BOTH STREET DIRECTIONS OF APPROACHING VEHICLES.

2. PERMANENT NUMBERS AND LETTERS SHALL BE MADE OF DURABLE AND CLEARLY VISIBLE MATERIAL SUCH AS WOOD, METAL, CERAMIC, PLASTIC AND VINYL. (PAINTED OR GLUED ON NUMBERS ARE NOT ACCEPTABLE MATERIALS).

3. NUMBERS SHALL BE OF COLORS CONTRASTING WITH BACKGROUND TO WHICH THEY ARE ATTACHED.

4. NUMBERS SHALL BE A MINIMUM PROPORTION RATIO OF 6:1 (HEIGHT TO WIDTH).

5. NUMBERS CANNOT BE SPELLED.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
EP-3
EP-2
EP-1
HOLLOW METAL DOOR: SEE SHEET A11.0, HM DOORS AND JAMBS SHALL HAVE POWDER COAT FINISH AS FOLLOWS:

PREMIUM PRIMER
ARISTOSHIELD 70
MODELCOLOR #
DEW 339
FINISH

BONE CHINA

BONE CHINA
EP-4INO RED
A84W01151
DUNN

EDWARDS
DUNN

EDWARDS
HIGH
GLOSS
HIGH
GLOSS
HIGH
GLOSS
HIGH
GLOSS
STUCCO: PRIME W/ LOXON CONCRETE & EXT
LATEX PRIMER WHITE - A24W08300.

GALV METAL: PRIME W/ GALVITE HS ACRYLIC
COATING - B50WZ0030, OFF WHITE
SEE REMARKS FOR EP-1 ALT MFR. ALT.

MFR.

A84W01151 SHERWIN

WILLIAMS
HIGH
GLOSS

SUPER PAINT
LATEX
ALT.

MFR.

A84W01151 SHERWIN

WILLIAMS
HIGH
GLOSS

SUPER PAINT
LATEX
SEE REMARKS FOR EP-1 ALT MFR.

IN-N-OUT

BONE CHINA

IN-N-OUT

BONE CHINA

IN-N-OUT

BONE CHINA
L.E.D. DOUBLE BAND LIGHTING: UNDER SEPARATE PERMIT.

HIGH
GLOSS
DUNN

EDWARDS
ALT.

MFR.

SHERWIN

WILLIAMS

SUPER PAINT
LATEX
ARISTOSHIELD 70
ARISTOSHIELD 70
IMRON
DEW 339
DEW 339
PRIME W/ D.E. ULTRA-GRIP

PREMIUM PRIMER
PRIME W/ D.E. ULTRA-GRIP

PREMIUM PRIMER
PRIMER: AXALTA IMRON IND 9P01. PRIMER CAN BE

TINTED GRAY
FINISH COAT: AXALTA IMRON IND 9T01 GLOSS

POLYURETHANE
COLOR FORMULA: NON-CUM GUIDE 2/20/20
MIX SIZE: 102.4OZ (GALLON)
9T04 VIOLET321.2
9T10 RED-ORANGE 349.3
9T13 ORANGE 2577.6

SEE REMARKS

FOR COLOR

FORMULA
AXALTA
NOT USED.

STONE VENEER - "BLACK FOREST" PRO-LEDGE BY CORONADO STONE WITH MATCHING CORONADO STONE WAINSCOT SILL. APPLY PER MFR RECOMMENDATIONS. DRY STACK.

METAL AWNINGS: COLOR TO BE ANODIZED ALUMINUM. REFER TO SHEET A17.3. 8'-9"

ARCH SPRINGPOINT
11'-0 1/4"
ARCH SPRINGPOINT 16
A16.0
4 A15.0
2'-6 1/2"
T.O. STONE
24'-0"
T.O. PARAPET
2'-6 1/2"
T.O. STONE
2'-6 1/2"
T.O. STONE
2'-6 1/2"
T.O. STONE
23'-0"
T.O. PARAPET
ELEVATIONS A9
THE INFORMATION, DRAWINGS AND SPECIFICATIONS SHOWN ARE AND SHALL REMAIN THE PROPERTY OF IN-N-OUT BURGER.

THESE DOCUMENTS MAY NOT BE USED WITHOUT THE EXPRESSED WRITTEN CONSENT OF IN-N-OUT BURGERS.

SHEET OF 1
13502 HAMBURGER LANE
BALDWIN PARK, CA 91706
R
SCALE: 1/4"=1'-0"
0'5'10'
R R

FONTANA, CA

NWC CITRUS & HIGHLAND
70 SCALE: 1/4" = 1'-0"
19'-10"
23'-0"
23'-0"
10'-7"
23'-0"
19'-10"

WEST ELEVATION

SOUTH ELEVATION
ELEVATIONS 1

FONTANA, CA

NWC CITRUS & HIGHLAND
71 SCALE: 1/4" = 1'-0"
13'-7"
23'-0"
19'-10"
13'-7"
19'-10"
23'-0"

EAST ELEVATION

NORTH ELEVATION
ELEVATIONS 2

FONTANA, CA

NWC CITRUS & HIGHLAND
72 ATTACHMENT NO. 4

CENSUS TRACT

23.08 BOUNDARY
DATE: January 17, 2023
CASE: Master Case No. 20-083
Tentative Parcel Map No. 20464
(TPM No. 20-021)
Variance No. 22-001
Conditional Use Permit No s. 20-025,
22-018, 22-019, & 22-028
Design Review No. 20-031

CITY OF FONTANA PLANNING DEPARTMENT Project Site
73 kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 August 24, 2022
Mr. Ray Allard
Citrus Development, LLC
16866 Seville Avenue
Fontana, CA 92335
Subject: Shared Parking Assessment for the Proposed Fontana Square Project in the City of Fontana
Dear Mr. Allard,
The purpose of this memorandum is to provide a shared parking assessment for the proposed Fontana Square project to demonstrate that the proposed parking supply will satisfy the peak parking demand for the proposed project. The parking analysis includes a comparison between the project’s parking requirement, based on Section 30-685 of the City of Fontana Municipal Code, and the proposed parking supply, to determine whether there is a parking surplus or deficit. The parking assessment also includes a shared parking analysis based on the Urban Land Institute’s (ULI) Shared Parking (3 rd Edition) methodology.

PROJECT DESCRIPTION
The proposed project is located on the northwest corner of Citrus Avenue and South Highland Avenue in the City of Fontana. The project site is currently vacant. The applicant proposes to develop the following uses for the project site:
· 7,610 square-foot (SF) Banquet Hall
· 184-Room Staybridge Suites/Holiday Inn Express Hotel
· 5,000 SF Sit-Down Restaurant
· 3,885 SF In-N-Out Burger1
A copy of the project site plan is shown on Figure 1.

PARKING ASSESSMENT
City staff has requested a shared parking assessment be conducted to justify any adjustment of parking requirements from the City’s Municipal Code. Ultimately, this assessment will help determine whether the Fontana Square project will satisfy the peak parking demand with the proposed parking supply, based on the Urban Land Institute’s (ULI) Shared Parking (3rd Edition) methodology. 1 The In-N-Out Burger will be self-parked and has been excluded from the shared parking analysis. 74 Mr. Allard, August 24, 2022, Page 2
kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 City of Fontana Parking Requirements
The City of Fontana Municipal Code has established regulations regarding minimum parking requirements for all development sites, based on the type of land use. The City’s parking requirements for the proposed uses on the site, as indicated in Section 30-685 of the City of Fontana Municipal Code, are as follows:

Banquet Hall
· 1 parking space for each 40 square feet of floor area in the principal assembly area and/or overflow area
Office
· 1 parking space for each 250 square feet of gross floor area Hotel
· 1 parking space for each guest room, and required spaces for restaurants, lounge, banquet, or meeting rooms, and 1 space per employee on maximum shift Restaurant
· 1 parking space for each 100 square feet of gross floor area; · Outdoor seating shall be parked at 1 parking space for each 200 square feet of patio area provided that the patio area is less than 50% of the indoor dining area. If the outdoor seating exceeds 50% of the indoor seating area it shall be parking at 1 parking space per 100 feet of patio area.

Required Parking – Proposed Conditions
The In-N-Out Burger portion of the site will be self-parked. Per the City’s parking requirements, the In- N-Out Burger would have a parking requirement of 45 spaces. The parking supply would be 61 spaces, resulting in a surplus of 16 parking spaces for the In-N-Out Burger portion of the site, compared to City code.

A summary of the City’s parking requirements for the remainder of the site is provided on Table 1. Per the parking requirements noted above, the proposed parking requirement for the project site is 435 parking spaces. The site will provide 370 parking spaces, resulting in a deficit of 65 parking spaces (or 15% below the City’s parking requirements), compared to City code.

Parking Recommendations – Urban Land Institute (ULI)
The Urban Land Institute’s (ULI’s) Shared Parking, 3rd Edition (ULI Shared Parking) provides base parking ratios that can be utilized for parking calculations.

Recommended base parking ratios included in the ULI Shared Parking were used to determine the parking requirements for the proposed land uses. The base parking demand ratios and the parking demand generation estimates for the proposed land uses are shown in Table 2. The base ratios and estimates were used as part of the shared parking analysis. 75 Mr. Allard, August 24, 2022, Page 3
kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 Based on the ULI recommended base ratios, the proposed parking demand for the project site would be 330 parking spaces. The site will provide 370 parking spaces, resulting in a surplus of 40 parking spaces, compared to ULI recommended parking ratios.

SHARED PARKING
Urban Land Institute (ULI) Shared Parking Assessment
The Urban Land Institute (ULI) documents shared parking characteristics in their Shared Parking, 3rd Edition Publication. Furthermore, the ULI parking rates reflect the distribution between customer and employee parking demand, and adjusts the overall demand based on monthly and hourly peak demands.

Generally, shared land uses within a single development can experience peak parking demands at various times throughout the day and would therefore not require the full parking for all land uses involved.

The ULI Shared Parking methodology is a multi-step process that, first, establishes the stand-alone peak parking requirements for individual uses, such as office, retail, restaurant, and hotel uses. The methodology then applies a percentage to the peak requirement for each use, for each hour of the day between the hours of 6:00 AM and midnight, reflecting the fact that the parking demand for each use varies throughout the course of the day.

Beneficial shared parking synergies exist between different uses whose peak operating times occur at different times of the day. An example of complementary uses for shared parking purposes are office and theatre. When the office parking demand is at 100% (at 10:00 and 11:00 in the morning on a weekday), the theatre parking demand is at 0%, according to the ULI Shared Parking document, Table 2-

5. Conversely, when the theatre parking demand is at 100% (from 8:00 to 10:00 on a weekend night), the office has virtually no parking demand. These two uses, then, can share all or a portion of the same parking supply without detriment to the other, rather than each providing their own distinct and complete parking study.

The ULI study also identifies monthly variations in parking demand for each use for each month of the year. Parking demand for retail peaks in the month of December, during the holiday season, and is at less than 75% from January through October. A health club, on the other hand, is at its peak during January.

Each of these factors are applied to the proposed condition and incorporated into spreadsheets, which are summarized and provided in Attachment A. Applying these factors to a particular mix of integrated land uses yields a projected peak parking requirement, at a particular time of day (weekday and weekend) and season. In theory, the actual parking needs for that mix of uses will not exceed the projected peak, due to the interrelationships and benefits of shared parking synergies. 76 Mr. Allard, August 24, 2022, Page 4
kimley-horn.com 1100 Town and Country, Suite 700, Orange, CA 92868 714 939 1030 The ULI study classifies restaurant use into three categories: Fine/Casual Dining, Family Restaurant, and Fast-Food Restaurant. For purposes of the shared parking analysis, both restaurants were classified as Fast-Food Restaurant.

The shared parking analysis indicates that in the proposed condition, with ULI base ratios, the weekday parking demand for the banquet hall, hotel, and restaurant uses would peak at 178 occupied parking s p a c e s a t 2 : 00 P M i n t h e m o n t h o f O c t o b e r , a n d t he w e e k e n d p a r k i n g d e m a n d w o u l d p e a k a t 1 7 3 occupied parking spaces at 2:00 PM in the month of October. Based on ULI’s recommended parking demand by use, this equates to a shared parking reduction of approximately 46%.

After applying this shared parking reduction to the City’s parking requirement for the proposed project of 435 parking spaces, the adjusted peak parking demand for the proposed project would be 235 parking spaces. The site will provide 370 parking spaces, resulting in a surplus of 135 parking spaces, based on the shared parking analysis. The shared parking reduction and adjusted parking demand is shown in Table 3. Based on the shared parking synergies and fluctuations in peak parking patterns on a monthly, daily, and hourly basis, the parking demand for the combination of land uses would be accommodated with the proposed parking supply.

CONCLUSION
Based on the shared parking synergies and fluctuations in peak parking patterns on a monthly, daily, and hourly basis, the parking demand for the combination of land uses would be accommodated with the proposed parking supply.

Should you have any questions regarding this memorandum, please do not hesitate to contact me at 714-786-6117.

Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.

Trevor Briggs, P.E.

Project Manager
77 78
TABLE 1
FONTANA SQUARE PROJECT
SUMMARY OF PARKING REQUIREMENTS
Quantity/ Parking Required
Unit Capacity Code 1
Parking
Banquet Hall SF 7,610 0.025 191
Rooms 184 1.0 184
Employee 10 1.0 10
Restaurant SF 5,000 0.010 50
TOTAL Parking Required 435
TOTAL Parking Provided 370
Parking Surplus (Deficit) (65)
1 Source: City of Fontana Municipal Code, Section 30-685 Building / Use
Staybridge Suites/Holiday Inn Express (Hotel)
Fontana Square Project
Shared Parking Analysis
Kimley-Horn and Associates, Inc.

