Attachment No. 8 (Part No. 1) - Downtown Fontana Development Guidebook

Table of Contents

Downtown
Fontana
Development Guide
Attachment No. 12

July 10, 2023

Prepared For:

City of Fontana

Prepared By:

SWA Group
DeNovo Planning Group
Kittelson & Associates
Economic Planning Systems

Downtown
Fontana
Development Guide

Table of Contents
INTRODUCTION ................................................................................................................................................................................. 2 ADMINISTRATIVE PROCESSES ............................................................................................................................................................ 4 ADMINISTRATION ....................................................................................................................................................................................... 5 DOWNTOWN VISION ....................................................................................................................................................................... 10 DOWNTOWN VISION ................................................................................................................................................................................ 11 DEVELOPMENT DISTRICTS & STANDARDS ....................................................................................................................................... 16 DISTRICTS ............................................................................................................................................................................................... 17 FRONTAGES ............................................................................................................................................................................................ 38 GENERAL REGULATIONS ............................................................................................................................................................................ 49 PRIVATE OPEN SPACE TYPES ...................................................................................................................................................................... 56 COMMON OPEN SPACE STANDARDS ............................................................................................................................................................ 57 PERMITTED USES ..................................................................................................................................................................................... 59 DESIGN & ARCHITECTURAL REGULATIONS ...................................................................................................................................... 70 FONTANA’S ARCHITECTURAL CHARACTER ...................................................................................................................................................... 71 ARCHITECTURAL STYLES ............................................................................................................................................................................. 75 DESIGN REGULATIONS ............................................................................................................................................................................... 87

List of Figures
FIGURE 1 - PLACEMAKING FRAMEWORK .......................................... 14 FIGURE 2 - DOWNTOWN CORE DISTRICTS MAP ................................ 18 FIGURE 3 - SIERRA AVENUE BUILDING FORM STANDARDS ................... 22 FIGURE 4 - FACADE REQUIREMENTS ............................................... 39 FIGURE 5 - AREA OF DOWNTOWN ELIGIBLE FOR 15% METROLINK
PARKING REDUCTION ......................................................... 52 List of Tables
TABLE 1 - ALLOWABLE FRONTAGES BY DISTRICT ............................... 39 TABLE 2 - MAXIMUM HEIGHT OF FENCES OR WALLS ......................... 49 TABLE 3 - OFF-STREET PARKING DIMENSIONS .................................. 50 TABLE 4 - PARKING FOR SENIOR HOUSING ...................................... 50 TABLE 5 - BICYCLE SPACES REQUIRED ............................................. 54 TABLE 6 - PERMITTED USES .......................................................... 60

1 2

Introduction
The Downtown Fontana Development Guide
(“Guide”) is designed to be a user-friendly handbook
to help guide development in the Downtown Core,
shown in Figure 2. The Downtown Core is located
within the boundary of the Downtown Area Plan
(General Plan Chapter 14) which was adopted by City
Council as part of the “Fontana Forward” 2015-2035
General Plan update in 2018. The intent of the
Downtown Area Plan is to create a vibrant, walkable,
mixed-use area with high quality housing and retail
options.

The City identified the Downtown Core as an area
where strategically concentrated efforts could provide
increased residential development opportunities and
offer more support for mixed-uses within a focused
area of the Downtown. Development within the
Downtown Core is implemented through a new
General Plan land use category and six new Form-
Based Code (FBC) districts. The FBC (Municipal Code
Chapter 30, Article III) was adopted in 2019 as part of the Zoning and Development Code.

This Guide presents a vision of the Downtown Core
and summarizes development standards and design
and architectural regulations included in the FBC. All
new development projects within the Downtown Core
are required to comply with these regulations which
define the minimum or baseline standards for urban
design. The design guidelines further define the
desired character and image of development in the
Downtown Core.

The goal of this Guide is to encourage and incentivize
continued economic investment in the downtown
through a clear process and set of standards that
allows for development to respond to market
conditions and reflect changing consumption patterns
and preferences for retail, housing, and other life-
style choices. This Guide provides market-driven
opportunities for future investment and practical
implementation strategies for the continued success
and health of the Downtown Core, including:
• Support for housing including multi-family housing
and higher residential densities in select areas;
• Updated form-based standards and guidelines to
support the area’s continued revitalization;
• Improved administrative process to facilitate by-
right project approval for specific project types;
• Development impact fee incentives; and
• Top-tier environmental clearance that provide
opportunities for subsequent projects to tier off of

3 the environmental document by focusing
additional analysis on any project-specific impacts.

City of Fontana Downtown Development Guide

4 Administrative Processes
Projects within the Downtown Core will be
assigned to a dedicated case planner who will
shepherd the project through the entire
entitlement process. Certain projects proposed
within the Downtown Core may be eligible for
expedited review. Expedited review provides
developers with a more efficient alternative for
processing planning entitlement applications by
reducing the time it takes to approve a project.

Details are provided below.

City of Fontana Downtown Development Guide

5 Administration
Applicability to Municipal Code
Property, including structures, land uses and
physical improvements (such as landscaping and
lighting) within the boundaries of the Form-Based
Code area shall comply with all applicable
requirements of the Form-Based Code Article as
follows:

1. Zoning District(s) Requirements.

All property subject to Form-Based Code Article
shall comply with the relevant requirements of
the applicable district.

2. Conflicting Requirements.

Where a requirement exists for the same topic,
in both the Form-Based Code Article and other
sections of the City of Fontana Municipal
Article, the requirements of the Form-Based
Code Article shall prevail unless otherwise
specified.

3. Permit Approval Requirements.

Each structure and land use shall be
constructed, reconstructed, enlarged, altered,
moved or replaced in compliance with the
following requirements:
a. Allowable use: The land use must be
allowed in the zoning district where the site
is located (see Table 30-359.B).
b. Permit and approval requirements: Any and
all permits or other approvals required by
the Form-Based Code Article shall be
obtained before the issuance of any
required grading, building, or other
construction permit, and before the
proposed structure(s) is constructed and
land use established or otherwise put into
operation.
c. Development standards, conditions of
approval: Each land use and structure shall
comply with the applicable development
standards of the Form-Based Code Article
for the zoning district in which the site is
located.
d. Nothing in this Form-Based Code Article
eliminates the need for obtaining other
permits required by the City of Fontana, or
any permit, approval, or entitlement
required by any other applicable district or
agency, and/or the regulations of any State
or Federal agency.

4. Improvements, Modifications or Expansions to
Sites or Structures.
a. Improvements to a conforming site, an
existing conforming structure(s), or a
modification/expansion of an existing
conforming structure(s) are subject to the
applicable requirements of the Form-Based
Code Article.
b. Improvements to a non-conforming site, an
existing non-conforming structure(s) or a
modification/expansion of an existing non-
conforming structure(s) shall comply with
the applicable requirements in Section No.
30-357. – Non-Conforming Regulations.

5. Approved Entitlements or Time Extensions.

Entitlements or time extensions approved prior
to the adoption of the Form-Based Code Article
that have yet to be constructed are not subject
to the Form-Based Code Article. However, the
entitlement(s) may not be extended beyond
the approval period and any time extensions
afforded to the entitlement(s).

City of Fontana Downtown Development Guide

6 Design and Administrative Site Plan
Review
The purpose of this section is to define the
procedures for Design Review and Administrative
Site Plan reviews for the Form-Based Code districts
and the types of projects that are subject to those
procedures. Design and Administrative Site Plan
review is a process that enables the City of Fontana
to ensure the quality and compatibility of proposed
development. The procedures established herein
will:
• Facilitate review of development proposals in a
timely manner;
• Ensure conformance with all applicable local
design guidelines, standards, and ordinances;
• Minimize adverse effects on surrounding
properties; and
• Promote the goals of the General Plan.

1. Expedited Review.

The Planning Department has dedicated staff to
review projects within the Downtown Core.

Entitlement applications submitted for
residential and commercial development will
be expedited by Planning staff for review.

Review times are targeted to be reviewed
within two weeks of submittals. The Planning
Department can assist, and answer questions
related to the development requirements of
the Downtown Core and the review process.

Please call the Planning Department at 909-
350-6718 for more information.

2. Pre-Application Meeting.

Prior to the filing of an application for a Design
Review or Administrative Site Plan, the
applicant shall file a pre-application meeting
application to be reviewed by the Director of
Planning and other designated staff from
departments and divisions.

3. Administrative Site Plan (Minor)
An application for Minor Administrative Site
Plan review is required for any of the following
activities requiring the issuance of a building
permit for construction of buildings or
structures which meets the following criteria:
a. New construction of parking lots less than
5,000 square feet, expansion, or significant
reconstruction of parking lots.
b. Structural additions less than 1,000 square
feet that meet all the requirements of the
Municipal Code, including parking. All
modifications shall be architecturally
compatible with the existing building.
c. Accessory structures totaling less than
1,000 square feet (i.e. shade structures,
trash enclosures, generators, and additional
mechanical equipment). All structures shall
be screened from the public-right-of-way
and adjacent properties. Accessory
structures attached to the building shall
match the existing building.
d. Facade changes to an existing and
previously approved entitlement, including
paint hue changes.
e. Projects involving a change or
intensification of land use.

4. Administrative Site Plan (Major)
An application for Administrative Site Plan
review is required for any of the following
activities requiring the issuance of a building
permit for construction/reconstruction of
buildings or structures which meets the
following criteria:
a. New construction 24,999 square feet or less
for commercial or institutional projects
designed to fully execute one (1) of the
architectural styles in Section No. 30-394.

Commercial or institutional projects that do
not utilize an architectural style included in
Section No. 30-394 may be referred to the
Planning Commission by the Director of
Community Development.

City of Fontana Downtown Development Guide

7 b. Structural additions for commercial projects
which result in total building area of 24,999
square feet or less. The façade of the
existing commercial building(s) shall be
modified concurrently with the structural
addition and shall utilize an architectural
style included in Section No. 30-394.

Commercial or institutional projects that do
not utilize an architectural style included in
Section No. 30-394 may be referred to the
Planning Commission by the Director of
Community Development.
c. New construction, expansion, or significant
reconstruction of parking lots 5,000 square
feet or more.
d. Commercial projects with existing buildings
proposing to add additional buildings of
24,999 square feet or less.

5. Design Review
An application for Design Review is required for
any of the following activities requiring the
issuance of a building permit for
construction/reconstruction of buildings or
structures which meets the following criteria:
a. Residential projects of five (5) units or
more, excluding accessory dwelling units.
b. New construction of 25,000 square feet or
more for commercial and institutional
projects.
c. Structural additions which will result in a
total building area of 25,000.

DEVELOPMENT IMPACT FEE INCENTIVES
The City of Fontana has implemented Development
Impact Fee (DIF) reductions to encourage
development. Currently, developers can utilize the
Infill Benefit fee if they qualify under the
Ordinance. City staff is seeking opportunities to
reduce DIF’s to encourage development. Please
visit the Planning Department’s Applications and
Fees page for more information on development
fees including reductions.
https://www.fontanaca.gov/849/Applications-and-
Fees

CEQA Analysis
The City of Fontana conducted a Program
Environmental Impact Report (PEIR) with studies
which developers can utilize and reference for their
CEQA analysis for Downtown projects. The PEIR can
be found at the link below:

Downtown Core Project | Fontana, CA - Official
Website (fontanaca.gov)

City of Fontana Downtown Development Guide

8 [This page intentionally left blank]

City of Fontana Downtown Development Guide

9 City of Fontana Downtown Development Guide

10 Downtown Vision
The overarching vision for Fontana’s Downtown
Core is to build upon the strong foundation of civic
investment and the historic Sierra Avenue, to
reinforce the Downtown Core as the center of
Fontana’s community life. Already home to a host
of civic and cultural amenities, residents, business
owners, and visitors come to Downtown to attend
shows at the Stage Red presented by Sammy
Hagar, special events at the Steelworkers’
Auditorium, and watch events at the Miller Park
Amphitheater.