August 2022
79 TABLE 2
FONTANA SQUARE PROJECT
SUMMARY OF ULI PARKING RECOMMENDATIONS
Quantity/ Parking Required
Unit Capacity Code 1
Parking
Banquet Hall KSF 7.61 6.00 46
Rooms 184 1.15 212
Restaurant KSF 5.00 14.40 72
TOTAL Parking Required 330
TOTAL Parking Provided 370
Parking Surplus (Deficit) 40
1 Source: ULI Shared Parking Third Edition
Building / Use
Holiday Inn Express (Hotel)
Fontana Square Project
Shared Parking Analysis
Kimley-Horn and Associates, Inc.

August 2022
80 TABLE 3
FONTANA SQUARE PROJECT
SUMMARY OF SHARED PARKING REDUCTION
Required
Parking
City Code Parking Requirements 1 435
330
Peak Shared Parking Demand 178
Shared Parking Reduction 46%
TOTAL Adjusted Parking Required 235
TOTAL Parking Provided 370
Parking Surplus (Deficit) 135
1 Source: City of Fontana Municipal Code, Section 30-685 Parking Requirements
ULI Parking Requirements
Fontana Square Project
Shared Parking Analysis
Kimley-Horn and Associates, Inc.

Project: Fontana Square
Description: NWC Citrus & S Highland Ave
Quantity Unit 2 PM October 2 PM October
Fast Casual/Fast Food 5,000 sf GLA 12.40 100% 67% 8.27 ksf GLA 12.70 100% 68% 8.66 ksf GLA 90% 96% 36 90% 96% 38 Employee 2.00 100% 100% 2.00 2.00 100% 100% 2.00 95% 100% 10 95% 100% 10 Hotel-Business 184 keys 1.00 59% 100% 0.59 key 1.00 69% 100% 0.69 key 60% 95% 62 60% 95% 73 Hotel-Leisure keys 1.00 50% 100% 0.50 key 1.00 50% 100% 0.50 key 70% 75% - 70% 75% - Hotel Employees 184 keys 0.15 100% 100% 0.15 key 0.15 100% 100% 0.15 key 100% 95% 26 100% 95% 26 Restaurant/Lounge sf GLA 6.67 63% 90% 3.78 ksf GLA 7.67 54% 30% 1.24 ksf GLA 33% 96% - 33% 96% - Meeting/Banquet (0 to 20 sq ft/key) sf GLA 0.00 68% 60% 0.00 ksf GLA 0.00 68% 70% 0.00 ksf GLA 65% 100% - 65% 100% - Meeting/Banquet (20 to 50 sq ft/key) sf GLA 0.00 68% 60% 0.00 ksf GLA 0.00 68% 70% 0.00 ksf GLA 65% 100% - 65% 100% - Meeting/Banquet (50 to 100 sq ft/key) sf GLA 0.00 68% 60% 0.00 ksf GLA 0.00 68% 70% 0.00 ksf GLA 65% 100% - 65% 100% - Convention (100 to 200 sq ft/key) 7,610 sf GLA 12.64 68% 60% 5.16 ksf GLA 5.50 68% 70% 2.62 ksf GLA 100% 85% 34 100% 85% 17 Convention (> 200 sq ft/key) sf GLA 5.50 68% 60% 2.24 ksf GLA 5.50 68% 70% 2.62 ksf GLA 100% 85% - 100% 85% - Restaurant/Meeting Employees 7,610 sf GLA 1.29 100% 100% 1.29 ksf GLA 1.29 100% 100% 1.29 ksf GLA 100% 100% 10 100% 100% 10 Office <25 ksf sf GFA 0.30 100% 100% 0.30 ksf GFA 0.03 100% 100% 0.03 ksf GFA 95% 100% - 60% 100% - Reserved empl 0.00 100% 100% 0.00 0.00 100% 100% 0.00 100% 100% - 100% 100% - Employee 3.50 100% 100% 3.50 0.35 100% 100% 0.35 95% 100% - 60% 100% - 132 128
46 46
- -
178 173
Weekend
Shared Parking Demand Summary
Peak Month: OCTOBER -- Peak Period: 2 PM, WEEKDAY
WeekdayWeekendWeekday
Project Data
Land Use
Peak Mo
AdjUnit For
Ratio
Estimated
Parking
Demand
Peak Hr
Adj
Peak Mo
Adj
Office
Base
Ratio
Unit For
Ratio
Estimated
Parking
Demand
Retail
Non-
Captive
Ratio
Project
Ratio
Non-
Captive
Ratio
Project
Ratio
Driving
Adj
Entertainment and Institutions
Hotel and Residential
Food and Beverage
Base
Ratio
Driving
Adj
Peak Hr
Adj
Additional Land Uses
Total
Reserved
Employee/Resident
CustomerCustomer/Visitor
Employee/Resident
Total
Reserved
Fontana Square
Shared Parking Analysis
ATTACHMENT A Kimley-Horn and Associates, Inc.
8/24/2022 82
Copyright© 2020 The Urban Land Institute, International Council of Shopping Centers, and National Parking Association. All rights reserved.

Project: Fontana Square
Description: NWC Citrus & S Highland Ave
Time Demand Time Demand Time Demand Time Demand
January 12 PM 137 11 AM 135 12 PM 137 6 PM 115
February 2 PM 160 11 AM 159 2 PM 160 6 PM 134
March 2 PM 175 11 AM 173 2 PM 175 6 PM 150
April 2 PM 170 11 AM 168 2 PM 170 6 PM 152
May 2 PM 169 11 AM 167 2 PM 169 6 PM 150
June 2 PM 164 11 AM 163 2 PM 164 6 PM 147
July 2 PM 163 11 AM 161 2 PM 163 6 PM 147
August 2 PM 165 11 AM 164 2 PM 164 6 PM 144
September 2 PM 170 11 AM 168 2 PM 170 6 PM 147
October 2 PM 178 11 AM 176 2 PM 178 6 PM 154
November 2 PM 168 11 AM 166 2 PM 168 6 PM 141
December 12 PM 152 11 AM 149 12 PM 152 6 PM 124
Late December 12 PM 108 11 AM 105 12 PM 108 6 PM 99
Time Demand Time Demand Time Demand Time Demand
January 12 PM 131 11 AM 129 12 PM 131 6 PM 121
February 2 PM 151 11 AM 149 2 PM 151 6 PM 139
March 2 PM 169 11 AM 168 2 PM 169 6 PM 159
April 2 PM 172 11 AM 170 2 PM 172 6 PM 165
May 2 PM 169 11 AM 168 2 PM 169 6 PM 162
June 2 PM 167 11 AM 165 2 PM 167 6 PM 160
July 2 PM 167 11 AM 165 2 PM 167 6 PM 161
August 2 PM 162 11 AM 160 2 PM 162 6 PM 153
September 2 PM 166 11 AM 164 2 PM 166 6 PM 156
October 2 PM 173 11 AM 172 2 PM 173 6 PM 163
November 2 PM 159 11 AM 157 2 PM 159 6 PM 147
December 12 PM 141 11 AM 138 12 PM 141 6 PM 127
Late December 12 PM 115 11 AM 113 12 PM 115 6 PM 112
Eve Peak HrPM Peak HrAM Peak HrOverall Pk
Monthly Comparison Summary
Monthly Comparison Summary
Month
Weekend
Eve Peak HrPM Peak HrAM Peak HrOverall PkMonth
Weekday
Fontana Square
Shared Parking Analysis
ATTACHMENT A Kimley-Horn and Associates, Inc.
8/24/2022 83
12/13/2022 Page 1
Proposed Fontana Square Project
Shared Parking Assessment Comments and Responses
Comment Response
City of Fontana (3rd Party Review: Fehr and Peers)
Fehr & Peers reviewed the Share Parking Assessment for the Fontana Square project dated August 2022, prepared by Kimley Horn on behalf of the City of Fontana. We have the following comments on the report:

1. We are concerned that the analysis may be underrepresenting the potential parking demand of the site. Given that special events (meetings, conferences, training seminars, etc.) may be held at the banquet hall over the weekend when parking demand for the hotel and sit-down restaurant may be at its highest. We would recommend considering including a Friday evening and weekend peak hour.
a. It may also be appropriate to apply the ULI shared parking time of day ratios to the City’s required parking for the site to determine if sufficient parking supply is provided.

1. The ULI Shared Parking methodology (3 rd Edition) accounts for peak parking demand by month and by time-of-day during a weekday and weekend for all proposed uses, including the 7,610 SF of Banquet Hall.

The proposed hotels are anticipated to be business hotel uses. The ULI shared parking demand shows that the proposed parking supply can accommodate both weekday and weekend parking demand for the proposed project.
a. The ULI methodology was used to determine the percent reduction in parking demand due to shared parking, and the percent reduction was applied to the proposed parking
requirement based on the City’s parking code.

2. Please provide details on how the non-captive ratio assumptions were developed.
a. For example, a 60% non-captive ratio of the banquet hall would indicate that 40% of attendees at events at the banquet hall would also be staying at the hotel.

2. The non-captive ratios were developed based on recommended values for “Typical business hotel, suburban location” in the ULI Share Parking, 3rd Edition (Refer to Figure 4-18 - Suggested Mode and Noncaptive Adjustment Factors for Hotels), which indicated 60% non-captive ratio for weekdays and 70% non-captive ratio for weekends.
84 ATTACHMENT NO. 6

RESOLUTION NO. PC 2023-____

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

FONTANA RECOMMENDING APP ROVAL OF A RESOLUTION TO

ADOPT THE INITIAL STUDY AND MITIGATED NEGATIVE

DECLARATION AND THE MIT IGATION MONITORING AND

REPORTING PROGRAM (MMRP) AND DIRECT STAFF TO FILE A

NOTICE OF DETERMINATION, AND ADOPT A RESOLUTION TO
APPROVE TENTATIVE PARCEL MAP NO. 20 464 FOR
CONSOLIDATION OF 31 LOTS INTO FOUR (4) PARCELS AND

VACATING A PORTION OF HIGHLAND AVENUE , APPROVE
VARIANCE NO. 22 -001 TO REDUCE THE REAR YARD LANDSCAPE
SETBACK ABUTTING A FREEWAY FROM 25 FEET TO TWO (2) FEET, APPROVE A CONDITIONAL USE PERMIT NO. 20 -025 FOR THE
ESTABLISHMENT OF DUAL BRANDED 5 -STORY HOTEL, APPROVE
CONDITIONAL USE PERMIT NO. 22-019 FOR A TYPE 47 (ON-SALE OF

BEER, WINE, AND DISTILLED SPIRITS) ABC LI CENSE FOR A
BANQUET HALL, APPROVE CONDITIONAL USE PERMIT NO. 22 -028 TO ESTABLISH A 2 -STORY, 38,907 SQUARE FOOT PUBLIC

ASSEMBLY PLACE (BANQUET HALL) AND APPROVE DESIGN
REVIEW NO. 20-031 FOR THE SITE AND ARCHITECTURAL REVIEW

OF A COMMERCIAL RETAIL CENTER THAT INCLUDES A BANQUET

HALL, A HOTEL FACILITY, A RETAIL/RESTAURANT BUILDING, AND

AN IN-N-OUT BURGER DRIVE THROUGH RESTAURANT , TOTALING
169,943 SQUARE FEET OF COMMERCIAL DEVELOPMENT ON A 8.9 ADJUSTED GROSS ACRE PROJECT SITE ( APNS: 0228 -301-01
THROUGH -08, 0228-310-20, -21, -22, -23, 0228-310-33 THROUGH -49, - 51, and 52).

WHEREAS, the City of Fontana received an application on October 5, 2020, for a Tentative Parcel Map No. 20464 (TPM No. 20 -021) – a request to combine 31 parcels into four parcels and vacate a portion of Highland Avenue ; Variance No. 22 -001 - a request to reduce the rear yard landscape setback abutting a freeway from 25 feet to two (2) feet; Conditional Use Permit No. 20 -025 – a request to establish a 5-story hotel; Conditional Use Permit No. 22 -019 – a request to operate a State of California Alcohol Beverage Control (ABC) license type 47 (On-Sale General – Eating Place) for the place of assembly (banquet hall); Conditional Use Permit No. 22 -028 – a request to operate a place of assembly (banquet hall) with in the Fontana Square commercial center; and Design Review No. 20 -031 – a request for the site and architectural review for the development of a commercial retail center which includes a banquet hall, hotel facilities, a sit down restaurant /retail building, and a drive-through restaurant (In-N-Out) on an approximately 8.9 adjusted gross acre site located within General Commercial (C -2) Zoning District.

Project Applicant: Jinder Singh
61380 29 Palms Highway, Suite 15 & 16
Joshua Tree, CA 92252

85 Resolution No. PC 2023-_____

Page 2 of 42 ends

Project Location: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228 -301-01 through -08, 0228- 310-20, -21, -22, -23, 0228-310-33 through -49, -51, and 52).