The Downtown Fontana Development Guide and
Form-Based Code are intended to implement the
Downtown Area Plan vision as outlined in Chapter
14 of the General Plan. The Downtown Area Plan
broadens and diversifies the community’s offerings
of housing, retail, and lifestyle choices beyond its
current “bedroom suburb” feel.

City of Fontana Downtown Development Guide

11 Downtown Vision
Fontana residents have repeatedly expressed a
desire for more variety of retail, dining, and
entertainment options in the Downtown. The
future of the Downtown is envisioned as a vibrant,
active, family-friendly hub for shopping, eating out,
and socializing. It is a safe place for residents,
students, employees, business owners, and visitors
to gather, not just for special events, but for
everyday commercial activities.

In order to support existing and future retail,
Downtown Fontana needs more housing and
higher density options. Residents that live in the
Downtown would not only support future retail
and restaurant uses but provide an important
safety network. Having more people and more
visibility Downtown helps to create a safer and
more welcoming atmosphere. Part of supporting
the Downtown means making sure that a variety of
housing options are available to future residents—
including townhomes, condos, and four and five-
story mid-rise apartment buildings. Providing a
variety of housing options appeals to a wider range
of future residents and creates more opportunities
for growth.

Beyond the retail, restaurant, and residential
options that the future Downtown Fontana will
provide, an important component of attracting
customers and residents is how it “feels” to be
there. Do residents and visitors feel safe? Is it an
attractive, interesting, and vibrant place to be? Are
there places to socialize and relax? Is it a
welcoming and clean environment to be in? Would
you want to bring your family and out-of-town
guests to Downtown? Is it somewhere you’d feel
comfortable walking around?

Creating a welcoming atmosphere is a collaborative
process that balances civic investment and the
private sector. The City of Fontana envisions a
Downtown with a safe and inviting pedestrian
experience. Some of the investments that the City
of Fontana will be undertaking in the Downtown
include:
• Well-maintained sidewalks
• High-quality pedestrian amenities such as
benches, and trash cans
• Native, water-wise landscaping along sidewalks
and medians
• Shade trees
• Designated space for outdoor dining
• Adequate streetlights
• Bicycle racks
Investment in the public realm shows the City’s
continued commitment to providing high-quality
public services and investment in Downtown.

Downtown Fontana is envisioned as the place to
live an exciting urban lifestyle, the place to take the family for dinner, the place to bring visitors to
show them your town, the place for community
events, the place for arts and culture, the place for
young people to meet each other, and the place
you go when you just want to find something
interesting to do. Fontana seeks to accomplish this
through five focus areas:

City of Fontana Downtown Development Guide

12 A Livable Public Realm
California’s best downtowns provide a beautiful,
comfortable, pedestrian-oriented public realm that
serves as an outdoor room where it’s comfortable to
be a pedestrian and cyclist. Tree-lined streets
seamlessly connect the Downtown Core,
neighborhoods, and major corridors of the area.

Downtown as a Destination
The Downtown Core is a lively mixed-use district and
cultural hub intended to be shared by everyone. This
area is a local and regional destination for retail,
employment, culture, and housing, that builds upon
Fontana’s historic character.

Vibrant Corridors
Reinvigorating Fontana’s corridors with a mix of
commercial amenities, job-generating businesses
and a range of housing types serves to reinforce the
Downtown Core. More amenities within walking or
cycling distance of existing neighborhoods
encourage new housing and employment near
planned transit stops.

Diverse Housing Opportunities
Allowing higher-intensity residential and mixed-use
development attracts a mix of housing options for a
range of household sizes, ages, incomes, and
lifestyles. A higher concentration of residential uses
create more walkable, transit-servable
neighborhoods.

City of Fontana Downtown Development Guide

13 A Simplified Entitlement Process
By streamlining the entitlement process, Fontana
maintains flexibility to take advantage of future
development opportunities while providing support
to the private sector.

Placemaking Framework
Fontana’s Downtown can generally be divided into
three distinct areas; the Downtown Core,
Gateways, and Neighborhoods. These areas are
illustrated in Figure 1 - Placemaking Framework.

Downtown Core
Fontana’s Downtown is structured around its
historic commercial core on Sierra Ave between
Arrow Blvd and Orange Way. These two blocks
served as Fontana’s “Main Street” through the
1960s. To the north of the retail core is the Civic
Area that has recently seen reinvestment and
growth. The south is anchored by a Metrolink stop
and transit station, connecting Downtown to
higher order transit.

Gateways
Extending north and south along Sierra Ave are the
Foothill/Route 66 Gateway and South Sierra
Gateway respectively. These gateways serve as the
entries to the Downtown Core for many local and
regional visitors. Currently comprised of many
vacant and low value commercial properties, this
provides a great opportunity to bring new
commercial amenities and housing options to the
Downtown.

Neighborhoods
Neighborhoods within the Downtown Core offer
the opportunity to live close the growing number
of amenities in the area. The neighborhoods
immediately adjacent to the Retail Core are
characterized by single-family homes,
interconnected blocks, and well-coordinated
streetscapes, while neighborhoods surrounding the
gateways are more fragmented, with larger
development parcels of former farmland. These
blocks offer infill development opportunities to
provide a mix of new housing types within a
comfortable walk or bike ride of the Downtown
Core.

City of Fontana Downtown Development Guide

14 Figure 1 - Placemaking Framework
City of Fontana Downtown Development Guide

15 City of Fontana Downtown Development Guide

16 Development Districts & Standards
The following pages set forth the Downtown Core
Development Districts and the standards and
regulations required within. The intent of these is
to implement the vision established in the
Downtown Area Plan as elaborated on within this
guidebook.

City of Fontana Downtown Development Guide

17 Districts
Fontana’s Downtown Core is composed of six new
Form-Based Code Districts as shown in Figure 2 -
Downtown Core Districts Map. These districts have
been crafted to encourage the development of
new housing to enliven the downtown and support
existing and new businesses.

Civic Core
The Civic Core is the institutional and governmental
heart of Fontana, providing high quality civic spaces
that provide places for the community to gather and
celebrate.

Sierra Core
The Sierra Core is Fontana’s traditional downtown, a
place with its own unique identity and character.

New development builds on the qualities of its
existing commercial and civic buildings to help
respect the downtown’s heritage and character.

Gateway Core
The Gateway Core brings more amenities within
walking and cycling distance of existing
neighborhoods and provides new housing and
employment near planned transit stops while
serving as the entry to the Downtown Core.

Mixed-Use Core
The Mixed-Use Core provides for a transition
between higher density districts with retail and
commercial uses and the districts focused on
residential neighborhoods.

Multi-Family Core
The Multi-Family Core provides for higher-intensity
residential housing close to the Downtown Core that
provides a broad range of housing types for a wider
range of household sizes, ages, income levels and
lifestyles.

City of Fontana Downtown Development Guide

18 Figure 2 - Downtown Core Districts Map

Neighborhood Core
The Neighborhood Core provides for the
preservation and enhancement of the existing,
historic downtown neighborhoods.

City of Fontana Downtown Development Guide

19 Civic Core
The Civic Core consists primarily of civic and
institutional uses as well as active and passive
recreation areas.

Capacity
Min. Max.

Lot Size (sq. ft.) 5,000 -
FAR - 2.0

Setbacks
Min. (ft.) Max. (ft.)
Front Street 0 25
Side Street 0 25
Side (Interior) 10 -
Rear Yard 10 -
Stepback* 10 -
* Applies to Rear and Side (Interior) at 35’ high, when adjacent to the Neighborhood Core.

Building Form
Height 70 ft. Max.

A
B
C
D
E
F
H
G
City of Fontana Downtown Development Guide

20 Encroachments
Buildings, architectural features, and signs may
encroach into the required setbacks and right-of-
way subject to the following requirements and City
Engineer approval:

Arcade,
Gallery,
Awning Balcony
Bay
Window Eave
Front
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Max. on
upper
floors
only
Min.
2 ft.
clear
of
curb
Side
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Min. 8
ft.

Min.
8 ft.
clear clear clear clear

City of Fontana Downtown Development Guide

21 Parking
Non-Residential Uses
65% of the
Requirements in the
Zoning Code (30-
685.A)

On-site above-ground parking and access shall be
located in compliance with the following setback
requirements:

Min. (ft.)
Front Street 20 on Sierra Ave
5 on Arrow Blvd

Side Street 5
Side (Interior) -
Rear Yard -

J
K
L
M
City of Fontana Downtown Development Guide

22 Sierra Core
The Sierra Core is the commercial core of Fontana
and functions as the city center. Uses include a
mixture of commercial, retail, entertainment,
office, and residential.

Building placement shall be close to the streets and
integrated within the pedestrian realm.

Architectural features should provide shade and
variation in building design.

Capacity
Min. Max.

Lot Size (sq. ft.) 5,000 -
Residential or
Mixed-Use Density 24 DU/Ac 70 DU/Ac
Commercial FAR
(Retail, Resturant, &
Entertainment)
Refer to
Figure 2 for
frontages that
require
ground floor
commercial

2.0 Figure 3 - Sierra Avenue Building Form Standards
City of Fontana Downtown Development Guide

23 Setbacks
Min. (ft.) Max. (ft.)
Front Street 0 10
Side Street 0 10
Side (Interior) 0 -
Rear Yard 5 -
Stepback* 10 -
* Applies to Rear and Side (Interior) at 35’ high, when adjacent to the Neighborhood Core.

Building Form
Frontage Coverage 80% Min.

Height**
35 ft. Max.
55 ft. Max. within 75 ft. of
Side Street Property Line
70 ft. Max. with Min.

Stepback 75 ft. from Cross
Street and 15 ft. from
Sierra Ave Property Line
Ground Floor
Commercial Height 12 ft. Min
** Refer to Figure 3 - Sierra Avenue Building Form
Standards

Public and private spaces should be integrated to
act as one. Awnings or canopies extending over
sidewalks and significant glazing should be included
in all new construction or renovation.

A
B
C
D
E
F
H
G
I
City of Fontana Downtown Development Guide

24 Encroachments
Buildings, architectural features, and signs may
encroach into the required setbacks and right-of-
way subject to the following requirements and City
Engineer approval:

Arcade,
Gallery,
Awning Balcony
Bay
Window Eave
Front
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Max. on
upper
floors
only
Min.
2 ft.
clear
of
curb
Side
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Min. 8
ft.

Min.
8 ft.
clear clear clear clear

City of Fontana Downtown Development Guide

25 Parking
Required Spaces
Residential 1.25 per unit
Non-Residential Uses
Under 6,000 Square
Feet
No Parking Required
Non-Residential Uses
over 10,000 sq. ft.
50% of the
Requirements in the
Zoning Code (30-
685.A)

On-site above-ground parking and access shall be
located in compliance with the following setback
requirements:

Min. (ft.)
Front Street 20
Side Street 5
Side (Interior) -
Rear Yard -

J
K
L
M
City of Fontana Downtown Development Guide

26 Gateway Core
The Gateway Core is primarily intended for
commercial retail and personal service uses as well
as residential development. New development
should incorporate pedestrian elements to help
serve as a transition to surrounding land uses.

Capacity
Min. Max.

Lot Size (sq. ft.) 5,000 -
Residential or
Mixed-Use Density
24 DU/Ac
39 DU/Ac
50 DU/Ac* with
the inclusion of
ground floor
commercial along
the front street
Commercial FAR
(Retail, Resturant,
& Entertainment)
- 2.0
* If a development application includes the State Density Bonus under Section 65915 et seq. AND ground floor
commercial, an additional 50% of the State Density Bonus that is achieved may be added in excess of the units
allowed by the State Density Bonus.