Site Area: Approximately 8.9 adjusted gross acres

WHEREAS, the subject site includes 31 parcels that were annexed from the San Bernardino County into the City of Fontana in October 6, 1981; and 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, Conditions of Approval have been prepared and are attached hereto as Exhibits “A, B, C, D, and E” for Tentative Parcel Map 20464 (TPM No. 20-021), Variance No. 22-001, Conditional Use Permit Nos. 20-025, 22-019, 22-028 and Design Review No. 20-031; and
WHEREAS, pursuant to the California Environmental Act (CEQA), an Initial Study/Mitigated Negative Declaration and Mitigation Monitoring Program were completed on December 23, 2022, and concluded that no significant impacts would be caused by the project, t herefore, a Mitigated Negative Declaration has been recommended for adoption; 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; posted at City Hall and onsite at the project site; and
WHEREAS, on January 17, 2023 , a duly noticed public h earing for Tentative Parcel Map No. 20464 (TPM No. 20-021), Variance No. 22-001, Conditional Use Permit Nos. 20-025, 22-019, 22-028 and Design Review No. 20 -031, was held by the Planning Commission (“Commission”) to consider testimony and evidence presented by the applicant, City staff, and other interested parties, at the Public Hearing held with respect hereto; and
WHEREAS, the Planning Commission carefully considered all information pertaining to the proposed p roject, including the staff report, findings, and all of the information, evidence, and testimony presented at its public hearing on January 17, 2023; and
WHEREAS, all other legal prerequisites to the adoption of this r esolution have occurred.

NOW, THEREFORE, the Commission RESOLVES as follows:

Section 1. The City of Fontana Planning Commission hereby makes the following findings for the Tentative Parcel Map No. 20464 in accordance with the Fontana Development Code:

86 Resolution No. PC 2023-_____

Page 3 of 42 ends

Finding No. 1: The proposed parcel map is consistent with the City’s General Plan.

Finding of Fact: Tentative Parcel Map No. 20464 is consistent with the General Plan Land Use Designation for the project site of General Commercial (C- G). The C -G designation is intended for general retail uses , food services, business and professional offices, and related services establishments. The proposed commercial retail center that includes dual branded hotel, a restaurant, retail area, In-n-out, and a banquet hall facility is consistent with the General Plan Land Use Designation of General Commercial (C-2). The proposed tentative parcel map will combine 31 parcels into four (4) parcels and vacate a porti on of Highland Avenue for the development of a commercial center. The uses are consistent with the General Plan Land Use Designation.

Finding No. 2: The design and improvements of the proposed tentative parcel map is consistent with the General Plan.

Finding of Fact: The design of the proposed parcel map is consistent with the General Plan. The lot width is approximately 1,200 feet and has an approximate lot depth of 354 feet and street configuration conform to the requirements of the Circulation Master Plan, Subdivisions (Chapter No. 26), and the Zoning and Development Code (Chapter No. 30). The parcel map will combine 31 parcels and vacate a portion of Highland Avenue into four (4) parcel to accommodate a dual branded hotel , banquet hall, a drive-thru establishment and retail/restaurants commercial pads . Three (3) proposed points of access are proposed along South Highland Avenue and one access point is provided from Catawba Avenue.

Finding No. 3: The site is physically suitable for the type and density of development proposed.

Finding of Fact: The project site of approximately 8.9 adjusted gross acres is adequate in size to accommodate the development referenced herein. The lot size , lot width, and lot depth are as indicated in Finding No. 2 above are consistent with other commercial developments. Three points of access are proposed for the commercial center along South Highland Avenue and one from Catawba Avenue . The lot si ze is consistent with surrounding commercial developments.

Finding No. 4: The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or will not substantially and avoidably injure fish or wildlife or their habitat.

Finding of Fact: The design of the parcel map is not likely to cause substantial environmental damage or substantially and avoidably injure fish or 87 Resolution No. PC 2023-_____

Page 4 of 42 ends

wildlife or their habitat. An Initial Study (IS) & Mitigated Negative Declaration was completed to identify potential environmental impacts and mitigation measures are included to reduce any potential impacts to less than significant levels. The Initial Study/Mitigated Negative Declaration is included under separate cover and is referenced herein.

Finding No. 5: The design of the subdivision or type of improvements will not cause serious public health problems.

Finding of Fact: The combining of 31 parcels and vacation of a portion of Highland Avenue into four (4) parcels will not cause health problems. The proposed development complies with the Fontana City Codes and the General Plan as indicated in Findings Nos. 1 through 4 above .

Improvements include streets, sidewalks, drainage, and grading to provide a safe and well-designed project for the area. Therefore, the project shall promote the public health, safety, and welfare of the surrounding community.

Finding No. 6: The design of the subdivision or the types of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed
subdivision. The planning commission may approve a map if it finds that alternative easements, for access or for use, will be provided, and that these will be substantially e quivalent to easements previously acquired by the public.

Finding of Fact: The design and improvements of Tentative Parcel Map No. 20464 will not conflict with access easements acquired by the public. The proposed lot s are accessed from South Highland Av enue and Catawba Avenue which are publicly maintained streets. Currently there are no other public access easements through or within the proposed project site.

Section 2. The City of Fontana Planning Commission hereby makes the following findings for V ariance No. 22 -001 in accordance with Section 30 -218 “Findings for approval of Variance” of the Fontana Zoning and Development Code:

Finding No. 1: That because of circumstances applicable to the property including size, shape, topography, location or surroundings, the strict application of this chapter will deprive the property of privileges enjoyed by other property in the vicinity and under identical zoning classification.

Finding of Fact: As part of the project, the applicant is proposing to vacate a portion of Highland Avenue which is a dead end street tha t abuts vacant parcels and the Citrus Avenue freeway off-ramp. T he proposed 88 Resolution No. PC 2023-_____

Page 5 of 42 ends

project includes the construction of a dual branded hotel (Holiday Inn & Express and Staybridge Suites) , banquet hall, r etail/restaurants, and In -n-out restaurant . Because of the proposed vacation, the project site is adequate in size, shape, topography, location and surroundings, however, the project site does not meet the required rear yard landscape setback for parking spaces/drive aisles abutting a freeway. The Zoning and Development Code requires a 25 -foot rear yard landscape setback when parking spaces/drive aisles are abutting a freeway (210 freeway). The applicant is providing a 2-foot to 12-foot rear yard landscape setback at the rear yard . The strict application of development code deprives the property of privileges enjoyed by other property and prohibits the construction of the proposed project, which will bring much needed commercial uses, restaurants, and a pla ce to hold special events for residents and visitors. Without the variance the applicant will not provide the necessary and much needed commercial uses, place of assembly, restaurants, and hotels for north Fontana.

Based on the shape of the project site adjacent to right-of-way (South Highland Avenue), and the Citrus Avenue off-ramp (not the freeway) the project site is constrain to its shape, and therefore it cannot be expanded to meet the required 25 -foot landscape setback. The project site is abutting the Citrus off-ramp and not the freeway where the cars travel east and west. The proposed project site is 37 feet from the rear yard property line to the Citrus Avenue off -ramp and 142 feet from the rear yard property line to the actual 210 freeway .

The shape and constrains from the right -of-way and the Citrus Avenue off-ramp deprives the property of privileges enjoyed by other property in the vicinity and under identical zoning classifications.

Based on the shape and constraints of the site, the variance will not grant special privileges inconsistent with the limitation upon other properties in the vicinity.

The proposed project is consistent with the General Commercial (C- 2) zoning district and will meet all other development standards (except for rear yard landscape setback) including sidewalk width, designated public access, driveway depth, lot coverage, and all Municipal Code standards making this a safe and conforming site.

The proposed project will comply with the applicable building codes, zoning codes, and fire codes and appropriate standards, will make for a safe, attractive, and well-designed project for Fontana.

Finding No. 2: That the granting of such a variance, major will be subject to conditions assuring that the variance, major shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zoning district in which the property is located.

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Finding of Fact: The proposed project includes the constructio n of a dual branded hotel (Holiday Inn & Express and Staybridge Suites), banquet hall, retail/restaurants, and In -n-out restaurant. The proposed uses are permitted or conditionally permitted within the C-2 zoning district. The proposed project has been con ditioned through Exhibit A through F and therefore, it will not constitute or a grant of special privil eges inconsistent with the limitations upon other properties in the vicinity and zoning district . The proposed project will comply with the applicable bu ilding codes, zoning codes (except for the rear yard landscape setback), and fire codes and appropriate standards, will make for a safe, attractive, and well-designed project.

Finding No. 3: That the variance, major does not authorize a use or activity which is not a specifically allowed use in the zoning district in which the property is located.

Finding of Fact: The proposed project includes the construction of a dual branded hotel (Holiday Inn & Express and Staybridge Suites), banquet hall, retail/restaurants, and In -n-out restaurant. The proposed uses are permitted or conditionally permitted within the C-2 zoning district. The proposed project is consistent with the General Commercial (C -2) zoning district and will meet all the other development standards (except for rear yard setback) including sidewalk width, designated public access, driveway depth, lot coverage, and all Municipal Code standards making this a safe and conforming site. The proposed project will comply with the applicable building codes, zoning codes, and fire codes and appropriate standards, will make for a safe, attractive, and well-designed project.

Section 3. The City of Fontana Planning Commission hereby makes the following findings for CUP No. 2 0-025 (Dual Branded Hotel) in accordance with Section 30 -150 “Findings for approval of conditional use permits” of the Fontana Zoning and Development Code:

Finding No. 1 The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning and Development Code, Municipal Code, General Plan, any applicable Specific Plan or Area Plan, and City
regulations/standards.

Finding of Fact: This project is a request for site and architectural review of a 122,151 square-foot 5-story dual branded hotel (Holiday Inn Express and Staybridge Suite) with 184 rooms and an 25,423 square foot pad size, all on an approximately 2.5-acre site . The proposed dual branded hotel facility is consistent with the General Plan Land Use Designation of General Commercial (C -2). The hotel is an allowed use in the commercial zone subject to the approval of a conditional 90 Resolution No. PC 2023-_____

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use permit (CUP). A conditional use permit still gives staff the ability to impose conditions. The proposed project is consistent with the General Commercial zoning district and will meet all development standards including sidewalk width, designated public access, driveway depth, lot coverage, and all Municipal Code standards making this a safe and conforming site.

Finding No. 2: The site is physically suited for the type, density, and intensity of the proposed use including access, utilities, and the absence of physical constraints and can be conditioned to meet all related performance criteria and development standards.

Finding of Fact: The site is adequate in size, shape, and accessibility to meet the current Zoning and Development Code requirements. The dual branded hotel facility is proposed on a 2.5 adjusted gross acre site and is a rectangular shaped property. The p roposed hotel is 6 5’-7” tall which matches the maximum height in the General Commercial zoning district. The dual branded hotel also proposes to include an outdoor pool and spa deck at the rear of the hotel. The 1st floor of the dual branded hotel proposes 23 rooms, conference room, fitness center, laundry, lobby area, and continental breakfast area. The 2nd, 3rd, 4th floors and 5th floors propose 161 rooms combined. Sidewalks and access ramps are included to satisfy all accessibility and ADA requirements. All utilities such as water, sewer, electricity, gas and storm drain systems are available for the project. The site will have three (3) points of access from South Highland Avenue and one access point at Catawba Avenue. Two-access drives on South Highland Avenue would be limited to right -in/right-out movement when a future median is installed. The project site will have a proposed traffic signal at the intersection of South Highland Avenue and Tokay Avenue. The traffic signal will give commuters the ability to turn right or left onto South Highland Avenue . Drive aisle widths, customer parking areas and proposed site lighting and landscaping meet or exceed the requirements of the zoning district.

Finding No. 3: Granting the permit would not be detrimental to the public interest, health, safety, convenience, welfare, or materially injurious to persons, property, or improvements in the vicinity in which the project is located.

Finding of Fact: There will be no adverse effect to the neighboring sites or their permitted uses. The proposed project has been reviewed by the Planning D epartment, Engineering Department, the Building and Safety Department, and County Fire Prevention for site circulation, access, and safety. Any possible adve rse effects shall be mitigated by the Conditions of Approval set forth in the Conditional Use Permit and as referenced herein. The Planning D epartment has drafted Conditions of Approval to mitigate potential negative impacts.

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Section 4. The City of Fonta na’s, Planning Commission hereby makes the following findings for Conditional Use Permit No. 2 2-019 (ABC License Type 47) in accordance with Section No. 30 -150 “Findings for approval” of the Fontana Zoning and Development Code:

Finding No. 1: The propose d use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning and Development Code, Municipal Code, General Plan, any applicable specific plan or area plan, and City
regulations/standards.

Findings of Fact: The request is to allow for a new banquet hall to operate with a California Department of Alcoholic Beverage Control (ABC) Type 47 (On-sale General for a Bona fide eating place) License. The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue. The project proposes to obtain a Type 47 (On-Sale, General) Alcoholic Beverage Control (ABC) license for special events within a banquet hall facility. The proposed Type 47 (General) ABC License will allow the banquet hall to have on-site consumption of beer, wine, and distilled spirits. The project site has a General Plan land use designation of General Commercial (C -G). The C -G land use designation category is described by the Zoning and Development code as “retail, food services, malls, hotels, wholesale, place of assemblies, auto dealerships and offices, including medical offices and clinics, that can serve a broader, regional population”.

The current land use designation allows for the proposed use of alcohol sales in spec ial events with approval of a Conditional Use Permit. Also, based on the census tract location, this area does not have any existing ABC licenses within this census tract. Therefore, staff supports the proposed CUP for the ABC license.

Findings of Fact: The project proposes to obtain a Type 47 (On -Sale, General) Alcoholic Beverage Control (ABC) license for special events within a proposed banquet hall facility. The site is adequate in size, shape, and accessibility to meet the current Zoning and Development Code requirements. This facility will be built pursuant to all applicable building, zoning, and fire codes and standards. The project includes streets improvements and sidewalks, grading, and drainage to provide a safe and well-designed project.

There will be three (3) vehicle access points to the site from South Highland Avenue and one from Catawba Avenue. The driveway will be designed to accommodate passenger vehicle traffic, tractor-trailer traffic, and service vehicles, as necessary. The proposed project has 92 Resolution No. PC 2023-_____

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been reviewed by Planning, Engineering, Building and Safety, and Fontana Fire Prevention for site circulation, access, and safety.

The project site is physically suitable in size and shape to support the establishment of the Type 4 7 ABC License . The applicable building codes, zoning codes, and fire codes and appropriate standards, will make for a safe, attractive, and well-designed project.

As proposed, the project is consistent with the standards of the Zoning and Development Code. The proposal has been designed to be compatible with the surrounding uses while also providing a development that has been designed with features (architectural relief, added landscaping, street improvements, and lighting), to enhance the character of the surrounding neighborhood.

Findings of Fact: The project proposal is to obtain a Type 47 (On -Sale, General) Alcoholic Beverage Control (ABC) license for special events within a proposed banquet hall facility. The proposed project of establishing a type 47 license as identified and referenced in Finding No. 1 and Finding No. 2, above, has been determined not to be detrimental to the public interest, health, safety, convenience, welfare, or materially injurious to persons, property . The on-site circulation is adequa te.

All drive aisle widths meet both the Zoning and Development Code and Fontana Fire Prevention District minimums for access. The site will be accessed from South Highland Avenue and Catawba Avenue.

The driveway is designed to accommodate passenger vehicle traffic, tractor-trailers traffic, and service vehicles, as necessary. The proposed project has been reviewed by Planning, Engineering, Building and Safety, and Fontana Fire Prevention for site circulation, access, and safety. Additionally, adequate utilities and services exist on-site and off-site.

The proposal has been designed to be compatible with the surrounding uses while also providing a development that has been designed with features (architectural relief, added landscaping, street improvements, and lighting), to enhance the character of the surrounding neighborhood. It will also be consistent with the proposed commercial projects in the vicinity.

The proposed development will result in appropriate improvements, not only for the project si te, but the surrounding area as well. The project includes sidewalks, drainage, grading, and perimeter and privacy walls to provide a safe and well-designed neighborhood. The proposed building has been reviewed by Planning, Engineering, Building and Safety, and Fontana Fire Prevention for site circulation, access, and safety. As mentioned in Findings No. 1 and No. 2, above, the proposed project meets or exceeds the standards of the 93 Resolution No. PC 2023-_____

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Zoning and Development Code and will provide a safe design for public access.

Section 5. The City of Fontana Planning Commission hereby makes the following findings for Conditional Use Permit No. 22-028 (Banquet Hall) in accordance with Section No. 30-150 “Findings for approval” of the Fontana Zoning and Development Code:

Finding No. 1: The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning and Development Code, Municipal Code, General Plan, any applicable specific plan or area plan, and City
regulations/standards.

Findings of Fact: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue. The project site has a General Plan land use designation of General Commercial (C -G). The C -G land use designation category is described by the Zoning and Development code as “retail, malls, place of as semblies, restaurants, wholesale, auto dealerships and offices, including medical offices and clinics, that can serve a broader, regional population”. This includes banquet halls, hotels, restaurants and retail pads. The Zoning District for the project sit e is General Commercial (C -2). A place of assembly is permitted in the C -2 zone with the approval of a Conditional Use Permit by the Planning Commission. The proposed project will comply with the applicable building codes, zoning codes, and fire codes and appropriate standards, will make for a safe, attractive, and well-designed project.

Findings of Fact: The proposed project as identified and referenced in Finding No. 1, above, meets or exceeds the criteria contained in the Zoning and Development Code. This facility will be built pursuant to all applicable building, zoning, and fire codes and standards. The project includes streets improvements and sidewalks, grading, and drainage to provide a safe and well-designed project.

There will be three (3) vehicle access points to the site from South Highland Avenue and one from Catawba Avenue . The driveway s will be designed to accommodate passenger vehicle traffic, tractor-trailer traffic, and service vehicles, as necessary. The proposed p roject has been reviewed by Planning, Engineering, Building and Safety, and Fontana Fire Prevention for site circulation, access, and safety.

The project site is physically suitable in size and shape to support the development of a banquet hall facilit y. The applicable building 94 Resolution No. PC 2023-_____

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codes, zoning codes, and fire codes and appropriate standards, will make for a safe, attractive, and well-designed project. As proposed, the project is consistent with the standards of the Zoning and Development Code. The propos al has been designed to be compatible with the surrounding uses while also providing a development that has been designed with features (architectural relief, added landscaping, street improvements, and lighting), to enhance the character of the surrounding neighborhood.

Findings of Fact: The proposed project as identified and referenced in Finding No. 1 and Finding No. 2, above, has been determined not to be detrimental to the public interest, health, safety, convenience, welfare, or materially injurious to persons, property . The on-site circulation is adequate. All drive aisle widths meet both the Zoning and Development Code and Fontana Fire Prevention District minimums for access. The site will be accessed from South Highland Avenue and Catawba Avenue. For the anticipated traffic to the project site, there are three (3) proposed driveway s for the purpose of ingress and egress along the South Highland Avenue and one from Catawba Avenue. The driveway s are designed to accommodate passenger vehicle traffic, tractor -trailers tr affic, and service vehicles, as necessary. The proposed project has been reviewed by Planning, Engineering, Building and Safety, and Fontana Fire Prevention for site circulation, access, and safety. Additionally, adequate utilities and services exist on-site and off-site.

The proposal has been designed to be compatible with the surrounding uses while also providing a development that has been designed with features (architectural relief, added landscaping, street improvements, and lighting), to enhance th e character of the surrounding neighborhood. It will also be consistent with the proposed commercial projects in the vicinity.

The proposed development will result in appropriate improvements, not only for the project site, but the surrounding area as w ell. The project includes sidewalks, drainage, and grading to provide a safe and well-designed neighborhood. The proposed building has been reviewed by Planning, Engineering, Building and Safety, and Fontana Fire Prevention for site circulation, access, a nd safety. As mentioned in Findings No. 1 and No. 2, above, the proposed project meets or exceeds the standards of the Zoning and Development Code and will provide a safe design for public access.
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Section 6. The City of Fontana Planning Commission hereby makes the following findings for Design Review No. 20-031 in accordance with Section No. 30-120 “Findings for approval” of the Fontana Zoning and Development Code:

Finding No. 1: The proposal is consistent with the General Plan, Zoning and Development Code, and any applicable Specific Plan.

Finding of Fact: The project site is located on the north west corner of Citrus Avenue and South Highland Avenue. Further, t he project site is zoned General Commercial (C-2). The C-2 designation is intended for retail, customer services, and food services . The proposed project is comprised of a dual branded hotel (Holiday Inn Express and Staybridge Suites), retail/restaurant building, banquet hall, and In-N- Out drive-through restaurant. The commercial pads meet all the minimum standards in the Fontana Municipal Code excepting the rear yard landscape setback as identified in the variance discussion.

The project is proposed with a high-quality architectural design appropriate for the General Commercial (C -2). A ppropriate screening from the public right-of-way will also be provided.

This project, as proposed, is a request for the Planning Commission to review and approve the site and architectural design for the construction of a commercial retail center tota ling approximately 169,943 square feet. The dual branded hotel would be approximately 122,151 square feet. The remaining square footage would be for buildings located at three (3) other pads within the center. This project meets or exceeds the criteria contained in the Design Review section of the Zoning and Development Code.

Finding No. 2: The proposal meets or exceeds the criteria contained in this chapter and will result in an appropriate, safe and desirable development promoting the public health, safety, and welfare of the community.

Finding of Fact: The applicant has worked diligently with staff to incorporate site details that will beautify and enhance the overall aesthetics of the site. Some of the features include a Spanish architectural theme for the center, patios and drive entries, porte cochere for the drive thru restaurants, a unique and well -designed water feature that will enhance the corner statement of Citrus Avenue and South Highland Avenue, additional landscaping , building lighting and corner statement that would provide a sense of place and act as a landmark for the prominent corner. The development would encompass a dual branded hotel (Holiday Inn Express and Staybridge Suites) , restaurant, drive-through, and retail to provide services to residents, visitors and the overall community. Adequate parking and accessibility per standards have been incorporated therefore the 96 Resolution No. PC 2023-_____

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project will promote the public health, safety and welfare of the occupants and therefore, the community.

Finding No. 3: The proposal, in its design and appearance, is aesthetically and architecturally pleasing resulting in a safe, well -designed facility while enhancing the character of the surrounding neighborhood.

Finding of Fact: The proposed project as identified and referenced in Finding No. 1 and 2, has been determined to be aesthetically and architecturally pleasing and compatible with the neighborhood. The project site which is approximately 8.9 adjusted gross acres is physically suitable in size and shape to support the development of the proposed commercial retail center. The applicable building codes, zoning codes and fire codes and standards, will make for a safe, attractive, and well-designed project. As proposed, the project is consistent with the Zoning and Development Code.

The Spanish architecture theme selected for the commercial retail center is appropriate for the area and is consistent with surrounding uses and t he design guidelines in the Development Code. In addition, the proposed project is consistent with the goals and policies of the General Plan and applicable provisions of the zoning district, including Goal 5.3, Policy 5: (Community Design Element) stating that buildings “shall incorporate distinct and vari ed architectural details through varied rooflines, and detailed façade treatments”. Design characteristics include decorative cornices, pop- outs, veneer, stucco wall surface, pitched roofs, decorative columns, and decorative awnings.

Finding No. 4: The site improvements are appropriate and will result in a safe, well-designed facility.

The proposed development will result in appropriate improvements for the project site and the surrounding area as well. The project includes sidewalks, drainage, grading and a traffic signal with all necessary improvements on Citrus Avenue , Catawba Avenue, and South Highland Avenue to provide a safe and well -designed neighborhood. The proposed project has been reviewed by Planning, Engineering, Building and Safety and Fontana Fire Prevention for site circulation, access and safety. The proposed project iden tified in Finding No. 1 through Finding No. 3, above, meets or exceeds the standards of the Zoning and Development Code and will provide a safe design for public access.

Section 7. Pursuant to the California Environmental Act (CEQA) and Section 6.04 the 2019 Local Guidelines 04 for Implementing CEQA, an Initial Study/Mitigated Negative 97 Resolution No. PC 2023-_____

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Declaration and Mitigation Monitoring and Reporting Program (MMRP) were prepared for this project.

Section 8. Based on the foregoing, the City of Fontana Plann ing Commission hereby adopts a resolution adopting the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approving Tentative Parcel Map 20464 (TPM No. 20 -021), Variance No. 22 -001, Conditional Use Permit Nos. 20-025, 22-018, 22-019, 22-028 and Design Review No. 20-031, subject to the conditions of approval as shown in the attached Exhibits “A” through “ F” for the construction of a commercial shopping center at the northwest corner of Citrus Avenue and South Highland Avenue.

Section 9. 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 No. 21081.6.

Section 10. 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 17th day of January 2023.

City of Fontana

___________________________
Cathline Fort, Chair

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 the 17th day of January 2023, by the following vote, to-wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

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__________________________
Idilio Sanchez, Secretary

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EXHIBIT “A”

CITY OF FONTANA

CONDITIONS OF APPROVAL

PROJECT: Master Case No. 20-083 DATE: January 17, 2023
Tentative Parcel Map No. 20464
(TPM No. 20-021)

LOCATION: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228-301-01 through -08, 0228-310-20, -21, -22, -23, 0228-310-33 through -49, -51, and 52).

PLANNING DEPARTMENT:

1. The Tentative Parcel Map shall become null and void two (2) years from the date of approval unless the Final map is recorded or the applicant applies for an extension of time in accordance with the provisions in the Subdivision Map Act and the provisions in the City’s Municipal Code.

2. The rights and privileges granted by Tentative Parcel Map No. 20464 shall not become effective, nor shall the Applicant commence the use for which this tentative parcel map approval is granted, until the following has occurred:

• All conditions of approval imposed by this project have been fulfilled.

3. This tentative parcel map shall comply with all applicable development standards of Chapter No. 26 (Subdivisions), Chapter No. 30 (Zoning and Development) of the Municipal Code of the City of Fontana, and the Subdivision Map Act.

4. The applicant shall defend, indemnify, protect and hold harmless the City of Fontana or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City of Fontana or its agents, officers, attorneys or employees to attack, set aside, void, annul or seek monetary damages arising out of any challenge to the applicant’s proposed project or to any approvals of the Planning Commission and/or City Council concerning this project, including but not limited to actions challenging CEQA acti ons, permits, variances, plot plans, design plans, maps, licenses, and amendments. The City of Fontana shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense.

In the event of any such third party action or proceeding, the City shall have the right to retain legal counsel. The applicant shall be responsible and reimburse the City 100
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for such legal fees and costs, in their entirety, including actual attorneys’ fees, which may be incurred by the City in defense of such action or proceeding. This indemnification shall also include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities and expenses incurred in connection with such claim, action, or proceeding whether incurred by applicant, the City and/or any parties bringing such forth.