Setbacks
Min. (ft.) Max. (ft.)
Front Street 0 15
Side Street 0 15
Side (Interior) 0 -
Rear Yard 0
5 if adjacent
to a street
-
15 if adjacent
to a street
Stepback** 10 -
** Applies to Rear and Side (Interior) at 35’ high, when adjacent to the Neighborhood Core.

Building Form
Frontage Coverage 50% Min.

Height***
35 ft. Max.
55 ft. Max. within 75 ft. of
Side Street Property Line
70 ft. Max. with Min.

Stepback 75 ft. from Cross
Street and 15 ft. from
Sierra Ave Property Line
Ground Floor
Commercial Height 12 ft. Min
*** Refer to Figure 3 - Sierra Avenue Building Form
Standards
A
B
C
D
E
F
G
I
For Example
A project on a 2 acre parcel may construct 78
residential units. If the project includes ground
floor commercial, 100 residential units may be
constructed.

Density Bonus:

If the same project also applies for the State
Density Bonus and receives 20 additional
residential units, Fontana will allow an additional
10 units (50% of the State Density Bonus achieved)
for a total of 130 units.

H
City of Fontana Downtown Development Guide

27 Encroachments
Buildings, architectural features, and signs may
encroach into the required setbacks and right-of-
way subject to the following requirements and City
Engineer approval:

Arcade,
Gallery,
Awning Balcony
Bay
Window Eave
Front
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Max. on
upper
floors
only
Min.
2 ft.
clear
of
curb
Side
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

City of Fontana Downtown Development Guide

28 Parking
Required Spaces
Residential 1.25 per unit
Non-Residential Uses No Parking Required
Non-Residential Uses
over 10,000 sq. ft.
50% of the
Requirements in the
Zoning Code (30-
685.A)

On-site above-ground parking and access shall be
located in compliance with the following setback
requirements:

Min. (ft.)
Front Street 20
Side Street 5
Side (Interior) -
Rear Yard -

J
K
L
M
City of Fontana Downtown Development Guide

29 Mixed-Use Core
The Mixed-Use Core provides a transition between
more intense commercial uses and residential uses.

This district includes a mixture of commercial,
office, retail, personal services, and residential.

Capacity
Min. Max.

Lot Size (sq. ft.) 5,000 -
Residential or
Mixed-Use Density 12 DU/Ac
39 DU/Ac
50 DU/Ac*
with the
inclusion of
ground floor
commercial
along the
front street
Commercial FAR
(Retail, Resturant,
& Entertainment)
Refer to
Figure 2 for
frontages
that require
ground floor
commercial

2.0 * If a development application includes the State Density Bonus under Section 65915 et seq. AND ground floor
commercial, an additional 50% of the State Density Bonus that is achieved may be added in excess of the units
allowed by the State Density Bonus.

City of Fontana Downtown Development Guide

30 Setbacks
Min. (ft.) Max. (ft.)
Front Street 0 30
Side Street 0 15
Side (Interior) 0 -
Rear Yard 5 -
Stepback** 10 -
** Applies to Rear and Side (Interior) at 35’ high, when adjacent to the Neighborhood Core.

Building Form
Frontage Coverage 50% Min.

Height*** 55 ft. Max.

Ground Floor
Commercial Height 12 ft. Min

Encroachments
Buildings, architectural features, and signs may
encroach into the required setbacks and right-of-
way subject to the following requirements and City
Engineer approval:

Arcade,
Gallery,
Awning Balcony
Bay
Window Eave
Front
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Max. on
upper
floors
only
Min.
2 ft.
clear
of
curb
Side
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Max. on
upper
floors
only
Min.
2 ft.
clear
of
curb
Side
(Interior) -
Min. 5
ft. from
PL
Min. 5
ft. from
PL
Min.
3 ft.
from
PL
Rear Yard
Min. 5
ft. from
PL
Min. 5
ft. from
PL
Min. 5
ft. from
PL
Min.
3 ft.
from
PL
Vertical
Min. 8
ft.
clear
Min. 8
ft.
clear
Min. 8
ft.
clear
Min.
8 ft.
clear
A
B
C
D
E
F
H
G
I
For Example
A project on a 2 acre parcel may construct 78
residential units. If the project includes ground
floor commercial, 100 residential units may be
constructed.

Density Bonus:

City of Fontana Downtown Development Guide

31 Parking
Required Spaces
Residential 1.25 per unit
Non-Residential
35% of the
Requirements in the
Zoning Code (30-
685.A)

On-site above-ground parking and access shall be
located in compliance with the following setback
requirements:

Min. (ft.)
Front Street 20
Side Street 5
Side (Interior) -
Rear Yard -

J
K
L
M
City of Fontana Downtown Development Guide

32 Multi-Family Core
The Multi-Family Core provides higher residential
intensities adjacent to commercial areas. New
development should incorporate increased density
with architectural design and materials that
exemplify one of the designated architectural
styles.

Capacity
Min. Max.

Lot Size (sq. ft.) 5,000 -
Residential
Density 12 DU/Ac
39 DU/Ac
50 DU/Ac with 1
ac or greater lots

Setbacks
Min. (ft.) Max. (ft.)
Front Street 5 30
Side Street 5 30
Side (Interior) 0 -
Rear Yard 10 -
Stepback* 10 -
* Applies to Rear and Side (Interior) at 35’ high, when adjacent to the Neighborhood Core.

Building Form
Frontage Coverage 50% Min.

Height 55 ft. Max.

A
B
C
D
E
F
H
G
City of Fontana Downtown Development Guide

33 Encroachments
Buildings, architectural features, and signs may
encroach into the required setbacks and right-of-
way subject to the following requirements and City
Engineer approval:

Arcade,
Gallery,
Awning Balcony
Bay
Window Eave
Front
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Max. on
upper
floors
only
Min.
2 ft.
clear
of
curb
Side
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Min. 8
ft.

Min.
8 ft.
clear clear clear clear

City of Fontana Downtown Development Guide

34 Parking
Required Spaces
Residential 1.25 per unit

On-site above-ground parking and access shall be
located in compliance with the following setback
requirements:

Min. (ft.)
Front Street 15
Side Street 10
Side (Interior) 5
Rear Yard -

J
K
L
M
City of Fontana Downtown Development Guide

35 Neighborhood Core
The Neighborhood Core is an area primarily
developed with single-family homes. New
development should respect and exemplify the
character of existing neighborhoods.

Capacity
Min. Max.

Lot Size (sq. ft.) 5,000 -
Residential
Density 3 DU/Ac 16* DU/Ac
* Individual property owners may construct a second
primary dwelling unit, plus any ADU or JADU that must be allowed under state law and the City’s ADU ordinance.

Second primary dwelling units shall be subject to all zoning requirements except the Maximum Front Street Setback.

This shall apply for single-family lots.

Setbacks
Min. (ft.) Max. (ft.)
Front Street 10 18
Side Street 10 18
Side (Interior) 5 -
Rear Yard 10 -

Building Form
Height 40 ft. Max.

A
B
C
D
E
F
H
City of Fontana Downtown Development Guide

36 Encroachments
Buildings, architectural features, and signs may
encroach into the required setbacks and right-of-
way subject to the following requirements and City
Engineer approval:

Arcade,
Gallery,
Awning Balcony
Bay
Window Eave
Front
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Max. on
upper
floors
only
Min.
2 ft.
clear
of
curb
Side
Street
Min. 2
ft. clear
of curb
6 ft.

Max.
4 ft.

Min. 8
ft.

Min.
8 ft.
clear clear clear clear

City of Fontana Downtown Development Guide

37 Parking
Required Spaces
Single-Family
Studio or 1 Bedroom 1 per unit
2-4 Bedrooms 2 per unit
5+ Bedrooms 3 per unit
Multi-Family 1.25 per unit

On-site above-ground parking and access shall be
located in compliance with the following setback
requirements:

Min. (ft.)
Front Street 20
Side Street 5
Side (Interior) -
Rear Yard -

J
K
L
M
City of Fontana Downtown Development Guide

38 Frontages
The interface between the public and private
realms is defined by the building frontage.

Building Frontages

1. Frontages shall be provided at all locations
where a building meets the street right-of-way
and common open space.

Enhanced Facades

1. Building facades that are visible from the public
right-of-way but do not require a building
frontage shall be screened with planting, or
enhanced in a manner that reflects the
architectural style or is in accordance with
Article XII - Sign Regulations.

City of Fontana Downtown Development Guide

39 Table 1 - Allowable Frontages by District

Civic Core Sierra Core
Gateway
Core
Mixed-Use
Core
Multi-Family
Core
Neighborhood
Core
Porch X X x
Dooryard X X X X
Stoop X X X X X
Forecourt X X X X X X
Lightcourt X X X X
Shopfront X X X X
Gallery X X X X
Arcade X X X x
Figure 4 - Facade Requirements
City of Fontana Downtown Development Guide

40 City of Fontana Downtown Development Guide

41 Porch

In the Porch Frontage Type, the main facade of the
building is set back from the frontage line. The
resulting front yard can be defined by a wall or
fence to spatially maintain the edge of the street. A
projecting porch uses part of the front yard space
for a porch that is open on three sides. The
engaged porch has two adjacent sides of the porch
that are attached to the building while the other
two sides are open.

Size
Width 8 ft. Min.

Depth 6 ft. Min.

Height 8 ft. Min.

Finish level above
sidewalk 18 in. Min.

Path of travel 3 ft. wide Min.

Design Standard
Porches must be open on at least two sides and
have a roof.

A
B
C
D

City of Fontana Downtown Development Guide

42 Dooryard

In the Dooryard Frontage Type, the main facade of
the building is set back and the frontage line is
defined by a low wall, fence, or hedge, creating a
small dooryard. The dooryard shall not provide
public circulation along a right-of-way (ROW). The
dooryard may be raised, sunken, or at grade and is
intended for ground-floor residential uses.

Size
Width 50 ft. Min.

Depth 8 ft. Min.

Finish level above sidewalk 3 ft. 6 in. Max.

Finish level below sidewalk 6 ft.

Path of travel 4 ft. wide Min.

Design Standard
For live/work, retail and service uses, these
standards are to be used in conjunction with those
for the Shopfront Frontage Type. In case of conflict
between them, the Dooryard Frontage Type
standards shall prevail. The Dooryard Frontage
Type shall not be used for circulation for more than
one ground floor entry.

A
B
C

City of Fontana Downtown Development Guide

43 Stoop

In the Stoop Frontage Type, the main facade of the
building is set back and an elevated stoop engages
the sidewalk. The stoop shall be elevated above the
sidewalk to ensure privacy within the building.

Stairs or ramps from the stoop may lead directly to
the sidewalk or may be side-loaded.

Size
Width 5 ft. Min./ 8 ft. Max.

Depth 5 ft. Min./ 8 ft. Max.

Finish level above
sidewalk
18 in. Min.

Design Standard
Stairs may be perpendicular or parallel to the
building facade. Ramps shall be parallel to facade
or along the side of the building. Entry doors are
encouraged to be covered or recessed to provide
shelter from the elements.

A
B
C

City of Fontana Downtown Development Guide

44 Forecourt

In the Forecourt Frontage Type, the main facade of
the building is at or near the frontage line and a
small percentage is set back, creating a small court
space. The space could be used as an entry court or
shared garden space for apartment buildings, or as
an additional shopping or restaurant seating area
within retail and service areas.

Size
Width 12 ft. Min.

Depth 12 ft. Min.

Ratio, height to width 2:1 Max.

Design Standard
The proportions and orientation of these spaces
should be carefully considered for solar orientation
and user comfort.

A
B

City of Fontana Downtown Development Guide

45 Lightcourt

In the Lightcourt Frontage Type, the main facade of
the building is set back from the frontage line by an
elevated terrace or a sunken Lightcourt. This Type
buffers residential, retail or service uses from
urban sidewalks and removes the private yard from
public encroachment.

Size
Width 5 ft. Min.

Finish level above sidewalk 6 ft. Min.

Finish level below sidewalk 6 ft. Max.

Design Standard
A short fence may be placed along the setback
where it is not defined by a building.

A
B
C

City of Fontana Downtown Development Guide

46 Shopfront

In the Shopfront Frontage Type, the main facade of
the building has an at-grade entrance along the
public way. This Type is intended for retail and
other commercial uses. It has substantial glazing at
the sidewalk level and may include an awning that
may encroach into the ROW. It may be used in
conjunction with other frontage types.

Size
Ground Floor
Transparency 80% Min.

Awning
Depth 4 ft. Min.

Setback from curb 2 ft. Min.

Height, clear 8 ft. Max.

Design Standard
Shopfront glass shall be clear without reflective
glass frosting or dark tinting. Shopfront windows
may be clerestory windows (horizontal panels)
between the shopfront and second floor/top of
single-story parapet. Glass clerestory may be of a
character to allow light, while moderating it such as
stained glass, glass block, painted glass, or frosted
glass. Shopfronts with accordion-style
doors/windows or other operable windows that
allow the space to open to the street are
encouraged. Operable awnings are encouraged.

A
B
C

City of Fontana Downtown Development Guide

47 Gallery

A Gallery is a roof or deck projecting from the
facade of a building, supported by columns located
just behind the street curb. Galleries shelter the
sidewalk with a roof or unenclosed, accessible, out-
door space making them ideal for retail use.

Galleries may be one- or two-stories in height,
functioning as covered or uncovered porches at the
second floor. Railings on top of the gallery are only
required if the gallery roof is accessible as a deck.

Size
Depth 8 ft. Min.

Ground Floor Height 12 ft. Min.

Upper Floor Height 10 ft. Min.

Height 2 stories Max.

Setback from curb 1 ft. Min./ 2 ft. Max.

Design Standard
Galleries shall be combined with the Shopfront
Frontage Type. Galleries must have consistent
depth along a frontage. Ceiling lights are
encouraged. Galleries may be entirely on private
property or may encroach over the sidewalk in the
public right-of-way, subject to an encroachment
permit prior to issuance of a building permit.

A
B
C
D

City of Fontana Downtown Development Guide

48 Arcade

Arcade frontages are composed of a building with
ground floor facades which align with the property
line, and upper floors which project over the
property line to cover the sidewalk. A colonnade
structurally and visually supports the building mass
which encroaches into the public right-of-way.

Arcades contain ground-floor storefronts, making
them ideal for retail use as the arcade shelters the
pedestrian and shades the storefront glass,
preventing glare that might obscure views of
merchandise. As allowed, the arcade also provides
habitable space over the sidewalk creating a very
urban street character.

Size
Depth 8 ft. Min.

Ground Floor Height 12 ft. Min.

Upper Floor Height 10 ft. Min.

Setback from curb 1 ft. Min./ 2 ft. Max.

Design Standard
Arcades shall be combined with the Shopfront
Frontage Type. Arcades may be entirely on private
property or may encroach over the sidewalk in the
public right-of-way, subject to an encroachment
permit prior to issuance of a building permit.

Column spacing and colonnade detailing, including
lighting, shall be consistent with the style of the
building to which it is attached. Columns shall be
placed in relation to curbs so as to allow passage
around and to allow for passengers of cars to
disembark. When utilizing an arcade, front building
setbacks may not apply. Front setbacks are still
measured from the ROW.

A
B
C
D

City of Fontana Downtown Development Guide

49 General Regulations
Fences, Hedges and Walls

1. Single-Family and Multi-Family Site Walls and
Fencing
a. Low walls, fences, or hedges may be used to
divide space, create a variety in landscaping
and to define site edges.
b. Locate fences or walls on the property line
(excluding the front property line) to define
private open space and common open
space areas, protect privacy, and buffer
residents from noise sources.

1. Use masonry materials for sound
reduction purposes.

2. Masonry walls shall include a top or cap.

3. Wood and chain link fencing is
prohibited. However, wood picket
fencing shall be allowed in the front
yard setback area of the neighborhood
core district.
c. Design fences and walls to be an attractive
part of the project, with materials and
designs that are compatible with the
exterior building materials and demonstrate
design integrity with the project as a whole.
d. Front yard fencing and walls shall comply
with the following requirements as
applicable:

1. Single Family: Open fencing and solid
walls shall be setback from the sidewalk
by at least 2 feet to allow for
landscaping; not grass that must be
mowed or trimmed;

2. Multi-Family: Open fencing and solid
walls shall meet the standards in Table 2
- Maximum Height of Fences or Walls.
e. The overall height of fencing, when present,
shall not exceed the standards in Table 2
below:

Table 2 - Maximum Height of Fences or Walls
Location of Fence or Wall Max. Height
Within front or side street setback
Solid Wall
Open Fencing

3 ft.
4 ft.

Not within front or side street
setback 6 ft.

Interior side and rear property line 6 ft.

2. Mixed-Use or Commercial Site Walls and
Fencing
a. Wall Design. Walls shall provide screening
as set forth in Section 30-494(g) and Section
30-500 of the Zoning & Development Code.
b. Permitted materials. Fencing visible from
public view should be open work such as
wrought iron and metal (tube) fences with
design features. Masonry, stucco and
plaster are permitted when deemed more
appropriate to the design of the building on
the project site.
c. Fence maintenance. Every fence shall be
kept in good repair, consistent with the
design thereof. The property owner shall be
responsible for landscaping and maintaining
the area, if any, between the property line
and the owner's fence.
d. Hazardous and prohibited materials. Fences
shall not incorporate barbed wire and razor
wire, spiked tips, chain link of any kind,
woven wire mesh ("chicken wire"), welded
wire mesh, woven wire ("hog wire") rope,
cable, railroad ties or any other similar
materials or materials not specifically
manufactured for permanent fencing.

City of Fontana Downtown Development Guide

50 Off-Street Parking and Loading Standards

1. Off-Street Parking Standards
a. Off-street Parking requirements shall be set
forth in Division 5 which outlines the
development standards by zoning district.
b. Off-street parking dimensions shall be as set
forth in Table 3 – Off-Street Parking
Dimensions. Any type of stall not listed shall
refer to Section 30-606 of the Zoning &
Development Code.

Table 3 - Off-Street Parking Dimensions
Type of Stall Min. Size (ft.)
Standard 9 x 18
Garage/Carport 10 x 20
Parallel 8 x 21
Compact 8 x 16
Tandem 9 x 35
30° 9 x 17
45° 9 x 18
60° 9 x 21

2. General Performance Standards for Off-Street
Parking Facilities:
a. Parking shall be implemented to provide
safe and convenient access to and from
public thoroughfares which include
movement lanes and Public Frontages.
b. Vehicular access through residential
properties for nonresidential uses shall be
prohibited. This provision shall not apply to
mixed-use developments.
c. Off-street parking spaces shall be located
with sufficient room for safe and
convenient parking without infringing on
any public thoroughfare or sidewalk.
d. Off-street parking or loading area shall not
be used for the sale, repair, or dismantling
of any vehicle or equipment, or for storage
of materials or supplies.
e. Parking or storage of commercial trucks,
buses, vans, sign trailers; trailers or semi-
trailers; or the like shall not be permitted in
any form-based code zoning district.
f. Parking facilities on adjoining lots may share
access points, driveways and parking
subject to a recorded covenant running
with the property on which the facilities are
located, by process of waiver.
g. Parking shall be located behind habitable or
occupied space, underground, or on the
interior or rear of the building. All off-street
parking areas shall be separated at least five
(5) feet from buildings in order to make
room for sidewalks, landscaping and other
plantings between the building and the
parking area.

1. This separation may be eliminated to
the rear of buildings in areas designed
for unloading and loading of materials
and in underground parking areas.

3. Parking for Senior Housing
a. Senior Housing, in relation to this
regulation, is not to be construed as homes
or institutions for the aged which are
primarily convalescent or nursing homes.

1. At least one-half of the parking required
shall be within carports or garages.

2. No compact parking spaces shall be
permitted for senior housing.

Table 4 - Parking For Senior Housing
Required Number of Parking Spaces
Studio or 1 Bedroom 0.75 spaces per unit
2+ Bedrooms 1.25 spaces per unit

4. Off-Premise Parking
a. With the approval of the Director of
Planning, required parking may be provided
in off-premise parking facilities (structured
or private lot) within 660 feet (1/8 mile) of
the site proposed for development, as
measured along thoroughfare rights-of-
way;
City of Fontana Downtown Development Guide

51 b. Pedestrian access between the use or the
site and the off-premise parking area shall
be via concrete or paved sidewalk or
walkway; and
c. The owner shall provide an irrevocable
parking agreement reflecting the
arrangement with the off-premise location.

5. Compact Parking
a. The proposed land use must require a
minimum of 20 spaces for compact spaces
to be allowed and shall not exceed 15% of
the total number of required spaces. Each
compact space shall be identified with
pavement stenciling and/or signage.

Compact spaces shall be located furthest
from the building entrances to discourage
use by non-compact vehicles.

6. Tandem Parking
a. Residential Development: Tandem parking
is allowed in a residential development, but
may not be used to provide guest parking
for a residential development and both
parking spaces shall be covered and
assigned to the same residential unit.
b. Nonresidential Development: Tandem
parking is only allowed in a nonresidential
development where attendant parking is
provided on the zone lot and where parking
on the zone lot is subject to a tandem
parking management program, as approved
by the Director of Planning.

1. For purposes of this provision, a
“tandem parking management
program” means a formal program
undertaken by a property owner or
property manager to mitigate the
potential adverse effects of tandem
parking on vehicle owners and other
Off-Street Parking Area users.

2. Elements of a tandem parking
management program include, but are
not limited to:
i. A secured vehicle key storage
system located near the tandem
parking area;
ii. A vehicle key management system
administered by on-site personnel;
iii. Reserved tandem program where
specific individuals share specific
tandem spaces; or
iv. A fleet/motor pool vehicle
management program.
v. On duty parking attendant during
business hours or as long as the
principal building is occupied.
c. Tandem Parking Design Standards

1. A maximum of 2 parking spaces may be
provided in tandem.

2. Two parking spaces in tandem shall
have a combined minimum dimension
of 9 feet in width and 35 feet in length.

3. It must be possible to get any vehicle in
or out of a tandem space by moving
only 1 vehicle.

7. Shared Parking
a. Where two or more uses on the same site
or adjacent parcels have distinct and
differing peak parking usage periods (e.g., a
theater and a bank), a reduction in the
required number of parking spaces as
determined by the Director of Planning may
be allowed in the following manner:

1. The reduction in number of required
parking spaces shall be based on a
parking demand study.

2. The parking demand study shall be in
accordance with established
professional practices.

3. Approval shall also require a recorded
covenant running with the land,
recorded by the owner of the parking
lot, guaranteeing that the required
parking will be maintained for the uses
served and remain for the duration of
the use.

4. Shared parking, whether it is publicly
shared or shared between two or more
specific businesses, shall be clearly
designated with signs and markings.

City of Fontana Downtown Development Guide

52 Off-Street Parking Reductions

1. Reductions can be combined to a maximum of
20% of the total vehicular parking required.
a. Bicycle Parking - Required vehicular parking
spaces may be reduced at a rate of one
vehicular parking space for every five (5)
long-term bicycle parking spaces provided
above the minimum required, up to a
maximum reduction of 5% of the total
vehicular parking required.
b. Bus Stop - A parking reduction of up to 10%
may be approved by the Director of
Planning for any use within ¼ mile of a
designated bus stop (as measured along a
public walkway).