Except as required under applicable State and Federal law, the City of Fontana and the applicant acknowledge that the City would not have approved this project if the City were to be liable to applicant in damages under or with respect to all or any part of this application or this condition of approval. Accordingly, applicant shall not sue the City for damages or monetary relief for any matter arising from or related to this condition of approval. Applicant’s sole and exclusive remedy shall be limited to declaratory/injunctive relief, mandate, and/or specific performance.

5. In the event that one or more of the Conditions of Approval for this project needs to be amended and/or deleted due to health, safety or welfare concerns, the City Manager is authorized to approve or conditionally approve such amendment/deletion, provided that City manager shall bring such proposed amendment/deletion to the City Council at the next available meeting for City Council ratification, but in no event later than sixty (60) days following the City Manger’s decision. The noticing of such City Council meeting for possible ratification shall be pursuant to Sections 30-30 and 30-31 of the Municipal Code.

6. The applicant/developer shall comply with the mitigation measures identified in the Initial Study/Mitigated Negative Declaration Mitigation Monitoring and Reporting Program for this project.

7. Applicant shall pay all applicable service fees pursuant to the City of Fontana Municipal Code.

ENGINEERING DEPARTMENT:

8. The project shall be served by the City’s sanitary sewer system, all sewer facilities shall be constructed in accordance with the City Standards. Main trunk sewer line shall be in accordance with master sanitary sewer plan or as approved by the City Engineer.

9. The applicant shall obtain design and plan approval from all utility providers having jurisdiction over the on-site and off-site utilities. Completion of all undergrounding of onsite and off -site utilities is required by Section 27 -52 of the City Mun icipal Code and in accordance with plans and specifications approved by the City Engineer.

10. It is the Applicant’s responsibility to maintain all improvements and utilities within the public right-of-way, including street sweeping, prior to issuance of final certificate of occupancy by the City.

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11. The applicant shall obtain an encroachment permit and approval from Caltrans for any improvements that encroach into Caltrans’ right-of-way.

12. The applicant shall comply with the requirements of the Purchase, Sale and Disposition Agreement (PSDA) approved at City Council on June 14th, 2022.

PRIOR TO MAP RECORDATION

13. Applicant shall provide a Land Improvement Agreement, with accompanying security. The agreement shall be executed on City-provided forms.

PRIOR TO ISSUANCE OF CONSTRUCTION PERMITS

14. The Applicant shall record All parcel map, right-of-way dedications, easements, and reciprocal access agreement as required for the development.

15. Applicant shall submit engineered improvement plans and obtain full approval. All required public improvements, including but not limited to streets, storm drainage systems, sewers, traffic signals, streetlights, striping, signs, landscape, and any required traffic control and/or detour plans. All plans shall conform to City Standards and Specifications, and as approved by the City Engineer.

END OF CONDITIONS

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EXHIBIT “B”

CITY OF FONTANA

CONDITIONS OF APPROVAL
PROJECT: Master Case No. (MCN) 20-083 DATE: January 17, 2023 Conditional Use Permit No. (CUP) 20-025
Hotel (Dual Branded Holiday Inn Express and Staybridge)

LOCATION: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228 -301-01 through -08, 0228-310- 20, -21, -22, -23, 0228-310-33 through -49, -51, and 52).

PLANNING DEPARTMENT:

1. The rights and privileges granted by this project shall not become effective, nor shall the Applicant commence the use for which this project is granted, until both of the following have occurred:

A. All of the improvements, construction, alteration and other work set forth in this project have bee n completed and have been accepted by the City, as evidenced by the City’s issuance of a Certificate of Occupancy or other document evidencing the City’s final inspection and acceptance of the work; and
B. All other Conditions of Approval imposed by this project have been fulfilled.

2. In the event that one or more of the Conditions of Approval for this project needs to be amended and/or deleted due to health, safety, or welfare concerns, the City Manager is authorized to approve or conditionally approve such amendment/deletion, provided that City Manager shall bring such proposed amendment/deletion to the City Council at the next available meeting for City Council ratification, but in no event later than sixty (60) days following the City Manager’s decision. The noticing of such City Council meeting for possible ratification shall be pursuant to Section No. 30-30 and Section No. 30-31 of the Municipal Code.

3. The applicant shall defend, indemnify, protect and hold harmless the City of Fontana or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City of Fontana or its agents, officers, attorneys or employees to attack, set aside, void, annul or seek monetary damages arising out of any challenge to the applicant’s proposed project or to any approvals of the Planning Commission and/or City Council concerning this project, including but not limited to actions challenging CEQA actions, permits, variances, plot plans, design plans, maps, licenses, an d amendments. The City of Fontana 103
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shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense.

In the event of any such third -party action or proceeding, the City shall have the right to retain its own separate legal counsel to defend the interests of the City. The applicant shall be responsible for reimbursing the City for such legal fees and costs, in their entirety, including actual attorneys’ fees, which may be incurred by the City in defense of such action or proceeding. This indemnification shall also include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities and expenses incurred in connection with such claim, action, or proceeding whether incurred by applicant, the City and/or any parties bringing such forth.

The City of Fontana and the applicant acknowledge that the City would not have approved this project if the City were to be liable to applicant in damages under or with respect to all or any part of this application or this condition of approval.

Accordingly, applicant shall not sue the City for damages or monetary relief for any matter arising from or related to this condition of ap proval. Applicant’s sole and exclusive remedy shall be limited to declaratory/injunctive relief, mandate, and/or specific performance.

4. This Conditional Use Permit shall become null and void two (2) years from the date of approval, unless the appropriate pe rmits have been obtained and construction, defined as permit obtainment, commencement of construction of the primary building on site, and successful completion of the first Building and Safety Department inspection, has commenced within this period.

5. All Conditions of Approval contained herein shall be incorporated into all applicable final construction plans and a copy of these conditions shall be placed on a sheet in the final building or grading plans prior to issuance of any building or grading permits.

6. Color combinations and color schemes for buildings approved under a design review application shall not be modified or changed without prior approval of the original approving body by a revision to the original application. Minor hue color changes may be approved by the Director of Planning. The Director of Planning may refer minor hue color changes to the original approving body for consideration under a revision to the original application.

7. Exterior lighting compatible with the design of the building shall be provided for the parking lot. The lighting shall be directed and shielded so as to illuminate only the parking area and to avoid glare impacts on adjacent properties.

8. All signs shall be reviewed under a separate Design Review Sign application.

9. Any roof -mounted shall be screened from view from adjacent properties and the streets.

10. The property owner shall at all times maintain an adequate amount of paint, matching the project, and shall a bate any graffiti at the project within 48 hours of appearance of such graffiti.

PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY
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11. The current Development fees must be paid prior to issuance of building/construction permits.

END OF CONDITIONS

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EXHIBIT “C”

CITY OF FONTANA

CONDITIONS OF APPROVAL
PROJECT: Master Case No. (MCN) 20-083 DATE: January 17, 2023 Conditional Use Permit No. (CUP) 22-019
Type 47 (On-Sale General) ABC License for a Banquet Hall

LOCATION: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228 -301-01 through -08, 0228-310- 20, -21, -22, -23, 0228-310-33 through -49, -51, and 52).

PLANNING DEPARTMENT:

1. The rights and privileges granted by this project shall not become effective, nor shall the Applicant commence the use for which this project is granted, until both of the following have occurred:

C. All of the improvements, construction, alteration and other work set forth in this project have bee n completed and have been accepted by the City, as evidenced by the City’s issuance of a Certificate of Occupancy or other document evidencing the City’s final inspection and acceptance of the work; and
D. All other Conditions of Approval imposed by this project have been fulfilled.

3. The applicant shall defend, indemnify, protect and hold harmless the City of Fontana or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City of Fontana or its agents, officers, attorneys or employees to attack, set aside, void, annul or seek monetary damages arising out of any challenge to the applicant’s proposed project or to any approvals of the Planning Commission and/or City Council concerning this project, including but not li mited to actions challenging CEQA actions, permits, variances, plot plans, design plans, maps, licenses, and amendments. The City of Fontana 106
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shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense.

The City of Fontana and t he applicant acknowledge that the City would not have approved this project if the City were to be liable to applicant in damages under or with respect to all or any part of this application or this condition of approval.

Accordingly, applicant shall not sue the City for damages or monetary relief for any matter arising from or related to this condition of approval. Applicant’s sole and exclusive remedy shall be limited to declaratory/injunctive relief, mandate, and/or specific performance.

4. This Conditional Use Permit shall become null and void two (2) years from the date of approval, unless the appropriate permits have been obtained and construction, defined as permit obtainment, commencement of construction of the primary building on site, and successful c ompletion of the first Building and Safety Division inspection, has commenced within this period.

8. This project will comply with all applicable provisions, regulations, and development standards of the City of Fontana Municipal Code.

9. All signs shall be reviewed under a separate Design Review Sign application.

10. Prior to the construction of any modifications, all structural and aesthetic changes to the project design must be requested and approved in writing by the Director of Planning or his/her designee and/or the Planning Commission die to the historical building status.
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11. The establishment shall be operated as a “Bona Fide Public Eating Place” as defined by ABC. The restaurant shall maintain suitable kitchen facilities, and must make actual and substantial sales of meals for consumption on the premises.

12. At all times when premises are open for business, the sale of alcoholic beverages shall be incidental to the sale of food.

13. The quarterly gross sales of alcoholic beverages shall not exceed 35% of the restaurant’s total sales, which includes all food and all alcohol ic and non-alcoholic beverages.

14. The owner of the establishment shall, upon request, provide the City of Fontana with an audited report of sales ratio of food to alcoholic and non-alcoholic beverages.

15. Except within City-approved outdoor eating places, which are adequately separated from direct public access, no alcoholic beverages shall be consumed outside of an enclosed building.

16. Employees engaged in the sale or distribution of alcoholic beverages shall be at least 18 years of age. If the business owner, l icensee or management chooses to employ a salesperson between the ages of 18 to 20, that salesperson must be under the continuous supervision of at least one salesperson who is 21 years old or older.

Bartenders and cocktail waitresses shall be at least 21 years or older.

17. The hours of operation shall not exceed 7:00 am to 10:00 pm Sunday through Thursday, and 7:00 am to 2:00 am Friday and Saturday. The hours of operations shall not exceed the hours specified by State of California, Alcohol Beverage Control Permit/License.

18. Beverage coolers containing alcoholic beverages shall be located behind the cashier’s counter, behind the bar or in areas only accessible to employees.

19. Music is limited to overhead/background music, or as directed in a separate Conditional Use Permit or Minor Use Permit for entertainment. Any music allowed shall not be audible from outside the premise so as to disturb the peace, pursuant to Fontana Municipal Code No. 16 -19, 18-62, and 18-63. Such a system may be a radio, juke box (coin or token operated customer -paid mechanism) or similar non - hosted device or unit, but not including any system requiring an attendant or host such as a disk jockey or similar person.

20. Live entertainment is limited to the approved incidental banquet hall as lis ted in the conditions of approval for Conditional Use Permit ( CUP) No. 2 2-028. Disc jockey, karaoke, dancing, dance floor, or dance area to be provided on the premises shall be a separate Conditional Use Permit or Minor Use Permit for live entertainment unless otherwise not permitted.

21. At no time, shall the premises operate as a night club or dance hall.

22. There shall be no obstructions within and windows and doors which would hinder visual surveillance. Obstructions would include signage, window tint, window coverings, advertisements, etc.

23. No electronic arcade, amusement games, pool tables, dart boards, or other similar devices are permitted on the licensed premises.
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24. In the event security problems occur, the Police Department (Chief of Police) will issue a letter to the owner requesting a meeting to discuss said security problems.

If security problems are not resolved by the owner in the timeframe mutually agreed upon in said meeting, at the discretion of the Chief of Police, the business owner/licensee or management, at his or her own expense, shall provide a California licensed, un iformed security guards(s) on the premises, during such hours as requested and directed by the Police Department. All uniformed security guards shall comply with the Fontana Municipal Code Section No. 22 -62, and shall be registered with the State of Califo rnia’s Bureau of Security and Investigative Services as a security guard prior to employment within the City of Fontana.

25. On a regular and reasonable basis, litter shall be removed daily from the premises, including adjacent public sidewalks, and all parkin g areas under the control of the business owner/licensee. These areas shall be swept or cleaned, either mechanically or manually, on a weekly basis to control debris.

26. A digital video surveillance system is required at the premise. It is recommended to be an internet-based system and shall be maintained in proper working order at all times. The surveillance video/visual media shall be maintained for a minimum of sixty (60) days and upon request, shall be accessible to law enforcement personnel for viewing, copying and collection purposes during regular business hours.

27. Graffiti abatement by the business owner/licensee, or management shall be immediate and on -going on the premises, but in no event shall graffiti be allowed unabated on the premises for more t han 48 hours. Abatement shall take the form or removal or shall be covered/painted over with a color reasonably matching the color of the existing building, structure, or other surface being abated. Additionally, the business owner/licensee, or management shall notify the City within 24 hours (at 909-350-GONE) of any graffiti elsewhere on the property not under the business owner/licensee’s or management control so that it may be abated by the property owner and/or the City’s Graffiti Team.

28. The exterior o f the premise, including all entrances, walkways, adjacent public sidewalks, alleyways and parking lots under the control of the licensee, shall be illuminated at a minimum of one (1) foot candle of light during all hours of darkness, so that persons standing in those areas at night are identifiable by law enforcement personnel. All luminaries utilized are required to have vandal resistant light fixtures.

29. A prominent, permanent sign or signs stating “NO LOITERING IS ALLOWED ON OR IN FRONT OF THESE PREMISES” shall be posted on each side of the building and shall be clearly visible to patrons of the licensee. The size, format, placement, and languages of the sign or signs shall be determined by the Department of Alcoholic Beverage Control. Generally, the signs should be 24 inches in length and 14 inches in width with the print of sufficient size to make them clearly readable.

30. The operation of the business shall not violate any federal, state, or local laws or ordinances, including the rules, regulations and o rders of the State Alcoholic Beverage Control Department and conditions of this Conditional Use Permit. Failure to comply with these requirements shall constitute grounds for revocation of the Conditional Use Permit.

31. The applicant shall comply with the City False Alarm Ordinance. 109
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32. The business owner/licensee or management shall prevent on -site loitering. The management shall regularly police the area under its control to prevent the loitering of persons about the premises.

33. Responsible Beverage Service Training: All persons engaged in the sale or service of alcohol shall abide by the following requirements. If compliance with Item B (AB 1221 of 2017) is achieved, the requirement for Item A is void.

A. The licensee, business owner, all managers and employees engaged in the sale of alcohol, shall attend a L.E.A.D. training (Licensee Education on Alcohol and Drugs provided by the Department of Alcoholic Beverage Control) or an alternative responsible beverage service training (RBS), within 90 days of employment.

B. Comply with California Assembly Bill 1221 of 2017, Responsible Beverage Service Training Act. Details can be found on the website for the California Department of Alcoholic Beverage Control.

PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY

34. The current D evelopment fees must be paid prior to issuance of building/construction permits.

POLICE DEPARTMENT:

35. This is a high graffiti area of the city. To discourage graffiti, apply an anti -graffiti coating on all block walls.

36. Adhere to the City standard of one-foot candle minimum for all entrances, exits, pedestrian paths, parking lots, and activity areas. All areas shall be illuminated during all hours of darkness and all luminaries utilized shall be vandal -resistant fixtures. The type of lighting shall b e fluorescent, white L.E.D.s or metal halide.

Provide a photometric layout under separate exhibit to ensure the minimum light standard is met.

37. Adhere to the Standard Building Security Specifications of the Fontana Police Department.

END OF CONDITIONS

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EXHIBIT “D”

CITY OF FONTANA

CONDITIONS OF APPROVAL
PROJECT: Master Case No. (MCN) 20-083 DATE: January 17, 2023 Conditional Use Permit No. (CUP) 22-028
Banquet Hall

LOCATION: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228 -301-01 through -08, 0228-310- 20, -21, -22, -23, 0228-310-33 through -49, -51, and 52).

PLANNING DEPARTMENT:

1. The rights and privileges granted by this project shall not become effective, nor shall the Applicant commence the use for which this project is granted, until both of the following have occurred:

A. All of the improvements, construction, alteration and other work set forth in this project have been completed and have been accepted by the Cit y, as evidenced by the City’s issuance of a Certificate of Occupancy or other document evidencing the City’s final inspection and acceptance of the work; and
B. All other Conditions of Approval imposed by this project have been fulfilled.

2. In the event that one or more of the Conditions of Approval for this project needs to be amended and/or deleted due to health, safety, or welfare concerns, the City Manager is authorized to approve or conditionally approve such amendment/deletion, provided that City Manager shall bring such proposed amendment/deletion to the City Council at the next available meeting for City Council ratification, but in no event later than sixty (60) days following the City Manager’s decision. The noticing of such City Council meeting for p ossible ratification shall be pursuant to Section No. 30-30 and Section No. 30-31 of the Municipal Code.

3. The applicant shall defend, indemnify, protect and hold harmless the City of Fontana or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City of Fontana or its agents, officers, attorneys or employees to attack, set aside, void, annul or seek monetary damages arising out of any challenge to the applicant’s proposed project or to a ny approvals of the Planning Commission and/or City Council concerning this project, including but not limited to actions challenging CEQA actions, permits, variances, plot plans, design plans, maps, licenses, and amendments. The City of Fontana 111
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shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense.

Accordingly, applicant shall not sue the City for damages or monetary relief for any matter arising from or related to this condition of approval. Applicant’s sole and exclusive remedy shall be limited to declaratory/injunctive relief, mandate, and/or specific performance.

4. This Conditional Use Permit shall become null and void two (2) years from the date of approval, unless the appropriate permits have been obtained and construction, defined as permit obtainment, commencement of construction of the primary building on site, and successful completion of the first Building and Safety Division inspection, has commenced within this period.

6. Prior to the construction of any modifications, all structural and aesthetic changes to the project design must be requested and approved in writing by the Director of Planning or his/her designee and/or the Planning Commission

7. Color combinations and color schemes for buildings approved under a design review application shall not be modified or changed without prior approval of the original approving body by a revision to the original application. Minor hue color changes may be approved by the Director of Planning. The Director of Planning may refer minor hue color changes to the original approving body for consideration under a revision to the original application.

8. Exterior lighting compatible with the design of the building shall be provided for the parking lot. The lighting shall be directed and shielded so as to illuminate only the parking area and to avoid glare impacts on adjacent properties.

9. This project will comply with all applicable provisions, regulations, and development standards of the City of Fontana Municipal Code.

10. All signs shall be reviewed under a separate Design Review Sign application.

11. The hours of operation shall not exceed 7:00 am to 10:00 pm S unday through Thursday, and 7:00 am to 2:00 am Friday and Saturday.
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12. Amplified music may be permitted but the sound emitted from the mechanism shall not be audible outside the walls of the business establishment so as to disturb the peace, pursuant to Fontana City Code Section No. 16 -19, Section No. 18-062 and Section No. 18-063.

13. The incidental live entertainment for the banquet hall shall not be audible outside the walls of the business establishment so as to disturb the peace, pursuant to Fontana City Code Section No. 16-19, Section No. 18-062 and Section No. 18-063.

14. The business owner or management may allow incidental live entertainment to provide music for the banquet hall between the hours of 7:00 pm and 12:00 am on Fridays and Saturdays and from 7:00 pm and 10:00 pm on Sundays. The incidental live entertainment may be a solo artist, duo, trio, or group to provide music for the banquet hall. The incidental live entertainment shall not be used as a promotional event but shall be intended solely for the enjoyment of guests for the banquet hall.

15. At no time shall the premises operate as a nightclub, or dance hall.

16. There shall be no designated dance floor area provided on the premises.

17. At not time shall an entrance fee be charged to patrons entering the esta blishment for any reason, or for any entry into any area within the establishment to view any live performance, televised or promotional events.

18. No tint of any kind is permitted on the windows or doors to the establishment.

Security laminate film to discou rage vandalism (graffiti) is acceptable on any glass surface of the exterior but shall be clear in color (no tint or coloration).

19. Window signage shall not exceed 25% of each window, signage shall not block visibility into the interior of the board room or banquet hall. Any window signage shall be located within the upper or lower portions of each window.

20. In the event security problems occur and at the request of the Police Department, the business owner/licensee or management, at his or her own expense, sha ll provide a California licensed, uniformed security guard(s) on the premises, during such hours as requested and directed by the Police Department. All uniformed security guards shall comply with the Fontana Municipal Code Section No. 22 -62 and shall be r egistered with the State of California’s Bureau of Security and Investigative Services as a security guard prior to employment within the City of Fontana.

21. The operation of the business shall not violate any federal, state, or local laws, ordinances, or conditions of approval within this minor use permit. Failure to comply with these requirements shall constitute grounds for revocation of the minor use permit.

22. The approved set of Conditions of Approval shall be posted at all times at a visible located within the facility and shall remain legible at all times.

23. Graffiti abatement by the business owner shall be immediate and ongoing on the premises, but in no event shall graffiti be allowed unabated on the premises for more than 48 hours. Abatement shall take the form of removal or shall be covered/painted over with a color reasonably matching the color of the existing building, structure, or other surface being abated. Additionally, the business owner shall notify the City within 24 hours of any graffiti elsewhe re on the property not under the business 113
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owner control so that it may be abated by the property owner and/or the City’s Graffiti Enforcement Team.

24. All signs shall be reviewed under a separate Design Review Sign Application.

25. On a regular and reasonable basis, litter shall be removed daily from the surrounding area.

PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY

26. The current Development fees must be paid prior to issuance of building/construction permits.

POLICE DEPARTMENT:

27. This is a high graffiti area of the city. To discourage graffiti, apply an anti -graffiti coating on all block walls.

28. Adhere to the City standard of one -foot candle minimum for all entrances, exits, pedestrian paths, parking lots, and activity areas. All areas shall be illuminated during all hours of darkness and all luminaries utilized shall be vandal -resistant fixtures. The type of lighting shall be fluorescent, white L.E.D.s or metal halide.

Provide a photometric layout under separate exhibit to ensure the minimum light standard is met.

29. Adhere to the Standard Building Security Specifications of the Fontana Police Department.

END OF CONDITIONS

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EXHIBIT “E”

CITY OF FONTANA

CONDITIONS OF APPROVAL

PROJECT: Master Case No. 20-083 DATE: January 17, 2023
Design Review No. 20-031 and Variance No. 22-001
Shopping Center

LOCATION: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228 -301-01 through -08, 0228-310- 20, -21, -22, -23, 0228-310-33 through -49, -51, and 52).

PLANNING DEPARTMENT:

1. All Conditions of Approval contained herein shall be incorporated into all applicable final construction plans and a copy of these conditions, signed by the property owner or legal representative, shall be placed on the first sheet of the final building plans prior to issuance of any building permits.

2. This Design Review shall become null and void two (2) years from the date of approval, unless the appropriate permits have been obtained and construction, defined as permit obtainment, commencement of construction of the primary building on site, and successful completion of the first Building and Safety Division inspection, has commenced within this period.

3. The rights and privileges granted by this project shall not become effective, nor shall the Applicant commence the use for which this project is granted , until both of the following have occurred:

a. All of the improvements, construction, alteration and other work set forth in this project have been completed and have been accepted by the City, as evidenced by the City’s issuance of a Certificate of Occu pancy or other document evidencing the City’s final inspection and acceptance of the work; and

b. All other Conditions of Approval imposed by this project have been fulfilled.

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4. Prior to the construction of any modifications, all structural and aesthetic changes to the project design must be requested and approved in writing by the Director of Planning or his/her designee.

5. This project will comply with all applicable provisions, regulations and development standards of the City of Fontana Municipal Code.

6. The occupants of this facility shall comply with applicable provisions of local, state and federal laws and regulations with respect to noise, vibration, smoke, odors, fire and explosive hazards, including, but not limited to the City’s adopted Hazardous Materials Management Plan and Industrial Wastewater/Discharge requirements.

7. The applicant shall defend, indemnify, protect and hold harmless the City of Fontana or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City of Fontana or its agents, officers, attorneys or employees to attack, set aside, void, annul or seek monetary damages arising out of any challenge to the applicant’s proposed project or to any approvals of the Planning Commission and/or City Council concerning this project, including but not limited to actions challenging CEQA actions, permits, variances, plot plans, design plans, maps, licens es, and amendments. The City of Fontana shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense.

In the event of any such third party action or proceeding, the City shall have the right to retain legal counsel. The applicant shall be responsible and reimburse the City for such legal fees and costs, in their entirety, including actual attorneys’ fees, which may be incurred by the City in defense of such action or proceeding. This indemnification shall also include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities and expenses incurred in connection with such claim, action, or proceeding whether incurred by applicant, the City and/or any parties bringing such forth.

8. In the event that one or more of the Conditions of Approval for this project needs to be amended and/or deleted due to health, safety or welfare concerns, the City Manager is authorized to approve or conditionally approve such amendment/deletion, provided that City manager shall bring such proposed amendment/deletion to the City Council at the next availa ble meeting for City Council ratification, but in no event later than sixty (60) days following the City 116
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Manger’s decision. The noticing of such City Council meeting for possible ratification shall be pursuant to Sections 30-30 and 30-31 of the Municipal Code.

9. Exterior lighting compatible with the design of the building shall be provided for the parking lot. The lighting shall be directed and shielded so as to illuminate only the parking area and to avoid glare impacts on adjacent properties.

10. All roof-mounted equipment and ground mounted equipment shall be screened from view from adjacent properties and streets with colors and materials that are compatible with the architecture of the building(s).

11. Any foam treatment used for architecture treatments and/or projections located on the first floor shall be covered with concrete or similar durable material a minimum of ¼ inch thick, or as determined by the Director of Planning.

12. The applicant shall post a publicly visible sign on the project site with the telephone number and 24-hour point of contact for dust, noise, and construction complaints.

The 24-hour point of contact shall be available 24 hours a day, 7 days a week and have authority to commit additional assets to control dust, or respond to construction complaints after hours, on weekends and on holidays. Construction shall be limited to 7:00am to 6:00pm on weekdays, 8:00am to 5:00pm on Saturdays, and no construction on Sundays and Holidays.

13. The applicant shall fence off any future undeveloped pad are a with a four (4) foot high white vinyl fence and hydroseed the undeveloped pad area.