Figure 5 - Area of Downtown Eligible for 15% Metrolink Parking Reduction City of Fontana Downtown Development Guide

53 c. Metrolink - A parking reduction of up to
15% may be approved by the Director of
Planning for all uses within walking distance
of the commuter rail station. Refer to Figure
5 for the precise boundary. Projects within
the specified boundary are not eligible for
the 10% bus stop parking reduction.
d. Significant Centers of Employment – A
parking reduction of up to 10% may be
approved by the Director of Planning for
uses listed under “Food/Restaurant/Eating
Establishments” and “General
Merchandise/Retail Trade”, when the use is
located within ¼ mile (as measured along a
public walkway) of a significant center of
employment. When the use is located
within ½ mile, a parking reduction of up to
5% may be approved.

1. Loading Requirements. The following
regulations apply to the use of loading zones:
a. Permission herein granted to stop or stand
a vehicle for purpose of loading or
unloading of materials shall apply only to
commercial vehicles and shall not extend
beyond the time necessary therefore, and
in no event for more than twenty (20)
minutes.
b. The loading or unloading of materials shall
apply only to commercial deliveries, also
the delivery or pickup of express and parcel
post packages and United States mail.
c. Loading docks, overhead doors, and other
service entries may not be located on
street-facing facades.
d. Loading areas shall include painted lines,
curbs, or other methods of identifying
individual loading areas and distinguishing
such spaces from drive aisles and other
circulation features.
e. On-site loading space(s) is not required
where the site is adjacent to an alley or side
street that provides temporary parking for
loading/unloading activities. Temporary is
defined as lasting less than 20 minutes.
f. Traffic-lanes shall not be used as
loading/unloading zones.
g. Vehicles that exceed an overall length of 25
feet (bumper to bumper) shall be
prohibited from loading and unloading
between the hours of 7 a.m. and 10 a.m.,
and between 12 p.m. and 6 p.m. This time
restriction shall not apply to vehicles that fit
within a designated loading and unloading
zone or bay.

City of Fontana Downtown Development Guide

54 Bicycle Parking

1. General Bicycle Parking Design Guidelines and
Requirements
a. Bicycle parking may be located in front, to
the side, back, or inside of buildings.
b. Each space must be accessible without
moving another bicycle.
c. Allow for 2 feet by 6 feet for each bicycle
parking space.
d. Provide an aisle at least 5 feet wide behind
all parking for maneuvering.
e. Bike racks shall enable the bike frame and
one or both wheels to be secured.
f. When a project requires 25 or more bicycle
parking spaces, a bicycle repair station shall
be provided.
g. In calculating bicycle parking requirements
for any use, any resulting fraction shall be
rounded up to the next whole number.
h. The location of the bicycle rack or locker
shall not encroach into the sidewalk which
would reduce the unencumbered width of
the sidewalk to less than four feet and shall
provide adequate clearance surrounding
the rack or locker such that bicycles shall
not encroach into any walkway, parking
space, landscape area or similar.

Table 5 - Bicycle Spaces Required
Land Use
Required
Spaces
% Short term/
Long term
Residential in
Downtown
1 space /
3 units
20% short-term
80% long term
Residential
outside
Downtown
1 space /
4 units
20% short-term
80% long term
Non-residential
in Downtown*
1 space /
1,500 sq. ft.
100% short term
0% long term
Non-residential
outside
Downtown*
1 space /
3,000 sq. ft.
100% short term
0% long term
*Long term bicycle parking is encouraged for non-residential uses but shall not count towards the minimum number of
required short-term spaces.

2. Short-term (fixed bicycle rack facility)
a. Cyclists should be able to quickly identify
bike racks when arriving from the street. A
highly visible location not only makes it
easier for the cyclist, but also curbs theft
and vandalism. Areas shall be well lit, and,
when possible, within view of passerby,
retail activity, or windows.

1. They shall be implemented in areas of
high traffic such as building entrances—
no further than 50 feet from these
entranceways.

2. Bike racks must be visible from adjacent
bikeways and allow for fast street
access while avoiding locations that
have stairs.

3. Bicycle parking facilities shared by more
than one use are encouraged.

3. Long-term (sheltered or enclosed facility)
a. Bicycle parking for employees, students,
residents, commuters and others who stay
at a site for several hours; a secure and
weather-protected place to store their
bicycles.

1. Locate on site or within 660 feet of the
site. No part of the rack shall be located
closer than 24 inches to a wall or other
obstruction.

City of Fontana Downtown Development Guide

55 City of Fontana Downtown Development Guide

56 Private Open Space Types
Private Open Space Types
Private open spaces shall be designed as one of the
private open space types defined in this section. All
units shall have access to at least one of the
following forms of private open space.

1. Private Yard.
a. Definition: A side yard or rear yard
(excluding required setback areas) which is
accessed by secondary unit entrance(s).
b. The primary access to a private yard shall be
from the dwelling(s) served.
c. The minimum area for a private yard shall
be sixty (60) square feet.
d. The minimum dimensions for a private yard
in any single direction shall be six (6) feet.
e. Landscaping shall consist primarily of
planted areas including water-efficient
plantings of lawns, trees, plants in pots, etc.
and may be combined with a porch.
f. Private yard spaces may include edge walls
or fences, provided that their inclusion does
not violate building orientation.

2. Porch.
a. Definition: A patio, terrace, or other
platform extending from or adjacent to a
building at the ground floor which is
accessed by secondary unit entrances(s).
b. The primary access to a porch shall be from
the dwelling(s) served.
c. The minimum area for a porch shall be
forty-eight (48) square feet.
d. The minimum dimensions of a porch in any
single direction shall be six (6) feet.

3. Rooftop Deck or Garden.
a. Definition: A private or privately shared
deck or yard on the roof of a building.
b. The minimum area for a rooftop deck or
garden shall be sixty (60) square feet.
c. The minimum dimensions for a rooftop
deck or garden in any single direction shall
be six (6) feet.
d. Gardens and green roofs are encouraged to
help minimize heat sinks and to pretreat
water from storms prior to it entering the
storm drain system.

4. Balcony.
a. Definition: An outdoor space extending
from a private upper floor of a building,
which is accessed directly from a secondary
unit entrance.
b. Access to a balcony shall be limited to the
dwelling served.
c. The minimum area for a balcony shall be
forty-eight (48) square feet.
d. The minimum dimensions for a balcony in
any single direction shall be six (6) feet.

City of Fontana Downtown Development Guide

57 Common Open Space Standards
Amenities Required
Developers shall provide on-site recreational
facilities in conjunction with common open space
as a minimum requirement for all multi-family
projects.

1. Development with less than 35 units shall
provide a minimum of 10 percent (Private Open
Space that exceeds the required minimum may
be counted towards the Common Open Space
requirement) of the project lot area as common
open space and shall provide one of the
following recreational facilities, or equivalent,
as approved by the Director of Planning:
a. Indoor gym/fitness facility (minimum 500
square feet).
b. Tot-lot with multiple play equipment.
c. Spa and pool (min 25 yard by 15 yards).
d. Barbecue facility equipped with built-in grill,
picnic benches, etc (min of three areas).

2. Development consisting of 35 units to 79 units
shall provide three of the following recreational
facilities, or equivalent, as approved by the
Director of Planning:
a. Indoor gym/fitness facility (minimum 500
square feet).
b. Tot-lot with multiple play equipment.
c. Spa and pool (min 25 yard by 15 yards).
d. Barbecue facility equipped with built-in grill,
picnic benches, etc (min of three areas).
e. A minimum of ten percent (10%) of the
project lot area as Common Open Space.

Private Open Space that exceeds the
minimum may be counted towards the
Common Open Space requirement.

3. Development consisting of 80 units to 200 units
shall provide all recreational facilities listed
above, or equivalent, as approved by the
Director of Planning.

4. Development consisting of 201 units to 400
units shall provide all recreational facilities
listed above and a minimum of one of the
following additional recreational facilities, or
equivalent, as approved by the Planning
Commission:
a. Large open lawn area, minimum dimensions
shall be 100 feet by 50 feet (e.g. Rooftop
garden).
b. Multiple tot-lots with multiple play
equipment. The tot-lots shall be
conveniently located throughout the site.

The number of tot-lots and their location
shall be subject to Planning Commission
review and approval.
c. Lap pool and spa (e.g. Rooftop, min 25 yard
by 25 yards).
d. Community multi-purpose room equipped
with kitchen, defined areas for games,
exercises, etc.
e. Barbecue facilities equipped with multiple
grills, picnic benches and shade structures.

The barbecue facilities shall be conveniently
located throughout the site. The number of
barbecue facilities and their location shall
be subject to Planning Commission review
and approval.
f. Court facilities (e.g. tennis, volleyball,
basketball, etc.).
g. Other recreational facilities not listed above
may be considered subject to the Planning
Commission review and approval.

5. Related recreational activities may be grouped
together and located at any one area of the
common open space. All recreational areas or
facilities required by this section shall be
maintained by private homeowner’s
associations, property owners, or private
assessment districts.

6. Circulation, pedestrian, and vehicular parking.

Pedestrian circulation. Each multiple-family
residential development shall be designed with
adequate walkways to provide convenience to
the needs of the residents, guests, and the
service providers of public agencies. Pedestrian
access to the unifying elements of any
City of Fontana Downtown Development Guide

58 development shall be separate from, and free
of, conflict with vehicular access ways. All
developments consisting of six units or more
shall provide directories placed in a convenient
location at the development entry.

General Requirements

1. Common Open Spaces shall include amenities
such as seating, lighting, and landscaping.

2. Public open spaces shall be built within the
development area by developers as
development occurs.

3. At the discretion of the Director of Planning,
required open space may be constructed off-
site and/or as part of a larger public open space
that will be provided by the City or other
private developments.

City of Fontana Downtown Development Guide

59 Permitted Uses
Uses Permitted
This section of the Form-Based Code establishes
the permitted uses in each district and the
corresponding permit requirements. A parcel or
building subject to the Form-Based Code shall be
occupied with only the uses allowed by Table 6 –
Permitted Uses. Definitions of allowed land uses
are provided in Section No. 30-358. – List of
Definitions. Figure 2 - Downtown Core Districts
Map illustrates the district areas for the Downtown
Core.

1. If a district is not defined in this section, the
Director of Community Development may
determine that the use is not permitted, or
determine the appropriate definition and
determine the proposed use to be permitted
provided the Director of Community
Development approves a Director’s
Determination and makes the following
findings in writing:
a. The land use will not impair the orderly
implementation of the City of Fontana
General Plan.
b. The land use is consistent with the purpose
of the applicable zoning district.
c. The characteristics and activities associated
with the proposed land use are similar to
one or more of the listed land uses in Table
6 – Permitted Uses and will not produce
greater impacts than the land uses listed for
the zoning district.
d. The land use will be compatible with the
other land uses allowed in the zoning
district.
e. The land use is not listed as allowed in
another zoning district.

2. A “P” indicates a use is permitted by right
subject to design review by the Planning
Commission or administrative site plan review
by the Director of Community Development.

3. An “M” indicates the use requires the granting
of a minor use permit (MUP).

4. A “C” indicates the use requires the granting of
a conditional use permit (CUP).

5. A “--” means the use is not permitted in that
zoning district. Any use that is not listed is not
permitted.

6. Uses marked with a S superscript “S” indicate
that the use is subject to special use regulations
in (reference Specific Use Regulations) section
30-360.

City of Fontana Downtown Development Guide

60 Table 6 - Permitted Uses

Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Administrative/ Professional
Architectural, design, and engineering
services P P P P -- --
Attorney/legal services P P P P -- --
Banks/financial institutions, credit
unions and remote ATMs (stand-alone
facilities—without drive-thru)

P P P P -- --
Banks/financial institutions, credit
unions and remote ATMs (with drive-
thru)
-- -- M M -- --
Brokerage firms and financial
institutions P P P P -- --
Exhibit halls and galleries with 15% or
less retail sales area P P P P -- --
General administrative offices P P P P -- --
Government offices P P P P -- --
Insurance and accounting offices P P P P -- --
Massage/acupressure as primary use -- -- -- C -- --
Massage as ancillary use to primary
permitted use—less than 40% of gross
floor area of business

M M M M -- --
Real estate, escrow & property
management offices P P P P -- --
Recording/film studios M M M M -- --
Animal Services
Feed, tackle supplies for large animals -- -- -- -- -- -- Pet boarding and kennels -- -- -- C -- --
Pet grooming -- -- -- P -- --
City of Fontana Downtown Development Guide

61 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Veterinarian clinic and hospitals (with
incidental boarding) -- -- -- C -- --
Pet sales and supplies (without
outdoor storage) -- -- P P -- --
Alcoholic Beverage Sales
Alcoholic sales exclusively for off-site
consumption -- -- M M -- --
On-site sales in connection
w/restaurant M M M M -- --
Restaurant and café with
entertainment and/or dancing M M M -- -- --
Manufacturing, including winery or
micro-brewery with tasting room and
no restaurant

M M M M -- --
Micro-breweries in connection with
restaurant (Brew Pub) M M M M -- --
Micro-breweries without tasting room -- -- -- -- -- -- Educational/ Instructional/ Day Care Uses
Adult day care -- -- -- M -- --
Children tutorial classes -- -- -- M -- --
Colleges—public and private M -- M M -- --
Schools—elementary, middle,
secondary, high, private -- -- -- M M M
Studio—Art, Dance, Martial Arts,
Music (School) with greater than 1,500
sq. ft. GFA
-- -- P P -- --
Studio—Art, Dance, Martial Arts,
Music (School)with less than 1,500 sq.
ft. GFA
-- -- P M -- --
Licensed nurseries, pre-schools and
day care facilities for children -- -- -- M -- --
City of Fontana Downtown Development Guide

62 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Adult vocational classes, trade schools,
computer training M -- M M -- --
Traffic and automobile driving schools -- -- -- -- -- -- Food/Restaurants/Eating Establishments
Bakery—primarily retail sales P P P P -- --
Banquet Hall as ancillary use to
primary permitted use M -- M -- -- --
Catering services as primary use—may
include on-site dining facilities M M M M -- --
Ice cream, juice, tea and candy shops P P P P -- --
Restaurant/coffee shop with drive thru -- -- -- -- -- -- Restaurant/coffee shop without drive
thru facilities or alcohol sales P P P P -- --
Outdoor dining in public right-of-way PS PS PS PS -- -- General Merchandise/Retail Trade
Antiques retail sales (excludes pawn
shop) M M M M -- --
Consumer electronics, computer and
phone equipment retail sales P P P P -- --
Art gallery with retail sales (If retail
sales area is less than 15%, see exhibit
hall and gallery under
Administrative/Professional)

P P P P -- --
Art supplies, framing P P P P -- --
Beauty supplies P P P P -- --
Books and magazines P P P P -- --
Camera and photographic supplies P P P P -- --
Clothing/shoe stores P P P P -- --
Cigarette/smoke shops/electronic
cigarettes as a primary use -- -- -- -- -- --
City of Fontana Downtown Development Guide

63 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Cigar sales only P P P P -- --
Cigar lounge/hookah lounge/smoking
room C C C C -- --
Consignment clothing sales C C C C -- --
Farmer's Market MS MS MS -- -- --
Convenience stores -- -- C C -- --
Floor covering (carpet, tile, and
similar) -- -- P P -- --
Florists P P P P -- --
Food/drug store -- -- P P -- --
Fabric stores -- -- P P -- --
Firearms, ammunition, related
products, assembly—retail sales -- -- -- -- -- --
Furniture, office and home furnishings -- -- P P -- -- Garden supply with outdoor display of
plants -- -- P P -- --
General merchandise, specialty, gift,
craft items, candles, house wares, and
variety (non-discount) stores

P P P P -- --
Hardware/home improvement stores -- -- P P -- --
Health, herbal, botanical stores P P P P -- --
Hobby, toy and game P P P P -- --
Indoor swap meets/concession malls -- -- -- -- -- --
Interior decorating, linen, and bath
stores -- -- P P -- --
Jewelry sales and repair (excludes
pawn shop) P P P P -- --
Leather goods and equipment P P P P -- --
Musical instruments P P P P -- --
City of Fontana Downtown Development Guide

64 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Office supplies/stationery/cards P P P P -- --
Sporting goods and equipment (no gun
sales) M M M M -- --
Thrift stores/second-hand store -- -- -- P -- --
Lodging Places
Bed and Breakfast M M M MS -- MS
Hotels and motels M M M M -- --
Motels -- -- -- -- -- --
Medical/Health Services
Acute care/walk-in medical services
(urgent care) -- -- -- P -- --
Ambulance services -- -- -- -- -- --
Hospitals -- -- -- -- -- --
Medical/dental/counseling/
psychology/ hearing
aids/acupuncture/
homeopathy/physical therapy/sports
therapy

M -- M P -- --
Optometry sales P P P P -- --
Motor Vehicle Services
Auto body and painting (primary use) -- -- -- -- -- --
Auto broker offices -- -- -- -- -- --
Auto car washes -- -- -- -- -- --
Auto and motorcycle sales – new and
used -- -- -- -- -- --
Auto rental agencies with parking for
vehicle rentals -- -- -- -- -- --
Auto/motorcycle repair – general,
including quick lube, smog check,
transmission service
-- -- -- -- -- --
City of Fontana Downtown Development Guide

65 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Auto upholstery -- -- -- -- -- --
Auto car alarm and stereo installation
(within an enclosed building only) -- -- -- -- -- --
Commercial parking facilities and
garages P P P P -- --
Gas/service station -- -- C C -- --
Gas station with mini mart, car wash
and/or restaurant -- -- C C -- --
Truck, trailer and equipment rentals -- -- -- -- -- --
Personal Services
Barber, hair/nail/ skincare/tanning
salon and day spa M M M P -- --
Body art (tattooing, body piercing,
and/or permanent cosmetics) C C C P -- --
Check cashing/deferred deposit or
payday advance uses with or without
ancillary services
-- -- -- -- -- --
Cemeteries, crematory, mortuary and
mausoleums -- -- -- -- -- --
Dry cleaners/ laundry –
non-commercial -- -- -- P -- --
Fortunetelling -- -- -- M -- --
Funeral parlors -- -- -- -- -- --
Locksmith/key shops -- -- -- P -- --
Pawnshops/cash for gold and
diamonds (as primary use) -- -- -- -- -- --
Photography studios -- -- -- P -- --
Postal services/mail box rentals -- -- -- P -- --
Shoe repair -- -- -- P -- --
Tailor and alterations -- -- -- P -- --
City of Fontana Downtown Development Guide

66 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Public Facilities/Utilities
Public park P P P P P P
Public maintenance yard and other
non- P -- M M -- --
Public utility structures M M M M M M
Recreation/ Entertainment
Billiards and pool halls M M M -- -- --
Escape rooms P P P P -- --
Game and video arcades M M M M -- --
Golf course and driving ranges -- -- -- -- -- --
Health and fitness clubs -- -- M M -- --
Indoor – amusement/recreation/
sports fields and
courts/skating/batting cages/roller
hockey facilities (not within a public
park)

M M M M -- --
Outdoor amusement/ recreation/
sports fields and courts/
skating/batting cages/ roller hockey
facilities (not within a public park)
-- -- M M -- --
Public assembly/ auditoriums/meeting
halls/religious facilities CS CS MS MS CS CS
Theatres (live stage and movie) and
concert halls M M M M -- --
Repair Services
Antique restoration -- -- -- -- -- --
Equipment and appliance repair -- -- -- -- -- --
Furniture refinishing -- -- -- -- -- --
Furniture upholstery -- -- -- -- -- --
Residential Uses
City of Fontana Downtown Development Guide

67 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
Accessory structures P P P P P P
Assisted living facilities -- -- M M C C
Parolee home -- -- -- -- -- --
Residential care facility
(6 or fewer persons) -- -- -- -- -- --
Residential care facility
(7 or more persons) -- -- -- -- -- P
Multiple-family development -- -- -- -- P PS
Residential within mixed-use
development having a commercial
component (may include senior,
affordable, market rate, etc.)

P P P P -- --
Senior housing M M M M M M
Live/work (as a part of a mixed-use
development or stand- alone) PS PS PS PS -- --
Detached, single family dwellings -- -- -- P -- P
Student housing/ dormitory/group
quarters -- -- M M M --
Small family childcare
(1 to 6 children) -- -- P P P P
Large family childcare
(7 to 14 children) -- -- -- -- M P
Service/Non-Profit Organizations
Civic buildings/uses P P P P P P
Offices for philanthropic, charitable,
civic and service organizations P P P P -- --
Temporary political campaign offices
and headquarters P P P P -- --
Miscellaneous
Industrial uses -- -- -- -- -- --
Adult-oriented uses -- -- -- -- -- --
City of Fontana Downtown Development Guide

68 Civic
Core
Sierra
Core
Gateway
Core
Mixed-
Use Core
Multi-
Family Core
Neighborhood
Core
P=Permitted; M=Minor Use Permit; C=Conditional Use Permit; “--”=Not Permitted; “S”=Special use regulations City of Fontana Downtown Development Guide

69 City of Fontana Downtown Development Guide

70 Design & Architectural Regulations
This Section provides regulations and standards for
well-designed facades on new or renovated
buildings. These regulations encourage buildings
that strengthen the quality and character of
Fontana’s Downtown while providing opportunities
for creativity and discretion.

City of Fontana Downtown Development Guide

71 Fontana’s Architectural Character
This section contains an overview of the
predominant architectural style in Fontana that
have defined and will continue to define the
character and identity of the city. The following
architectural descriptions are provided to establish
a basis for extending the City’s heritage with the
rehabilitation of existing buildings and the
construction of new buildings. This information is
intended to provide guidance for property owners,
investors, developers and designers to make
sensitive reference to, incorporate, and/or
harmonize with characteristics of predominant
architectural styles such as (but not limited to)
massing, horizontal and vertical scale increments,
façade composition, roof form, architectural
elements, materials, and colors.

Early 20th Century Commercial Style
(1900-1930)
The Early 20th Century Commercial Style was a
simple, economical and adaptable style that arose
in reaction to the perception of overly ornate
Victorian and Neoclassical styles. It incorporated
classical principles of base, shaft and capital
organization of massing and façade composition
but without the classical orders, using simplified
elements instead. The style was applied to all types
of commercial and mixed-use buildings.

1. Roofs are flat, hipped, or gabled. A shaped
parapet (“false front”) commonly hides the roof
profile at the storefront façade.

2. Front facades are flat, commonly with a shaped
parapet at the roofline, occasionally with a
projecting cornice instead or as well. The
parapet is well-detailed with a continuous
parapet cap or a built-up cornice.

3. Wall materials of the primary building are
generally patterned masonry wall surfaces
(brick, tile, etc.). Stucco (above the ground
floor) and painted horizontal wood siding are
also used with strong trim elements.

City of Fontana Downtown Development Guide

72 4. Ground floor storefront are contained within a
large opening in the primary wall material. They
may continue to use that material, or in many
cases, the storefront has its own architecture
and materials distinct from the building yet
complementary to it.

5. Storefront glaze is composed of large panes of
shop windows, with a continuous horizontal
band of commercial clerestory windows above
shop windows and the entrance door.