14. Bicycle parking racks or secured bicycle lockers shall be provided for this development. Bicycle racks or lockers shall be provided at a rate of one bicycle parking space per 20 automobile parking spaces with a minimum of a two -bike rack.

15. All future monument signs shall be reviewed under a separate Design Review Sign application.

PRIOR TO ISSUANCE OF A GRADING PERMIT:

16. The applicant/developer shall comply with the mitigation measures identified in the Initial Study/Mitigated Negative Declaration Mitigation Monitoring and Reporting Program.

17. The applicant shall have fully provided, constructed, or otherwise meet all Planning Department’s requirements per approved plan s, and shall have addressed all punch list items to the satisfaction of the Director of Planning.

18. All Conditions of Approval contained herein shall be incorporated into all applicable final construction plans and a copy of these conditions, signed by the property owner or legal representative, shall be placed on a sheet in the final building or grading plans prior to issuance of any building or grading permits.

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19. A Planning Department final inspection fee shall be paid prior to issuance of the Certificate of Occupancy for Industrial and Commercial Development.

20. Applicant shall pay all applicable service fees pursuant to the City of Fontana Municipal Code.

21. All architecture treatments and /or projections located on any elevation of any building shall be of durable non-foam e.g. (extrusive polystyrene) material; the use of foam for additional detailing is permitted above the first 14 feet in height on the elevations.

BUILDING & SAFETY DEPARTMENT:

22. Shall comply with the latest adopted edition of the following codes as applicable:

A. California Building Code
B. California Electrical Code
C. California Mechanical Code
D. California Plumbing Code
E. California Energy Code
F. California Fire Code
G. California Green Building Standards Code

23. Automatic fire suppression systems shall be installed in all new construction per Article II, Chapter 11 of the Code of the City of Fontana. Design and type of system shall be based upon the requirements of the Building Code, Fire Code and the requirements of the Fontana Fire Prevention District.

24. The requirements of the Air Quality Management District shall be satisfied prior to the issuance of any permit if hazardous materials are stored and/or used.

25. Any temporary building, trailer , commercial coach, etc. installed and/or used in connection with a construction project shall comply with City Code.

26. All perimeter/boundary walls shall be designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line.

Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case by case basis for extenuating circumstances.

27. The Parcel map shall record prior to the issuance of any permits.

28. Grading Requirements:

A. Grading plans shall be submitted to and approved by Building & Safety.

The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-offs.

B. All drainage water shall drain via approved methods to an approved location, such as a public street, a public drainage system, etc.

C. Drainage water shall not cross over a public sidewalk. Drainage water 118
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may, however, cross under a sidewalk if an approved drainage structure is used.

D. A recorded drainage acceptance agreement is required from adjoining property(s) receiving flows from this property.

E. No water course or natural drainage shall be obstructed.

F. Minimum slope or grade for ALL drainage structures shall be one half (0.50) percent for concrete and one (1.0) percent for all other, or as otherwise approved by the Building Official.

G. Drainage water shall not pass from an ‘improved’ type of drainage structure to an ‘unimproved’ type of drainage structure (e.g., concrete swale to a dirt swale) unless otherwise approved by the Building Official.

H. A complete hydrology study using the latest edition of the San Bernardino County Flood Control Hydrology Manual, and compl ete hydraulic calculations justifying the size, slope, capacity, etc. of any and all drainage structures being utilized, shall be submitted to and approved by Building & Safety.

The on-site drainage system shall, as a minimum, be designed to handle the run-off generated by a ten (10) year storm. Check for flooding of all on-site structures (buildings) and all adjacent properties during a hundred (100) year storm.

I. The grading plans shall, as a minimum, contain sections at all lot lines and/or permit boundary lines. These sections shall clearly indicate:

1. The relationship between the proposed finished on -site grade elevations and the existing adjacent property grade elevations (Indicate any additional drainage water that may come from an adjacent property.); and

2. The ground cover/finished surface material being proposed (e.g., type of pavement, plant material, etc.); and

3. All proposed drainage structures; and

4. Any proposed and/or required walls or fencing.

28. All signs shall be Underwriters Laboratories approved or equal.

29. All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.

PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS

30. The following items (as applicable) shall be completed and/or submitted to Building & Safety prior to the issuance of building permits for this project:

A. Precise grading plans shall be approved
B. Rough grading completed
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C. Compaction certification
D. Pad elevation certification
E. Rough grade inspection signed off by a City Building Inspector

31. The applicant shall combine the existing 31 parcels into four (4) parcels as identified in the Tentative Parcel Map and shall be dome so that the proposed structure(s) doe not cross any lot line and complies with all requirement of the California Building Code, prior to any building permits being issued.

32. If hazardous substances are used and/or stored, a technical opinion and re port, identifying and developing methods of protection from the hazards presented by the hazardous materials, may be required. This report shall be prepared by a qualified person, firm, or corporation and submitted to Building & Safety. This report shall also explain the proposed facility's intended methods of operation and list all of the proposed materials, their quantities, classifications, and the effects of any chemical (material) inter-mixing in the event of an accident or spill.

33. The Construction Waste Management Plan (CWMP) will be required at time of plan check submittal. For more information regarding waste diversion, please contact Burrtec Waste at (909) 889-0911.

34. For more information related to Building & Safety, please visit our web page at https://www.fontana.org/136/Building-Safety.

ENGINEERING LAND DEVELOPMENT:

35. The project shall be served by the City’s sanitary sewer system, all sewer facilities shall be constructed in accordance with the City Standards. Main trunk sewer line shall be in accordance with master sanitary sewer plan or as approved by the City Engineer.

36. The applicant shall obtain design and plan approval from all utility providers having jurisdiction over the on-site and off-site utilities. Completion of all undergrounding of onsite and off -site utilities is required by Section 27 -52 of the City Mun icipal Code and in accordance with plans and specifications approved by the City Engineer.

37. It is the Applicant’s responsibility to maintain all improvements and utilities within the public right-of-way, including street sweeping, prior to issuance of final certificate of occupancy by the City.

38. The applicant shall obtain an encroachment permit and approval from Caltrans for any improvements that encroach into Caltrans’ right-of-way.

39. The applicant shall comply with the requirements of the Purchase, Sale and Disposition Agreement (PSDA) approved at City Council on June 14th, 2022.

PRIOR TO ISSUANCE OF GRADING PERMIT

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40. The Applicant shall submit and gain approval of a complete W ater Quality Management Plan report in accordance with the County of San Bernardino Technical Guidance Document and latest template.

PRIOR TO MAP RECORDATION

41. Applicant shall provide a Land Improvement Agreement, with accompanying security. The agreement shall be executed on City-provided forms.

PRIOR TO ISSUANCE OF CONSTRUCTION PERMITS

42. The applicant shall record all parcel map, right-of-way dedications, easements, and reciprocal access agreement as required for the development.

43. Applicant shall submit engineered improvement plans and obtain full approval. All required public improvements, including but not limited to streets, storm drainage systems, sewers, traffic signals, streetlights, striping, signs, landscape, and any required traffic control and/or detour plans. All plans shall conform to City Standards and Specifications, and as approved by the City Engineer.

PRIOR TO ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY

44. The applicant/engineer to provide the City of Fontana with As Built/Record Drawings for all public improvement plans.

45. Applicant/Engineer shall provide centerline ties to the City of Fontana reflecting proper setting of all survey monuments within the project limits and replace any existing survey monuments damaged or removed during construction.

46. The applicant/Engineer shall set survey monuments as required by the map and corner records must be recorded with the County.

47. The a pplicant/Landscape Architect shall provide a “Landscape Certificate of Compliance” certifying that the work has been designed, installed, and wil l be maintained in accordance with the City of Fontana’s Model Water Efficiency Landscape Ordinance (Ordinance 1743, FCC Section 28).

48. All sewers shall be video inspected by applicant/contractor. Sewer video shall include clean-out connection, clean -out to lateral segment, lateral, and main line.

Contractor performing the video inspection must have a NASSCO PACP, LACP, and MACP certification. Applicant shall provide a copy of the video on DVD or flash drive to inspection staff with an accompanying full report. Videos to be inspected and approved by City Inspector. If removal and replacement of any utility is required, a subsequent video of the repair will be required. If a TCO (Temporary Certificate of Occupancy) is required a full video inspection will be required as well at that time.

49. All storm drains shall be video inspected by applicant/contractor. Storm drain video shall include main lines and laterals. Applicant shall provide a copy of the video on 121
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DVD or flash drive to inspection staff. Videos to be inspected and approved by City Inspector. If removal and replacement of any utility is required, a subsequent video of the repair will be required.

50. The Applicant/Engineer of Record shall submit a conforming copy of the recorded Memorandum of Agr eement for the Water Quality Management Plan and Storm Water Best Management Practice transfer. The Access, Maintenance, and the WQMP Certification for BMP Completion must be submitted to the City Project Engineer.

51. The applicant’s engineer shall prepare and submit traffic signal plans per approved site plan and as required to the satisfaction of the City Engineer.

PUBLIC WORKS:

52. All commercial facilities must complete an Industrial Wastewater Discharge Permit application prior to final Certificate of Occupancy (FMC 23-218).

53. All commercial or industrial facilities within the following categories must install a gravity separation interceptor to comply with the requirements of FMC Section 23-190 unless the requirement is modified by a variance issued by the Public Services Director.

Solid Waste:

54. All Commercial, Industrial, Institutional, or Residential buildings having 5 or more living units must provide refuse collection areas (AB 1327). Design plans shall be submitted and approved prior to construction and shall meet the following design requirements:

 These areas (Trash Enclosures) shall be of adequate size to contain a refuse and recycling bin and provide convenient accessibility for the deposit and collection of these materials. (AB 1327)

 The standard bin size provided by the City of Fontana’s franchise hauler for commercial establishments is 7'L x 4'W x 5'H.

 Collection areas must adequately protect recyclable materials from the harmful effects of the weather. (FMC 24-12, AB 1327)

 Refuse collection areas used by food service facilities (restaurants, bakeries, coffee or juice bars, ice cream stores, or food processing) for the collection of food wastes shall have a solid roof (NPDES Standard BMP).

55. All Commercial, Industrial and construction projects must comply with the requirements of FMC 24-11; General Standards relating to the hauling of refuse and/or recycling by the City’s franchise hauler during construction and post-construction.

Storm Water:
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56. All parkway culverts constructed for the purpose of conveying storm water from the project to a public right of way must be maintained in operating condition by the property owner.

SCHOOL DISTRICT:

57. Prior to issuance of building permits the applicant shall be responsible for paying the applicable school district fee.

POLICE DEPARTMENT:

58. Adhere to the City standard of one foot candle minimum for all entrances, exits, pedestrian paths, parking lots, and activity areas. All areas shall be illuminated during all hours of darkness and all luminaries utilized shall be vandal -resistant fixtures. The type of lighting shall be fluorescent, white L.E.D.s or metal halide.

Provide a photometric layout under separate exhibit.

59. Adhere to the Standard Building Security Specifications of the Fontana Police Department.

SAN BERNARDINO COUNTY HAZARDOUSE MATERIALS DIVSION:

60. Prior to occupancy, the business operator shall be required to apply for one or more of the following permits, or apply for exemption from hazardous materials laws and regulations: Hazardous Materials Permit, Hazardous Waste Permit, Aboveground Storage Tank Permit, or Underground Storage Tank Permi t. Application for one or more of these permits shall occur by submitting a hazardous materials business plan using the California Environmental Reporting System (CERS) http://cers.calepa.ca.gov/ Additional info rmation can be found at http://www.sbcfire.org/ofm/Hazmat/PoliciesProcedures.aspx or you may contact The Office of the Fire Marshal, Hazardous Materials Division at (909) 386-8401.

61. Facilities having an aggregate store capacity of over 1320 gallons of petroleum products on site must prepare and implement a Spill Prevention, Control, and Countermeasures (SPCC) Plan prior to having petroleum product in them. 40 CFR 1 112.3

FIRE DEPARTMENT:

62. Jurisdiction. The above referenced project is under the jurisdiction of the Fontana fire Protection District (herein “Fire Department”). Prior to any construction occurring on any parcel, the applicant shall contact the Fire Department for verification of current fire protection requirements. All new construction shall comply with the current California Fire Code requirements and all applicable statutes, codes, ordinances, and standards of the Fire Department.

63. Fire Access Road Width. Prior to map recordation, all fire access roadways shall be designed to meet the requirements for this development and shall be approved by the Fire Department. All buildings shall have access provided by approved roads, alleys and private drives with a minimum twenty-six (26) foot unobstructed width and 123
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vertically to fourteen (14) feet six (6) inches in height. Buildings three (3) stories in height or more shall have a minimum access of thirty (30) feet unobstructed width and vertically to fourteen (14) feet si x (6) inches in height. California Fire Code Chapter 5 & SBCoFD Standard A-1.

64. Turnaround. An Approved turnaround shall be provided at the end of each roadway one hundred and fifty (150) feet or more in length. Cul -de-sac length shall not exceed six hundred (600) feet; all roadways shall not exceed a 12 % grade and have a minimum of nineteen (19) foot inside radius and a forty-five (45) foot outside radius for all turns.

65. Street Signs. Approved temporary or permanent street signs shall be installed throughout the project prior any combustible materials being placed on the construction site. California Fire Code Chapter 5 & SBCoFD Standard A-2.

66. Fire Lanes. The applicant shall submit a site plan to the Fire Department for review and approval of all proposed s ignage and striping for all fire access roadways. All curbs adjacent to fire lanes shall be painted red and “No Parking, Fire Lane” signs shall be installed on public and private roads in accordance with approved standards. SBCoFD Standard A-2.

67. Water Syste m Commercial . Prior to map recordation, all water supply systems shall be designed to meet the required fire flow for this development and shall be approved by the Fire Department. The required fire flow shall be determined by using Appendix BB of the California Fire Code. A minimum of one new six (6) inch fire hydrant assembly with two (2) two and one half (2 1/2) inch and one (1) four (4) inch outlet (4”x2.5”x2.5”) shall be provided. All fire hydrants shall be spaced no more than three hundred (300) feet apart as measured along vehicular travel -ways.

California Fire Code Chapter 5 & SBCoFD Standard W-2.

The Fire Flow for this project shall be: 4000 GPM for a two-hour duration at 20 psi residual operating pressure. Fire Flow is based on a 122,151 Square Foot structure.

68. Hydrant Marking. Blue reflective pavement markers indicating fire hydrant locations shall be installed as specified by the Fire Department. SBCFD Standard W-2.

69. Water System Certification. The applicant shall provide the Fire Department with a letter from the serving water company, certifying that the required water improvements have been made or that the existing fire hydrants and water system will meet distance and fire flow requirements. Fire flow water supply shall be in place prior to placing combustible materials on the jobsite. California Fire Code Chapter

5. 70. Combustible Protection. Prior to combustibles being placed on the project site an approved paved roadway providing fire access and fire hydrants providing an acceptable fire flow shall be installed. California Fire Code Chapter 5.

71. Fire Sprinkler-NFPA #13. An automatic fire sprinkler system complying with NFPA 13 and Fire Department standards is required. A fire sprinkler contractor shall submit three (3) sets of detailed plans to the Fire Department for review and approval. The 124
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plans shall include hydraulic calculations and manufacturer specification sheets. The required fees shall be paid at the time of plan submittal. California Fire Code Chapter 9 & SBCoFD Standard F-1.

72. Standpipe system. A standpipe system is required. A fire sprinkler contractor shall submit three (3) sets of hydraulic calculations and detailed plans to the Fire Department for review and approval. The system shall comply with NFPA 14 and Fire Departme nt standards. The required fees shall be paid at the time of plan submittal. California Fire Code Chapter 9.

73. Hood and Duct Extinguishing system. An automatic hood and duct fire extinguishing system is required. A licensed contractor shall submit three (3) sets of detailed plans (minimum 1/8” scale) with manufactures’ specification sheets to the Fire Department for review and approval. The required fees shall be paid at the time of plan submittal. California Fire Code Chapter 9, NFPA 17A, & NFPA 96.

74. Fire Alarm, Manual or Automatic. A manual, automatic or manual and automatic fire alarm system complying with the California Fire Code, NFPA 72 and al l applicable codes is required. A fire alarm contractor shall submit three (3) sets of detailed plans to the Fire Department for review and approval. The required fees shall be paid at the time of plan submittal. California Fire Code Chapter 9, SBCFD Standard F-5, & NFPA 72.

75. Fire Alarm, Water flow Monitoring . A water flow monitoring fire alarm system complying with the California Fire Code, NFPA and all applicable codes is required for fire sprinkler systems with twenty (20) sprinkler heads or more. A fire alarm contractor shall submit three (3) sets of detailed plans to the Fire Department for review and approval. The required fees shall be paid at the time of plan submittal.

California Fire Code Chapter 9, NFPA 72 & SBCoFD Standard F-5.

76. Smoke Removal . An automatic smoke removal system complying with the California Fire Code, NFPA and all applicable codes is required. The applicant shall submit three (3) sets of detailed smoke removal system plans to the Fire Department for review and approval. The required fees shall be paid at the time of plan submittal.

California Fire Code Chapter 9. This requirement will be for the hotel.

77. Fire Extinguishers. Hand portable fire extinguishers are required. The location, type, and cabinet design shall be approved by the Fire Department. California Fire Code Chapter 9.

78. Commercial Addressing. Commercial, industrial, and multi-family developments of 100,000 sq. ft or less shall have the street address installed on the building with numbers that are a minimum six (8) inches in height and with a one (1) inch stroke.

The street address shall be visible from th e street. During the hours of darkness, the numbers shall be electrically illuminated (internal or external). Where the building is two hundred (200) feet or more from the roadway, additional non -illuminated contrasting six (6) inch numbers shall be displayed at the property access entrances.

California Fire Code Chapter 5 & SBCoFD Standard B-1
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79. Commercial (large facility) Addressing. Commercial and industrial developments in excess of 100,000 sq. ft. shall have the street address installed on the building with numbers that are a minimum twelve (12) inches in height and with a one and one half (1 ½) inch stroke. The street address shall be visible from the street. During the hours of darkness, the numbers shall be electrically illuminated (internal or external). Where the building is two hundred (200) feet or more from the roadway, additional non-illuminated contrasting six (6) inch numbers shall be displayed at the property access entrances. California Fire Code Chapter 5 & SBCoFD Standard B- 1 80. Illuminated Site Diagram. The applicant shall submit for review and approval a site diagram plan to the Fire Department. The applicant shall install at each entrance to a multi -family complex an illuminated diagrammatic representation of the complex, which shows the location of each unit and each fire hydrant. California Fire Code Chapter 5 & SBCoFD Standard B-1

81. Key Box. An approved Fire Department key box is required. The key box shall be provided with a tamper switch and shall be monitored by a Fire Department approved central monitoring service. California Fire Code Chapter 5 & SBCoFD Standard A-4

82. Security Gates. In commercial, industrial, and multi -family complexes, all swing gates shall have an approved fire department Knox Lock. Where an automatic electric security gate is used, an approved Fire Department override switch is required. California Fire Code Chapter 5 & SBCoFD Standard A-3

83. Material Identification Placards. The applicant shall install, in all locations deemed appropriate by the Fire Department, approved material identification placards on the outside of all buildings and/or storage tanks that store hazardous or flammable materials. Additional placards shall be required inside the buildings when chemicals are segregated into separate areas. California Fire Code Chapter 50 & NFPA 704.

84. Secondary Access. The development shall have a minimum of two points of vehicular access during each phase of construction for fire and emergency access purposes and for evacuation routes. SBCoFD Standard A-1

85. Spark Arrestor. An approved spark arrestor is required. Every chimney that is used in conjunction with any fireplace or any heating appliance in which solid or liquid fuel are used, shall have an approved spark arrestor visible from the ground that is maintained in conformance with Fire Department requirements. California Fire Code Chapter 6.

END OF CONDITIONS

126
ATTACHMENT NO. 7

NOTICE OF DETERMINATION

TO: X County Clerk, County of FROM: City of Fontana San Bernardino Planning Division
8353 Sierra Avenue
___ Office of Planning and Research Fontana, CA 92335

SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code.

Project Title: Master Case No. 20-083, Tentative Parcel Map No. (20464) No. 20-021, Variance No. 22- 001, Conditional Use Permit No. 20 -025, Conditional Use Permit No. 2 2-018, Conditional Use Permit No. 22-019, Conditional Use Permit No. 22-028 and Design Review No. 20-031 – Fontana Square Project
State Clearinghouse Number: N/A
Name of Person or Agency carrying out project: Salvador Quintanilla – Senior Planner. City of Fontana (Lead Agency) 8353 Sierra Avenue, Fontana, CA 92335.

Project Location: The project site is located on the northwest corner of South Highland Avenue and Citrus Avenue (APNs: 0228 -301-01 through -08, 0228 -310-20, -21, -22, -23, 0228 -310-33 through -49, -51, and 52).

Project Description: Tentative Parcel Map No. 20464 (TPM No. 20-021) – a request to combine 31 parcels and vacate a portion of Highland Avenue into four parcels; Variance No. 22 -001 a request to reduce the landscape setback abutting a freeway from 25 feet to two feet in partial location at the rear of the project si te; Conditional Use Permit No. 20-025 – a request to establish a 5 -story, 75 room, Holiday Inn Express and 5-story, 109 room, Staybridge Suites Hotel; Conditional Use Permit No. 22-018 – a request to operate a State of California Alcohol Beverage Control ( ABC) license type 41 (On -Sale Beer & Wine – Eating Place) for the Staybridge Hotel; Conditional Use Permit No. 22-019 – a request to operate a State of California Alcohol Beverage Control (ABC) license type 47 (On-Sale General – Eating Place) for the place of assembly; Conditional Use Permit No. 22-028 – a request to operate a place of assembly (banquet hall) with the Fontana Square commercial center; and Design Review No. 20 -031 – a request for the site and architectural review for the development of comme rcial retail center which includes, a banquet hall, two hotels, a site down restaurant, and an In -n-out drive-through restaurant on an approximately 8.9 adjusted gross acre site located within General Commercial (C-2) Zoning District..

Project Proponent & Address: Jinder Singh, 61380 29 Palms Highway, Suite 15 &16, Joshua Tree, CA 92252

Contact Name & Phone: Jinder Singh – (760) 832-1760

This is to certify that on January 17, 2023, the Planning Commission of the City of Fontana approved the above-described project along with the aforementioned Mitigated Negative Declaration , and made the following determinations:

1. The project ____ will X will not have a significant effect on the environment. 127
ATTACHMENT NO. 7

2. A Mitigated Negative Declaration was prepared and certified for this project pursuant to the provisions of CEQA and reflects the independent judgment of the Lead Agency.

3. Mitigation measures X were were not made a condition of the approval of the project.

4. A Statement of Overriding Considerations __ was X was not adopted for this project.

5. Findings X were were not made pursuant to the provisions of CEQA.

6. The location and custodian of the documents which comprise the record of proceedings for the Addendum are specified as follows:

Custodian: City of Fontana, Planning Department
Location: 8353 Sierra Avenue, Fontana, CA 92335

____________________________
DiTanyon Johnson
Principal Planner
Date Received for Filing
128

NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION AND

NOTICE OF PUBLIC HEARING
SI DESEA INFORMACION EN ESPAÑOL REFERENTE A ESTA NOTIFICACION O PROYECTO, FAVOR DE COMUNICARSE AL (909) 350-6728.

The Project site is not on any properties listed under Section 65962.5 of the Government Code.

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

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

Master Case No. 20-083, Tentative Parcel Map (TPM) No. 20-021 (TPM No. 20464), Conditional Use Permit (CUP) No. 20-025, Conditional Use Permit (CUP) No. 22-018, Conditional Use Permit No. 22-019, Conditional Use Permit (CUP) No. 22-028, Design Review Project (DRP) No. 20-031, and Variance (VAR) No. 22-001

The applicant is proposing a development to construct a multi-tenant commercial development on an 8.8-acre site, composed of a banquet hall, a dual branded hotel (Holiday Inn Express / a Staybridge Suites), a Restaurant, and an In-N-Out Burger. Additionally, a State of California Alcohol Beverage Control (ABC) Licenses type 41 for the Staybridge Hotel, and type 47 for the Banquet Hall, a Tentative Parcel Map to subdivide the property into four (4) parcels, the site and architectural review for the commercial development, and a Variance to reduce the rear yard setback abutting the freeway from 25 feet to 2 feet. The project includes onsite improvements such as decorative landscaping, surface parking, drive thru, security lighting and among other associated improvements.

Environmental
Determination:

An Initial Study/Mitigated Negative
Declaration (IS/MND) has been
prepared for this project in accordance
with Section 15072 of the California
Environmental Quality Act (CEQA)
and Section 6.04 of the 2019 City of
Fontana Local Guidelines for
Implementing t he CEQA. Based on
the information in the IS/MND, all
significant impacts anticipated as a
result of project implementation would
be less than with mitigation
incorporated, and a Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the Planning Commission’s consideration; therefore, a Notice of Determination has been prepared.

Location of
Property:
16014 S. Highland Avenue, Fontana, CA.
(APNs: 0228-301-01 through -08, 0228-310-
20, -21, -22, -23, 0228-310-33 through -49, -
51, and 52)

Date of Hearing: January 17, 2023
ATTACHMENT NO. 8
129

Place of Hearing: City Hall Council Chambers
8353 Sierra Avenue
Fontana, CA 92335

Time of Hearing:

6:00 P.M.

Should you have any questions concerning this project, please contact Salvador Quintanilla, Senior Planner, at (909) 350-6656 or [email protected].

The City of Fontana (City) has prepared an Initial S tudy (IS)/Mitigated Negative Declaration (MND) for the proposed project. The period for comment regarding the mitigated negative declaration for this project is from December 23, 2022 to January 17, 2023 . The initial study and proposed mitigated negative declaration are available for review at City Hall (8353 Sierra Avenue Fontana, CA 92335) and online at https://www.fontana.org/2137/Environmental-Documents. Please submit your comments via email to Salvador Quintanilla at [email protected].

ANY INTERESTED PARTY MAY APPEAR AND PRESENT ANY INFORMATION WHICH MAY BE OF ASSISTANCE TO THE PLANNING COMMISSION. A COPY OF THE APPLICATION AND ENVIRONMENTAL DOCUMENTATION IS AVAILABLE FOR INSPECTION IN THE PLANNING DEPARTMENT, CITY HALL. ANY

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

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

BE LIMITED TO RAISING ONLY THO SE 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: December 23, 2022

130

Fontana City CouncilApril 25, 2023

Fontana City Council
April 25, 2023