6. Fabric awnings are often used at or above
commercial clerestory windows divided into
segments to match window divisions rather
than a single continuous awning.

7. The front entrance to upper story uses is
distinct from the storefronts and is attractively
details to be recognizable as not a storefront
component.

8. Window and door shapes are simple and
rectangular.

9. High quality materials such as glazed ceramic
tile, painted carved wood, bronze door
hardware, etc. are located at the ground level
where customers and tenants encounter the
building.

Spanish Mission Revival/Mediterranean
Style (1915-1935)
Spanish Mission Revival and Mediterranean styles
(and their sub-styles such as Spanish Colonial
Revival) were period revivals that became popular
in California beginning in the 1920s. The historic
heritage of the California Missions and previous
Spanish presence, the exotic imagery of Spain and
Mexico in movies, and California’s climate being
likened to that of the Mediterranean were sources
of inspiration. These styles were applied widely to
commercial, civic, mixed-use, and residential
buildings.

1. Roofs were typically finished in fired clay red
“barrel” tile, sometimes mixed in with flat roofs
with parapet walls with a shaped top profile.

Roof domes with colorful ceramic tile are used
at towers and important features of civic and
religious buildings.

2. Both formal and informal arrangements of
window and door openings are used. Arched
openings are used individually and in sequence
as arcades.

City of Fontana Downtown Development Guide

73 3. Storefront designs like those used within the
Early 20th Century Commercial Style can occur
within storefront openings on facades.

Storefront materials and colors such as ceramic
tile, dark painted woods, and dark metals are
selected in coordination with overall building
colors.

4. Wall colors are often white or light earth tones.

5. Dark painted or stained wood and dark metal
(wrought iron) are used as trim and ornamental
elements in Mission and Spanish styles, while
light or colored trim may also be used in
Mediterranean styles.

Art Deco (1925-1950)
Art Deco and its related styles (Streamline
Moderne, Moderne, etc.) emerged as shifts in
architectural and commercial fashion between the
First and Second World Wars. They were inspired
by changes in machine technology and popular
taste. These styles were applied widely to
commercial, civic, mixed-use, and residential
buildings.

1. Building masses are composed of simple
rectangular volumes or combinations of simple
volumes, with flat roofs.

2. Wall planes are smooth with banded windows
and “extruded” cornices and overhangs.

3. Other ornamental motifs of Art Deco include
fan-like shapes, zigzag elements, chevrons, and
stylized foliage; these are often applied to
decorative panels.

4. Storefront designs similar to those used with
the Early 20th Century Commercial Style
typically occur within storefront openings.

5. Polished metal, glass block, and other industrial
elements are used as trim and ornamental
elements in Art Deco and related styles.

City of Fontana Downtown Development Guide

74 Contemporary Styles (1950-Present)
For the purposes of this Plan, Contemporary Styles
comprise those architectural styles that draw on
Modernism, Post-Modernism, and other current
styles in practice today. Most Contemporary Styles
have drawn upon contemporary building materials
and modern construction methods to create a
visual identity that is distinct from historic
architectural styles.

1. Building elements such as walls, windows, and
roofs are often expressed as individual plans or
forms. Windows can often be expressed as
“voids” between walls, or act as entire wall
plans. Where they are expressed as opening in
walls, they are typically composed as a series of
rhythmically or strategically placed “punched
openings” for compositional purposes.

2. Flat roofs are frequently used, but roofs or
portions of roofs are often treated as geometric
forms that may stand out. Examples include
barrel vaults, angled or curved plans, and
extended overhangs. They may be accented
with special materials, such as metal.

3. Contemporary Styles employ a wide palette of
building materials. Metal cladding, concrete,
glass, and tile as well as natural materials may
be used. Materials as well as colors are often to
define building volumes, planes, or functions.

4. Building colors may be composed of contrasting
hues and tones, with individual building
elements or forms emphasized through use of
an accent color. Strong, saturated hues are
often used to play off neutral hues.

City of Fontana Downtown Development Guide

75 Architectural Styles
There is no preferred architectural style for
buildings in the Downtown Core. However, all
buildings shall demonstrate an architectural
concept/idea to provide coherence and integrity to
the design. Any architectural style that is proposed
shall be in keeping with that style, particularly
regarding: overall massing, overhangs, expressions
of structure, wall thickness, materials and other
details. There are currently six architectural styles
in and around Downtown Fontana:

City of Fontana Downtown Development Guide

76 Spanish

Craftsman

Tuscan

Art Deco/Moderne

City of Fontana Downtown Development Guide

77 Spanish

Style Elements
Form • Asymmetrical massing
Entry
• Detailed door surround
• Arched or half-arched
doorways/openings
Roof and
Materials
• Low-pitched hip or gable
• Short or no hangover parapet
roofs
• Concrete S-tile or barrel mission
tile roof
Details
• Shutters
• Ornamental wrought iron
• Vertical window proportions
• Arched window or door openings
• Decorative ceramic tiles
• Casement windows
Color and
Materials
• Light to medium sand stucco
finish or smooth texture “Santa
Barbara finish”
• White and light earth tone colors

General Note: Photos on this page are illustrative, not regulatory

Modern/Contemporary

Mediterranean

City of Fontana Downtown Development Guide

78 Design Characteristics
• Red tile roof coverings
• Single or Crossed-Gable Roof
• Eaves with little or no over-hang
• Prominent arches placed above doors and
windows, or beneath porched roofs
• Stucco wall surface at all exterior walls
• Facade is typically asymmetrical
• Wall surface extends into gable without break
• Balconies, open or roofed, with wood or iron
railings
• Elaborate chimney top, often with small tiled
roof
• Towers (round, square or polygon)
• Walled entry courtyards
• Stucco or tile decorative vents

Craftsman

Style Elements
Form
• Asymmetrical/symmetrical plan
form
• Varied building massing
Entry
• Layered wood entry doors
• Use of deep porch or arcaded
entrances
Roof and
Materials
• Shallow pitched roofs (3.5:12-
5:12); front, side or gross gable
roofs
• Deep overhangs (6”-24”) with
decorative brackets below
• Exposed rafter tails
Details
• Battered, square, or 4-post
columns
• Brackets or knee braces at gabled
ends

City of Fontana Downtown Development Guide

79 • Paired or triple windows
Color and
Materials
• Concrete flat tile roof
• Light to medium sand finish stucco
with shingle, lapped, or stucco
siding accents
• Stone, river rock, or brick accents
• Light or deep earth tone colors

Design Characteristics
• Low-pitched, gabled roof
• Wide overhanging eaves
• Decorative brackets
• Multi-paned windows, cased in wide trim
• Partially paned doors, typically the upper third
of the door
• Shingle, lapped and stucco siding is common
• Often mixed materials throughout the structure
• Simplified windows on side and rear elevations

General Note: Photos on this page are illustrative, not regulatory

City of Fontana Downtown Development Guide

80 Tuscan

Style Elements
Form • Asymmetrical/symmetrical
massing
Entry • Arched door treatments
Roof and
Materials
• Shallow pitched roofs
• Simple gabled and hipped roofs
• Concrete or Terra Cotta Barrel tile
Details
• Shutters
• Wrought iron details
• Wood or wrought iron balcony
railings
• Arched windows and window
treatments
• Deep set (8” minimum) windows
on front elevations
• Narrow and tall with muntins
(grids)
Color and
Materials
• Earth tones
• Brown or beige window frames
• Vibrant accents

General Note: Photos on this page are illustrative, not regulatory

City of Fontana Downtown Development Guide

81 Design Characteristics
• Heavy use of stone and plaster
• Shaped timber tails at eaves
• Simple balconies with wrought iron railings or
solid half walls
• Asymmetrical fenestration pattern
• Vertical forms mixed with horizontal
• Occasional use of arched openings

City of Fontana Downtown Development Guide

82 Art Deco/Moderne

Style Elements
Form • Symmetrical massing
Entry
• Doorways are surrounded with
elaborate pilasters and pediments
and door surrounds
• Often embellished with either
reeding or fluting
Roof and
Materials
• Flat roofs with parapets, spires or
tower-like constructs to
accentuate a corner or entrance
Details
• Windows appear as punctured
openings, either square or round
• Windows often arranged in
continuous horizontal bands of
glass
• Wall openings can be filled with
decorative glass or with glass
blocks
Color and
Materials
• Use of bold colors as accents such
as green, yellow, turquoise, and
ruby
• Use of metallic accents, such as
silver and gold
• Inlaid stained glass in bold colors

City of Fontana Downtown Development Guide

83 Design Characteristics
• Smooth wall surfaces, including stucco,
concrete, smooth-faced stone and terra cotta
• Sharp edged, linear appearance
• Stylized decorative elements using geometrical
forms, zigzags, chevrons, etc.
• Low relief decorative panels
• Stepped or setback front façade
• Stripes of windows with decorative spandrels
• Reeding and fluting around doors and windows

General Note: Photos on this page are illustrative, not regulatory

City of Fontana Downtown Development Guide

84 Modern/Contemporary

Style Elements
Form • Asymmetrical compositions with
the use of geometric forms
Entry • Simple without ornamentation
• Use of glass, wood, and metal
Roof and
Materials • Typical use of flat roofs
Details
• Emphasis on horizontal lines
• Outdoor courtyards and open
spaces to encourage the
relationship between interior and
exterior spaces
Color and
Materials
• Iron, concrete, steel and glass
• White or neutral palette is
common

General Note: Photos on this page are illustrative, not regulatory

City of Fontana Downtown Development Guide

85 Design Characteristics
• Interaction between interior and exterior
spaces
• Functional design
• Minimal or no ornamentation
• Simple, plain, geometric forms, rectangular
shapes, and linear elements
• Oversized windows - often floor-to-ceiling
length, sliding glass doors, and high-set
windows

Mediterranean

Style Elements
Form • Asymmetrical/symmetrical
massing
Entry • Arched door treatments
Roof and
Materials
• Gable or pitched roof
• Low-pitched, red barrel tile roofs
Details
• Wooden brackets and supports
under eaves and windows
• Wrought-iron balconies and
railings

City of Fontana Downtown Development Guide

86 • European-style gardens or
courtyards
Color and
Materials
• White or light earth tones
• Stone used as an accent
• Stucco exteriors

General Note: Photos on this page are illustrative, not regulatory

Design Characteristics
• Ornamental detailing
• Doors, gateways, and window frames may
feature iron detailing
• Courtyards used for outdoor space and/or
building entry
• Columns, arches, curved windows and
keystones
• Terraces and balconies are common features

City of Fontana Downtown Development Guide

87 Design Regulations
Commercial, Apartment,
and Mixed-Use Buildings
This Section provides regulations and standards for
new or renovated commercial, apartment, and
mixed-use building types.

Crime Prevention through Environmental
Design (CPTED)
Crime Prevention through Environmental Design
(CPTED) concepts shall be incorporated into the
project design in order to create a safe built
environment.

General Façade Composition
Buildings should generally be “four-sided,”
meaning that all facades (including sides and rear)
shall be considered visible and treated with
articulation and materials.

Size, Mass, and Scale
The scale of buildings and accessory structures
(including canopies) shall be appropriate to the
scale of structures built, or anticipated, in that
district. Height of buildings shall be proportionate
to the number of stories proposed.

Building Materials

1. Building wall materials shall be combined on
each façade only horizontally, unless the
building is broken vertically by a change of
plane, or a vertical architectural element.

2. Building walls shall be finished in one (1) or
more of the following materials:
a. Wood
b. Fiber cement board siding, smooth finish
c. Reinforced concrete with stucco
d. Brick
e. Corrugated metal, which may be approved
by the Director of Planning based on the
surrounding context and location on the
site
f. Other materials as approved by the Director
of Planning, based on visual compatibility
with listed approved materials

3. Doors shall be made of wood, metal, glass, or
fiberglass.

Roof Materials

1. Roof materials shall match or complement the
proposed architectural style.

2. Roof materials that shall not be used include:
a. Stamped sheet metal used to simulate
Mediterranean or Spanish roof tiles.
b. Corrugated sheet metal.
c. Lightweight asphalt shingles.
d. Wood shakes or shingles.

Roof Forms
Where pitched roofs exist, primary roofs shall have
a minimum slope of 4:12, while ancillary roof
slopes may be no less than 2:12.

City of Fontana Downtown Development Guide

88 Windows and Doors

1. Proportion and Details
a. Windows shall not be flush with exterior
wall treatments. Windows shall be provided
with an architectural surround at the jambs
and header, and a projecting sill.
b. Window openings may be grouped
horizontally, but trim between windows
shall be at least 3.5 inches wide. This does
not apply to storefront windows.

2. Facade Transparency: Building elevations that
face the street shall have at least 40% of the
first-floor wall area consist of windows and/or
doors and 15% of upper floors.

Architectural Details

1. Shutters: Shutters shall be sized and placed so
as to equal the width that would be required to
cover the window opening.

2. Cornices: If cornices are used, then the cornices
are required to delineate the tops of facades.

Expression lines are required to delineate the
divisions between the first floor and upper
floors. Cornices and expression lines shall either
be a molding or a jog in the surface plane of the
building.

Exterior Building Color

1. Fluorescent colors shall not be used as primary
wall colors or accent colors except when
approved by the Director of Planning when the
colors are appropriate for the surrounding area
and enhance the visual interest of an area.

2. Colors that relate to or enhance the building’s
existing district character shall be used. Light
colors such as different shades of whites and
pastels are appropriate. Extremely bright colors
shall not be used as primary wall colors.

3. Secondary colors shall complement the primary
building color. They shall be lighter or darker
values than the body color or use more
saturated hues of the body color. Secondary
colors can be used to give additional emphasis
to architectural features such as building bases
or wainscots, columns, brackets, cornices,
capitals, and bands; or used as trim on
doorframes, storefront elements, windows and
window frames, railing shutters, ornament,
fences, etc.

City of Fontana Downtown Development Guide

89 Mechanical Equipment and Screening

1. Rooftop equipment such as mechanical
equipment shall be screened on all sides, and
the screening shall be integrated into the
overall building design.

2. Mechanical equipment, such as ventilation
systems, commercial exhaust fans, rooftop
terminations, commercial cooling equipment,
heating and air conditioning units, TV antennas,
and satellite dishes, shall be hidden or screened
from view. Architectural features or vegetation
can be used to conceal mechanical equipment.

Screen material shall be properly maintained. If
vegetation is used for screening, the mature
size of the vegetation shall be considered so
that equipment air flow will not be
compromised.

Proportions of Bays and Openings
All building bays, including porches, colonnades
and porticos as appropriate, shall be square or
vertical in proportion, unless the design merits a
horizontally-proportioned opening. Wall opening,
except for transoms and storefronts, shall be
square or vertical in proportion. The façade of a
proposed building shall draw upon the proportion
and number of bays in surrounding buildings, as
defined by windows, doors, and column spacing, to
establish a compatible scale.

Garages and Accessory Structures
Attached garages, detached garages, and other
accessory structures shall be subordinate in height,
footprint, and proportion to the primary structure
on the site, and shall be compatible with the
principal structure in terms of roof form, materials,
and color. Where a garage contains an accessory
dwelling unit above, it may exceed the height of
the primary structure.

Utility and Service Equipment Areas

1. Locate ancillary facilities within buildings when
feasible, not along the street facing facade, to
the maximum extent feasible. Where ancillary
facilities such as trash receptacles and utility
meters absolutely cannot be incorporated into
a building, locate them at the rear of the site in
freestanding, completely enclosed structures
designed to be compatible with the
architecture of the rest of the development.

2. Loading docks, service areas, and trash disposal
facilities shall be hidden or screened from view
of streets, parks, squares, or significant
pedestrian spaces. Service, utility and
mechanical functions, including retail loading
shall be located in alleys whenever present.

When alleys are not present, service functions
shall be placed behind buildings. Building
design shall accommodate equipment with
niches or insets.

3. Trash and storage enclosures shall be
architecturally integrated into the project
design. Landscaping shall be provided adjacent
to enclosures for screening and deterring
graffiti.

4. Build covered trash enclosures with durable
materials such as stone, concrete block, steel,
and heavy timber.

5. The location of trash enclosures shall be easily
accessible for trash collection and shall not
impede general site circulation patterns during
loading operations.

City of Fontana Downtown Development Guide

90 6. Trash enclosures shall be required for multi-
family developments that have five or more
units.

7. Locate electrical panels to minimize their
visibility from the street, in locations such as
side yard walls, and/or behind landscaped
areas. Integrate them into the design of
residential buildings to the maximum extent
feasible.

8. Minimize the visibility of utilities connections
from the public street.

Outdoor Display of Merchandise

1. Definition of “Merchandise”: For purposes of
this section, merchandise is defined as any item
that is for sale on the premises or is
representative of an item that is for sale on the
premises, regardless of whether that particular
item is available for purchase.

2. Arrangement: Merchandise shall be arranged
and spaced so as not to clutter the front of the
property, as determined by the Director of
Planning or designee.

3. Location:
a. Merchandise shall not be placed on the
public sidewalk or within the right-of-way
without the approval of the Director of
Planning or designee. If merchandise is
displayed on any privately-owned sidewalk,
a minimum of four (4) feet of the sidewalk
as measured from the curb must remain
open and unobstructed to facilitate safe
pedestrian circulation.
b. Areas designated for vehicular parking may
not be used as outdoor display areas unless
as authorized in the Zoning Code such as
Temporary Use Permits.
c. Merchandise shall not be displayed on
public street furniture or landscaping.

4. Designation in Plans: Plans for new
developments or reuse of an existing space
shall clearly designate any areas for outdoor
display of outdoor merchandise. Outdoor
display of merchandise shall only occur in areas
designated for such display on the approved
plan.

City of Fontana Downtown Development Guide

91 Trellises, Marquees, and Architectural
Canopies
Materials, colors, and form shall be derived from
the building architecture.

Balconies
Balconies are encouraged at upper stories to create
visual interest, support an architectural style or
context, and to provide outdoor spaces for upper
story tenants. In addition to upper story balconies,
recessed alcoves are recommended to increase the
depth and usability of the balcony space and add
visual interest to the façade composition.

Awnings and Shade Devices

1. Durable materials that complement other
building materials shall be used, including
canvas, high quality fabric, and metal.

2. Vinyl and plastic shall not be used.

3. Colors shall complement the building style,
materials, and colors.

4. Awning mounting heights shall be consistent
along the façade, unless varying mounting
heights supports the architectural style.

Security Doors

1. To the degree possible, roll-up security doors
shall be recessed behind the building façade
wall surface.

2. Horizontal sliding security grills shall be
architecturally concealed when in fully opened
position.

Site Landscaping

1. Landscaping shall be incorporated in order to
create an active visual outlook for residential
units, create usable open space, and provide
privacy for adjacent residential units.

2. Site landscaping treatments shall be designed
to be attractive, with consistent design integrity
throughout the project.

3. Parking lots, driveways, and other automobile
circulation areas shall be landscaped in order to
improve the visual appearance of circulation
and parking areas.

4. Trees, landscape islands, shrubs, and
groundcover shall be incorporated throughout
parking areas.

City of Fontana Downtown Development Guide

92 Residential Buildings
This Section provides regulations and standards for
new or renovated residential buildings that have
individual entries from the public ROW or common
open space. These regulations encourage buildings
that strengthen the quality and character of
Fontana’s neighborhoods and surrounding areas
while providing opportunities for individuality and
creativity.

Building Materials and Colors

1. Generally acceptable materials shall include
stucco, wood siding, native rock and stone, split
face, concrete and brick.

2. Generally prohibited materials shall include
aluminum or plastic siding, corrugated
fiberglass, and metal.

3. Generally acceptable colors shall include muted
natural colors, earth tones, pastel colors,
natural stains and accent colors to contrast
eaves, trims, moldings and doors.

4. Generally prohibited colors shall include bright,
fluorescent, or assertive colors as primary or
accent wall colors.

Crime Prevention Through Environmental
Design (CPTED)
Incorporate Crime Prevention Through
Environmental Design (CPTED) concepts into the
project design in order to create a safe built
environment.

Design Criteria

1. A variety of enhanced architectural features
and materials shall be provided on every front
elevation. This can include, but is not limited to,
porches, bay windows, pop-outs, veneers, rock,
brick, wood siding, etc., or similar features.

2. All garage doors shall be metal, sectional and
roll-up.

3. Trim with a stucco covering may be painted in a
contrasting color. The contrasting color shall be
color-compatible with the color of the body of
the structure.

4. Decorative trim consistent with the
architectural design shall surround vents and
windows to enhance the architecture of the
structure.

5. Architectural treatment shall be provided on
each chimneystack.

6. Wall-mounted, decorative lighting fixtures shall
be provided at the front porch areas as well as
on each side of the garage door. The style of
the decorative lighting fixtures shall
complement the architectural style.

7. All front doors shall provide a window or other
decorative treatment, including but not limited
to, raised panels, metal work, etc.

8. Upgraded hardscape shall be used within the
concrete walkway(s) leading to the front door
of the house in order to complement the
home’s exterior architectural elements.

Examples of upgraded hardscape includes, but
is not limited to, decorative patterned scoring,
exposed aggregate finishes, stamped concrete,
etc.

City of Fontana Downtown Development Guide

93 Screening of Exterior Equipment

1. All mechanical equipment, ground-mounted
equipment, utilities, storage, shall be screened
from adjoining properties and public streets by
a visual barrier such as a wall, fence, or
landscape material. Where landscaping only is
used for screening, it shall be planted with five-
gallon (minimum size) shrubs spaced to provide
a dense screen.

2. Roof-mounted mechanical equipment shall be
hidden from view by building parapets of equal
height. If building parapets do not provide
adequate screening when observed from
adjacent buildings, mechanical equipment shall
be screened by designing the parapet so that it
appears as an integrated part of the roof and
overall architectural design.

3. Roof-mounted equipment shall not be
permitted on the Single-Family Home building
type.

4. No exterior components of plumbing,
processing, heating, cooling, and ventilating
systems shall be mounted on any building wall
unless they are an integrated architectural
design feature.

Central Air Conditioning or Cooling System

1. All new residential structures shall be equipped
with a central air conditioning or cooling
system.

2. For the purposes of this section, a “central air
conditioning or cooling system” shall be
defined as all that equipment, including
associated refrigeration, intended or installed
for the purpose of cooling air by mechanical
means and discharging such air into a
residential structure used for living purposes. A
central air conditioning or cooling system shall
not include portable cooling units, absorption
units or evaporative coolers.

Water Heaters
Each dwelling unit shall have a separate hot water
heater or may be provided with a centralized
circulation water heating system sufficient to serve
all dwelling units on the property.

Laundry Facilities
All multiple-residential units shall be provided
washer and dryer hookups and laundry space
within the unit or garage. The laundry area shall
not infringe upon garage parking area. In the case
of apartments, common laundry facilities may be
included in addition to the individual unit hookups.

Storage Facilities
A separate area having a minimum of 125 cubic
feet of private and secure storage space shall be
provided for each unit.

1. Said storage area may be located within the
garage, provided it does not interfere with
garage use for automobile parking.

2. Normal closet and cupboard space within the
dwelling unit shall not count toward meeting
this requirement.

3. No storage shall be in a carport area.

Fontana City CouncilJuly 25, 2023

Fontana City Council
July 25, 2023